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CCPC Agenda 11/16/2017 (Item #9B & 9C) Clerk's Office AGENDA ITEM#ct3 COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENTS Z cr PROJECT ! LOCATION u, CC StAGATi*OR* 7 PINE ROC Rt) { .91;L 1 2016 CYCLE 3 GMP AMENDMENT (TRANSMITTAL HEARING) Project/Petition#PL20160002360/CP-2016-3 CCPC: NOVEMBER 16, 2017 BCC: DECEMBER 12, 2017 TABLE OF CONTENTS 2016 Cycle 3 GMP Amendment Project PL20160002360/Staff Petition CP-2016-3 TRANSMITTAL HEARING CCPC NOVEMBER 16, 2017 1) TAB: Transmittal Staff Report DOCUMENT: CCPC Staff Report& NIM Materials PL20160002360/CP-2016-3 2) TAB: Transmittal Resolution DOCUMENTS: Transmittal Resolution with Exhibit "A"Text and/or Maps: PL20160002360/CP-2016-3 3) TAB: Legal Advertisements DOCUMENT: CCPC Advertisement: P L20160002360/C P-2016-3 4) TAB: Petition DOCUMENT: GMP Amendment Petition PL20160002360/CP-2016-3 Co er Cot�.-Kty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: November 16, 2017 RE: PETITION CP-2016-03/PL20160002360, LARGE SCALE GROWTH MANAGEMENT PLAN AMENDMENT (Companion to PUDA- PL20160002306) [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT/OWNER(S): Agents: Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Owner/Applicant: Trail Boulevard, LLLP. 2600 Golden Gate Parkway Naples, FL 34105 Owner: Goodlette Pine Ridge II, LLC 1395 Panther Lane Naples, FL 34109 GEOGRAPHIC LOCATION: The subject property, a ±30.65-acre planned unit development, is located in the northeast quadrant of Pine Ridge Road (CR 896) and Goodlette-Frank Road N. (CR 851) in Section 10, Township 49 South, Range 25 East. (Central Naples Planning Community). Zoning Division•2800 North Horseshoe Drive•Naples, FL 34104•239-252-2400 Page 1 of 11 \ ,, tzki V y. -IC! _T 7 ; :„ 1, �,, 1�e r 31 i tP a I t� Site I _4 t� '', • trify ,..,. I ,i''` _1r - of t.ot 4111 III :4t-'''''' NM, t .f At !' 2j,:1,,, 404 - . 't "I'' — 4 i If. ;.1_ - 1..4fr ftiP 'i _ 4ee._ car P.r_- - -x * 1L REQUESTED ACTION: The applicant proposes a large-scale Comprehensive Plan amendment to the Future Land Use Element (FLUE), specifically to rename the Goodlette/Pine Ridge Commercial Infill Subdistrict as Goodlette/Pine Ridge Mixed Use Subdistrict and amend the text to add a residential use for a maximum of 375 multi-family dwelling units for rental, while continuing to allow a maximum of 275,000 square feet of office and commercial uses to create a Mixed Use Subdistrict. The applicant also proposes to create a new map ("Goodlette/Pine Ridge Mixed Use Subdistrict") to replace the map "Goodlette/Pine Ridge Commercial Infill" in the Future Lane Use Map series, which will identify the newly named and revised Subdistrict. Though the existing Subdistrict is deleted from the Urban Commercial District and the new Subdistrict is added to the Urban Mixed Use District, the substantive change is to add the allowance for 375 multi-family rental units and a maximum height for residential buildings— see below. The proposed amended Subdistrict text is as follows: (Single underline text is added, single strike-through text is deleted, and is also reflected in the Ordinance Exhibit A). A. Urban Mixed Use District [Page 47] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 19. Goodlette/Pine Ridge Mixed Use Subdistrict This Subdistrict consists of 31 acres and is located at the northeast quadrant of two major arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses generally allowed in the Urban designation, the intent of the Goodlette/Pine Ridge Commercial Infill Mixed Use Subdistrict is to provide shopping, personal services and Zoning Division•2800 North Horseshoe Drive• Naples,FL 34104•239-252-2400 Page 2 of 11 employment for the surrounding residential areas within a convenient travel distance. The Subdistrict also permits multi-family rental residential dwelling units. The Subdistrict is intended to be compatible with the neighboring Pine Ridge Middle school and nearby residential development and therefore, emphasis will be placed on common building architecture, signage, landscape design and site accessibility for pedestrians and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Commercial Infill Mixed Use Subdistrict may feature a signalized traffic access point on Goodlette-Frank Road, which may provide for access to the neighboring Pine Ridge Middle School. Other site access locations will be designed consistent with the Collier County access management criteria. Commercial °development intensity within the Subdistrict will be limited to single-story retail commercial uses, while professional or medical related offices, including financial institutions, may occur in three-story buildings. A maximum of 275,000 square feet of gross leasable area for retail commercial and office and financial institution development may occur within this Subdistrict. Retail commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area on the south +/- 23 acres. No individual retail commercial use may exceed 65,000 square feet of gross leasable area. Residential development within the Subdistrict will be a maximum of 375 multi-family rental dwelling units. The maximum height for residential buildings shall be 4 stories over parking. Unless otherwise required by the South Florida Water Management District, the 0.87± acre wetland area located on the northeastern portion of the site will be preserved. A total of 1.47 acres of native vegetation shall be provided within this Subdistrict. PURPOSE/DESCRIPTION OF PROJECT: The purpose of the Growth Management Plan Amendment is to create text and a map for a new Mixed Use Subdistrict (Goodlette/Pine Ridge Mixed Use Subdistrict) to replace the commercial- only Subdistrict (Goodlette/Pine Ridge Commercial Infill Subdistrict). The Subdistrict boundaries and acreage will remain the same but will allow residential uses along with previously approved retail commercial and office uses. The amendment is necessary in order to allow residential development of a maximum of 375 multi-family rental dwelling units in addition to the previously approved maximum of 275,000 square feet of retail commercial and office uses, as part of this proposed mixed use Subdistrict. A new map will be created of the Goodlette/Pine Ridge Mixed Use Subdistrict and included in the Future Land Use Map Series of the Future Land Use Element, while the Goodlette/Pine Ridge Commercial Infill Subdistrict Map will be removed from same. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subject Property: The +30.65-acre subject site is zoned Pine Ridge Commons Planned Unit Development (PUD) allowing uses from the Commercial Professional and General Office District (C-1), Commercial Convenience District (C-2), and Commercial Intermediate District (C-3) zoning districts. The Future Land Use designation of the Subdistrict as shown on the Future Land Use Map is Urban Designation, Commercial District, Goodlette/Pine Ridge Commercial Infill Subdistrict. The site is Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400 Page 3 of 11 developed with approximately 205,000 square feet of the approved maximum of 275,000 square feet of commercial and office uses. Surrounding Land Uses: North: To the north is the North Naples United Methodist Church Mixed Use Planned Unit Development(MPUD)that is designated Urban, Mixed Use District, Urban Residential Subdistrict; it is developed with a multipurpose field, sand volleyball courts, and parking lot. Further to the north is the North Naples United Methodist Church and Village School campus and single-family subdivision (Autumn Woods), all zoned 300 Acre Goodlette Road PUD and designated Urban, Mixed Use District, Urban Residential Subdistrict. South: Immediately adjacent to the south (across Pine Ridge Road), are residential single- family units and recreation area zoned Northgate Village PUD and partially zoned within the Corridor Management Overlay; this area is designated Urban, Mixed Use District, Urban Residential Subdistrict. Further to the south is a golf course zoned GC, Golf Course, and designated Urban, Mixed Use District, Urban Residential Subdistrict, and residential single-family units, zoned Residential Single-Family 3 dwelling units per acre(RSF-3), designated Urban, Mixed Use District, Urban Residential Subdistrict, and the Moorings Park development with a mix of residential dwelling units, assisted living and nursing facilities, located in the City of Naples. West: Immediately adjacent to the west (across Goodlette-Frank Road N.) are residential single-family units and undeveloped lots, zoned A, Rural Agricultural and designated Urban, Mixed Use District, Urban Residential Subdistrict. Further to the west are mostly residential single-family units, zoned Residential Single-Family 1 dwelling unit per acre (RSF-1) and designated Urban, Mixed Use District, Urban Residential Subdistrict, and beyond the residential there are parcels zoned General Commercial District (C-4), designated Urban, Commercial District, Mixed Use Activity Center#12 Subdistrict, and developed mostly with retail, office, and restaurant uses. East: Immediately adjacent to the east is a North Naples Fire Station and offices, zoned Commercial Professional and General Office District (C-1) and Pine Ridge Middle School, zoned A, Agricultural with provisional use, designated Urban, Mixed Use District, Urban Residential Subdistrict. Further to the east is the Mission Square PUD developed with a shopping center containing restaurants, retail uses, etc., and designated Urban, Mixed Use District, Urban Residential Subdistrict, and a commercial PUD (Jaeger) and Heavy Commercial District (C-5), developed with a variety of commercial uses and designated Urban, Mixed Use District, Urban Residential Subdistrict, and the Pine Ridge Industrial Park, zoned I, Industrial, designated Urban, Industrial District, and developed with a variety of industrial uses. STAFF ANALYSIS: Background and Considerations: The Goodlette/Pine Ridge Commercial Infill Subdistrict was created via Ordinance #99-15, approved by the Collier County Board of County Commissioners on February 23, 1999. The intent of the Subdistrict was to provide shopping, personal services and employment for the surrounding residential areas within a convenient travel distance. According to Ordinance #99- Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400 Page 4 of 11 15, "retail commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area on the south ±23 acres and no individual retail tenant may exceed 65,000 square feet of gross leasable area. Development intensity within this district will be limited to single-story retail commercial uses,while professional or medical related offices, including financial institutions, may occur in three-story buildings." The applicant proposes to create a Mixed Use Subdistrict to allow residential development in the Subdistrict in addition to the previously allowed commercial development. The proposed text for the new Subdistrict includes the following statements: "Residential development within the Subdistrict will be a maximum of 375 multi-family rental dwelling units. The maximum height for residential buildings shall be 4 stories over parking." Residential density, building height and compatibility (including appropriateness of the location) for this project are identified by staff as the main areas of concern to address. Density: This petitioner is proposing adding a residential component of 375 multi-family rental dwelling units. Comprehensive Planning staff reviewed the FLUE's density rating system to determine residential density eligibility for the Goodlette/Pine Ridge Subdistrict site. The Base Density in the Urban Designation Area of 4 dwelling units per acre (DU/A), plus 1 additional DU/A for access to two or more arterial roads, plus 3 additional DU/A for being within the Northwest Transportation Concurrency Management Area (depending on whether it is determined that it follows Policies 6.1-6.7) yields a total of up to 8 DU/A or 245 dwelling units (30.65A * 8 DU/A= 245.2 DUs). The FLUE states: "The County has designated Transportation Concurrency Management Areas (TCMA) to encourage compact urban development where an integrated and connected network of roads is in place that provides multiple, viable alternative travel paths or modes for common trips." The project site is located within the Northwest Transportation Concurrency Management Area,which enables this project to be eligible for 3 additional DU/A, as stated in the Density Rating System of the FLUE. Northwest TCMA is bounded by the Collier— Lee County Line on the north side; the west side of the 1-75 right-of-way on the east side; Pine Ridge Road on the south side; and, the Gulf of Mexico on the west side (See Map TR-5 in the Transportation Element of the FLUE). FLUE Policy 6.3 states: "Collier County's designated Transportation Concurrency Management Areas (TCMAs) shall discourage the proliferation of urban sprawl by promoting residential and commercial infill development and by promoting redevelopment of areas wherein current zoning was approved prior to the establishment of this Growth Management Plan (January 10, 1989). Infill development and redevelopment within the TCMAs shall be consistent with Objective 5, and relevant subsequent policies, of this Element." The petitioner is requesting a maximum of 375 DUs. The requested 375 DUs would be a density of 12.23 DU/A (375DU / 30.65 A = 12.23 DU/A), which is 4 DU/A higher than the number calculated by the Density Rating System. The FLUE encourages Mixed Use developments. FLUE Policy 7.5 states, "The County shall encourage mixed-use development within the same buildings by allowing residential dwelling units over and/or abutting commercial development. This Policy shall be implemented through provisions in specific Subdistricts in this Growth Management Plan." The FLUE goes on to say, "The Urban Mixed Use District is intended to accommodate a variety of residential and non- residential land uses, including mixed-use developments such as Planned Unit Developments." Although this Subdistrict is not located within a Mixed Use Activity Center, it does present many of the same characteristics (allows both residential and commercial retail/office uses; is located Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400 Page 5 of 11 at an intersection of two major roadways; may be developed at a human-scale; may be pedestrian-oriented; provides an interconnection with one abutting project (North Naples Middle School). Street, pedestrian pathway and bike lane interconnections with abutting properties, where possible and practicable, is being proposed with this Subdistrict. Also, this Subdistrict is located proximate to major employment centers and goods and services located along the Pine Ridge Road Corridor and along US 41 located 1/2 mile to the west. If a project is located within the boundaries of a Mixed Use Activity Center, which is not within the Urban Residential Fringe Subdistrict and is not within the Coastal High Hazard Area, the eligible density is sixteen (16) dwelling units per acre. Because this project has many of the same characteristics as a Mixed Use Activity Center, it could be appropriate to allow a density greater than that potentially allowed by the density rating system from 8 DU/A to 12.23 DU/A (which is still almost 4 DU/A less than allowed in the Mixed Use Activity Center). Because this is a new Subdistrict, it is not limited by the Density Rating System and the petitioner may request 12.23 DU/A. Height: The maximum height for residential development(4 stories over parking) is proposed to be higher than the approved height for professional or medical related offices, including financial institutions (three stories not over parking). There are currently three 3-story buildings within the Subdistrict, including the offices for Raymond James Financial Services, and two other office buildings at the northern portion. The number of floors of underneath parking are not specified in this proposed Subdistrict. The closest distance from the Subdistrict's western boundary to the nearest lot to the west that could be developed residentially is approximately 165 feet and is zoned A, Rural Agricultural, which can only allow one single family dwelling unit, with a maximum building height of 35 feet. The closest distance to the nearest single family dwelling to the south is approximately 285 feet. The maximum building height for the closest dwelling units to the south of the site is 30 feet above finished grade of lot or from the minimum base flood elevation required by the Flood Elevation Ordinance, whichever is higher. Building setbacks on the subject property (and on the "A" parcel) would increase the separation beyond these stated distance figures. Compatibility: There are a wide range of uses in the area surrounding the Subdistrict. They range from Agriculture with single family homes to the west across Goodlette-Frank Road N., to a large church to the north, to the Pine Ridge Industrial Park and C-1 and C-5 uses to the east and residential single family to the south. The FLUE encourages development to transition from higher intensities to lower intensities. Use intensities diminish as development moves from the industrial lands to the east towards Goodlette Road and beyond to the west in this section of Pine Ridge Road. One purpose of the transition of uses is to ensure that residential developments are not located next to high intensity uses. The proposed uses of this Subdistrict help produce this type of transition, with a proposed mix of residential uses and lower intensity commercial and office. The Subdistrict is presently approved for, and developed with, C-1 through C-3 uses, with retail uses limited to the southerly % of the site. The addition of residential multi-family use further lessens the use intensity of the site. Compatibility can be more specifically addressed at time of zoning, and may include building height and size limitations, setback and buffer requirements, etc. Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400 Page 6 of 11 Justifications for Proposed Amendment: The petitioner states, "The amendment is consistent with other Goals, Objectives and Policies of the Growth Management Plan, which promote mixed use development and connectivity." The applicant's justification for the requested amendment is to meet the market demands for multi- family rental housing, while continuing to offer opportunities for commercial development in this Urban Subdistrict. The petitioner believes this location will allow for residents to live, shop and work within a convenient travel distance. The petitioner submitted a market study with his application that indicated that there is a demand in Collier County for multi-family rental housing that would be supported at this location. One recent development (Orchid Run located at the southwest corner of Golden Gate Parkway and Livingston Road) of new multi-family rental housing at market price has been well-received. The proposed residential component of this Subdistrict is anticipated to follow the success of Orchid Run. The subject site is located in the northeast quadrant at the intersection of two arterial roadways, Pine Ridge Road and Goodlette-Frank Road N. This Subdistrict location is within 4 miles of high employment centers such as NCH North on Immokalee Road, NCH Downtown, multiple shopping areas (including Coastland Center), Naples High School, Pine Ridge Middle School, and many other employment locations. With easy access to two arterial roadways and commuting times and distances potentially reduced, this location can be attractive to prospective renters. This location is well situated for a mixed use development. Identification and Analysis of the Pertinent GMPA Criteria in 2017 Florida Statutes Chapter 163.3177: (6)(a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: (a) The amount of land required to accommodate anticipated growth. /The applicant conducted a market study to determine the number of multi-family dwelling units that might be supported at the project's location and what the demand might be on the 31 acres. The applicant determined that a density might exceed the Density Rating System's eligible density(potentially 8 DU/A) for this site and still be supported on this project site.] (b) The projected permanent and seasonal population of the area. /The consultant estimated that the total population that will reside within this Subdistrict might (with a maximum of 375 multi-family dwelling units) result in an estimated population of approximately 900 full time residents. (c) The character of undeveloped land. [The Subdistrict land has been largely cleared and filled and supports a variety of retail and office development. A portion of an existing retail building will need to be raised in order to provide sufficient land area to support the proposed 375 units.] (d) The availability of water supplies, public facilities, and services. [Adequate infrastructure is available to serve the site.] (e) The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. [The proposed development of multi-family dwelling units would represent a redevelopment of Zoning Division•2800 North Horseshoe Drive• Naples, FL 34104•239-252-2400 Page 7 of 11 a site in order to respond to a changing market. The market study showed there is great demand for dwelling units in close proximity to other urban services and employment areas.] (f) The compatibility of uses on lands adjacent to or closely proximate to military installations. [n/a, no military installations are near the subject property.] (g) The compatibility of uses on lands adjacent to an airport as defined in s.330.35 and consistent with s. 333.02. [n/a, the site is not proximate to an airport.] (h) The discouragement of urban sprawl. (The redevelopment of the site will discourage urban sprawl consistent with the goals, objectives, and policies of the State, Regional, and Collier County Growth Management Plan.] (i) The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. /The proposed multi-family dwelling units support job creation and capital investment during construction and after construction, the dwelling units will provide needed housing for employees to support the local economy.] (j) The need to modify land uses and development patterns within antiquated subdivisions. /This project is not within an antiquated subdivision.] 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. /The applicant has stated that he has analyzed the proposed impacts of the addition of dwelling units on all public facilities. There are no projected deficiencies.] b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. [The 31 acre Subdistrict site is located at the intersection of two 6 lane arterial roadways. The site is located adjacent to additional commercial development and is within walking distance of public and private school. There are no natural resource constraints impacting development potential of the site.] c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. (A market feasibility analysis shows that the demand for the proposed mixed use project on the 31 acres represents the minimum area necessary to support the proposed mix of residences and non-residentials developments.] Environmental Impacts and Historical and Archaeological Impacts: The Environmental Planning Section reviewed the petition. The proposed revisions do not impact the previously recorded preserves within the Pine Ridge Commons PUD. The PUD Preserve requirement of 1.47 acres was finalized with the Pine Ridge Commons Site Development Plan, that included the preserve calculation for the entire PUD. The 1.47 acres of required preservation was based off the commercial development preservation standard of fifteen (15) percent of the existing native vegetation. With the proposed addition of residential use to the PUD and Subdistrict, a preservation standard of twenty-five (25) percent would be required. As Zoning Division•2800 North Horseshoe Drive• Naples,FL 34104•239-252-2400 Page 8 of 11 permitted site clearing impacts have occurred within the PUD, the redevelopment from commercial to mixed use will not be able to meet the 25% standard. Staff is not recommending additional preserve be required for this specific PUD as all the impacts to native vegetation (outside of the preserve areas) onsite have been previously permitted. Summer Araque, Principal Environmental Specialist with Collier County Environmental Planning Section, completed her review and approved this petition in November 2016. No historical or archaeological impacts were addressed in this application. This site is previously cleared and currently significantly developed. Public Facilities Impacts: Eric Fey, Senior Project Manager with Collier County Public Utilities Engineering & Project Management Division, completed his review and approved this petition in July 2017. Transportation Impacts: Michael Sawyer, Project Manager with Collier County Transportation Planning, completed his review and approved this petition in December 2016. He added one note: "Note: net decrease in trips (75 new non-pass-by-net decrease)proposed with residential use. Applicant intends to retain current use allowance (942 total trips, 736 non-pass-by trips)." NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC) Section 10.03.05 A, was duly advertised, noticed, and held on April 24, 2016, 5:30 p.m. at Naples Area Board of Realtors, 1455 Pine Ridge Road, Naples, FL 34109. This NIM was advertised, noticed, and held jointly for this large scale GMP amendment and the companion Planned Unit Development Amendment (PUDA) petition. The applicant's team gave a presentation and then responded to questions. A total of approximately 35 members of the public along with approximately 6 members of the applicant's team and County staff signed in at the NIM. The public asked questions about the project details. The consultant explained the application included a maximum of 400 multi-family dwelling units (DUs) either rental or townhomes; however, the petition was subsequently revised to provide for a maximum of 375 multi-family DUs, rental only. Many voiced concerns over the traffic and access points and opposed the petition for this reason. The consultants explained that the access points would remain unchanged from what is currently operating and that although the trips generated from the project would not increase beyond the previously approved total number of trips, the pattern of travel times might be different. Concerns were also voiced over the capacity in the nearby Pine Ridge Middle School. The meeting ended at approximately 6:10 p.m. [synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section] FINDING AND CONCLUSIONS: • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. Zoning Division•2800 North Horseshoe Drive• Naples,FL 34104•239-252-2400 Page 9 of 11 • Transportation-related concerns were brought forward by citizens at the Neighborhood Information Meeting; however, Transportation Planning has approved this project and determined there would be a net decrease in the number of trips. • There are no utility-related concerns as a result of this petition. • The Pine Ridge Commons PUD was approved via Ordinance#99-94 for commercial/office uses in December 1999, almost 18 years ago. • The use is generally compatible with surrounding development. • The proposed Subdistrict shares characteristics of the Mixed Use Activity Center Subdistrict, including mixed use, high density, location at a major intersection, proximity to residential development. LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney's Office on November 3, 2017. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. /1-I54Cj STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20160002360/CP-2016-3 to the Board of County Commissioners with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity. [REMAINDER OF PAGE INTENTIONALLY BLANK] Zoning Division•2800 North Horseshoe Drive• Naples, FL 34104•239-252-2400 Page 10 of 11 PREPARED BY: ? --t- DATE: / !- SUE FAULKNER, PRINCIPAL PLANNER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: �,✓.,.(�- //' ? /7 DATE: DAVID WEEKS, AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION DATE: / t- 3 ( 7 MICHAEL BOSI, AICP, DIRECTOR ZONING DIVISION APPROVED BY: DATE: /7- ?- 7 MES FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DIVISION Petition Number: PL20160002360/CP-2016-3 Staff Report for November 16, 2017 CPCC meeting NOTE: This petition has been scheduled for the December 12, 2017 BCC meeting. COLLIER COUNTY PLANNING COMMISSION: Mark P. Strain, CHAIRMAN Zoning Division •2800 North Horseshoe Drive •Naples, FL 34104 •239-252-2400 Page 11 of 11 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 1 IN RE : PINE RIDGE COMMONS PUD NEIGHBORHOOD INFORMATION MEETING 2 CASE NO. : N/A 3 4 5 6 7 8 9 PINE RIDGE COMMONS PUD 10 NEIGHBORHOOD INFORMATION MEETING 11 APRIL 24 , 2017 12 13 14 15 16 17 18 19 20 21 22 23 24 25 U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 2 1 (Thereupon : ) 2 MR. ARNOLD : We ' re gonna go ahead 3 and get started. Sharon, are you ready? 4 We have to record this meeting per the 5 county rules , so we have to create a 6 transcript of the meeting so we can let the 7 county staff know what comments were made 8 by the attendees . So Sharon will be 9 recording the meeting tonight . 10 So I 'm Wayne Arnold, and I ' m with 11 Grady Minor & Associates . I ' m a 12 professional planner that ' s helping the 13 property owner go through the rezoning and 14 planning in the process . So we ' re here for 15 two applications . With me tonight is 16 Sharon Umpenhour who is with our office , 17 and she ' s recording the meeting . 18 David Genson is with Barron Collier 19 company. David is here to answer any 20 questions that you may have . We have Norm 21 Trebilcock who is a local traffic engineer 22 who prepared our traffic analyses , and Mike 23 Timmerman who ' s a local economist who is 24 helping us with some market analysis for 25 the project . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 3 1 So with that , I ' ll get started . 2 We ' re here to deal with a zoning 3 application and a comprehensive plan 4 amendment allocation that we filed with 5 Collier County. This area that ' s known as 6 PINE RIDGE COMMONS , it ' s about a 31-acre 7 site partially developed with retail and 8 office facilities today. 9 We are proposing to amend the 10 documents that relate to the plan, comp 11 plan, and the zoning designation to add - - 12 for an opportunity to add up to 400 13 multifamily dwelling units . 14 We ' ve asked for both multifamily 15 which could be rental and town homes that 16 would be for-sale product , and we ' re going 17 through the process to amend both of those 18 documents and the local master plan to go 19 ahead and make provisions for that 20 residential component . 21 The project was previously approved 22 for 275 , 000 square feet of retail and 23 office space , and we ' re proposing to add 24 the 400 multifamily dwelling units to the 25 project . And obviously, the site has been U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 4 1 partially developed. You can see some work 2 to - - to actually construct the multifamily 3 dwelling units . A portion of the existing 4 retail would have to be demolished in order 5 to make room for those . 6 So in our documentation we ' ve added 7 residential development standards for the 8 multifamily units , and so we put in the 9 typical building setbacks and height and 10 things like that . We ' re asking for a 11 55-feet zone height or 60 feet maximum 12 height , and the county considers the 13 maximum height to be kind of the tippy-top, 14 the highest point of any of those . Right 15 now the project has approvals for 50 feet 16 commercial building, just so you ' re aware . 17 So we ' re in the process of amending 18 these documents . We ' ve submitted the 19 applications to Collier County. 20 We received initial feedback and comments 21 from - - we ' re in the process of amending 22 our submittal to address some of their 23 comments , and we ' re required to hold these 24 neighborhood informational meetings before 25 we can hold any public hearings before the U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 5 1 Collier County Planning Commission. 2 So this process is still likely a 3 few months off for being - - for any public 4 body for public hearing, but these meetings 5 are helpful to both us and staff by 6 allowing us to get some feedback from the 7 community, if we need to make amendments to 8 our submittals to accommodate things that 9 you 've asked and we can do, then that ' s a 10 good time for us all to do that , so there ' s 11 still plenty of time in the review process 12 for staff to analyze those changes . 13 I should introduce a couple of the 14 Collier County staff people who are here . 15 Sue Faulkner is with the comprehensive 16 planning section for Collier County, and 17 she ' s the reviewing person for Collier 18 County that ' s looking at our application, 19 too . 20 And then in the back of the room is 21 Ray Bellows . Ray is the zoning manager for 22 Collier County, and he ' s kind of filling in 23 for one of the employees that ' s been 24 assigned to our case, but Ray has been 25 around the county a long time and can U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 6 1 answer any questions . 2 UNKNOWN SPEAKER: (Inaudible . ) 3 MR. ARNOLD : So we can try to answer 4 any questions that you may have . Our 5 applications from the procedurally 6 paperwork standpoint are pretty simple . 7 We are simply adding the multifamily 8 residential component , and with that , 9 though, we have to do an economic analysis 10 to demonstrate that there ' s a market for 11 additional multifamily residential . 12 We have to, of course , do a traffic 13 analysis to demonstrate that we don ' t have 14 negative impacts on the surrounding road 15 network . 16 So both of those components have 17 been completed, and based on our analysis, 18 we don ' t have negative impacts to the 19 surrounding roadway, and Mike Timmerman, 20 who did the economic analysis , believes 21 that there ' s plenty of supply opportunities 22 for more residential in this location . 23 Its - - its time has come . Things 24 are changing in our community. There ' s 25 more infill opportunities , and this is a U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 7 1 very (Inaudible) and highly sought after 2 location for residential as most of you 3 know, because you probably live close by. 4 So with that , that ' s in a nutshell 5 our presentation . I 'm happy to answer 6 questions you may have . I know it ' s not a 7 lot of details . I know David is here . 8 We don ' t have architectural details of the 9 buildings designed yet and things of that 10 nature , so we ' re dealing with a conceptual 11 plan that ' s on the left , and that ' s the 12 zoning plan that ' s been approved with some 13 additional notations to reflect the 14 multifamily dwellings . 15 So I ' ll just try to take questions 16 in the order I saw them come up . The 17 gentleman standing in the back . 18 MR. KEETING : Hi , my name is George 19 Keeting . I live in pine ridge . My 20 daughter goes to Seagate Elementary, and 21 she ' ll be going to middle school next year . 22 I just wanted to understand what are the 23 estimated impact fees that will be paid by 24 the developer to the school district . 25 I assume they' ll be some load on the U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 8 1 schools , and I just want to make sure that 2 the schools are protected. So how much 3 money are the schools getting? 4 MR. ARNOLD : I - - I don ' t know off 5 the top of my head the impact fee 6 calculation for the school impact fees , but 7 we ' re also required to do an impact 8 analysis for the school district so they 9 can get an estimate of how many school-age 10 children might actually reside here so they 11 can accommodate future growth of their 12 schools in that regard, and I believe they 13 indicated they don ' t have a (Inaudible) 14 school district to date . 15 MR. KEETING: When will we know that 16 information? 17 MR. ARNOLD : Well , I can give you an 18 estimate on the impact fees based on the 19 400 dwelling units . If you provide me an 20 email address or somewhere where Sharon and 21 I can do it , there ' s a calculator on the 22 county website . You plug in the number of 23 units , and it tells you what your impact 24 fees are (Inaudible) fees . 25 Ma ' am? U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 9 1 UNKNOWN SPEAKER : I ' m trying to 2 understand the traffic flow pattern . You 3 said you ' ve done an analysis , you figured 4 out that it ' s - - all will be good. How do 5 you know that? You ' re going to put 6 probably 800 new cars on the road 7 (Inaudible) Pine Ridge Estates , and traffic 8 is already a nightmare on Pine Ridge 9 Estates . How - - how do you know? Can 10 someone explain that to me . 11 MR. ARNOLD : Well , Norm Trebilcock 12 prepared that analysis , and as I indicated, 13 part of the square footage of commercial 14 will go away to accommodate the new 15 multifamily residential , so there ' s a 16 tradeoff here . Norm' s prepared that 17 analysis , and I ' ll let him address it . 18 MR. TREBILCOCK: Thank you. For the 19 record, my name is Norm Trebilcock, and I 'm 20 the traffic engineer that prepared the 21 traffic study for the project , and so what 22 we looked at in the analysis is there ' s 23 about 275 , 000 square feet have commercial 24 that ' s approved for the property from a 25 zoning standpoint , they built about 204 , 000 U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 10 1 square feet of commercial property, so 2 there ' s a fair amount of additional 3 commercial being built and developed there . 4 So when you compare that potential 5 build out versus what ' s there today and, 6 say, adding 400 units , it ' s a - - it ' s 7 basically a wash or it ' s actually a slight 8 lesser impact from a traffic standpoint 9 there . 10 When you go into actually develop, 11 though, we have to look at specific impacts 12 of the development itself and get into more 13 detail , it ' s called, "linked analysis , " and 14 take care of any mitigation of impacts at 15 that time , but from a zoning standpoint , 16 comparing it to what ' s - - what ' s currently 17 allowed on the property versus what we ' re 18 proposing as a development scenario, 19 it ' s - - it ' s a wash or slightly less of an 20 impact . 21 Yes , sir . 22 UNKNOWN SPEAKER : Well , if it ' s 23 something that ' s currently allowed, what ' s 24 the present traffic pattern? Not that it ' s 25 allowed, you know what I mean? U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 11 1 MR. TREBILCOCK: Yes . 2 UNKNOWN SPEAKER: Because you ' re 3 going to put 400 residents there with one 4 or two cars per home . That ' s going to be 5 there , but right now there ' s very little 6 traffic . 7 UNKNOWN SPEAKER : I can ' t hear the 8 question . 9 UNKNOWN SPEAKER : So what do you 10 think it really is now. 11 MR. TREBILCOCK: The question was 12 regarding what the impact is now, and 13 really what we ' re looking at (Inaudible) is 14 really like what they call a "build-out 15 scenario" as a comparative . 16 We weren ' t looking at look like 17 specifically the existing condition of the 18 land itself . We did a comparative, what 19 we call the highest and best use of the 20 zoning standpoint of comparing it , but part 21 of what we do when you go to develop is 22 exactly what you ' re saying, you take a 23 snapshot of what the capacity is of the 24 roadways and make sure what you ' re 25 proposing doesn ' t create, you know, a U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 12 1 negative impact on there or something you 2 have to mitigate for, and you would pay, 3 you know, impact fees for the roadways as 4 well for any impacts . 5 Yes , sir . 6 UNKNOWN SPEAKER: You know, but as 7 the gentleman said - - my name is 8 (Inaudible) Pine Ridge Estates . There ' s - - 9 there ' s a difference between your 10 projections of what the commercial current 11 PUD allows and the current reality, and 12 if you add 400 dwelling units , if those are 13 occupied, that adds a definite 600 , 800 14 more vehicles , not to mention the fact that 15 you have a fire station right around the 16 corner . 17 Now, minutes and seconds count . I 'm 18 a retired physician, so I know that . It ' s 19 bad enough when firemen and ambulances get 20 stuck behind traffic now with the major 21 intersection at Goodland Frank and Pine 22 Ridge Road, there ' s no way that can be as 23 good as it is now, which is not that good 24 to begin with. 25 I mean, you got a fire station right U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 13 1 around the corner . I don ' t see any other 2 fair stations being located in high-density 3 residential areas . They ' re all in areas 4 that have more scattered residences , you 5 know, so to say that the current proposal 6 would be a slightly lower impact than what 7 might be involved with the existing PUD 8 defies the reality of what we actually have 9 now. 10 We know what kind of traffic we have 11 now. You add 400 residences , there is 12 going to be a zoo . 13 UNKNOWN SPEAKER : You ' re making an 14 odd comparison here with what it would have 15 been had it - - had you built out to the 16 maximum compared to what you ' re suggesting 17 now. We ' re trying to compare with what 18 we ' ve got now compared to what you want to 19 do . 20 UNKNOWN SPEAKER: There is no - - 21 there is no way that this intersection can 22 handle 400 more families , number one , 23 number one question . Second question 24 I have : Do they intend to knock down the 25 buildings that are - - that are on the U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 14 1 property now? 2 MR. ARNOLD : That ' s really something 3 that they would - - they would look at and 4 evaluate . 5 UNKNOWN SPEAKER : And you saw the 6 traffic , the way it is on Goodland and Pine 7 Ridge - - 8 UNKNOWN SPEAKER : (Inaudible) now. 9 UNKNOWN SPEAKER: - - I can ' t believe 10 that it can handle - - no way can it handle 11 another 400 families . No way. 12 UNKNOWN SPEAKER: Well , it could be, 13 but it would come to a stand - - traffic 14 would come to a stand still . 15 MR. TREBILCOCK: Just - - just so you 16 know, I mean, I ' m also present of Autumn 17 Woods, and I ' ve lived in the area for a 18 while, so I ' m familiar with the roadways as 19 well , and, you know, I understand. One of 20 the key things is when you do go to 21 develop, you have to - - whether - - whether 22 it ' s what we can currently do or a proposed 23 different idea, you have to make sure that 24 there ' s not a capacity - - capacity issue or 25 you have to mitigate for that and resolve U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 15 1 it , yeah . 2 UNKNOWN SPEAKER: I think as I - - 3 I was a builder - - 4 MR. TREBILCOCK: Yes . 5 UNKNOWN SPEAKER: - - and I see 6 what ' s going on down here . If I see that 7 going on, I see them building an overpass 8 here to handle the traffic . That ' s the 9 only way they ' re going to handle it , and 10 that will drive down - - I - - I live right 11 across the street in North Gate Village , 12 and that will certainly drive down the 13 value of the property. All right? 14 It can ' t handle 400 more families . 15 MR. ARNOLD : Okay. Yes . 16 UNKNOWN SPEAKER : Hi . I live in the 17 area . My kids go to Pine Ridge Middle 18 School , and aside from the added traffic 19 concerns compared to what they are now, 20 understanding that it ' s based on the 21 current zoning - - 22 MR. TREBILCOCK: Sure . 23 UNKNOWN SPEAKER: - - my concern is 24 has the traffic taken into account there 25 are two driveways with oversight by Collier U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 16 1 County Public Schools , those are children 2 driveways , those are not Corals and Brady 3 and (Inaudible) and Sweet Bay driveways , 4 those are Collier County Public School , 5 which is Panther Lane , and I forget the 6 name of the other one - - Pine Ridge 7 Driveway, Pine Ridge Middle School 8 driveway, those are going to be affected, 9 and those are school safe passage for 10 children. 11 MR . TREBILCOCK: Right , and that ' s 12 what Wayne had mentioned. One of the 13 things that the school folks will look at , .-• 14 what they see as impacts of the project for 15 them, and we ' ll work to, you know, resolve 16 any - - any issues there as far as that to 17 make sure , like you said, you know, there 18 aren ' t issues being created with the 19 proposed development . 20 Yes , sir, I ' m sorry. 21 UNKNOWN SPEAKER : (Inaudible . ) 22 MR . TREBILCOCK: Yes , sir . 23 UNKNOWN SPEAKER : Two quick 24 questions . One is what ' s the current 25 zoning there right now? U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 17 1 UNKNOWN SPEAKER: Flood zone . 2 MR. ARNOLD : You can answer . 3 MR. TREBILCOCK: Zoning, it ' s a 4 P & E zoning that allows the commercial 5 uses that are there . 6 UNKNOWN SPEAKER: And the density 7 that is permitted now is? 8 MR. TREBILCOCK: Wayne . 9 MR. ARNOLD : The current PUD permits 10 no residential dwelling . That ' s the 11 essence of our amendment . 12 UNKNOWN SPEAKER : Okay. So there ' s 13 no residence - - resident permitted now, so 14 you ' re going from a zoning change to change 15 it , correct? 16 MR. ARNOLD : That ' s correct . 17 UNKNOWN SPEAKER : Okay. Now, that 18 was one point I wanted to make . Number 19 two, in light of traffic study, Goodland 20 Road right now goes up to where Arthrex is 21 going to change - - going to close the road. 22 In addition to that , the Arthrex traffic 23 hasn ' t even begun yet , and Arthrex is going 24 before the planning committee to request a 25 hotel to be built there now that was turned U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 18 1 down on the original Arthrex. 2 So you are going to have a disaster 3 on Goodland Road, and Goodland Road goes to 4 two lanes . It may be six lanes out here , 5 but it goes to two lanes before it gets to 6 the hospital . 7 MR. ARNOLD : That ' s correct , and - - 8 UNKNOWN SPEAKER: (Inaudible . ) 9 MR. ARNOLD : That ' s correct . Yeah, 10 Norm actually did the traffic analysis for 11 the Arthrex building that he and I were 12 both involved in that PUD amendment , and 13 Norm is well aware of the traffic impacts 14 on Goodland Road. The modelling efforts is 15 a little different . They' re in a different 16 segment of (Inaudible) road where you 17 distribute traffic for zoning cases , but 18 we ' re well aware of the traffic impacts 19 associated with (Inaudible . ) 20 UNKNOWN SPEAKER: I don ' t know how 21 you measure the traffic now when the 22 Arthrex complex has not been built . So 23 that ' s going to be added to it , and what 24 everybody here is concerned with is the 25 traffic on Goodland Road, and this is - - U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 19 1 I don ' t know if it ' s the worst 2 intersection. Maybe Airport and Pine Ridge 3 Road is the worst , but this ranks up there 4 as the second or third worst in all of 5 Collier County. 6 MR. ARNOLD : Yes , ma ' am. 7 UNKNOWN SPEAKER: Have you already 8 done traffic studies? I live in Pine Ridge 9 as well . Have you already done traffic 10 studies? And if so, are those results 11 public, and are there times of day that you 12 used them more in one day of the week in 13 the year? 14 MR. TREBILCOCK: Yeah, at this point 15 we prepared a traffic impact statement , and 16 that ' s - - that ' s available . That ' s public 17 record, and - - 18 MR . ARNOLD : Sorry to interrupt . 19 For any of you who would like , there ' s a 20 link on our Grady Minor website to all the 21 application submittal documents that are 22 being evaluated by the county, and those 23 will be continually updated by Sharon as 24 we update those and make submittals back to 25 the county. U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 20 1 So if you left your email address on 2 the sign-in sheet or you didn ' t and you 3 want to leave a business card or email 4 address to make sure we send you those 5 links , we ' ll be happy to do that . 6 MR. TREBILCOCK: What the county 7 does when - - when we go to develop - - like 8 at this point what we ' re doing is we ' re 9 really doing a comparative to show that 10 there ' s no net increase over what - - what ' s 11 permitted, but when you actually go to 12 develop, what the county requires , they - - 13 they have a - - kind of a - - they keep track 14 of all the roadways and the conditions of 15 the roads and monitor the traffic volumes , 16 and they look at future developments as the 17 gentleman had talked about , and they ' ll - - 18 they ' ll start to add those trips on from a 19 planning standpoint , add those on. 20 So that we when we go to do the 21 actual development itself , we ' ll then need 22 to add our traffic onto, say, a given 23 roadway link to make sure that there ' s not 24 a failure and what we say a "significant 25 impact . " So then if that ' s the case , then U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 21 1 we have to do some other measures to 2 address that . 3 UNKNOWN SPEAKER : (Inaudible . ) 4 UNKNOWN SPEAKER : (Inaudible) Autumn 5 Woods , you have an exit out on Airport Road 6 and an exit out on Goodland Frank . These 7 people have one entrance and one exit , and 8 that ' s on Goodland. 9 MR. TREBILCOCK: For - - 10 UNKNOWN SPEAKER: To get in and out 11 of this place you ' re proposing, which is 12 ridiculous . 13 MR. TREBILCOCK: For outside . 14 UNKNOWN SPEAKER: (Inaudible . ) 15 MR. TREBILCOCK: Yeah, we have 16 several accesses in the development . 17 UNKNOWN SPEAKER: Well , I live on 18 Pompeii - - 19 MR. TREBILCOCK: Okay. 20 UNKNOWN SPEAKER: - - and they 21 changed Goodland Frank . 22 MR. TREBILCOCK: Right . 23 UNKNOWN SPEAKER: We used to be able 24 to shoot across into North Gate . 25 MR. TREBILCOCK: Yes . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 22 1 UNKNOWN SPEAKER : People still do 2 that . 3 MR. TREBILCOCK: Right . 4 UNKNOWN SPEAKER : So what - - I mean, 5 you ' re talking - - you ' re going to create a 6 nightmare , not you personally. 7 MR. TREBILCOCK: I understand. 8 Yes , ma ' am. 9 MR. TREBILCOCK: I ' m sorry, back to 10 my original question . 11 MR. ARNOLD : Yes , I ' m sorry, yes . 12 UNIDENTIFIED SPEAKER: (Inaudible) 13 traffic study, can you give us the days , 14 the weeks , the times . I mean, is 15 it multiple days , multiple weeks? Is 16 it one day, one time (Inaudible . ) 17 MR. TREBILCOCK: No, this study, as 18 Wayne had mentioned, there ' s a study that ' s 19 available . We looked at it as a trip 20 generation of the development versus what 21 is existing out there , and then when we go 22 to do the final development where you do 23 the more detailed analysis of existing road 24 links , and what the county does there is 25 they look at in their - - their road - - each U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 23 1 of the roads , they look at what they call 2 is the peek capacity of road, and they 3 determine, you know, highest peek level of 4 traffic as they exist today, and then they 5 add on what it being planned out in the 6 area that they know. 7 It ' s kind of - - they call it kind of 8 a checkbook concurrency thing where they - - 9 they add on the planned future developments 10 and add that on so that way when we look at 11 our development , we -- we make sure that 12 there ' s not a break of link of roadway. 13 UNKNOWN SPEAKER: Okay. So if - - 14 if we have concerns about the data in the 15 study, is there an avenue for us to express 16 those concerns having had a chance to look 17 at the information. 18 MR. TREBILCOCK: Yes , no, that ' s a 19 good point . The county has traffic 20 transportation planners on staff that would 21 definitely receive that information and 22 then they ' ll identify any concerns that 23 they have as well to us , too . 24 So that - - you know, so you ' re able 25 to take a look at the reports and voice any U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 24 1 concerns you have with that information or 2 concerns you have, you know, like - - 3 because you do know the area well , you can 4 identify the specific areas of concern such 5 as an intersection here and there, so that 6 way you make sure it does get addressed for 7 you, so yes , ma ' am. 8 UNKNOWN SPEAKER : Okay. Thank you. 9 MR. TREBILCOCK: Yes . 10 UNKNOWN SPEAKER: And in addition to 11 that , there ' s two churches , and they had to 12 have police to let people get in and out of 13 those two churches every single Sunday 14 morning . You ' re talking about putting 400 15 apartments in . Who is going to direct the 16 traffic to get these people in and out of 17 the complex? 18 UNKNOWN SPEAKER : God. 19 MR. TREBILCOCK: Well , that , again, 20 that ' s a an important thing that we can 21 address specifically, but you know - - yes , 22 Ray, back in the corner . 23 UNKNOWN SPEAKER : Hey, what is the 24 reduction you can take for having mixed use 25 development with the residential? U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 25 1 MR. TREBILCOCK: As far as what 2 we do is we look - - you just look at what 3 you call internal capture between the 4 development . 5 UNKNOWN SPEAKER : And what ' s the 6 internal capture rate? 7 MR. TREBILCOCK: I ' d have to look. 8 It ' s in the report I have , I don ' t have 9 that off the top of my head, but it ' s - - 10 the county has accepted standards that they 11 permit for that . 12 UNKNOWN SPEAKER: Okay. 13 MR. TREBILCOCK: So we won ' t go 14 above those accepted standards or anything . 15 UNKNOWN SPEAKER : I ' ve got another 16 question. On your proposed 17 (Inaudible) traffic analysis - - 18 MR. TREBILCOCK: Yes . 19 UNKNOWN SPEAKER : - - it talks about 20 the existing square footage . 21 MR. TREBILCOCK: Yes . 22 UNKNOWN SPEAKER: Would the intent 23 of this report indicate that the existing 24 commercial square footage is going to 25 remain as is or is that just the allocated U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 26 1 square footage to date? 2 MR. TREBILCOCK: That ' s - - what - - 3 what we did is , from a conservative 4 standpoint , is we looked at if - - if in a 5 situation where we had built the 400 units 6 and the existing square footage was not 7 removed, what that impact would be as 8 compared to the 275 , 000 square feet that ' s 9 allowed. 10 UNKNOWN SPEAKER: Okay. 11 MR. TREBILCOCK: So, you know, as 12 I said, realistically, they would probably 13 see some existing building being 14 demolished, but if that weren ' t the case 15 and they could put those on, then that ' s a 16 situation where we , like I said, basically 17 have a wash in the traffic compared to 18 what ' s allowed . It just allows just a 19 mixed use of development . 20 UNKNOWN SPEAKER : Just a follow-up, 21 and this might be a question for Wayne, 22 just for the record, I ' m Ray (Inaudible) , 23 I 'm a resident of North Gate Village, and 24 I ' m also a board member of North Gate . 25 What is the extent or can the owner r-. U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 27 1 elaborate on what they ' re demolishing and 2 what will remain? 3 MR. ARNOLD : Let ' s see if David 4 Genson from Barron Collier can take a shot 5 at that . I know they' ve done some 6 conceptual planning . 7 MR. GENSON : As you ' re all aware, 8 we 've had Sweet Bay vacant for many, many 9 years . All right? So we ' re looking - - 10 we ' ve had people trying to get in there and 11 look at that space , see if we can rent 12 it out or lease it out , I should say, and 13 there hasn ' t been a lot of interest in that 14 corner from a commercial perspective . 15 So - - 16 UNKNOWN SPEAKER: (Inaudible) out of 17 Germany. 18 MR. GENSON : Excuse me . 19 UNKNOWN SPEAKER: (Inaudible) 20 Germany. It ' s a grocery store . 21 MR. GENSON: Okay. Well - - 22 UNKNOWN SPEAKER: (Inaudible . ) 23 MR. GENSON : I ' ll tell you we ' ve - - 24 we 've talked to at least 25 different 25 groceries around that - - national grocers . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 28 1 All right? 2 UNKNOWN SPEAKER : (Inaudible . ) 3 MR. GENSON : So there hasn ' t been a 4 lot of interest because of the density 5 around there, because Pine Ridge Estates is 6 very - - it ' s not as dense as some of the 7 other things . They look at it from - - from 8 how many homes are within a certain radius 9 and where other supermarkets are in 10 proximity to them. 11 We are not planning anything 12 definitive right now. We want the option 13 if we - - if - - so be it , that we get 14 someone from a residential perspective that 15 wants to do something, then we would - - 16 we could do it , because we have the zoning . 17 Right now if we had to do - - 18 if we did 400 units there, the old Sweet 19 Bay -- from Sweet Bay north, that would be 20 demolished, and we would be putting those 21 units in that area . 22 UNKNOWN SPEAKER : Okay. 23 MR. GENSON: Let me just finish. 24 You know, the other thing that you got to 25 keep in mind is you ' re all talking about U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 29 1 the traffic today. Keep in mind that that 2 traffic today doesn ' t include Sweet Bay. 3 It doesn ' t include a large grocer, so 4 you ' re all maybe used to that grocery, but 5 we have the entitlements for 275 , 000 square 6 feet of which we have just over 200 , 000 7 built right now. 8 So we can be putting that up there 9 which would, you know, to what Norm is 10 saying, we already have that right and 11 we already have that , and what I wanted to 12 make sure is what we did, and it ' s part of 13 this proposal , is not to do anything more 14 than what we are entitled to do . 15 I didn ' t - - I understand your 16 concerns . I drive home, I live in Mill Run 17 off of Orange Blossom. I drive home 18 Goodland Frank Road everyday, and I 'm 19 struck behind three signals at Pine Ridge 20 and Goodland. It ' s the most frustrating 21 thing, but that ' s why - - and being that 22 it ' s - - 23 UNKNOWN SPEAKER: It ' s not getting 24 better . 25 MR. GENSON : And it ' s not getting U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 30 1 any better, but there are other options as 2 far as why make it Goodland Frank and why 3 make it north of (Inaudible) , but that ' s 4 not in our purview. That ' s not what 5 we address . We address the impacts that 6 are identified by our project . 7 And I made it clear to our 8 consultants that I did not want to increase 9 the traffic on Goodland Frank Road or Pine 10 Ridge more than what we were previously 11 entitled for back in 1999 or 1998 , whenever 12 we did the original entitlements . So - - 13 yes , sir . 14 UNKNOWN SPEAKER : Have you thought 15 about putting 30 houses there similar to 16 the zoning across the street in Pine Ridge 17 and having much less of an impact and being 18 more of a hero with the community and 19 having a little bit of good will as opposed 20 to a lot of developers - - 21 UNKNOWN SPEAKER: It ' s all about 22 money. 23 UNKNOWN SPEAKER: - - who are just 24 overpopulating this place . 25 MR. ARNOLD : Well , I appreciate U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 31 1 that , but , you know, we have - - we haven ' t 2 been around for 111 years as a company by 3 making bad financial decisions . We ' re 4 going to do what makes most sense, and 5 we ' re very cognizant of our presence in the 6 community and want to do the right thing . 7 We really do . I - - 8 UNKNOWN SPEAKER : (Inaudible . ) 9 MR. ARNOLD : - - I hear - - trust me , 10 I ' ll tell you right now, I ' m hearing every 11 one of you, and I ' ll take your concerns 12 back, and we ' ll talk about them, and we ' ll 13 see how we can address most if not all 14 these concerns . 15 Yes , sir . 16 UNKNOWN SPEAKER : How many of those 17 400 units would be government subsidized 18 housing or low-cost housing? 19 MR. ARNOLD : None . 20 UNKNOWN SPEAKER : None . What would 21 be the retail prices you propose on those 22 units , then, a ballpark? 23 MR . ARNOLD : A ballpark, I couldn ' t 24 say. We talk about what the market rent is 25 right now. Market rents are going for U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 32 1 around here about 60 about 70 a square foot 2 for -- for rental apartments is what you 3 see . So we would have a mix of anywhere 4 between 700 square feet for, you know, a 5 one bedroom to 1 , 500 square feet for three 6 bedrooms, so yeah. 7 You ' re next . 8 MS . CHENEY : I ' m Ellen Cheney, I 'm 9 with the Parkinson Association. We just 10 four months ago rented a unit in what 11 you ' re proposing to take down. If you take 12 it down, how much warning are we going to 13 get that we have to leave that . We have a 14 three-year contract . 15 MR. ARNOLD : You rented a unit in 16 where? 17 MS . CHENEY : In Sweet Bay, between 18 Sweet Bay and (Inaudible . ) 19 MR . ARNOLD : We ' re not taking that 20 down. 21 MS . CHENEY : Oh, you ' re not? 22 MR. ARNOLD : No . 23 MS . CHENEY : You ' re leaving that 24 section . 25 MR. ARNOLD : We ' re not taking that U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 33 1 down. 2 MS . CHENEY : (Inaudible . ) 3 MR. ARNOLD : Everything - - 4 everything from the south of Sweet Bay 5 would still remain . (Inaudible . ) 6 UNKNOWN SPEAKER : Okay. (Inaudible) 7 north unit (Inaudible) , so I 'm right on the 8 end of Sweet Bay, and I 've been trying to 9 acquire the space next to me since 10 November . 11 MR . ARNOLD : Okay. 12 UNKNOWN SPEAKER : And I ' ve been 13 given the runaround since November that 14 nobody knows who holds the lease on that to 15 the point where I went from Sweet Bay to 16 (Inaudible) to Southeastern Groceries , and 17 I even contacted CEO of Southeastern 18 Groceries - - 19 MR. ARNOLD : Okay. 20 UNKNOWN SPEAKER: - - to find out 21 about subletting that space . 22 MR. ARNOLD : Sure . 23 UNKNOWN SPEAKER: And nothing . I ' d 24 like to be able to expand my business - - 25 MR. ARNOLD : Okay. U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 34 1 UNKNOWN SPEAKER : - - but you ' re now 2 telling me that my business is one of the 3 ones that - - 4 MR. ARNOLD : Potentially, 5 potentially. 6 UNKNOWN SPEAKER : So I ' ve got a 7 ten-year lease . 8 MR. ARNOLD : Right . 9 UNKNOWN SPEAKER: And I ' ve only been 10 in there a year . I just spent almost 11 200 , 000 on my buildout . What happens to 12 me? 13 MR. ARNOLD : Well , we would make 14 certain provisions to either relocate you. 15 There are other opportunities to be in that 16 development . We certainly are not going to 17 sit there and do anything at that would be 18 detrimental to you or your business . 19 UNKNOWN SPEAKER : When? Like what 20 am I looking at? 21 MR. ARNOLD : Ma ' am, I don ' t know. 22 Again, folks , we don ' t know if we ' re even 23 going to do this . Okay? 24 UNKNOWN SPEAKER: Right , a 25 hypothetical . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 35 1 MR. ARNOLD : So tomorrow, Lucky ' s 2 could come to us and say, hey, we want 3 Sweet Bay. We ' re doing Lucky ' s , we ' re not 4 doing residential . We ' re just wanting the 5 flexibility, and whatever impact we would 6 have on existing retail customers , we would 7 make sure that we would treat you fairly 8 and right . 9 Ma ' am in the back . 10 UNKNOWN SPEAKER : A similar 11 situation with people that have come 12 through me for reasons of proximity and 13 questions about pursuing the sublets lease 14 or exchange of the Sweet Bay space under 15 the zoning allowances currently. 16 And whatever signs are in that 17 window to call , they gave the same 18 information that is not available . We are 19 paying out our lease, and we ' re finding 20 somebody, we 've got somebody in mind who ' s 21 one response . It ' s inconsistent with what 22 you ' re saying is what I 'm tell you. 23 MR. ARNOLD : We don ' t handle the 24 lease . Whatever is there , that ' s a 25 long-term lease by Sweet Bay, and that is U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 36 1 something that they have to deal with. 2 They ' re - - they ' re still paying us for that 3 space . 4 UNKNOWN SPEAKER: And that ' s - - that 5 was said, and in the response to contacting 6 people that they relayed us to in the 7 county and said that the space is not 8 available, because I guess by your 9 statement , they are . They' re getting 10 their - - they' re getting their money from 11 Sweet Bay at the moment , so there is 12 nothing available because there ' s a tenant 13 in there at the moment , but I 'm interested , .,\ 14 to fill the space . That message has not 15 been available . 16 MR. ARNOLD : It ' s in the best 17 interest of Sweet Bay to make that space 18 available , and what they' re doing we don ' t 19 control , because they - - they' re the ones 20 that have signed on the lease . 21 I appreciate what you ' re saying . 22 Yes , sir . 23 UNKNOWN SPEAKER: What other 24 considerations have you given for the space 25 besides housing . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 37 1 MR. ARNOLD : We have not given any 2 other considerations . 3 UNKNOWN SPEAKER: Nothing else? 4 MR. ARNOLD : I mean, just other than 5 retail and office that ' s already permitted 6 in there, so - - 7 UNKNOWN SPEAKER : (Inaudible) you 8 already said you were pursuing a number of 9 different things , you didn ' t get any 10 interest . What did you pursue? 11 MR. ARNOLD : Uh-huh, like I said, 12 we pursued other supermarkets that would 13 maybe be interested in this space . 14 UNKNOWN SPEAKER: Would you be 15 interested in hearing something other than 16 something that ' s going to bring a lot of 17 traffic such as your 400 units? 18 MR. ARNOLD : Sir, you know, again, 19 I can ' t - - I have to speak by what my 20 consultants are telling me with respect to 21 the traffic and what I told them that 22 I wanted there to be no net increase in the 23 traffic over what ' s previously (Inaudible) , 24 so - - 25 UNKNOWN SPEAKER : Sweet Bay hasn ' t U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 38 1 been in there for years - - ,..� 2 MR . ARNOLD : Right . 3 UNKNOWN SPEAKER: - - so we really 4 don ' t have a good measure of how much 5 (Inaudible . ) 6 MR. ARNOLD : That ' s why we use - - 7 that ' s why they use models to do 8 everything . So I - - I appreciate what you 9 guys see today. 10 UNKNOWN SPEAKER: There ' s been a lot 11 added since Sweet Bay - - in the area since 12 Sweet Bay ' s closed. So if you open even 13 Sweet Bay again, it would be a whole n 14 different matter than it was five years 15 ago . 16 MR. ARNOLD : Understood, but again, 17 to the point of that goes - - that ' s 275 , 000 18 square feet of uses that are already 19 approved, they ' re already accounted for in 20 the county ' s models . 21 UNKNOWN SPEAKER: That was approved 22 before there was a lot of additional stuff 23 going around. 24 MR . ARNOLD : And that all has been 25 added into the model , and so now the new U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 39 1 model that we ' re using already has those 2 approved uses since we were approved in 3 there . 4 The gentleman in the black t-shirt , 5 sure . 6 UNKNOWN SPEAKER : If I understand 7 this correct , the general consensus of most 8 people here is there ' s plenty of traffic 9 out there that - - already (Inaudible . ) 10 MR. ARNOLD : Right , and I concur 11 with that . 12 UNKNOWN SPEAKER : So we have the 13 33 -acre piece of land, and it ' s just really 14 not doing very well commercially, that ' s 15 the (Inaudible . ) 16 MR. ARNOLD : Right . 17 UNKNOWN SPEAKER : Okay. So 18 (inaudible) here is thinking what ' s the 19 highest and best use? Well , it looks like 20 it might very well be residential would be 21 the highest and best . 22 MR. ARNOLD : Uh-huh. 23 UNKNOWN SPEAKER : What you ' re 24 saying, you got 275 , 000 square feet 25 approved, you 've only done 205 , 000 , you U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 40 1 said? 2 MR. ARNOLD : Right . 3 UNKNOWN SPEAKER : So you could build 4 another 60 , 000 foot of square - - of retail . 5 Why do that when you haven ' t rented out the 6 rest of it anyway, so that ' s not going to 7 happen . 8 MR. ARNOLD : Right . 9 UNKNOWN SPEAKER : So what you ' re 10 saying, then, is if you were successful in 11 building that out with retail and filling 12 it up, which doesn ' t look like it ' s going 13 to happen, the amount of traffic that would 14 then be generated by a completely full 15 33 -acre retail spot would be actually less 16 than doing what you are planning, which is 17 adding more - - or could do, you know, 18 it would actually be less . That ' s what 19 you ' re saying . 20 MR. ARNOLD : No, I ' m saying - - 21 UNKNOWN SPEAKER: (Inaudible . ) 22 MR. ARNOLD : - - 400 units plus the 23 200 , 000 square feet we have built here 24 today. 25 UNKNOWN SPEAKER : Right . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 41 1 MR. ARNOLD : Right . 2 UNKNOWN SPEAKER : Right . 3 MR. ARNOLD : Is actually about - - 4 is a wash, and I can tell you right now the 5 205 , 000 would actually be less , because 6 we would have to demolish part of that - - 7 part of that center to put 400 units . So 8 in reality the traffic would be less from a 9 build out standpoint . 10 UNKNOWN SPEAKER : It would be 11 less - - it would be less if it was built 12 out . The problem we have here is that 13 we ' re used - - we ' re used to dealing with 33 14 acres that ' s not hardly built out at all . 15 MR. ARNOLD : Right . 16 UNKNOWN SPEAKER : That ' s generated 17 very little traffic . 18 MR . ARNOLD : Uh-huh . 19 UNKNOWN SPEAKER : And we still think 20 it ' s too busy. It is too busy. So when 21 you do this , there ' s just no getting around 22 it . 23 MR. ARNOLD : Right . 24 UNKNOWN SPEAKER : It ' s going to 25 generate a lot more traffic . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 42 1 MR. ARNOLD : Yeah, yes , sir . ,--. 2 UNKNOWN SPEAKER: Just from an 3 understanding perspective, is this 4 basically approved and we ' re tweaking it , 5 or is it not approved and it can be killed? 6 UNKNOWN SPEAKER : That ' s what I want 7 to know. 8 MR. ARNOLD : It is - - the 275 , 000 9 square feet that we ' re allowed today is 10 already approved. There ' s no killing that . 11 UNKNOWN SPEAKER: So what does it - - 12 what does that mean? What ' s approved? 13 I mean, the housing is approved? 14 MR. ARNOLD : No, the 275 , 000 square 15 feet - - 16 UNKNOWN SPEAKER : What ' s there now? 17 MR. ARNOLD : - - of retail and 18 office . 19 UNKNOWN SPEAKER : What ' s there now? 20 MR. ARNOLD : No, not even what ' s 21 there now. We have vacant parcels that 22 we can still build on in there . The - - 23 what ' s not approved right now is the 24 additional 400 units . That ' s the - - that ' s 25 the one thing that we ultimately have to go U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 43 1 before the Collier County Planning 2 Commission as well as the board of county 3 commissioners on. 4 UNKNOWN SPEAKER : How many more 5 square feet is that , the residential part? 6 MR. ARNOLD : We haven ' t done that 7 kind of analysis of how much square footage 8 that adds . I would have -- again, 9 we really - - we ' re doing this to look out 10 into the future and provide flexibility. 11 I can ' t - - I can ' t say for certain with any 12 degree of certainty of how much - - 13 if we are even going to do it . 14 UNKNOWN SPEAKER: My point is that 15 right now you have - - you have the right to 16 do 270 square feet , 270 , 000 square feet 17 that you can build commercially, but 18 we don ' t know how many square feet you can 19 build that you ' re going to try to go and 20 build. You don ' t know how much square 21 footage of those 400 units would be . 22 MR. ARNOLD : Well , sir, the county 23 doesn ' t measure the intensity of 24 residential by square feet . They measure 25 it by the type of dwelling unit . So Norm U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 44 1 has prepared his traffic analysis based on /.„\ 2 the number of units . That ' s 400 units, and 3 that ' s how the county - - 4 UNKNOWN SPEAKER: Well , I believe 5 that the 270 , 000 square feet of commercial 6 would be - - would be a lot less traffic 7 than 400 families moving in. 8 MR. ARNOLD : Well , that ' s the point 9 that David was indicating, that the traffic 10 analysis that Norm has used which utilizes 11 the IET traffic standards as well as the 12 county ' s methodology for zoning is that 13 it ' s neutral what we ' re proposing to do n 14 regarding traffic . 15 UNKNOWN SPEAKER: (Inaudible . ) 16 MR. ARNOLD : Can you -- can we have 17 some questions from folks that haven ' t had 18 an opportunity yet . This woman back here . 19 UNKNOWN SPEAKER: (Inaudible) you 20 don ' t have a conceptual layout of what 21 you ' re proposing or where you ' re actually 22 proposing it at this point in time . My 23 question is the properties , the (Inaudible) 24 properties that were (Inaudible) at this 25 point in time, you ' re talking about only U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 45 1 demolishing things north of Sweet Bay; is 2 that correct? 3 UNIDENTIFIED SPEAKER: (Inaudible . ) 4 UNIDENTIFIED SPEAKER : So that 5 the - - the bank and then Starbucks shopping 6 center and then the building that ' s on the 7 corner, those are all going to stay where 8 they are? 9 MR. ARNOLD : Correct . 10 UNKNOWN SPEAKER: I think my concern 11 is , part of it is the height of the 12 building, and we live in North Gate 13 Village, and having those buildings really 14 close to Pine Ridge Road at that height 15 would be having them look directly into our 16 backyard kind of thing . 17 How far north would you actually set 18 these buildings? I think for our area that 19 would be one of the - - one of the things 20 that (Inaudible) to look at . 21 MR. ARNOLD : Well , here ' s an aerial , 22 and can you see here ' s where the - - where 23 the Sweet Bay - - I ' m sorry, and here ' s 24 where Sweet Bay was . So we were looking at 25 doing - - doing it in here as well as a U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 46 1 portion over here in this vacant lot . So 2 not - - nothing closer to Pine Ridge . 3 UNKNOWN SPEAKER : So the higher 4 buildings that you ' re talking about putting 5 in there would not - - 6 MR. ARNOLD : They wouldn ' t - - 7 UNKNOWN SPEAKER: (Inaudible . ) 8 MR . ARNOLD : You know, from my hand 9 above . 10 UNKNOWN SPEAKER : 100 units plus 11 your commercial areas . 12 MR . ARNOLD : Right . 13 UNKNOWN SPEAKER : If (Inaudible) .-. 14 building and those - - the other buildings 15 stay? 16 MR. ARNOLD : Yeah. 17 UNKNOWN SPEAKER : Okay. All right . 18 MR. ARNOLD : (Inaudible . ) 19 UNKNOWN SPEAKER: So the only 20 entrance, then, going into those commercial 21 areas is going to be off Pine Ridge Road? 22 UNKNOWN SPEAKER: No . 23 MR. ARNOLD : No . 24 UNKNOWN SPEAKER: (Inaudible . ) 25 MR. ARNOLD : We ' re going to maintain U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 47 1 all the access points . 2 UNKNOWN SPEAKER : (Inaudible . ) 3 MR. ARNOLD : School Road . This 4 gentleman ' s had his hand up for a while . 5 UNKNOWN SPEAKER : With what you ' re 6 proposing, does that essentially open up 7 the door for a Mercado on a smaller scale 8 type development where you have the mixed 9 use, you have the retail on the bottom and 10 then apartments , condos , rentals on the top 11 where you have this commercial (Inaudible) 12 kind of concept , is that what the ultimate 13 goal is , that is what is going to come in 14 there or is it going to be an apartment 15 complex, gated apartment complex or senior 16 living, assisted living with the retail 17 commercial that ' s already existing and 18 there . Like what ' s - - what ' s the - - what ' s 19 the grand scheme or is this what you ' re 20 trying to push through? 21 MR. ARNOLD : Well , what we ' re 22 proposing is to make this a true mixed use 23 right now. The county considers it mixed 24 use because it has retail and office, but 25 the insertion of residential would make U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 48 1 it true mixed use, and whether that meant 2 there would be some lighter retail 3 buildings below some of the multifamily, 4 we don ' t know. Nothing we ' re doing is 5 precluding that from occurring, but I 'm not 6 sure it ' s going to be Mercado like in that 7 instance , but it will be truly mixed use 8 if the residential component is built . 9 Anybody not asked their question 10 yet? Yes , ma ' am. 11 UNKNOWN SPEAKER: What will the 12 price of these units cost? 13 MR. ARNOLD : I think it ' s a little 14 too early for us to say. I mean, it ' s - - 15 it ' s proposed to be market rate , so 16 whatever the market is going to be when 17 they would come out of the ground with 18 this , at the earliest , it ' s going to be a 19 year plus , something like that , so whatever 20 the market is going to be in 2018 , perhaps . 21 UNKNOWN SPEAKER : So it wouldn ' t be 22 (Inaudible) by people (Inaudible) but 23 people who visit here? 24 MR. ARNOLD : Well , it ' s - - it ' s all 25 whatever the market will bear for the real U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 49 1 estate market for anything else in the 2 community. 3 Yes , ma ' am. 4 UNKNOWN SPEAKER : When you talk 5 about you ' re zoned right now for 275 , 000 6 square feet and of commercial use , and then 7 you - - but you don ' t measure residential 8 400 units by square feet , then is there in 9 your proposal a plan to cut that number of 10 275 down to something lower, so some lower 11 number, I don ' t know, 100 plus 400 units , 12 is it some proposal like that? 13 MR. ARNOLD : That ' s not exactly how 14 we 've structured it . 15 UNKNOWN SPEAKER: Or is it 275 plus 16 400? 17 MR. ARNOLD : Let me let Norm address 18 how (Inaudible) analysis . 19 MR. TREBILCOCK: Right , the - - what 20 I did on that traffic analysis is 21 conservatively said if the existing -- all 22 the existing buildings stayed, which is 23 about , say, 205 , 000 square feet , and then 24 we add the 400 units , so that would be that 25 development scenario . So that is , in fact , U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 50 1 70 , 000 square feet less of commercial than 2 what ' s currently there . 3 UNKNOWN SPEAKER: (Inaudible) the 4 county is we cut back to 205 plus 400 5 units? 6 MR. TREBILCOCK: Right , they ' re just 7 looking to have an alternative way to 8 develop the property is really what they' re 9 looking at , as - - as Wayne would say, in a 10 true mixed use , not just office and 11 commercial , but office , commercial , and 12 residential , if that would in fact be a 13 better way to develop the property, uh-huh. 14 UNKNOWN SPEAKER : (Inaudible . ) 15 UNKNOWN SPEAKER : I ' m not sure - - 16 I ' m not sure who would answer this 17 question - - 18 MR. ARNOLD : Ask . 19 UNKNOWN SPEAKER : But I guess we all 20 would be interested in knowing, this is an 21 informational meeting, I guess , is there 22 something we can do to prevent this density 23 from happening? What - - what are we here 24 as residents in the area entitled to object 25 to and what can we push through on our own? U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 51 1 What - - you know, what kind of a say do 2 we have here? You ' re telling us what 3 we think is going to happen, what can we do 4 to prevent it? 5 MR. ARNOLD : Well , a project of this 6 type requires two public hearings which are 7 advertised in notes publicly, and every 8 person who appears at those meetings has 9 the right to tell the planning commission 10 and/or their county commissioners what they 11 think about the project . 12 UNKNOWN SPEAKER : And then what 13 happens? You say, oh, that ' s very 14 interesting, now we ' ll just go ahead and do 15 what we planned. 16 MR. ARNOLD : Well , that ' s obviously 17 up to them. I mean, we have to gain their 18 approval to build any of the residential 19 units we ' re talking about . So the planning 20 commission makes a recommendation to the 21 board of county commissioners . The 22 ultimate decision rests with the board of 23 county commissioners . 24 UNKNOWN SPEAKER: Hey, Wayne , is 25 there any meeting been scheduled yet? U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 52 1 MR. ARNOLD : We do not have any 2 public hearing date scheduled yet . We ' re 3 very likely a couple of months away at 4 least from the first meeting . 5 UNKNOWN SPEAKER: (Inaudible) a 6 couple of months so it ' s not during the 7 summer where people (Inaudible . ) 8 MR . ARNOLD : We really don ' t have 9 control over when those meetings occur . 10 The county - - 11 UNKNOWN SPEAKER : (Inaudible . ) 12 MR. ARNOLD : I wish I can make them 13 work that way, but it never seems to 14 happen . 15 UNKNOWN SPEAKER: (Inaudible . ) 16 MR. ARNOLD : Yes , sir . 17 UNKNOWN SPEAKER: I want to answer 18 your question a little bit , and you need a 19 change of zoning . Right now you can ' t 20 build any residential here ; is that 21 correct? 22 MR. ARNOLD : That ' s correct . 23 UNKNOWN SPEAKER : You need to change 24 the zoning . In order to change the zoning, 25 the county commissioners need a U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 53 1 supermajority, they need four votes to 2 change the zoning . If they get three, this 3 doesn ' t happen. Okay? So for all of you 4 people to go to meetings , that ' s what you 5 need. You need two county commissioners to 6 vote no . 7 UNKNOWN SPEAKER: Do you keep this 8 (Inaudible) not exactly centrally - - well , 9 centrally involved, but do you keep us 10 informed as to the projection of the 11 meetings in different places? 12 MR. ARNOLD : We can. Sharon is 13 going to create a link on our website , 14 GradyMinor . com website that will link you 15 to the submittal documents that are under 16 review by Collier County. 17 UNKNOWN SPEAKER: Is that the only 18 place, the only announcement you ' ll have? 19 UNKNOWN SPEAKER : (Inaudible . ) 20 MR . ARNOLD : Well , this - - this is 21 our meeting . All the future meetings are 22 Collier County' s meetings . This is an 23 informational meeting for the developer . 24 All the following meetings will be publicly 25 noticed county meetings . .-r U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 54 1 UNKNOWN SPEAKER: Okay. 2 MR. ARNOLD : So if you received a 3 notice for this meeting, you should receive 4 a notice for that through the newspaper 5 ads , and when it goes to the zoning and 6 hearing schedule for planning commission 7 and the board, you ' ll see the 4 by 8 poster 8 boards that will probably have several 9 fronting Pine Ridge Road and Goodland Frank 10 Road noticing the dates and times for those 11 public meetings . 12 Yes , ma ' am. 13 MS . MARTINO : Yes , sorry, I didn ' t 14 introduce myself before . My name is 15 Caroline Martino, I 'm president of the Pine 16 Ridge Civic Association at the moment , and 17 I want to go on the record with the tape 18 with two concerns that Pine Ridge residents 19 have voiced . One is water . We ' re on 20 wells . 21 MR. ARNOLD : Okay. 22 MS . MARTINO : And they' re already -- 23 because we ' re obviously in a drought , 24 however severe you consider it , we ' re in a 25 drought , and some people are already U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 55 1 starting to experience with the older 2 wells , failure in their wells . So we have 3 a real concern about the amount of water 4 that 500 or 400 new residences would use, 5 which surely would be more than commercial 6 space because of , well , I 'm won ' t go into 7 that but anyway. 8 And the other is 'concern, I think, 9 that we all should at least take 10 (Inaudible) of the build height . 11 Permission is 50 feet . You ' re talking 12 about asking for 55 , probably 60 . That ' s 13 an extra 10 square -- 10 feet . So how high 14 would the buildings be, how many stories 15 are you thinking, because 10 feet is quite 16 a lot of extra to what ' s permitted now, 17 so - - 18 MR. ARNOLD : (Inaudible) zone height 19 and actually height of 60 feet would allow 20 us to do five stories . The -- to the 21 gentlemen ' s question before about this 22 being a mixed use , we did have intentions 23 for some of the buildings have to 24 commercial on the bottom floor with then 25 the residences above it . i-� U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 56 1 So, yes , we are looking at this as a 2 true mixed use . It ' s not going to be 3 Mercadoesque, trust me, because we ' re not 4 going to sell them for $1 million, that ' s 5 for sure, but it is going to be ,more of 6 that type . 7 UNKNOWN SPEAKER: That ' s even more 8 traffic if there ' s commercial density 9 (Inaudible . ) That place is a mess . 10 UNKNOWN SPEAKER: Can ' t hear the 11 question. 12 UNKNOWN SPEAKER: Not just 13 residence . n 14 MR. ARNOLD : Ma ' am, do you have a 15 question? 16 UNKNOWN SPEAKER : I was asking about 17 the size . You said that they' re going to 18 be market value, but how about the size, 19 what would be the smallest unit you would 20 build and the biggest unit? 21 MR. ARNOLD : I think the minimum 22 square footage we have for an apartment 23 single, we have one-bedroom apartment is 24 700 square feet , and then typically you ' re 25 seeing, you know, 13 - - 1 , 300 square feet , U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 57 1 you know, 1 , 400 square feet for a 2 three-bedroom. Mike, maybe you know 3 better, but - - 4 UNKNOWN SPEAKER : So this would be 5 rental units? 6 MR. TIMMERMAN : (Inaudible . ) 7 MR. ARNOLD : What ' s that? 8 MR. TREBILCOCK: Yeah, that ' s pretty 9 typical . 10 MR. ARNOLD : That ' s pretty typical , 11 so 13 to 1 , 500 square feet . 12 UNKNOWN SPEAKER: So that would be .r. 13 the rental , and then you said you ' re going 14 to have also residences for sale? 15 MR . ARNOLD : We have the option. 16 Right now we haven ' t looked at anything for 17 for-sale products . It ' s all been rental . 18 UNKNOWN SPEAKER: Okay. 19 MR. ARNOLD : Ma ' am? 20 UNKNOWN SPEAKER : I have a question 21 about traffic . 22 UNKNOWN SPEAKER : Repeat the 23 question . 24 MR. ARNOLD : Yes . 25 UNKNOWN SPEAKER: A few days ago U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 58 1 I -- I live in Pine Ridge Estates , and 2 exiting on Pine Ridge Estates most of the 3 streets you have to make a right turn. 4 If you want to go the opposite direction, 5 you make a right turn, and then you have to 6 make a u-turn. It took me , I think, over 7 ten minutes before traffic - - I got into 8 the lane, and it took me over ten minutes 9 before traffic cleared and I could make 10 that u-turn . 11 And - - and I don ' t know if you were 12 aware of that problem, people trying to go 13 this the opposite direction to make u-turns 14 with 400 more residents coming, you ' re 15 going to be waiting very long to make a 16 u-turn to go where you ' re going. And also 17 a lot of the snowbirds do not (Inaudible) 18 Florida, u-turn has right-of-way over right 19 turn, I believe, and you ' re making a u-turn 20 and a right turn is cutting you off, and 21 this is a safety issue, so are you aware of 22 that? 23 MR. ARNOLD : Yeah, one of the 24 things, especially when you go to do like 25 detailed development plans and things is U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 59 1 what we have to always look at is look at 2 any impacts on like you ' re saying, our 3 traffic, we do a circulation of it , and 4 if we add what they call a "queue" to a 5 turn lane, you have to extend that turn 6 lane to accommodate that or - - 7 UNKNOWN SPEAKER: (Inaudible . ) 8 MR. ARNOLD : -- or make - - well , 9 that we haven ' t gotten into those specific 10 details for the uses , because you 've got to 11 put those into - - into play, but all 12 that - - just from my own experience out 13 there, that would really be some, you know, 14 manageable items . 15 The area that you 've identified is 16 kind of going the opposite direction. 17 I mean, there ' s some benefits . There is a 18 signal there that is - - is available . 19 UNKNOWN SPEAKER: There ' s no signal 20 in the (Inaudible . ) 21 MR. ARNOLD : Right , no, exactly, 22 but -- but the traffic from this 23 development would be not directly going out 24 to, say, Center Street itself . It ' s - - you 25 know, they have a full median opening U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 60 1 available right there at the access road, ,,.N 2 you know, Panther Lane right there . So 3 anybody that wants to go, say, in the 4 opposite direction to head southbound can 5 go to that , they don ' t need to go up to, 6 say, Center Street to make a u-turn to go 7 back, because you ' re already there . 8 UNKNOWN SPEAKER: (Inaudible . ) 9 UNKNOWN SPEAKER: We ' re talking 10 about Pine Ridge Estates , if you want to 11 go - - if you' re exiting on Center Street at 12 Goodland Frank - - 13 MR. ARNOLD : Yes . em 14 UNKNOWN SPEAKER: - - you have to 15 make a right turn, which is southbound. 16 MR. ARNOLD : Yes . 17 UNKNOWN SPEAKER : But then if you 18 want to go north, then you have to make a 19 u-turn (Inaudible . ) 20 MR. ARNOLD : Yeah, no, and you ' re 21 right , yeah, and I remember that being put 22 in. It used to be a full median opening 23 there, and they had, unfortunately, some 24 accidents and stuff that really 25 necessitated the need to put that in, but /"t U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 61 1 that ' s something that would need to be 2 addressed. 3 UNKNOWN SPEAKER: Your issue about 4 Panther Lane was not addressed (Inaudible) 5 because there ' s much more traffic there . 6 UNKNOWN SPEAKER: It will be more 7 traffic . 8 MR. ARNOLD : Right , but we really 9 wouldn ' t be adding the traffic that you ' re 10 saying on that Center Street . That would 11 be the key thing. 12 UNKNOWN SPEAKER: (Inaudible . ) 13 UNKNOWN SPEAKER: (Inaudible . ) 14 UNKNOWN SPEAKER : One at a time 15 please . Please, we have to record this . 16 MR. ARNOLD : Yeah. Yes , ma ' am. 17 UNKNOWN SPEAKER: I am a Pine Ridge 18 Estates resident . 19 MR. ARNOLD : Yes . 20 UNKNOWN SPEAKER: I 've lived there 21 18 years . 22 MR. ARNOLD : Uh-huh. 23 UNKNOWN SPEAKER: When I first moved 24 there, I could make a left off of Pine 25 Ridge . n U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 62 1 MR. ARNOLD : Correct . ?,.� 2 UNKNOWN SPEAKER: Then I could 3 make - - you know, I couldn ' t - - you 4 couldn ' t make a left , you couldn ' t make a 5 left anymore . I had to go down to the next 6 one, very hard. Then 41 , no more u-turn. 7 I have to go across to make a u-turn to get 8 out of - - to get out of most places now you 9 have to make a u-turn or do something . 10 MR. ARNOLD : Right . 11 UNKNOWN SPEAKER: Okay. Also I work 12 at Pine Ridge . There ' s no empty classrooms 13 in Pine Ridge . I 'm not speaking as a /"1 14 representative of the school , but I work 15 there . 16 MR. ARNOLD : Right . 17 UNKNOWN SPEAKER: And I know there ' s 18 already no room. 19 MR. ARNOLD : Gotcha . 20 UNKNOWN SPEAKER: So that ' s going to 21 have a huge impact along with Panther Lane . 22 MR. ARNOLD : Uh-huh. 23 UNKNOWN SPEAKER: There ' s already 24 traffic there . I ' m going there three days 25 a week . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 63 1 MR. ARNOLD : Right . 2 UNKNOWN SPEAKER: I can tell you 3 morning, the afternoon, and so forth, and 4 I don ' t really even see that there ' s 31 5 acres . Are you going to like take that 6 lake and fill it in, because, I mean, 7 there ' s really not much land. I was 8 looking at it today when I was at Pine 9 Ridge Middle . There ' s not that much space . 10 You ' re talking about a lot of people , and 11 I know you did your study, but I also think 12 there ' s common sense . 13 MR. ARNOLD : Right . 14 UNKNOWN SPEAKER: When you look at 15 this traffic out here, it ' s horrendous . 16 How can - - it ' s going to have an impact . 17 It ' s going to impact . 18 MR. ARNOLD : Okay. No, there is a 19 site plan that can kind of help you. 20 It outlines the property, it may be helpful 21 to you. 22 Yes , sir, in the back . 23 UNKNOWN SPEAKER : It ' s obviously 24 that everyone ' s concern is the traffic . 25 MR. ARNOLD : Yes . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 64 1 UNKNOWN SPEAKER : This is probably �. 2 the worst development you can put in here 3 is 400 units , so unless you come back with 4 something else , people aren ' t satisfied. 5 So are you going to have another meeting 6 with an additional - - some other plan, an 7 alternate plan? People are not going to 8 accept the traffic that comes out of 400 9 units . It ' s not going to work . 10 UNKNOWN SPEAKER : In addition to the 11 (Inaudible . ) 12 UNKNOWN SPEAKER: Yeah. 13 MR. ARNOLD : Well , we appreciate 14 your comments , and as Mr . Genson indicated, 15 he ' s going to take the feedback 16 (Inaudible . ) 17 UNKNOWN SPEAKER : How do you get to 18 this point without considering some 19 alternative? 20 MR . ARNOLD : Well , we ' re here 21 tonight discussing our proposed plans with 22 you. 23 UNKNOWN SPEAKER: But you didn ' t - - 24 you didn ' t present us with anything other 25 than 400 units . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 65 1 MR. ARNOLD : Well - - 2 UNKNOWN SPEAKER: It doesn ' t appear 3 as if you 've given any other alternative 4 any consideration . 5 MR. ARNOLD : Well , the alternative 6 is that he continues to build out all of 7 the commercial development that ' s currently 8 unbuilt which has an additional traffic 9 impact , but you get no say in it , sorry 10 (Inaudible . ) 11 UNKNOWN SPEAKER : But there ' s a 12 reason why that retail failed. It ' s 13 because it ' s a lousy place to get into and 14 out of . 15 MR. ARNOLD : (Inaudible) economics 16 of why it failed (Inaudible . ) 17 UNKNOWN SPEAKER : (Inaudible . ) 18 MR . ARNOLD : I ' m going to try to 19 wrap up . Anybody who hasn ' t asked a 20 question that would like to that didn ' t get 21 a chance to? 22 Yes , ma ' am. 23 UNKNOWN SPEAKER: I think the main 24 concern that everybody has is the traffic 25 patterns for residential is totally U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 66 1 different than the traffic patterns for e,.\ 2 commercial . At eight o ' clock in the 3 morning, I don ' t care where you go in this 4 town, there aren ' t 400 cars in a grocery 5 store, people shopping at the same time . 6 So when I 'm trying to get to work and 7 there ' s a Sweet Bay up there, that never 8 interfered with me . 9 Now you ' re changing the pattern of 10 traffic . You ' re putting residential . Now 11 they' re competing with me when I 'm trying 12 to get to work early in the morning, 13 they' re competing with the kids trying to 14 get to school . 15 Most stores don ' t open up - - well , 16 grocery stores open early, but all the 17 other adjacent stores , a lot of them don ' t 18 open until ten o ' clock . So it ' s a totally 19 different traffic pattern here, and I think 20 that ' s what everybody' s griping about . 21 UNKNOWN SPEAKER : (Inaudible . ) 22 UNKNOWN SPEAKER: We don ' t want to 23 compete with that . 24 MR. ARNOLD : No, we appreciate that 25 feedback, and Norm and David are going to /11 U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 67 1 go back and discuss all of your feedback . 2 UNKNOWN SPEAKER : That ' s the bottom 3 line . 4 MR. ARNOLD : Any - - any topic 5 we haven ' t covered yet that somebody wants 6 to make sure we hear from? 7 UNKNOWN SPEAKER: (Inaudible) you ' re 8 saying that you ' re going to destroy 9 commercial and build residential , but then 10 you also mention that the first level will 11 be commercial , so you basically are not 12 losing much commercial space, you ' re just 13 adding residential . 14 MR. ARNOLD : Yeah, in our - - in 15 our - - again, the (Inaudible) to be 16 conservative or high on impacts and things 17 in looking at it , so what we did is we made 18 the broad assumption that none of the 19 commercial would - - would change and that 20 we add the residential to it . What they ' re 21 talking about that they anticipate is more 22 of a practical matter, they would 23 anticipate reduce - - you know, eliminating 24 some of that commercial , but - - but in 25 reality, in terms of the analysis I looked U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 68 --. 1 at , at least , I compared the 275 , 000 that ' s 2 allowed by right and compared it to what ' s 3 there on the ground today plus 400 units , 4 and it ' s , you know, basically a wash. 5 UNKNOWN SPEAKER: But in addition to 6 the 400 units you ' re saying you ' re going to 7 add other first level also commercial . 8 MR. ARNOLD : No, it really just - - 9 what they' re saying is it potentially would 10 just be replaced. You know, you can ' t like 11 build, say, the units on top of the 12 existing structures , because they weren ' t 13 designed for that , so if they redeveloped, 14 they would - - they would kind of maintain 15 that same amount of square footage and put 16 the units on top above that if that makes 17 sense . Okay? 18 UNKNOWN SPEAKER : Are you also doing 19 studies on infrastructure like the 20 Walgreens on 41? I go to the Walgreens on 21 41 and it ' s ten people already just because 22 the snowbirds are here , and I have to wait 23 for my prescription. I know you know that , 24 because you probably do the same 25 (Inaudible . ) U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 69 1 MR. ARNOLD : I live here too, 2 uh-huh. 3 UNKNOWN SPEAKER : You ' re going to 4 add 400 more people there? Where -- where 5 are those people going to go to get their 6 prescriptions? Where are they going to go 7 to get their groceries? Where are they 8 going to go? Where are they going to go? 9 MR. ARNOLD : That ' s part of the 10 whole (Inaudible . ) 11 UNKNOWN SPEAKER: (Inaudible) give 12 us any studies (Inaudible . ) I got traffic , 13 I got the square footage, but that ' s it . 14 That ' s it . Is that going to be on your 15 link -- your link to the city, because 16 I bet a lot of us would like to know that . 17 MR. ARNOLD : Any other comments? 18 UNKNOWN SPEAKER: (Inaudible) 19 contract lease expire? I understand 20 they ' re paying for the Sweet Bay 21 (Inaudible) as the parent company, they' re 22 paying for that? 23 MR. ARNOLD : Dave , do you have any 24 idea? 25 MR. GENSON : I don ' t remember . /'ti /Th U. S . LEGAL SUPPORT 866 -339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 70 --� 1 I think it was a 30-year lease . 2 UNKNOWN SPEAKER : Okay. 3 MR. GENSON: So it ' s quite some 4 time . 5 UNKNOWN SPEAKER : 2027 . 6 MR. GENSON : 2027 . 7 UNKNOWN SPEAKER: (Inaudible . ) 8 UNKNOWN SPEAKER : They own the lease 9 until 2027 . 10 MR. GENSON : Yes , someone else could 11 come in and do that , yes . 12 UNKNOWN SPEAKER : Do you own the 13 (Inaudible) building now? Does Barron .-- 14 Collier own the two buildings across 15 Panther . 16 MR. GENSON : We own the (Inaudible) 17 building . 18 UNKNOWN SPEAKER : Right . 19 MR. GENSON: And then it ' s JV for 20 the executive offices , joint venture , 21 sorry. 22 UNKNOWN SPEAKER : Right , I knew what 23 that meant . Thank you, though. 24 MR. GENSON : (Inaudible . ) 25 MR. ARNOLD : Anything else from U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 71 1 anybody? 2 UNKNOWN SPEAKER: How big of a 3 project is this? Let ' s assume you got 4 through all of the hurdles and all the 5 requirements and all the meetings , once 6 dirt started to fly, how long do you expect 7 that to take to get to that point when dirt 8 starts to fly, and how long would the 9 project be? 10 MR. ARNOLD : Well , not knowing 11 whether or not the residents are going to 12 occur or not - - 13 UNKNOWN SPEAKER : Right . 14 MR. ARNOLD : - - we ' re not through 15 zoning probably until late summer, fall , 16 so - - 17 UNKNOWN SPEAKER: If everything goes 18 as planned, if you get everything you want , 19 because there ' s Collier ' s on the board as 20 well , so that ' s kind of a (Inaudible . ) 21 MR. ARNOLD : Probably be late 2018 . 22 UNKNOWN SPEAKER : Late ' 18 we ' re 23 starting, and then - - 24 UNKNOWN SPEAKER: That ' s for your 25 demo . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 72 1 MR. ARNOLD : It ' s probably another 2 years , don ' t you think that , David? 3 MR. GENSON: Easily, probably two 4 years , yeah. 5 UNKNOWN SPEAKER : Two years . 6 MR. GENSON : Yeah. 7 MR. ARNOLD : Yes , sir . 8 MR. GENSON : Three years . 9 UNKNOWN SPEAKER : (Inaudible) I 'm 10 the president North Gate Village . Before 11 the next meeting, you know, this is my 12 suggestion . There ' s been a lot of comments 13 here about impacts , you know, on lifestyles 14 and such, but I really want to have a 15 better understanding, if you do move 16 forward with the multifamily, is there 17 apartment structure involved, okay? More 18 of (Inaudible) on how many buildings , how 19 many five-story buildings , you know, start 20 getting into a (Inaudible) design, 21 something that we can visually take back 22 and absorb and really, really think about 23 this . 24 We do all understand that the Sweet 25 Bay is empty, there ' s no traffic there . U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 73 1 We all understand that the pattern of , you 2 know, traffic might impact , you know, at 3 eight o ' clock in the morning, but at ten 4 o ' clock in the morning it might be less 5 traffic because of the residential , but 6 it ' s just that issue of what are the 7 options , what ' s going to happen with the 8 existing buildings that (Inaudible) has , 9 are you going to keep that architecture? 10 You know, what is the noise impact 11 to North Gate Village, to the Pine Ridge 12 Village . Not necessarily noise, but even 13 air pollution with all these vehicles 14 around. 15 MR . ARNOLD : Well , we appreciate the 16 feedback and we ' ll look into the details . 17 I appreciate that very much. So everybody 18 thank you for the feedback . We appreciate 19 you coming out and taking your time, and 20 like I said, if you are emailable , let 21 Sharon know, we ' ll be happy you have a link 22 to our website . 23 UNKNOWN SPEAKER: Absolutely. 24 MR. ARNOLD : Thank you very much. 25 (End of recording . ) U. S . LEGAL SUPPORT 866-339-2608 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 74 1 CERTIFICATE 2 3 - - - 4 5 I , Matthew J. Haas , Court Reporter and 6 Transcriptionist , do hereby certify that I was 7 authorized to and did listen to and 8 stenographically transcribe the foregoing 9 recorded proceedings and that the transcript is a 10 true record to the best of my professional 11 ability. 12 13 14 15 Dated this 5th day of May, 2017 . 16 17 18 19 20 21 0/1 22 MATTHEW J . HAAS Court reporter 23 24 25 U. S . LEGAL SUPPORT 866-339-2608 414/1 7.4" x 4;"4"*."« r* •, t g r l ',� 4t '• .k.44 T 4 t>• Y ".•' i--'�-'-.•b-t.- • T, ,N�. tti- '�S ``'i'';II,. Y`d - '--_� s- t.' 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"• RESOLUTION NO. 17- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES TO REMOVE THE GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT FROM THE URBAN COMMERCIAL DISTRICT AND TO ADD THE GOODLETTE/PINE RIDGE MIXED- USE SUBDISTRICT TO THE URBAN MIXED-USE DISTRICT, TO ALLOW UP TO 375 MULTI-FAMILY RESIDENTIAL RENTAL DWELLING UNITS AND 275,000 SQUARE FEET OF GROSS LEASABLE COMMERCIAL DEVELOPMENT, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS 31 ACRES AND LOCATED AT THE NORTHEAST QUADRANT OF PINE RIDGE ROAD AND GOODLETTE-FRANK ROAD IN SECTION 10, TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY,FLORIDA. [PL20160002360] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Petitioners, Trail Boulevard LLLP and Goodlette Pine Ridge II, LLC, have initiated this amendment to the Future Land Use Element; and WHEREAS, on November 16, 2017, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S.,and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, on December 12, 2017, the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and Words underlined are additions;Words struck through are deletions *** *** *** ***are a break in text [16-CMP-00974/1351309/1]65 Pine Ridge Commons/PL20160002360 11/3/17 Page 1 of 2 WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority vote this day of , 2017. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk , Chairman Approved as to form and legality: \� \ter L Heidi.Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit"A" Words underlined are additions;Words struck through are deletions *** *** *** *** are a break in text [16-CMP-00974/1351309/1]65 Pine Ridge Commons/PL20160002360 Page 2 of 2 11/3/17 PL20 1600023 60/CP20 16-3 EXHIBIT A FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** II. IMPLEMENTATION STRATEGY *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** FUTURE LAND USE MAP SERIES [Page vi] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** • Orange Blossom Mixed Use Subdistrict Map • Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map • Goodlette/Pine Ridge Mixed Use Subdistrict Map • Henderson Creek Mixed Use Subdistrict Map • Buckley Mixed Use Subdistrict Map *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Policy 1.5 The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. URBAN -MIXED USE DISTRICT [Page 9] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 17. Hibiscus Residential Infill Subdistrict 18. Vincentian Mixed Use Subdistrict 19. Goodlette/Pine Ridge Mixed Use Subdistrict C. URBAN - COMMERCIAL DISTRICT [Page 10] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 9. Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict -1-1- 10. Orange Blossom/Airport Crossroads Commercial Subdistrict 4-2- 11. Davis- Radio Commercial Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Page 1 of 4 Words underlined are added; words struck-throes# are deletions PL20 1600023 60/CP20 16-3 FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** I. URBAN DESIGNATION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** b. Non-residential uses including [Page 26] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 12. Commercial uses subject to criteria identified in the Urban — Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed-Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Goodlette/Pine Ridge Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict, Davis — Radio Commercial Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict, Orange Blossom/Airport Crossroads Commercial Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** A. Urban Mixed Use District [Page 47] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 19. Goodlette/Pine Ridge Mixed Use Subdistrict This Subdistrict consists of 31 acres and is located at the northeast quadrant of two major arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses generally allowed in the Urban designation, the intent of the Goodlette/Pine Ridge Mixed Use Subdistrict is to provide shopping, personal services and employment for the surrounding residential areas within a convenient travel distance. The Subdistrict also permits multi-family rental residential dwelling units. The Subdistrict is intended to be compatible with the neighboring Pine Ridge Middle school and nearby residential development and therefore, emphasis will be placed on common building architecture, signage, landscape design and site accessibility for pedestrians and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Mixed Use Subdistrict may feature a signalized traffic access point on Goodlette-Frank Road, which may provide for access to the neighboring Page 2 of 4 Words underlined are added; words are deletions PL20160002360/CP2016-3 Pine Ridge Middle School. Other site access locations will be designed consistent with the Collier County access management criteria. Commercial development intensity within the Subdistrict will be limited to single-story retail commercial uses, while professional or medical related offices, including financial institutions, may occur in three-story buildings. A maximum of 275,000 square feet of gross leasable area for retail commercial and office and financial institution development may occur within this Subdistrict. Retail commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area on the south +1- 23 acres. No individual retail commercial use may exceed 65,000 square feet of gross leasable area. Residential development within the Subdistrict will be a maximum of 375 multi-family rental dwelling units. The maximum height for residential buildings shall be 4 stories over parking. Unless otherwise required by the South Florida Water Management District, the 0.87± acre wetland area located on the northeastern portion of the site will be preserved. A total of 1.47 acres of native vegetation shall be provided within this Subdistrict. *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** C. Urban Commercial District [Page 63] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** . =-,01".! - - - - 10. Orange Blossom/Airport Crossroads Commercial Subdistrict Page 3 of 4 Words underlined are added; words etc-Li-di-through are deletions PL20160002360/CP2016-3 *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 4-2w 11. Davis— Radio Commercial Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** FUTURE LAND USE MAP SERIES [Page 144] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Orange Blossom Mixed Use Subdistrict Map Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Goodlette/Pine Ridge Mixed Use Subdistrict Map Henderson Creek Mixed-Use Subdistrict Map Buckley Mixed-Use Subdistrict Map *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Page 4 of 4 Words underlined are added; words str-usl $ugh are deletions EXHIBIT A PETITION PL20160002360/CP-2016-3 GOODLETTE/PINE RIDGE MIXED-USE INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA IP �� / lmn.Wol �ods BLV l l l Au#u / ]) 0 x c SUBJECT m SITE .-91 8 / / CP-2016-3 8 , ;1.41;4 4 uJ Q m 4 AO V4 tti.�/�� /.4/4/4,%4'4 i:. _ ___ —Pine Ridge RD / (Kristin CT o —Northgate DR--k IPPI is Milano DR .._ 1: 11....100 , II 11sci 1 .1 ,1 ; ,. co � ca %o � � Lastrada LN z —V ii / -� LEGEND PREPARED BY:GIS/CAD MAPPING SECTION 0 230 460 920 Feet %// SUBDISTRICT GROWTH MANAGEMENT DEPARTMENT DATE:7/2017 111111111 '7I I T46S I T47S I T48S I T49S I T50S I T51S I T52S T53S es a 6 $ i S '°^ ew o °nwe§&w ps^iRsF,Rm&gR R,so 3 i i w `s `s if:1 �z'wzm41zaz°o$ RaeoRo^n_wo14:17 wdao ''Z% Q 8 – 'E � x g939 j w °w o °w .°, p <°, ,°n �°, aw°eW_°wp°w9W°w�u°�o wzo°waop wo wo'�ao io�o 8‘22,7 z o_` o.°zo 0 i S i w x S d . 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Nap ew s com Published Daily Naples,FL 34110 Affidavit of Publication State of Florida Counties of Collier and Lee Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News,a daily newspaper published at Naples, in Collier County, Florida;distributed in Collier and Lee counties of Florida;that the attached copy of the advertising was published in said newspaper on dates listed.Affiant further says that the said Naples Daily News is a newspaper published at Na- ples,in said Collier County,Florida,and that the said newspaper has heretofore been continuously published in said Collier County, Florida;distributed in Collier and Lee counties of Florida,each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida,for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation anydiscount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said ewspaper. Customer Ad Number Copyline P.O.# BCC/COMPREHENSIVE PLANNING DEV 1792896 GMPA-PL20160002360 #4500176563 Pub Dates October 27,2017 f(d�� f t/a /i (Sig ture of affiant) tti ur ek s 1 1 fv Nowatik-staelameada Sworn to and subscribed before me F• t •: ccmdmm,ic4t2%t This October 27,2017 1 `r te '` '"b"`10�'01 1 1 taasdWa.phNMarileYga«. I 1,k (Intl f ‘ ) " (Signature of affiant) 6A Friday,October 27,2017 Naples Daily News A . , ' Stop in arta see our soselect of . and Contemporar Hand-Knotted Rugs _`4 ` r` �.N i ... ms's On e�ttu ugs1 Inc # B 4 " * ; Best Prices in Naples! _t '" 5s. Big Selections e are Entire inventory vic60 to 75%off! �.k `" s Profession&Consulting Mayor eon Buckhorn,center right addresses members of the Tampa Pogo',Department Wednesday while Interim Police Chief AppraiSalg anti Cleaning,- erian Dugan right,looks on during a roll tall and press conference at Giddens Pah in the Seminole Heights neighborhood in [ e Tampa.Budthom told Coke officers looking fora suspect In three fatal and apparently random shootings in the neighborhood +5250 SHERt EY St to hunt him down and'bring his head to me.'GABRIEIAA ANGOTA.ONES.TAMPA BAY TIMESIAP P i'3 #505,NAPLES New video released in hunt for ys ,, by ern t' 239.254.0166 suspect in 3 fatal shootings ASSOCIATED PRESS shot on Oct.9.Two days later Mon- afterward to reporters, detailing f UP KNEES dS Ma Hoffa,32,was gunned down. the work that's been done but offer- TAMPA - Florida police on And on Oct.19,Anthony Naiboa,20, Mg no new details in the unsolved MAKE YOUR LIFE EASIER AND GET ORGAiD WITH Thursday released a new surveil- was shot after taking the wrong bus killings. lance video in the hunt for a suspect hone from his new job.Police pa- All three victims, who didn't r „i ” in three fatal and apparently ran- trolling in the neighborhood actual- know each other,rode the bus and CM dom shootings. ly heard the gunshots and rushed to were alone when they were shot on S _ The video was taken the night of the scene to find Naiboa dead. the street.authorities said.None of Kill g the first shooting in Tampa.It shows Tampa's mayor told police offi- the victims was robbed a person in a hooded top running cern this week to hunt the suspect Over the past few weeks,Tampa And Creative Stowage$ohrtioas For Your away from the neighborhood within down and"bring his head to me." Electric Co.and public works teams Existing Cabinets,Closets,or Nook&Cranny. seconds of the slaying. News outlets report that Tampa have been cutting foliage,boarding Interim Tampa Police Chief Bri- Mayor Bob Bockhorn addressed up vacant buildings and replaced i1O lits an Dugan played the video Thurs- the officers Wednesday afternoon burnt-out street lights in the area, wv»anrateh.N,PN ,a,, day,saying that detectives want to during a roll call in the Seminole the mayor said ran+Ne maAN xa IPrwrtw..f talk to the"person of interest"in the Heights neighborhood where two "We're going to shine a very, - .: video. At one point, the person men and one woman have been very bright light on this common]- r Dovere9Joima Ino staples)seems to be holding an object.The gunned dawn while walking since ty,"Bockhorn said. • ', iR'bottoms loot la. person in the video is similar to Oct.9. Police have asked residents to "' .Datable Cita/finish someone in an earlier video re- "Bring his head to me,all right?" keep porch lights on in the neigh- ..No melamine leased by officers—only in the let- Bockhorn said. "Let's go get it borhood at night. _ .Fel.attains bob Searing slides est video,the figure is seen running done." The chief promised nervous par- is in long strides down a street. Buckhorn and interim police encs that the community will be safe &Mside ama FeatureDODatalaAalaa "I've come up with four reasons Chief Brian Dugan told the officers for Halloween next week. ' SoDGwa Feature why this person is running,"Dugan they've brought"a sense of calm- "I'm gonna go out there,"he said C4 Bo»a • - said."One,they maybe late for din- nese"to the terrorized neighbor "I'll be personally on patrol and you .. ik net.TWo,they're out exercising. hood near downtown Tampa.Then, know what?If somebody wants to (mx:Alna4A,c.„,.+mmnn f6l0ia4eP-BaH0lfrly Three,they heard gunshots.And officers headed out by patrol car,bi- walk with me,they can walk with number four,they just murdered cycle and on foot to resume patrols. me.I'll walk with their family and ll' L W� :Sk.; ).NC. Lig 239-785-4220 Benjamin Mitchell." The Tampa Bay Times reports get candy with them.I might even - - - -, Mitchell,22,was the first person the mayor and police chief talked take some of their candy." -- - '..-- NOTICE OF PUBLIC HEARING NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER N ce is hereby given that the Collar County Planning Cononiwaaen will hold a public meeting on November 16,2017 commencing at 900 AM-in the Board of County ORDINANCE(S) Commissioners Chamber,Third-Floor,County Government Center,3299 Tanuami Trail Notke a hereby given that the Collier County Plowing Commission wa hold a pudic meeting on East.Naples,FL November ie,2017 commencing of 400 AIL in the Board of Coimry C mniseemers Chamber.Third Floor,County Government Center.3299 Tamagni Trail East.Naples.FL The purpose of the hearing is to consider: The purpose of the hoa,oa is to consider A RESOLUTION Of'' 11IE BOARD OF COl1NT1 COMMISSlONERS PROPOSING ANORDINAWITOPihcgOARDOECOUNIt(ANMISSENIiiOF(LLLILRCOLh't4.RARIOAIN7ioth1ORDIsANCS ,1.11F.NDMENiTOTBE COLLIER COUNTY GROWTH BLaNAGERMSNr PLAN,ORDINANCE no.BMS.AS AMENDE0,111a COLLIER COUNTY Comm MAyACLMEMT PLAN METRE LMEN(ORPOOATED AREA E9-RS,AS AMENDED,SPEQFICALLY AMENDING TBE etrnrRE LAND USE KLEMENT OF COLI ER 0010 7.FLORIDA SPECIFICALLY AMElOtel Deg Frain Lano roc ELEMENT AND Ft'DME LAND S1 CHANCING 18AND MAP SERIES TO REMOVE'IBE G(IODLgT'fF/PLYE RIDGE COMMERCIAL ISO NAP AND YAM 18110 Simms THMN OF PROPERTY mon ERBAN WIRD tot oISrRICf, TERN RESIDEN'LM-u.neeTRRT TO CUM COMMBRCLM.DISTRICT i,ocAN aouLEVARD/MAIMe,EE ROAD INFILL StuIlISTRItT FROM TIDE URBAN COMMERCIAL RESTRICT AND ITT ADD TIDE COMMERCIAL INFILL SDesSTalCT TO AL WA MAIDICN OF 1114.4111 MOM FEET OF GROSS IEaSAOLE FLOOR C.00DLETTEIPINE RIDGE MIXED-USE SUBDISTRICT TO THE(ARAN MIlED-USE ARG FDR IPRIIFIC COMMERCIAL 0*AND R'gTHBennas.RFmllMONDt%7BAARMflTaL OEM ADOPTED DISTRICT TO ALLOW UP TO 375 ERILTI-FAIRLY RESIDENTIAL DWELLING IMUS AMEVDMsormPM P1ARIDA DEPARTMENT OF ERB+DMIC OPPORTLMTY:PROVIDING POE SET ERABI TI'Y.AND END 275,SW SQUARE FEET OF GRUM LEASABLE CLBMMERCIAL DEYKWM/ENT. PROVIDE%YORAMRFFECIPIDATE THE STRODE?EMMETT(STOC.KTEDOS THE SOUTHEAST CORNER OFTxE IMIEAND FIIRTtfFRMORE RECOMMENDING TRANSMITTAL OF TTIE AMFd1DMEN1'TU Tilt Eattliim OF mMOELLER ROAD AND LOGAN BOULEVARD N SE(•100 M.100500.N 101111 RAM A Td EASE CONSISTING OF 111.4i ACRES.IPLINNW1111111 FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. 1110 SUBJECT PROPERTY IS a 31 ACRES AND LOCATED AT THE NORTHEAST QUADRANT OF PINE RIDGE ROAD AND 000DLET7E.FRANK ROAD Pi SECTION Ie,TOWNSIDP 19 5(01111,RANGE 25 EAST, NORDLNNCEOFTIIIBOABDOFCOLdcnct ManentRoOFCOLLTER COI/NTT.FLORIDAAMENDPWORDINAME COLLIER COUNTY.FLORIDA.IPD.b1CAM23ABI NUMMI Wo—AL AS AMENDED,TME COLLIER(sawn LAND ORE tOPT®7(T CODE M1001 ESTABLISHED THE (OerofllENMrE WENN:RMULcnlglS WRITHE istscslR RATED ABEL of(TALLIER m1151Y,FLORIDA,BY AMENDING TIM APPROPRIATE ZONING AT1As MAP ORMAP5 BY(ilaSGTNC 114 ZONING(LASETFMATlON OF THE a HEREIN INSCRIBED REAL PROPERTY FROM I RURAL AGRICULTURAL ZON151 DISTHlC't to A COMMERCIAL. z p PLANNED UNIT MA'FLOPME T arVD)ZONE.sonnet FOR ME PMUE(T TO BE moos AS THE UOWO k i DLMOEALEE CMUD,TO ALL011,A RAILWAY OF lol.Ne SOI'ARE FEET OF GROSS LEASABLE FUInO AREA FOR g SPECIFIC CtPIMER(LM.Io'ER.FOR PROPERLY LOCATED CAN TTM SIMI MAST CORNER OF IMMOEALEE MADAM) LOC eM'L NEEsRD,ly WIN IN 2RTna'000Mr JeIMI.RANC E u ENT IM,LIEII fork.,MANIA.(TtNNSITM At (Mflat 'Es;AND BY PROrtoenc AN EFM:II vcDATE.IPL2111Nwle(al. SEwoAT40R v,'NE RUf:E RD 1g 5 /oao RD All interested parties are invited to p appear and be heard- Copies of the proposed RESOLUTION will be made available for inspection at the CMD Zoning Division. Z § Comprehensive Planning Section,2600 N-Horseshoe Ut,Naples,between the hours S a of 8:00 A.M.and 5:00 P.M..Monday through Friday.Furthermore,the matenais will be T Sc made available for inspection at the Collier County Clerk's Office,fourth floor,Collier o County Government Center,3299 East Tamiami Trail,suite 401 Naples,one week ? �E prior to the scheduled hearing.Any questions pertaining to the documents should 0Y be directed to the GMD Zoning Division,Comprehensive Planning Section-Written comments Nee with the Clerk to the Board's Office prior to November 16,2017,will AI kaeesbd parMw are invited to glee«and be heard. copes of the proposed°RouNANCEM) be read and considered at the public hearing. will he made evadable for inspection at the GMD Zoning Division,Cmnprehendve Planning Section. 2E00 N.Horseshoe Dr-,Naples.between the hours o1 a 00 AM.and 5 W P.M.,Monday through Fntlay. If aerson decides to p ct al any decision made d thecmolder County hearing, Planning hewiR Furthermore,County ty low we be made ays9ade for wirl e.Tr m the Cofer Naples. ewe Office,MOM,the Commission with respect to any matter considered at such meeting or heanng, WiB nom.Ciller County Govenerrora Center 3298 East Tamlartd Tratl,suite 401 Sallies.one week ploy to the need a record of that proceeding,and for such purpose he mayneed to ensure that a scheduled heating.Any questions p rtwing to the documents should be threshed Is the GMD Zoning pro Demon,Comprehensive Planning Steelton.Written comments Ned with the Clerk to the Hoard's Office verbatim record of the proceedings is made,which record includes the testimony and poke to November 1e,2017 will be read end considered at go public heating. evidence upon which the appeal is to be based. I a person 0.00109 to appeal any decision made by O w Cofer county Planting Commission wee /we, respect to any matter considered at such meeting or hearing,he WI nee a record of that proceeding, If you are a person with a disability who needs any accommodation in order to and for such purpose he may need to ensue met a verbatim record of the proceemngs is mode,which participate in this proceeding,you are entitled,at no cost to you,to the provioon of record includes the teninony end evidence upon which the appeal is to be based. cenain assistance.Please contact the Collier County Facilities Management Division, N coo are a person wah a asadaty ono reeds any accommodation in ommr to aa,,,apate m mis located at 3335 Tamiami Trail East.Suite 101.Naples,FL 34112-5356,(239)252- proce«krp.you all marled,at no ooat to you,to tta provision o!,...,,,,,,,,,„,,,m,,,,Plana contact the 8380,at least two days prior to the meeting-Assisted listening devices for the hearing Cofer County Facilities Mmegeneu Dlviemn,!coated et 3330 Tamiami Trod East.Sade tot.Naples.FL impaired are available In the Board of County Commissioners Office. 14112-5356.5391252-8380.at least two days prior to the meeting.Awaked listening devices for the hewing impaired are available in the Board of County Commissioners Once. Mark P.Strain,Chairman mark P Smen.Chaim,an Collier County Planning Commission Colin Canty Planning Commission October27,2017 ND-1794116 October 27,2017 ND-t792896 NOTICE OF PUBLIC HEARING Notice is hereby given that the Collier County Planning Commission will hold a public meeting on November 16, 2017 commencing at 9:00 A.M. in the Board of County Commissioners Chamber,Third-Floor,County Government Center,3299 Tamiami Trail East, Naples, FL. The purpose of the hearing is to consider: A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN,ORDINANCE 89-05,AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES TO REMOVE THE GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT FROM THE URBAN COMMERCIAL DISTRICT AND TO ADD THE GOODLETTE/PINE RIDGE MIXED-USE SUBDISTRICT TO THE URBAN MIXED-USE DISTRICT, TO ALLOW UP TO 375 MULTI-FAMILY RESIDENTIAL DWELLING UNITS AND 275,000 SQUARE FEET OF GROSS LEASABLE COMMERCIAL DEVELOPMENT, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS 31 ACRES AND LOCATED AT THE NORTHEAST QUADRANT OF PINE RIDGE ROAD AND GOODLETTE-FRANK ROAD IN SECTION 10,TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY,FLORIDA. [PL20160002360] o PROJECT LOCATION a o° 0 o K SEAGATE DR I - Z _.._ PINE RIDGE RD- 5 All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be made available for inspection at the GMD Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples,between the hours of 8:00 A.M.and 5:00 P.M., Monday through Friday. Furthermore,the materials will be made available for inspection at the Collier County Clerk's Office, fourth floor, Collier County Government Center, 3299 East Tamiami Trail, suite 401 Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the GMD Zoning Division, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to November 16,2017,will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any matter considered at such meeting or hearing,he will need a record of that proceeding,and for such purpose he may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252- 8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Mark P.Strain,Chairman Collier County Planning Commission October 27,2017 ND-1792896 ND-1792898 j..,0 PROOF O.K.BY: 0 O.K.WITH CORRECTIONS BY: EASE READ CAREFULLY•SUBMIT CORRECTIONS ONLINE ADVERTISER:BCC_COMPREHENSIVE PLANNI PROOF CREATED AT: 10/17/2017 1:06 PM SALES PERSON: Ivonne Gori PROOF DUE:- ND-1792896.INDD PUBLICATION:ND-DAILY NEXT RUN DATE: 10/27/17 SIZE:3 col X 9.25 in $ "moi "`fi" $,rya` ,} tE E L.a en at � , ' ,4- iz LI`C HEAREN k, otice'is herebty g Iliy'given Collier County. Plannin Com r st• will hold a pc. c meeting on November 16, 2017 commencing at 9:00 A.M. In the Board of County Commissioners Chamber,Third-Floor, County Government Center,3299 Tamiami Trail East, Naples, FL. The purpose of the hearing is to consider: A RESOLUTION OF THE BOARD OF 'COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN,ORDINANCE 89-05,AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES TO REMOVE THE 'G00DLEI` /PINE RIDGE COMMERCIAL INFILL SUBDISTRICT FROM THE URBAN COMMERCIAL DISTRICT:AND TO ADD THE GOODLETTE/PINE' RIDGE MIX ,t ,: 1�IIISTRIGT TO THE URBAN MIXED-USE DISTRICT, TO ALLOW UP TO 37p. LY RESIDENTIAL DWELLING UNITS AND 275;00.0 SQUARE FEST OF;��!- �`w a .. CQ ERCIAL DEVELOPMENT, AND FU RMORfRECO:., I %t t , I � ,�ENDMENT TO THE AND A DEPART Q'_ e a�',i t :.t."';.; Jt I:h TFHE''SUBJECT PROPERTY IS 31 ACRES AND LOCA` A ' tet" 'r r —Q UAP' ,', �UF PINE RIDGE ROAD AND G41ODLETFg pR41* `K. .'I. i„,,, ON, ;:TO ,:i i s'0UTH, RANGE 25 EAST, COLLIER COUNTY,FLORR 1. 1PL20l600023601 ', PROJECT LOCATION ot § !* f 1 SEAGATE OR - : t , ,*, , z . 41b4,444.,L PINE.RIDGERO \I. P' 1 All Interested t .. area t. F.. 'F.: ., ,0.,. dt the proposed RESOLUTION w tie • . ., ,. .,,'. 1� .:..;.��Div ion Compr Ih�ensive Plan °`°° °¢ : . a 't hours of,t3i0 re M.°ve In:f 'elkl M. .. `a , F`-.. '` ' 1 : - . ,Ithornat will be made available for fr tlan at the Collier County r.fourth floor, CnlI r County Government for l `F 6=13299 . Tommi Mak,suite 401"Naples, one week' prior to the scheduled Fla I .� Y,,q o - # ..., rr)ents should be to the GIM Zon ng . , Corftp e:`F'lanning n. W comments filed with the Clerk tc th,._ -.'s Off a pries tO November 1G #7,will be read and at;ttie public" ,, If.a petson decides to opal any d made by the Collier COU .‘..,1 ,- v,> ' 1£. Commission with respect to any matt eyed at such'meetlr or heI l_ nee a rec�o�rd"_.o�f pros . ,, and for dF • ' ... `., to . : ±that`s V m record U!t .pre -. . ' made;wh a r. s' "e . it} e testimony and esYldencettlpc>iipvrtilthe C ;o :. If you are a person with a disability who neem-ally. cnida#inn icy, order to participate in this proceeding,-you are eoti'tl d,at=no cot. p$ypt to # , . . of certain assistance. Please contact.the C,,m..County,c Ma e 0 located at 3335 Tam►ami Trail East, Suite.1�Q3, EL .„1,424w0; t, ,:".-- (239) 252 8380,at tyro to*the mee#i ' ,,; ' per', � � r'1}. *`��_•s ��„ *--=it�t the hearing arupalrei are avallable-Infthe'Board of County cull . .:; Mark P.Strain,Chairman Collier County Planning Commission C)ctober 27,2017 NQ 1792896 x, Goodlette/Pine Ridge Commercial Infill Subdistrict ( PL20160002360/CP-2016-3) Application and Supporting Documents November 16, 2017 CCPC Hearing Prepared October 26,2017 4i GradyMinor Civil Engineers•land Saneyors•Planners•Landscape Architects PDFPage 1 of 228 PDFPage 2 of 228 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATOIN NUMBER PL20160002360 DATE R CEIVED 1,O\a_"1 a.Glp PRE-APPLICATION CONFERENCE DATE 41281) o DATE SUFFICIENT 1 \ IC�f This application,with all required supplemental data and information, must be completed and accompanied by the appropriate fee,and returned to the Comprehensive Planning Department, Suite 400,2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946). The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing,of the sufficiency determination. If insufficient,the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application,see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant David Genson Company Trail Boulevard LLLP Address 2600 Golden Gate Parkway City Naples State Florida Zip Code 34105 Phone Number 239-262-2600 Fax Number B. Name of Agent*D.Wayne Arnold, AICP • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Q.Grady Minor and Associates, P.A. Address 3800 Via Del Rey City Bonita Springs State Florida Zip Code 34134 Phone Number 239-947-1144 Fax Number B1. Name of Agent* Richard D.Yovanovich • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Coleman,Yovanovich and Koester, P.A. Address 4001 Tamiami Trail North,Suite 300 City Naples State Florida Zip Code 34103 Phone Number 239-435-3535 Fax Number C. Name of Owner(s) of Record Trail Boulevard LLLP Address 2600 Golden Gate Parkway City Naples State Florida Zip Code 34105 Phone Number 239-262-2600 Fax Number Cl. Name of Owner(s) of Record Goodlette Pine Ridge II LLC PDFPage 3 of 228 r Address 2600 Golden Gate Parkway City Naples State Florida Zip Code 34105 Phone Number 239-262-2600 Fax Number D. Name,Address and Qualifications of additional planners,architects,engineers, environmental consultants and other professionals providing information contained in this application. Please see Exhibit I-D II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL,Tenancy by the entirety,tenancy in common,or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership Not Applicable B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. r� Name and Address Percentage of Stock Please see Exhibit II C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest Not Applicable D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP,list the name of the general and/or limited partners. Name and Address Percentage of Ownership Please see Exhibit II 2 PDFPage 4 of 228 E. If there is a CONTRACT FOR PURCHASE,with an individual or individuals,a Corporation,Trustee, or a Partnership,list the names of the contract purchasers below,including the officers, stockholders,beneficiaries,or partners. Name and Address Percentage of Ownership Not Applicable Date of Contract: F. If any contingency clause or contract terms involve additional parties,list all individuals or officers,if a corporation, partnership,or trust. Name and Address Not Applicable G. Date subject property acquired (X 12/2010, 12/2009, 10/2002) leased ( ): Term of lease yrs./mos. If, Petitioner has option to buy,indicate date of option: and date option terminates: ,or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing,it is the responsibility of the applicant,or agent on his behalf,to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION Please see Exhibit III.A B. GENERAL LOCATION Northeast quadrant of Goodlette-Frank Road and Pine Ridge Road C. PLANNING COMMUNITY North Naples D. TAZ 116 and 117 3 PDFPage 5 of 228 E. SIZE IN ACRES 31±acres F. ZONING Pine Ridge Commons PUD G. SURROUNDING LAND USE PATTERN Developed residential,commercial,school and Church H. FUTURE LAND USE MAP DESIGNATION(S) Urban Designation,Commercial District, Goodlette/Pine Ridge Commercial Infill Subdistrict IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Recreation/Open Space Traffic Circulation Sub-Element Mass Transit Sub-Element Aviation Sub-Element Potable Water Sub-Element Sanitary Sewer Sub-Element NGWAR Sub-Element Solid Waste Sub-Element Drainage Sub-Element Capital Improvement Element CCME Element X Future Land Use Element Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE (5) v, 11,26,47, 65, 66 and 145 OF THE Future Land Use ELEMENT AS FOLLOWS: (Use Strike through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: Please see Exhibit IV.B C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Goodlette/Pine Ridge Commercial Infill Subdistrict TO Goodlette/Pine Ridge Mixed Use Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) Goodlette/Pine Ridge Commercial Infill Subdistrict to Goodlette/Pine Ridge Mixed Use Subdistrict E. DESCRIBE ADDITINAL CHANGES REQUESTED: Not applicable V. REQUIRED INFORMATION: NOTE:ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"=400'. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE Exhibit V.A Provide general location map showing surrounding developments (PUD, DRI's, existing zoning)with subject property outlined. Exhibit V.A Provide most recent aerial of site showing subject boundaries,source,and date. Exhibit V.A Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. 4 PDFPage 6 of 228 B. FUTURE LAND USE AND DESIGNATION Exhibit VB Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands,with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL N.A. Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE,COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE:THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. N.A. Provide a summary table of Federal (US Fish &Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g.panther or black bear range,avian rookery, bird migratory route,etc.),Identify historic and/or archaeological sites on the subject property. D.GROWTH MANAGEMENT Reference 9J-11.006, F.A.C.and Collier County's Capital Improvements Element Policy 1.1.2(Copies attached). 1. INSERT"Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so,identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-11.006(1)(a)7.a, F.A.C.) N/N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5%of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes,indicate mitigation measures being proposed in conjunction with the proposed amendment. Y,** Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial,industrial,etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land,ground water and natural resources. (Reference Rule 9J-11.007, F.A.C.) ** Please see Market Study prepared by Michael J.Timmerman E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V.E. Potable Water Exhibit V.E. Sanitary Sewer ""' Arterial&Collector Roads; Name specific road and LOS Pine Ridge Road Goodlette-Frank Road *** Please see Traffic Impact Analysis prepared by Trebilcock Consulting Solutions, P.A. 5 PDFPage 7 of 228 Exhibit V.E Drainage Exhibit V.E Solid Waste Exhibit V.E. Parks:Community and Regional If the proposed amendment involves an increase in residential density,or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS,indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit V.E. Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e.water,sewer,fire protection,police protection,schools and emergency medical services. 3. N.A. Document proposed services and public facilities,identify provider,and describe the effect the proposed change will have on schools,fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: Zone X Flood zone based on Flood Insurance Rate Map data (FIRM). Exhibit F Location of wellfields and cones of influence,if applicable. (Identified on Collier County Zoning Maps) N.A. Traffic Congestion Boundary,if applicable N.A. Coastal Management Boundary,if applicable N.A. High Noise Contours (65 LDN or higher) surrounding the Naples Airport,if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION Provided $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) N.A. $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) Provided Proof of ownership (copy of deed) Provided Notarized Letter of Authorization if Agent is not the Owner(See attached form) Submitted Electronically 1 Original and 5 complete,signed applications with all attachments including maps,at time of submittal. After sufficiency is completed,25 copies of the complete application will be required. *Maps shall include: North arrow,name and location of principal roadways and shall be at a scale of 1"=400' or at a scale as determined during the pre-application meeting. 6 PDFPage 8 of 228 LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Trail Boulevard LLLP (Name of Agent) to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting property identified in ethis Application. Signed: 1 Date: I0-i 3- Zci C;; Brian Goguen as Chi f Operating Officer of Barron Collier Management,LLC,Authorized Agent of Goodlettei e Ridge II,LLC r STATE OF ( FLoet oa- ) COUNTY OF (c_c L,_t E.-tZ ) Sworn to and subscribed before me this I day of OCTc c—tv ,2016 by ` � _.,_�-4-{._.-,1_ MY COMMISSION EXPIR • Notary Public SABRUEHARDY r IAY COMMISSION 8 FF 1e9689 CHOOSE ONE OF THE FOLLOWING: EXPIRES:January 14,2019 Nt, eg•• BondedThruNotary PuhlictInderwiiters who is personally known to me, who has produced as identification and did take an Oath V did not take an Oath NOTICE-BE AWARE THAT: Florida Statute Section 837.06-False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree,punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." PDFPage 9 of 228 LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Q.Grady Minor and Associates,P.A.and Coleman,Yovanovich and Koester,P.A. (Name of Agent) to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. Signed:— `1-__'%- . Date: (O 13-2C>I to Trail Boulevard L I hereby certify that I have-authority to make the foregoing application,and that the application is true,correct and complete the best of my knowledge. 7J-L..- Signature of Ap' ant Brian Goquen as Operating Officer of Barron Collier Management,LL • thorized Agent of Trail Boulevard LLLP STATE OF ( f LORIDA ) COUNTY OF (COLLIER ) Sworn to and subscribed before me this I '� day of c i o 2 ,2016 by C----1---,..1;-- ---1 \—- , MY COMMISSION EXPIRES: Notary Public S"., SABINA E HARDY y,tt MY COMMISSION M FF 189689 CHOOSE ONE OF THE FOLLOWING: EXPIRES:January 14,2019 v _Via.Bonded ThruNotary Public Undennters who is personally known to me, who has produced as identification and did take an Oath 1f did not take and Oath NOTICE-BE AWARE THAT: Florida Statute Section 837.06-False Official Law states that: "Whoever knowingly makes a false statement in writing with the Intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree,punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." PDFPage 10 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict 163.3177(6)(2)and(8),F.S.Criteria Chapter 163.3177 (6)2. The future land use plan and plan amendments shall be based upon surveys,studies, and data regarding the area,as applicable,including: a. The amount of land required to accommodate anticipated growth. The subject property is already designated for urban land use intensity and is located in the Pine Ridge Commercial Infill Subdistrict of the Future Land Use Element. In addition to the various commercial uses permitted by this land use category,all other uses permitted in the Urban Residential Future Land Use District are also permitted. Residential is one of those permitted land uses. The property owner proposes to permit a higher residential density than that currently permitted by the Future Land Use Element. The proposed maximum number of units proposed within this 31 acre Subdistrict are supported by a market analysis identifying the need for the proposed number of dwelling units. b. The projected permanent and seasonal population of the area. The analysis of public facility impacts submitted in support of the application makes assumptions of the total estimated additional population that will reside within the Subdistrict. The proposed maximum of 400 multi-family dwelling units will result in an estimated total population of approximately 960 full time residents. c. The character of undeveloped land. The property within the Subdistrict has been largely cleared and filled and supports a variety of retail and office development. A portion of an existing retail building will need to be raised in order to provide sufficient land area to support the proposed 400 units. d. The availability of water supplies, public facilities,and services. Public facilities with adequate capacities to serve the proposed 400 units are available at the site. e. The need for redevelopment,including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. The proposed development of multi-family dwelling units would represent a redevelopment of a site in order to respond to a changing market. There is great demand for dwelling units in close proximity to other urban services and employment January 27,2017 Page 1 of 3 PDFPage 11 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict 163.3177(6)(2)and(8),F.S.Criteria areas. The redevelopment of the site as a mixed-use project is also consistent with other goals, objectives and policies of the Growth Management Plan which promote mixed use development patterns. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. NA,no military installations are near the subject property. g. The compatibility of uses on lands adjacent to an airport as defined in s.330.35 and consistent with s.333.02. NA,the site is not proximate to an airport. h. The discouragement of urban sprawl. The redevelopment of the site will discourage urban sprawl consistent with the goals, objectives and policies of the State,Regional,and Collier County Growth Management Plan. i. The need for job creation,capital investment,and economic development that will strengthen and diversify the community's economy. The proposed multi-family dwellings support job creation and capital investment during construction phases,and after construction,the dwellings will provide needed housing for employees to support the local economy. The provision of a variety of housing types is supported by the Future Land Use Element and Economic Element of the Growth Management Plan. j. The need to modify land uses and development patterns within antiquated subdivisions. Although the project is not a typical subdivision,there is a demand for housing in close proximity to urban services and employment opportunities. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. The applicant has analyzed the proposed impacts of the addition of dwelling units on all public facilities. There are no existing or projected deficiencies on public facilities resulting from the proposed amendment. January 27,2017 Page 2 of 3 GradyMinor CIU Engineers•land Survc)ore•Planners•Landscape Architect:, PDFPage 12 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict 163.3177(6)(2)and(8),F.S.Criteria b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land,soils,topography,natural resources,and historic resources on site. The subject Subdistrict consists of 31 acres of land located at the intersection of two 6- lane arterial roadways. The site is located adjacent to additional commercial development and is within walking distance of public and private school, making the site an ideal candidate for higher density residential development. There are no natural resource constraints impacting development potential of the site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. A market feasibility analysis has been prepared which identifies the demand in this area of Collier County for increased dwelling units. The proposed mixed-use project on the 31 acres does represent the minimum area necessary to support the proposed mix of residences and non-residential development. January 27,2017 Page 3 of 3 PDFPage 13 of 228 Exhibit I.D Professional Consultants Planning/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 239.947.0375 fax warnold@gradyminor.com Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 239.435.1218 fax ryovanovich@cyklawfirm.com Transportation: Norman J. Trebilcock, AICP, PE Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 239-566-9551 ntrebilcock@trebilcock.biz Market Analysis: Michael J. Timmerman, CRE, FRICS, SRA CEO & President MJT Realty Economic Advisors, Inc. 1415 Panther Lane, Ste 428 Naples, FL 34109 239.269.0769 mtimmerman@mjtrea.com October 18,2016 Page 1 of 1 PDFPage 14 of 228 D. Wayne Arnold, AICP113 GradyMinor Principal, Director of Planning Education Mr. Arnold is a Principal and co-owner of the firm and serves as the • Master of Urban Planning, Secretary/Treasurer and Director of Planning. As Director of Planning, Mr. University of Kansas, Arnold is responsible for and oversees services related to plan amendments, Lawrence property rezonings, expert witness testimony, ROW Acquisition, public • Bachelor of Science,Urban participation facilitation, and project management. Mr. Arnold previously and Regional served as the Planning Services Director at Collier County, where he oversaw Planning/Geography, the County's zoning, comprehensive planning, engineering, platting an Missouri State University Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has Professional Registrations/ prior Florida planning experience with Palm Beach County Government an Affiliations the South Florida Water Management District. • American Institute of Mr.Arnold has been accepted as an expert in land planning matters in local and Certified Planners(AICP) • American Planning state proceedings. Association(APA) • Urban Land Institute,S.W. Florida Chapter,Board of Relevant Projects Directors 1996 • Collier County Rural Fringe • Collier County Growth Management Plan Committee,Chairman, 1999 • Marco Island Master Plan • Collier County Streetscape • Immokalee Area Master Plan Ad hoc Committee, 1999 • Collier County Land Development Code • Leadership Collier,Class of 2000 • Logan Boulevard Right-of-Way Acquisition Planning Analysis • Bonita Springs Chamber of • U.S.41 Right-of-Way Expansion Planning Analysis Commerce Government • Copeland Zoning Overlay Affairs Committee • Collier County Government Center Development of Regional Impact(DRI) • Collier Building Industry • Winding Cypress DRI Association,Board of • Pine Ridge/Goodlette Road Commercial Infill District Directors • Lely Lakes PUD Rezoning • Collier County Jr.Deputy • Henderson Creek Planned Development/Growth Management Plan League,Inc.,Board of Directors Amendment • Orangetree(Settlement Area)Growth Management Plan Amendment • Mercato Mixed Use Planned Development • North Point DRI/MPD > - • Vornado RPUD -4., 4, Orange Blossom Ranch MPD _ �� � • Palermo Cove RPD - � Mw n ,,� r6 ,r..., Q. Grady Minor&Associates, P.A. Civil Engineers•Surveyors•Land Planners•Landscape Architects PDFPage 15 of 228 Richard D. Yovanovich I Rich Yovanovich is one of the firm's shareholders. He moved to Naples in 1990 and was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney he focused on land development and construction matters. Since entering private practice in 1994,Mr.Yovanovich has represented property owners through the entitlement process before local and state agencies. His representation includes project ranging from small residential and commercial projects to large developments of regional impact. Professional Activities/Associations The Florida Bar Collier County Bar Association Civic/Charitable Activities/Associations Member,Furman University Trustees Council,2007- Chairman,Leadership Collier Foundation Alumni Assoc. Member,Board of Directors,Holocaust Museum 2007— Member,Leadership Collier,Class of 2000 Member,Board of Directors,CBIA(Director 2004-2008, Vice President 2006-2007) Member,Board of Director,Immokalee Friendship House Member,Board of Director,Avow Hospice 2011- Member,Florida Trend Legal Elite Elder,Vanderbilt Presbyterian Church Bar&Court Admission Florida, 1988 U.S District Court,Middle District of Florida U.S.Court of Appeals,Eleventh Circuit Education University of South Carolina J.D., 1987 J.Ed.,1986 Furman University B.A.,cum laude, 1983 PDFPage 16 of 228 Norman Trebilcock,AICP,RE, Trebilcock Consulting Solutions,PA Mr.Trebilcock directs plan production,design development and rotal Years of Experience permitting efforts on public works and private sector projects. 26 Offering 26 years of professional experience, he specializes in transportation engineering, including highway design, iducation signalization, utility relocation, drainage design,street and Site University of Florida lighting, access management and permitting projects. He M.E.in Public Works,1989 prepares and reviews traffic impact statements and related University of Miami reports. The firm is registered by the Florida Department of B.S.in CMI Engineering,1988 Transportation (FDOT) and South Florida Water Management District(SFWMD)as a Small Business Enterprise(SBE),and certified US Army Engineering School by FDOT in several work groups. Mr.Trebilcock manages team Engineer Officer Basic Course,1988 members and various sub-consultants through contract negotiations, preliminary engineering, permitting, final design, ,icenses/Certifications and construction administration. He has attended numerous transportation seminars,and Professional Engineer,Florida has held leadership positions on many transportation-related task forces and in #47116 professional societies. Certified Planner,American Institute of Certified Planners Consulting Engineering Services Certification,FDOT Advanced Work • Coordinated and spearheaded the joint pond agreement successfully executed for Zone Traffic Control the Marbella Lakes project with the FDOT as part of the 1-75 6-laning expansion. This agreement helped the FDOT avoid a potentially adverse pond site acquisition,and Iffiliations resulted in a win-win conclusion. American Planning Association • SFWMD surface water management permit assistance on more than 40 residential, American Institute of Certified commercial,institutional and highway projects totaling over 3,000 acres. Relevant Planners projects include Aster Court Outfall replacement,Bald Eagle Drainage improvements, American Society of Civil Engineers and Westlake Outfall Pipe improvement replacements. Florida Engineering Society,Calusa • Provided technical expertise for transportation issues affecting land development Chapter(Past President) projects including Pelican Marsh,Pelican Bay,Lely and Grey Oaks communities. Institute of Transportation Engineers • Designed street lighting system for Woodlands CDD,Airport-Pulling Road,Golden Gate Illuminating Engineering Society Parkway,Vanderbilt Beach Road,and Airport-Pulling Road/Davis Blvd.intersection. Society of American Military • Designed arterial roadway signalization systems for 20 locations in Southwest Florida, Engineers including mast-arm and concrete strain pole installations. • FDOT Conceptual Access permits for the northeast commercial area at Pelican Bay, DOT Pre-qualifications Naples International Park,and Pelican Marsh PUD. Group 3 rHighway Design- Representative Projects Roadway City of Bonita Springs Old 41 Downtown Improvements Design-Build;Bonita Springs,FL F> 3.1 Minor Highway Design As part of a Design-Build team headed by Wright Construction Group(WCG),Trebilcock Consulting Solutions provided traffic design for the roadway improvements. The main Group 6 Traffic Engineering& Operations Studies feature of the improvements was to reconstruct Old 41 as a complete street with sidewalks, bike lanes, possible narrow median and two travel lanes. Traffic calming 6.1 Traffic Engineering Studies features were proposed,as were roundabouts at Terry St and Pennsylvania Ave. Mini 6.2 Traffic Signal Timing roundabouts were anticipated on Old 41. Project length is 4,414 If(0.84 miles). Parking improvements were proposed along Felts and the cross streets(Wilson,Childers,Ragsdale, Group 7 Traffic Operations Design Abernathy,Hampton,Crockett,and Dean)within the project limits. 7.1 Signing,Pavement Marking&Channelization City of Naples Design-Build Decorative Mast-arm at 5th Ave and 3rd St;OnPower H, 7.2 Lighting The project provided design and construction services to replace the existing traffic signal 7.3 Signalization span wire system at the intersection of 515 Ave and 3rd St with a decorative mast-arm assembly with pedestrian crossing signals. Trebilcock Consulting Solutions provided plan Group 13 Planning production and design development for the project. Responsibilities included I 13.4 Systems Planning signalization,signing and marking plans,maintenance of traffic plans,and coordination with the project team and City staff. 13.5 Subarea/Corridor Planning 13.6 Land Planning/Engineering Mercato—Strada Place and Vanderbilt Beach Road Signalization;Collier County,FL Trebilcock Consulting Solutions prepared a traffic study and provided design for a new traffic signal at the intersection of Strada Place and Vanderbilt Beach Road,roadway realignment,signing and marking modifications,traffic control plans,and resurfacing for nearly 0.5 miles of roadway. Multi-modal improvements included bike lanes,sidewalks, and vehicle accommodation. Trebilcock pawn en Aineerino PDFPage 17 of 228 Michael J.Timmerman,CRE,FRICS,SRA As President & CEO of MJT Realty Capital Advisors, Michael Timmerman . provides expert consultation and advisory services to clients throughout the Southeast United States and in particular Florida. In October of 2013 Mr. ' 't Timmerman was awarded a Fellowship to the Royal Institute of Chartered w`• Surveyors, with a professional specialty of Management Consultancy. This ' '" specialty provides independent impartial advice in all areas of business and real ''E,, estate lifecycles. In 2007 he was awarded the CRE (Counselor of Real Estate) designation by the Counselors of Real Estate, an international group of high profile real estate practitioners who provide expert advisory services to clients on complex real property and land related matters. Mr. Timmerman has over 30 years of experience in the real estate industry including consulting, valuation and geo-spatial analysis of a broad spectrum of residential and commercial properties. He has been quoted in the Wall Street Journal, Bloomberg News, New York Times, USA Today, Fortune Magazine, Worth Magazine, Builder Magazine and many other state and local newspapers and magazines. He is also frequent speaker for the Urban Land Institute(ULI),The Appraisal Institute, Florida Bar Association, National Association of Home Builders (NAHB), Florida Bankers Association and International Council of Shopping Centers(ICSC). Prior to his founding MJT Realty Capital Advisors, he was a Senior Associate at Fishkind & Associates, Florida's premier economic consulting firm. His position as Senior Managing Director of Hanley Wood Market Intelligence was a continuation of his management after the purchase of his firm, Feasinomics, Inc., by Hanley Wood, LLC in March of 2005. Feasinomics was a full service market research firm offering real estate research,consulting and geo-spatial analysis throughout the State of Florida. EDUCATIONAL AND PROFESSIONAL QUALIFICATIONS • FRICS,Fellow-Royal Institute of Chartered Surveyors • CRE Designation,Counselors of Real Estate • SRA Designation,Appraisal Institute • Advanced coursework in financial and economic analysis, highest and best use analysis, and case studies required for the MAI designation through the Appraisal Institute. • Northland College,B.S.Business Administration and Economics • Licensed Florida Real Estate Broker • State Certified Residential Real Estate Appraiser CIVIC RESPONSIBILITY • Executive Committee Member,Urban Land Institute(ULI) • Board Member,United Cerebral Palsy(UCP)of Southwest Florida • Board Member,Naples Pelican Bay Rotary Club • Past Board Member,Collier County Economic Development Council • Performed Pro bono work for Collier EDC, Naples Chamber of Commerce, Collier Building Industry Association, Lee Building Industry Association, International Council of Shopping Centers (ICSC), Collier County School Board and many others. PDFPage 18 of 228 Exhibit li Disclosure of Interest Information B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Goodlette Pine Ridge II LLC 100% 2600 Golden Gate Parkway Naples, FL 34105 Name and Address Percentage of Stock Manager The Residences at the Mercato, Inc. 50% Juliet C. Sproul Family Inheritance Trust 12.50% 1998 Barron Collier III Irrev Children's Trust 12.50% Phyllis G. Alden Irrevocable Trust 6.25% R. Blakeslee Gable 3.125% Michael Wells Gable 3.125% Christopher D. Villere 2.08333% Mathilde V. Currence 2.08333% Lamar G. Villere 2.08333% S Brent Keller 1.25% Chelsea Keller Kunde 1.25% Ashleigh N Keller 1.25% Matthew D Keller 1.25% Kathryn E Keller 1.25% D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Trail Boulevard LLLP 100% 2600 Golden Gate Parkway Naples, FL 34105 Name and Address Percentage of Ownership Barron Collier Corporation 0.1000% Juliet C. Sproul Family Inheritance Trust 24.9750% 1998 Barron Collier III Irrev Children's Trust 37.4625% Phyllis G. Alden Irrevocable Trust 12.4875% October 4, 2016 Page 1 of 2 PDFPage 19 of 228 Exhibit II Disclosure of Interest Information R. Blakeslee Gable 6.2438% M. Wells Gable 6.2438% Christopher D. Villere 4.1625% Mathilde V. Currence 4.1625% Lamar G. Gable 4.1625% October 4,2016 Page 2 of 2 PDFPage 20 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit III.A Legal Description All that part of Section 10,Township 49 South,Range 25 East,Collier County Florida,being more particularly described as follows: COMMENCING at the southerly 1/4 corner of Section 10,Township 49 South,Range 25 East,Collier County, Florida; thence along the north-south 1/4 section line of said Section 10,North 01°18'35"West 69.79 feet to a point on the northerly boundary of Pine Ridge Road(S.R.896)and the POINT OF BEGINNING of the parcel herein described; thence along said boundary, South 89°07'52" West 9.57 feet to a point of curvature on the easterly right of way of Frank Boulevard, 100 foot right-of-way as recorded in Plat Book 13,Page 58 of the Public Records of Collier County,Florida: thence along said right of way 454.08 feet along the arc of a circular curve concave the east,having a radius of 5679.65 feet,through a central angle of 04°34'51"and being subtended by a chord which bears North 04°48'48"East 453.96 feet; thence continuing along said right-of-way North 07°06'13"East 1102.02 feet; thence leaving said right-of-way North 89°29'57"East 783.65 feet to a point on the boundary of the parcel of land described in O.R.Book 503,page 206; thence along said boundary South 00°46'24"East 1324.29 feet to a point on the boundary of the parcel described in O.R.Book 1037,pages 1602-1605; thence along said boundary South 89°29'57"West 190.00 feet thence continuing along said boundary South 00°46'24"East 232.40 feet to the northerly boundary of said Pine Ridge Road; thence along the northerly boundary of Pine Ridge Road,North 89°35'25"West 779.46 feet to a point on the north/south 1/4 section line of Section 10 and the POINT OF BEGINNING of the parcel herein described; Parcel contains 30.65 acres more or less. Subject to easements,restrictions and reservations of record. Bearings are based on the northerly boundary line of Pine Ridge Road(SR 896)being South 89°3525"West. October 10,2016 Page 1 of 1 GradyMinor Ghil Engineers• and Suncyors•Planners•Landscape.Arrhitecla PDFPage 21 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language Revise the FUTURE LAND USE ELEMENT *** *** *** xxx xxx Text break *** *** xxx xxx *** TABLE OF CONTENTS *** *** *** *** xxx Text break xxx *** *** xxx xxx *FUTURE LAND USE MAP SERIES *Future Land Use Map *Mixed Use& Interchange Activity Centers Maps *Properties Consistent by Policy(5.9, 5.10, 5.11, 5.12) Maps *Collier County Wetlands Map *Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map *Future Land Use Map Rivers and Floodplains Map *Estuarine Bays Map *Future Land Use Map Soils *Future Land Use Map Existing Commercial Mineral Extraction Sites *Bayshore/Gateway Triangle Redevelopment Overlay Map *Stewardship Overlay Map * Rural Lands Study Area Natural Resource Index Maps *North Belle Meade Overlay Map *North Belle Meade Overlay Map Section 24 *Future Schools and Ancillary Facilities Map *Existing Schools and Ancillary Facilities Map * Plantation Island Urban Area Map*Copeland Urban Area Map *Railhead Scrub Preserve—Conservation Designation Map *Lely Mitigation Park—Conservation Designation Map *Margood Park—Conservation Designation Map *Urban—Rural Fringe Transition Zone Overlay Map *Orange Blossom Mixed Use Subdistrict Map *Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map *Goodlette/Pine Ridge Commercial Infill Mixed Use Subdistrict Map *Henderson Creek Mixed Use Subdistrict Map *Buckley Mixed Use Subdistrict Map *Livingston/Pine Ridge Commercial Infill Subdistrict Map *Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map *Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map *Livingston Road Commercial Infill Subdistrict Map *Livingston RoadNeteran's Memorial Boulevard Commercial Infill Subdistrict Map *Corkscrew Island Neighborhood Commercial Subdistrict Map *Collier Boulevard Community Facility Subdistrict Map *Orange Blossom/Airport Crossroads Commercial Subdistrict Map September 20,2017 Page 1 of 6 GradyNlinor Mil Engineers•Land Snnews•Planners•Land,cape Or hitects PDFPage 22 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language *Coastal High Hazard Area Map Coastal High Hazard Area Comparison Map "Gordon River Greenway Conservation Area Designation Map Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map "Davis-Radio Commercial Subdistrict Map *** *** *** xxx xxx Text break rrx xxx *** *** xxx II.IMPLEMENTATION STRATEGY A. URBAN-MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict 3. Urban Coastal Fringe Subdistrict 4. Business Park Subdistrict 5. Office and Infill Commercial Subdistrict 6. PUD Neighborhood Village Center Subdistrict 7. Residential Mixed Use Neighborhood Subdistrict 8. Orange Blossom Mixed-Use Subdistrict 9.Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 10. Henderson Creek Mixed-Use Subdistrict 11. Research and Technology Park Subdistrict 12. Buckley Mixed-Use Subdistrict 13. Commercial Mixed Use Subdistrict 14. Livingston/Radio Road Commercial Infill Subdistrict 15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict 16. Collier Boulevard Community Facility Subdistrict 17. Hibiscus Residential Infill Subdistrict 18.Vincentian Mixed Use Subdistrict 19. Davis Radio Commercial Subdistrict 19. Goodlette/Pine Ridge Mixed Use Subdistrict B. URBAN-COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict 3. Livingston/Pine Ridge Commercial Infill Subdistrict 4. Business Park Subdistrict 5. Research and Technology Park Subdistrict 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict 7. Livingston Road Commercial Infill Subdistrict 8. Commercial Mixed Use Subdistrict 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Infill Subdistrict 1410. Orange Blossom/Airport Crossroads Commercial Subdistrict September 20,2017 © Page 2 of 6 GradyMinor CIH!Engineers•Land Sury or,•Planners•landscape Architects PDFPage 23 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language 11. Davis—Radio Commercial Subdistrict *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE DESIGNATION *** *** *** *** *** Text break *** *** *** *** *** I.URBAN DESIGNATION *** *** *** *** *** Text break *** *** *** *** *** b.Non-residential uses including: *** *** *** *** *** Text break *** *** *** *** *** 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict,Orange Blossom Mixed-Use Subdistrict,Buckley Mixed Use Subdistrict,Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use �t Subdistrict,Goodlette/Pine Ridge Mixed Use Subdistrict,Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict,Vincentian Mixed Use Subdistrict,Davis—Radio Commercial Subdistrict; and,in the Urban Commercial District,Mixed Use Activity Center Subdistrict,Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Goodlette/Pine Ridge Commercial Infill Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay;and,as allowed by certain FLUE policies. *** *** *** *** *** Text break *** *** *** *** *** A.Urban Mixed Use District *** *** *** *** *** Text break *** *** *** *** *** 19.Goodlette/Pine Ridge Mixed Use Subdistrict: This Subdistrict consists of 31 acres and is located at the northeast quadrant of two major arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses generally allowed in the Urban designation, the intent of the Goodlette/Pine Ridge Mixed Use Subdistrict is to provide shopping, person services and employment for the surrounding residential areas within a convenient travel distance. The Subdistrict also permits multi-family rental residential dwelling units. The Subdistrict is intended to be compatible with the neighboring Pine Ridge Middle School and nearby residential September 20,2017 GradyMinor Page 3 of 6 Chit Engineers•Land Surveyors•Planners•landscape Architects PDFPage 24 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language development and therefore, emphasis will be placed on common building architecture, signage, landscape design and site accessibility for pedestrians and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Mixed Use Subdistrict may feature a signalized traffic access point on Goodlette-Frank Road, which may provide for access to the neighboring Pine Ridge Middle School. Other site access locations will be designed consistent with the Collier County access management criteria. Commercial development intensity within the Subdistrict will be limited to single-story retail commercial uses, while professional or medical related offices, including financial institutions,may occur in three-story buildings.A maximum of 275,000 square feet of gross leasable area for retail commercial and office and financial institution development may occur within this Subdistrict. Retail commercial uses shall be limited to a maximum of 125,000 square feet of gross leasable area on the south +/-23 acres. No individual retail commercial use may exceed 65,000 square feet of gross leasable area. Residential development within the Subdistrict will be a maximum of 375 multi-family rental dwelling units. The maximum height for residential buildings shall be 4 stories over parking. Unless otherwise required by the South Florida Water Management District,the.87±acre wetland area located on the northeastern portion of the site will be preserved. A total of 1.47 acres of native vegetation shall be provided within this subdistrict. *** *** *** *** *** Text break *** *** *** *** *** C.Urban Commercial District *** *** *** *** xxx Text break *** *** *** *** *** This Subdistrict consists of 31 acres and is located at the northeast quadrant of two major arterial roadways, Pine Ridge Road and Goodlette Frank Road. In addition to uses generally allowed in the Urban designation, the intent of the Goodlette/Pine Ridge Commercial Infill Subdistrict is to provide shopping, person services and employment for the surrounding residontial areas within a Ridge Middle School and nearby residential development and therefore,emphasis will be placed and bicyclists, as well as motor vehicles. Access to the Goodlette/Pine Ridge Commercial Infill Subdistrict may feature a signalized traffic access point on Goodlcttc Frank Road, which may provide for acccr to the neighboring Pinc Ridge Middle School. Other site access locations will be designed consistent with the Collier County access management criteria. Development intensity within the Subdistrict will be limited to single story retail commercial uses, while professional or medical related offices, including financial institutions, may occur in three September 20,2017 Page 4 of 6 GradyMinor CI i)Engineer.;• and surcewrs•Plannirs•Landscape lrchitects PDFPage 25 of 228 Goodlette/Pine Ridge Commercial lnfill Subdistrict Exhibit IV.B Amendment Language 4410.Orange Blossom/Airport Crossroads Commercial Subdistrict *** *** Y** xxx xxn Text break *** *** *** xxx *** 4/11.Davis—Radio Commercial Subdistrict *** *** ,<x* xxn xxx Text break *** *** *** xxx *** FUTURE LAND USE MAP SERIES Future Land Use Map Activity Center Index Map Mixed Use& Interchange Activity Center Maps Properties Consistent by Policy(5.9, 5.10, 5.11, 5.12) Maps Collier County Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map Future Land Use Map Rivers and Floodplains Future Land Use Map Estuarine Bays Future Land Use Map Soils Existing Commercial Mineral Extraction Sites Map Bayshore/Gateway Triangle Redevelopment Overlay Map Stewardship Overlay Map Rural Lands Study Area Natural Resource Index Maps North Belle Meade Overlay Map North Belle Meade Overlay Map Section 24 Existing Schools and Ancillary Facilities Map Future Schools and Ancillary Facilities Map Plantation Island Urban Area Map Copeland Urban Area Map Railhead Scrub Preserve—Conservation Designation Map Lely Mitigation Park—Conservation Designation Map Margood Park Conservation Designation Map Urban Rural Fringe Transition Zone Overlay Map Orange Blossom Mixed Use Subdistrict Map Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Goodlette/Pine Ridge Commercial Infill Mixed Use Subdistrict Map September 20,2017 Page 5 of 6 GradyMinor Chit Engineers• and Snrsecnrs•Planners•landscape architects PDFPage 26 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit IV.B Amendment Language Henderson Creek Mixed-Use Subdistrict Map Buckley Mixed-Use Subdistrict Map Livingston/Pine Ridge Commercial Infill Subdistrict Map Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map Livingston Road Commercial Infill Subdistrict Map Orange Blossom/Airport Crossroads Commercial Subdistrict Livingston RoadNeteran's Memorial Boulevard Commercial Infill Subdistrict Map Corkscrew Island Neighborhood Commercial Subdistrict Map Collier Boulevard Community Facility Subdistrict Map Coastal High Hazard Area Map Coastal High Hazard Area Comparison Map Gordon River Greenway Conservation Area Designation Map Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis—Radio Commercial Subdistrict Map September 20,2017 Page 6 of 6 ®GradyMinor CII Engineers•Land Sune nrs•Planners•Landscape:%rehitects PDFPage 27 of 228 n COLLIER COt;NTI%FLORIDA • .\---- I__________\\ xr x i W dam.. � � a r/v/ //:// / 0101.01=/1840{¢.R_}g5} Nat 0,0",k 100e1(0.0^000 t Mot y 4SN800/40.6 CAA gi\ .....„\t.+ I II 111 ,_ w---e— .- ;1 ' 41 $ ISI I< Iii 1m1 IIra POMPV 4 W , 11111.0 ..-LE- e t 1111Pf r<at' 11111 Hi ,s. 100, -01011.0#1 us t y` 1 0 AMODIO - OC1OSER 14. 2008 (Ord Na 200E-59) LEGEND 0 .0 r 000 n /f/�j/jj//},�++ 1 PDFPage 28 of 228 r� 0� N N 0 o, co •k ik . 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Q o ! a' Nil 841 Zi w > 9 w rc ` t w j O an j ? o a :c° m W — S \-11——1 a; 1 ,`' I / "46: („?' it 1 U w . r /y �< a.l 4 !cg w 1, ,8,,t-f. !--U / Jr F, _ , , a . , _. _,,,,„, _ . g......0 . :, ,,...,-;1. . Q 3 m N Q / a .,i 1,o . ,, .)4 1� ig N oa c A W w a _..-_ ' tet° .._ ,, , _, — o , 1 p .g �o�. li --- joy to mss. rN ., W w 0 i^ oi°g z W -E ?# ilAir i _ % rfr ,�'1y �'-� w 05 N z G G 5 i 1 W V ..,h,_ ,,... burai L ,," _.y e- ti ✓. N — W U gCN 8 ig„ jj 41-SRau!, _J_aL exleo I S9b1 I S L7 I I S9b1 I 5641 I SCSI I SLS1 I SZS1 I S £S1 I —) EXHIBIT V.B. - EXISTING FUTURE LAND USE MAP SUBJECT SITE: URBAN DESIGNATION COMMERCIAL DISTRICT, GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT= 31±ACRES GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY,FLORIDA 416 ma.._, MI:7' 1j a LL g i Ft ---... / PINE RIDGE ROAD(C.R.-B96) PINE RIDGE ROAD(CR.-B96) [ 'TRACT A 1 DRIVE i ' I7 ,,,,„ �1' •.,NILANO DRIVE _ r 111 LASTRADA LANE --_ ...... ' 1 11114...- -§ CT I SII POMPEI LANE f I I ■ — o I IL 1 1I I Imil � 0,<, I RIDGE AVENUE o1 - ' I. 9q<F I 1 RESTLAKE BLVD. z- \ Il I I I I I I II OAMENDED - OCTOBER 14, 2008 6CAL2 (Ord. No. 2008-59) LEGEND I I I 0 200 FT. 400 FT. GOODLETTE/PINE RIDGE COMMERCIAL PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTIONN j/� SUBDISINFILL RICT COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 10/2008 FILE: CPSP-2006-13A-1.DWG Page 2 of 2 PDFPage 31 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit V.E Public Facilities Level of Service Analysis Provide the existing Level of Service Standard(LOS)and document the impact the proposed change will have on the following public facilities: The Goodlette/Pine Ridge Commercial Infill Subdistrict is a partially developed commercial development. The Subdistrict currently authorizes up to 125,000 square feet of retail commercial space and up to 150,000 square feet of office use on approximately 31 acres. To date,205,878 square feet of commercial has been constructed within the project. The growth management plan amendment proposes to retain all of the commercial entitlements and to add a maximum of 375 multi-family dwelling units within the sub-district. The public facilities analysis evaluates the project impacts on potable Water, wastewater, drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS information is the 2016 AUIR. Potable Water The property is located within the Collier County potable water service area. The County has existing plant capacity of approximately 52 mgd. The proposed addition of 375 multi-family dwelling units will not create any LOS issues in the 5-year planning horizon. This Project will have no significant impact on the potable water system and capacity is available in Collier County. A comparison of the existing and proposed uses are shown below. Water Demand: Existing: Retail 125,000 x 0.15 gpd/sf= 18,750 gpd Retail 125,000 x 0.15 gpd/sf x 1.5 max. month=28,125 gpd Office 150,000 x 0.15 gpd/sf=22,500 gpd Office 150,000 x 0.15 gpd/sf x 1.5 max.month=33,750 gpd Proposed: Retail 125,000 x 0.15 gpd/sf=18,750 gpd Retail 125,000 x 0.15 gpd/sf x 1.5 max.month=28,125 gpd Office 150,000 x 0.15 gpd/sf=22,500 gpd Office 150,000 x 0.15 gpd/sf x 1.5 max.month=33,750 gpd Multi-family 375 x 150 gpd x 1.8=101,250 gpd Multi-family 375 x 150 gpd x 1.8 x 1.2 max.month=121,500 gpd Collier County LOS: 150 gpcd/(0.15)gpd/sf* Permitted Capacity: 52.75 mgd Required Plant Capacity FY26: 41.9 mgd *Based on EP Extimates June 14,2017 Page 1 of 4 PDFPage 32 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit V.E Public Facilities Level of Service Analysis Data Source:Collier County 2016 AUIR Sanitary Sewer The subject project is located within the urban boundary with standards for Sanitary Sewer established in the Capital Improvement Element of the Collier County Growth Management Plan. The subdistrict is located in the north sewer service area of the Collier County Water/Sewer District. This Project will have no significant impact on the Collier County Regional Sewer System. A comparison of the existing and proposed uses are shown below. Sewer Demand: Existing: Retail 125,000 x 0.15 gpd/sf= 18,750 gpd Retail 125,000 x 0.15 gpd/sf x 1.5 max. month=28,125 gpd Office 150,000 x 0.15 gpd/sf=22,500 gpd Office 150,000 x 0.15 gpd/sf x 1.5 max. month=33,750 gpd Proposed: Retail 125,000 x 0.15 gpd/sf= 18,750 gpd Retail 125,000 x 0.15 gpd/sf x 1.5 max. month=28,125 gpd Office 150,000 x 0.15 gpd/sf=22,500 gpd Office 150,000 x 0.15 gpd/sf x 1.5 max. month=33,750 gpd Multi-family 375 x 100 gpd x 1.8=67,500 gpd Multi-family 375 x 100 gpd x 1.8 x 1.2 max.month=81,000 gpd Collier County LOS: 100 gpcd/(0.15)gpd/sf* Permitted Capacity: 24.7 mgd Required Plant Capacity FY26: 16.8 mgd *Based on EP Extimates Data Source:Collier County 2016 AUIR Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussions of the project's impact on level of service for arterial and collector roadways within the project's radius of development influence. Drainage The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10,2001-27,and LDC Ordinance 2004-41,as may be amended. The single project within the proposed subdistrict has been issued a surface water management permit by the South Florida June 14,2017 Page 2 of 4 PDFPage 33 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit V.E Public Facilities Level of Service Analysis Water Management District which has established criteria for the volume of water stored on site as well as the quality of the water which may be discharged from the site. The development within the subdistrict is consistent with the County LOS standards. Solid Waste The adopted LOS for solid waste is two years of lined cell capacity at the previous 3 year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. There are no current capacity issues and none are anticipated through the year 2065. Existing: Retail 125,000 x 5 lbs/1,000 sq ft=625 lbs/day x 365=228,125 lbs/year or 228.12 tons/year Office 150,000 x 5 lbs/1,000 sq ft=750 lbs/day x 365=273,750 lbs/year or 273.75 tons/year Proposed: Retail 125,000 x 5 lbs/1,000 sq ft=625 lbs/day x 365=228,125 lbs/year or 228.12 tons/year Office 150,000 x 5 lbs/1,000 sq ft=750 lbs/day x 365=273,750 lbs/year or 273.75 tons/year Multi-family 375 x 0.54 tons per person x 2.4=486 tons Current landfill capacity in 2017 is anticipated to be 16,309,943 tons. Available Inventory as of July 2012: 2,236,272 tons Required Inventory as of July 2015: 446,042 tons Available Inventory as of July 2015: 3,186,107 tons Surplus Capacity as of July 2015: 2,740,065 tons Source: Collier County 2012 AUIR Cal Recycle Parks:Community and Regional The proposed 375 multi-family dwellings will pay park impact fees to mitigate for their impacts on this public facility. No adverse impacts to Community or Regional Parks result from the amendment of the subdistrict. Schools June 14,2017 Page 3 of 4 PDFPage 34 of 228 Goodlette/Pine Ridge Commercial Infill Subdistrict Exhibit V.E Public Facilities Level of Service Analysis The proposed 375 multi-family dwellings will pay school impact fees to mitigate for their impacts. No adverse impacts to schools result from the creation of the subdistrict. Fire Control and EMS The proposed project lies within the North Collier Fire and Rescue District. The North Collier Fire and Rescue District- Station #40 is located at 1441 Pine Ridge Road, which is adjacent to the southeastern property boundary. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on each unit. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; North Collier Fire and Rescue District-Station#40 1441 Pine Ridge Road Collier County Sheriff North Naples Substation 776 Vanderbilt Beach Rd June 14,2017 Page 4 of 4 PDFPage 35 of 228 C C N 0 d CELL 910[/91/01 OM0'3A 1.19N013 94,1.3\99NI1.11/i10\(90CL000910C1d)0147 onc,SNONW00 n”,N 3NId-91bdOtld\ONINNVId-fOtlE\9MNNYId\„,,,\,,,,0\\ PbCO in Ej, x az LOGAN BLVD a , 1 SANTA BARBARA BLVD w 0 0o � , , n b U I-ww s 0 j', E - / N f m ti= a `:: ) I od m N m L- J w U ' INTERSTATE 75` I-75) k Z 44 o E. E. o W w a _/ A CCS o t x wW L(VINGSTON ROAD - ,. s O om :° w 0 , LI � 0 / .mac; a -W - -- z._ Q- AiRPoRraao Q z a 'toe , ,.. ii - - 2, I. i z o E- v , W c W• ELn qs CO Q 1 > m � $ C9 —E m - O) CL , tq }.; 9§ gm._ 1 /. tIVI d I �� - E ileg ,; z rn F3 c6= ¢yE� ag f * r V z F i — 5 � " _ w w -_ ,s , r N CV O nd Toro°Im/rz/I ON o i�aun 4lveoxdti� NVOICI[sof]woaloas)oenev and SN oawov avow nein-slOdaadwwu5 Sd-lopdw�wr�,dd�a N- M I� $ ' 4�"" N 0 LL J 011 a„ � o 51F (a m J . 0 4,.'� ,� ”' E O" y ff LL W X L7 _aa 4X 0 ce , 0 b' a�a O z w (? h 0 .44 te m` ° an-la SRldVN Q- Za sqQ O = � z H 1SlHVA ilkert s Q ' N yumces C.1,441 2 y3Cl mit- � RESTg SAYtOR °i 1 STONEGA/E DF } Rs jwhr:4 TREEDR4 ja '-------wB1NG iv, t ' rtNJ Om a . �5 ��v oDA78 SOOA4 Niru _ giir 4.' U 3uaiaoos -,0,.. p C7, a. 'a' - is 4` 7' '�a a}1^1772;‘ali a�000�^� 4 z K a if°3901E1 '`;. ., ," w q' 3nb IStl3 m k o o ' — aa�n� rv� d N is 4 1S3 g'" N L9 H-- aA1811V2:11— �4NLi_s V I V,'dl _O' 101V0 43J 11' n N o a 0A1S11S:M w> Q e( 0 4-- S ci P :A14 13 t-64 ��a=a w - AV. W. 9 - /74.44,Y Ea .� • a in e_ _ z—�F- _ o _ y OI 7, o O L I— i ° >. N >- }O V 3 ____'____ 4. V oN N N 3 �r R ,i s .—it. Iv M e. . r) � 1-—Ill •. LULIaT E X11 - z maID csi CL N O O II _ uvaiaAnMc�'vtl v �-'7.—; oO 1 w -, Q 0 dill ,Suite 205 -269-0769 Market Study of Magnolia Square Apartments Naples, Collier County FL Effective Date of report October 21, 2016 Revised January 20, 2017 Prepared by: Michael J.Timmerman,CRE, FRICS MJT Realty Economic Advisors, Inc. 0 2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 38 of 228 dill August 8,2017 Mr.David Genson, PE Barron Collier Companies. 2600 Golden Gate Parkway Naples,FL 34105 Dear Mr.Genson, Per your request,we have completed the market study on the Magnolia Square Apartments,a proposed market rate rental apartment community located on the northeast corner of Goodlette Road and Pine Ridge Road in Naples,Collier County,Florida.Our objective is to research the market to measure the demand for additional rental apartment supply in Collier County.Market demand is measured by reviewing the historical pricing and occupancy trends and relating those trends to the current and future supply of market rate rental apartment units in the County. The proposed rental apartment community is in the North Naples submarket which is close to employment,retail,entertainment facilities as well as public and private schools.This established area is very desirable as evidenced by the recent redevelopment of homes in Pine Ridge, Pelican Bay and other residential communities.The proposed rental apartment community is a partial redevelopment of an existing community shopping center that no longer viable and,in consultant's opinion,does not represent the sites highest and best use. The study evaluated the occupancy and rental rate trends from January 2011 to today and found the rental rate and occupancy metrics have increased significantly overthattimeframe indicating strong demand for market rate rental apartments in the county.The delivery of 86o new rental units in the past 2 years has had no significant measurable impact on the rental rate and occupancy trends,which continue to rise.The future delivery of 296 units at Milano Lakes is not anticipated to have a significant impact on the market demand metrics,especially considering its location off Collier Blvd where the largest concentration of market rate rental apartments exists. 1 ©2o16 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 39 of 228 Orchid Run is the most comparable new market rate rental apartment community in terms of location and general appeal.This community is achieving the highest rental rate and saw the fastest lease up of the three new communities delivered over the past two years. This community's location and superior quality has attracted a more upscale clientele who desire better access to the locational amenities of Naples and better quality apartments and amenities.The Magnolia Square location is a major influence that will attract a similar upscale clientele to that of Orchid Run. The unit sizes proposed for the Magnolia Square Apartments are consistent with the most recently developed rental apartments.The introduction of a small number of Studio apartments in Magnolia Square will help to draw a new tenant profile as this will be the first new community to offer this efficient design. Based on the analysis of the market rate rental apartment market,it is my conclusion that sufficient demand exists to support the development of the proposed 400 units at Magnolia Square.The sites location and proposed quality will attract an audience that desires these features which can't be found anywhere else in the county. Please review the report and let me know if you have any questions or clarifications.It was a pleasure to work with you on this project. Sincerely, Michael J.Timmerman,CRE,FRICS Principal 2 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 40 of 228 TABLE OF CONTENTS 1.0 CONDITIONS OF THE REPORT 4 1.1 INTENDED USE OF THIS REPORT 4 1.2 INTENDED USER OF THIS REPORT 4 2.0 SCOPE OF STUDY 4 2.1 TASK PLAN 4 2.2 SITE INSPECTION 5 3.o PROPOSED DEVELOPMENT ASSESSMENT 6 3.1 DEVELOPMENT SITE ATTRIBUTES AND SURROUNDS 6 4.0 COLLIER COUNTY RESIDENTIAL TRENDS 15 5.o COLLIER COUNTY RENTAL APARTMENT MARKET 17 5.1 MARKET RATE APARTMENTS 25 5.2 MARKET PERFORMANCE SCORE 32 6.o MARKET DEMAND CONCLUSIONS 35 7.o PROPOSED RENTAL APARTMENT SUPPLY 37 8.o DEMAND SUPPLY CONCLUSIONS 37 9.o CONCLUSIONS AND RECOMMENDATIONS 38 9.1 RENTAL RATE CONCLUSIONS 38 9.2 ABSORPTION CONCLUSIONS 39 COPYRIGHT,TRADEMARK AND LEGAL DISCLAIMER 43 TERMS AND CONDITIONS OF USE 44 PHOTOS 51 3 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 41 of 228 Introduction As we understand it, BARRON COLLIER COMPANIES ("Client") would like MJT Realty Economic Advisors, Inc. ("Consultant")to prepare a Market Study for the proposed 400-unit Magnolia Square Apartment community located on the northeast corner of Goodlette Rd and Pine Ridge Rd in Naples,Collier County, FL. The property is currently developed with a community shopping center which is planned to be removed and redeveloped with a new 400-unit rental apartment community. i.o Conditions of the Report The Client and designated representatives are responsible for representations pertaining to the properties future development plans, marketing expectations and for disclosure of any significant information that might affect the ultimate realization of the projected results. There will usually be differences between projected and actual results because events and circumstances frequently do not occur as expected,and the differences may be material. 1.1 Intended Use of This Report The intended use of the study is to provide BARRON COLLIER COMPANIES ("Client")with market supported conclusions of demand for the proposed apartments based on its construction quality and location within the Naples market. 1.2 Intended User of This Report The intended user ofthis analysis is BARRON COLLIER COMPANIES("Client")for the purpose of changing the land use to legally permit the proposed use. No other users are authorized to use the report for any other purpose. 2.0 SCOPE OF STUDY Based on our understanding of the current situation,the Consultant has developed a scope of work to analyze the Project as identified above.The scope is based on the Client's objectives, as described to the Consultant,which includes the following interrelated tasks. 2.1 Task Plan We will perform the following scope of professional services in order to meet the objectives of this assignment: 1. Research,, profile and map all market rate rental apartment complexes in Collier County and provide occupancy data associated with the current rental rates. 2. Research and map any newly developing or planned rental apartment communities in the market to evaluate the potential competition. 4 ©2016 MJT Realty E conomic Advisors,Inc.All Rights Reserved. PDFPage 42 of 228 3. Based on the findings from the research above, provide conclusions and recommendations regarding the following; a. Recommended pricing per square foot for each Bedroom Plan. b. Forecast absorption rate to stabilized occupancy. c. Profile additional supply that may be under construction or planned that could be future competition. 2.2 Site Inspection The site was inspected on October 19,2016 by Michael Timmerman,therefore October 19, 2016 will be the effective date of this study.The site photos are in the addendum to this report. 5 ©203.6 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 43 of 228 3.o PROPOSED DEVELOPMENT ASSESSMENT 3.1 Development Site Attributes and Surrounds The project known as the Magnolia Square Apartments is proposed on a site located on the northeast corner of Goodlette Road and Pine Ridge Road in Naples, Collier County, FL. A portion of the site is currently improved with a structure formerly occupied by a Sweet Bay grocery,with the remainder of the development parcel currently vacant.The proposed rental apartment community will be constructed on two separate parcels connected by a pedestrian bridge over the existing Premier Way vehicular roadway. Based on the Collier County Property Appraiser's office the site is currently owned by Trail Boulevard LLLP and consists of a total of 19.42 acres.The development site for the proposed rental apartment community is planned on approximately 12 +/- acres of the site. The site's future land use is classified as the Goodlette/Pine Ridge Commercial Infill Subdistrict. The intent of this future land use designation is to provide shopping, personal services and employment for the surrounding residential areas.The uses allowed are those generally found in the Urban FLU designation and include retail,office and multifamily. The site is currently zoned as a PUD under the Collier County zoning classifications and is known as Pine Ridge Commons.This ordinance was approved on December of 1999 and allows the development of 275,000 sqft of commercial development on 31 total acres of land.Per the most recent PUD list from Collier County,approximately 205,000 sqft has been developed.This includes the existing structure that is planned for removal to develop the subject apartment complex. The site s generally rectangular and has three access points,the north at Panther Lane and Goodlette Road is a signalized intersection,an unnamed access road between Pine Ridge and Panther Lane and a southern access point off Pine Ridge Road just east of the intersection with Goodlette Road. The site's location on Pine Ridge Road and Goodlette Road offers good access to the employment, shopping and recreational amenities of North Naples.The sites transportation infrastructure is very good and allows for easy access north to Bonita Springs via Tamiami Trail and to 1-75,which is 3.75 miles east of the site on Pine Ridge Road.The NCH Hospital is located 4.5 miles north of the site on Goodlette Road with the Mercato Entertainment Center located 3.5 miles northwest of the site at the intersection of Vanderbilt Beach Road and Tamiami Trail. The Waterside Shops is another upscale shopping center with restaurants located 3/4 of a mile west of the site at the intersection of Pine Ridge Road and Tamiami Trail. Located below are several maps showing the location of the subject site from a regional perspective and aerials showing the existing developments in the immediate area. 6 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 44 of 228 ill ^t 11 u 1 Magnolia Square Apartments �,d' sairiri,c 4 Regional Street Map ` . yrtte ' E. Pine -. =rrd 'Ckan{pe Btassx Dr Pelican ;, Ridge Bay u` , r- 3' 04 ' co-AO op ft- Q . _` Cf tktt5 tst' Iat t` z North S Naplesre TradeCenietWaY Y J anCBlvda £e''r• r, to, a 8 zv n 1 a > ;1 : mm Pine Rtde Rd _ an -o yrs 3 n .d `C ; 'Cs s u ''o ra3 d 1(441 • NeaP0tttan`t43Y Grao C ir kV 4 <,r, p3dIasJle , ...ha-, F4,,-' Ct4.e M r Y Solana '"'t, Roy a1Ect.', yy '0 r z k1(:, Oar #y', �t rpt g tt3 9, x°. i..,trr'a las Legend 0.5 0.25 0 0 5 Miles_;f r,1. M M s Grotllettff'Rine_RC+ga Co,,a,- ical Infill Subdseid 01 Rd y" Su�eoSlt=_ z a Scuts,: Esrl;PER£ Cswttme,j.SGS intarmap.inaea t P Ca NP.CAr:, - Earl Japan.ME'7I Wie,,China 1(1(1#1(a wcnSii.Esri ITnadana].Mtap .i • „; CFenStreettia�i•i lrnblAces.ancrane GIS User Communty,Cyt ., 7 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 45 of 228 IMagnolia Square Apartments L__ Local Street Map choctrtut a;.s s 4. c r Old Mahogany.CI 44 O -`panther 1,A P r nrtsfir.t;l Moorings Park Estates = = =='' Wiano Or z Lasttada Ln - G c� - 5. _ Pummel in -. n s n u Westlake; Wa<idrttt c A. Q C Forest twAt_nt-Y,c., Lake ` Manes rFt a+ls3S' c q r Moorings ��� - Park ih, 0.15 0.075 0 0.15 Miles 'u u E Legend ttt QGxd4p tte »e m R idea Ccnerbt loris Subdistrict - 5 Subset/Sit* ti SC{fCei.EVi.HERE,CeLCrme, rSGS.Intgmap.increment P CCM:.SIRCAN, tru,nk�1D : EsriJapan,rAETI,Es ri China tinting Kenai.Ean rTailaadj.Mtapmylnse.0 .. r. : OP.StreethAep centritutSrs,ant the GIS User Canmunfij 8 ©2016 MJT Realty Econornic Advisors,Inc.All Rights Reserved. ` PDFPage 46 of 228 MagnoliaRegionalAerial Square ApMapartments �€ . � ' , F,e11.4 Yk 1.4 0r tit Legend i,1il Gea�letts?Pina_Rgge Ccmrtsaricsl I^fi0 SuEcistrtl SctlactSita g 'f , i ti SkfitJ) dlt 9 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 47 of 228 Magnolia Square Apartments Local Aerial Map t_� i I i ...i s FTM -., Legend 0 1 0 ri_, p 1 1,,i,les �' _,.t,,„,...„7___..,,,.. ,2:2_5:: ,:55., 4cottlettc,Pirt Ritl9t Cmxrtw Subjta5itaicel lnfiA Sut t', - _ s -_ 10 O 2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 48 of 228 GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT COLLIES COUNTY.FWKIDA ''''''',..„\ .,,iii .... ... 1 �y `may I _ ....... ... ... .. . . . I m V.W..WMWOW A➢(Ck.:4.1)•,•••. ^_ K RP - ;.E ROA*(to,ei\i rt EA: > I. ... ..,. iI 1 III IONIOCE I ' 4 ; `'a. /.. .„‹,,,,IS--, RI II . -- It r-T4E4444Kr AMENDED - 0CT08ER 1e 2008 Rc..s (0rd.Na.2008-50) L LEGEND a zoo rt we rt. GOODLETTE/PINE RIDGE COMMERCIAL INELL PREPARE°EF:0 APH1CS AND TECHN1CAl SUPPC.RI SECncN SUBDISTRICT CCIass rf DEVUOPMENT AND EV.100tivENiAt.SERVICES d1w5eo41 DM5 70,/2058 EIC:CPSP-2006-1:M-1.DW0 -_ ;`.`""`. •...:.""""__.,„,"."•i 11 ©2026 MJT Realty Economic Advisors,Inc.All Rights Reserved. �` PDFPage 49 of 228 The site is located in the larger North Naples Planning Community, which will serve as the primary trade area for the analysis of current and future supply and demand analysis. Located below is a map showing the boundary of the North Naples Planning Community. 12 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 50 of 228 North Naples Planning Community) . X fa t Yi 40 VI,""`rry$i f `Hip S: 1 Bonita 5Yi -, r?printllsi.rrr,LL.841th Rd SE wa,o,,,,,g,„n'+ r In `t.+'ct:- v-1 za- ',Job r)".tat 1,-,',.ivtt te • r,tati mY t7 krlKl, ' _ .@, i»Wi9� t� 4.3s9�A4t 19r `V,". .01.114try Cid 3ulL "usd iaiaetii nt. tthe K.: CoutMSr Lz __.r:i,* rat. G4uk%. Naples Park ... al ,44 : tf"Intb ithurun ,:u Ind orb it t4<aae11.Rd Pelican Pine ,.„ ..,,.ti, Bay Ridge "''i.`yc81,7s-so,'pr North' ix I vcievari:. Rapt S cilr r;t e. z `q Golden ... a Gate 6 .I.t 3 W yy? rs u: ,kart ;, ''=: rit� r ttac„nf,,, l,h,r East Naples N Naples P.a4-8€ar,1 tt' E Legend 1.5 0.75 0 1.5 Mies o s U GoodletteJPineRidge Cam merdal Intl!Subdistrid s $. = xE sa.cers Esrt HEPE.CeLcrmer.USGS I t hsp.i^cement P Corp•N CA1. �"SubjectSite Esri,Ea an,METI Esri China k#cn K E ,i` ^, p 0 Kong), P iTita ianaj.tv?ap YInAw.d' .�, Cpa rSe aattlsp cccntributcrs,ana t.a GIS itsar;Cornmundy Y? 13 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 51 of 228 Within the North Naples Planning Community,only the Imperial Lakes PUD,located north of the subject site, has approval for 430 multifamily sites. It should be noted that the sites multifamily approval does not specify rental units, therefore the true potential of land with approval may be none.Located below is a map showing the location of the Imperial Lakes PUD and the subject site. k e Imperial Lakes MF Site Bonita a:. .Sprints e.=7.�sn..rn Pnn t , Imperial Lake 430 MF Urias iaAr , ,.,. ensr$ P ,n N& wne [e e+r Pa. Legend Q 3.. P e P S.c E r:.y } ._ o Seve.Es E E'Kc USGS.U(W5eP mii.terwrqPC �P.CAl. ,n E. pa ME,.Es Cni-,rfap e.gKEu tin tla'dl DsvrEmttisp cv,tno4tors,s,<ex GIS User Cw+:munti Product Mix The introductory unit mix includes four floorplans offering Studios, 1, 2 and 3 bedroom units with i and 2 bathrooms. Unit sizes range from 600 sqft for a Studio unit to 1,361 sqft for a 3 bedroom 2 bath unit.The proposed unit sizes are consistent with the current market offerings of new and existing rental apartment projects in the area. 14 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 52 of 228 Located below is a summary of the preliminary unit mix followed by a tentative site plan. Unit Type Unit Count Size Studio 20 600 1 Bed/1 Bath 145 850 2 Bed/2 Bath 158 1125 3 Bed/2 Bath 52 1,361 Total Units 375 Wtg Avg Size 1,023 4.0 COLLIER COUNTY RESIDENTIAL TRENDS The charts below provide an overview of historical residential develop trends for Collier County. The overview is in terms of single family and multifamily housing starts and residential price and volume trends.The analysis of both single family and multifamily growth trends is an important attribute in understanding the overall housing market. Figure 4.1—Collier County SF Housing Starts county Sum of Sum of SF_Starts Single Family Housing Starts 3000 2655 2690 2500 2044 m 2000 1442 1500 1214 = 1086 , moo 890 E ill Q 500 0 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Year ■Total Year .'{, Source:Bureau of Economic and Business Research The chart above reflects annual single family housing start trends for Collier County from January 2007 to through the end of 2016.Single Family Housing starts have increased steadily over the past 5 years and have averaged approximately 2500 starts between 2015 and 2016. Figure 4.2—Collier County MF Housing Starts 15 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 53 of 228 County - Sum of Sum of MF Starts Mulitfamily Family Housing Starts 1000 923 900 v-. 800 v 700 617 618 665 600 545 S 500 425 = 400 359 300 271 243 c c 200 100 66 0 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Year ■Total Year .Y Source:Bureau of Economic and Business Research The chart above reflects monthly multifamily housing start trends for Collier County from January 2007 through end of 2016. Multifamily housing starts include both condominium development and rental apartments.Over the past four years,multifamily housing starts have averaged approximately 600 units per year, of which the majority are new fee simple condominium developments. Milano Lakes, off Collier Blvd on Lords Way, is the most recent rental apartment community being developed in Collier County.This community will consist of 296 units and cater to young professionals and families.Construction stated on this community in late 2016. The recent growth of single family and multifamily housing starts has kept pace with population growth,indicated a balanced market. 16 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 54 of 228 Table 4.3—Collier County Residential Sales Trends County . ° Sum of SF_Closed Sales Average of SF_Median Sale Price Sum of C_Closed Sales Average of C_Median Sale Price Collier County Residential Sales Trends 1600 5500,000 1400 $450,000 1200 . .,. .... 5400,000 3 1000 ._ 5350,000 O S — 800 .... $300,000 0 Epp - $250,000 400 _ . . $200,000 200 . $150,000 0 .. ..... $100,000 'LO'ti�'YO'13'LD'y3 O.y"! 'LQy'S'yp'yb'Lq'yQ p'�Q'Lp'tia otiP oyQ pat'ry,,1h\�3!)\151y 1Qyy 5,,',1506,60)fi5,"&i53,C'\�Otib cf\ NN\1 ti y\� \�q\~ti+\�\ti\a, \y\' \� o\titi\ti y c5\ Period mum Sum of SF_Closed Sales ®Sum of C_Closed Sales +—Average of SF_Median Sale Pace—Average of C_Median Sale Price Period =: Source:Florida Association of Realtors The chart above reflects the monthly sales volume for single family homes and condominiums as well as the median home price for each design since January 2013. We can see the sales volume of condominiums typically outpaces that of single family homes,due primarily to the lower product pricing. Sales of all residential product has slowed since the beginning of 2015 due to the rapid price increases over the past several years and the increased supply of new product offerings. Year over year, the median single family home price has decreased slightly at 1.48% while condominium home pricing has increased 4.6%for the same period.On an annual basis,both single family and condominium pricing increased 4%over the same period in 2015. 5.o COLLIER COUNTY RENTAL APARTMENT MARKET A review of 43 rental apartments in Collier County was conducted to estimate the overall supply within the market.The apartments utilized in this sample are those with loo or more units, range in age from new to 40 years old and represent both subsidized rental and market rental communities.Collier County has a total of 10,462 total rental units of which 4,814 or 46%are subsidized in some way. The following data includes the total supply with Market Rate apartments analyzed later in the report. 17 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 55 of 228 Located below is a map showing the location of the apartments researched for this study followed by a map key. All Rental Apartments -I3 Tt . . J ttapih3 Naples Park �l � tramcarat•a Rd • m '1al p s lIaiti; ,r-'a e6il•eachRd. Pelican Pine Bay Ridge !�!1 ",-i North ©® m` T heVihothohiGeld on Gsa*Pim aW Naples .i " a 3a 4 • ii � t4 Fina Ri Ra • GO D am 4.3 'il, a • eur3t6ra° • ae Fr ny ;i,r,. .D �,c,N haat-h, �R 72 •27 _,.�,• ^�,,,..m'. f.al4.0.01-4k1 13 Mars.vat Aa�.1T • East Naples Naples ,4 11 1lbvta$Fad Nap* r • ,1 g. •Lja i'a,t n u Fe----' c_ El n • s. • it Lely ,..i.,--i, Naples Li 1 Minor 1.5 0.75 t 1.5 Miles tilri I` 1.1101111111 a' E TFr Legend _ s r i4 • A,peitments 20160 et Anai Soirees E THERE De crrne,-ir+5�G,_S,Intermap,increment P Crap.,NERCAti, Esri Japan,HETI,Es i China fHen&cne),Esri;Tnaiand),Mapmyinde,le OpenSfreett•Aap cntridutors.and the G'15,,,Jlsae Community 18 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 56 of 228 MapID Apartment Name MapID Apartment Name 1 Bear Creek 22 Oasis of Naples(Arbor Walk) 2 Belvedere 23 Ospreys Landing 3 Berkshire Reserve 24 Meadow Brook Preserve(Turtle Creek) 4 Bermuda Island 25 River Reach 5 Brittany Bay I&II 26 Sabal Key 6 Bryn Mawr 27 Saddlebrook Village 7 College Park 28 San Marino(Aventine) 8 Coral Palms 29 Shadowood Park 9 Goodlette Arms 30 Somerset Palms(Arbor View) 10 Heritage(MerSoleil) 31 Summer Lakes I 11 Heron Park 32 Summer Lakes II 12 Ibis Club 33 Summer Wind 13 Jasmine Cay 34 Tuscan Isle 14 La Costa 35 Villas of Capri 15 Lagu Bay 36 Waverley Place 16 Malibu Lakes 37 Whistler's Cove 17 Meadow Lakes(Saxon Manor) 38 Whistler's Green 18 Naples 701 39 Windsong Club 19 Naples Place I-Ill 40 Aster Lely 20 Noah's Landing 41 Sierra Grande 21 Northgate Club 42 Orchid Run 43 Milano Lakes The apartments surveyed include both market and subsidized housing and are all included to provide a census of the rental apartment market.Located below is a summary of all the rental apartments within the market based on their age and total number of units. 19 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 57 of 228 ,'r All Apartments by Age ',°,:� , .1I� ‘ P: ,ggm .z: Az39t.*v%Itr x' >v,'tt144 `..df3PSi{ Se +- e c,,t!.,tart, '',tram' C...kit, ':yl- g I Naples3B 1 Park ®� (( tmm iru$td e ho 432 P u =. ok-n, o r .d-t fu�a • r1 } t,ti,e.,11 Flal Tta lrt"xwox >to*t'r .i'lF'''' ¢ cttntt3 +'ao1F s.t,k4 .. 4 I,b, 'X moll tilt 1... Peitcan Pine ii ea y Rid;e'� qe' rLra 1001©® tr., Qoidan 4xla larttk Naples amtlop =. e° I a.N..t+ ^^. m l n14 a Pgrio itz$4DtV-- i 3 cs z • c r x , 01;"ii 10 21 a > r. 13. c s ra -sr,,,'' �� at, 0 e x ��� � Cu 34 0 rl t E t attApir, tJ,pI,-, r;t1) a O ttt., 4olrCl. 0 a Rlttlhs-,an karximna Rya' Htt-r Legend <-4,-,w,-;1,,t, Lely ,91F, Years©ld ura t Less than Naples tut=" 0 6to10 ❑�' x r • 11W15 ofili w £ 1.5 0.75 0 1.5 Miles • 16 to 20 11111111 ••Tire.. S Mare than 20 Soirees Esr -ERE.C.LcrmoLSGS,1 tar .ap,in¢ementP Ccrp..tiftCAN. End Japan,METI End China hony-'4t rgi Esti;Thailanep,tvtapmylndie,S 0psnStreettaap contr2uters and the GrS,..tsar Community+ 20 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 58 of 228 lt �_ All Apartments by Unit Count ,u, ,,, � ., __� __,_m. :4- 1.40d0Ely4 v',,,,niny club 0 R F.,rp ,e 0 f t rr.4,-, t t ,1'f. S i=L %z€aif4i�1` --,g.c.rat.. i. w s:xrp .tui= 4 ,0 4 tach RE a Pelican Pine Bay Ridge '' .t.01 N4ftt1 Els °, > , Naples 3 xi isspitti r m zi to ,,� iii` ©u L ® r16 a©1S µ a , , 12 ::o moo® o W°© 0 East tlapiesQ 111[11 irj* i; ''''''''''''''''W11 .-- p itaptre t - i Ra-P,E e,vd xtitbu.--:- , •a m X.. o 3 © C' 6 la Legend t'ly Total_U n its Naples ,i,rt. C' Less than 200 Manor O 201 to 250 D7 0 4 251 to 350 t 6 0 75 0 L5 Miles A E iii 351 to 5004 iiili, Ear a oil M ore than 500 Sns,ns:Es, ?FERE.DsLe, .InWmap,tnaementP Cop..tiRCAhi, Esti Japan,i,1ET1,Esri China-or' },Esri iTha,andi,Mapnyindia, OpenStreatMap:contributcrs,and this 4.ser Cannuney 21 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 59 of 228 The first map shows all the rental apartments based on their age. The supply of rental apartments in the county is generally older with the majority being developed more than 20 years ago.Many have been renovated, however their floorplan design,amenities and general appeal reflect their aging criteria. The newest communities are located primarily off Collier Blvd in South Naples with the Orchid Run community located closest to employment centers and support facilities located on the southwest corner of Livingston Road and Golden Gate Parkway. The second map shows all the rental apartments based on the total number of units within each complex. The majority have between 250 and 40o units with the newest communities averaging 30o units each. The development of rental apartments in Collier County started in the mid 1970's with a surge of new development occurring in the mid 1980's which coincided with the first wave of new residential development. As we can see from the graph below, most the apartments built consisted of i and 2 bedroom designs.The first real influx of 3 bedroom units did not begin until the mid a9go's,following that decade's recession. Development of rental units from the mid 1990's through today consisting primarily of 2 and 3 bedroom units with a very limited supply of 4 bedroom units. Sum of 1812 Sum of 2BR Sum of 3 BR Sum of 4BR Historical Development 1400 1200 1000 800 a 600400 2o iii I � 1 I II _ I 197519761985198619871988198919901991199319851997199819992000200120022003200720142015 Period Vakiek ■Sum of 1BR ■Sum of 2BR ■Sum of 3 8R •Sum of 4BR Yea:Built ,T Product size by bedroom count has stayed relatively consistent for the i bedroom design,with the 2,3 and 4 bedroom designs getting slightly larger over time.The subject will a very small number of 600 sqft Studio Apartment which is a new design for the Collier County market. 22 ©2016 MUT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 60 of 228 Unit Size by BR Count and YR Built 1600 1400 1200 1000 6� ■ ■ ■ � � ■ � r � ■ iirr1' ii 2400 ■ 1 ■ 11 ■ 1111 '111 1111 111111111111111111 III IIII 200 11111111111 I 1 1 11 11 1 1 ^6tii��ti���tii^'��w1���1Oti�~1�''3'��'y ,^ '� '19r'IT 151. 'IP Period Average of 3BRS Kum Average of 2BRS MOM Average of 3BRS ®Average of 4BRS ®Linear(Average of lofts)... —Linear(Average of 2BRS) Located below we will analyze the projects based on their location,age and rental rate per sqft. The chart and graph below represent the weighted rate per sqft based on the unit mix of both the subsidized and market rate apartments.As we can see the rate has increased significantly over the past four years. Average Rate by Bedroom Count Bedroom Count Jan-11 Oct-11 Mar-13 Dec-13 Jun-15 Sep-16 1 Bed $0.94 $0.91 $1.01 $1.12 $1.32 $1.42 2 Bed $0.78 $0.77 $0.86 $0.95 $1.18 $1.21 3 Bed $0.75 $0.73 $0.81 $0.89 $1.21 $1.17 4 Bed $0.78 $0.82 $0.86 $0.94 $1.25 $1.15 Historical Rate $1.50 $140 $130 i$1.20 $1110 - --- 1.00 $0190 �— $oso $0.70 $0.60 Period --+1 Bed ®2 Bed -w-,-3 Bed —4 Bed 23 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 61 of 228 Occupancy has also risen significantly overthe past 4 years to the current 97%which represents stabilized occupancy when you consider a typical 5%turnover rate. Located below is a chart and graph showing the historical occupancy from January 2011 to present. Jan-11 Oct-11 Mar-13 Dec-13 Jun-15 Sep-16 Avg Occupancy 92% 91% 96% 95% 99% 97% Historical Occupancy 10096 9896 96% 194% Ya a 9196 90% _— 88% 86% -- .. .n .q w M m en r: N n n 3 4 N .M. 4 4 w 4 weoa —Avg Occupancy The overall occupancy rate has fallen slightly due to the introduction of new supply into the -'- market.The chart and graph below show the rental rates and size by bedroom count for the current period. Bedroom Count Avg Size Sept 16 Rate 1 Bed 775 $1.42 2 Bed 1,020 $1.21 3 Bed 1,220 $1.17 4 Bed 1,407 $1.15 24 ©2026 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 62 of 228 Relationship of Avg Size to Rate per sqft 1,500 - $1.60 1;400 ---- - $1.40 1,700 ---- — 1,200 E t iOn - $1.at 1.000 $0.80 r < 400 - $0.60 - SO.AO /00 600 500 - $0.00 1 Bed 2 Bed 3 Bed 4 Bed Unit Type am Avg She Sept 16 Rate 5.1 Market Rate Apartments Market rate apartments were the first developed in the county, with subsidized housing starting in the late 198o's to accommodate the increasing employment for hotels and other hospitality related industries.There is a total of 5,648 market rate rental units in Collier County which accounts for 54% of the total. The mix of market rate units by bedroom count is consistent with the overall supply in the county. The increase in supply of 3 and 4 bedroom units did not begin until 2000 when the availability of affordable family accommodations was restricting due to rapidly rising home prices. Most of the market rate rental apartment communities are located on major arterial roadways allowing for easy access to a wider market area. Market rate rental apartment complexes prefer to be located closer to employment centers, entertainment venues and other support facilities to attract tenants. Located below is are maps showing the age and size of the market rate apartments followed by graphs and charts summarizing these rental communities. 25 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 63 of 228 Market Rate Apartments I,° , _ .tg, ..4. 4. u ria :.a ..: ti., _ . . =`Skip Naples i.-;...i.....#,,,. Park 16 lrnfroa aiea ad' g di x o i.mrtz,zt 3aacA Rd Pelican Pine , Bay Ridge a'-',a,..61 , ,€+t_ North 15 Ths 4okfenGat€6tvew Naples Ytheyarv�:. t .. nt N4,ri-s .. ,"'I a X .r 0. i—J1 a o 4201, Go n19 VI .z c g stain+ a Po.,) ca ter,--•� fi Cr'Aaa ....""•••••rr f.t.v t_€;sr Rad r ltd • . i=h( 't East 6 s� Naples Naples :a. Qac — ttai.k� '` nrn ahem a tt t rnd 5. a 18 r8.. at co r El E e _, or-1 t ' u R3ttlavlake Narcrh Rd © r'm ® Lely tS. Naples Manor s to .Ti 1.5 0.75 0 1.5 Miles 4'+ aE r Legendmooli .,„ s €., 1, Solaces Es,HERE a Celme,-L1 S.Intermap increment P Ccrp..NRCAN. 0 MarketRateApattments Esri Japan AVETI,Esi China{Hog gi.Esri;Thailand).Mapmyindia,e Oz rStreettslar oontr,butcrs,and the Rsar Ccrnmunity 26 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 64 of 228 ' Market Rate Apartments by Age rt Naples r Park 116 It}ttr,A al sa¢,d .k,,, <4 X ',,,,01.2ch Rd Pelican Pine Bay Ridge 12_, - % 15 4 TMiia8dan fi,>9xty t4 9Y N.121,, \J; <I N.0., 33 z 14 `��/ `- s �,° 12y East CBaY< 81va .aF.r 28I r 18 0 a 47 O r at1,--,k e t-,,,,,,*u 41 CY Legend Lely 4i Yea "'"` a rsflkl © Na nor Less than5 Manor 0 6to10 %17 to 15 w E 1.5 0.75 0 1.5 Miles x r'"� • 16 to 20 t f rn C "' S More than 20 SpucesEs +FEREDaicr'e;-45GSfntatmap,incerrnntPCerp.,i.RCA?3, Esti Japan.h1ETI.Esti China 1Her'414p.10.Es 1'Thadand'7,Mapmylndia, Ope'Streett,Aap WririZutors,Inc the 0$. 17 sar Ccmmundy 27 ©2026 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 65 of 228 Market Rate Apartments by Unit Count , TCL 1-44d, 1 Cope a4 tt§�3 aUI-Il x ',off Club Stta Ckit, .at. ''; ll Ckri; dile E.„ bat NaplesFidca �p.� r. 1..,: Park -_ 1.1.6.1 #msn #e Rd it k i -. f4 It i4at 44444_tr -1K ,, a arsrca:,Hl uH ,.^t Ctr3€, 1. t oodt FI t. hYASa dcriarbit.4*A ch Rd Pelican Pine ,,, Bay Ridge •'z gesl i2 (V+ North 15 o GolimRala 814dW T. of Naples oaxoa Is ❑ 1IsiMaPtss m 141 +, rrnat©J LJ�l�,r. r a .s t ® e n ,..sr xt„=r, > a as 4o as 4:3,tr?.,xp L c.,44 A k„ cc2 e i a,_. g o' )© x.114. • nom` Fra t `k- 12 - — 1,..,„.,i XV R,_,,:,Rti ' .I.rs,s East © t Naples d Naples t4 , n s0 t1 t t . c 0it 4E 18 co x 29 4 i IP ., e Raoloolci a t;.nen .Rd ©1 go' Legend LibbroL Total Units Lely 0 _ Less than 200 Naples t xs Manor Q 201 to 2 50 • 251 to 250 `'a ,. W E 1.5 0 75 0 1.5 Miles • 351 to 5 00 r f'rF FMIMII S Eq More then SQO Sources Es 1,MERE CeLame,-VSGS,tate+map.Increment PCorp..NRCAN, Esri Japan.tIErl,Earl China(Han +g,.Esri;Thailand).Tutapmylndia; Ope SbeetMap contriEutcn,and the 0l55Rser Cc.",r ity 28 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 66 of 228 county -'' Market:Lent,Y Sum.of SBR Units Sum of 2BR.Units Sum of 3 BR Units Sum of 46R Units.., Historical Size By BR Count 700 600 500 400 300 II 11111 200 7{70 0 1975 1986 1988 1989 1990 1991 1995 1998 2000 2001 2002 2014 2015 Values; is Sum of 1BR Units ■Sum of 2BR Units •Sum of 3 BR Units ■Sum of 48R Units Vowr MA* _le Product size by bedroom count has stayed relatively consistent for the i bedroom and has increased slightly for 2 and 3 bedroom units. county -T Market Rent Average of RBR Size Average of 2BRSize Average of 3BRS3ze AvHdpeof 4BRSIze: Historical Size By BR Count 1800 1600 1404 - _ :.. 1200 _... 1000 800 • 600 400 200 0 1975. 1985 1986 1988 1989 1990 1991 1995 1998 2000 2001 2002 2014 201'. Valles„ ®Average of 1BR Sire •••••Average of 2BR Size Nom Average of 3158 Size MIMI Average of 488 Size --- Linear(Average of 1BR Size) linear(Average of 2BR Site) Linear(Average of 3BR Size) Year Buitt:,-' ` Located below we will analyze the projects based on their location,age and rental rate per sqft. The chart and graph below represent the weighted rate per sqft based on the unit mix of the market rate projects only.As we can see the rate has increased significantly over the past four years. 29 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 67 of 228 Average Rate by Bedroom Count-Market Bedroom Count Jan-11 Oct-11 Mar-13 Dec-13 Jun-15 Sep-16 1 Bed $0.93 $0.93 $1.02 $1.17 $1.40 $1.52 2 Bed $0.86 $0.85 $0.93 $1.01 $1.26 $1.36 3 Bed $0.83 $0.81 $0.87 $1.02 $1.29 $1.34 4 Bed $1.03 $1.04 $1.11 $1.15 $1.47 $1.47 Historical Rate-Market $1.60 -_.---. $1.50 $1.40 r-- $1.30 $1.20 $1.10 I $1.00 r $0.90 $0.80 $0.70 $0.60 ti 11 M 4 4 4 4 N 4 4 :Pi 4 " 1 C �' C r C ^ o m ¢ ^ o - < ^ o - ¢ ^ O -. ¢ ^ O C Period -1 Bed -2 Bed ---3 Bed -4 Bed The rental rate per square foot between 2014 and 2015 has increased at an average of 6%per year for each bedroom design. This annualized rate is lower than previous years due to the limited supply of new product. Occupancy has also risen significantly overthe past 4 years to the current 97%which represents stabilized occupancy when you consider a typical 5%turnover rate. Located below is a chart and graph showing the historical occupancy from January 2011 to present. Market Rate Jan-11 Oct-11 Mar-13 Dec-13 Jun-15 Sep-16 Avg Occupancy 89% 90% 94% 97% 95% 97% 30 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 68 of 228 Historical Occupancy-Market 98% 96% 94% Y ec A 92% c 90% 88% 86% 84% N N ti N N N m a m V ti et a ti In in i 1D m N N H N H H N 1O . H -L O N ei M N N y 1 tID a ? , c ~ n c ^ O« 5 n ~ -cam, c u ,5a •'• ¢ O a O a ¢ ¢ ¢ Period —Avg Occupancy The chart and graph below show the market rental rates and size by bedroom count for the current period. Bedroom Count Avg Size Sept 16 Rate 1 Bed 804 $1.52 2 Bed 1,040 $1.36 3 Bed 1,244 $1.34 4 Bed 1,501 $1.47 31 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 69 of 228 Relationship of Avg Size to Rate per sqft-Market 1,700 ----.__.... $1.65 1,500 $1.55 $1.45 1,300 $1.35 • 1,100 $1.25 r,• 900 $1.15 a ■ ■ $1.05 700 - $0.95 500 $0.85 1 Bed 2 Bed 3 Bed 4 Bed Unit Type MN Avg Size —Sept 16 Rate The market rate apartments are located throughout the county with the majority south of Golden Gate Parkway.Three of the four newest communities are located off Collier Blvd near the intersection with Rattlesnake Hammock Road. Orchid Run is the 1st market rate rental community developed west of 1-75 in more than zo years.Its locational influence has resulted in the highest rental rates and quickest lease up in Collier County.This community is currently under contract for sale.Orchid Run's market performance provides evidence that well located rental communities in Collier County are in demand. 5.2 Market performance score The consultant developed a market performance score for each rental apartment complex using age, average occupancy and average rental rate per sqft as criteria.After the score has been determined, each sites score is mapped to see the spatial distribution of the best performing complexes. For this study, we are only reporting on the market rate rental apartment communities as Magnolia Square will compete with these communities.After we have determined the criteria forthe score,we developed a ranking system for each criterion.In this case,a score of between 1 and 5 was selected for each criterion with assigned thresholds for each.The thresholds range from one,which represents an older or lower attribute to five,which represents newer and/or a higher ranking. Located below are the criteria and the ranking for each criterion. 32 ©2026 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 70 of 228 ?tee(yrs) to hi score 0 5 5 6 10 4 11 15 3 16 20 2 20 1000 1 Occupancy I%f 10 hi core 95.00% 5 90.00% 94.90% 4 80.00% 89.90% 3 75.00% 79.90% 2 75.00% 1 Rent/Soft f$1 10 hi score $1.40000 5 51.20000$1.39999 4 51.10000$1.19999 3 $0.80000$1.09000 2 $0.80000 1 A score was assigned to each attribute for each rental apartment complex.Once each attribute is assigned for each rental apartment complex, we weighted each to calculate a final score. Located below is the weighting we assigned to each attributes score. Weights Age 15% Occupancy 50% Rent/Sqft 35% 100% Below are the individual scores for age, occupancy and rental rate per soft for each of the market rate complexes and the final weighted average score. Project Map. Age'�;Occupancy - Rate soft'.. Market 9/2016 score Belvedere2 1 5 1 1 4.0 Berkshire Reserve3 2 5 3 1 4.9 Bryn Mawr 6 2 5 1 1 4.2 Ibis Club 12 2 5 1 1 4.2 La Costa 14 1 4 4 1 4.6 Laguna Bay 15 1 4 4 1 4.6 Malibu Lakes 16 3 5 5 1 5.7 Naples 701 18 1 5 4 1 5.1 Naples Place I-Ill 19 1 5 4 1 5,1 Northgate Club(Avesta Elderado) 21 1 5 4 1 5.1 Oasis of Naples(Arbor Walk) 22 1 5 4 1 5.1 River Reach 25 1 4 5 1 4.9 San Marino(Aventine) 28 2 5 5 1 5.6 Shadowood Park 29 1 5 2 1 4.4 Summer Wind(ARIUM Gulfshore) 33 1 5 5 1 5.4 Waverley Place 36 1 5 4 1 5,1 Aster Lely 40 5 4 5 1 5.5 Sierra Grande 41 5 5 5 1 6.0 Orchid Run 42 5 5 5 1 6.0 The final weighted scores range from a low of 4.0 for Belvedere an older community to a high of 6.o for Sierra Grande and Orchid Park due to their newer age, higher rental rates and high occupancy.In order to identify the spatial distribution of the best performing sites,we mapped each of the market rate rental apartment communities and delineated the score range by color code.Located below is a map of the market rate apartment complexes by final weighted score. 33 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 71 of 228 Market Performance Score •_ , , -.".s, S. Bonet 75 • 5Pn n141pligeh RrkE �i ,,>go>n I ��a, c,lntr 1 kE Pan,r;Cx.. t Maples '.". Park 16 • 0 z ... A a `.:wAi.tt it Q,u,dptd.l uddh R, Ri.a e,lE- Pelican Pine , r- Bay Ridge''''''.g e e 1 t 22 pl,Vt North 15I a lstdef Gat.id,d Naples t�! aest r1: ©. n?rtnpi:c. m x V.•E, �„, r ,� Z '_ w ® n u? 42 a Vitas` Ei N. E 12 Ran-r, /-0 Ea .' .J att�> .-...mow, st _lJ riukl L' tiar.ir. 0 fr 2-81 Legend 1S' Mark etRateA{artnlents ri LI a � Se pit 6Score 0 El V Less than• Q 3.1 too 41to5 Lely ig r 5.1 to 5.5 1-6 x.76 O Nord.. 5 Miles Yt` t MINCEIJI L •Sett $, Sr..,Esrd HERE.VoLerme U S.Intermap lnatnrnt P Cap..NRCAN, Esri Japten b y Esn China(Si Kmg`r.Ess!Thailand),Mapmylndia. ..._— QperrS#Nriap&tM tutus, the GIS User Crn+mondy 34 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved. PDFPage 72 of 228 The highest scoring apartment complexes are Sierra Grande,Aster at Lely, located on Collier Blvd,south of Rattlesnake Hammock Road, Malibu Lakes, located off Immokalee Road at the intersection of 1-75,and the newest community,Orchid Run,located on Golden Gate Parkway and Livingston Road. Of the four highly rated communities, Malibu Lakes is the oldest, however is achieving high rental rates and a high occupancy due to its location and easy access to 1-75. Orchid Run is the newest of the stabilized rental apartment communities in Collier County.This community is achieving the highest rental rates in the market due to its superior quality, unit design,amenities and most importantly its location.Its central location near the employment and entertainment centers of Naples as proved the market demand for a better-quality community in a superior location. Orchid Run is currently under contract for a reported $75,000,000 or $265,000 per unit. This would be the highest sale of a rental apartment community in Collier County. The existing supply of market rate apartment complexes are enjoying high occupancies and increasing rental rates due to the lack of apartment complexes in the market and more importantly an increase fee simple housing cost which is directing the consumer to the few rental market options available.The introduction of Milano Lakes and the proposed Magnolia Square Apartments will increase supply to the currently market restricted area. 6.o MARKET DEMAND CONCLUSIONS The demand for market rate rental apartments is not isolated to a specific area of Collier County, however,the rental communities within the North Naples planning district are some of the oldest in the county.The demand for rental apartments is based in part on the lack of available supply, resulting in record occupancy of the existing facilities and on the size of the population that primarily occupies them. Rental apartment demand is a function of population growth. Most the occupants for rental apartments are single and/or couples who are employed who vary in age from millennials to baby boomers. The forecast for rental apartment demand started with a review of the current market status. Data used to support this forecast is based on Collier County Population forecast,the American Community Survey(ACS) Housing Summary and the National Multifamily Housing Council. The supporting documentation is included in the addendum of this report. Located below is the calculation of demand for market rate rental apartments in Collier County.This is followed by an explanation and support of the forecast. ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 35 PDFPage 73 of 228 A Pct of Annual Rental Pct with Demand Units Income for with rent between Market between Total Total Persons Pct Rental 30K and Rate $800 and Market Current Annual Cumulative Year Population Housholds per HH Rental Households 99K Units $1,900 Demand Supply Need Demand 2012 328,209 122,972 2.67 2015 343,802 128,765 2.67 16% 20,602 49.0% 10,095 61% 6,158 5,648 510 510 2016 350,514 131,279 2.67 16% 21,005 49.0% 10,292 61% 6,278 5,648 630 1,140 2017 357,358 133,842 2.67 16% 21,415 49.0% 10,493 61% 6,401 5,648 753 1,893 2018 364,335 136,455 2.67 16% 21,833 49.0% 10,698 61% 6,526 5,648 878 2,771 2019 371,448 139,119 2.67 16% 22,259 49.0% 10,907 61% 6,653 5,648 1,005 3,776 2020 378,700 141,835 2.67 16% 22,694 49.0% 11,120 61% 6,783 5,648 1,135 4,911 The estimate of market rate rental unit demand,is based on the relationship of rental units to population and the associated rental housing units.Column B starts with the 2012 Population estimate from the US Census,with estimates through 2015 and forecast through 2020.Based on the Collier County Planning department, the forecast is reflective of the BEBR Medium population estimate.Column C reflects the total households taken from the 2013 ACS report. Column D is the calculation of the persons per household which is the total population divided by the total households,which is 2.67.The 2.67 persons per household figure will be used in the forecast to calculate the estimate household growth in relation to the Population estimates. Column E is the percentage of households in Collier County that are identified as reserved for rental.There are a total of 31,899 units in Collier County that are identified as use for rentals. This represent 16%of the total 198,345 housing units in the County.This percentage will be used to estimate the total Households that rent units in Collier County. Column F reflects the percentage of households that have income between $30,000 and $99,000 within the County.The households with income in this range are most likely to rent apartments in the county.The household income range represents 49%of the total within the county. Column G is the calculation of the total rental households would be made up of the households that make between 3oK and 99K annual income. The resulting number reflects the total households that, based on their income would be most likely to occupy market rate rental housing. Column H is the estimate of total market rate rental households based on the household income range and is calculated by multiplying Column F by Column G. Column I reflects the percentage of rental units that have rental rates between s800 and $1,900 per month. This is obtained from page 2 of the ACS housing Summary and provides support for the percent of units with rental rates in this range.This is considered the general rental range for market rate rental apartments in Collier County.Based on this data,61%of the ©2016 MiT Realty Economic Advisors,Inc.All Rights Reserved 36 - PDFPage 74 of 228 rental units in Collier County have a monthly rental rate between s800 and sigoo per month., Those units with rental rates below are considered subsidized housing and those with rate above are considered other types of rental product. Column J is the estimate of total market rate rental households based on the data provided.It is calculated by multiplying Column H, Annual Market Rate Demand by, Column I, the percentage of rentals that have a rental rate that is consistent with market rates from the survey above. Column K reflects the total market number of market rate rental units in Collier County. Column L is the difference between the Column J,the total market demand, and Column K, the current market rate supply.This therefore reflects the undersupply of market rate rental units needed. Column M is simply the cumulative number of rental units needed until 2020. Based on the demand analysis,there is an estimate demand for an additional 1,893 market rate rental apartments in Collier County,growing to a total of 4,911 by 2020. 7.o PROPOSED RENTAL APARTMENT SUPPLY In addition to the existing market rate rental apartment supply, there are currently two properties that are approved for the development of rental apartments.The approved units must be subtracted from the supply to estimate the net demand for new market rate rental apartments.The two proposed apartments are summarized below. TOTAL Est. SIZE !RES.MF NAME STATUS Ord.# Date App'd'', Buildout ACRES TOTAL NEW HOPE MINISTRIES ACTIVE 16-41 01/29/08 2021 39.89 319 FIRST ASSY.MINST.EDU.&REHAB. ACTIVE 15-55 07/22/08 2020 69.10 296 These two properties are located in the south Naples submarket. The First Assembly of God parcel is currently being developed with a 296-unit rental apartment know as Milano Lakes. These units are expected to be completed by mid-2017. The New Hope Ministries parcel is approved for development,but has not started construction. 8.o DEMAND SUPPLY CONCLUSIONS The analysis above indicated an increasing demand for market rate rental apartments in Collier County. Currently two facilities are approved for the development of additional market rate rental apartments that will help to satisfy some of the current demand. Located below is a summary chart that shows the net demand for additional units in Collier County. PE ©2016 MIT Realty Economic Advisors,Inc.All Rights Reserved 37 PDFPage 75 of 228 Current Annual Cumulative Approved Net Year Supply Need Demand Units Demand 2015 5,648 510 510 510 2016 5,648 630 1,140 1,140 2017 5,648 753 1,893 296 1,597 2018 5,648 878 2,771 300 2,175 2019 5,648 1,005 3,776 3,180 2020 5,648 1,135 4,911 4,315 Based on our analysis, there is ample demand for market rate rental apartments in Collier County. The increased demand is driven by the population growth and corresponding employment. The lack of sites with adequate size and functional utility will continue to limit the development of new facilities. The repurposing of sites with improvements that do not represent the highest and best use,like the subject,are the alternatives to help satisfy demand in the future. 9.o CONCLUSIONS AND RECOMMENDATIONS The Magnolia Square Apartments Apartment site located on the Northeast corner of Goodlette Road and Pine Ridge Road in northern Collier County, FL. The site's size and functional utility are adequate for development of the proposed rental apartment community. The development site consists of approximately 12 +1- acres and is proposed for the development of 400 residential units. Currently I he site is proposed for a mix of Studio,1,2 and 3 bedroom units ranging in size from 600 sqft to 1,361 sqft.This proposed living area square footage is consistent with the existing rental apartments in the Collier County and is also consistent with the newly developing rental apartments profiled above. 9.1 Rental Rate Conclusions The rental analysis was prepared based on a survey of all market rental apartments in Collier County performed in September of 2016 and reflects the current rates and occupancy as of that date.The analysis started with a census of the rental apartments in Collier County and was then refined to include only the market rate apartments.The survey proved a significant undersupply of market rate rental units in the market area.Based on our analysis and taking into consideration the Magnolia Square Apartments location,quality of community and amenities,we estimated current initial market rental rates for each floorplan. ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 38 PDFPage 76 of 228 Rate/ Monthly Unit Type Unit Count Size SQFT Rate Studio 20 600 $2.00 $ 1,200 1 Bed/1 Bath 145 850 $1.80 $ 1,530 2 Bed/2 Bath 158 1125 $1.75 $ 1,969 3 Bed/2 Bath 52 1,361 $1.70 $ 2,313 Total Units 375 Wtg Avg Size 1,023 Weighted Avg Rate $ 1.78 $ 1,806 The estimated initial rental rate averages$1.78 per sqft on a monthly basis which is consistent with the highest rate in the newest market rate rental apartment communities in the immediate market area. 9.2 Absorption Conclusions The three most recently developed rental apartment complexes to obtain lease up absorption rates are in the immediate area of the subject. Sierra Grand,located on Rattlesnake Hammock Road,has a total of 270 units that began pre- leasing in January of 2014 with occupancy starting in March of 2014 and full occupancy reached in March of 2015.This reflects a monthly lease absorption rate of 19 units per month. Aster at Lely Resort,located on Acacia Street in Lely Resort in south Naples,has a total of 308 units that also began pre-leasing in January of 2014 with occupancy starting in May of 2014 and full occupancy reached in May of 2015.This reflects a monthly lease absorption rate of 19 units per month. Orchid Run,located on the southwest corner of Livingston Road and Golden Gate Parkway, has a total of 282 units that also began pre-leasing in January of 2015 with occupancy starting in July of 2015 and stabilized occupancy reached in August of 2016.This reflects a monthly lease absorption rate of 21 units per month. Sierra Grande and Aster at Lely are both located in South Naples and are the first new rental apartments developed in over a decade.Their location is 3.0 miles from the subject site in an area of lower land cost and has the highest concentration of rental apartments in the county. Orchid Run is the first market based rental apartment community developed west of 1-75 in more than 20 years.This community is closest to the subject at approximately 3.5 miles and is achieving the highest rental rates in the market and had the quickest lease up of any market rate apartment in the county.Its superior location,quality and amenities have proven the market demand exist for well-located rental communities. Considering the location and project quality that will be delivered at Magnolia Square Apartments,it is my option the monthly rental lease up will be consistent with the three project above and average between 18 and 20 units per month. ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 39 PDFPage 77 of 228 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS In conducting this market analysis,the Consultant has assumed,where applicable,that: 1. Title to the land is good and marketable. 2. The information supplied by others is correct,and the revenue stamps placed on the deeds used to indicate the sale prices are in correct relation to the actual dollar amounts of the individual transactions. 3. There are no hidden or undisclosed sub-soil conditions. No consideration has been given to oil or mineral rights, if outstanding. 4. All general codes,ordinances,regulations or statutes affecting the property have been and will be enforced and the property is not subject to flood plane or utility restrictions or moratoriums except as reported to your consultant and contained in this report. 5. The party for whom this report is prepared has reported to the consultant no original existing conditions or development plans that would subject this property to the regulations of the Securities and Exchange Commission or similar agencies on the state or local level. 6. No responsibility is assumed by the consultant for legal matters, nor is any opinion on title rendered herewith. 7. The consultant herein, by reason of this report, is not to be required to give testimony in court with reference to the property analyzed, unless arrangements have been previously made. 8. The consultant has made no survey of the property and assumes no responsibility in connection with such matters. Any sketch or identified survey of the property included in this report is only for the purpose of assisting the reader to visualize the property. 9. No environmental impact studies were either requested or made in conjunction with this study,and the consultant hereby reserves the right to alter,amend, revise,or rescind any of the opinions based upon any subsequent environmental impact studies, research or investigation. 10. Unless stated otherwise, no percolation tests have been performed on this property. In making the study, it has been assumed that the property is capable of passing such tests so as to be developable to its highest and best use,as discussed in this report. 11. Certain data used in compiling this report was furnished by the client, their counsel, employees,and/or representatives,or from other sources believed reliable. Data has been checked for accuracy as possible, but no liability or responsibility may be assumed for complete accuracy. 12. No responsibility is assumed for matters legal in nature,nor is any opinion rendered herein as to title,which is assumed to be good and merchantable. The property is assumed to be free and clear of all liens and encumbrances, unless specifically enumerated herein, and under responsible ownership and management as of the date of this study. 13. The forecasts or projections included in this report are used to assist in the process and are based on current market conditions, anticipated short-term supply and demand factors, and a stable economy. These forecasts are therefore subject to changes in future conditions. ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 40 �. PDFPage 78 of 228 14. The consultant has relied upon the demographic data provided by the Collier County Community Development Department in order to project population trends, housing trends,gross sales trends,and economic trends forthe subject area.The information relied upon is referenced within the applicable section of this report. The consultant does not warrant its accuracy. 15. The consultant has obtained data regarding building permits for single family and multi family products from the US Census. It is the consultant's understanding that multi family permits are those for condominiums and for rental apartment complexes. 16. The consultant has obtained data regarding building salesfor single family and multi family products from the Property Appraiser's office for the county in which the subject is located or adjoining county Property Appraiser offices.This data includes Developer sales to end users and does not include on your lot sales or construction end loan sales.The consultant cannot warrant the accuracy of the data from this source.The consultant has segmented and amended the data based on market knowledge of the general market; however, no individual sales have been verified. The sales used from these sources reflect statistical trends,with larger samples of data providing a heavier weighting and smaller sample size results in less weighted percentage of the total market. 17. The consultant has obtained data from each of the projects outlined in this report. A physical inspection of each community was made, along with data for each community obtained from a representative of the owner. The data obtained for each project is assumed to be true and correct; however, the accuracy cannot be warranted or guaranteed. ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 41 PDFPage 79 of 228 Appraisal Consutng I certify that,to the best of my knowledge and belief; • The statements of fact contained in this report are true and correct. • The reported analysis, opinion,and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial and unbiased professional analyses,opinions and conclusions. • I have no (or the specified) present or prospective interest in the property that is the subject of the work under review and no (or the specific) personal interest with respect to the parties involved. • I have no bias with respect to the property that is the subject of the work under review or to the parties involved in this assignment. • My engagement in this assignment was not contingent upon developing or reporting predetermined results. • My compensation is not contingent on an action or event resulting from the analysis, opinion or conclusions in this report or from its use. • My compensation for completing this assignment is not contingent upon the development or reporting of predetermined value or direction in value that favors the cause of the client,the amount of the value opinion, attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. • My analysis, opinion and conclusions were developed and the review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice. • I have made a personal inspection of the subject of the work under review. • No one provided significant real property appraisal or appraisal consulting assistance to the person signing this certificate. Signature Date ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 42 PDFPage 80 of 228 COPYRIGHT,TRADEMARK AND LEGAL DISCLAIMER Copyright This report published by MJT Realty Economic Advisors, Inc. hereby referred to as""THE REPORT"",including,but not limited to,text,graphics,photographs,graphs,illustrations, data, images, are protected by copyright law. Copyright © 2012 MJT Realty Economic Advisors,Inc. All rights reserved. All materials provided by MJT Realty Economic Advisors, Inc. shall be used by the subscriber (the "User") only for the User's own authorized purposes, and may not be modified, published, reproduced in any manner, sold, distributed or in any way transferred to any person, corporation, organization,subsidiary or branch, in whole or in part,without the prior written consent of MJT Realty Economic Advisors, Inc. 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Company reserves the right to investigate complaints or reported violations of the Terms of Use and to take any action deemed appropriate including, but not limited to, reporting any suspected unlawful activity to law enforcement officials, regulators,or other third parties and disclosing any information necessary or appropriate to such persons or entities relating to user profiles,e-mail address, usage history, posted materials, IP addresses and traffic information. 6.) Remedies for Violations. Company reserves the right to seek all remedies available at law and in equity for violations of these Terms of Use including,but not limited to,the right to cancel THE REPORT. 7.) Modifications to Terms of Use. Company reserves the right to change these Terms of Use at any time. Updated versions of the Terms of Use will appear in THE REPORT and are M1iA9 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 44 PDFPage 82 of 228 effective immediately. User is responsible for regularly reviewing the Terms of Use. Continued use of THE REPORT after any such changes constitutes User's consent to such changes. 1 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 45 PDFPage 83 of 228 ...+_ 20211E8 awry PEAMAMENT POWLATION ESTIMATES 41.61PROJECTIONS••COINTYIVICE 94'222',Itt 29410 A 241.0-2434 MUM.YEAR ...„ .2 I COUNTVMOSE 1 ;n201 alf.71 3218171 SgS661 1461 ‘171931 Z681 3.X.9-44[ 2i0.8461 aitS21 X4641 3:7221 387A041 1 0OUNT MIME I mammi oozni 46.8811 02=1 4'7A001 10,141 OTANI 4.10421 439.1501 444$01f MAOSI 46.1641 488A301 000210*MAO'?PSPAlAAIS IT 000004.1002ISTI8lATES tnat OM/ERIC. COVNTIWIDE 0041t IWO a MO-2,135 CENSUS YEAR f Ctecnttet, II VOMMI 384,744) 390.WI i 0000048M88 1 317,1221 40,44111 40,900[ 415:444I 420,461“ 4260351 412231 444001 441M71 44,2861 401004[ 465/A1 00.9001 froporita/l8nrCmg,rmom*M,PM8.4....0,E 2815 ..A..... ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 46 ,---. PDFPage 84 of 228 esr� ) i# ACS Housing Summary Collier County,FL 2 Prepared by Esri Collier County,FL(12021) Geography:County 2009-4013 ACS Estimate Percent MOE(*) Reliability TOTALS Total Population 328,209 0 (g'gg Total Households 122,972 1,840 EEO Total Housing Units 198,345 347 9999 OWNER-OCCUPIED HOUSING UNITS BY VALUE Total 91,073 100.0% 1,422 an Leu than$10,000 890 1.0% 194 0]] 510,000 to$14,999 594 0.7% 204 0 $15,000 to$19,999 361 0.4% 109 0] $20,000 to$24,999 555 0.6% 173 0] $25,000 to$29,999 563 0.6% 177 0 $30,000 to$34,999 394 0,4% 106 0] $35,000 to$39,999 296 0.3% 140 0] $40,000 to$49,999 719 0.8% 174 0] 350,000 to$59,999 1,216 1.3% 220 $60,000 to$69,999 1,414 1.6% 308 0] 570,000 to$79,999 1,991 2.2% 342 Wil $80,000 to$89,999 2,089 2.3% 332 gill 690,000 to$99,999 1,725 1.9% 248 1113 $100,000 to$124,999 6.389 7.0% 614 au $125,000 to$149,999 4,422 4.9% 485 (j() 8150,000 to 6174,999 6,934 7.6% 631 0]) 5175,000 to$199,999 4,088 4.5% 497 cra $200,000 to 3249,999 9,167 10.1% 668 0]) 5250,000 to$299,999 7,665 8.4% 704 Ern _ $300,000 to 6399,999 11,338 12.4% 663 0]) $400,060 to 5499,999 6,757 7.4% 627 0]) 5500,000 to$749,999 9,546 10.5% 615 ail $750,000 to$999,999 4,126 4.5% 428 0]g $1,000,000 or more 7,834 8.6% 457 G&I Median Home Value $261,300 NIA Average Home Value $434,237 $14,504 al OWNER-OCCUPIED HOUSING UNITS SY MORTGAGE STATUS Total 41,073 100.0% 1,422 g)l Housing units with a mortgage/contract to purchase/similar debt 47,924 52.6% 1,372 WI Second mortgage only 1,423 1.6% 297 Le Home equity loan only 10.452 11.5% 786 gal Both second mortgage and home equity loan 379 0.4% 108 No second mortgage and no home equity loan 35,670 39.2% 1,385 Itg Housing units without a mortgage 43,149 47.4% 1,225 AVERAGE VALUE SY MORTGAGE STATUS Housing units with a mortgage $396,803 $22,321 ini Housing units without a mortgage 5470,814 $31,288 Hu Source:U.S.Census Bureau,2009-2013 American Community Survey Reliability: MI high lid medium li low 3uly 29,2015 OP ©2016 MIT Realty Economic Advisors,Inc.All Rights Reserved 47 PDFPage 85 of 228 ........., ,...... \ ) esri ACS Housing Summary Colher County,FL 2 Prepared by Eon Collier County,FL(12021) Geography:County 2009-2013 ACS Estimate Percent 140E(t) Reliability RENTER-OCCUPIED HOUSING UNITS BY CONTRACT RENT Total 31,899 100.0% 1,298 (Eli With cash rent 29,548 92.6% 1,238 LILL Less than$100 280 0.9% 115 $100 to$149 89 0.3% 58 Et $150 to 5199 172 0.5% 86 $200 to 5249 334 1.0% 119 $250 to$299 249 0.8% 112 U. $300 to 5349 432 1.4% 145 $350 to$399 282 0.9% 123 i3 $400 to 5449 555 1.7% 170 $450 to$499 222 0.7% 89 L. $500 to 5549 788 2.5% 191 (u $550 to 5599 532 1.7% 182 Li.- $600 to 6649 1,189 3.7% 275 $650 to 5699 1,574 4.9% 294 (iii $700 to$749 2,024 6.3% 317 LW $750 to$799 2,097 6.6% 307 ( j $600 to$899 4,878 15.3% 498 rTi $900 to 5999 3,232 10.1% 489 Ertl $1,000 to 51,249 4,275 13.4% 445 an $1,250 to 51,499 2,581 8.1% 420 Eiji $1,500 to$1,999 2,006 6.3% 338 LW $2,000 or more 1,757 5.5% 317 Ejr No cash rent 2,351 7.4% 377 (jjj Median Contract Rent $881 N/A �� Average Contract Rent $1,020 $62 pin RENTER-OCCUPIED.HOUSING UNITS BY INCLUSION OF UTILITIES IN RENT Total 31,899 100.0% 1,298 1111 Pay extra for one or more utilities 27,489 86.2% 1,190 E)) No extra payment for any utilities 4,410 13.8% 518 L1)'1 MOUSING UNITS BY UNITS IN STRUCTURE Total 198,345 100.0% 347 Bil 1.detached 80,616 40.6% 1,390 ((J 1,attached 10,440 5.3% 682 Lti 2 6,081 3.1% 711 Cil? 3 or 4 14,891 7.5% 974 (SIJ 5 to 8 19,485 9.8% 979 ((ll 10 to 19 20,474 10.3% 1,006 110 20 to 48 18,109 9.1% 976 01.1 50 or more 17,313 8.7% 750 E ! Mobile home 10,725 5.4% 697 r13 Boat,RV,van,etc. 211 0.1% 81 ,,, Source:U.S.Census Bureau,2009-2013 American Community Survey Reliability: a high a medium A low July 29,2015 1.14 ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 48 PDFPage 86 of 228 ) esri ACS Housing Summary Collier County,FL 2 Prepared by Esri Collier County,FL(12021) Geography:County 2009-2013 ACS Estimate Percent MOE(*) Reliability HOUSING UNITS BY YEAR STRUCTURE BUILT Total 198,345 100,0% 347 OII Built 2010 or later 685 0.3% 194 [ii Built 2000 to 2009 47,671 24.0% 1,499 Lin Built 1990 to 1999 61,784 31.1% 1,691 Up Built 1980 to 1989 53,172 26.8% 1,488 Cii Built 1970 to 1979 24,324 12.3% 986 iLi Built 1960 to 1969 7,454 3.8% 565 Built 1950 to 1959 2,261 1,1% 291 WI Built 1940 to 1949 455 0.2% 154 iii Built 1939 or earlier 539 0.3% 151 [ii. Median Year Structure Built 1992 N/A OCCUPIED HOUSING UNITS BY YEAR HOUSEHOLDER MOVED INTO UNIT Total 122,972 100.0% 1,840 (B Owner occupied Moved in 2010 or later 8,651 7.0% 638 Iilid Moved in 2000 to 2009 49,287 40.1% 1,322 LB Moved in 1990 to 1999 23,554 19.2% 839 an Moved in 1980 to 1989 7,378 6.0% 540 itif Moved in 1970 to 1979 1,778 1.4% 249 ILI Moved in 1969 or earlier 425 0.3% 132 II Renter occupied Moved in 2010 or later 14,020 11.4% 991 0 Moved in 2000 to 2009 16,127 13,1% 960 iU Moved in 1990 to 1999 1,312 1.1% 284 w Moved in 1980 to 1989 327 0.3% 127 Moved in 1970 to 1979 80 0.1% 51 Moved in 1969 or earlier 33 0.0% 35 Median Year Householder Moved Into Unit 2004 N/A OCCUPIED HOUSING UNITS BY HOUSE HEATING FUEL Total 122,972 100.0% 1,840 l Utility gas 2,390 1.9% 280 I Bottled,took,or LP gas 825 0.7% 175 Ili Electricity 117,797 95.8% 1,849 LB Fuel oil,kerosene,etc. 86 0.1% 62 Coal or coke 0 0.0% 32 Wood 37 0.0% 32 Solar energy 5 0.0% 17 A Other fuel 32 0.0% 36 6 No fuel used 1,800 1.5% 295 ([j) Source.V.S.Census Bureau,2009-2013 American Community Survey Reliability; iiii high medium 0 low July 29,2015 -- MP @ 2016 MIT Realty Economic Advisors,Inc.All Rights Reserved 49 PDFPage 87 of 228 Qt') es i ACS Housing Summary Collier County,FL 2 Prepared by Esri Collier County,FL(12021) Geography:County 2009-2013 ACS Estimate Percent MOE(*) Reliability OCCUPIED HOUSING UNITS BY VEHICLES AVAILABLE Total 122,972 100.0% 1,840 ((j) Owner occupied No vehicle available 2,385 1.9% 346 1 vehicle available 36,380 29.6% 1,170 O)j 2 vehicles available 40,688 33.1% 1,104 3 vehicles available 9,571 7.8% 761 4 vehicles available 1,533 1.2% 269 [('jj 5 or more vehicles available 516 0.4% 137 (. Renter occupied No vehicle available 4,439 3.6% 522 (I3) 1 vehicle available 16,709 13.6% 1,027 2 vehicles available 8,860 7.2% 832 (jIt 3 vehicles available 1,445 1.2% 301 4 vehicles available 403 0.3% 168 5 or more vehicles available 43 0.0% 69 Average Number of Vehicles Available 1.6 0.0 grg I� Data Note: N/A means not available. 2009-2013 ACS Estimate: The American Community Survey(ACS)replaces census sample data. Esri is releasing the 2009-2013 ACS estimates, five-year period data collected monthly from January 1,2009 through December 31,2013. Although the ACS includes many of the subjects previously covered by the decennial census sample,there are significant differences between the two surveys including fundamental differences in survey design and residency rules. Margin Of error(MOE):The MOE is a measure of the variability of the estimate due to sampling error. MOEs enable the data user to measure the range of uncertainty for each estimate with 90 percent confidence. The range of uncertainty is called the confidence interval,and it is calculated by taking the estimate+1-the MOE. For example,if the ACS reports en estimate of 100 with an MOE of+/-20,then you can be 90 percent certain the value for the whole population falls between 80 and 120. Reliability:These symbols represent threshold values that Esri has established from the Coefficients of Variation(CV)to designate the usability of the estimates. The CV measures the amount of sampling error relative to the size of the estimate,expressed as a percentage. au High Reliability:. Small CVs(less than or equal to 12 percent)are flagged green to indicate that the sampling error is small relative to the estimate and the estimate is reasonably reliable. ill Medium Reliability: Estimates with CVs between 12 and 40 are flagged yellow—use with caution. Low Reliability: Large CVs(over 40 percent)are flagged red to indicate that the sampling error is large relative to the estimate. The estimate is considered very unreliable. Source:O.S.Census Bureau,2009-2013 American Community Survey Reliability; i.(1J high L medium low July 29,2015 6 MUT Realty Economic Advisors,Inc All Rights Reserved 50 PDFPage 88 of 228 PHOTOS ‘r,- 4 C,wx n ., rt�jr F' _ • a 4 C } 1 k % r View of Existing Grocery Improvement from Premier Lane. µ ,. R --7--..-,,,.,,, i . ,4 �IIII { View of Mid Access Point toward Goodlette Road. Subject to the right of Photo. ;,...q` tip ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 51 PDFPage 89 of 228 wili, s , t,',,-1,., r � i i1mill! P �; ^SAI { - ;>•, �moo'uv> View of subject site from Premier Way. . .. View of Panther Lane looking west toward Goodlette Road. Subject is left of Photo. IP ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 52 PDFPage 90 of 228 4 c$ t View of Goodlette Road facing south at the interchange of Panther Lane. Subject is left of photo. ©2016 MJT Realty Economic Advisors,Inc.All Rights Reserved 53 PDFPage 91 of 228 Trebhlcock planning•engineering Traffic Impact Analysis Pine Ridge Commons Planned Unit Development Amendment (PUDA) Growth Management Plan Amendment (GMPA) Collier County, FL 10/24/2016 Prepared for: Prepared by: Barron Collier Companies Trebilcock Consulting Solutions, PA 2600 Golden Gate Parkway 1205 Piper Boulevard,Suite 202 Naples, FL 34105 Naples, FL 34110 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Review Fee—Small Scale Study—No Fee PDFPage 92 of 228 Pine Ridge Commons—PLIDA—GMPA—TIA—October 2016 Statement of Certification I certify that this Traffic Impact Analysis has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. •..N J. TRFej '.i \GES. 0°1 No 47116 :'F- _ is, * ' T:53.•• STATE OF •141: i� O R ,SS.ONA�.?.. Norman J.Trebilcock,AICP, P.E. .....nn n. FL Registration No.47116 Trebilcock Consulting Solutions, PA 1205 Piper Boulevard,Suite 202 Naples, FL 34110 Company Cert.of Auth. No.27796 • Trebilcock Consulting Solutions,PA Page 1 2 PDFPage 93 of 228 Pine Ridge Commons--PUDA—GMPA—TIA—October 2016 Table of Contents Project Description 4 Trip Generation 5 Conclusions 8 Mitigation of Impact 8 APPENDICES Appendix A: Goodlette/Pine Ridge Commercial Infill Subdistrict 9 Appendix B: Trip Generation Calculations ITE 9th Edition 11 Trebilcock Consulting Solutions,PA Page 13 PDFPage 94 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Project Description The Pine Ridge Commons project is an existing approved Planned Unit Development (PUD) pursuant to Collier County Ordinance No. 1999-94, as may be amended. The subject parcel has a total gross area of approximately 31.00 acres. The project site is located on the northeast quadrant of the intersection of Goodlette-Frank Road (CR 851) and Pine Ridge Road (CR 896), approximately 0.5 miles east of US 41, in Section 10,Township 49 South, Range 25 East, Collier County. Refer to Fig. 1— Project Location Map, which follows, and Appendix A: Goodlette/Pine Ridge Commercial Infill Subdistrict. Fig. 1—Project Location Map Project Location 'sI) CS Go ui ' Map data©2016 Google 2000 ftl --.. The Collier County approved ordinance currently allows the site to be developed for a maximum of 275,000 square feet of retail and commercial uses. Consistent with the approved Pine Ridge Commons PUD Traffic Impact Statement (TIS) prepared by Wilson Miller, dated August, 1999, the site is approved to be developed for up to a maximum 125,000sf gross leasable area of retail shopping and 150,000sf gross floor area of office financial institution space. As this development has been under construction for a number of years, the built uses are as follows: Retail — 75,243sf, and General Office — 129,099sf (Office — 36,140sf, Valley National Trebilcock Consulting Solutions,PA Page 14 PDFPage 95 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Bank—Out Parcel—3,600sf, Naples Trust—Out Parcel—6,000sf, Quarles& Brady office building —43,993sf, and Premier Executive office building—39,366sf). The Pine Ridge Commons PUDA—GMPA proposes to retain the option to develop as currently allowed by zoning and add a potential development option consisting of existing developed commercial uses and 400 residential multi-family dwelling units. The development program is illustrated in Table 1. Table 1 Development Program Potential Development ITE Land Use ITE Land Use Total Size Code Shopping Center 820 125,000sf Approved PUD11i General Office Building 710 150,000sf Shopping Center 820 75,243sf Proposed PUDA General Office Building 710 129,099sf Scenario1Zl Residential 230 400 dwelling units Condominium/Townhouse Note(s): (1)per approved Pine Ridge Commons PUD TIS,dated August,1999. 2)existing built to date conditions and 400 Multi-Family residential dwelling units. Access to the site is approved from both Goodlette-Frank Road and Pine Ridge Road. For the purposes of this rezone application, no changes to the previously approved accesses are requested. Trip Generation The project provides the highest and best use scenario with respect to the project's proposed trip generation. The project's site trip generation is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, and the software program OTISS (Online Traffic Impact Study Software, most current version). The ITE rates and equations are used for the trip generation calculations, as applicable. The ITE—OTISS trip generation calculation worksheets are provided in Appendix B: Trip Generation Calculations ITE 9th Edition. The residential associated common recreation amenities are considered passive incidental to residential use, and are not included in the trip generation analysis. Trebilcock Consulting Solutions,PA Page 1 5 PDFPage 96 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. Per Collier County TIS Guidelines and Procedures,the internal capture trips should be reasonable and should not exceed 20% of the total project trips. For this project, the software program OTISS is used to generate associated internal capture trips. The OTISS process follows the trip balancing approach as recommended in the ITE Trip Generation Manual, 9th Edition (Volume 1): User's Guide and Handbook, Chapter 7—procedure for estimating multi-use trip generation internal capture, aka "triangle method". The resulting internal capture rates are below the county limits. The pass-by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass-by reduction, only the traffic added to the surrounding streets and intersections. As such, pass-by trips are not deducted for operational-access analysis(all external traffic is accounted for). Consistent with Collier County TIS Guidelines and Procedures, shopping center pass-by rates should not exceed 25% for the peak hour and the daily capture rates are assumed 10% lower than the peak hour capture rate.This analysis calculates Shopping Center LUC 820 pass-by daily rates at 15%and AM and PM peak hour rates at 25%. The new PUDA — GMPA development scenario trip generation is illustrated in Table 2A. The trip generation analysis based on approved conditions is shown in Table 2B. The net new proposed trip generation (Table 2C) shows total proposed conditions versus existing allowed (the difference between Table 2A and Table 2B). Table 2A Trip Generation (Proposed PUDA Conditions)—Average Weekday Development 24 Hour Two AM Peak Hour PM Peak Hour Way Volume Enter Exit Total Enter Exit Total Proposed PUDAIII 9,388 315 208 523 401 504 905 Total Internal 1,556 18 18 36 68 68 136 Total External 7,832 297 190 487 333 436 769 Total Pass-By 732 18 11 29 53 55 108 Total Non-Pass-By 7,100 279 179 458 280 381 661 Note(s): (1)Existing built to date and 400 Multi-Family residential dwelling units. Trebilcock Consulting Solutions,PA Page 16 PDFPage 97 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Table 2B Trip Generation (Approved PUD Allowed)—Average Weekday Development 24 Hour Two AM Peak Hour PM Peak Hour Way Volume Enter Exit Total Enter Exit Total Approved PUD 9,638 344 100 444 376 566 942 Total Internal 550 4 4 8 18 18 36 Total External 9,088 340 96 436 358 548 906 Total Pass-By 1,136 27 17 44 82 88 170 Total Non-Pass-By 7,952 313 79 392 276 460 736 In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2015 Annual Update and Inventory Report (AUIR), the peak hour for adjacent roadway network is PM. For the purpose of this TIS,the potential project's traffic impact is analyzed based on projected PM peak hour non-pass-by trips generated as a result of the proposed PUDA-GMPA(as shown in Table 2C). Table 2C Trip Generation(Proposed Net New Traffic)—Average Weekday Development 24 Hour Two PM Peak Hour Way Volume Enter Exit Total Proposed PUDA (Total Non-Pass-By) 7,100 280 381 661 Approved PUD (Total Non-Pass-By) 7,952 276 460 736 Proposed Net New Total Non-Pass-By (852) 4 (79) (75) Net Increase/(Net Decrease) Trebilcock Consulting Solutions,PA Page 17 PDFPage 98 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Conclusions As illustrated in Table 2C,from a traffic stand point,the proposed rezone development scenario is less intensive when compared to the maximum allowed under current zoning conditions. A detailed evaluation of applicable access points will be performed at the time of site development permitting/platting to determine turn lane requirements, as applicable. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. Trebilcock Consulting Solutions,PA Page 18 PDFPage 99 of 228 Pine Ridge Commons•- DUDA—GMPA—TIA—October 2016 Appendix A: Goodlette/Pine Ridge Commercial Infill Subdistrict (1 Sheet) Trebilcock Consulting Solutions,PA Page 19 PDFPage 100 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY,PLORIDA YA 0111°`'igib..., . • : , 1 ,////4 . /i / 7 /;://// . //i/ PINE RIDGE ROAD(GR.-998) POE RIDGE ROAD(C.R.-996) "J----.., [ / wAtt. 1 lin./ DRIVE 1 /111141111 MONO DRIVEilk ... ,s, / 5 -1 • LASIRADA LANE �,, ' ! ' . i —7—.—t— , ' • • F .1 POMPEI LANE W I Illi , i__ I g c,)_ 10 Mli o� ' �� WOODRIDGE AVENUE 4 .''t < 1 .Hls__ 1_. . ,,,,,,,. 1 NESTLAKE BLVD. .111 I 1 I 1 I r— 0 , AMENDED — OCTOBER 14, 2008 SD (Ofd. No. 2008-59) LEGEND 0 2W f7. 400 fT. �//////� CODDLETTAL INE RIDGE �/,„4,l COMMERCIAL INFlLL PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION SUBDISTRICT COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 10/2008 FILE: CPSP-2006-13A-1.DWG ----.---- _ __ Trebilcock Consulting Solutions,PA Page 110 PDFPage 101 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Appendix B: Trip Generation Calculations ITE 9th Edition (9 Sheets) Trebilcock Consulting Solutions,PA Page 11 PDFPage 102 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Project Name: Fine 63(334 Commas-Zoning Alarad Na Dad 10/2112019 aty. flatelProvince( Z19/140418/Cade( Canby. Cleat 143184( ( Mayers Name( Edam 7E-18181 93 Eamon 884: SIZE AM44000M PEAK PM PHOUR 8 :::88: &Illy Eat Itntry Eall Entry 800 mte.encomna center tgs", 3926 3825 511 de 331 392 5ee14774n 0 0 0 0 0 0 Interned 157 118 2 2 7 11 Past, 566 671 27 57 82 88 743385184.55 3704 3238 82 48 245 283 710 Genet-at:4E4e Building 150°' e74 889 233 32 42 204 5.073530 0 0 0 0 0 0 Internal ' 118 157 2 2 11 7 Peso-by 0 0 0 0 0 0 Non,az by 776 736 231 30 , 197 Toll 4920 4818 344 100 357 588 Tram(Redietton 0 0 0 0 7 0 P091Wand 275 275 4 4 II 18 Total Pasedy 595 571 27 „ E: BB Total Non.pass.by 3890 3972 513 78 2:5 480 PERIOD SETTING ‘,., DATA PROVIDED BY ITE Specify the Independent Venable.Time Period.and Calculation Method to be used in the calculation of the number of Trips i generated In the analysis To record any notes,click,Add Notes above 8.88 88 "4'...XV8.:8C4C,' 'VE 8188E 88.88.88 C),820-488884,4'7,551" (70007.55:575;;31g 125 iNeciale3 lab-0858E8(4 8-t13 0,PO.(5enare.05(44 Eutiang riocMsa;;;;;;;Ei IM FiTvileaday Prilr,!..r01- ). ljle 844 093 •i --•••`' 1:8-81V4P61:8Vi•3 843 TRAFFIC REDUCTIONS INTERNAL TRIPS Specify the percentage of trips that occur between the Land 756 00 the left and the 8.0910 Use 001 066 nght The table below displays I the total number of trips that have been reduced from a particular Land Use.The total number of Internet Trips fa each Lend Use will be deducted from the adjusted Entry Tops and Exit Tripsfrom the previous sedson To record any notes,click the i,icon above.For recommended values see the af.kigsaggip or NCHRP 684. 820,Slapping Center ite.tienand 09144154/05969 Eat 202, 700207 730 11--)*8.8, 0430204 1)3 Goma:0E50y ' 7,034) Entry 888 ,........4 Batty 9926 7093035.553 =4(1571 Se155547 157 700308 775 (22 J%IOC Eat 553 00,Shopping Center V 8.188,..4 1,8: 8:88 18-8 8-!I Q48 18888 740-Genera 0814e Building Teta Entry 3071)164%) 557)-I'S) 157 M%) 3714 57674) Exit 3075)564%) .1_, 7(8(3%) 550)0%) 3807107%1 — Teld 1011(13907 275'14%) 113(4%) 7576 189%) ( — _ 711,Gentle(Mee Sultans 5)02485(1188: 18 7,4 to,-$ eae.iNieppleacentar Teta Entry , 584(100%) 118(13%, 510)15%) ' 7714(11%1 Eat ' 897(180EM 147)18% [ , , 157(18%1 75552%) ) 70151 i 153)(150%) 275(15%) 275 t'5%) lm:0,5%) - - - —..,. ------ EXTERNAL TRIPS Specify the p057661406 07 Pass-by Trips for each Land Use.The percentage will be reduced from the total number of External Trips Irons the previous section.To record any notes,click"Add Notes above The till icon preceding the Pass-by%value indicates data provided by ITE Clicking the icon changes a custom Pase-by%value to data provided by 150, 120-55484n4 C45445 . 515 )5( 5112 . , " . „1 „..4•415(4, Trebilcock Consulting Solutions,PA Page 112 PDFPage 103 of 228 • Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 PERIOD SETTING DATA PROVIDED BY ITE Specify the Independent Variable,Time Period,and Calculation Method t be used in the calculation of the number of Tnps generated in the analyes To record any notes,dick-Add Notes above 0. L — , 120.Sanconn Censer stalt(LOG j:jr L°T....s?±142j,.' '25 ;;;;42!r22.W.'.2,1[Gei* 7 2 G'a4eTtl 004'.GlelTnn r1000 Sq soGee S ISO „rerenera;;N;..I CLOY) L1,11 :a3 LriTT e 0 80,41 1 ST TRAFFIC REDUCTIONS INTERNAL TRIPS Specify the percentage of trips that ocwr between the Land Use on the left and the Land Use on the nght The table below displays the total number of tnps that have been reduced from a particular Land Use The total number of Internal Tots for each Land Use be deducted from the adjusted Entry Trips and Exit Inas from the previous section To record any notes Midi the Mot above For recommended values see theIngjeggkook On NCNRP 884 • 190. SEEENnp Carter 710.General*Mee Weary En 62 Dvnan I tit /2, Elanwen 2 Eenara Lary T2 Entry 232 Snoy 1 I 02021 053 /2 022l 000e0 ernera Er tt [23 iv(7) Ett 2 020•entailing center 1, 700-genera creepage.** Tate Nary rrriiovv r— 2(2%, 2)2%1 200)00%) eat 4- 20)022%) 2(3e) 2(3%) (02Ta) Teta 1 Yr3i100%) 4(re) 0)0%) 55302%) 710•G•nort1Offic•901000 IT 020•Shapelne Center Teat gnat 203 312%) 2(l%) 29141,/ a,(29%, Ed 7200202 270(2 210(2 t01905) Tots lee IGoth) 4(0%) 4(2%) 261 Selal EXTERNAL TRIPS Specrfy the percentage of Pass-by Trips for each Land Use The percentage*Ali be reduced from the total number of External Trips from the previous section To record any notes,click i Add Notes above The mon preceding the Pass-by%value indicates data provided by ITE 0101009 the icon changes a custom Pass-by%value to data provided by ITE 020 (2 9500 Center 772-C-nexel Once teniama . . Trebilcock Consulting Solutions,PA Page I 13 PDFPage 104 of 228 1...'t Pine Ridge Commons—PUDA—GMPA—T1A—October 2016 PERIOD SETTING ,. DATA PROVIDED BY,TO Specify the Independent Venable,Time Period,and Calculation Method to be used in the cabNaao of the number Minas generated in INC analysis,To record any notes,dick.Add Notes above. s'll,y, (PMPeakHour ur Q 03?•01,aa'W+O Coto 110003 Few Go 100 ;We0Nay.P ak""'r Bea Ft iLOv7..... . 334 162 690 — init� J YLrvy 11 4110.0 oconc.8�uklrg ^100poa FeexGroso KO 1W.Kday.P rAPr 0."(3 1 1* a3 204 248 TRAFFIC REDUCTIONS INTERNAL TRIPS Specify the percentage of trips that occur between the Land Use on the let end the Land Use on the ngM.The table below(Replays the total number of trips that haus been reduced from a particular Land Use.The total number of Internal Tops for each Land Use will be deduced ham the adjusted Entry Trips and Exit Trips from the previous section.To record any notes,click the loon above.Por recommended values see the Ealditogkgsa or JVCHRP 3134. 820.enesekla Dente, 110•Cows!!Orae.Su8'n0 Elm .3.2 3011012E41 (1----).illi f3.4...,,,,,, II NT..Etat r4(„1:;:(1%113) Entry 4.. % Entry 3.-1 fk lr1Fkry I• I`)1) 08180<80 7 LWnan.FYa 121 X94(47_ Elk 820.Shopping Cont., I i .'1.71:21 T10-Go'r'Office 01.04111Twat 1Entry 334(10%) I7(1%i ..,_.._-• 12%1 t 311000%) 0 ELL 1021103%) 11)3%) 11(9%) 351.197941 6 µ.. Total — ; 006)70%) I 19(3%) 11)3%) j( 070(91%) 110-Gomm'0111e.tawny 1 4 1.49I�L ,ir1 F.:. CO•temppi 8C.11Mr T.141 v Emery 424109%) 1106%) 11)70%) 8.8 2001,0014) 70%I 7t% I t ,b1 I _�..�. ,,.. ,,._...... ._._...._.__.... _, ..._., s TW' MUD.) 18)7%) 18(7%) I 120(93%) e EXTERNAL TRIPS Spedty the percentage of Pass-by Tops for each Lend Use.The percentage will be reduced from the total number of External Trips from the previous sectio.To record any notes,droll Add Notes above. Thee Icon preceding the Pass-by%value 01.641.data provided by ffE.Choking the icon O0sn,10 a Custom Peso-by%value to data provided by ITE. j 020.Shap0m9,T•i'tn 12i'...--Th' 508 In 008130 once SW..? , -.. Otte: ,0.:, Or -errme.M.- 800.mlteO.: [ Cary. Cana Homo: Anttr.M1Ne..- El911. ITE.T,00 8.0050 .n r'.,'tr x .F berry Eat En0y car 6W Baa 820 4slISMOD o 72041 2033 i 2121 i el ea 236 . 0 G 9 1 c ' 367 9 a 26 no ( , I 009 114 x 11 19 01 - Yt, 2"6,8 21.3,1 `A 31 151 )63 110 S.ne0001c.eWen0 ,1a,o, /% 197 00) 23 3e I85 Pc cam 0 0 0 0 a 0 0 '0 1 p • 0/ 1 0 0 I 0 1 G 44,6,45S C4 712 I 665 2Y, 21 30 In m bLbN'COMomrsanrrownnouse 4094 1613 1961 27 1:10 Iaa 9 0 0 0 0 0' 6)0,• .P' 326 214 7 1 34 2) Parry 0 0 9n I l e Non.oa.,C, lav am a 123 e, 41 T. _�._.- A'Oi vasa _ — i,.......,.. 208 Tw'RN..n 9 2 0 IT.weaeea 779 173 is la m 3e T.Pastry 168 3>i e1 3F 11� Taw Nrlaa.M 313 O FM • 9 115 ttc w. F 1. Trebilcock Consulting Solutions,PA Page 114 PDFPage 105 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Analysis:Weekday Pae 1 oft PERIOD SETTING y DATA PROVIDED BY ITS Specify the Independent Variable,Time Period,and Calculation Method to be used in the calculation of the number of Tops generated in the analysis.To record any notes,click.. Add Notes above 1090 USE if7 EENT SIZE TIME PERIOD METrCO ENTRY EXIT TOTAL +veRIABLE I 0.020•Shopping Center 7000 Sq Feel Gres H 79 243 W.W.I, Bast Ftl ILOG) ,� 2023 2022 5645 ln1(4'°6,.RQ9 '5-•103 0.710,0s4er41 M.Butlding 1000 Sq Feet gm r i 1291 Weekday MI es A� V 797 777 1594 `... GrS).O. ar(x)1.365 Ek,230.Reek4M141 Ge9Wag u"" .,...�•,1 ....NkOy ���9 WtH(L003 vi ('ordaanke?owMrom3a , 400 i W tw)Y 1075 1074 2149 ....,.,.,cert.Ld{7)eO.Eltry7r)1216 TRAFFIC REDUCTIONS INTERNAL TRIPS Specify the percentage of trips that occur between the Land Use on the left and the Land Use on the right.The table below ditptays the total number of trips that have been reduced from a particular Land Uso.The total number of Internal Trips for each Land Use will be deducted from the adjusted Entry Trips and Exit Trips from the previous sectionto record any notes,click the• icon above.For recommended values see the or NCNstp no.Snap/lo Cella 7111•among*Ree 1181101141 6na 2922 DemandE5 .3 X14(86) 8014nted: 85 Osmond Entry 115 % (1201 Mere 797 •r", Entry 2023 Demand Elly 4 _1%013) 6459185: 113 0075a9d E99 22 % 11751 MSR 797 020•119wp9ing Codon 230.ResMa10N CandomlMUMTO0111wr.e 2 Exa 2022 remand Exd It :% 13101 Balanced. 210 Demand Entry "33 % (3651 Entry 1075 Entry 2923 Demand Entry 9 ;%(2541 valanced: 264 Oman."Er) 30 % (400) Bill 1074 710,General 0116e Building 220•Residential CondonaniumfTownheuse 1 t Bap 797 Demand Err 2 i%1161 Balanced16 Demand Entry 3 % 112" EMI), 1075 entry 791 Demand Entry 0 % 101 aaanced'. 0 Demand Exl 0 % 101 Exit 1074 020+Shopping Cella r. I Nlti<7a4L TRIPS t TC11AL 1(000 710.Oanas EXTERNAL TRIPS E 00749 Bldg 200•Rea4aaes CaldSminanryfowelausa Tats Retry 2073(100%) 113(4%) 254(9%) 347113%) 2456(87%) i Mat 28221100%) 85(3%1 310(11%1 390114%, 2427(86%) Tare 00451100%) 790 74%) 064 (10%1 762113%1 4083 107%) 710.General 011)0.Building & IN/ERNAI.TRIPS Tal n'.111705 810•Bt,aWIdM EXTERNAL 14110 Cantor220.RBNder*N Condaenium+Toweiheuse Tont InInn 7971100%) 05111% 010%1 05)11%) 712(89%) C 1In 19711009* 113(14%) 16(2%1 129(16%, 606104%i _ 9 lea 1 1594(100%, 140 112%1 IS (1%, 214(13%) 1300(07%2 Ii t h1q s:i/o isstrattic.cont%pro1ectstudy?projectid=14852&cstudv 44692 10 212011, Trebilcock Consulting Solutions,PA Page 115 PDFPage 106 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Analysis:Weekday Page 2 of 2 230.Residential Condominium/Townhouse 920.Shoppn9 Center 710.Genal Omce Building TotalGeneva! Roby 10751100%, 310129%) 16 1''5..; 326130%) 749(70%) ea 1074(100%) 254124%) . 010%) 254(24%) 820(76%) 50020 21691100%1 564 (26%6%_._1) 16 11%1 580127%1 1569117%I EXTERNAL TRIPS Specify the percentage of Pass-by Trips for each Land Use.The percentage will be reduced from the total number of External Tops from the previous section.To record any notes,click Add Notes above>. The O icon preceding the Pass-by%value indicates data provided by ITE.Clicking the icon changes a custom Pass by%value to data provided by ITE. LAND USE EXTERNAL.TRIPS PASS-BY% PASSOY TRIPS NONPASSBY TRIPS 820-Shopping Centel 4883 06 3% 732 4161 710•General Once Building 1380 0 1360 230-Residerdial Cond0mnumRownhouse 1569 0 '2211 0 1669 Print Preview Save Analysis htt�7s /ottsstraffic.com/ rojectstud ?Eiro ectid=14832.@stud�t=44692 10 2121116 Trebilcock Consulting Solutions,PA Page 116 PDFPage 107 of 228 Pine Ridge Commons-PUDA-GMPA-TIA-October 2016 Analysis:AM Peak Hour Page 1 of 2 • • PERIOD SETTING ,v DATA PROVIDED BY ITS • Specify the Independent Venable,Time Period,and Calculation Method to be used in the calculation of the number • of Tops generated in the anarysis.To record any notes,click Add Notes above. I MA Pew ren LAND USE INDEPENDENT SIZE TIME PERIOD METHOD ENTRY EXIT TOTAL VARIABLE • �y�� O 820-ShoppT9 Center 100059 Feet Gros1 175.243 {844490ey.P. Hol- FE(LOG) 1II 01 50 131 lnlTy!O.{1LV9 23a 4 710 t Genr000ne BRIM% 11000 S9 Fat°Weal 1261 FMK*&Y.PN F.FFEILOG) 1.*.ij 307 28 235 304 Rmie corm � ed F."°) ;* 27 130 157 Q i DweBngUMa 400 *%%emry Peak Ha � CnddMumrtl awlMousa L... It The time periods do not olden. TRAFFIC REDUCTIONS INTERNAL TRIPS • • Specify the percentage of trips that occur between the Land Use on the left and the Land Use on the nght.The table below displays the total number of trips that have been reduced horn a particular Land Use.The total number of Internal Trips for each Land Use will be deducted from the adjusted Entry Trips and Exit Trips from the previous section.To record any notes,click the icon above.For recommended values see the ITE Handbook or NCHRP M In•1114199109 Center tie.Genal»ORR.Building IS 50 Demand Exit: Iii:{%121 Balanced: 2 Demand Entry 31 % 1541 Entry 207 E ntry 01 Demand Entry.II_,Y11 (2) Balanced 2 Demand Exit 23 a III Ent 28 .1 Ota•Shopping t*Mr 230•Residential 0 andoneniunY7ownnouse int 60 Demand Ext (-12fl(6) Balanced. 6 Dwane Entry- 31 % 161 Entry 2T tray 01 Demnd&thy.1 .1 9 ,)TL 17) 021270.3 7 Demand Ext: ;53. 'e 1691 Ext 110 71e.Brlrail wee Building 23e•Residential 0dmlormniunuTdwnndula • B at 20 Demand Est: 12 0(1) Balanced. 1 Demand Entry. 2 5 IN Entry 27 Entry 207 Demand Entry-I.0 % (0) Balanced. 0 DemndEx$: 0 % 101 Ext 130 e20.Shopping Center INTERNAL TRIPS • EXTERNAL TRIPS 210-Se ,...mi 081mee/le2etlg 239-Ree184e001Cend.RRnOndre%%Oeude Total Entry 611100%1 2(2%1 7(9%) 9 t11%) 72(09%1 Exit 501100%1 214161 6(12%) 8(16%) 42(&%) Total 131(100%1 4(3%) 13(10%1 17(13%, 114(07%) 779•Omani Omco Su lding INTERNAL TRIPS • TOTAL TRP3 • i29Ye99i1/ E EXTERNAL TRPS 9eeter 290.RMdelei/end981811n7Te0SBrtee 1 Total ......_...2 Entry -.-,._I...__....,_..v. ._.._.._.-.-...010%.._.-..�._.____.-�...�.—.�. __.207(100%) 211%)(1%t0(t%1 211%) 1 205199%) Frit 26(100%) i 217%) t(4%) 3(11%) 1 25186%1 Tptatl 335(100%) a 4 12%1 1 (0%) 9(2%) 230(98%1 https otisstratlic.com/projectstude?projectid-14852&studv=4,1693 10/21/2016 Trebilcock Consulting Solutions,PA Page 117 PDFPage 108 of 228 Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Analysis:AM Peak Hour Page 2 of 2 239.Ree W 19.1 a OSMnMMrmRewMeasl INTERNAL TRIPS TOTAL TRIPS TRIPS ISO. 0 Center 7111•OmurN 011RetWb/ Teta!1...._.._.._._.__ Baby n(199%) 9(22%) I 1 Nsl T(xs)-__I xo last '. 17tt 130(100%) 7 @%) l 010%) 7(0%) (23 MIX)__.-.-.. -.... Tobl 137 (100%) 13(6%1 1 (116) 1) 14(1116) 143 191%I 1 EXTERNAL TRIPS Specify the percentage of Pass-by Trips for each Land Use.The percentage will be reduced from the total number of External Trips from the previous section.To record any notes,click Add Notes above. The Q icon preceding the Pass-by%value indicates data provided by ITE.Clicking the icon changes a custom Pass- by%value to data provided by ITE. LAND USE EXTERNAL TRIPS PASS-6Y% PASS-BY TRIPS N°R'PASS-eY TRIPS 020.Shopping C.Mer 114 m. 29 90 710 Germs,011ke Boeing 230 % 0 230 • 230.9040l01 CentlanEYmnorn4rous4 143 .'G 0 143 Print Preview Save Analysis • • httPIS://ot1S.strafftC.coin projectstudc?pr'jectid-l48>2&study-44,93 10.21 2016 Trebilcock Consulting Solutions,PA Page 118 PDFPage 109 of 228 Pine Ridge Commons-PUDA-GMPA-TIA-October 2016 Analysis:PM Peak Hour Page 1 of 2 PERIOD SETTING . DATA PROVIDED BY ITE Specify the Independent Variable,Time Period,and Calculation Method to be used in the calculation of the number of Trips generated In the analysis To record any notes,click, Add Notes above INDEPENDENT LAND USC SIZE TIME PERIOD METHOD ENTRY EXIT TL7rei VARIABLE Ci.820•Shopping Center 1000 Sq Feel G 't. Eday P 950' •Bi35I F.11-06) I 0 238 257 495 ..._-. Be0.11-41 Ca,710•Generatorst•BURN'S 1000 Sq Feel Grerlejt 129.1 Weekday.par _ st FIl ea v_I .% 161 30 183 223 ...., T et1.12436,1. .46 (:k 330•Re 3,denlial r-- B0101 .13)0 . ,..,.d.,,,,,,,,,t,,,,wo,ot,. Dwelling Uni400 PHo s ITN.ekday eak t vi 126 62 187 LnITi 71 0.821-0(X)•0-32 9 The me pa-dd s do nal Nate, TRAFFIC REDUCTIONS INTERNAL TRIPS Specify the percentage of tops that occur between the Land Use on the left and the Land Use on the right The table below displays the total number of trips that have been reduced from a particular Land Use The total number of Internal Trips for each Land Use will be deducted from the adjusted Entry Trips and Exit Trips from the previous section To record any notes,click the., icon above For recommended values see the ITS Handbook or NCHRP 684 824.Shopping Center 790.General Office Building E xit 257 Demand End: '3 11,(81 Balanced 8 Demand Entry 31 96 1121 Entry 38 E nt). 238 Demand Entry 2 16 15, Balanced: 5 Demand Era 23 1. i431 Exit 185 On-Shopping Center 230-ResIdenlial C ondomlniumiTownho use ,,..... B O 237 Demand Exil 1 12 ON Balanced' 31 Demand Entry:t31 1i 139/ Entry 125 --t-ccicf. Entry 238 Demand Effity'9 .116 al) Balanced 21 Demand EMI. 1E3 116 fait E di 62 718-Beneral°Mei:Building 730-ResIden1141 Condominium/To amhouse lEeP 185 Demand Exit 2 %(4) Balanced, 3 Demand Entry 2 1% 13) Entry 125 Beery 38 Demand Entry 0 % 031 Balanced: 0 Demand Exit 0 16 MI Exit 62 8211-Shopping Center INTERNAL TRIPS TOTAL TRIPS EXIE051AL TRIPS 7111•Chmoral 2311•Ilegidoceal CoodongniumEforanbaseo Total *Mee Bolling Moly 238(100%1 5(2%l 21(8%) 26(1150 212(5951 lit 237(100%) I(3%1 50(1251 39(15%) 211(85%) Teti 495(1(33%) 13 13%1 62(11%) 60)13%) 430 18751 716•General OfIltie Building CrEttriaL'URI,: TOTAL TRIPS EXTERNAL TRIPS '26.Sh*P0e0 Residential CondominituniToffiffiffisse Total Center , Baby , 30(138%) f /.1766 0 inet 1 8(21%) 30 179%1 lit ' 165(10651 ' 5,3%1 3 i2„, I 13 PI%) 077(5651 --..• Teed t 223(738%) 13 i61ei 3 I l',1 06(7%) 207(93%1 htt::/ot tsstraffic.corn-projectst udy?project id-14852Sestud-44694 1021'2016 ,..--.., Trebilcock Consulting Solutions,PA Page I 19 PDFPage 110 of 228 -0"'"\ Pine Ridge Commons—PUDA—GMPA—TIA—October 2016 Analysis:PM Peak Hour Page 2 of 2 230-Rosidrllw Condon NurrM1wnhm 0. INTERNAL TRIPS a. TOTAL TRIPS EXTERNAL TRIPS y3 829-1e40p0.0 71e-Gnr0IO1IIo.p, ny 1 TotalCenter (. Entry 1 128(100%) 71(28%) 3(2%) 34 pm) 1 91(93%) 4 EOM i 02(100%) 21(34%) 0(0%) 21(34%) I 41(K%) Total_.. 187(100%) _.,32 e% I 3(2%1 .._.1._,.._e5(29%) 1 732(71%) ... EXTERNAL TRPS Specify the percentage of Pass-by Trips for each Land Use.The percentage will be reduced from the total number of External Trips from the previous section.To record any notes,click F'Add Notes above. 22k Thee icon preceding the Pass-by%value indicates data provided by ITE.Clicking the icon changes a custom Pass- by%value to data provided by ITE. LAND 1)55 EXTERNAL TRIPS 5055471% PASS-8Y TRIPS N 11 PTRPS' ISS-9Y 020-Shopping Center 430 Oi20 1% 100 322 710-General Office Budding 207 1°Nj6 0 207 230-Residential CondominiumRawnnouse 132 5-1% 0 132 h s:l/otisstraflic.com-'profectstuds?projecud 14852&stud��-44694 10 21'2016 /e'\ Trebilcock Consulting Solutions,PA Page 120 PDFPage 111 of 228 3071405 OR: 3143 PG: 2466 mum io OPPICI1L 111Co3 of COLLIU COWL, ,L 1113112112 at 14:1!!1 BIICE 1. BIOCL, CNK Tax ID No. 00113 1711111,11 BIC ill s1.11 RECORD & RETURN TO: 117111111 2.H Laura L. Casey Doc-.10 121 1.11 Cummings&Lockwood LLC hta: 3001 Tamlami Trail North WARRANTY DEED Chula I WCIIMCID Naples, FL 341 ori 1 !0 001 411132 SAMS 34111 3432 THIS 'WARRANTY DEED, made and entered into this / ,L day of «hilt A) , 2002, by G-4 PARTNERSHIP, a Florida general partnership, duly organized and authorized to conduct business in the State of Florida, KATHERINE G. SPROUL, JULIET A. SPROUL, AND JENNIFER S. SULLIVAN, as Trustees under that certain Trust created for the benefit of Juliet C. Sproul, under Article SIXTH C of the will of Barron Collier, Jr., deceased, and BARRON COLLIER III, (hereinafter called the Grantor), whose mailing address is 2600 Golden Gate Parkway, Naples, Florida 34105, to the GOODLETTE PINE RIDGE H, LLC, a Florida limited liability company(hereinafter called the Grantee), whose mailing address is 2600 Golden Gate Parkway, Naples,Florida 34105. (Wherever u:,t d herein the termsis rant6r" and "Cir > e'. include all the parties to this instrument and their respective heirs,legal representatives,successors and assigns.) 1 )` i That t h s Grantor, foil ancr in co 'dBrrti i o the oft TE 1 DOLLARS ($10.00) and other valuable consideration,I fe'lptta teteof ts`herby acknowledged, hereby grants, bargains, sells, aliens, remises, release;_ nveys and confirm .unto the Grantee, all that certain land situate in Coll e r County,Florida ,wit: Se Exhibit is incorgte¢ r Subject to easements,restrictions,and reservations of record. THIS IS NOT HOMESTEAD PROPERTY TOGETHER with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. TO HAVE AND TO HOLD the same in fee simple forever. AND the Grantor hereby covenants against all persons claiming by, through, or under the Grantor, that the property is free of all encumbrances, except as noted above, that lawful seisin of, and good right to convey that property, is vested in the Grantor, and that the Grantor hereby fully warrants tie title to said land and will defend the same against lawful claims of all persons claiming by,thr.ugh,or under the Grantor. enaaore.ai.ir CO NUM 1LE t:R _ 91q__ PDFPage 112 of 228 OR: 3143 PG: 2467 IN WITNESS WHEREOF, the said Grantor has signed and sealed these presents the day and year first above written. Signed,sealed and delivered in the presence of: G-4 PARTNERSHIP,a Florida general partnership Witness:uiri (.:/-.,eljait,— ' Frances G. Villere,6 a Partner 6414o(IAi n S ffi4 t,) Print Name: Witness: `e _ � ;R CQU THOMAS L TBBADIVELIA cO 8,0R 1' Print Name: STATE OF F-041 ai+; PY C0 COUNTY OF C0 t.L,iN The egoin instru as sworn to, su�- -• 44, acknowledged before me this Iday of , 20 , .• CES G. I 0,14'4 as a Partner of G-4 Partnership, a Florida general partnership, w s : ; .ic., to me or who has produced as is ,1: ' i . Ai2,,,,r,.. . Notary Public Print Name: SUSAN L-•p'1 R�C l p My Commission Expires: so " Susan L. Mauro` CaamWanSOCWIN Paphis ii!InISS Da Atka&Daft Ca.to 64111 G01 lii'R CO FILE PL.M5ER X79 PDFPage 113 of 228 OR: 3143 PG: 2468 G-4 PARTNERSHIP, a Florida general partnership ,(}I Witness: Donna G.Keil ,as a Partner (...A 20,. /&) A. S/tAtki Print Name: Witness: NUM •,JR. Print Name: STATE OF kZoRIDA- y,A R C36–'AN\ COUNTY OF CO a' – ?� Yi The foregoing instrument . �•. s i'bed, , acknowledged before me this 22:day of atii-i ' ,;200 , by`• s y, • 1 n ' ' a partner of G-4 Partnership, a Florida general partnership, .iic Via. r i"WM._._ . . or who has produced —..: . iii I, Y Notary Pu, ... Op Print N .. 0&Ali 4.mil rllel) 1' ► .. Expires: � r�Ur Wim L. Mature 4. ECC%7157 +.F a taMX „ sews boars Cc.ha IEA.!FE4 itili fiR 01 L. 447 PDFPage 114 of 228 OR: 3143 PG: 2469 G-4 PARTNERSHIP, a Florida general partnership ri 6/ -- siti ku___ Witness U Ph . d as a�artner CA Roc,/N 4. S,.A►./ Print Name: Jee, Witness: / THOMAS L MEADWELL JR. Print Name: �‘OR COUP. STATE OF _ ' (_►4 Go COUNTY OF ZPIPMFAIIF The fore:oing instrum }7' k "'"�* . Ti acknowledged before me this day of (Ihc..Gv: i 2e l by a • l i a Partner of G-4 Partnership,a Florida general partnershi., •...r ,_,.; ,_ t. 4 e or who has produced as identification. ` r '7",t. -1k) C./ ® 1 ,'-" i r .. y - a ri"e S4)s,t.1 L. f 1 Q7 t p My Commission Expires: i.•�,�ja' Main 4 Nature Clem irt•a967I37 E. 4+��b Mirk Daft ob..Int 9APRO1 4 COLLIER C( / PDFPage 115 of 228 OR: 3143 PG: 2470 G-4 PAR'1NERSHIP, a Florida general partnership C la. 4i4-- By: Wi , gtoir-Atie_ tness: Lamarc a Partner (-4 r?o 1-yrk/ A. S w Print Name: ___ 3Witness: THOMAS L.TREADWELI..Ik Print Name: STATE OF (iOgg% COUNTY OFe, .` R Coti.jam O . The f regoing instrumt • sworn to, ��•� • acknowledged before me this 7 day of kn ,2p02, . w4r r- : . as s ..4.1,, , - of G-4 Partnership,a Florida general partnership, who i ;;-1,L_�,r •1r _ to Me or who has produced , err;a6iii-ii"- 11111( _ ,�, Notary Public OSPrint Naive` + ' L,. /1?.4 rUez, My Com i',- 'Tr,' E CIRC � - Susan L. Yaturo .j k coe+.oioa/acsrn» Ispire Ott 15,2C01 'l"';' sa id Tit.as LiiJ PDFPage 116 of 228 011: 3143 PG: 2471 By: KATHERINE G. SPROUL, JULIET A. SPROUL, and JENNIFER S. SULLIVAN,as Trustees for JULIET C. SPROUL under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated January I, 2002, and filed March 5, 2(X)2, in, Official Records Book 2992, Page 2016 of the Public Records of Collier County, Florida as a General Partner. jail+ a• _iitaii— .....i .- )14184Q Witness Katherine G. Sproul,as Trustee ,'D4 yA1 S N, Lv ISR C® Print Name .& t�-r\ 144 ,p• / ,//i Witness MOMS G IREADVi►E14, "Iry am u I. 811 i, Pent Name STATE OF 0 ' b A � „LC) COUNTY OF COL Li eL 1 ,�'�`�' `�tE CI1%C �e /�,,�/`,-.�_ The foregoing instrument �wledged before me this 7 day of Or- oW 1, 2002, by KATHERINE G. SPROUL, AS TRUSTEE, for JULIET C. SPROUL under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated January 1, 2002, and filed March 5, 2002, in, Official Records Book 2992, Page 2016 of the Public Records of Collier County, Florida, who_,jg_nerannally known to me or who has produced as identification. JisietAt eikti.UAZ Notary Public f Print Name: SRA./L• rnA 7-44 My Commission Expires: ZE ! w . 7qoldVW PDFPage 117 of 228 OR: 3143 PG: 2472 Cia),43 .11:444'_" a _ 1 Witness J et A. Sproul,as Trust' CH2oLy� �, SMAS✓ Print Name Witness 7NOMAS L TEADWELL,JR Print Name STATE OF 4/014 0°R C00-A, COUNTY OF 0 L. m /`'. "w The foregoi i - • «. .w _ed fore me this 7 day of (XJ( , 2002, by JULIET �!''' r� i v lET C. SPROUL under the Will of Barron Collier, Jr., -• �'! I '* � .f Trustees dated January I, 2002,and filed March 5, 2002, .;+ ,r 16 of the Public Records of Collier County, Florida, Yo • rsonall isy to 1� or who has produced i•ente • eon. -41, o FETE CIRC jfk9ij Notary Public Print Name: atEAJ L. /->itri eo My Commission Expires: • ,If; Susan L. Yataro .-091)cosuakeo:Loric arreualWAI hAI 4 L 6ARRCN COWER ea PDFPage 118 of 228 OR: 3143 PG: 2473 C)C4 a' - • s u`" L'� � Q i•Ian,- Witness (Wife ullivan,as Trustee c4'2 /k/ 4. SMAw' Print Name Witness 1"48 1..TREADWFL,JL Print Name (\A �O AT STATE OF d_, LLD R• , .-- COUNTY OF i __ 4. i adiThe foregoi� • "�� '�"'be, fere me this 7)`‹ day of UC!ti, 2002, by JENN al L •i , • u STEE, for JUL)ET C. SPROUL . . under the Will of Barron i� _ as by Change of Trustees dated January 1,2002, and filed Mach S, 2002, in, Official 2992, Page 2016 of the Public Records of Collier County, �e a, who is • • + -' l:c: A to me or who has produced T �dena,cation. • iktlilleZ No Public Print Name:tc S't1S&1lf b-. Metro4, My Commission Expires: ti% Cleuedria IP COUNT •': Susan L. listen LB�RRON COLLIER CO 1 FILE�..� i,qI PDFPage 119 of 228 OR: 3143 PG: 2474 aziAA41-,' /i /�%tory- By: C - MWitness: � Barron Collier,III,Individually A D -y r/ A. SHAt4/ Print Name: y' APjd'eVe Witness: THOMAS L namelloit Print Name: STATE OF `LOgIok -NF,,R CO& COUNTY OF I ?'// & � .,�Q The�f reYg'o_it g instrument 12 , .•'. and\acknowledged before me this /�'day of GPS , 2003, by W v P CO IV. Individually, who is ersonalJy knovm o me or who has pr.'.u ' as identification. httatb Notary ' Y . Print Name' ♦ t•-• m.i i 'ep Of, My Co „•* •�►,�ires 2FIE CIRC 8umn L. Mature SAWN COI �CO PDFPage 120 of 228 IIIII Isotilifil New Directions inManning.Design 4 ErSOUSfing • EXHIBIT A Page 1 of 2 Description of part of Section 10,Township 49 South,Range 25 East, Collier County,Florida (Tract"Building A"Pine Ridge Commons P.U.D.) (Revised 10-31-02) All that pact of Section 10,Township 49 South,Range 25 East,Collier County Florida,being more particularly described as follows: C0MMENCING at the southerly 1/4 corner of Section 10,Township 49 South,Range 25 East,Collier County,Florida; thence along the north-south 1/4 section line of said Section 10,North 01.18'35"West 69.79 feet to a point on the northerly Right-of-way of Pine Ridge Road(Sit.896); thence along said Right-of-way,South 89°07'52"West 9.57 feet to a point of curvature on the easterly right-of-way of OoodlettePrank Road,100 foot right-of-way as recorded in Plat Book 13,Page 58 of the Public Records of Collier County,Florida: thence northeasterly along said right of way 454.07 feet along the at:of a circular curve concave easterly,having a radius of 5679.65 feet,through a antral angle of 04°34'50"and being subtended by a chord which bears North 04°48'49"East 453.96 feed thence continuing along said right-of-wayNyrO-0V " T; to the Point of Beginning of the parcel herein desatbed; ,1 \-.)"'"' V thence continuing along said right-of- 07'06'13"East 240. thence leaving said right of way Nath 'S7"East 369.41 feet thence South 00°53'23"East 235.82 f curve S thence southwesterly 22.49 feet slang the are of i f tgeptial drulai e �, ve westerly,having a radius of 62.00 feet, fol through a antral angle of 20°47'I 1"a7d".-••,.. en••:••-• • 09°30'13"West 22.37 feet; thence South 19°53'48"West 94.63 - i thence North 70°47'53"West 83 • i- theooe northwesterly 164.02 fee. •• - oaz. southerly,having a radius of 1194.00 feet,through a central j 07°52'14"and being .•--•-• . a 37• which bears North 77°21'54"West 163.89 feet; > O thence North 82°51'17"West 106"t'= -, 0 pc,_ thence northwesterly 3925 feet al•• •- . Qf a circular curve.• - -- y, having a radius of 25.00 feet, . through a central angle of 89°57'30" - byes- ' t`.- - North 37°32'32"West 35.34 fax to the fw.. Point of Beginning; TJ.IL CIL''. w '`Parcel contains72.65 saestniore or less. -. •'eet to easements,reitrictions and reservations of record. ' an']booed on the easterly right-of-way line of Goodlette-Frank Road being North 07°0613"East. °p I:,1n. t • :t.-. to ',�y� . / ,. ,'„ INC. ,i':''' .. •I'• 7 • i�. Land Surveyors .t,,�� � _ /0-31-O !;,''''-• eritt • • T oney,PSM LS 93 . •orization 3. '° •- inlets embossed with the Professional's seal. t'. 20-649A •Napiers Fort Myers Sere..te Tama Tallith Panama City teach 3207 Bailey Lance,Suite 207 Navies.Florida 34105 941.6494040 lir 941-643-5716 emir law virIN•tray auw.uaaseaa sterim sem 111111114111111401,-ill Nh/,°nY.INr,Iw[.—R e/s.I lP(Y°°I!e PDFPage 121 of 228 • EXHIBIT A Page 2 of 2 **t 4 _OR: 31 3 PG: 2476 *ft _ _ I i 1 i - I I illi i I , i;41; R ‘. Enill . GOODterrr (PLAr Boat- 73:4,4510458D) :31: .,. • . . , . etym.,AN...„....., f, • .. 1111 I s 1 • : r • '..\, *s‘ ••• oi'kr .1 ii.064., • - , '. s'g— e.L... 3- - • It, 1 g 4 4, .'; '1 a •11401,1:eflp„-0.. •-.4 k . 0-\vx- • 111, * -frit WOO' 1 lies 0, ii' ''. if'''. 1 CD N ' ' _ r.4 • , r • 01 0 fit II OA f.' e. ilik0 • .... t 1 ; I t711,44 TRI. Q 1 Ai k I.7.1111 ..„........... ti 1 k ... 1 IA : :II 11111/ t tRiti f i $ Ili I si..th i , 1 : .. ., ,. .i i . 1 tifilif iqvii f l 74—3------ et st 111 I t111 - 1 1 s 1 • 11 " — .1.4 PDFPage 122 of 228 f.'"' \ INSTR 4376949 OR 4522 PG 366 RECORDED 12/23/2009 10:52 AM PAGES 17 DWIGHT E. BROCK, COLLIER COUNTY CLERK OF THE CIRCUIT COURT DOC@.70 50.70 REC 5146.00 INDX $8.00 CONS 50.00 This instrument prepared by: G.Helen Athan,Esq. Grant,Fridkin,Pearson,Athan&Crown,P.A. 5551 Ridgewood Drive-Suite 501 Naples,Florida 34108 239.514.1000 (space above line for official use only) WARRANTY DEED THIS INDENTURE,made this 2614 day of,)VC606eZ 2009,between DOUGLAS E.BAIRD,BRADLEY A.BOAZ and . LENBERG,as Trustees of the Lamar Gable Revocable Trust dated Au : G. COLLIER III, FRANCES G. VILLERE, PHYLLIS G. ALD � G. 17 IJE'R, and JULIET A. SPROUL, KATHERINE G. SPROUL and J 0 II. FER,S. SULLIVA ,as Trustees of the Trust Under the Will of Barron Collier, Jr.,/FBu J'trliet.,. .``S7i6ttl el the "Grantor") and TRAIL ollect BOULEVARD, LLLP, a Floric}a 1'�: e, it :. j,ne�r hip (the "Grantee"), whose • mailing address is 2600 Gol en t.a P. a p : 0 I WITNESSETH: T atA e said cantor, o>3•an• n c,,rtti.eration of the sum of TEN DOLLARS ($10.00) and oth`r''.-"v• uable consideratiQ• ' • . tI n hand paid by Grantee, the receipt whereof is hereby ac edged,hereby grans, : and sells to the said Grantee, Grantee's heirs,successors and a ign's•f rever,the folio... a- cribed land,situate and being in the County of Collier,State of Flon••'to' ' TE C IRS` See attached Exhibit"A". SUBJECT TO conditions,limitations,restrictions,reservations and easements of record which are common to the subdivision in which the property is located and taxes for the year 2009 and subsequent years. AND the said Grantor does hereby specifically warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever. The subject property is not the homestead of any of the Grantors, their spouses or any minor children. IN WITNESS-WHEREOF,the said Grantor has caused these presents to be executed as provided by law,on this,the day and year first above written. PDFPage 123 of 228 OR 4522 PG 367 Signed,Sealed and Delivered in Presence of: Witness#1�`� D S E.BA •1 i s Trustee of the Lamar Gable Revocable Trust dated August I LA� �Q - 29,2008 Printed Name of W tness#1 — ri'A . Witness#2 D, E . V/6/vE/e/' Printed Name of Witness#2 p1\'V1 CORT G STATE OF FLORIDA ) COUNTY OF COLLIER ) III .n V n C '-i � 1 E.,1 1,57.-- a I HE BY CERTIF+•,,�` t the foregoing in- t as cknowledged before me this .i5� day of, ,J4e atit..` 6D9,by DOUGLA r ;A •+• Trustee of the Lamar Gable Revocable Trust dated August08, who is person• 9.own to me (Yes) (No) or who produced �,,as'i tificatio I -Sl LI lit-__ I . , i Attko (Seal) Notary Public,State of Florida SUSAN L.M4TURO3 .,0"°°•k NotaryPubiio$tateofFbda •'rintedNameofNotaryPublic Susan L 41atu,o My Commission oogtp666 3ornod Expires'°"5'2012 -2- PDFPage 124 of 228 OR 4522 PG 368 • i t ,� Witness#1 rr fr% I LAG-1:te_0 . BRADLEY A.BO ,as T • ee of e Printed Name ofWiriness#1 Lamar Gable Revocable Tru •. es August • ^ �- 29,2008 Witness#2 �i eve -. 1//,V1 ey Printed Name of Witness#2 COUA STATE OF FLORIDA - COUNTY OF COLLIER ) CCrrc" •V I HE'EBY CERT ' ' i : • -tru knowledged before me this l5 day of 4 0 „ ,% 009,by BRADLE'Sf�,,A. O• ., Trustee of the Lamar Gable Revocable Trust dated Au 2008, who is p�l ,(vn to me (Yes) (No) or who produced 4' : identification. C.) 4IF 11:C" ) dAttA,,, (Seal) Notary Public State of Florida SUSAN L.MATURO• °.V`'•w,� Not3ry Public State or Fbnoa Printed Name of Notary Public ?>t, Susan l Maturo y C My Cornn,ssbn 00810666 '1o, -°- Expires 10/15/2012 -3- PDFPage 125 of 228 OR 4522 PG 369 lam'' . C ► C: r Witness#1 i audfi e// i 11 t 1-AC'feau ANDREW R. E ENBERG, • rustee of Printed Name of\ itness#1 the Lamar Gable Re ocable Trust 1. ed & August 29,2008 Witness 112 • b./9,IE L. 1// NGre/- Printed Name of Witness#2 STATE OF FLORIDA COUNTY OF COLLIER ) T I HERE;Y CERTI•, t at the o t T w. acknowledged before me this .rday of / f , . : • -44w .EU NBERG, as Trustee of the Lamar Gable Revocable Trust •:ted August 29, 2118, w o 's onally known to me (Yes) (No)or who produced �' asf ent 94' / - \yr fitA4, (Seal) iottriy-Public,State of Florida �.>z•w Notary Public Stare of Fonda SUSAN L.MATUJ�g pp Susan l Maturo •.a Gy My fommissbn OD910656 Printed Name of Notary Public io,,,o Expires'0!+5/2012 -4- PDFPage 126 of 228 OR 4522 PG 370 Witness 1 i BARRON G.COLLIER III,Individually Printed NameNaof W1 eesss}#1 Witness#2 D))9/./E L. 1// /1.4-,ei' Printed Name of Witness#2 STATE OF 04(a ) �' COUNTY OF Ci-L.Gd_. ) o p i:_,, I HERE:Y CERTIF cc for-_omg r men w:* •. knowledged before me this .icy day of �, , 2009, by BARjN LIER III, who is personally known to me[ or who pres'• as identification. ��Q (Seal) SII= s, (/1 a Notry Public,State of LD 6It9 SUSAN L.MATURO .�''0. Notary P thi Sta,e.f Florida _° * Susan l'Oatum mPrinted Name of Notary Public 4 c - My Cam,ssion 00510656 MyCommission Expires: 'I.," Expires 10/15/2012 p -5- PDFPage 127 of 228 -- OR 4522 PG 371 • 0(,` I (l-e►c.� L � Ato G..„._- 3-rni\css \)l Witness 1 FRANCES G.VILLERE,Individually I-1-FECd u n IL Cta P Printed Name of W ess#1 • Witness#2 • bi gi✓% ( . 1//-N�_...ei Printed Name of Witness#2 STATE OF_Rop iv ) ".'.- d,1�'R Cr®LI COUNTY OF CO U- ) Ca0��/I~ �'�. 4 I HEREBY CERTIF t fo -_• its acknowledged before me this �. .. r day of A:_ ; , Os . ` '. � I,.ERE,who is personally known to me[, ,r who present- , as identification. �r ..An. /,, 1 / � / (seal) 4 .li;. /f , • . No ary Pubj .$ta of fF.og/M- ��T , rciryU bi "gt, NOrary Pubic Sla.e of Florida of Nota Pu it 7 ilt x Susan l r`:sro., Ommission Expires: c my commission 00810666 Y P nr0,,e. Frnres 1On5.2012 -6- PDFPage 128 of 228 r OR 4522 PG 372 `\ ... 64 . :f ' �A� 1 A % ii i ( t. — Witness#1I 11 i PHYLL 41" .ALli N,Individually E 1 Ci1\ t� (z k{-e ._ Printed Name of Wi ess#1 /Li_ A--ei /ifLlti Witness#2 • /// (/.E L. !//LAN--/Z_/. Printed Name of Witness#2 v R.CO STATE OF E6iQ/D�{- ) �0ti 'jam COUNTY OF C LL/Ele, Y II I HER :Y CERTI'Y tat the o. ,i g ii !w a'knowledged before me this J.,17- da of . _,,, .API .0 a, r S . who is personally known to me[ r who presented 7 as identification. (Seal) .,,' I . . F PI itihit c 'tate of FLOQRz- • L.MAT[►RO =o...wa Notary Pub Sta,e of Florida Printed Name of Notary Public Susan t.rAaruro My Commisaion DD810555 My Commission Expires: �4.o,,,, Expires 10115/2012 -7- PDFPage 129 of 228 OR 4522 PG 373 �' _mt. _ J 1111_-'‘ t aAk__, 0014440.- e b XQQ.K Witness.!1 0 , DONNA G.KELLER,Individually I f-a iM� Ge0-u. Printed Name of Wess#1 A_g.g. --Qi,� //#1itaf[- Witness#2 ()ii9/iE L. v/64,51e7- Printed Name of Witness#2 STATE OF goedm ) COUNTY OF COU...02... )7\-------P"-, CQ�� I HER :Y CERTIF Ith(t 1f sreg _ ' - ment as cknowledged before me this f d9frof I -- 1 i .> •O':* SEk• who is personally known to me[ or who presented i S lip 7 as identification. y (7, C (Seal) r� IA;•;) • • • .7-",e_ Notary PUblr plf-,=f yr SUSA►.t_W ti Printsd Zsl otary Public or=y Notary Public State cf clonda I .1494�; Susan l utatnrd Ivty C3 sr-On Expires: My Commission 00610665 "`-----" •>io„,o, Expires/011512012 _g_ PDFPage 130 of 228 OR 4522 PG 374 Ar ` L ltl N lti� e /�, C6IA- ( 0,0 "itness#b�V L/Y v�- .Ti�.tET A.SPROUL,as T stee of the Trust I 1CO At ,(_.� u�d{der the Will of Barron Collier,Jr.,FBO (J« L - Juliet C.Sproul Printed Name of Witn ss#1 Witness#2 • D/,9/.iG L. V///I//ac/ Printed Name of Witness#2 X RCOU, Qti f�rT STATE OF FLORIDA COUNTY OF COLLIER ) , IYHE EBY CERTIFY(..! 4r:the_ ogie �i ws acknowledged before me this isr da of 'a IE A.SP'•� , '"`'!trustee of the Trust under the Will of Barron Collier,Jr., 0 uliet C.Sproul,w ,iis p rs known to me(Yes)(No)or who produced ✓ as identifi •n 0 lottfori (Seal) " . Florida LMATURO ,.s`'W, Notary PubbcSta.eMPoida Printed Name of Notary Public i; Susan L My Commissi0^0,12)81066 EoDires 10/'5.20 -9- PDFPage 131 of 228 OR 4522 PG 375 4.d, , .. 0 Witness# � '�t,vY`' • •THERINE G.SP•Oras Trustee of the Trust under the Will of: on Collier,Jr., c1(' otte FBO Juliet C.Sproul Printed Name of Witn s#1 Witness#2 • D//9/1 . C. ///64./E1C/- Printed Name of Witness#2 (---0,,V,R.C 0 tiAii STATE OF FLORIDA COUNTY OF COLLIER • I HE• BY CERTI t,. he o i7!" a w.s acknowledged before me this f da of P , ' 4 L as Trustee of the Trust under the Will of Barron Col , r.,FBO Juliet C.Skul, h ; ersonally known to me(Yes) (No)or who produced • as t1 t. t4:-. -' 1 G (Seal) •. . • •ublic,State of Florida SUSAN L.MATURO Printed Name of Notary Public ?a.'W. Navy PUMic State of Florida Susan L Maturo 9 ' My Commission 00910686 ?n.noEExpires 10/15/2012 -10- PDFPage 132 of 228 OR 4522 PG 376 1 • 1a.. A . `/�`l►✓1�r/ S �4 LL . ) Witness#11`"r . J NIFE SU IVAN,as Trustee of the �- y� Trust under the Will of Barron Collier,Jr., - 1 1 T(-ch ��e(menti_ FBO Juliet C.Sproul Printed lName of Wi ss#1 Witness#2 • D/Q,J L. L// e,/ Printed Name of Witness#2 -vV,R LOUT G STATE OF FLORIDA ) COUNTY OF COLLIER I HER BY CERTI tor- r i• w:s a knowledged before me this dayof � n,111::;); R S- N, as Trustee of the Trust .1st � under the Will of Barron Col e�,, r.,FBO Juliet C.SfIr,.ul, h.; 1 sonaliy known to me(Yes) (No)or who produced : as' ti rc: 04, 1 , I 1 (Seal) otary$ublicakf.7► O moo••_w, Notary Public Statecf For 5a tinted Name of Notary Public Susan l Matu.o My Commission DD910666 Expires 10/1512012 r:'dai wdcorpu.il bl.d corp wu.,ni,d pro mil.docx _11_ PDFPage 133 of 228 r-. OR 4522 PG 377 Exhibit A l 0C to Legal Description Units 102, 103, 104 and 105,of Vanderbilt Condominium,according to the Declaration of Condominium,recorded in Official Records Book 2239,Page 1412 of the Public Records of Collier County,Florida;as amended by Certificate of Amendment and Restatement of Declaration of Condominium of Vanderbilt Commercial Condominium,recorded on April 9, 1998,in Official Records Book 2407,Page 2712 of said Public Records. • and Lots 1,2 and 3,Block A,Pine Ridge 2"d Extension Replat,as recorded in Plat Book 12,Pages 57 and 58 of the Public Records of Collier County,Florida. NO Fate 0 ti-- Lots 4 and 5,Block A,Pine Ri 'ta xtension Replat, : a a ed in Plat Book 12,Pages 57 and 58 of the Public Records C. -a ii Sri... (") (IC 0 ii. V E-r � OA, 1,t T1IE CIBC PDFPage 134 of 228 OR 4522 PG 378 wvvnn uni>n�. fCE kln�Apl "Exhibit g" (1 of 2) (Bonita Beach Road) of (p The North 300 feet of Section 3, Township 48 South, Range 25 East, lying South of C.R. 865 and West of the westerly boundary line of the HE 1/4 of the NE 1/4 of the NE 1/4 of the NW 1/4, less the West 660 feet thereof; less the lands described in O.R. Book 2007, Page 3797, and less the lands described in O.R. Book 2442, Page 3186; subject to easements recorded in O.R. Book 1282, Page 881, O.R. Book 1136, Page 119, Public Records of Lee County, Florida, and lees the lands described as follows: A parcel of land lying in Section 3, Township 48 South, Range 25 East, Lee County, Florida, being sore particularly described as follows: • Commencing at the Northwest corner of said Section 3, Run South 00.45'38" East along the West line of said Section 3 for a distance of 427.49 feet; thence run North 88.27'40" East for c a distance of 664.08 feet to the Point of Beginning of lands PO herein described; thence continue North 88.27'40" East for a N distance of 540.00 feet; thence run South 01.32'20" East for 'r- a distance of 57.70,feat,4 un South 88.27'40" West for __ a distance of 540'. ifet`7 17. ` North 01.32'20" West for m a distance of 6 -- o . N p ..f Beginning, G and Cm to A parcel 1 d g -- 3, T. s ip 48 South, Range CM 25 East,; =e can , orida be - ore particularly described as, • CommenciigAn 04, '^'n 'f =ai• Section 3, run South 00 4Nest e =aid Section'3 for a distan• 01.0' , . -n coutherl. Do Y right- of-way 1 .f Bonita Beach 8-,d (.- a 0p;'thence run North 88.27'40"t along said sou . ly r • • .f-way line of CR 865 for a nce of 1550.00 (. nt on the easterly right-of-w. •0 of Spanish We 1. 11.,T -, S.W., as recorded in the plat of Spanish Wells Un , in Plat Book 32, Pages 137 th' n the t� cords of Lee County, Florida; thence to . 2,.°' --at along said easterly right-of-way line �-OUT. . 300.00 feet to the Point of Beginning of la . bere4r described; thence run North 88.27'40" East for a distance of 756.62 feet; thence run South 00.40'28" East for a distance of 57.70 feet; thence run South 88'27'40" West for a distance of 755.75 feet; thence run North 01.32'20" West for a distance of 57.70 feet to the Point of Beginning. • PDFPage 135 of 228 OR 4522 PG 379 Exhibit A 30cco WilsonMiller New arertom H N9atnQ.Cet0n d frp.+ieeraa • Description of part of Section 10.Township 49 South.Range 25 East, Collier County.Florida (Tract"Building B"Pinc Ridge Commons P U 0) • All that part of Section 10,Township 19 South,Rang:25 East.Collier County Florida, being more particularly described as follows- . COMMENCING at the southerly I/d corner of Section 10,Township 49 South,Range 25 East,Collier Count.,Fionda, thence along the north-south t/4 section line of said Section IC.North 01'13'33"West 69.79 feet to a point on the northerly boundary of Pinc Ridge Road(S.R.896),;_--- thence along said boundary,South 39'07'5 " ift f€ i of curvature on the easterly right-of-way of Goodtene•Frank Road,.100 foot right-o -itrP ;lap 58 of the Public Records of Collier County.Florida. � thence northeasterly along said rig. 434.08 feet along the are o e'ireueurve concave easterly,having a radius of 5679 65 feet.through a central/angl ( y4-;1`and being subtend by a ord which bears North 04.43.48'East 453.96 feet; / ._____,r1 thence continuing along said right-0 wet North 0 I3� --- thence leaving said right•of-way so ;‘7, .4-dngknual circular curve concave northeasterly, having a radius of tet, ,ro 'L'[,} a stat o 7' 0"a;td being subtended by a chard which bears South 37.3272"East 3i-3.1i \ 1 1 I stall thence South 32°SPIT East 1P6.99 a "`��� —�'�" r '''''''O • thence southeasterly 164.02 fed afp the arc of a non-tangenti reul ^c9cave southerly,having a radius of 1194 00 fent,through a central 07.52'14"and being sv by dtio which bean South 77'2!'54"East 163 39 feet; f thence South 70'4753'East 33.t'1 Point of Beginning of orcin described: thence North 19.53'43"Eas \� thence northeasterly 22.49 feet along(!'t` of t lar curve concave westerly,having a radius of 62.00 feet,through a central angle of 'MC A-ah g subtended by a chord which bears North 09°30'13"East 22.37 feet; - thence North 00'53'23'West 235.82 feet; thence North 89'29'57"East 230.34 feet; thence South 00'46'24"East 412.76 feet: thence nonhwesterlLr 206.11 feet along the arc of a non-tangential circular curve concave northeasterly.having a . radius of 756.00 feet,through a central angle of 15'37'1 a"and being subtended by a chord which bears North 73'35'45"West 205.47 feet; thence North 70.47'53'West 70.66 feet to the POINT OF BEGINNING of the parcel herein described; Parcel contains 2.1 acres more or fess. Subject to easements-restrictions and reservations of record. Bearings are based on the easterly right-of way line of Goodlene-Frank Road being North 07'06'13'East. WILSON, "...LER.BARTON&PEEK.INC. Re ist 'd ineers and d�Surve Surveyors ' By- e. U rp.6 'o/e ?000 Andrew B Beck•PSM$6065 Certificate of authorisation LB-443. Not Valid unless embossed with the Professional's seal • BARP..O.`I CQUfER co. Ref 20.633 r}°�1I& 1V o.02335.007.000-P YE00 7((�f—i��—� Date- DECEMBER 6.2000 ECr{IBIT "Al' Naples Fort Myers Sarasota Bradenton rampa 5FC0Batley tare Sure7C0 awes.PknCa3•utL�e.0/ 94 'l•649•.'04094s.a43.5;rS• ...-_ PDFPage 136 of 228 OR 4522 PG 380 POOR QUALITY ORIGINAL Exhibit A Li .4 co • pt 4 gY Y S � C U ggaa� ti 3C iYYa 7 h S, > ill1 ig 1eesai -t aa@ -; 1 i. as b t rad$ a 1, i a=.'' � is - � ii I. Iii iia if; • I; it! t T1 (he 5.94 )1c,21 1 i 8 lis; iqw: is tV�V 14 it 1-' Ana Et i v ,,1- c 1 VP 1its ( �� i I.1E10 � ei§;110 @�a 40 54141Pfie€@=a O §1 10 asN"1 4 e Q Elim# Y .4421v likli:Til�n1411 124=0 ttr; 611 e iE6e'e• Y E g a Y Y� E E A E yi a 1• a. !Illiti 8¢'� i ,p a rtat6 l� lE ea . g! �IR���+ -� fg�3�aa� t:r�y�=�a� .;�-�a�$�a`4za:$ ;�Q� Y�E �,�°� _ ` EEarIgl 3 a ttiltiii;ilgiliq hitilieii@ �'@ial 3i 1 1 Rif Y b 11 a i.: x ! cypp pqba b� ° CS 5 .4 5 gal 01111 . .- -111:11111111:00-111 11 11EalE.� ill: VI gi yy v % ?-7;1 Val I._ F" '1 , Iiiili -a-- I1 t s a".Er^.ee� ,J '4111 ' '; • cz,3 11 RtZ I 41 !I: \ I•} W N k4 , . ,,. 1 .. . 1 m a i: , : " ,i a.,;?'l:.- ' C •m s n RII ......... • a i aa:S L b„ II 1 7 q:. Iv ivil- 0A r:LO IER CO ? ii44 k'ZD+ u. rtuL BEA 1 - 2 PDFPage 137 of 228 OR 4522 PG 381 .g)Xha'b�'f' 4 1 Ab(d, i'ov1ett 1�ro�er ��ESC✓'�� �a v1 O PROPERTY DESCRIPTION A PARCEL OF LAND LOCATED IN SECTION 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF SECTION 27, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COWER COUNTY FLORIDA; THENCE RUN S'01739`43"E ALONG THE EAST LINE OF THE NORTHEAST 1/4 ,.-----WR CO0 OF SAID SECTION 27, FOR A DIST Ili; ' ,0905' •s• ' ENCE RUN S 8'9'4850" W FOR A DISTANCE OF 594.85 FEET TO 1H i' OP BEGffIA G " +THE PARCEL HEREIN DESCRIBED: THENCE RUN S 423846" W F A 91SjfCE oF- •._' D THENCE RUN S 5040'23" W FOR A DISTANCE OF 24:41 FEET; EA " ' 4• " DI. TANCE OF 58.72 FEET; RUNS 0055'14"E FO ADI. C: '- L�E RUNS 66'42'59" W FOR j A DISTANCE OF 17.23 FEET; PI: k- �P ' "E .s 4. •,4ZET TANCE OF 301.69 FEET THENCE RUN S 90'0000' W FOO /STANCE OF 400 7 it FE T CA POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF GOODLEY FRANK RD. (C.R. ¢1 ;_gam FOOT WIDE • RIGHT-OF-WAY, AS THE SAME 1S10 (1N PIE PLAT , _ K BOULEVARD ACCORDING TO THE PLAT THEREOF RECORDED IN PLA- ..i�5F THE PUBLIC RECORDS OF • COLLIER COUNTY, FLORIDA; THENCE Rd -ALONG THE EASTERLY RIGHT-OF-WAY • LINE OF GOODLETTE-FRANK RD., FOR A DISTANCE OF 134.59 FEET,• THENCE RUN N 0728104" E FOR A DISTANCE OF 53.10 FEET THENCE RUN N 05'35'39- W FOR A DISTANCE OF 163.79 FEET - TO THE BEGINNING OF A TANGENTIAL CIRCULAR CURVE, CONCAVE SOUTHEASTERLY,- THENCE RUN . NORTHEASTERLY, ALONG THE ARC OF SAID CURD TO THE RIGHT, HAVING A RADIUS OF 50.00 FEET, THROUGH A CENTRAL ANGLE OF 900144; SUBTENDED BY A 2HORD OF 7a73 FEET AT A BEARING OF N 3925'13"E, FOR A DISTANCE OF 78.57 FEET TO THE END OF SAID CURVE; ` THENCE RUN N 8426'05'E FOR A DISTANCE;OF 391.04 FEET TO THE BEGINNING OF A TANGENTIAL CIRCULAR CURVE, CONCAVE NORTHERLY, THENCE RUN EASTERLY, ALONG THE ARC OF SAID CURVE TO THE LEFT, HAVINGA RADIUS OF 150.00 FEET, THROUGH A CENTRAL ANGLE OF 177754", SUBTENDED BY A CHORD OF 45.12 FEET AT A BEARING OF N 75.4708" E, FOR A DISTANCE OF 45.29 FEET TO THE POINT OF B EGINNINO; CONTAINING 3.869 ACRES, MORE OR • LESS. PDFPage 138 of 228 *** OR 4522 PG 382 *** • • - ) I llr1ler • • EXHIBIT."A" . • DESCRIPTION OF PAM'OF SECTION 27,TOWNSHIP 4E SOUTH.RANGE 25 EAST, COLLIERCOUNIY.FLORIDA (CO ACREPAR.CEI.) ALL THAT PART OF SECTION 27.TOWNSHIP 44 SOUTH,RANGE 25 EAST,COLLIER COUNTY,FLORIDA BEING MORE PARTICULARLY DESCRIBED.AS FOLLOWS: • COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 27: THENCE.ALONG THE EAST LINE OF SAID SECTION 21,SOUTH 01•09'43"EAST 131442 FFET; • THENCE LEAVING SAM LINE SOUTH 09.44'50'WEST 6773S FEET; THENCE SO[.TN03'3539'EAST 229.90FEET TOTh PONT OF 8E01N21K40 OF THE PAI&CrJ.IwRE DESCRIBED; THENCE SOUi l 05•3539-EAST 656.120:ET4- TlIENCESOUTHE9.4s50'9/* ••K.•4 , • 4.1.•ONTNEEASTERLYRGGIROFW.4.YLINEOF GOODLETtE�1NT ROAD 4...• .,..1•.a.7 2 53IL, 13,PAGE ,PUELIC RECORDS OF COWER COUNTY,FLORIDA; TNLNCE ALONG SAID yam• 05'3539'WEST 651. '1TIFNCELEAVRN3 .��a M NORTH 90"OCIO'EAST r00.12• •. 'IIIFPONT OFBEGINNLNGOF THE PAR(Td.7EREINDESCRIED. \ PARCEL CONTA1 IS-6.0 ACRES MORE Olt 6., 1- SUnIECT TO F�45 NU'S AND RI 7RICT10 , lIt,I, .+ BtARINCS ARE ASSUMED AN ` 1O'.rI" . ,• • OEING SOUTH 01.09'43•FAST. P1ILSONhItz_ixt.TNG 1 7 F'+ RC•OtyaEriIDTGINEERS CBItiugc.xT?q UTHOW�1 lLD-43. ,L4 • ARCUS L.BERM'11•I,:P 4 (` FT C� NOT VALID UNLESS E.titnOSSEO WITH SfOty J. EAU. Ref 21:674 W.0.:025I 8-002-0O I-CSUDA Dur.AUGUST IE.1999 • • • • • • • . IJAPPAMllc.9 01 .1.3rl PDFPage 139 of 228 INSTR 4505279 OR 4632 PG 2055 RECORDED 12/13/2010 3:20 PM PAGES 8 DWIGHT E. BROCK, COLLIER COUNTY CLERK OF THE CIRCUIT COURT DOC@.70 $0.70 REC $69.50 INDX $3.00 CONS $0.00 This instrument prepared by: G.Helen Athan,Esq. Grant,Fridkin.Pearson,Athan&Crown,P.A. 5551 Ridgewood Drive-Suite 501 Naples,Florida 34108 239.514.1000 (space above line for official use only) WARRANTY DEED 1;t'�R C®0 r THIS INDENTURE, .. is 1?-) day b 2010, between G-4 PARTNERSHIP,a Florida gee(era ...i. - ip,BARRON .\�COLLIER,III,and KATHERINE G.SPROUL and JENNIFEWS. . "• ,as '- of thlg Trnst Under the Will of Barron Collier, Jr., FBO Juliet C.'Sp 1 el . ". - 11), d TRAIL BOULEVARD, Ii LLLP,a Florida limited lia ilityfi it .. . p, �t: ling address is 2600 Golden Gate Parkway,Naples,FL 34105 co�- 've • t`': Fl WITNESSETH: a said Grantor, for •5d i c n eration of the sum of TEN DOLLARS ($10.00) and oth able consideratio t t n hand paid by Grantee,the receipt whereof is hereby ackn vile d,hereby grants,b )s,and sells to the said Grantee, Grantee's heirs,successors and as3i ever,the f911_ esenbed land,situate and being in the County of Collier,State of Florida, E C y,. See attached Exhibit"A". SUBJECT TO conditions,limitations,restrictions,reservations and easements of record which are common to the subdivision in which the property is located and taxes for the year 2010 and subsequent years. AND the said Grantor does hereby specifically warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever. The subject property is not the homestead of any of the Grantors, their spouses or any minor children. IN WITNESS WHEREOF,the said Grantor has caused these presents to be executed as provided by law,on this,the day and year first above written. BARRON COLLIER CO FILE NUMBER )1.54/0 Documentary stamp taxes on this deed arc based on the fair market value of the subject property in the amount of 5100. PDFPage 140 of 228 OR 4632 PG 2056 Signed,Sealed and Delivered G-4 PARTNERSHIP, in the presence of a Florida general partnership aa.„,,,,,,, 6 -- ByWitness#t Jvl U.�vBradley A.Bo s Aut ' ed A...... rit CAROLYN A.SHAW (Printed Name oof Witness#1 lam►%-. VS✓ ►`.� tAe t_12 ."- Witness#2 .R, Gn r r� Tiffany Matteau a� tJ�l'� Printed Name of Witness#2 STATE OF FLORIDA ) COUNTY OF COLLIER C)1 (.166?(V\ "vl, �"' I HEREBY-� CERTIFY foregoing instrum ' . . owledged before me on this b day of �-.¢0,,,,,h.1 ,2+ i radley A.BRark.: . orized agent of 0-4 Partnership, a Florida general partnership,on be 9o` i 1.1\,-.. . - ._— c h$ ho is personally known to me 4011110 (no)OR who produced .i_._1 as identification. e.,..t�No (Seal) CVL t Typed,stamped,or Printed Name of Notary My Commission Expires: /di5-1/y i1�AT*,.- ._. KATEZE70 P r xc°,: ssloNt Em2178 ,,'•:�Y 3 . E:Oc;ober5.2014 1--_.:I! ti kreY PubSc Udernnters BARRON COLLIER CO FILE NUMBER —, -2- ii (10 PDFPage 141 of 228 OR 4632 PG 2057 Signed,Sealed and Delivered G-4 PARTNERSHIP, in the presence of a Florida general partnership 0(.11u (tet•tz4it.rr<✓ By. C4,....,74-0..6.6.._ Witness#1 Lamar Gable,as Authorized Agent CAROLYN A.SHAW Printed Name of Witness#1 erjrkirv.zs V-A akkQD...-•%-. Witness Tiffany Matteau Printed Name of Witness 142 L 1)t�R CQ0 ki, V -- STATE OF FLORIDA ) COUNTY OF COLLIER � (1 �� V �I "`� I. I HEREBY CERTIF t the foregoing ins I + ent • /aeiowledged before me on this i day of ,D¢,,...„...4,-, \'.' ,0,by Lamar Gabl-a:': a. ` a agent of G-4 Partnership,a Florida general partnership,o a of such partners i., .is`personally known to me (no)OR who produced O -•--'s, identification. r Rc � Not&y Pub'�}•c (Seal) FAp><c .,-r Typed,stamped,or Printed Name of Notary My Commission Expires: i0j,5 ci K 1EZETO `*4 mycor TsToN I EE Gi21" x firV EXPIRES:October 5,2014 _,.ark' Bmded ihv h.Yar PatC U,Xervnters BARRON COLLIER CO -3- FILE NUMBER 1)910 — PDFPage 142 of 228 OR 4632 PG 2058 Witness#1 BARRON G.COLLIER HI,Individually CAROLYN A.SHAW Printed Name of Witness#1 W. INA WL-2 Witness#}1/ Tiffany Matteau Printed Name of Witness#2 STATE OF FJo dc--- ' COUNTY OF Co ( r ) - iir lip � I HEREBY CERT i' o •:- m-• owledged before me this J. day of • , ; 2010, by B • "?N • IER III, who is personally known to me[ or whop :'ept as identification. (Seal) T `r ^ •r. is State of Flc-co. (4 >� ,,,,,„,ari Printed Name of Notary Public KAlIZEro My Commission Expires: r _ /a15-b +• COMMISSION EE p2178 EXPIRES:O±ber 5,2014 Bonded ilei Naar}Puke Underrates_ s_ BARRON COLLIER CO FILE NUMBER -4- PDFPage 143 of 228 OR 4632 PG 2059 ()(L,,,4) 4. .4,1,- ../ ..ii 1 , A 1 Witness#1 •THERINE G.SP•0 Ms Trustee of the CAROLYN ASHAW Trust under the Will of:•:t on Collier,Jr., FBO Juliet C.Sproul Printed Name of Witness#1 t .1�ll Witness#2 Tiffany MatteeU Printed Name of Witness#2 WR CO tjA CP STATE OF FLORIDA COUNTY OF COLLIER ) I HEREBY CER I .,at the o: ::in_e . acknowledged before me this 1f day of j - (�1CY" • sigs 1 ,iP• i L, as Trustee of the Trust under the Will of Barron Co r.,FBO Juliet C. s. •ul, kik,.• onally known to me As (No)or who produced as ca• •,.. Ari - yy (Seal) 1 „l o V P�".1ic,State of Florida Ka I ` ...(-1-1-, -, Printed Name of Notary Public .O KATEZFTO uY COMMISSION I EE 032178 -`-'? ETIRES:Oct r5.2014 ' `'4;whr' Balled Thai Nctay Pubic t demrios BARRON COLLIER CO FILE NUMBER -5- 1Is-fo PDFPage 144 of 228 OR 4632 PG 2060 Oa/144J • CeAti 1v►1� irk� Witness#1 'NIFE .SULLi�'AN,as Trustee of the CAROLYNA.SHAW Trust under the Will of Barron Collier,Jr., FBO Juliet C.Sproul Printed Name of Witness#1 Witness#2 xc 4 Printed Name of Witness#2 Griy�i R CO J- ?^ STATE OF FLORIDA COUNTY OF COLLIER7) t.. I HEREBY CER 1 I . the;o, gall , . ac. owledged before me this 17 day of _ _ IC r , 1 , S. . 1 ; • , as Trustee of the Trust under the Will of Barron Co lier,Jr.,FBO Juliet C. ,1,in], ho . onally known to me fiigio (No)or who produced rc.\ as'..4«,ti t c. (Seal) //to,, Ire r•c,State of Florida r Printed Name of Notary Public 1M`• KATE ZETO 3�+. ,`: MUOMMISSION II EE 032178 3•...,-� -' EXPIRES:October 5,2014 14.!:«11;11'0" &Wed Ten Nday Pubte Undcwrtin i BARRON COLLIER CO FILE NUMBER -6- - if --C-R) PDFPage 145 of 228 OR 4632 PG 2061 WilsgnMiller Exhibit'A�" a Stantec 3200 Bailey La n 3,Suite 200 Naples,FL 34'C5 Tel:(239)649.4)40 Description of part of Section 10,Township 49 South,Range 25 East, Collier County,Florida (Water Management&Preserve Area-Pine Ridge Commons P.U.D.) All that part of Section 10,Township 49 South,Range 25 East,Collier County Florida,being more particularly described as follows: COMMENCING at the southerly 1/4 corner of Section 10,Township 49 South,Range 25 East,Collier County,Florida; thence along the north-south 1/4 section line of said Section 10,North 01°18'35"West 69.79 feet to a point on the northerly Right-of-way of Pine Ridge Road(S.R.896); thence along said Right-of-way,South 89°07'52"West 9.57 feet to a point of curvature on the easterly right-of-way of Goodlette-Frank Road,100 foot r,„gbt-of-way as recorded in Plat Book 13,Page 58 of the Public Records of Collier County,Florida:,/' � thence northeasterly along said right of, 'arc of a circular curve concave easterly, having a radius of 5679.65 feet,througt ntr angle �`- ,0', nd being subtended by a chord which bears North 04°48'49"East 45eet; \ thence continuing along said right-of-waMorth07"06'13•East 861'9 feet; thence leaving said right-of-way rine,SouttfiLsaStelly •.25 feet=long t -are of a circular curve concave to the north having a radius of 25.00 fe' tk ••• .,r1,, • '30"`t3nd being subtended by a — chord which bears South 37°52'32" a 3 : e ,; 1 thence South 82°51'17"East 106.90 fe t; „tl ,, 1 \ thence easterly 164.02 feet alor`\their of a'cttcul r co - -td outh having a radius of 1194.00 feet through a central at 'pf 07°52'14"and bein�,$ubtend chord which bears South 77°21'54"East 163.89 feet; tt, ) '' thence South 70°47'53"East 154. • �,�{ t 0 thence easterly 206.11 feet along th r acircular curve co rthe north having a radius of 756.00 feet through a central angle of ' 4"aDd beirlgsabed by a chord which bears South 78°35'45"East 205.47 feet to the Point offieg Jn ,fft> re€l herein described; thence North 00°46'24"West 412.76 feet--:---- ---- • thence North 89°29'57"East 183.91 feet; thence South 00°46'25"East 413.78 feet; thence South 89°15'23"West 149.97 feet; thence westerly 33.99 feet along the arc of a circular curve concave to the north having a radius of 756.00 feet through a central angle of 02°34'34"and being subtended by a chord which bears North 87°41'39"West 33.99 feet to the Point of Beginning; Parcel contains 1.75 acres more or less. Subject to easements,restrictions and reservations of record. Bearings are based on the easterly right-of-way line of Goodlette-Frank Road being North 07°06'13"East. WILSONMILLER,INC. Registered Engineers and Land Surveyors By. in 4 i / S Michael H.Maxwell,PSM'LS#4650— Certificate 4650.Certificate of authorization LB-#43. Not Valid unless embossed with the Professional's seal. Ref. 2G-832 E3AlY{Y6-N COLLIER co PILB NUMBER`` ,0],/02.,,1533 Vet:oz.um« )JSc. tor.`. 02805006004.0 PDFPage 146 of 228 *** OR 4632 PG 2062 *** Exhibit'A' 1 F s m i nH . F ~qAn� f. A NpC trre s 3: P�A�L BOOK FRANK READ yk� 1,1 ' 13 PAGE Y G E 1 N NOT06lY! 861.19 S8� qo2 z`l 1_ ! CASiCR(y RicHT-Q!-yA '� v F L 100 ICOR%DA �' A = ii .. D.B.22 PAG£27 BPACE 5__ ___ O s § , 0 ` n lq r -I U) 7`,41'-`'-'? i i t 1 "4:\ -1- "Iii,7 3 FES$ . 2 �� 1 eFZ7 It y~ pO�`t A� rr t i.4 ' 1E114 " x --,N v.7 N i JU I-0 3$49000S o CI m n O Na 2I z t �; ,� R rtNue tioRk r `i E Ane - e $ � u t: .8 ` 2'.';' �u g n QyA A i '� o o CC Et $ kn 2 w uj OD 0 -rt Z0z.8 8 . y`m 8 �--' ii\ c. ti o �� PDFPage 147 of 228 AFFIDAVIT OF COMPLIANCE Petitions PL20160002360/CP-2016-3,Goodlette/Pine Ridge Commercial Infill Subdistrict(GMPA)and P120160002306,Pine Ridge Commons PUD(PUDA) I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code,I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment,or conditional use,at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notified The said notice contained the laymen's description of the site property of proposed change and the date,time,and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Corn Sharon Umpe our, Senior Planning Technician State of Florida County of Lee The foregoing Affidavit of compliance was acknowledged before me this 10th day of April, 2017 by Sharon Umpenhour as Senior Planning Technician of Q.Grady Minor and Associates, P.A who is personally known to me or who has produced as identification. (Signa e of Nota♦ Pub 'c) (Notary Seal) oanne Janes po,�:ve JOANNE JANES Printed Name of Notary MY COMMISSION 4 FF 090820 pa EXPIRES:March 14,2018 '44.0,,,,,e° Bonded Thru Budget Notary Services G:W1:M Procedures/Affidavit Of Compliance.Docx PDFPage 148 of 228 /14 GradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects April 7,2017 RE: Neighborhood Information Meeting(NIM) Petitions PL20160002360/CP-2016-3,Goodlette/Pine Ridge Commercial Infill Subdistrict (GMPA)and PL20160002306,Pine Ridge Commons PUD(PUDA) Dear Sir or Madam: Formal applications have been submitted to Collier County, seeking approval of a Planned Unit Development(PUD)Amendment and Growth Management Plan (GMP)Amendment, by Trail Boulevard LLLP, represented by D. Wayne Arnold, AICP of 4. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq.of Coleman,Yovanovich and Koester, P.A.,for the following described property: The subject property is comprised of approximately 31± acres, located near the northeast quadrant of Pine Ridge Road and Goodlette-Frank Road in Section 10, Township 49 South, Range 25 East, Collier County,Florida. Trail Boulevard LLLP is asking the County to approve these applications, which propose to amend the previously approved PUD, PUD Master Plan and Growth Management Plan to permit up to 400 multi- family/townhouse residential dwelling units to be developed on the property. These units will be in addition to the previously approved commercial development. You are invited to attend a neighborhood information meeting hosted by the applicant to inform nearby property owners, neighbors and the public of the proposed amendments for the subject property.The NIM is for informational purposes only, it is not a public hearing, and will be held on Monday,April 24, 2017,5:30 pm at Naples Area Board of Realtors,1455 Pine Ridge Road,Naples,FL 34109. If you have questions or comments, they can be directed to Sharon Umpenhour: sumpenhour@gradyminor.com, phone 239-947-1144, fax 239-947-0375, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs, Florida 34134. Project information is posted online at www.gradyminor.com/planning. Sincerely, r ' Sharon Umpenhour Senior Planning Technician Q.Grady Minor&Associates,P.A. Ph.239-947-1144 Fax.239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs,FL 34134 www.gradyminor.com PDFPage 149 of 228 RE: Neighborhood Information Meeting (NIM), Petition PL20160002360/CP-2016-3, Goodlette/Pine Ridge Commercial Infill Subdistrict(GMPA)and PL20160002306,Pine Ridge Commons PUD(PUDA) April 7,2017 Page 2 of 2 Project Location Map: z z >a CC Cr PROJECT w z LOCATION 41 4. 4 CL 0 I- 0 0 a iX SEAGATE DR a PINE RIDGE RD \\ ' ..,1 z oC H d_ F- u 3: 1 • PDFPage 150 of 228 M; llaftka 6,444444444444444444444444444444444444444444444444444444 N N .-444444444444444444444444444444444444444444444444444444 4- 0 80 00�Nmommm�,o�,mom000000mmmmmoomNNm�,omm�,NNONomomommNm�, m 2......m mmr..28 2m.:; m 0.4.1'8P.8`.4 m mg If) 0 0) CO Q_ IL a Ea_ d Li 6 • C 3 N&h i o 3 c _ m F , 8 taa z 2 o ° $t 0 e9 8 w 8m • a s F g g E 4, o s t : b tg 2 7 s "..g P = ir; m HO 8 oN g� S Gig A m BES m8 N 882 . 88 = pd, I� to ete i'g., gay 0 o'il3oo8 g'g8T EE Soog owoo or o°t..3 681om o °W,04, GG°S,n .A1EI oo3°G4o Go'FGGa50 50O`o°oo 0 H n 011 mmm PA8m8:t 8m;8x8; M ii E FEF mm Yr818,Y 3 t ti t t t ..t W t_ _ 3 „t t t t t t t___ _T _ _t t t t Ws„ MOsss��s�3�3'�-=�333s3�msssss�s3 IPP �S AIM .4n '>ma">wm>"=5mssmmowssssoo >m'>-<41;c2a!gg; m��',00'W-W„",aawwWWgww ..C�� Www,',uWCgCWoW�g���,', 38j�Wl?:08 8� 283m88m �€Wm `3� 38� 33mpgo3� ��=a=illihiMii..=Wass°====..�liiiiii=„==�=iiiiHilii ,14 /•., 6o2'o�ss892o�^ssssPS6mampAh. " r T6S 2g98o ioiiii.iaa000ii, 8Eoaio^ioA 33mmmmmmmmmmmmmgmgAmfX 33333 mmmmmmmm333333 33`33328 laininiiiiiiiiiiinniiiiaaiiiiiiiiinaiiiiiiiiiiiih f o a f O 8 0a 5 � c.F <&c s,qg 19 W @J C21, 8= ,2_ 2 =s a v Amo 5a 3 asF,5 7,i. 1 g v y h1 i =oaf ge hit 88 _; o¢ ��oC saw u3 :� P. 2 R EQ <W 2 ;ov ,G n o061 11,W m=G� ww�g. 5;1=°a3GWg` GigiE gW<GGaG 8 U „c= g a` ° =,o s - .sem o 0 m a W ,igii;ivibliagc4H9maggmihmq:mowipirmi ,, iiffil<ammSidlingIMPMEAffla ===avdilifigNiIag:i333tg §111111111111 ° a 1a `11l lIMIIIHOPI OM Z W isl iiegil$"ssmmildlthill11g 1111, m �q wee .11e a �e a eaeae�"a e�m ��e NEIGHBORHOOD INFORMATION MEETING Petitions PL20160002360/CP-2016-3, Goodlettel Pine Ridge Commercial Infill Subdistrict (GMPA) and PL20160002306, Pine Ridge Commons PUD (PUDA) The public is invited to attend a neighborhood meeting held by D.Wayne Arnold, AICP,of Q.Grady Minor and Associates,P.A.and Richard D.Yovanovich,Esq. of Coleman,Yovanovich and Koester, P.A., representing Trail Boulevard LLLP on: Monday,April 24,2017,5:30 pm at Naples Area Board of Realtors,1455 Pine Ridge Road,Naples,FL 34109 The subject property is comprised of approximately 31±acres,located near the northeast quadrant of Pine Ridge Road and Goodlette-Frank Road in Section 10,Township 49 South, Range 25 East,Collier County, Florida. z oz PROJECT w z LOCATIONa. o --j 111 g a rx l SEAGATE DR PINE RIDGE RD we Trail Boulevard LLLP is asking the County to approve Planned Unit Development (PUD) Amendment and Growth Management Plan (GMP) Amendment applications, which propose to amend the previously approved PUD, PUD Master Plan and Growth Management Plan to permit up to 400 multi-family/ townhouse residential dwelling units to be developed on the property. These units will be in addition to the previously approved commercial development. Business and property owners, residents and visitors are welcome to attend the presentation. The Neighborhood Information Meeting is for informational purposes only,it is not a public hearing. Project information is posted online at www.gradyminor.com/planning. If you have questions or comments,they can be directed by mail, phone,fax or e-mail to: Sharon Umpenhour,Senior Planning Technician Q.Grady Minor and Associates, P.A.,3800 Via Del Rey Bonita Springs, Florida 34134 Phone:239.947.1144 Fax: 239.947.0375 sumpenhour@gradyminor.com April 7.2017 ND-1559293 0 PROOF O.K.BY: 0 O.K.WITH CORRECTIONS BY: PLEASE READ CAREFULLY•SUBMIT CORRECTIONS ONLINE ADVERTISER:Q.GRADY MINOR&ASSOCIA PROOF CREATED AT:4/3/2017 8:07 PM SALES PERSON: Ivonne Gori PROOF DUE:- PUBLICATION:ND-DAILY NEXT RUN DATE:04/07/17 ND-1559293.INDD SIZE:3 col X 9.25 in PDFPage 152 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 1 IN RE: PINE RIDGE COMMONS PUD NEIGHBORHOOD INFORMATION MEETING 2 CASE NO. : N/A 3 4 5 6 7 8 9 PINE RIDGE COMMONS PUD 10 NEIGHBORHOOD INFORMATION MEETING 11 APRIL 24, 2017 12 13 14 15 16 17 18 19 20 21 22 23 24 25 U.S. LEGAL SUPPORT 866-339-2608 PDFPage 153 of 228 Pine Ridge Commons Neighborhood PUD Meeting , April 24, 2017 2 1 (Thereupon: ) 2 MR. ARNOLD: We' re gonna go ahead 3 and get started. Sharon, are you ready? 4 We have to record this meeting per the 5 county rules, so we have to create a 6 transcript of the meeting so we can let the 7 county staff know what comments were made 8 by the attendees. So Sharon will be 9 recording the meeting tonight. 10 So I 'm Wayne Arnold, and I 'm with 11 Grady Minor & Associates. I 'm a 12 professional planner that ' s helping the 13 property owner go through the rezoning and 14 planning in the process. So we 're here for 15 two applications . With me tonight is 16 Sharon Umpenhour who is with our office, 17 and she ' s recording the meeting. 18 David Genson is with Barron Collier 19 company. David is here to answer any 20 questions that you may have. We have Norm 21 Trebilcock who is a local traffic engineer 22 who prepared our traffic analyses, and Mike 23 Timmerman who' s a local economist who is 24 helping us with some market analysis for 25 the project . U.S . LEGAL SUPPORT 866-339-2608 PDFPage 154 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 3 1 So with that, I ' ll get started. 2 We' re here to deal with a zoning 3 application and a comprehensive plan 4 amendment allocation that we filed with 5 Collier County. This area that ' s known as 6 PINE RIDGE COMMONS, it ' s about a 31-acre 7 site partially developed with retail and 8 office facilities today. 9 We are proposing to amend the 10 documents that relate to the plan, comp 11 plan, and the zoning designation to add -- 12 for an opportunity to add up to 400 13 multifamily dwelling units . 14 We've asked for both multifamily 15 which could be rental and town homes that 16 would be for-sale product, and we' re going 17 through the process to amend both of those 18 documents and the local master plan to go 19 ahead and make provisions for that 20 residential component. 21 The project was previously approved 22 for 275, 000 square feet of retail and 23 office space, and we ' re proposing to add 24 the 400 multifamily dwelling units to the 25 project . And obviously, the site has been U.S. LEGAL SUPPORT 866-339-2608 PDFPage 155 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 4 1 partially developed. You can see some work 2 to -- to actually construct the multifamily 3 dwelling units. A portion of the existing 4 retail would have to be demolished in order 5 to make room for those. 6 So in our documentation we 've added 7 residential development standards for the 8 multifamily units, and so we put in the 9 typical building setbacks and height and 10 things like that. We ' re asking for a 11 55-feet zone height or 60 feet maximum 12 height, and the county considers the 13 maximum height to be kind of the tippy-top, 14 the highest point of any of those. Right 15 now the project has approvals for 50 feet 16 commercial building, just so you' re aware. 17 So we 're in the process of amending 18 these documents . We've submitted the 19 applications to Collier County. 20 We received initial feedback and comments 21 from -- we 're in the process of amending 22 our submittal to address some of their 23 comments, and we' re required to hold these 24 neighborhood informational meetings before 25 we can hold any public hearings before the U.S . LEGAL SUPPORT 866-339-2608 PDFPage 156 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 5 1 Collier County Planning Commission. 2 So this process is still likely a 3 few months off for being -- for any public 4 body for public hearing, but these meetings 5 are helpful to both us and staff by 6 allowing us to get some feedback from the 7 community, if we need to make amendments to 8 our submittals to accommodate things that 9 you've asked and we can do, then that ' s a 10 good time for us all to do that, so there' s 11 still plenty of time in the review process 12 for staff to analyze those changes. 13 I should introduce a couple of the 14 Collier County staff people who are here. 15 Sue Faulkner is with the comprehensive 16 planning section for Collier County, and 17 she' s the reviewing person for Collier 18 County that ' s looking at our application, 19 too. 20 And then in the back of the room is 21 Ray Bellows . Ray is the zoning manager for 22 Collier County, and he' s kind of filling in 23 for one of the employees that ' s been 24 assigned to our case, but Ray has been 25 around the county a long time and can U.S . LEGAL SUPPORT 866-339-2608 PDFPage 157 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 6 1 answer any questions . 2 UNKNOWN SPEAKER: (Inaudible. ) 3 MR. ARNOLD: So we can try to answer 4 any questions that you may have. Our 5 applications from the procedurally 6 paperwork standpoint are pretty simple. 7 We are simply adding the multifamily 8 residential component, and with that, 9 though, we have to do an economic analysis 10 to demonstrate that there' s a market for 11 additional multifamily residential . 12 We have to, of course, do a traffic 13 analysis to demonstrate that we don't have 14 negative impacts on the surrounding road 15 network. 16 So both of those components have 17 been completed, and based on our analysis, 18 we don' t have negative impacts to the 19 surrounding roadway, and Mike Timmerman, 20 who did the economic analysis, believes 21 that there' s plenty of supply opportunities 22 for more residential in this location. 23 Its -- its time has come. Things 24 are changing in our community. There ' s 25 more infill opportunities, and this is a U.S. LEGAL SUPPORT 866-339-2608 PDFPage 158 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 7 1 very (Inaudible) and highly sought after 2 location for residential as most of you 3 know, because you probably live close by. 4 So with that, that ' s in a nutshell 5 our presentation. I 'm happy to answer 6 questions you may have. I know it ' s not a 7 lot of details. I know David is here. 8 We don' t have architectural details of the 9 buildings designed yet and things of that 10 nature, so we 're dealing with a conceptual 11 plan that ' s on the left, and that ' s the 12 zoning plan that ' s been approved with some 13 additional notations to reflect the 14 multifamily dwellings. 15 So I ' ll just try to take questions 16 in the order I saw them come up. The 17 gentleman standing in the back. 18 MR. KEETING: Hi, my name is George 19 Keeting. I live in pine ridge. My 20 daughter goes to Seagate Elementary, and 21 she' ll be going to middle school next year. 22 I just wanted to understand what are the 23 estimated impact fees that will be paid by 24 the developer to the school district . 25 I assume they' ll be some load on the U.S . LEGAL SUPPORT 866-339-2608 PDFPage 159 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 8 1 schools, and I just want to make sure that 2 the schools are protected. So how much 3 money are the schools getting? 4 MR. ARNOLD: I -- I don't know off 5 the trop of my head the impact fee 6 calculation for the school impact fees, but 7 we' re also required to do an impact 8 analysis for the school district so they 9 can get an estimate of how many school-age 10 children might actually reside here so they 11 can accommodate future growth of their 12 schools in that regard, and I believe they 13 indicated they don't have a (Inaudible) 14 school district to date. 15 MR. KEETING: When will we know that 16 information? 17 MR. ARNOLD: Well, I can give you an 18 estimate on the impact fees based on the 19 400 dwelling units. If you provide me an 20 email address or somewhere where Sharon and 21 I can do it, there' s a calculator on the 22 county website. You plug in the number of 23 units, and it tells you what your impact 24 fees are (Inaudible) fees . 25 Ma'am? U.S . LEGAL SUPPORT 866-339-2608 PDFPage 160 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 9 1 UNKNOWN SPEAKER: I 'm trying to 2 understand the traffic flow pattern. You 3 said you've done an analysis, you figured 4 out that it ' s -- all will be good. How do 5 you know that? You're going to put 6 probably 800 new cars on the road 7 (Inaudible) Pine Ridge Estates, and traffic 8 is already a nightmare on Pine Ridge 9 Estates . How -- how do you know? Can 10 someone explain that to me. 11 MR. ARNOLD: Well, Norm Trebilcock 12 prepared that analysis, and as I indicated, 13 part of the square footage of commercial 14 will go away to accommodate the new 15 multifamily residential, so there ' s a 16 tradeoff here . Norm' s prepared that 17 analysis, and I ' ll let him address it . 18 MR. TREBILCOCK: Thank you. For the 19 record, my name is Norm Trebilcock, and I 'm 20 the traffic engineer that prepared the 21 traffic study for the project, and so what 22 we looked at in the analysis is there ' s 23 about 275, 000 square feet have commercial 24 that ' s approved for the property from a 25 zoning standpoint, they built about 204, 000 U.S . LEGAL SUPPORT 866-339-2608 PDFPage 161 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 10 1 square feet of commercial property, so 2 there' s a fair amount of additional 3 commercial being built and developed there. 4 So when you compare that potential 5 build out versus what ' s there today and, 6 say, adding 400 units, it ' s a -- it ' s 7 basically a wash or it ' s actually a slight 8 lesser impact from a traffic standpoint 9 there. 10 When you go into actually develop, 11 though, we have to look at specific impacts 12 of the development itself and get into more 13 detail, it ' s called, "linked analysis, " and 14 take care of any mitigation of impacts at 15 thattime, but from a zoning standpoint, 16 comparing it to what ' s -- what ' s currently 17 allowed on the property versus what we 're 18 proposing as a development scenario, 19 it ' s -- it ' s a wash or slightly less of an 20 impact. 21 Yes, sir. 22 UNKNOWN SPEAKER: Well, if it ' s 23 something that ' s currently allowed, what ' s 24 the present traffic pattern? Not that it ' s 25 allowed, you know what I mean? U.S. LEGAL SUPPORT 866-339-2608 PDFPage 162 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 11 1 MR. TREBILCOCK: Yes. 2 UNKNOWN SPEAKER: Because you' re 3 going to put 400 residents there with one 4 or two cars per home. That ' s going to be 5 there, but right now there' s very little 6 traffic . 7 UNKNOWN SPEAKER: I can' t hear the 8 question. 9 UNKNOWN SPEAKER: So what do you 10 think it really is now. 11 MR. TREBILCOCK: The question was 12 regarding what the impact is now, and 13 really what we' re looking at (Inaudible) is 14 really like what they call a "build-out 15 scenario" as a comparative. 16 We weren' t looking at look like 17 specifically the existing condition of the 18 land itself. We did a comparative, what 19 we call the highest and best use of the 20 zoning standpoint of comparing it, but part 21 of what we do when you go to develop is 22 exactly what you' re saying, you take a 23 snapshot of what the capacity is of the 24 roadways and make sure what you' re 25 proposing doesn't create, you know, a U.S. LEGAL SUPPORT 866-339-2608 PDFPage 163 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 12 1 negative impact on there or something you 2 have to mitigate for, and you would pay, 3 you know, impact fees for the roadways as 4 well for any impacts . 5 Yes, sir. 6 UNKNOWN SPEAKER: You know, but as 7 the gentleman said -- my name is 8 (Inaudible) Pine Ridge Estates. There ' s -- 9 there' s a difference between your 10 projections of what the commercial current 11 PUD allows and the current reality, and 12 if you add 400 dwelling units, if those are 13 occupied, that adds a definite 600, 800 14 more vehicles, not to mention the fact that 15 you have a fire station right around the 16 corner. 17 Now, minutes and seconds count . I 'm 18 a retired physician, so I know that. It ' s 19 bad enough when firemen and ambulances get 20 stuck behind traffic now with the major 21 intersection at Goodland Frank and Pine 22 Ridge Road, there ' s no way that can be as 23 good as it is now, which is not that good 24 to begin with. 25 I mean, you got a fire station right U.S. LEGAL SUPPORT 866-339-2608 PDFPage 164 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 13 1 around the corner. I don' t see any other 2 fair stations being located in high-density 3 residential areas. They' re all in areas 4 that have more scattered residences, you 5 know, so to say that the current proposal 6 would be a slightly lower impact than what 7 might be involved with the existing PUD 8 defies the reality of what we actually have 9 now. 10 We know what kind of traffic we have 11 now. You add 400 residences, there is 12 going to be a zoo. 13 UNKNOWN SPEAKER: You' re making an 14 odd comparison here with what it would have 15 been had it -- had you built out to the 16 maximum compared to what you' re suggesting 17 now. We're trying to compare with what 18 we've got now compared to what you want to 19 do. 20 UNKNOWN SPEAKER: There is no -- 21 there is no way that this intersection can 22 handle 400 more families, number one, 23 number one question. Second question 24 I have: Do they intend to knock down the 25 buildings that are -- that are on the U.S . LEGAL SUPPORT 866-339-2608 PDFPage 165 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 14 1 property now? 2 MR. ARNOLD: That ' s really something 3 that they would -- they would look at and 4 evaluate. 5 UNKNOWN SPEAKER: And you saw the 6 traffic, the way it is on Goodland and Pine 7 Ridge -- 8 UNKNOWN SPEAKER: (Inaudible) now. 9 UNKNOWN SPEAKER: -- I can' t believe 10 that it can handle -- no way can it handle 11 another 400 families . No way. 12 UNKNOWN SPEAKER: Well, it could be, 13 but it would come to a stand -- traffic 14 would come to a stand still . 15 MR. TREBILCOCK: Just -- just so you 16 know, I mean, I 'm also present of Autumn 17 Woods, and I 've lived in the area for a 18 while, so I 'm familiar with the roadways as 19 well. , and, you know, I understand. One of 20 the key things is when you do go to 21 develop, you have to -- whether -- whether 22 it ' s what we can currently do or a proposed 23 different idea, you have to make sure that 24 there' s not a capacity -- capacity issue or 25 you have to mitigate for that and resolve U.S. LEGAL SUPPORT 866-339-2608 PDFPage 166 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 15 1 it, yeah. 2 UNKNOWN SPEAKER: I think as I -- 3 I was a builder -- 4 MR. TREBILCOCK: Yes . 5 UNKNOWN SPEAKER: -- and I see 6 what ' s going on down here. If I see that 7 going on, I see them building an overpass 8 here to handle the traffic. That ' s the 9 only way they're going to handle it, and 10 that will drive down -- I -- I live right 11 across the street in North Gate Village, 12 and that will certainly drive down the 13 value of the property. All right? 14 It can' t handle 400 more families . 15 MR. ARNOLD: Okay. Yes. 16 UNKNOWN SPEAKER: Hi . I live in the 17 area. My kids go to Pine Ridge Middle 18 School, and aside from the added traffic 19 concerns compared to what they are now, 20 understanding that it ' s based on the 21 current zoning -- 22 MR. TREBILCOCK: Sure. 23 UNKNOWN SPEAKER: -- my concern is 24 has the traffic taken into account there 25 are two driveways with oversight by Collier U.S. LEGAL SUPPORT ,-'"" 866-339-2608 PDFPage 167 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 16 1 County Public Schools, those are children 2 driveways, those are not Corals and Brady 3 and (Inaudible) and Sweet Bay driveways, 4 those are Collier County Public School, 5 which is Panther Lane, and I forget the 6 name of the other one -- Pine Ridge 7 Driveway, Pine Ridge Middle School 8 driveway, those are going to be affected, 9 and those are school safe passage for 10 children. 11 MR. TREBILCOCK: Right, and that ' s 12 what Wayne had mentioned. One of the 13 things that the school folks will look at, _. 14 what they see as impacts of the project for 15 them, and we ' ll work to, you know, resolve 16 any -- any issues there as far as that to 17 make sure, like you said, you know, there 18 aren' t issues being created with the 19 proposed development . 20 Yes, sir, I 'm sorry. 21 UNKNOWN SPEAKER: (Inaudible. ) 22 MR. TREBILCOCK: Yes, sir. 23 UNKNOWN SPEAKER: Two quick 24 questions. One is what ' s the current 25 zoning there right now? U.S. LEGAL SUPPORT 866-339-2608 PDFPage 168 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 17 1 UNKNOWN SPEAKER: Flood zone. 2 MR. ARNOLD: You can answer. 3 MR. TREBILCOCK: Zoning, it ' s a 4 P & E zoning that allows the commercial 5 uses that are there. 6 UNKNOWN SPEAKER: And the density 7 that is permitted now is? 8 MR. TREBILCOCK: Wayne . 9 MR. ARNOLD: The current PUD permits 10 no residential dwelling. That ' s the 11 essence of our amendment . 12 UNKNOWN SPEAKER: Okay. So there' s 13 no residence -- resident permitted now, so 14 you're going from a zoning change to change 15 it, correct? 16 MR. ARNOLD: That ' s correct. 17 UNKNOWN SPEAKER: Okay. Now, that 18 was one point I wanted to make. Number 19 two, in light of traffic study, Goodland 20 Road right now goes up to where Arthrex is 21 going to change -- going to close the road. 22 In addition to that, the Arthrex traffic 23 hasn' t even begun yet, and Arthrex is going 24 before the planning committee to request a 25 hotel to be built there now that was turned U.S. LEGAL SUPPORT 866-339-2608 PDFPage 169 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 18 1 down on the original Arthrex. 2 So you are going to have a disaster 3 on Goodland Road, and Goodland Road goes to 4 two lanes. It may be six lanes out here, 5 but it goes to two lanes before it gets to 6 the hospital . 7 MR. ARNOLD: That ' s correct, and -- 8 UNKNOWN SPEAKER: (Inaudible. ) 9 MR. ARNOLD: That ' s correct . Yeah, 10 Norm actually did the traffic analysis for 11 the Arthrex building that he and I were 12 both involved in that PUD amendment, and 13 Norm is well aware of the traffic impacts 14 on Goodland Road. The modelling efforts is 15 a little different. They're in a different 16 segment of (Inaudible) road where you 17 distribute traffic for zoning cases, but 18 we' re well aware of the traffic impacts 19 associated with (Inaudible. ) 20 UNKNOWN SPEAKER: I don't know how 21 you measure the traffic now when the 22 Arthrex complex has not been built . So 23 that ' s going to be added to it, and what 24 everybody here is concerned with is the 25 traffic on Goodland Road, and this is -- U.S . LEGAL SUPPORT 866-339-2608 PDFPage 170 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 19 1 I don't know if it ' s the worst 2 intersection. Maybe Airport and Pine Ridge 3 Road is the worst, but this ranks up there 4 as the second or third worst in all of 5 Collier County. 6 MR. ARNOLD: Yes, ma'am. 7 UNKNOWN SPEAKER: Have you already 8 done traffic studies? I live in Pine Ridge 9 as well . Have you already done traffic 10 studies? And if so, are those results 11 public, and are there times of day that you 12 used them more in one day of the week in 13 the year? 14 MR. TREBILCOCK: Yeah, at this point 15 we prepared a traffic impact statement, and 16 that ' s -- that ' s available. That ' s public 17 record, and -- 18 MR. ARNOLD: Sorry to interrupt. 19 For any of you who would like, there' s a 20 link on our Grady Minor website to all the 21 application submittal documents that are 22 being evaluated by the county, and those 23 will be continually updated by Sharon as 24 we update those and make submittals back to 25 the county. U.S . LEGAL SUPPORT /.\ 866-339-2608 PDFPage 171 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 20 1 So if you left your email address on 2 the sign-in sheet or you didn't and you 3 want: to leave a business card or email 4 address to make sure we send you those 5 links, we ' ll be happy to do that. 6 MR. TREBILCOCK: What the county 7 does when -- when we go to develop -- like 8 at this point what we ' re doing is we 're 9 really doing a comparative to show that 10 there' s no net increase over what -- what ' s 11 permitted, but when you actually go to 12 develop, what the county requires, they -- 13 they have a -- kind of a -- they keep track 14 of all the roadways and the conditions of 15 the roads and monitor the traffic volumes, 16 and they look at future developments as the 17 gentleman had talked about, and they' ll -- 18 they' ll start to add those trips on from a 19 planning standpoint, add those on. 20 So that we when we go to do the 21 actual development itself, we' ll then need 22 to add our traffic onto, say, a given 23 roadway link to make sure that there' s not 24 a failure and what we say a "significant 25 impact . " So then if that ' s the case, then U.S. LEGAL SUPPORT 866-339-2608 PDFPage 172 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 21 1 we have to do some other measures to 2 address that . 3 UNKNOWN SPEAKER: (Inaudible. ) 4 UNKNOWN SPEAKER: (Inaudible) Autumn 5 Woods, you have an exit out on Airport Road 6 and an exit out on Goodland Frank. These 7 people have one entrance and one exit, and 8 that ' s on Goodland. 9 MR. TREBILCOCK: For -- 10 UNKNOWN SPEAKER: To get in and out 11 of this place you' re proposing, which is 12 ridiculous . 13 MR. TREBILCOCK: For outside. 14 UNKNOWN SPEAKER: (Inaudible. ) 15 MR. TREBILCOCK: Yeah, we have 16 several accesses in the development. 17 UNKNOWN SPEAKER: Well, I live on 18 Pompeii -- 19 MR. TREBILCOCK: Okay. 20 UNKNOWN SPEAKER: -- and they 21 changed Goodland Frank. 22 MR. TREBILCOCK: Right . 23 UNKNOWN SPEAKER: We used to be able 24 to shoot across into North Gate. 25 MR. TREBILCOCK: Yes . _ U.S. LEGAL SUPPORT 866-339-2608 PDFPage 173 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 22 1 UNKNOWN SPEAKER: People still do 2 that . 3 MR. TREBILCOCK: Right . 4 UNKNOWN SPEAKER: So what -- I mean, 5 you' re talking -- you' re going to create a 6 nigh:mare, not you personally. 7 MR. TREBILCOCK: I understand. 8 Yes, ma'am. 9 MR. TREBILCOCK: I 'm sorry, back to 10 my original question. 11 MR. ARNOLD: Yes, I 'm sorry, yes. 12 UNIDENTIFIED SPEAKER: (Inaudible) 13 traffic study, can you give us the days, 14 the weeks, the times. I mean, is 15 it multiple days, multiple weeks? Is 16 it one day, one time (Inaudible. ) 17 MR. TREBILCOCK: No, this study, as 18 Wayne had mentioned, there' s a study that ' s 19 available. We looked at it as a trip 20 generation of the development versus what 21 is existing out there, and then when we go 22 to do the final development where you do 23 the more detailed analysis of existing road 24 links, and what the county does there is 25 they look at in their -- their road -- each U.S . LEGAL SUPPORT 866-339-2608 PDFPage 174 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 23 1 of the roads, they look at what they call 2 is the peek capacity of road, and they 3 determine, you know, highest peek level of 4 traffic as they exist today, and then they 5 add on what it being planned out in the 6 area that they know. 7 It ' s kind of -- they call it kind of 8 a checkbook concurrency thing where they -- 9 they add on the planned future developments 10 and add that on so that way when we look at 11 our development, we -- we make sure that 12 there' s not a break of link of roadway. 13 UNKNOWN SPEAKER: Okay. So if -- 14 if we have concerns about the data in the 15 study, is there an avenue for us to express 16 those concerns having had a chance to look 17 at the information. 18 MR. TREBILCOCK: Yes, no, that ' s a 19 good point. The county has traffic 20 transportation planners on staff that would 21 definitely receive that information and 22 then they' ll identify any concerns that 23 they have as well to us, too. 24 So that -- you know, so you' re able 25 to take a look at the reports and voice any U.S . LEGAL SUPPORT 866-339-2608 PDFPage 175 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 24 1 concerns you have with that information or 2 concerns you have, you know, like -- 3 because you do know the area well, you can 4 identify the specific areas of concern such 5 as an intersection here and there, so that 6 way you make sure it does get addressed for 7 you, so yes, ma'am. 8 UNKNOWN SPEAKER: Okay. Thank you. 9 MR. TREBILCOCK: Yes. 10 UNKNOWN SPEAKER: And in addition to 11 that, there ' s two churches, and they had to 12 have police to let people get in and out of 13 those two churches every single Sunday 14 morning. You're talking about putting 400 15 apartments in. Who is going to direct the 16 traffic to get these people in and out of 17 the complex? 18 UNKNOWN SPEAKER: God. 19 MR. TREBILCOCK: Well, that, again, 20 that ' s a an important thing that we can 21 address specifically, but you know -- yes, 22 Ray, back in the corner. 23 UNKNOWN SPEAKER: Hey, what is the 24 reduction you can take for having mixed use 25 development with the residential? U.S. LEGAL SUPPORT 866-339-2608 PDFPage 176 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 25 1 MR. TREBILCOCK: As far as what 2 we do is we look -- you just look at what 3 you call internal capture between the 4 development . 5 UNKNOWN SPEAKER: And what ' s the 6 internal capture rate? 7 MR. TREBILCOCK: I 'd have to look. 8 It ' s in the report I have, I don't have 9 that off the top of my head, but it ' s -- 10 the county has accepted standards that they 11 permit for that . 12 UNKNOWN SPEAKER: Okay. 13 MR. TREBILCOCK: So we won' t go 14 above those accepted standards or anything. 15 UNKNOWN SPEAKER: I 've got another 16 question. On your proposed 17 (Inaudible) traffic analysis -- 18 MR. TREBILCOCK: Yes . 19 UNKNOWN SPEAKER: -- it talks about 20 the existing square footage. 21 MR. TREBILCOCK: Yes . 22 UNKNOWN SPEAKER: Would the intent 23 of this report indicate that the existing 24 commercial square footage is going to 25 remain as is or is that just the allocated U.S. LEGAL SUPPORT 866-339-2608 PDFPage 177 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 26 1 square footage to date? 2 MR. TREBILCOCK: That ' s -- what -- 3 what we did is, from a conservative 4 standpoint, is we looked at if -- if in a 5 situation where we had built the 400 units 6 and the existing square footage was not 7 removed, what that impact would be as 8 compared to the 275, 000 square feet that ' s 9 allowed. 10 UNKNOWN SPEAKER: Okay. 11 MR. TREBILCOCK: So, you know, as 12 I said, realistically, they would probably 13 see some existing building being 14 demolished, but if that weren't the case 15 and :hey could put those on, then that ' s a 16 situation where we, like I said, basically 17 have a wash in the traffic compared to 18 what ' s allowed. It just allows just a 19 mixed use of development. 20 UNKNOWN SPEAKER: Just a follow-up, 21 and This might be a question for Wayne, 22 just for the record, I 'm Ray (Inaudible) , 23 I 'm a resident of North Gate Village, and 24 I 'm also a board member of North Gate. 25 What is the extent or can the owner U.S. LEGAL SUPPORT 866-339-2608 PDFPage 178 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 27 1 elaborate on what they' re demolishing and 2 what will remain? 3 MR. ARNOLD: Let ' s see if David 4 Genson from Barron Collier can take a shot 5 at that . I know they've done some 6 conceptual planning. 7 MR. GENSON: As you' re all aware, 8 we've had Sweet Bay vacant for many, many 9 years . All right? So we' re looking -- 10 we've had people trying to get in there and 11 look at that space, see if we can rent 12 it out or lease it out, I should say, and 13 there hasn' t been a lot of interest in that 14 corner from a commercial perspective. 15 So -- 16 UNKNOWN SPEAKER: (Inaudible) out of 17 Germany. 18 MR. GENSON: Excuse me. 19 UNKNOWN SPEAKER: (Inaudible) 20 Germany. It ' s a grocery store. 21 MR. GENSON: Okay. Well -- 22 UNKNOWN SPEAKER: (Inaudible. ) 23 MR. GENSON: I ' ll tell you we 've -- 24 we've talked to at least 25 different 25 groceries around that -- national grocers . U.S. LEGAL SUPPORT 866-339-2608 PDFPage 179 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 28 1 All right? 2 UNKNOWN SPEAKER: (Inaudible. ) 3 MR. GENSON: So there hasn' t been a 4 lot of interest because of the density 5 around there, because Pine Ridge Estates is 6 very -- it ' s not as dense as some of the 7 other things. They look at it from -- from 8 how many homes are within a certain radius 9 and where other supermarkets are in 10 proximity to them. 11 We are not planning anything 12 definitive right now. We want the option 13 if we -- if -- so be it, that we get 14 someone from a residential perspective that 15 wants to do something, then we would -- 16 we could do it, because we have the zoning. 17 Right now if we had to do -- 18 if we did 400 units there, the old Sweet 19 Bay -- from Sweet Bay north, that would be 20 demolished, and we would be putting those 21 units in that area. 22 UNKNOWN SPEAKER: Okay. 23 MR. GENSON: Let me just finish. 24 You know, the other thing that you got to 25 keep in mind is you're all talking about U.S . LEGAL SUPPORT 866-339-2608 PDFPage 180 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 29 1 the traffic today. Keep in mind that that 2 traffic today doesn't include Sweet Bay. 3 It doesn' t include a large grocer, so 4 you' re all maybe used to that grocery, but 5 we have the entitlements for 275, 000 square 6 feet of which we have just over 200, 000 7 built right now. 8 So we can be putting that up there 9 which would, you know, to what Norm is 10 saying, we already have that right and 11 we already have that, and what I wanted to 12 make sure is what we did, and it ' s part of 13 this proposal, is not to do anything more 14 than what we are entitled to do. 15 I didn' t -- I understand your 16 concerns. I drive home, I live in Mill Run 17 off of Orange Blossom. I drive home 18 Goodland Frank Road everyday, and I 'm 19 struck behind three signals at Pine Ridge 20 and Goodland. It ' s the most frustrating 21 thing, but that ' s why -- and being that 22 it ' s -- 23 UNKNOWN SPEAKER: It ' s not getting 24 better. 25 MR. GENSON: And it ' s not getting U.S. LEGAL SUPPORT 866-339-2608 PDFPage 181 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 30 1 any better, but there are other options as 2 far as why make it Goodland Frank and why 3 make it north of (Inaudible) , but that ' s 4 not in our purview. That ' s not what 5 we aidress. We address the impacts that 6 are identified by our project . 7 And I made it clear to our 8 consultants that I did not want to increase 9 the traffic on Goodland Frank Road or Pine 10 Ridge more than what we were previously 11 entitled for back in 1999 or 1998, whenever 12 we did the original entitlements . So -- 13 yes, sir. ,. 14 UNKNOWN SPEAKER: Have you thought 15 about putting 30 houses there similar to 16 the zoning across the street in Pine Ridge 17 and having much less of an impact and being 18 more of a hero with the community and 19 having a little bit of good will as opposed 20 to a lot of developers -- 21 UNKNOWN SPEAKER: It ' s all about 22 money. 23 UNKNOWN SPEAKER: -- who are just 24 overpopulating this place. 25 MR. ARNOLD: Well, I appreciate U.S . LEGAL SUPPORT 866-339-2608 PDFPage 182 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 31 1 that, but, you know, we have -- we haven' t 2 been around for 111 years as a company by 3 making bad financial decisions . We' re 4 going to do what makes most sense, and 5 we' re very cognizant of our presence in the 6 community and want to do the right thing. 7 We really do. I -- 8 UNKNOWN SPEAKER: (Inaudible. ) 9 MR. ARNOLD: -- I hear -- trust me, 10 I ' ll tell you right now, I 'm hearing every 11 one of you, and I ' ll take your concerns 12 back, and we' ll talk about them, and we ' ll 13 see how we can address most if not all 14 these concerns. 15 Yes, sir. 16 UNKNOWN SPEAKER: How many of those 17 400 units would be government subsidized 18 housing or low-cost housing? 19 MR. ARNOLD: None. 20 UNKNOWN SPEAKER: None . What would 21 be the retail prices you propose on those 22 units, then, a ballpark? 23 MR. ARNOLD: A ballpark, I couldn' t 24 say. We talk about what the market rent is 25 right now. Market rents are going for U.S . LEGAL SUPPORT 866-339-2608 PDFPage 183 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 32 1 arou:zd here about 60 about 70 a square foot 2 for -- for rental apartments is what you 3 see,. So we would have a mix of anywhere 4 between 700 square feet for, you know, a 5 one bedroom to 1, 500 square feet for three 6 bedrooms, so yeah. 7 You're next. 8 MS. CHENEY: I 'm Ellen Cheney, I 'm 9 with the Parkinson Association. We just 10 four months ago rented a unit in what 11 you' re proposing to take down. If you take 12 it down, how much warning are we going to 13 get that we have to leave that . We have a 14 three-year contract . 15 MR. ARNOLD: You rented a unit in 16 where? 17 MS . CHENEY: In Sweet Bay, between 18 Sweet Bay and (Inaudible. ) 19 MR. ARNOLD: We're not taking that 20 down. 21 MS. CHENEY: Oh, you're not? 22 MR. ARNOLD: No. 23 MS. CHENEY: You' re leaving that 24 section. 25 MR. ARNOLD: We' re not taking that U.S . LEGAL SUPPORT 866-339-2608 PDFPage 184 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 33 1 down. 2 MS. CHENEY: (Inaudible. ) 3 MR. ARNOLD: Everything -- 4 everything from the south of Sweet Bay 5 would still remain. (Inaudible. ) 6 UNKNOWN SPEAKER: Okay. (Inaudible) 7 north unit (Inaudible) , so I 'm right on the 8 end of Sweet Bay, and I 've been trying to 9 acquire the space next to me since 10 November. 11 MR. ARNOLD: Okay. 12 UNKNOWN SPEAKER: And I 've been 13 given the runaround since November that 14 nobody knows who holds the lease on that to 15 the point where I went from Sweet Bay to 16 (Inaudible) to Southeastern Groceries, and 17 I even contacted CEO of Southeastern 18 Groceries -- 19 MR. ARNOLD: Okay. 20 UNKNOWN SPEAKER: -- to find out 21 about subletting that space. 22 MR. ARNOLD: Sure. 23 UNKNOWN SPEAKER: And nothing. I 'd 24 like to be able to expand my business -- 25 MR. ARNOLD: Okay. U.S . LEGAL SUPPORT 866-339-2608 PDFPage 185 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 34 1 UNKNOWN SPEAKER: -- but you' re now 2 telling me that my business is one of the 3 ones that -- 4 MR. ARNOLD: Potentially, 5 potentially. 6 UNKNOWN SPEAKER: So I 've got a 7 ten--year lease. 8 MR. ARNOLD: Right . 9 UNKNOWN SPEAKER: And I 've only been 10 in there a year. I just spent almost 11 200, 000 on my buildout . What happens to 12 me? 13 MR. ARNOLD: Well, we would make 14 certain provisions to either relocate you. 15 There are other opportunities to be in that 16 development . We certainly are not going to 17 sit there and do anything at that would be 18 detrimental to you or your business. 19 UNKNOWN SPEAKER: When? Like what 20 am I looking at? 21 MR. ARNOLD: Ma'am, I don' t know. 22 Again, folks, we don' t know if we're even 23 going to do this. Okay? 24 UNKNOWN SPEAKER: Right, a 25 hypothetical . U.S. LEGAL SUPPORT 866-339-2608 PDFPage 186 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 35 1 MR. ARNOLD: So tomorrow, Lucky' s 2 could come to us and say, hey, we want 3 Sweet Bay. We ' re doing Lucky' s, we're not 4 doing residential . We ' re just wanting the 5 flexibility, and whatever impact we would 6 have on existing retail customers, we would 7 make sure that we would treat you fairly 8 and right. 9 Ma'am in the back. 10 UNKNOWN SPEAKER: A similar 11 situation with people that have come 12 through me for reasons of proximity and 13 questions about pursuing the sublets lease 14 or exchange of the Sweet Bay space under 15 the zoning allowances currently. 16 And whatever signs are in that 17 window to call, they gave the same 18 information that is not available. We are 19 paying out our lease, and we're finding 20 somebody, we've got somebody in mind who' s 21 one response. It ' s inconsistent with what 22 you' re saying is what I 'm tell you. 23 MR. ARNOLD: We don't handle the 24 lease. Whatever is there, that ' s a 25 long-term lease by Sweet Bay, and that is U.S. LEGAL SUPPORT 866-339-2608 PDFPage 187 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 36 1 something that they have to deal with. 2 They' re -- they' re still paying us for that 3 space. 4 UNKNOWN SPEAKER: And that ' s -- that 5 was said, and in the response to contacting 6 people that they relayed us to in the 7 county and said that the space is not 8 ava:LLable, because I guess by your 9 statement, they are. They're getting 10 their -- they' re getting their money from 11 Sweet Bay at the moment, so there is 12 nothing available because there ' s a tenant 13 in there at the moment, but I 'm interested 14 to fill the space. That message has not 15 been available. 16 MR. ARNOLD: It ' s in the best 17 interest of Sweet Bay to make that space 18 available, and what they're doing we don't 19 control, because they -- they're the ones 20 that have signed on the lease. 21 I appreciate what you' re saying. 22 Yes, sir. 23 UNKNOWN SPEAKER: What other 24 considerations have you given for the space 25 besides housing. U.S. LEGAL SUPPORT 866-339-2608 PDFPage 188 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 37 1 MR. ARNOLD: We have not given any 2 other considerations . 3 UNKNOWN SPEAKER: Nothing else? 4 MR. ARNOLD: I mean, just other than 5 retail and office that ' s already permitted 6 in there, so -- 7 UNKNOWN SPEAKER: (Inaudible) you 8 already said you were pursuing a number of 9 different things, you didn' t get any 10 interest . What did you pursue? 11 MR. ARNOLD: Uh-huh, like I said, 12 we pursued other supermarkets that would 13 maybe be interested in this space. 14 UNKNOWN SPEAKER: Would you be 15 interested in hearing something other than 16 something that ' s going to bring a lot of 17 traffic such as your 400 units? 18 MR. ARNOLD: Sir, you know, again, 19 I can' t -- I have to speak by what my 20 consultants are telling me with respect to 21 the traffic and what I told them that 22 I wanted there to be no net increase in the 23 traffic over what ' s previously (Inaudible) , 24 so -- 25 UNKNOWN SPEAKER: Sweet Bay hasn't U.S. LEGAL SUPPORT 866-339-2608 PDFPage 189 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 38 1 been in there for years -- 2 MR. ARNOLD: Right . 3 UNKNOWN SPEAKER: -- so we really 4 don' : have a good measure of how much 5 (Inaudible. ) 6 MR. ARNOLD: That ' s why we use -- 7 that ' s why they use models to do 8 everything. So I -- I appreciate what you 9 guys see today. 10 UNKNOWN SPEAKER: There ' s been a lot 11 added since Sweet Bay -- in the area since 12 Swee-.: Bay' s closed. So if you open even 13 Sweez Bay again, it would be a whole 14 different matter than it was five years 15 ago. 16 MR. ARNOLD: Understood, but again, 17 to the point of that goes -- that ' s 275, 000 18 square feet of uses that are already 19 approved, they' re already accounted for in 20 the county' s models. 21 UNKNOWN SPEAKER: That was approved 22 before there was a lot of additional stuff 23 going around. 24 MR. ARNOLD: And that all has been 25 added into the model, and so now the new U.S. LEGAL SUPPORT 866-339-2608 . PDFPage 190 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 39 1 model that we ' re using already has those 2 approved uses since we were approved in 3 there. 4 The gentleman in the black t-shirt, 5 sure. 6 UNKNOWN SPEAKER: If I understand 7 this correct, the general consensus of most 8 people here is there' s plenty of traffic 9 out there that -- already (Inaudible. ) 10 MR. ARNOLD: Right, and I concur 11 with that . 12 UNKNOWN SPEAKER: So we have the 13 33-acre piece of land, and it ' s just really 14 not doing very well commercially, that ' s 15 the (Inaudible. ) 16 MR. ARNOLD: Right . 17 UNKNOWN SPEAKER: Okay. So 18 (inaudible) here is thinking what ' s the 19 highest and best use? Well, it looks like 20 it might very well be residential would be 21 the highest and best . 22 MR. ARNOLD: Uh-huh. 23 UNKNOWN SPEAKER: What you' re 24 saying, you got 275, 000 square feet 25 approved, you've only done 205, 000, you U.S . LEGAL SUPPORT 866-339-2608 PDFPage 191 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 40 1 said? 2 MR. ARNOLD: Right. 3 UNKNOWN SPEAKER: So you could build 4 another 60, 000 foot of square -- of retail . 5 Why do that when you haven't rented out the 6 rest of it anyway, so that' s not going to 7 happen. 8 MR. ARNOLD: Right . 9 UNKNOWN SPEAKER: So what you' re 10 saying, then, is if you were successful in 11 building that out with retail and filling 12 it up, which doesn't look like it ' s going 13 to happen, the amount of traffic that would 14 then be generated by a completely full 15 33-acre retail spot would be actually less 16 than doing what you are planning, which is 17 adding more -- or could do, you know, 18 it would actually be less . That ' s what 19 you' re saying. 20 MR. ARNOLD: No, I 'm saying -- 21 UNKNOWN SPEAKER: (Inaudible. ) 22 MR. ARNOLD: -- 400 units plus the 23 200, 000 square feet we have built here 24 today. 25 UNKNOWN SPEAKER: Right . U.S. LEGAL SUPPORT 866-339-2608 PDFPage 192 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 41 1 MR. ARNOLD: Right . 2 UNKNOWN SPEAKER: Right. 3 MR. ARNOLD: Is actually about -- 4 is a wash, and I can tell you right now the 5 205, 000 would actually be less, because 6 we would have to demolish part of that -- 7 part of that center to put 400 units . So 8 in reality the traffic would be less from a 9 build out standpoint . 10 UNKNOWN SPEAKER: It would be 11 less -- it would be less if it was built 12 out. The problem we have here is that 13 we ' re used -- we ' re used to dealing with 33 14 acres that ' s not hardly built out at all . 15 MR. ARNOLD: Right . 16 UNKNOWN SPEAKER: That ' s generated 17 very little traffic. 18 MR. ARNOLD: Uh-huh. 19 UNKNOWN SPEAKER: And we still think 20 it ' s too busy. It is too busy. So when 21 you do this, there ' s just no getting around 22 it . 23 MR. ARNOLD: Right . 24 UNKNOWN SPEAKER: It ' s going to 25 generate a lot more traffic. U.S. LEGAL SUPPORT 866-339-2608 PDFPage 193 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 42 1 MR. ARNOLD: Yeah, yes, sir. 2 UNKNOWN SPEAKER: Just from an 3 understanding perspective, is this 4 basically approved and we're tweaking it, 5 or is it not approved and it can be killed? 6 UNKNOWN SPEAKER: That ' s what I want 7 to know. 8 MR. ARNOLD: It is -- the 275, 000 9 square feet that we ' re allowed today is 10 already approved. There' s no killing that . 11 UNKNOWN SPEAKER: So what does it -- 12 what does that mean? What ' s approved? 13 I mean, the housing is approved? 14 MR. ARNOLD: No, the 275, 000 square 15 feet -- 16 UNKNOWN SPEAKER: What ' s there now? 17 MR. ARNOLD: -- of retail and 18 off__:e. 19 UNKNOWN SPEAKER: What ' s there now? 20 MR. ARNOLD: No, not even what ' s 21 there now. We have vacant parcels that 22 we can still build on in there. The -- 23 what ' s not approved right now is the 24 additional 400 units . That ' s the -- that ' s 25 the one thing that we ultimately have to go U.S . LEGAL SUPPORT 866-339-2608 PDFPage 194 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 43 1 before the Collier County Planning 2 Commission as well as the board of county 3 commissioners on. 4 UNKNOWN SPEAKER: How many more 5 square feet is that, the residential part? 6 MR. ARNOLD: We haven't done that 7 kind of analysis of how much square footage 8 that adds. I would have -- again, 9 we really -- we 're doing this to look out 10 into the future and provide flexibility. 11 I can' t -- I can' t say for certain with any 12 degree of certainty of how much -- 13 if we are even going to do it. 14 UNKNOWN SPEAKER: My point is that 15 right now you have -- you have the right to 16 do 270 square feet, 270, 000 square feet 17 that you can build commercially, but 18 we don' t know how many square feet you can 19 build that you' re going to try to go and 20 build. You don' t know how much square 21 footage of those 400 units would be. 22 MR. ARNOLD: Well, sir, the county 23 doesn' t measure the intensity of 24 residential by square feet . They measure 25 it by the type of dwelling unit . So Norm U.S. LEGAL SUPPORT ...-- 866-339-2608 PDFPage 195 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 44 1 has prepared his traffic analysis based on 2 the number of units . That' s 400 units, and 3 that ' s how the county -- 4 -4 UNKNOWN SPEAKER: Well, I believe 5 that: the 270, 000 square feet of commercial 6 would be -- would be a lot less traffic 7 than 400 families moving in. 8 MR. ARNOLD: Well, that ' s the point 9 that David was indicating, that the traffic 10 analysis that Norm has used which utilizes 11 the IET traffic standards as well as the 12 county' s methodology for zoning is that 13 it ' s neutral what we 're proposing to do 14 regarding traffic. 15 UNKNOWN SPEAKER: (Inaudible. ) 16 MR. ARNOLD: Can you -- can we have 17 some questions from folks that haven't had 18 an opportunity yet . This woman back here. 19 UNKNOWN SPEAKER: (Inaudible) you 20 don't have a conceptual layout of what 21 you're proposing or where you' re actually 22 proposing it at this point in time. My 23 question is the properties, the (Inaudible) 24 properties that were (Inaudible) at this 25 point in time, you' re talking about only U.S. LEGAL SUPPORT 866-339-2608 PDFPage 196 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 45 1 demolishing things north of Sweet Bay; is 2 that correct? 3 UNIDENTIFIED SPEAKER: (Inaudible. ) 4 UNIDENTIFIED SPEAKER: So that 5 the -- the bank and then Starbucks shopping 6 center and then the building that ' s on the 7 corner, those are all going to stay where 8 they are? 9 MR. ARNOLD: Correct . 10 UNKNOWN SPEAKER: I think my concern 11 is, part of it is the height of the 12 building, and we live in North Gate 13 Village, and having those buildings really 14 close to Pine Ridge Road at that height 15 would be having them look directly into our 16 backyard kind of thing. 17 How far north would you actually set 18 these buildings? I think for our area that 19 would be one of the -- one of the things 20 that (Inaudible) to look at. 21 MR. ARNOLD: Well, here' s an aerial, 22 and can you see here' s where the -- where 23 the Sweet Bay -- I 'm sorry, and here ' s 24 where Sweet Bay was . So we were looking at 25 doing -- doing it in here as well as a U.S . LEGAL SUPPORT 866-339-2608 PDFPage 197 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 46 1 portion over here in this vacant lot . So 2 not -- nothing closer to Pine Ridge. 3 UNKNOWN SPEAKER: So the higher 4 buildings that you're talking about putting 5 in there would not -- 6 MR. ARNOLD: They wouldn't -- 7 UNKNOWN SPEAKER: (Inaudible . ) 8 MR. ARNOLD: You know, from my hand 9 above. 10 UNKNOWN SPEAKER: 100 units plus 11 your commercial areas . 12 MR. ARNOLD: Right . 13 UNKNOWN SPEAKER: If (Inaudible) 14 building and those -- the other buildings 15 stay? 16 MR. ARNOLD: Yeah. 17 UNKNOWN SPEAKER: Okay. All right . 18 MR. ARNOLD: (Inaudible. ) 19 UNKNOWN SPEAKER: So the only 20 entrance, then, going into those commercial 21 areas is going to be off Pine Ridge Road? 22 UNKNOWN SPEAKER: No. 23 MR. ARNOLD: No. 24 UNKNOWN SPEAKER: (Inaudible. ) 25 MR. ARNOLD: We 're going to maintain U.S. LEGAL SUPPORT 866-339-2608 PDFPage 198 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 47 1 all the access points. 2 UNKNOWN SPEAKER: (Inaudible. ) 3 MR. ARNOLD: School Road. This 4 gentleman' s had his hand up for a while. 5 UNKNOWN SPEAKER: With what you' re 6 proposing, does that essentially open up 7 the door for a Mercado on a smaller scale 8 type development where you have the mixed 9 use, you have the retail on the bottom and 10 then apartments, condos, rentals on the top 11 where you have this commercial (Inaudible) 12 kind of concept, is that what the ultimate 13 goal is, that is what is going to come in 14 there or is it going to be an apartment 15 complex, gated apartment complex or senior 16 living, assisted living with the retail 17 commercial that ' s already existing and 18 there. Like what ' s -- what ' s the -- what ' s 19 the grand scheme or is this what you' re 20 trying to push through? 21 MR. ARNOLD: Well, what we ' re 22 proposing is to make this a true mixed use 23 right now. The county considers it mixed 24 use because it has retail and office, but 25 the insertion of residential would make U.S . LEGAL SUPPORT 866-339-2608 PDFPage 199 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 48 1 it true mixed use, and whether that meant 2 there would be some lighter retail 3 buildings below some of the multifamily, 4 we don' t know. Nothing we' re doing is 5 precluding that from occurring, but I 'm not 6 sure it ' s going to be Mercado like in that 7 instance, but it will be truly mixed use 8 if the residential component is built . 9 Anybody not asked their question 10 yet? Yes, ma'am. 11 UNKNOWN SPEAKER: What will the 12 price of these units cost? 13 MR. ARNOLD: I think it ' s a little 14 too early for us to say. I mean, it ' s -- 15 it ' s proposed to be market rate, so 16 whatever the market is going to be when 17 they would come out of the ground with 18 this, at the earliest, it ' s going to be a 19 year plus, something like that, so whatever 20 the market is going to be in 2018, perhaps. 21 UNKNOWN SPEAKER: So it wouldn't be 22 (Inaudible) by people (Inaudible) but 23 people who visit here? 24 MR. ARNOLD: Well, it ' s -- it ' s all 25 whatever the market will bear for the real U.S. LEGAL SUPPORT 866-339-2608 -''-"-• PDFPage 200 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 49 1 estate market for anything else in the 2 community. 3 Yes, ma'am. 4 UNKNOWN SPEAKER: When you talk 5 about you' re zoned right now for 275, 000 6 square feet and of commercial use, and then 7 you -- but you don' t measure residential 8 400 units by square feet, then is there in 9 your proposal a plan to cut that number of 10 275 down to something lower, so some lower 11 number, I don' t know, 100 plus 400 units, 12 is it some proposal like that? 13 MR. ARNOLD: That ' s not exactly how 14 we've structured it. 15 UNKNOWN SPEAKER: Or is it 275 plus 16 400? 17 MR. ARNOLD: Let me let Norm address 18 how (Inaudible) analysis . 19 MR. TREBILCOCK: Right, the -- what 20 I did on that traffic analysis is 21 conservatively said if the existing -- all 22 the existing buildings stayed, which is 23 about, say, 205, 000 square feet, and then 24 we add the 400 units, so that would be that 25 development scenario. So that is, in fact, U.S . LEGAL SUPPORT 866-339-2608 PDFPage 201 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 50 1 70, 0)0 square feet less of commercial than 2 what ' s currently there. 3 UNKNOWN SPEAKER: (Inaudible) the 4 county is we cut back to 205 plus 400 5 units? 6 MR. TREBILCOCK: Right, they' re just 7 looking to have an alternative way to 8 develop the property is really what they're 9 looking at, as -- as Wayne would say, in a 10 true mixed use, not just office and 11 commercial, but office, commercial, and 12 residential, if that would in fact be a 13 better way to develop the property, uh-huh. 14 UNKNOWN SPEAKER: (Inaudible. ) 15 UNKNOWN SPEAKER: I 'm not sure -- 16 I 'm not sure who would answer this 17 question -- 18 MR. ARNOLD: Ask. 19 UNKNOWN SPEAKER: But I guess we all 20 would be interested in knowing, this is an 21 informational meeting, I guess, is there 22 something we can do to prevent this density 23 from happening? What -- what are we here 24 as residents in the area entitled to object 25 to and what can we push through on our own? U.S . LEGAL SUPPORT 866-339-2608 PDFPage 202 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 51 1 What -- you know, what kind of a say do 2 we have here? You' re telling us what 3 we think is going to happen, what can we do 4 to prevent it? 5 MR. ARNOLD: Well, a project of this 6 type requires two public hearings which are 7 advertised in notes publicly, and every 8 person who appears at those meetings has 9 the right to tell the planning commission 10 and/or their county commissioners what they 11 think about the project . 12 UNKNOWN SPEAKER: And then what 13 happens? You say, oh, that ' s very 14 interesting, now we' ll just go ahead and do 15 what we planned. 16 MR. ARNOLD: Well, that ' s obviously 17 up to them. I mean, we have to gain their 18 approval to build any of the residential 19 units we ' re talking about . So the planning 20 commission makes a recommendation to the 21 board of county commissioners. The 22 ultimate decision rests with the board of 23 county commissioners. 24 UNKNOWN SPEAKER: Hey, Wayne, is 25 there any meeting been scheduled yet? U.S . LEGAL SUPPORT 866-339-2608 PDFPage 203 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 52 1 MR. ARNOLD: We do not have any 2 public hearing date scheduled yet . We 're 3 very likely a couple of months away at 4 least from the first meeting. 5 UNKNOWN SPEAKER: (Inaudible) a 6 couple of months so it ' s not during the 7 summer where people (Inaudible. ) 8 MR. ARNOLD: We really don' t have 9 control over when those meetings occur. 10 The county -- 11 UNKNOWN SPEAKER: (Inaudible. ) 12 MR. ARNOLD: I wish I can make them 13 work that way, but it never seems to 14 happen. 15 UNKNOWN SPEAKER: (Inaudible. ) 16 MR. ARNOLD: Yes, sir. 17 UNKNOWN SPEAKER: I want to answer 18 your question a little bit, and you need a 19 change of zoning. Right now you can' t 20 build any residential here; is that 21 correct? 22 MR. ARNOLD: That ' s correct. 23 UNKNOWN SPEAKER: You need to change 24 the zoning. In order to change the zoning, 25 the county commissioners need a U.S . LEGAL SUPPORT 866-339-2608 PDFPage 204 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 53 1 supermajority, they need four votes to 2 change the zoning. If they get three, this 3 doesn' t happen. Okay? So for all of you 4 people to go to meetings, that ' s what you 5 need. You need two county commissioners to 6 vote no. 7 UNKNOWN SPEAKER: Do you keep this 8 (Inaudible) not exactly centrally -- well, 9 centrally involved, but do you keep us 10 informed as to the projection of the 11 meetings in different places? 12 MR. ARNOLD: We can. Sharon is 13 going to create a link on our website, 14 GradyMinor.com website that will link you 15 to the submittal documents that are under 16 review by Collier County. 17 UNKNOWN SPEAKER: Is that the only 18 place, the only announcement you' ll have? 19 UNKNOWN SPEAKER: (Inaudible. ) 20 MR. ARNOLD: Well, this -- this is 21 our meeting. All the future meetings are 22 Collier County' s meetings . This is an 23 informational meeting for the developer. 24 All the following meetings will be publicly 25 noticed county meetings . U.S . LEGAL SUPPORT 866-339-2608 PDFPage 205 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 54 1 UNKNOWN SPEAKER: Okay. 2 MR. ARNOLD: So if you received a 3 notice for this meeting, you should receive 4 a notice for that through the newspaper 5 ads, and when it goes to the zoning and 6 hearing schedule for planning commission 7 and the board, you' ll see the 4 by 8 poster 8 boards that will probably have several 9 fronting Pine Ridge Road and Goodland Frank 10 Road noticing the dates and times for those 11 public meetings . 12 Yes, ma'am. 13 MS. MARTINO: Yes, sorry, I didn't 14 introduce myself before. My name is 15 Caroline Martino, I 'm president of the Pine 16 Ridge Civic Association at the moment, and 17 I want to go on the record with the tape 18 with two concerns that Pine Ridge residents 19 have voiced. One is water. We ' re on 20 wells. 21 MR. ARNOLD: Okay. 22 MS . MARTINO: And they're already -- 23 because we' re obviously in a drought, 24 however severe you consider it, we 're in a 25 drought, and some people are already U.S . LEGAL SUPPORT 866-339-2608 PDFPage 206 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 55 1 starting to experience with the older 2 wells, failure in their wells. So we have 3 a real concern about the amount of water 4 that 500 or 400 new residences would use, 5 which surely would be more than commercial 6 space because of, well, I 'm won' t go into 7 that but anyway. 8 And the other is concern, I think, 9 that we all should at least take 10 (Inaudible) of the build height . 11 Permission is 50 feet. You' re talking 12 about asking for 55, probably 60 . That ' s 13 an extra 10 square -- 10 feet . So how high 14 would the buildings be, how many stories 15 are you thinking, because 10 feet is quite 16 a lot of extra to what ' s permitted now, 17 so -- 18 MR. ARNOLD: (Inaudible) zone height 19 and actually height of 60 feet would allow 20 us to do five stories . The -- to the 21 gentlemen' s question before about this 22 being a mixed use, we did have intentions 23 for some of the buildings have to 24 commercial on the bottom floor with then 25 the residences above it . U.S . LEGAL SUPPORT 866-339-2608 PDFPage 207 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 56 1 So, yes, we are looking at this as a 2 true mixed use. It ' s not going to be 3 Mercadoesque, trust me, because we're not 4 going to sell them for $1 million, that ' s 5 for sure, but it is going to be more of 6 that type. 7 UNKNOWN SPEAKER: That ' s even more 8 traffic if there ' s commercial density 9 (Inaudible. ) That place is a mess . 10 UNKNOWN SPEAKER: Can't hear the 11 question. 12 UNKNOWN SPEAKER: Not just 13 residence. 14 MR. ARNOLD: Ma'am, do you have a 15 question? 16 UNKNOWN SPEAKER: I was asking about 17 the size. You said that they' re going to 18 be market value, but how about the size, 19 what would be the smallest unit you would 20 build and the biggest unit? 21 MR. ARNOLD: I think the minimum 22 square footage we have for an apartment 23 single, we have one-bedroom apartment is 24 700 square feet, and then typically you're 25 seeing, you know, 13 -- 1, 300 square feet, U.S. LEGAL SUPPORT 866-339-2608 PDFPage 208 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 57 1 you know, 1,400 square feet for a 2 three-bedroom. Mike, maybe you know 3 better, but -- 4 UNKNOWN SPEAKER: So this would be 5 rental units? 6 MR. TIMMERMAN: (Inaudible. ) 7 MR. ARNOLD: What ' s that? 8 MR. TREBILCOCK: Yeah, that ' s pretty 9 typical . 10 MR. ARNOLD: That ' s pretty typical, 11 so 13 to 1, 500 square feet . 12 UNKNOWN SPEAKER: So that would be 13 the rental, and then you said you' re going 14 to have also residences for sale? 15 MR. ARNOLD: We have the option. 16 Right now we haven' t looked at anything for 17 for-sale products. It ' s all been rental . 18 UNKNOWN SPEAKER: Okay. 19 MR. ARNOLD: Ma'am? 20 UNKNOWN SPEAKER: I have a question 21 about traffic. 22 UNKNOWN SPEAKER: Repeat the 23 question. 24 MR. ARNOLD: Yes. 25 UNKNOWN SPEAKER: A few days ago U.S . LEGAL SUPPORT 866-339-2608 PDFPage 209 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 58 1 I -- I live in Pine Ridge Estates, and 2 exiting on Pine Ridge Estates most of the 3 streets you have to make a right turn. 4 If you want to go the opposite direction, 5 you make a right turn, and then you have to 6 make a u-turn. It took me, I think, over 7 ten minutes before traffic -- I got into 8 the lane, and it took me over ten minutes 9 before traffic cleared and I could make 10 that: u-turn. 11 And -- and I don' t know if you were 12 aware of that problem, people trying to go 13 this the opposite direction to make u-turns 14 with 400 more residents coming, you' re 15 going to be waiting very long to make a 16 u-turn to go where you' re going. And also 17 a lot of the snowbirds do not (Inaudible) 18 Florida, u-turn has right-of-way over right 19 turn, I believe, and you' re making a u-turn 20 and a right turn is cutting you off, and 21 this is a safety issue, so are you aware of 22 that:? 23 MR. ARNOLD: Yeah, one of the 24 things, especially when you go to do like 25 detailed development plans and things is U.S. LEGAL SUPPORT 866-339-2608 PDFPage 210 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 59 1 what we have to always look at is look at 2 any impacts on like you' re saying, our 3 traffic, we do a circulation of it, and 4 if we add what they call a "queue" to a 5 turn lane, you have to extend that turn 6 lane to accommodate that or -- 7 UNKNOWN SPEAKER: (Inaudible . ) 8 MR. ARNOLD: -- or make -- well, 9 that we haven' t gotten into those specific 10 details for the uses, because you've got to 11 put those into -- into play, but all 12 that -- just from my own experience out 13 there, that would really be some, you know, 14 manageable items. 15 The area that you've identified is 16 kind of going the opposite direction. 17 I mean, there' s some benefits. There is a 18 signal there that is -- is available. 19 UNKNOWN SPEAKER: There ' s no signal 20 in the (Inaudible. ) 21 MR. ARNOLD: Right, no, exactly, 22 but -- but the traffic from this 23 development would be not directly going out 24 to, say, Center Street itself. It' s -- you 25 know, they have a full median opening U.S . LEGAL SUPPORT 866-339-2608 PDFPage 211 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 60 1 available right there at the access road, 2 you know, Panther Lane right there. So 3 anybody that wants to go, say, in the 4 opposite direction to head southbound can 5 go to that, they don' t need to go up to, 6 say, Center Street to make a u-turn to go 7 back, because you're already there. 8 UNKNOWN SPEAKER: (Inaudible. ) 9 UNKNOWN SPEAKER: We' re talking 10 about Pine Ridge Estates, if you want to 11 go -- if you' re exiting on Center Street at 12 Goodland Frank -- 13 MR. ARNOLD: Yes . 14 UNKNOWN SPEAKER: -- you have to 15 make a right turn, which is southbound. 16 MR. ARNOLD: Yes. 17 UNKNOWN SPEAKER: But then if you 18 want to go north, then you have to make a 19 u-turn (Inaudible. ) 20 MR. ARNOLD: Yeah, no, and you're 21 right, yeah, and I remember that being put 22 in. It used to be a full median opening 23 there, and they had, unfortunately, some 24 accidents and stuff that really 25 necessitated the need to put that in, but U.S . LEGAL SUPPORT 866-339-2608 PDFPage 212 of 228 Pine Ridge Commons Neighborhood PUD Meeting ^ April 24, 2017 61 1 that ' s something that would need to be 2 addressed. 3 UNKNOWN SPEAKER: Your issue about 4 Panther Lane was not addressed (Inaudible) 5 because there ' s much more traffic there. 6 UNKNOWN SPEAKER: It will be more 7 traffic. 8 MR. ARNOLD: Right, but we really 9 wouldn' t be adding the traffic that you're 10 saying on that Center Street . That would 11 be the key thing. 12 UNKNOWN SPEAKER: (Inaudible. ) 13 UNKNOWN SPEAKER: (Inaudible . ) 14 UNKNOWN SPEAKER: One at a time 15 please. Please, we have to record this. 16 MR. ARNOLD: Yeah. Yes, ma'am. 17 UNKNOWN SPEAKER: I am a Pine Ridge 18 Estates resident. 19 MR. ARNOLD: Yes. 20 UNKNOWN SPEAKER: I 've lived there 21 18 years. 22 MR. ARNOLD: Uh-huh. 23 UNKNOWN SPEAKER: When I first moved 24 there, I could make a left off of Pine 25 Ridge. U.S. LEGAL SUPPORT 866-339-2608 PDFPage 213 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 62 1 MR. ARNOLD: Correct . 2 UNKNOWN SPEAKER: Then I could 3 make -- you know, I couldn' t -- you 4 couldn' t make a left, you couldn' t make a 5 left: anymore . I had to go down to the next 6 one, very hard. Then 41, no more u-turn. 7 I have to go across to make a u-turn to get 8 out of -- to get out of most places now you 9 have to make a u-turn or do something. 10 MR. ARNOLD: Right . 11 UNKNOWN SPEAKER: Okay. Also I work 12 at Pine Ridge. There ' s no empty classrooms 13 in Pine Ridge . I 'm not speaking as a 14 representative of the school, but I work 15 there. 16 MR. ARNOLD: Right. 17 UNKNOWN SPEAKER: And I know there ' s 18 already no room. 19 MR. ARNOLD: Gotcha. 20 UNKNOWN SPEAKER: So that ' s going to 21 have a huge impact along with Panther Lane. 22 MR. ARNOLD: Uh-huh. 23 UNKNOWN SPEAKER: There ' s already 24 traffic there. I 'm going there three days 25 a week. U.S . LEGAL SUPPORT 866-339-2608 �1 PDFPage 214 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 63 1 MR. ARNOLD: Right. 2 UNKNOWN SPEAKER: I can tell you 3 morning, the afternoon, and so forth, and 4 I don' t really even see that there' s 31 5 acres . Are you going to like take that 6 lake and fill it in, because, I mean, 7 there ' s really not much land. I was 8 looking at it today when I was at Pine 9 Ridge Middle. There ' s not that much space. 10 You' re talking about a lot of people, and 11 I know you did your study, but I also think 12 there' s common sense . 13 MR. ARNOLD: Right . 14 UNKNOWN SPEAKER: When you look at 15 this traffic out here, it ' s horrendous . 16 How can -- it ' s going to have an impact . 17 It ' s going to impact . 18 MR. ARNOLD: Okay. No, there is a 19 site plan that can kind of help you. 20 It outlines the property, it may be helpful 21 to you. 22 Yes, sir, in the back. 23 UNKNOWN SPEAKER: It ' s obviously 24 that everyone ' s concern is the traffic. 25 MR. ARNOLD: Yes . U.S . LEGAL SUPPORT 866-339-2608 PDFPage 215 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 64 1 UNKNOWN SPEAKER: This is probably 2 the worst development you can put in here 3 is 400 units, so unless you come back with 4 something else, people aren' t satisfied. 5 So are you going to have another meeting 6 with an additional -- some other plan, an 7 alternate plan? People are not going to 8 accept the traffic that comes out of 400 9 units. It ' s not going to work. 10 UNKNOWN SPEAKER: In addition to the 11 (Inaudible. ) 12 UNKNOWN SPEAKER: Yeah. 13 MR. ARNOLD: Well, we appreciate 14 your comments, and as Mr. Genson indicated, 15 he ' s going to take the feedback 16 (Inaudible. ) 17 UNKNOWN SPEAKER: How do you get to 18 this point without considering some 19 alternative? 20 MR. ARNOLD: Well, we ' re here 21 tonight discussing our proposed plans with 22 you. 23 UNKNOWN SPEAKER: But you didn't -- 24 you didn' t present us with anything other 25 than 400 units. U.S . LEGAL SUPPORT 866-339-2608 PDFPage 216 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 65 1 MR. ARNOLD: Well -- 2 UNKNOWN SPEAKER: It doesn' t appear 3 as if you've given any other alternative 4 any consideration. 5 MR. ARNOLD: Well, the alternative 6 is that he continues to build out all of 7 the commercial development that ' s currently 8 unbuilt which has an additional traffic 9 impact, but you get no say in it, sorry 10 (Inaudible. ) 11 UNKNOWN SPEAKER: But there ' s a 12 reason why that retail failed. It ' s 13 because it ' s a lousy place to get into and 14 out of. 15 MR. ARNOLD: (Inaudible) economics 16 of why it failed (Inaudible. ) 17 UNKNOWN SPEAKER: (Inaudible. ) 18 MR. ARNOLD: I 'm going to try to 19 wrap up. Anybody who hasn't asked a 20 question that would like to that didn' t get 21 a chance to? 22 Yes, ma'am. 23 UNKNOWN SPEAKER: I think the main 24 concern that everybody has is the traffic 25 patterns for residential is totally U.S . LEGAL SUPPORT 866-339-2608 PDFPage 217 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 66 1 different than the traffic patterns for 2 commercial . At eight o' clock in the 3 morning, I don' t care where you go in this 4 town, there aren't 400 cars in a grocery 5 store, people shopping at the same time. 6 So when I 'm trying to get to work and 7 there' s a Sweet Bay up there, that never 8 interfered with me. 9 Now you're changing the pattern of 10 traffic. You're putting residential . Now 11 they' re competing with me when I 'm trying 12 to get to work early in the morning, 13 they're competing with the kids trying to 14 get to school . 15 Most stores don't open up -- well, 16 grocery stores open early, but all the 17 other adjacent stores, a lot of them don't 18 open until ten o' clock. So it ' s a totally 19 different traffic pattern here, and I think 20 that ' s what everybody' s griping about . 21 UNKNOWN SPEAKER: (Inaudible. ) 22 UNKNOWN SPEAKER: We don' t want to 23 compete with that . 24 MR. ARNOLD: No, we appreciate that 25 feedback, and Norm and David are going to U.S . LEGAL SUPPORT 866-339-2608 PDFPage 218 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 67 1 go back and discuss all of your feedback. 2 UNKNOWN SPEAKER: That ' s the bottom 3 line. 4 MR. ARNOLD: Any -- any topic 5 we haven' t covered yet that somebody wants 6 to make sure we hear from? 7 UNKNOWN SPEAKER: (Inaudible) you're 8 saying that you're going to destroy 9 commercial and build residential, but then 10 you also mention that the first level will 11 be commercial, so you basically are not 12 losing much commercial space, you' re just 13 adding residential . 14 MR. ARNOLD: Yeah, in our -- in 15 our -- again, the (Inaudible) to be 16 conservative or high on impacts and things 17 in looking at it, so what we did is we made 18 the broad assumption that none of the 19 commercial would -- would change and that 20 we add the residential to it . What they' re 21 talking about that they anticipate is more 22 of a practical matter, they would 23 anticipate reduce -- you know, eliminating 24 some of that commercial, but -- but in 25 reality, in terms of the analysis I looked U.S . LEGAL SUPPORT 866-339-2608 PDFPage 219 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 68 1 at, at least, I compared the 275, 000 that ' s 2 allowed by right and compared it to what ' s 3 there on the ground today plus 400 units, 4 and It ' s, you know, basically a wash. 5 UNKNOWN SPEAKER: But in addition to 6 the 400 units you're saying you' re going to 7 add other first level also commercial . 8 MR. ARNOLD: No, it really just -- 9 whatthey' re saying is it potentially would 10 justbe replaced. You know, you can't like 11 build, say, the units on top of the 12 existing structures, because they weren' t 13 designed for that, so if they redeveloped, 14 they would -- they would kind of maintain 15 thatsame amount of square footage and put 16 the units on top above that if that makes 17 sense. Okay? 18 UNKNOWN SPEAKER: Are you also doing 19 studies on infrastructure like the 20 Walgreens on 41? I go to the Walgreens on 21 41 and it ' s ten people already just because 22 the snowbirds are here, and I have to wait 23 for my prescription. I know you know that, 24 because you probably do the same 25 (Inaudible. ) U.S . LEGAL SUPPORT 866-339-2608 PDFPage 220 of 228 Pine Ridge Commons Neighborhood PUD Meeting /—N April 24 , 2017 69 1 MR. ARNOLD: I live here too, 2 uh-huh. 3 UNKNOWN SPEAKER: You're going to 4 add 400 more people there? Where -- where 5 are those people going to go to get their 6 prescriptions? Where are they going to go 7 to get their groceries? Where are they 8 going to go? Where are they going to go? 9 MR. ARNOLD: That ' s part of the 10 whole (Inaudible. ) 11 UNKNOWN SPEAKER: (Inaudible) give 12 us any studies (Inaudible. ) I got traffic, 13 I got the square footage, but that ' s it . 14 That ' s it. Is that going to be on your 15 link -- your link to the city, because 16 I bet a lot of us would like to know that. 17 MR. ARNOLD: Any other comments? 18 UNKNOWN SPEAKER: (Inaudible) 19 contract lease expire? I understand 20 they' re paying for the Sweet Bay 21 (Inaudible) as the parent company, they're 22 paying for that? 23 MR. ARNOLD: Dave, do you have any 24 idea? 25 MR. GENSON: I don't remember. U.S . LEGAL SUPPORT 866-339-2608 PDFPage 221 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 70 1 I think it was a 30-year lease. 2 UNKNOWN SPEAKER: Okay. 3 MR. GENSON: So it ' s quite some 4 time , 5 UNKNOWN SPEAKER: 2027 . 6 MR. GENSON: 2027 . 7 UNKNOWN SPEAKER: (Inaudible . ) 8 UNKNOWN SPEAKER: They own the lease 9 until 2027 . 10 MR. GENSON: Yes, someone else could 11 come in and do that, yes . 12 UNKNOWN SPEAKER: Do you own the 13 (Inaudible) building now? Does Barron 14 Collier own the two buildings across 15 Panther. 16 MR. GENSON: We own the (Inaudible) 17 building. 18 UNKNOWN SPEAKER: Right . 19 MR. GENSON: And then it ' s JV for 20 the executive offices, joint venture, 21 sorry. 22 UNKNOWN SPEAKER: Right, I knew what 23 that meant . Thank you, though. 24 MR. GENSON: (Inaudible. ) 25 MR. ARNOLD: Anything else from U.S. LEGAL SUPPORT 866-339-2608 /—\ PDFPage 222 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24, 2017 71 1 anybody? 2 UNKNOWN SPEAKER: How big of a 3 project is this? Let ' s assume you got 4 through all of the hurdles and all the 5 requirements and all the meetings, once 6 dirt started to fly, how long do you expect 7 that to take to get to that point when dirt 8 starts to fly, and how long would the 9 project be? 10 MR. ARNOLD: Well, not knowing 11 whether or not the residents are going to 12 occur or not -- 13 UNKNOWN SPEAKER: Right. 14 MR. ARNOLD: -- we're not through 15 zoning probably until late summer, fall, 16 so -- 17 UNKNOWN SPEAKER: If everything goes 18 as planned, if you get everything you want, 19 because there ' s Collier' s on the board as 20 well, so that ' s kind of a (Inaudible. ) 21 MR. ARNOLD: Probably be late 2018 . 22 UNKNOWN SPEAKER: Late ' 18 we're 23 starting, and then -- 24 UNKNOWN SPEAKER: That ' s for your 25 demo. U.S. LEGAL SUPPORT 866-339-2608 PDFPage 223 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 72 1 MR. ARNOLD: It ' s probably another 2 years, don' t you think that, David? 3 MR. GENSON: Easily, probably two 4 years, yeah. 5 UNKNOWN SPEAKER: Two years. 6 MR. GENSON: Yeah. 7 MR. ARNOLD: Yes, sir. 8 MR. GENSON: Three years . 9 UNKNOWN SPEAKER: (Inaudible) I 'm 10 the president North Gate Village. Before 11 the next meeting, you know, this is my 12 suggestion. There' s been a lot of comments 13 here about impacts, you know, on lifestyles 14 and such, but I really want to have a 15 better understanding, if you do move 16 forward with the multifamily, is there 17 apartment structure involved, okay? More 18 of (Inaudible) on how many buildings, how 19 many five-story buildings, you know, start 20 getting into a (Inaudible) design, 21 something that we can visually take back 22 and absorb and really, really think about 23 this . 24 We do all understand that the Sweet 25 Bay Ls empty, there' s no traffic there. U.S. LEGAL SUPPORT 866-339-2608 PDFPage 224 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 73 1 We all understand that the pattern of, you 2 know, traffic might impact, you know, at 3 eight o' clock in the morning, but at ten 4 o' clock in the morning it might be less 5 traffic because of the residential, but 6 it ' s just that issue of what are the 7 options, what ' s going to happen with the 8 existing buildings that (Inaudible) has, 9 are you going to keep that architecture? 10 You know, what is the noise impact 11 to North Gate Village, to the Pine Ridge 12 Village. Not necessarily noise, but even 13 air pollution with all these vehicles 14 around. 15 MR. ARNOLD: Well, we appreciate the 16 feedback and we' ll look into the details . 17 I appreciate that very much. So everybody 18 thank you for the feedback. We appreciate 19 you coming out and taking your time, and 20 like I said, if you are emailable, let 21 Sharon know, we ' ll be happy you have a link 22 to our website. 23 UNKNOWN SPEAKER: Absolutely. 24 MR. ARNOLD: Thank you very much. 25 (End of recording. ) U.S. LEGAL SUPPORT 866-339-2608 PDFPage 225 of 228 Pine Ridge Commons Neighborhood PUD Meeting April 24 , 2017 74 1 CERTIFICATE 2 3 - - - 4 5 I, Matthew J. Haas, Court Reporter and 6 Transcriptionist, do hereby certify that I was 7 authorized to and did listen to and 8 stenographically transcribe the foregoing 9 recorded proceedings and that the transcript is a 10 true record to the best of my professional 11 abil:i.ty. 12 13 14 15 Dated this 5th day of May, 2017 . 16 17 18 19 20 21 22 MATTHEW J. HAAS Court reporter 23 24 25 U.S . LEGAL SUPPORT 866-339-2608 PDFPage 226 of 228 siczN POSTING INSTRUCTIONS (CHAPTER 8,COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s)must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen(15)calendar days in advance of the first public hearing and said sign(s)must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs,however these guidelines should not be construed to supersede any requirement of the LDC.For specific sign requirements, please refer to the Administrative Code,Chapter 8 E. 1. The sign(s)must be erected in full view of the public,not more than five(5)feet from the nearest street right-of-way or easement. 2. The sign(s)must be securely affixed by nails,staples,or other means to a wood frame or to a wood panel and then fastened securely to a post,or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s)in place,and readable condition until the requested action has been heard and a final decision rendered. If the sign(s)is destroyed,lost,or rendered unreadable,the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY,PERSONALLY APPEARED Sharon Umpenhour WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER P .0002360,Goodlette/Pine •'•ge Commercial Infill Subdistrict Q.Grady Minor and Associates,P.A. ALL 3800 Via Del Rey - TURE OF APPLIC•NT •R AGENT STREET OR P.O.BOX Sharon Umpenhour,Senior Planning Technician Bonita Springs,FL 34134 NAME(TYPED OR PRINTED) CITY,STATE ZIP STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was sworn to and subscribed before me this 24th day of October, 2017 ,by Sharon Umpenhour ,personally known to me harrnA„,rrts Lle tiftsation and who Adigid not take an oath. ii• t /}0.Y PV ' :of Notary 'ublic 'saC JOANNE JANES x *MY COMMISSION#FF 090620 EXPIRES:March 14,2018 •• e Janes Goaded Thru Budget No ryServIces Printed Name of Notary Public My Commission Expires: (Stamp with serial number) Rev.3/4/2015 PDFPage 227 of 228 Ay .aur d�'�� , hash thus >.,1irt{ Itr�« s :; TUESDAY,OCTOBER 24,2017 ,. PDFPage 228 of 228 Clerk's Office Agenda Item G COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENT ".211CT LOCATOM brmoANce RD O = 2016 CYCLE 2 GMP AMENDMENT (ADOPTION HEARING) Project/Petition#PL20160001100/Petition: CP-2016-2 CCPC: November 16, 2017 BCC: December 12, 2017 PL20160002360 Part 1 of 2 TABLE OF CONTENTS CCPC 2016 CYCLE GROWTH MANAGEMENT PLAN AMENDMENT ADOPTION HEARING PL20160001100/Staff Petition CP-2016-2 - CCPC NOVEMBER 16, 2017 [Zoning Companion PL20160001089] 1) TAB: Adoption Staff Report DOCUMENT: CCPC Adoption Staff Report PL20160001100/CP-2016-2 2) TAB: Adoption Ordinance DOCUMENT: Adoption Ordinance 20160001100/CP-2016-2 3) TAB: Transmittal Ex. Summary DOCUMENT: Transmittal Ex. Summary PL20160001100/CP-2016-2 4) TAB: Transmittal Staff Report Addendum DOUCMENT: CCPC Trans. Staff Rpt. Addendum 5) TAB: Transmittal Staff Report DOCUMENT: CCPC Staff Report, w/NIM Mtg. Notes PL20160001100/CP-2016-2 6) TAB: Transmittal Resolution DOCUMENTS: Transmittal Resolution with Exhibit "A"Text and/or Maps: P L20160001100/C P-2016-2 7) TAB: Legal Adoption Advertisement DOCUMENT: CCPC Advertisement: PL20160001100/CP-2016-2 8) TAB: Project/Petition DOCUMENT: GMP Amendment Petition PL20160001100/CP-2016-2 C.ro er Co-u�►-i.ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: NOVEMBER 16, 2017 SUBJECT: 2016 CYCLE 2, SINGLE GROWTH MANAGEMENT PLAN AMENDMENT [ADOPTION HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) Transmittal hearings on the subject amendment were held on April 6 and April 20, 2017 Collier County Planning Commission (CCPC), and on May 9, 2017 Board of County Commissioners (Board). The Transmittal recommendations/actions are presented further below, following the petition number and title. Within CCPC materials provided you will find the Transmittal Executive Summary from the Board hearings, plus the Transmittal CCPC staff report for the petition, which provides staff's detailed analysis of the petition. In accordance with Chapter 163.3184(3)(b)1., F.S., pertaining to the Expedited State Review Process, this Transmittal package was provided to the Florida Department of Economic Opportunity (DEO) and other reviewing agencies on May 16, 2017. REVIEW AGENCY COMMENT LETTERS After review of the Transmitted amendment within each reviewing agency's authorized scope of review, the DEO rendered its Comment Letter indicating "no comment" as did the Florida Department of Environmental Protection (DEP) and South Florida Water Management District (SFWMD). The Florida Department of Transportation (FDOT) conducted a planning level analysis and rendered comments within their authorized scope of review. FDOT commented specifically, as follows: The segments of 1-75 from CR-896/Pine Ridge Road to Lee/Collier County Line are expected to operate at acceptable levels of service (LOS) under existing (2016) and short- term (2022) conditions. However, these segments are projected to exceed LOS Standards in the long-term (2040), without the project. The Collier 2040 Long Range Transportation Plan (LRTP) identifies 1-75 from north of Golden Gate Parkway to the Collier/Lee County Line as a Needed Highway Improvement for new 4-Lanes (Express (Toll) Lanes with slip ramp locations connecting to general purpose lanes). Resulting from the planning level analysis, FDOT offered three technical assistance comments, which are not grounds for objection. Please refer to the FDOT letter of June 5, 2017 for the full technical assistance comments. The Florida Fish and Wildlife Conservation Commission (FWC) reviewed the Transmitted amendment and provided recommendations. These recommendations are not applicable to the - 1 - STAFF REPORT ON THE ADOPTION OF A SINGLE 2016 CYCLE TWO GROWTH MANAGEMENT PLAN AMENDMENT GMP amendment however, but are pertinent parts of the companion PUD rezone. Find them incorporated into the review of, and recommendation on, companion item PL20160001089. The Comment Letters received are located within materials provided to the CCPC. The remaining reviewing agencies did not provide a Comment Letter. Within CCPC materials provided is an Ordinance with Exhibit "A" text and maps for the petition. Those exhibits do not reflect the FLUE text and maps as approved by the Board for Transmittal however, as the recommendation provided herein reflects the alternative Subdistrict provisions, using discretion as provided in the CCPC motion. PROPOSED AMENDMENT PETITION PL20160001100/CP-2016-2, requesting amendment to the Future Land Use Element and Future Land Use Map and map series by changing the designation of property from the Urban Mixed Use District, Urban Residential Subdistrict, to Urban Commercial District, Logan Boulevard/Immokalee Road Commercial Infill Subdistrict, to allow up to a maximum of 100,000 square feet of gross leasable floor area for a limited selection of uses allowed by right and by conditional use in the C-3, General Commercial, zoning district. The subject property is located on the southeast corner of the intersection of Immokalee Road and Logan Boulevard in Section 28, Township 48 South, Range 26 East, consisting of 18.6± acres. This petition seeks to establish the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict to allow up to 100,000 square feet of new commercial development. The Subdistrict allows development of a limited selection of permitted and conditional uses of the C-3 zoning district, with specific provisions for prohibiting certain uses. Each use is limited to no more than 45,000 square feet of building area. Note: A companion PUD rezone petition is scheduled for this same hearinq. TRANSMITTAL STAFF RECOMMENDATION: To Transmit to DEO, with the specific revisions to the applicant's proposed Subdistrict text to limit commercial uses to those for which supportable demand has been demonstrated by the petitioner's data and analysis, would be characteristic of an "upscale" project, and for proper code language, format, clarity, etc. as contained in the staff report to the CCPC. CCPC RECOMMENDATION: Transmit to DEO (vote: 7/0). The CCPC forwarded this petition to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 7/0), per the staff recommendation and other items discussed. (The CCPC-recommended Subdistrict text is reflected in the Resolution Exhibit "A".) Commissioners discussed the previously-recommended removal of Subdistrict provisions that reference the C-3 zoning district. Staff believed such reference is important to preparing the companion PUD provisions and implementing development within the Subdistrict, and should remain. Staff intends to address this matter in Adoption hearing. Commissioners asked staff to review again the uses allowed to ensure the applicant's uses intended for this development are not omitted, and the exceptions and uses not allowed provide the proper support to the companion PUD. BOARD ACTION: Transmitted to DEO (vote: 5/0), as reflected in the Resolution Exhibit "A". ADOPTION Following Transmittal, staff collaborated informally to review companion PUD rezone application materials. Those application materials were subsequently revised, in part, from their earlier versions. In turn, those PUD rezone revisions affected aspects of this GMP amendment. Together, the application team, staff, neighbors and other County personnel collaborated on - 2 - STAFF REPORT ON THE ADOPTION OF A SINGLE 2016 CYCLE TWO GROWTH MANAGEMENT PLAN AMENDMENT changes that would have the provisions of both requests consistent with each other as we reach Adoption consideration. The attached Ordinance with Exhibit "A" text and maps reflects the Board Transmittal, but the version of Subdistrict provisions here is different from the version Transmitted, as noted below. STAFF RECOMMENDATION: That the CCPC forward the single, 2016 Cycle 2 petition to the Board with a recommendation to adopt and transmit to the Florida Department of Economic Opportunity and reviewing agencies that provided comments, subject to modifying the Transmittal Subdistrict provisions to reference the C-3 zoning district, add or remove certain uses that better define an upscale project, and to "categorically" omit uses not allowed - all as shown below. Note:Words underlined are added, words struck through are deleted-as proposed in Transmittal;words double underlined are added,words doublc struck through are deleted-as proposed for Adoption. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [page 67] This Subdistrict consists of±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. A maximum of 100,000 square feet of gross leasable floor area for commercial uses derived from the permitted and conditional uses of the C-3 zoning district may be allowed, with a maximum of 45,000 square feet of building area for each use. The Subdistrict allows only those uses limited to the following: • Accounting,Auditing, and Bookkeeping services (SIC 8721), • Apparel & accessory stores (SIC 5611 - 5699), • Auto and home supply stores (SIC 5531, except tire dealers, and tire, battery, and accessory dealers- retail), • Banks, credit unions and trusts (SIC 6021 - 6062), • Barber shops (SIC 7241, except for barber schools), • Beauty shops (SIC 7231, except for beauty schools), • Computer and computer software stores (SIC 5734), • Dance studios, schools, and halls (SIC 7911 except dance halls and discotheques), • Drug stores (SIC 5912), • Drycleaninq plants (SIC 7216 non-industrial drycleaning only), • Eating places (SIC 5812, except dinner theaters, drive-in restaurants, industrial feeding, contract feeding, food service, institutional, and theaters, dinner), • Food stores (SIC 5411 - 5499, except Convenience food stores), • Hardware stores (SIC 5251), • Health services, offices and clinics (SIC 8011 - 8049), and home health care services (SIC 8082), • Home furniture and furnishings stores (SIC 5712 - 5719), • Household appliance stores (SIC 5722), • Insurance carriers, agents and brokers (SIC 6311-6399, 6411), - 3 - STAFF REPORT ON THE ADOPTION OF A SINGLE 2016 CYCLE TWO GROWTH MANAGEMENT PLAN AMENDMENT • Medical equipment rental and leasing (SIC 7352), • Musical instrument stores (SIC 5736), • Paint stores (SIC 5231), • Personal services, miscellaneous (SIC 7299), • Photographic studios, portrait (SIC 7221), • Physical fitness facilities (SIC 7991), • Radio, television and consumer electronics stores (SIC 5731), • Real Estate agents and managers (SIC 6531), • Record and prerecorded tape stores (SIC 5735), • Retail nurseries, lawn and garden supply stores (SIC 5261), • Retail services - miscellaneous (SIC 5921, 5941 - 5949, 5992, 5994 - 5999, except auction rooms awning sho.s fireworks gravestones hot tubs monuments swimming pools, tombstones and whirlpool baths), • Security and commodity brokers, dealers, exchanges and services (SIC 6211, 6282), • Schools and Educational services (SIC 8299 only), and • Wallpaper stores (SIC 5231). The following uses shall not be allowed: • Amusements and rccr,,ution services (SIC 7999), • Automotive vehicle and equipment dealers (SIC 5511), • Bowling centers (SIC 7933), • Coin operated amusement devices (SIC 7993), • Drinking places (SIC 5813), • Educational services (SIC 8221 and 8222), 4-Food stores (SIC 5411, Convenience food stores only), • Gasoline service stations, and other Facilities with fue! pumps (SIC 5541), • General merchandise stores (SIC 5331 5399, including warehouse clubs), • Homeless shelters, • Hospitals (SIC fps 3062 -8069), • Medical laboratories (SIC 8071), • Membership sports and recreation clubs (SIC 7997), • Motion picture theaters (SIC 7832), • Social Services (SIC 8322 - 8399), • Theatrical producers and miscellaneous theatrical services (SIC 7922), • Used merchandise stores (SIC 5932), and • Vocational schools (SIC 8243 - 8249). -4- STAFF REPORT ON THE ADOPTION OF A SINGLE 2016 CYCLE TWO GROWTH MANAGEMENT PLAN AMENDMENT . . • Any use which is not identified above. LEGAL CONSIDERATIONS This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: (1) consistency with the Comprehensive Plan, including analysis of impact on public infrastructure; (2) consistency with the Land Development Code, including compatibility analysis; and, (3) review of data and analysis to support the proposed amendment. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an Adoption hearing of the GMP amendment. [SAS] PREPARED BY: ,0 • ., L A • DATE: 1 CORB v CH IDT,AICP, PRI CIPAL PLANNER COMPREHEN IVE PLANNING SECTION, ZONING DIVISION REVIEWED B • J DATE: `0 ID 'r i DAVID WEEKS,AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: DATE: (0-fa f) MIKE BOSI, AICP, DIRECTOR, ZONING DIVISION A"• • BY: DATE: AF —/f / 7 ANT's FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT 2016 Cycle 2 GMPA-Adoption (petition PL2016-0001100/CP-2016-2). DEO no.17-2ESR Staff Report for the November 16, 2017, CCPC Meeting. NOTE: This single petition 2016.2 Cycle GMPA has been scheduled for the January 9, 2018, Board Meeting. - 5 - STAFF REPORT ON THE ADOPTION OF A SINGLE 2016 CYCLE TWO GROWTH MANAGEMENT PLAN AMENDMENT ORDINANCE NO. 17 - AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT, TO URBAN COMMERCIAL DISTRICT, LOGAN BOULEVARD/IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT TO ALLOW A MAXIMUM OF 100,000 SQUARE FEET OF GROSS LEASABLE FLOOR AREA FOR SPECIFIC COMMERCIAL USES; AND FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF IMMOKALEE ROAD AND LOGAN BOULEVARD IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING OF 18.6±ACRES. [PL20160001100] WHEREAS, Collier County, pursuant to Section 163.3161, et seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Petitioner, Immokalee Road Associates, LLC, has initiated this amendment to the Future Land Use element; and WHEREAS, Collier County transmitted the Growth Management Plan amendments to the Department of Economic Opportunity for preliminary review on May 16, 2017, after public hearings before the Collier County Planning Commission and the Board of County Commissioners; and [16-CMP-00971/1371712/1] 1 Words underlined are additions; Words strut' are deletions *** *** *** ***are a break in text PL20160001100/CP-2016-2 10/23/17 WHEREAS, the Department of Economic Opportunity reviewed the amendments to the Future Land Use Element to the Growth Management Plan and transmitted its comments in writing to Collier County within the time provided by law; and WHEREAS, Collier County, has 180 days from receipt of the Comments Report from the Department of Economic Opportunity to adopt, adopt with changes or not adopt the proposed amendments to the Growth Management Plan; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report, the documents entitled Collier County Growth Management Plan Amendments and other documents, testimony and information presented and made a part of the record at the public hearings of the Collier County Planning Commission held on November 16, 2017, and the Collier County Board of County Commissioners held on December 12, 2017; and WHEREAS, all applicable substantive and procedural requirements of the law have been met. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The amendments to the Future Land Use Element attached hereto as Exhibit "A" and incorporated herein by reference, are hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Economic Opportunity. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its [16-CMP-00971/1371712/1] 2 Words underlined are additions; Words struckgh are deletions *** *** *** ***are a break in text PL20160001100/CP-2016-2 10/23/17 effective status, a copy of which resolution shall be sent to the state land planning agency. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of 2017. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk PENNY TAYLOR, Chairman Approved as to form and legality: 1(04. /,-.) Scott A. Stone Assistant County Attorney Attachment: Exhibit A [16-CMP-00971/1371712/1] 3 Words underlined are additions;Words struck through are deletions *** *** *** ***are a break in text PL20160001100/CP-2016-2 10/23/17 PL20160001100/C P-2016-2 0 EXHIBIT "A" FUTURE LAND USE ELEMENT Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *..* *** *** *** text break ***.**.*. ***** C. URBAN - COMMERCIAL DISTRICT [Page 11] *** **. *** *** ***text break*** *** *** *** ** 9. Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Infill Subdistrict 11. Orange Blossom/Airport Crossroads Commercial Subdistrict 12. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict *** *** . . ***text break *** *** *** *** ** I. URBAN DESIGNATION *.* *** *** **. ***text break*** *** *** *** ** C. Urban — Commercial District *** *** *** *** *** text break *** *** *** ****** Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67) This Subdistrict consists of±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. A maximum of 100,000 square feet of gross leasable floor area for commercial uses may be allowed, with a maximum of 45,000 square feet of building area for each use. The Subdistrict allows only those uses limited to the following: • Accounting, Auditing, and Bookkeeping services (SIC 8721), • Apparel & accessory stores (SIC 5611 —5699), • Auto and home supply stores (SIC 5531, except tire dealers, and tire, battery, and accessory dealers—retail), • Banks, credit unions and trusts (SIC 6021 —6062), • Barber shops (SIC 7241, except for barber schools), • Beauty shops (SIC 7231, except for beauty schools), • Computer and computer software stores (SIC 5734), • Dance studios, schools, and halls (SIC 7911 except dance halls and discotheques), • Drug stores (SIC 5912), • Drycleaninq plants (SIC 7216 non-industrial drycleaninq only), 1 Words underlined are added; words struck though are deleted. 0 PL20160001100/CP-2016-2 • Eating places (SIC 5812, except dinner theaters, drive-in restaurants, industrial feeding, and theaters, dinner), • Food stores (SIC 5411 -5499, except Convenience food stores), • Hardware stores (SIC 5251), • Health services, offices and clinics (SIC 8011 -8049), and home health care services (SIC 8082), • Home furniture and furnishings stores (SIC 5712-5719), • Household appliance stores (SIC 5722), • Insurance carriers, agents and brokers (SIC 6311-6399, 6411), • Medical equipment rental and leasing (SIC 7352), • Musical instrument stores (SIC 5736), • Paint stores (SIC 5231), • Personal services, miscellaneous (SIC 7299), • Photographic studios, portrait (SIC 7221), • Physical fitness facilities (SIC 7991), • Radio, television and consumer electronics stores (SIC 5731), • Real Estate agents and managers (SIC 6531), • Record and prerecorded tape stores (SIC 5735), • Retail nurseries, lawn and garden supply stores (SIC 5261), • Retail services - miscellaneous (SIC 5921, 5941 - 5949, 5992, 5994 - 5999, except auction rooms, awning shops, building materials, gravestones, hot tubs, monuments, pawn shops, swimming pools, tombstones and whirlpool baths), • Security and commodity brokers, dealers, exchanges and services (SIC 6211, 6282), • Schools and Educational services (SIC 8299 only), and • Wallpaper stores (SIC 5231). The following uses shall not be allowed: • Amusements and recreation services (SIC 7999), • Automotive vehicle and equipment dealers (SIC 5511), • Bowling centers (SIC 7933), • Coin operated amusement devices (SIC 7993), • Drinking places (SIC 5813), • Educational services (SIC 8221 and 8222), • Food stores (SIC 5411, Convenience food stores only), • Gasoline service stations, and other Facilities with fuel pumps (SIC 5541), • General merchandise stores (SIC 5331 -5399, including warehouse clubs), • Homeless shelters, • Hospitals (SIC groups 8062 -8069), 2 Words underlined are added; words struck-through are deleted. i " l PL201600011001CP-2016-2 0 • Medical laboratories (SIC 8071), • Membership sports and recreation clubs (SIC 7997), • Motion picture theaters (SIC 7832), • Social Services (SIC 8322 — 8399), • Theatrical producers and miscellaneous theatrical services (SIC 7922), • Used merchandise stores (SIC 5932), and • Vocational schools (SIC 8243 — 8249). *** *** *** *** ***text break*** *** *** *** *** FUTURE LAND USE MAP SERIES [Page 1441 *** *** *** *** *** text break *** *** *** *** *** Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis — Radio Commercial Subdistrict Map Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map 3 Words underlined are added; words strusleugh are deleted. EXHIBIT A PETITION PL20160001100/CP-2016-2 LOGAN BLVD./IMMOKALEE RD. COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA '4:2 \ ,),1--/ \ ( ._T,,{ c Ili i 1� 41 iii cq:DY 1440 r 1- 1 f -- ,/ `-V ► , \K K. -cr *OA 11!!1!!1!11, #• ---; k.:)\/-• \Y �� /4 = t 111111111►�� -- , � �� X111111/► L_ 4H1 . �_. 1 i I r 111!1111 + �� Immokalee RD -----I -- -- SUBJECT ---1---) w / ____ISITE f / i Pt.2016-1100/CP-2016-2 ( 411,40 1 7 �- r- i / / A! 1 HH , i I I I H ' A - r - 11 f , i , ! 1 1 1 \ 1 _, 1 , - : ,---+-- � IipiP , L 1 47 1 IIS , Ills# 'i , I i ' 1 1 \ 1#4110111'7° � — . 4 11 I , I1 1 , '� 41 X1111111 -, i I i! 1 1 I j I I 1 L ► �% *NM �� ,, •- ____L__Ir._4.____i_ i i : 1 / , ! „. 1 II ommin: ....,---- 1 1 t, 1 i— ! H 1 1 1 X11111111111 i tc)r-4?:1 I LEGEND PREPARED BY:GIS/CAD MAPPING SECTION 0 360 7201,440 Feet rr A SUBDISTRICT GROWTH MANAGEMENT DEPARTMENT DATE:3/2017 I I I I I I I I 1 0 T49S T505 �— ..T51 S .._ I TS2B—� T53S I I TIES I 147 5 T1lS � �— � F iI -..11'; yp _ i <a 1:9 — �� — 1$$ 3 .-.v 0 1 i $ £�iis -ie '1' i' wia:3 ;iitl3 i$I - -%.I ;4 € a �� z,a ,'- g. . 9 is o.� f : s v 3 E�6 !'!;rd 3` III / j ii1 : t1 �.'1151 — t s;; E <a *" Al..' t' r . r En Orli' l®Q � � ce w f ji lit!II i D}i ti Ii ' 1 Iliti] qB € # 6 4 r ", 4, ',� 'a' . z <`s ' w xni i{ # t lY ii i jt 1 le 3 1 � p ,14.-`-'i'!"'-',1'.: rY! ,*fit by 1 1111111E11 111 _x.10111Ift _., 1Y��E ‘,.% f �. SMS igig 111 .> , ..` W E ill i I 3,SI 1 te i1ji �t s ji k .Y # $ 53ii � � � +l ! slF1 � I� �• bi � �� t. �� i � �ti 133t�itii � � '�§ #{ I T + }} 7 �C1o111� �111i1) t1111i��0, w : " <. �. .—._'-.. � W ��mp, t q0 `j I 4_ r F *Ali t : t' N € % Y y ? N 3 / R if1• \ / 1. .. . r ifiW ce { i.....__ -"'Ei , 1 ,., 4 a , , -_ ' rr�:$;:::rr.'r{i -c....----- ,.., iii .. , ...:,,... a, ii ,,, a ....... „:4 , f 5 -r—j' 'N'A'':' r ) krinp /;w N 1 > <oyN ,� 0 N 0,4QL 4byir , s � 'SQ a oCF W OiN 4- 11 0 1.- ...IU WN 4 F / /',-;//.:'''., le I Pay U H ;` _ T--� ate cp 7lfi$ I TA7c T6RC TdAR 7500 I TVIR I T57S T4iR _ EXECUTIVE SUMMARY Recommendation to approve the single petition within the 2016 Cycle 2 of Growth Management Plan Amendments for transmittal to the Florida Department of Economic Opportunity for review and Comments response, for an amendment specific to the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict in the southeast quadrant of the Immokalee Road(CR 846) — Logan Boulevard intersection. (Transmittal Hearing)(CP-2016-2/PL20160001100) OBJECTIVE: For the Board of County Commissioners(Board)to approve the single petition in the 2016 Cycle 2 of amendments to the Collier County Growth Management Plan (GMP) for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: Chapter 163, F.S., provides for an amendment process for a local government's adopted Plan. • Collier County Resolution 12-234 provides for a public petition process to amend the GMP. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Transmittal hearing for the 2016 Cycle 2 petition on April 6, 2017 (one petition only, CP-2016-2/PL20160001100). • This Transmittal hearing for the 2016 Cycle 2 considers an amendment to the Future Land Use Element(FLUE). The GMP amendment requested is specific to a site comprising approximately 18.64 acres and located in the southeast quadrant of the Immokalee Road (CR 846) — Logan Boulevard intersection, in Section 28, Township 48 South, Range 26 East. The property has approximately 606 feet of frontage on Immokalee Road and 875 feet of frontage on Logan Boulevard. Petition CP-2016-2/PL20160001100 seeks to establish a new Subdistrict in the Future Land Use Element (FLUE)text, and Future Land Use Map and Map Series of the Growth Management Plan(GMP),to allow 100,000 square feet of commercial development comprised of uses allowed in the C-3, Commercial Intermediate, zoning district. (As submitted, the petition includes some uses from the C-4, General Commercial,zoning district,and data and analysis pertaining to the C-4 range of uses. However,just prior to,and at,the Collier County Planning Commission hearing,the list of requested uses was restricted to only certain C-3 uses.) The following findings and conclusions result from the reviews and analyses of this request: • The property is currently zoned"A"and undeveloped. • There are no known historic or archaeological sites on the subject property. • Impact from the development will affect a State listed plant—the cardinal airplant—which has been identified in several locations on site, including within the preserve identified on the proposed Planned Unit Development (PUD) master concept plan. Specific requirements for retention/relocation of protected plants are contained in the Land Development Code (LDC) as provided for by the Conservation and Coastal Management Element(CCME). • The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. Though traffic generated by the new development will impact Immokalee Road, west to 1-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road— it does not create any additional adverse impacts at buildout. Adverse - 1 - conditions are attributable to background traffic growth. Development will require the construction of new right turn lanes at the Logan Boulevard and Immokalee Road project access points, as well as a southbound left turn lane at the Logan Boulevard access point. • There is capacity on County roadways to accommodate this development within the 5-year plan, therefore the development is consistent with Policy 5.1 of the Transportation Element. However, staff notes that Immokalee Road is projected to fail the required Level-of-Service (LOS) past the current 5-yer plan projections. Staff is diligently working on various network improvements such as the recently approved authorization to reinitiate the Vanderbilt Beach Road Extension project which will serve as a parallel corridor within the network. • The property, along with the surrounding area, is currently designated in the GMP for residential development — as well as uses generally allowed throughout the Urban designated area such as essential services, community facilities, recreation and open space uses, etc. This petition introduces new commercial development, uses and activities to a location where commercial development is not now planned. • Based on data and analysis submitted for the amount of existing and potential commercial development within the study area for the subject property, the need for the full range of commercial development contemplated by this amendment, as submitted, has not been demonstrated. Only those uses for which a demand was demonstrated should be included in this Subdistrict. Further, only those uses appropriate for an upscale commercial development - as committed to at the Neighborhood Information Meeting — should be included. See staff's recommended Subdistrict text. • A correlating, companion PUD rezone has been submitted, and will be considered subsequent to, or concurrent with,the Adoption phase of this GMPA petition. • The applicant made formal commitments to the site design, architectural features, and particular tenant types presented in their Neighborhood Information Meeting to ensure a"high-end"/upscale project. These commitments should be appropriately addressed as part of the companion PUD rezone,not this GMP amendment. The data and analysis provided for the amendment generally supports the proposed changes to the FLUE, as recommended by staff. Additional staff analysis of this petition is provided in the CCPC Staff Report. FISCAL IMPACT: No fiscal impacts to Collier County result from this amendment, as this approval is for the Transmittal of this proposed amendment. Petition fees account for staff review time and materials, and for the cost of associated legal advertising/public notice for the public hearings. GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board for Transmittal and its submission to the Florida Department of Economic Opportunity will commence the Department's thirty (30) day review process and ultimately return the amendment to the CCPC and the Board for Adoption hearings tentatively to be held in September and October of 2017. LEGAL CONSIDERATIONS: This Growth Management Plan(GMP)amendment is authorized by,and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, the Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies,community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." s. 163.3177(1)(f), F.S. -2- In addition, s. 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies,public facilities,and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non- conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns with antiquated subdivisions. And FLUE map amendments shall also be based upon the following analysis per Section 125.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils,topography,natural resources,and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item has been approved as to form and legality,and requires a majority vote for Board approval. [SAS] However,please note if approved today,this petition will require an affirmative vote of four when it returns for the adoption hearing of the GMP amendment. STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition CP-2016-2/PL20160001100 to the Board of County Commissioners with a recommendation of approval of the petition with the specific revisions to the applicant's proposed Subdistrict text to limit commercial uses to those for which supportable demand has been demonstrated by the petitioner's data and analysis, would be characteristic of an "upscale" project, and for proper code language, format,clarity, etc. as contained in the staff report to the CCPC. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their April 6,2017 meeting. In days previous to this hearing,Comprehensive Planning staff collaborated with other participating staff and the applicant, and prepared an Addendum to the CCPC Staff Report that provided a revised version of Subdistrict provisions—list of uses more limited,and square feet limitations added. This version was revised once again regarding allowable uses, with the resulting recommended provisions being presented during this hearing. Discussion took place by the CCPC about limiting the commercial uses in this Subdistrict to select uses from the C-3, Commercial Intermediate, zoning district, intended to provide clear provisions for formalizing the PUD documents and developing the project. This approach also recognized that developer commitments were made and would be fully addressed in the PUD. -3 - Two speakers made presentations in the CCPC hearing,both in support of the proposal. The CCPC forwarded petition CP-2016-2/PL20160001100 to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 7/0), per the staff recommendation and other items discussed. (The CCPC-recommended Subdistrict text is reflected in the Resolution Exhibit"A") Commissioners discussed the previously-recommended removal of Subdistrict provisions that reference the C-3 zoning district. Staff believes such reference is important to preparing the companion PUD provisions and implementing development within the Subdistrict, and should remain. Staff intends to address this matter at the Adoption hearing. Commissioners asked staff to review again the uses allowed to ensure the applicant's uses intended for this development are not omitted, and the exceptions and uses not allowed provide the proper support to the companion PUD. STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: To transmit petition CP-2016-2/PL20160001100 to the Florida Department of Economic Opportunity per the CCPC recommendation. Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section,Zoning Division 0 -4- Agenda Item 9. Co e-r Co-r�l.�.ty STAFF REPORT ADDENDUM COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: April 6, 2017 SUBJECT: PETITION CP-2016-2 / PL20160001100, GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT This addendum serves to provide a revised recommendation in addition to the Staff Report provided for petition CP-2016-2 / PL20160001100. Following the initial Staff Report's approval and distribution, staff determined that sufficient revisions to staff's recommended Subdistrict provisions where to be expected. By collaborating with Zoning Section staff, the applicant, and key members of the application team, Comprehensive Planning drafted revised Subdistrict provisions — with particular attention given to the commercial uses. These collaborative revisions differ from Subdistrict provisions initially recommended in the distributed Staff Report, and are listed below. REVISION RECOMMENDATIONS: • Provide Standard Industrial Classification (SIC) codes where previously shown as "undetermined", • More specifically identify those uses not allowed that are identified in the companion Planned Unit Development (PUD PL20160001089) documents as "prohibited uses" (i.e. used merchandise stores, drinking establishments); and add use-specific exceptions to more-general listings, including deference to the higher specificity achievable in PUDs, • Add uses to the list of those uses not allowed to identify those uses considered to be unsuitable for this upscale retail, office, medical and financial project by other parties providing input, • Add uses to the list of those uses not allowed to distinguish office and clinic intensity uses from laboratory intensity uses, • Add specific uses to the list of those uses allowed, including medical & dental offices, fitness facilities, and personal and business services, which are categorically proposed non-retail uses that were not part of the application's Retail Market Analysis, • Move or add specific uses to the list of those uses allowed to identify uses that would be characteristic of an upscale retail, office, medical and financial project, and move or add specific uses to the list of those uses not allowed to identify uses that would be uncharacteristic of an upscale retail, office, medical and financial project, and —1 — CP-2016-2/ PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9. • Revise specific listings where the LDC language has been updated with more-recently adopted terms (i.e. "facilities") in order to adequately address all such uses, whether identified by old or new terminology. The following, revised recommendation reflects the results of these collaborative efforts. THE REVISED RECOMMENDATION, PROVIDED IN AN EDITED, EXHIBIT "A" FORMAT: Note: Words underlined are added, words struck through are deleted-as revised from the initial recommendation in the distributed Staff Report. 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows only those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of this Subdistrict, as follows: Auto supply stores (SIC 5531), Home furniture and furnishing stores (SIC 5712 - 5719), Computer and computer software stores (SIC 5734), Household appliance stores (SIC 5722), Radio, television and consumer electronics stores (SIC 5731), Record and prerecorded tape stores (SIC 5735), Videotape rental (SIC 7841), Lumber and other building materials dealers (SIC 5211), Hardware stores (SIC 5251), Paint stores (SIC 5231), Retail nurseries, lawn and garden supply stores (SIC 5261), Wallpaper stores (SIC 5231), Food stores, except Convenience stores (SIC 5411 - 5499), Liquor stores (SIC 5921), Pharmacies and Drug stores (SIC 5912), Cosmetics and Beauty supply stores (SIC 5912), Optical goods stores (SIC 5995), Food (Health) supplement stores (SIC 5499), Medical equipment rental and leasing (SIC 7352), Health services, offices and clinics (SIC 8011 - 8049), Dance studios and schools, except dance halls (SIC 7911), Personal services (SIC 7922), Physical fitness facilities (SIC 7991), Apparel & accessory stores (SIC 5611 - 5699), Shoe stores (SIC 5661), Jewelry stores (SIC 5944), Luggage and Leather goods stores (SIC 5948), Musical instrument stores (SIC 5736), Sporting goods stores and bicycle shops (SIC 5941), Hobby, toy and game stores (SIC 5931), Book stores (SIC 5942), Retail - miscellaneous (5941 - 5949, 5992 - 5999) '-- _e'-_ _ ' , m- - -e _ ___ _ - , _-e Art dealers only, except those uses determined to be uncharacteristic of, or inconsistent or incompatible with the uses, intensities, development standards or other measures, as determined in consideration of the rezone of the property, and limited in the provisions thereof, Eating and drinking establishments (SIC 5812, 5813) including food service contractors, caterers, and mobile food services, Drycleaning plants, non-industrial only, except rug cleaning, collecting and distributing agencies, drapery drycleaning (SIC 7216), Photographic studios, portrait (SIC 7221), Beauty shops (SIC 7231), Barber shops (SIC 7241), 3 -2- CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict "vir ionimu_b "� I Agenda Item 9. Accounting, Architectural services, Auditing, Bookkeeping services (SIC 8721); Management services (SIC 8741, 8742), Insurance carriers, agents and brokers (6311-6399, 6411), Operators of nonresidential buildings (SIC 6512), Real Estate agents and managers (SIC 6531), Personal and Business services (SIC 5812, 5813), and Banks, credit unions and trusts (SIC 6011 - 6099), Schools and Educational services (SIC 8299 only), and Stationary stores (SIC 5943), Gift, novelty, and souvenir shops (SIC 5947). Used merchandise stores {SIC 5932) The following uses shall not be allowed: • Gasoline service stations, and other Facilities with fuel pumps (SIC 5541), • Automotive vehicle and equipment dealers (SIC 5511, 5521, 5599), except auto supply stores (SIC 5531), • Department stores (SIC 5311), General merchandise stores (SIC 5331 - 5399) including warehouse clubs, • Food stores (SIC 5411) Convenience stores only, • Drinking establishments (SIC 5813), • Medical and dental laboratories (SIC 8071, 8072), • Boat dealers (SIC 5551), Motorcycle dealers (SIC 5571), Recreational vehicle dealers (SIC 5561), • Lumber and other building materials dealers (SIC 5211), • Hotels, Motels, and other lodging places (SIC 7011), • Motor freight transportation and warehousing, all (SIC 4225), and • Used merchandise stores (SIC 5932). THE REVISED RECOMMENDATION, PROVIDED IN A"CLEAN" FORMAT: 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows only those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of this Subdistrict, as follows: Auto supply stores (SIC 5531), Home furniture and furnishing stores (SIC 5712 - 5719), Computer and computer software stores (SIC 5734), Household appliance stores (SIC 5722), Radio, television and consumer electronics stores (SIC 5731), Record and prerecorded tape stores (SIC 5735), Videotape rental (SIC 7841), Hardware stores (SIC 5251), Paint stores (SIC 5231), Retail nurseries, lawn and garden supply stores (SIC 5261), Wallpaper stores (SIC 5231), Food stores (SIC 5411 -5499), except Convenience stores, Liquor stores (SIC 5921), -3- CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict mmomou Agenda Item 9. Pharmacies and Drug stores (SIC 5912), Cosmetics and Beauty supply stores (SIC 5912), Optical goods stores (SIC 5995), Food (Health) supplement stores (SIC 5499), Medical equipment rental and leasing (SIC 7352), Health services, offices and clinics (SIC 8011 - 8049), Dance studios and schools, except dance halls (SIC 7911), Personal services (SIC 7922), Physical fitness facilities (SIC 7991), Apparel & accessory stores (SIC 5611 - 5699), Shoe stores (SIC 5661), Jewelry stores (SIC 5944), Luggage and Leather goods stores (SIC 5948), Musical instrument stores (SIC 5736), Sporting goods stores and bicycle shops (SIC 5941), Hobby, toy and game stores (SIC 5931), Book stores (SIC 5942), Retail- miscellaneous (5941 -5949, 5992-5999), except those uses determined to be uncharacteristic of, or inconsistent or incompatible with the uses, intensities, development standards or other measures, as determined in consideration of the rezone of the property, and limited in the provisions thereof, Eating establishments (SIC 5812) including food service contractors, caterers, and mobile food services, Drycleaning plants, non-industrial only, except rug cleaning, collecting and distributing agencies, drapery drycleaning (SIC 7216), Photographic studios, portrait (SIC 7221), Beauty shops (SIC 7231), Barber shops (SIC 7241), Accounting, Architectural services, Auditing, Bookkeeping services (SIC 8721); Management services (SIC 8741, 8742), Insurance carriers, agents and brokers (6311-6399, 6411), Operators of nonresidential buildings (SIC 6512), Real Estate agents and managers (SIC 6531), Banks, credit unions and trusts (SIC 6011 - 6099), Schools and Educational services (SIC 8299 only), and Stationary stores (SIC 5943), Gift, novelty, and souvenir shops (SIC 5947). The following uses shall not be allowed: • Gasoline service stations, and other Facilities with fuel pumps (SIC 5541), • Automotive vehicle and equipment dealers (SIC 5511, 5521, 5599), except auto supply stores (SIC 5531), • Department stores (SIC 5311), General merchandise stores (SIC 5331 - 5399) including warehouse clubs, • Food stores (SIC 5411) Convenience stores only, • Drinking establishments (SIC 5813), • Medical and dental laboratories (SIC 8071, 8072), • Boat dealers (SIC 5551), Motorcycle dealers (SIC 5571), Recreational vehicle dealers (SIC 5561), • Hotels, Motels, and other lodging places (SIC 7011), • Lumber and other building materials dealers (SIC 5211), • Motor freight transportation and warehousing, all (SIC 4225), and • Used merchandise stores (SIC 5932). -4- CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A Co er ...o1.1.-Pity STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: April 6, 2017 SUBJECT: PETITION CP-2016-2 / PL20160001100, GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT APPLICANTS/OWNERS/AGENTS: Immokalee Road Associates, LLC– Kevin Ratterree 1600 Sawgrass Corporate Parkway, Suite 400 Sunrise, Florida 33323 Tim Hancock,AICP Bruce Anderson, Esq. Stantec Cheffy Passidomo, PA 5801 Pelican Bay Blvd., Suite 300 821 5th Avenue South Naples, Florida 34108 Naples, Florida 34102 GEOGRAPHIC LOCATION: The subject property comprises approximately 18.64 --.,�� .— lIll acres and is located in the southeast quadrant of the . `� Immokalee Road (CR 846) – Logan Boulevard ..,__. nvrc.�a Rtla " ` ' intersection. The property has approximately 606 i . feet of frontage on Immokalee Road and 875 feet of s frontage on Logan Boulevard. The property lies . },?' within the Urban Estates Planning Community, in a Section 28, Township 48 South, Range 26 East. ` REQUESTED ACTION: „ ti' This petition seeks to establish a new Subdistrict in I the Future Land Use Element (FLUE) text, and j Subject Property Future Land Use Map and Map Series of the Growth t Management Plan (GMP) by: ,. i ti 1) Amending Policy 1.1 Urban – Commercial i District to add the Logan Boulevard / Immokalee Road Commercial Infill Subdistrict name where District and Subdistrict designations are = t identified, –1 — CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A 2) Amending Urban Designation provisions to add the new Subdistrict name where various Subdistricts that allow non-residential uses are listed, 3) Amending the Urban — Commercial District to add the new Subdistrict provisions, 0 4) Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series listing, and 5) Amending the Future Land Use Map to depict the new Subdistrict, adding a new Future Land Use Map Series inset map that depicts the new Subdistrict. The Subdistrict language proposed by this amendment is found in Resolution Exhibit "A". PURPOSE/DESCRIPTION OF PROJECT: The petition is proposed to allow for new commercial development, up to a maximum of 100,000 square feet of gross leasable floor area. If approved for Transmittal, a Planned Unit Development (PUD) rezone will become a companion item for consideration along with the adoption of this amendment at a later date. STAFF ANALYSIS: SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Existing Conditions: Subject Property: The 18.64-acre subject property is currently undeveloped and zoned A, Rural Agricultural district. The current Future Land Use designation is Urban Mixed Use District, Urban Residential Subdistrict, and allows single-family residential development; recreation and open space uses; institutional uses, e.g., child care facilities, churches and places of worship, assisted living facilities, adult care facilities, nursing homes, social and fraternal organizations, public and private schools; a variety of agricultural uses; and essential services. Surrounding Lands: North: Land to the north of the subject property, across Immokalee Road (a 6-lane divided arterial roadway) and an east-west drainage canal, is zoned Olde Cypress PUD and H.D. Development PUD, and both approved for and containing residential development. Further to the northwest lies the Longshore Lake PUD — developed residentially. The Future Land Use designation for these land areas to the north is the Urban Mixed Use District, Urban Residential Subdistrict. East: Land immediately east of the subject property is zoned A, Rural Agricultural, and partially developed with a single-family residence. Further east (and adjacently southeast), land is zoned Rigas PUD (Saturnia Lakes subdivision) — developed with a residential community. Still further east, land is zoned Heritage Greens PUD — developed with a residential community; then Laurel Oak Elementary School and Gulf Coast High School on land zoned RSF-3, Residential Single Family district. The Future Land Use designation for these land areas to the east is the Urban Mixed Use District, Urban Residential Subdistrict. South: Land immediately south of the subject property is zoned A, Rural Agricultural, and partially developed with a commercial plant nursery. Further south, land is zoned Rigas PUD(Saturnia Lakes subdivision) — developed with a residential community. The Future Land Use designation for these land areas to the south is the Urban Mixed Use District, Urban Residential Subdistrict. 0 —2— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A West: Land to the west of the subject property, across Logan Boulevard (a 2-lane undivided collector roadway) is (a thin strip) zoned A, Rural Agricultural and undeveloped. Then further west, land is zoned E, Estates, and contains an undeveloped parcel, two churches and a fire station — all fronting on Immokalee Road; south of those parcels is land characterized by single-family residences and residential lots. These E-zoned parcels are within the Golden Gate Estates subdivision. The Future Land Use designation for these land areas to the west and southwest is Urban Mixed Use District, Urban Residential Subdistrict for the thin strip, then the Estates Mixed Use District, Residential Estates Subdistrict. [The Golden Gate Estates parcels fall under the jurisdiction of the Golden Gate Area Master Plan (GGAMP)]. In summary, the current zoning, and existing and planned land uses, in the area immediately surrounding the Subdistrict property are primarily suburban- and estate-type residences or residential lots in all directions. Identification and Analysis of the Pertinent Requirements for Comprehensive Plans and Plan Amendments are noted in Chapter 163, F.S., specifically Sections 163.3177(6)(a) 2. and 8.: Considerations required for the adoption of a comprehensive plan amendment are listed below. 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address the statutory requirements for a Plan amendment, then present and defend, as —3— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A necessary, that data and analysis. Petition Exhibit "BB" (Statutory Compliance for Plan Amendments) addresses these requirements. BACKGROUND, CONSIDERATIONS AND ANALYSIS: This report addresses the minimum amount of [commercial] land needed to accommodate anticipated growth based on projected permanent and seasonal population of the area. This is accomplished through the analysis of the subject property and the surrounding area that includes inventorying the supply of existing commercially-developed and potential commercially- developable land, determining population growth, estimating the amount of commercial development that population will demand, and determining whether the Future Land Use Plan allocates a shortage of commercial land, a sufficient amount, or an excess amount over what is needed to accommodate growth. Both the petitioner and County staff analyze the marketplace, and any similarities and differences are identified and assessed. The County has long relied on the Guidelines for Commercial Development [a localized guide to developing market studies based on ULI standards] to utilize historic data and statistical information about the different types of commercial centers in the County and to provide the figures for determining further demand. The petitioner, in comparison, utilizes a different methodology to analyze the amount of commercial land needed. The two approaches markedly differ, as reported in the following sections. Commercial Analysis Commercial Development: Characteristics of the area immediately surrounding the subject property do not reveal a trend toward commercial development. Existing and planned land uses in the area are primarily suburban- and estate-type residences or residential lots in all directions, and a plant nursery. Within four miles from the subject property, commercial development is evident, including the following approved projects: • Olde Cypress PUD/DRI commercial component (165,000 sq. ft./12.5 ac.) [0.55 mile east at the Immokalee Road — Preserve Lane intersection] s Quail II PUD commercial component (184,000 sq. ft.) [0.65 mile west at the Immokalee Road — Palazzo Drive intersection] • Southbrooke Plaza PUD (40,000 sq. ft. professional and general offices/5.2 ac.) located mid- block, on the south side of Immokalee Road and north side of Autumn Oaks Lane [0.7 mile west] • Rigas PUD commercial component (10,000 sq. ft.) in the Saturnia Lakes subdivision [southeast via Saturnia Lakes Boulevard] • Malibu Lake PUD (330,000 sq. ft./37.1 ac.) in the southeast quadrant of Interchange Activity Center Subdistrict (Activity Center no. 4) [1.2 miles west] • Northbrooke Plaza PUD (270,000 sq. ft./29.9 ac.) in the northeast quadrant of Interchange Activity Center Subdistrict (Activity Center no. 4) [1.2 miles west] [application materials undercount this commercial square footage as 95,739 — staff calculates 99,614 sq. ft. (an increase of 3,875 sq. ft.)] • Heritage Bay PUD/DRi commercial component (230,000 sq. ft./73.5 ac.) [2.0 miles east] • Island Walk PUD/DRI commercial component (21,000 sq. ft./15 ac.) [2.5 road miles south] —4— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A The above-listed sites are located within the primary and secondary market areas described in the Market Analysis submitted by the petitioner, and currently provide a total of nearly 1,220,000 sq. ft. of commercial use opportunities in the [Urban Land Institute (ULI)-defined] Neighborhood Center, Community Center, and Regional Center development categories. Approximately 1,522,630 sq.ft. of existing commercial development(on 206.09 ac.), and another, approximate 690,000 sq. ft. of vacant land zoned commercial (on 69.06 ac.), are found within a 3-mile radius of the proposed Subdistrict. The amount of existing and zoned commercial space found within a 3-mile radius of the proposed Subdistrict totals 2,212,630 sq. ft. on 275.15 ac. Approximately 2,163,692 sq.ft. of existing commercial development(on 342.56 ac.), and another, approximately 827,900 sq. ft. of vacant land zoned commercial (on 82.79 ac.), are found within a 4-mile radius of the proposed Subdistrict. The amount of existing and zoned commercial space found within a 4-mile radius of the proposed Subdistrict totals 2,991,592 sq. ft. on 425.35 ac. Sources: December 2015 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Transportation Planning Section and the Collier County Appraiser's Parcel and Building Footprint GIS databases) Generally, commercial development within a community can be categorized as strip commercial, neighborhood commercial, community commercial, regional commercial, and so forth, based upon shopping center size, commercial uses, and population/area served. Based on specific studies and/or demographic data for an area, such as population, income, household size, percentage of income spent on retail goods, etc., an analyst is able to estimate supportable commercial square feet for different commercial intensities for that geography by shopping center type. The petitioner asserts this site will be developed with a Community Shopping Center. Petitioner's Retail Market Analysis: The firm of John Burns Real Estate Consulting conducted a Retail Market Analysis and Strategic Assessment, dated October, 2016, independently analyzing market conditions for this petition (Exhibit "V"). This analysis provides context for assessing a specific selection of goods and services' requirements of the emerging population within the market area identified. The Analysis provides the following data and analysis: Staff includes those sections from the Analysis providing the pertinent parts of the data and analysis. Section 2, Executive Summary defines a Primary Market Area (PMA) covering a radial 3.0 miles —and a Secondary Market Area (SMA) covering a radial 4.0 miles —from the subject property. A PMA represents the geographical area in which the population constitutes the customer pool and influences commercial activities. A SMA represents the extended geographical area in which the population may choose to shop at this location as a second choice and has less influence. This section identifies the type of retail commercial center intended for development as a Community Center providing a selection of retail uses and office uses. These select commercial uses comprise only a segment of the entire range of uses that are allowed in the C-4, General Commercial zoning district. This section summarizes how population and household figures and retail demand were calculated for the current year and years 2021 and 2026. A proprietary Retail GAP Analysis identifies an existing shortage of retail commercial space, and indicates a current demand for approximately 894,884 sq. ft. of additional retail commercial floor space for the segment of —5— CP-2016-2/ PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A commercial uses studied. The additional retail commercial floor space increases to 1,240,092 sq. ft. in 2021; and to 1,555,807 sq. ft. in 2026. This section summarizes how the supply of existing and vacant commercial properties were inventoried, how occupancy and vacancy rates were calculated, and how accounts for vacant properties in their demand calculations were calculated. On average, shopping centers in the PMA are 98 percent occupied; development of these vacant parcels adds more than 720,000 sq. ft. of retail commercial floor space to the supply. The Summary concludes the subject property lies in a residential area experiencing higher-than- average growth, where there is an existing shortage of retail commercial space and ample demand for additional retail opportunities. Section 5, Retail Demand Analysis provides the following figures: • The PMA has an estimated current population of 43,406, and SMA current population of 65,648[occupying 18,579 and 28,965 households, respectively]. • The PMA has a projected population of 47,645 [± year 2021], and SMA projected population of 72,059[occupying 20,393 and 31,794 households, respectively]. • The PMA has a projected population of 51,409 [± year 2026], and SMA projected population of 77,753[occupying 22,005 and 34,306 households, respectively]. The GAP analysis calculates demand on the difference, or "gap", which may exist between the level of spending evident at different retail establishments and the potential spending by the emerging population within the market area. People in the PMA spend more than $413M at select types of area retail businesses, while the analysis suggests they possess the potential to spend an additional $263M. These spending habits are not attributed to effects of the National or local economy, personal preferences during recovery from the Great Recession, or the typical and cyclic changes in the marketplace; they are attributed to the undersupply of retail commercial space that impedes this potential spending from being realized. The retail demand analysis suggests the PMA will support an additional 894,884 sq. ft. of commercial uses in this market segment at this time; and the subject property allotment [capture] of this commercial space ranges from 141,599 to 223,721 sq. ft. These figures are based on the preparer's conservative (15%) and optimistic (25%) capture rates. The retail demand analysis suggests the PMA will support 1,240,092 sq. ft. of commercial by 2021; the subject property allotment [capture] of this commercial space ranges from 186,014 to 310,023 sq. ft.; will support 1,555,807 sq. ft. of commercial by 2026; and the subject property allotment [capture] of this commercial space ranges from 233,371 to 388,952 sq. ft. Analysis provided in the Retail Market Analysis is a methodology that targets only certain types of businesses and suspends our reliance on the objective population-based demand methodology —to rely on the subjective consumer spending potential-based methodology. Section 6, Current Commercial Inventory lists commercial leasable floor areas for commercially developed properties located in the PMA. Approximately 1,304,744 sq. ft. of commercial floor area are summarized in the page 37 table and itemized through page 48. This commercial floor area figure compares with the 1,522,630 sq. ft. derived from County sources. If the PMA were being considered alone, the 218,000 sq. ft. discrepancy between the two figures would be of concern. But when leasable floor areas for commercially developed properties located in both the PMA and SMA, then the discrepancy between the two figures is much smaller. The inventory also lists commercial leasable floor areas for commercially developed properties located in the SMA. Approximately 824,090 sq. ft. of commercial floor area are summarized in —6— CP-2016-2/ PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A the page 50 table and itemized through page 53. Together with the PMA, the combined commercial floor area figure of 2,128,834 sq. ft. compares with the 2,163,692 sq. ft. derived from County sources. This 35,000 sq. ft. discrepancy is not so concerning. [Staff surmises that the reduction in the discrepancy between the two figures may be attributable to differing methods utilized to count these square footages at locations located on the boundary between the radial 3- and 4-mile areas.] Section 7, Future Commercial Inventory lists commercial floor areas for potential commercially developable properties located in the PMA. Approximately 720,862 sq. ft. commercial floor area, on 27.82 ac. are summarized in the page 56 table and itemized through page 59. Three key commercial nodes are inventoried for potentially developable properties, as follows: 1) Immokalee Road at 1-75 (Activity Center no. 4), 2) Immokalee Road at CR-951 (Activity Center no. 3), and 3) Vanderbilt Beach Road at CR-951. Section 8, Demographic and Employment Trends provides population numbers and density, and population projections for the PMA and SMA. This section also provides the "household" figures associated with these populations and, median age statistics and distributions. This section provides the general employment figures for, and identifies top private employers in, the Naples [Census] Metropolitan Statistical Area (MSA), and job loss and gain information in specific income sectors. Median household incomes are reported, along with income growth projections. Median net worth figures are reported. These populations are further grouped through "Tapestry" segmentation, based on their socioeconomic and demographic composition. This market area reveals a prominence of the "senior lifestyle" and "country living" groups — composing approximately three-quarters of the population. The Appendix provides the demographic and employment figures used to conduct an (ESRI) analysis for further defining the Subdistrict's market area — as used in the main sections of the Retail Market Analysis. Staff Assessment of Petitioner's Retail Market Analysis The market areas described in the Retail Market Analysis submitted with this petition and available County resources are used to conduct an assessment of the proposal, with the following results: The County's Guidelines for Commercial Development [the localized guide to developing market studies based on ULI standards] utilize information about the different types of retail commercial centers in the County for this assessment and derive the figures for: • An 11-acre land area and an 110,734 sq. ft. building dimension for a Neighborhood Center (8.45 sq. ft. per capita), and • A 28-acre land area and a 257,668 sq.ft. building dimension fora Community Center(7.48 sq. ft. per capita). The above floor area figures are the average sizes of Neighborhood and Community Centers in existence (developed) in Collier County. This means some Centers are larger, and some smaller, than these County-wide averages; that is, there is a range in size of each type of Center. Each type of Center is classified based upon size as well as uses. —7— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A The per capita figures provided by the County Guidelines are the multipliers applied to the population estimates and projections to determine demand for retail development in this market area. Demand in year 2016 for commercial development in the proposed Subdistrict's PMA is calculated to be 324,677 sq. ft. (for Community Center commercial space), and 366,781 sq. ft. (for Neighborhood Center commercial space), while the County's PUD Master List reports approximately 2,212,630 sq. ft. of existing and potential commercial space is available in the PMA. The PMA currently provides 219% more than the 691,458 sq. ft. of commercial space needed to serve the estimated current population of 43,406. In contrast, the petitioner's retail demand analysis suggests the SMA will readily support 248,018 sq. ft. of commercial space. Approximately 2,991,592 sq.ft. of existing and potential commercial space is available in the SMA that currently provides 186% more than the 1,045,772 sq. ft. of commercial space needed to serve the estimated current population of 65,648. The market demands of the population projected for the proposed Subdistrict's PMA in year 2026 increase to 384,539 sq. ft. (for Community Center commercial space), and 434,406 sq. ft. (for Neighborhood Center commercial space), while approximately 2,212,630 sq. ft. of existing and potential commercial space will still be available in the PMA. The PMA currently provides 170% more than the 818,945 sq. ft. of commercial space needed to serve the projected year 2026 population of 51,409. In comparison, the petitioner's retail demand analysis determined the PMA will support 311,161 sq. ft. of commercial space by 2026. Approximately 2,991,592 sq. ft. will still be developed or available in the SMA even if no additional commercial land is approved — providing 141% more than the 1,238,604 sq. ft. of the commercial space needed to serve the projected year 2026 population of 77,753. The three key commercial nodes inventoried by the Market Analysis for potentially developable properties were Immokalee Road at 1-75 (Activity Center no. 4), Immokalee Road at CR-951 (Activity Center no. 3), and Vanderbilt Beach Road at CR-951. One other key commercial location in the PMA was not inventoried —the Immokalee Road at Airport Road (Activity Center no. 1). As a result, the petitioner's Retail Market Analysis and Strategic Assessment inventory does not fully represent the potential for additional development at other key locations. Staff estimates that this under-count may be by as much as 107,000 sq. ft. Staff also notes that the potential commercially developable properties' floor area figure will increase by 50,000 sq. ft. upon the approval of a (unrelated party's) GMP amendment proposed for the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, bringing the amount of potentially developable commercial space at existing properties up to approximately 770,862 sq. ft. Note how, at this point in the Analysis, the figures above for the supply of commercial space derived from County resources appear far greater than demand will ever support. The petitioner's retail demand analysis, however, applies a retail GAP analysis to arrive at commercial demand figures for a specific selection of commercial uses based on PMA per capita incomes and this population's propensity toward spending more on certain goods and services than they are currently spending. Applying additional GAP analysis to the PMA population identifies the potential for an estimated 38.9 percent more to be spent on these specific market segment retail expenditures [pg. 26 table]. One exception to this spending "gap" is at General Merchandise Stores, where this population actually spends within the market area more than expected. These results indicate that no additional commercial square footage need be allocated to General Merchandise Stores. Acknowledging the GAP analysis, and applying the additional 38.9% demand [as an average] to the demand figures reached utilizing the County's Guidelines for Commercial Development, then the demand figures increase to 960,435 sq.ft. of commercial space needed to serve the estimated current PMA population of 43,406; with 1,452,577 sq. ft. of commercial space needed to serve —8— CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A the estimated current SMA population of 65,648. 1,137,514 sq. ft. of commercial space is needed to serve the projected year 2026 PMA population of 51,409; with 1,720,421 sq. ft. of the commercial space needed to serve the projected year 2026 SMA population of 77,753. These GAP-affected demand figures for the select commercial uses do not surpass the amounts of existing and potential commercial space already available in this market area for the entire range of retail uses. Note here how the figures derived above for the supply of commercial space still appear far greater than demand will ever support. Utilizing the County Guidelines for Commercial Development, one finds that the market area provides an oversupply of the 1,521,172 sq.ft. of existing and potential commercial space needed to serve the estimated current population. In applying the petitioner's GAP analysis, one may determine that the market area population's demand for the select commercial uses is underserved by 894,884 sq. ft. of commercial space. This assessment lends support to the Analysis' proposition that a need is evident for a future land use change to introduce additional commercial acreage and land uses to this area, and that this location is appropriate to fulfill the need. Appropriateness of the Site and the Change: The FLUE primarily directs new commercial development into Mixed Use Activity Centers, and gives preference to commercial expansion adjacent to both Mixed Use Activity Centers and other commercial designations when additional demand can be demonstrated. The Activity Centers in Collier County are comprehensively planned to provide ample commercial development opportunities. These planned locations are purposely sized and spatially arranged to encourage and support a healthy business environment countywide, and to discourage and avoid over commercialization and strip development. The adopted Future Land Use Map of the FLUE illustrates an arrangement of designated Activity Centers spaced approximately two miles apart in that portion of the County west of 1-75, and approximately four miles apart in that portion of the County east of 1-75. The subject property is not located within or adjacent to an Activity Center or other commercially- designated land. Logan Boulevard is not planned as, or intended to develop as, a commercial corridor. This amendment introduces new commercial development, uses, and activities to a location where commercial development is not now planned, consequently extending the impact of commercial development to a larger planning area. Whether the designation of the isolated property for commercial development impacts the stability of established residential and other noncommercial uses in the area — and the viability of those yet to be developed — is a valid concern. However, there is presumed to be some positive impact in having shopping (and employment) opportunities located closer than presently exists. Environmental Impacts: An Environmental Report, dated October 2016, prepared by Passarella and Associates, Inc. was submitted with this petition (Exhibit "W"). Environmental review specialists with Collier County's Development Review Division, Environmental Planning Section reviewed these documents and provided the following comments: —9— CP-2016-2/ PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A The subject Property is 18.6 acres in size and vegetated with pine, cypress, and cabbage palm type environments. Portions of the site, particularly at the north end, are significantly invaded with exotic vegetation, primarily with Melaleuca, earleaf Acacia, and Brazilian pepper. Canopy of native vegetation on site is dominated with that of slash pine. A listed species survey was conducted on June 15, 2016. No listed wildlife species were observed on the subject property. One state listed plant, cardinal airplant (Tillandsia fasciculata), was identified in several locations on site, including that within the preserve identified on the master concept plan (proposed PUD Master Plan) provided with the application. Specific requirements for retention/relocation of protected plants are contained in Section 3.04.03 of the Land Development Code (LDC) as provided for by the Conservation and Coastal Management Element (COME) Policy 7.1.6. A letter from the Florida Department of State dated June 22, 2016 states that the proposed project is unlikely to affect historic properties but includes a provision for unexpected finds of prehistoric or historic artifacts. A similar provision concerning accidental discovery of archaeological or historical sites is included in COME Policy 11.1.3. The provision is also included in Section 2.03.07 E of the LDC. The subject property is not located in any County well field protection zones. Although not required at time of proposed amendment to the GMP, a master concept plan (proposed PUD Master plan) showing the location, acreage, and configuration of the proposed preserve and other uses identified for the site is provided with the application. Preserves which are linear in shape as identified on the master concept plan are discouraged by Section 3.05.07 H.1.b of the LDC. The majority of the preserve although does meets the minimum requirement for width of preserves. Specifically, sites of this size are required by the LDC to have preserves an average of 30 feet in width but no less than 20 feet in width. The location of the proposed preserve can be supported by the preserve selection criteria in Section 3.05.07 A of the LDC since it is located adjacent to the proposed stormwater lake and in proximity to existing Open Space/Preserve within the adjacent Saturnia Lakes subdivision, therefore providing use of the area as a corridor for wildlife. The proposed GMP amendment will have no effect on the requirements of the COME although the amount of native vegetation required to be retained on this site will change since the amount of native vegetation required to be retained on a site is dependent in part on the uses allowed for a site, for example whether developed as residential or commercial. According to the environmental data provided for the project, approximately 13.29 acres of native vegetation occur on site. If developed for residential as currently allowed by the GMP, 3.25 acres of preserve (25 percent of the native vegetation present on site) is required to be retained. If developed as commercial as proposed, 1.99 acres of preserve (15 percent of the native vegetation on site) is required to be retained. In addition, the PUD as proposed will allow for about half of the preserve to be taken off-site, leaving at least one acre of preserve to remain on site as allowed by the LDC. There is a proposed LDC amendment in the current amendment cycle which will further limit the amount of native vegetation (preserve) allowed to be provided for off-site. However, if the PUD application is already submitted, then the current, pre-amendment LDC standards will apply. [Stephen Lenberger, Senior Environmental Specialist Environmental Planning Section Development Review Division] 0 —10— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: Stantec Consulting Services submitted a Transportation Impact Statement, dated June 23, 2016 and amended to October 11, 2016 (Exhibit "R"). Collier County Transportation Planning staff reviewed this petition and provided the following analysis: The project's area of influence was determined to be lmmokalee Road east and west of Logan Boulevard. The analysis studied: • Immokalee Road, from Livingston Road (west) to Wilson Boulevard (east); • Logan Boulevard, from Immokalee Road (north) to Pine Ridge Road (south); • Vanderbilt Beach Road, from Livingston Road (west) to Collier Boulevard (east); and, • Collier Boulevard, from Immokalee Road (north) to Vanderbilt Beach Road (south). Fully 80% of traffic accessing the property comes from lmmokalee Road (40% southbound from west; 40% southbound from east), and 20% from traffic on Logan Boulevard (15% northbound from south; 5% southbound from north). The proposed development project would generate 6,791 daily gross new trips (2-way) and 599 PM Peak Hour gross new trips routed through two access points; a full-movement access located at the southernmost point on Logan Boulevard, and a right-in/right-out access located at the easternmost point on Immokalee Road. Traffic generated by the new development will impact lmmokalee Road, west to 1-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road — but does not create any additional adverse impacts at buildout. Adverse conditions are attributable to background traffic growth. Development will require the construction of new right turn lanes at the Logan Boulevard and lmmokalee Road project access points, as is a southbound left turn lane at the Logan Boulevard access point. There is capacity on our roadways to accommodate this development; therefore, the development is consistent with Policy 5.1 of the Transportation Element. [Michael Sawyer, Project Manager Transportation Planning Section] Public Facilities Impacts: Stantec Consulting Services submitted a Public Facilities Impact Analysis, dated March 15, 2017 (Exhibit "SS"), dated October 2016 (Exhibit "L"), and a Proximity to Public Facilities Map, dated September 2016 (Exhibit "K"). Collier County Public Utilities Department, Planning and Project Management Division staff reviewed this petition and provided the following analysis: No issues or concerns have been identified regarding impacts upon potable water, wastewater, solid waste, drainage, park and recreational facilities, schools, or EMS and fire protection services. • Potable Water System: The subject project lies in the County's Potable Water Service Area and development will be served by Collier County potable water services. The anticipated average daily demand for potable water for the commercial project is 17,500 gallons per day (gpd) [23,625 gpd "Peak"]. Collier County has sufficient capacity to provide water services. • Wastewater Collection and Treatment System: The subject project lies in the North County Water Reclamation Service Area and development will be served by Collier County wastewater collection and treatment services. The anticipated average daily demand for —11 — CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A wastewater collection and treatment for the commercial project is estimated at 12,500 gallons per day (gpd) [16,875 gpd "Peak"]. Collier County has sufficient capacity to provide wastewater services. • Solid Waste Collection and Disposal: The solid waste disposal service provider is Collier County Solid Waste Management. The 2016 AUIR notes that the County projects more than 50 years of remaining landfill capacity. • Stormwater Management System: The 2016 AUIR does not identify any stormwater management improvement projects in the vicinity of the subject property. Future development will comply with the SFWMD and/or Collier County rules and regulations that assure controlled accommodation of stormwater events by both on-site and off-site improvements.* • Park and Recreational Facilities: No impact on the demand for park facilities result from the proposed commercial development. • Schools: No impact on the demand for public school facilities result from the proposed commercial development. • Emergency Medical (EMS) and Fire Rescue Services: The subject property is located within the Greater Naples Fire Rescue District, with District Station 73 located at 14575 Collier Boulevard. EMS services are provided by Collier County, with Medic Station 42 located at 7010 Immokalee Road. The proposed commercial development is anticipated to have no significant impacts on these safety services. NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly advertised, noticed and] held on Monday, March 6, 2017, 5:30 p.m. at St. Monica's Episcopal Church, located at 7070 Immokalee Road. Approximately 55 people other than the application team and County staff attended — and heard the following information: The agent representing this petition (Tim Hancock) introduced other members of the application team present, including applicant, Kevin Ratterree and Michael Friedman (of GL Commercial)and transportation planner, Jeff Perry (of Stantec). He also introduced staff Planners representing Collier County — Corby Schmidt, AICP, Principal Planner and project coordinator for the GMP amendment petition, and Daniel Smith, AICP, Principal Planner and project coordinator for the companion PUD rezone petition. The proposed GMP amendments and PUD rezone were described to the group, including the intensity of potential future uses allowed in the C-4, Commercial General zoning district.The agent reviewed the GMPAconsideration schedule, and the protracted timeline involved with applications for PUD zoning, followed by development orders, before actual construction could begin. Kevin Ratterree introduced himself and provided an overview of the project. With its location fronting two major roadways, he addressed specific vehicular access points, turning maneuvers, and the potential for road improvements to both Immokalee Road and Logan Boulevard. GL Homes has developed a number of residential communities in this area but residents are without high-end commercial offerings nearby. This development provides these opportunities, characterizing their plans as high-end by design through limitations on scale and size (including a prohibition on any individual business from occupying more than 45,000 sq. ft.). Commercial floor space is allocated 33,000 sq. ft. to the anchor grocery store, 44,000 sq. ft. to retail shops and 27,000 sq. ft. to outlot business. Building styles will notably contain enhanced elements of woodwork and stonework, landscaping will be supplemented with additional "greenery", and vehicular and pedestrian areas will be enhanced with "pavers" —all parts of their effort to provide —12— CP-2016-2/ PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A upscale amenities. [Staff notes, these design elements will need to be addressed at part of the PUD rezone stage, in PUD documents.] Their development schedule anticipates primary construction (non-outlots)to be completed in one phase, with the anchor grocer to open its doors in early 2019. The term "high-end" was used a number of times by the presenters to describe the select types of businesses to which they are interested in attracting. The application team presented a selection of businesses they are focused-on, such as upscale grocery stores, restaurants, and the targeted retailers. Attendees questioned how the developer can ensure that the development would be"high-end"businesses. Mr. Ratterree explained how this could be accomplished through the "design" of the development. When asked to elaborate, he detailed some characteristics that serve to identify the shopping center's upscale design; such as additional landscaping, water features, enhanced signage, and so forth. He also described commercial uses that were previously identified as having concerns, including automobile gas stations, 24-hour convenience stores, movie theaters, and adult entertainment. The proposal presents these uses as prohibited uses, along with discount and resale stores, and uses that produce loud noises. The applicant committed to the site design, architectural features, and particular tenant types presented here (and that may be codified in the PUD document)to ensure a"high-end", or upscale, project. [Staff notes, these commitments will need to be addressed at part of the PUD rezone stage, in PUD documents.] Jeff Perry provided an explanation of transportation impacts and how the project is designed to accommodate traffic. He explained "capture" and "pass-by" traffic, and how they're considered when gauging traffic impacts. More discussion surrounded traffic concerns, as the subject property is located at the Immokalee —Logan intersection. Attendees also identified awkward traffic maneuvers created by the median design along Immokalee Road, particularly for traffic accessing Saturnia Lakes (restricted to left- in/right-in/right-out) and Heritage Greens (restricted to right-in/right-out), and by vehicles using the small number of dedicated turn lanes to perform U-turns. Mr. Hancock and Mr. Ratterree discussed the LDC deviations being requested; for allowing the oversize project identification sign planned for visual exposure at the intersection, for allowing ground signs for businesses located on outlots (as these "outlots" will not be separately owned, but will remain under the control of the developer with land leases to the individual lessors/stand- alone businesses), and for additional square footage of on-building business signage. Specific lighting fixtures and a lighting plan were discussed. Attendees presented and generally discussed their concerns with traffic (especially the area of influence studied, inconvenient access points, and differing peak traffic times for different area land uses). More than one speaker described the advantages of the commercial project being within convenient walking distance of their homes. They described the inconvenient distances they now travel to dine at upscale restaurants or shop in upscale establishments. Nearly everyone agreed that another drive-through (fast food) restaurant is unwanted; while drive-through facilities for other businesses were not ruled out. Speakers questioned what they could expect in the project's enhanced landscaping. Besides preserving the maximum amount of natural vegetation (in the buffer areas), information about additional plantings was not detailed. Formal landscaped areas internal to the project can be expected as they appear in images presented here. Additional screening/buffers would be considered for the terminal ends of Autumn Oaks Lane and Hidden Oaks Lane, across Logan Boulevard. The application team clarified that they are committing to the County's "preservation" requirements— including providing for a portion of this preservation off-site. —13— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A Additional discussion took place regarding traffic concerns, with at least one person asking if design plans for the project may include a parking structure. This would reduce the amount of paved and impermeable surfaces dedicated to parking, and avoid the need for larger water retention areas, accommodations for additional run-off, and other compensating measures. This r✓ conventional shopping center parking arrangement is not thought to be pedestrian friendly. The application team explained how the basic parking lot is in balance with the economics associated with the size and scale of the project. The information meeting was completed by 7:05 p.m. The applicant transcribed the full proceedings of this meeting, and that transcript, along with their PowerPoint presentation and presentation notes, and other NIM-related materials have been copied and are provided as an appendix to this Staff Report. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] FINDINGS AND CONCLUSIONS: The reviews and analyses of this petition provide the following findings and conclusions: • The property is currently zoned "A" and undeveloped. • There are no known historic or archaeological sites on the subject property. • Impact from the development will affect a State listed plant—the cardinal airplant—which has been identified in several locations on site, including within the preserve identified on the proposed PUD master concept plan. Specific requirements for retention/relocation of protected plants are contained in the LDC as provided for by the CCME. • The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. Though traffic generated by the new development will impact Immokalee Road, west to 1-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road — it not create any additional adverse impacts at buildout. Adverse conditions are attributable to background traffic growth. Development will require the construction of new right turn lanes at the Logan Boulevard and Immokalee Road project access points, as well as a southbound left turn lane at the Logan Boulevard access point. • There is capacity on our roadways to accommodate this development, therefore the development is consistent with Policy 5.1 of the Transportation Element. • The property, along with the surrounding area, is currently designated in the GMP for residential development—as well as uses generally allowed throughout the Urban designated area such as essential services, community facilities, recreation and open space uses, etc. This petition introduces new commercial development, uses and activities to a location where commercial development is not now planned. • Based on data and analysis submitted for the amount of existing and potential commercial development within the study area for the subject property, the need for the full range of commercial development contemplated by this amendment has not been demonstrated. • The methodology used in the petition, along with the data and analysis submitted for the amount of existing and potential commercial development, indicates the need for General Merchandise Stores has not been demonstrated. • Not all commercial uses allowed in the C-4, General Commercial zoning district were analyzed and not all uses analyzed were demonstrated to have supportable demand. Only those uses for which a demand was demonstrated should be included in this Subdistrict. See staff's recommended subdistrict text. —14— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A • Acorrelating, companion PUD rezone has been submitted, and will be considered subsequent to, or concurrent with, the Adoption phase of this GMPA petition. • The applicant made formal commitments to the site design, architectural features, and particular tenant types presented in their Neighborhood Information Meeting to ensure a"high- end", or upscale, project. These commitments should be appropriately addressed as part of the companion PUD rezone, not this GMP amendment. LEGAL CONSIDERATIONS: A copy of this Staff Report was provided to the Office of the County Attorney and has been approved as to form and legality. The criteria for land use map amendments are in Sections 163.3177(6)(a)2. and 8., Florida Statutes. This staff report was reviewed by the County Attorney's Office on March 22, 2017. [SAS] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition CP-2016-2 /PL20160001100, as submitted, to the Board of County Commissioners with a recommendation not to approve for transmittal to the Florida Department of Economic Opportunity. However, staff does recommend approval with revisions to the Subdistrict text as depicted below — to limit commercial uses to those for which supportable demand has been demonstrated by the petitioner's data and analysis, and for proper code language, format, clarity, etc.: Note: Words underlined are added, words struck through are deleted—as proposed by petitioner; words double underlined are added, words doublc struck through are deleted—as proposed by staff. Italicized text within brackets is explanatory only—not to be adopted. 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows only those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of a this Subdistrict: . as follows: Auto supply stores (SIC 5531). [Petitioner's A to oti e P s Accessories Tire teres NAICS 4413)] Home furniture and furnishing stores (SIC 5712 — 5719), [Petitioner's Furniture & Home ur " h"n s re 4421 4422] Computer and computer software stores (SIC 5734). Household appliance stores (SIC 5722). Radio, television and consumer electronics stores (SIC 5731). Record and prerecorded tape stores (SIC 5735). Videotape rental (SIC 7841). [Petitioner's Entertainment, Electronics & A!. "-nce stor-s N 44 1 44 12 44 13 Lumber and other building materials dealers(SIC 5211). Hardware stores(SIC 5251). Paint stores (SIC 5231). Retail nurseries. lawn and garden supply stores (SIC 5261). Wallpaper stores (SIC 5231). [Petitioner's Buildin Materials Garden E i ment S 1 s res NAICS 444��� 42] Food stores (SIC 5411 — 5499), Liquor stores (SIC 5921). except Convenience stores. [Petitioner's Food Bev-rase ores NAICS 44 4452 4453 —15— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A Pharmacies and Drua stores (SIC 5912). Cosmetics and Beauty supply stores (undetermined SIC O•tical •oods stores undetermined SIC Foos Health sue element stores undetermined S C Medical e•ui•ment rental and leasin•_SIC 7352 [Petitioner's Health P-r o - ar- t. -s NAI 44611 4612 44. 44.1• A.•ar-I & acce •n stores SIC 5611 — •'9 Shoe stor- determined SIC Jewel stores (undetermined SIC), Luggage and Leather goods stores (undetermined SIC), [Petitioner's C! thin lothin Access fres NAI 4 81 44 2 4483] M sical instrument stores SIC 5736 •. in•_•oods s •r- .nd bic cle shoes SI 5941 Hobby, toy and game stores (undetermined SIC) Book stores (SIC 5942)} [Petitioner's ortin o d Hob Book M is tore NAI S 4 11 4512] Ret.'I - mi -Ilane•u 5921 — 5963 5992— ••9 in ludin• Florists Pet and •e sue•I stores and Art dealers only. [Petitioner's Miscellaneous Store Retailers (NA/CS 4531. 4532. 4533, 409,1] Eating and drinking establishments (SIC 5812. 5813)including food service contractors. caterers. and mobile food services. [Petitioner's F o rvi tin inkin Places NAI 722 7220 Personal and Business services (SIC 5812. 5813). and [Petitioner's Services (NA/CS 7221., ?2.22)] Stationary stores SIC 5943), Gift. novelty, and souvenir shops ( IC 5947 , Used merchandise stores(SIC 5932). [Petitioner's Office Supply, Gift, Used Merchandise Stores(NAICS 453.21, 5 4 1 ] The following uses permitted by right or by conditional use within the C-4 district in the Land Development Code shall not be allowed: Gasoline service stations (SIC 5541). [Petitioner's Automotive Gas Stations (NA ICS 44711, 44719)] • Automotive vehicle and equipment dealers (SIC 5511 --5599). and • De•artment stores (SIC 5311). General merchandise stores (SIC 5331 — 5399) includin• warehouse clubs. [Petitioner's 4.:. 5_1 4 2• IF the Planning Commission chooses to recommend transmittal as proposed by the petitioner, staff recommends the following revisions to the applicant's proposed Subdistrict text (for proper code language, format, clarity, etc. only — not intended to change allowable uses, intensities, development standards or other items of substance): Note: Words underlined are added, words ctruc h are deleted—as proposed by petitioner; words double underlined are added, words are deleted—as proposed by staff. 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of ado•tion of#e this Subdistrict. Develo•ment within this Subdistrict is encoura•ed to be in the form of a Planned Unit Develo ment PUD) zoning district which must contain development and design standards to ensure that all commercial uses will be compatible with the neighboring uses. —16— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A This Subdistrict is intended to serve the surrounding residential uses within a convenient travel distance to the subject property. Bicycle and pedestrian access to the adjacent properties will be pursued to the extent feasible and practical to encourage increased bicycle and pedestrian use. The maximum total develosment intensit allowed is 100 000 s.uare feet of •ross floor area. [Remainder of page intentionally left blank] —17— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A PREPARED BY: 4Pl\ DATE: _I LI .. CORBY SC MIDI, AICP, 'RINCIPAL PLANNER COMPREH NSIVE PLANNING SECTION, ZONING DIVISION REViEWE¢ BY: t ,) "t- DATE: 3 - ?� -/ 7 DAVID WEEKS,AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: ---------- ..,-(-7,.. DATE: 2 car • MIKE BOSI, AICP, DIRECTOR, ZONING DIVISION APPROVED BY: L DATE: E-62/— /7 JAMES FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT PETITION No.: CP-2016-2 / PL20160001100 Staff Report for the April 6, 2017, CCPC meeting. NOTE: This petition has been scheduled for the May 9, 2017, BCC meeting. 0 — 18— CP-2016-2 /PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict IMMOKALEE ROAD/LOGAN BOULEVARD — NIM MEETING MINUTES MARCH 06, 2017 Tim Hancock: Well, my iPhone time I have 5:32 and I think that's official. My name's Tim Hancock with Stantec.We do have a microphone available, but can everyone hear my voice okay? Audience: Yes. Tim Hancock: Okay, great, sometimes the microphone actually makes it a little bit worse, but if you have any problem hearing or understanding me or any of the presenters, please just raise your hand, let us know, and we'll either speak up or use the microphone. I'm with Stantec, I'm the planner for this project. I have the pleasure of work with GL in bringing this project to [inaudible]. Before starting the presentation, a couple of quick safety items. In the event that we had to evacuate the building for any reason,the exit is to your rear,there also is one down this hallway, and one out this way as well. Not that I expect that to happen, this is not Naples High School, but we should be okay nonetheless.Also, for you comfort and convenience, restrooms are down this hallway,you don't need to raise your hand and you don't need my permission, please help yourself if you need to use the facilities. I want to introduce members of our team that are here this evening with. With Geo,we have Mr. Kevin Ratterree here in front, some of you have met him before. We also have Mr. Michael Freedman. We've got a couple other folks with GL, but we've told them we wouldn't make them say anything, so I'm not going to introduce them. We also have with Stantec, Mr. Jeff Perry who's in charge of our transportation planning.Jeff has the unenviable position of talking to you about [inaudible 00:01:57] go and why. Wouldn't wish that on my worst enemy, but Jeff prepared the analysis and calculations in helping to determine the potential traffic impact from the project. In addition to making a presentation, he also is here to answer any questions you may have. We also have reviewers with Collier County. The way this process works is, we develop and file an application, that application is then reviewed by up to 14 or 15 county departments simultaneously. We have two applications going forward and they're both running concurrently, at the same time. The first one is an application to amend the Collier county growth management plan. Now, the growth management plan is an umbrella plan helps determine where particular types of land usage makeup. For example, it may designate that commercial is appropriate here, residential here, industrial here.As the county evolves and changes,that plan gets amended periodically. Sometimes it's amended by the county, sometimes it's amended by private land owners. So we have filed an application to amend the plan,to take this 18.6 acre parcel and designate it from what it is currently, urban residential,to what's call a commercial infill subdistrict.That application, the lead reviewer for that is Mr. Corby Schmidt, who has got his hand up over there. Corby works for Collier County, so I'd just like to tell you, if you have any 170306_0020 Page 2 of 33 problems with your commissioners, talk to Corby. Oh I'm sorry. I meant if you love your commissioner, please talk to Corby. We are blessed with a good board, but anyway, Corby is in the comprehensive planning department,they handle the growth management plan side of things. The second application we have is a rezone application. If the growth management plan is an umbrella that says these are the types of usage you can have, and I'm being very simplistic in this,the rezone delves into the details. What are the setbacks, what are the building heights, what does it look like, what are the specific usage you can have, and what are some of the usage you can't have? So the zoning works with the growth management plan, in concert, they have to be consistent with each other, and there's a separate county department that reviews zoning applications. Our lead planner on that is Mr. Daniel Smith. Speaker 3: That's me and if you have any questions, call Corby. Tim Hancock: Right. Speaker 3: My card is out there,too. Me and Corby's card is out there. Tim Hancock: Both Corby and Daniel did leave their cards out there, I have a stack of mine as well afterwards if you want them, if you're trying to see who has the best hand with your cards at the end of the night, feel free to come ask me for that, as well. I'll kind of give you an overview.The process going forward is that the growth management plan amendment tracks a little bit ahead of the zoning.The reason is that the growth management plan amendment has two cycles. One is, it gets reviewed by the local governing bodies and then it's transmitted to the State Department of Economic Opportunity for review.They then send it back and there's a second hearing for ultimate decision or adoption of that amendment. The zoning only has one set of hearings. So the growth management plan will actually have a hearing for transmittal, when it comes back, both the growth management plan and the zoning will be heard at the same time. So tonight's presentation deals with both applications because really,we need to look at them together. One of them allows certain broad land, set of land uses and the other one delves into the details,together they'll give you a clear picture of exactly what is that's being requested [inaudible 00:05:38]. As you came in, there was a sign in sheet, if you did not sign in, please do so. It helps us be able to record how many people were here and if you raised your hand and said, "My name's John Smith and I've got a question," if I have your information at the end, I can circle back to you through that contact sheet. So if you didn't sign in, please do so before you leave tonight. Also on the table is a copy of the exact wording of the growth management plan amendment that we have requested and also is a copy of what's called the commercial planning unit 170306_0020 Page 3 of 33 development, or CPUD document,that's the zoning document,that's the one with all the more meaty details in it.That is still in draft form, by the way,we have made one submittal to the county and gotten comments back,we're working on a re-submittal on that. So the growth management plan amendment is pretty close to what we're going to see going forward.The CPUD document may have a few more changes that go into it. With that, I'm going to turn this over to Mr. Kevin Ratterree who is going to walk you through the presentation for the project.Then Mr. Perry is going to give you a little bit of transportation information. I'm going to wrap up with a few more comments, and we're going to do our absolute best to have this wrapped up and get you out of here, back home where we all want to be. Mr. Ratterree? Kevin Ratterree: Thank you. Okay thank you Tim. Can everybody hear me? Audience: Yes. Kevin Ratterree: For those of you that don't know me, my name is Kevin Ratterree and I'm with GL Homes, I work out of the corporate office [inaudible 00:07:07]. I work out of the corporate office over on the east coast of Florida. I have been dealing with the GL Naples division since its inception, I was part of the team that made the decision to move to GL from the east coast over to the west coast. I was intimately involved with the initial Saturnia Lakes project. I was intimately involve with the Riverstone and obviously with Stone Creek, so I've had a lot of history with GL relative to this particular corridor and know a lot about how these approvals came about and the history of those. Instead of you trying to remember how to spell my last name, I'm just going to tell you I have business cards up here, but just think battery, Ratterree, for pronunciation which one of my kids'teachers came up with that. If you want to spell it,think Tallahassee, you're probably going to be pretty good. A lot of doubles in there. Let me start off by saying, some you I recognize, I have been doing this traveling road show for a while on this project. We have already presented it to Longshore Lakes, Old Cypress, Saturnia Lakes, Riverstone. Part of this process,this neighborhood information process, it's a little bit broader scale in getting to a few more areas and geographic components that we haven't gotten to in terms of the overall presentation. If you could, I know some of you have questions, if you could just kind of let me get through the presentation, I found a lot of times I answer your question as I go through. Then at the end, we're all here to answer your questions as best we can. If you ask a question we don't know the answer to,we'll take your name down and we'll get back to you when we get an answer to that question. So just wanted to kind of go through that. Let me start off with,that name, Naples Garden Shops, that's not going to be the name. So the first slide in our presentation is wrong and the reason it's wrong is because we have been told by Collier County that we cannot use the name Naples Garden Shops. Naples and garden has been too used over here, so we 170306 0020 Page 4 of 33 need to come up with another name. So Michael Freedman over here will take you to dinner if you want to give us a name and we end up using that name,we will be happy to have Michael take you dinner on his tab. We'll be coming up with another name as we discuss this project with the project planners and in- house folks about it. Let me just start off by geographically orienting everybody. This area in pink is the 18.6 acre site that's the subject of the application.This is Logan boulevard right here,this is Immokalee road right here.The estates are over here.The area in blue is owned by Oakwood Park West, is the legal name, you may know it more as Landscape Workaholics, LRM, Cullen Walker, who operates his landscape maintenance service company out of this property here and also owns this piece of property here. Mr. Walker also owned this little triangular piece right here which was .99 acres in size,we bought that from Mr. Walker so it is part of the GL Homes ownership, it's part of that the GL homes buildership, it makes up the 18.6 acres.The reason we bought it relates to access, which will be my next slide, but I wanted to kind of bring everybody up to speed with what you're looking at here. Again, Mr. Walker here, Raymond Cleary owns this piece of property here. Some of you may be aware that they have initiated some discussions about doing a kind of group living facility,ALF type facility on that site, but it has nothing do with our particular application.This is the main entry for Saturnia Lakes right here, that's one of the northerly pods of Saturnia Lakes. Geographically, everybody good? Everybody got what we're talking about here? Okay, so instead of spending a lot of time trying to figure out the site plan, I'll get to that in a minute. I brought this up to talk about access. We have two points of proposed access to the site. One on the far easterly side of the site, fronting on Immokalee,that will be a right in, right out only. So if you're traveling eastbound on Immokalee,you will be able to take a right into the shopping center. If you're in the shopping center, you'll be able to take a right out of the shopping center. You bypass the Saturnia lights because there's no left turn. If you wanted to back west, you would go to the next U-turn and take a U-turn. The second point of ingress and egress is right here, it's on the extreme, and I'm going to call it western side, southern side is across on Logan Boulevard.That triangular piece that I was referring to earlier is that piece of property right there. The reason we bought it from Mr. Walker was to get that access point as far south as we possibly could with the goal of having a left turn in movement. So if you're traveling on Logan boulevard, you would be able to take a left and go into the center. It would have its normal right out, it would have its normal right in.There is also discussion with Collier County about the possibility of a left out. That left out depends entirely on whether Logan stays as a two lane road or whether Logan ultimately gets built as a four lane road. We as GL,for those of you who don't know the history, that built Logan Boulevard for the county, many years ago, a little over$10 million, a little spare change for what we had going on at the time. The whole point of that is that left out is a possibility while it is a two 170306_0020 Page 5 of 33 lane section, but they're kind of giving us warning that the left out will probably go away if in fact they end up four lane in that roadway. Our project is not tripping the need for the four lane, but the county at least has expressed some interest in making sure that we understand from an access standpoint the left out could go away. So that's the ingress, egress. If you notice right here on the plan,there's a little arrow that goes to the east and there's a little driveway connection that goes here. As part of our discussion with Mr. Walker to buy that acre piece of property,that triangular piece, we also wanted to set up future access to his properties so that in the event. Mr. Walker decides to convert use, his access would be a connection point to right there, so that we would have one common point of ingress and egress versus multiple curb cuts along the roadway.That's really designed to kind of control the flow of traffic from those several properties so that they're all coming in and out at one geographic location. Audience: Can you start over? Because everyone from Riverstone got sent to the wrong location. Can you kind of recap what you just said? Kevin Ratterree: Yeah, okay. Everybody here love what we're doing? Audience: [crosstalk 00:14:22] Kevin Ratterree: Did I summarize it good for you? Audience: [crosstalk 00:14:30] Kevin Ratterree: All right, I'm going to do it really quickly, if you don't mind, okay?This is the 18.6 acre site that's located on the southeast corner of Immokalee and Logan.Access, one access point on Immokalee on the far east side and one access point on Logan on the far west side up against Logan boulevard. That's as far as I've gotten so far. A little more detail that I did and I'll do that after the meeting with you, if you don't mind. This is the overall plan of development. You may remember, for those of you that have been around for a while,that a couple years ago there was an application filed to change the land use on this property and seek commercial zoning on it, and the rumor going around was that Lowe's was the interested tenant for the site. So Saturnia Lakes, Old Cypress, and a couple other communities were very fearful of that application. I don't want to speak for you guys, but there was a lot of concern regarding that potential type of use.What we're trying to do is bring in a very high end neighborhood scale shopping center. What I mean by that is,what we're trying to do is make sure it is a grocery anchored shopping center.That it's not designed to accommodate and we are put in restrictions to preclude those big box tenants, like the Lowe's and the Home Depots of the world, need to be able to fit on a commercial property. 170306_0020 Page 6 of 33 So when I say neighborhood scaled center,the prior application is seeking over 200,000 square feet of commercial space.We are going to limit this site to 100,000 square feet maximum retail site. We are also going to limit the scale of the users,that no individual tenant can be over 45,000 square feet.The purpose of that is to make sure that a Walmart, a Target, a Lowe's, a Home Depot, all of those guys that need 75,000, 80,000, 100,000 plus, they can't locate on this center.Again,the purpose of this is to accommodate the grocery anchor on a neighborhood scale setup. In sales, in Saturnia Lakes, in Riverstone, in Stone Creek, we have received a lot of feedback over the years about there not being a higher end shopping center that's designed to cater to some of the higher end neighborhoods that are in this geographic area. With all due respect to Target down the street,and some of those other users, it's really been something that we have heard on our sales floor that we really want to see something that has a nice grocery store, it's got great elevation, it looks good, it has restaurants that we want to go to,those types of things. So again,the whole purpose of this application is to bring in that neighborhood scale shopping center. From the site plan,what you'll see again is the grocery anchor,this is a Immokalee,this is Logan,we have put in the main retention area on the extreme southern side of the site.The reason for that because if you recall from the earlier graph that is Mr.Walker's property right there, but catty-corner to over here is Saturnia Lakes, so we were trying to provide as much spatial separation between Saturnia Lakes and where our buildings would start. In doing that,we had kept that retention area, and a native preserve area, and a buffer along that southern, eastern, and western side.Again,the access on Immokalee here,the access on Logan,this being local retail, local restaurant space,and then we're going to try anchor this corner with two restaurant pads, and I've got some elevations to show you if we get through this process. Again, goal number one is to limit the scale and size,we've done that by limiting ourselves to 100,000 square feet. Goal number two was to make sure that we couldn't accommodate, nor would we allow, a Home Depot or Lowe's scale tenant in this space. Again,talking about spatial separation,this is that cul de sac in Saturnia Lakes, it's about 575 feet to the western side of that rear grocery store and about 525 feet from the eastern side of that store,just to give you a spatial separation. This is the first of our elevations, again,disregard that name for a minute. I had a little fun with this, [inaudible 00:19:12],these mountains back here [crosstalk 00:19:15], but they're here. [crosstalk 00:19:21] Some of our rendering guys have a little fun sometimes, but this whole [inaudible 00:19:28] was designed to give you orientation and scale.The pointer would be sitting at the corner of Logan and Immokalee. So I referenced earlier those two restaurant pads in that corner leg,those are those two restaurant pads, and directly across is the grocery 170306_0020 Page 7 of 33 anchor.So you get a scale, it's kind of set on a diagonal, which is a little different than a traditional shopping center.Again, part of that is designed to kind of create that neighborhood scale that we're trying to accommodate with this application. This is some of the local retail space.What you'll notice here is we're spending a lot of time with the elevations of this site, coloring,we're carrying a lot of stonework, we're carrying a lot of woodwork, we're making these part of the application so that they're part of the review.Then we need a little bit of flexibility depending how and what tenants we get in here, but the overall scale and scheme of this is being set not only the land use amendment process, but the zoning process. Same picture, a little bit higher elevation.Again, notice try to deal with the pedestrian scale here, a lot of landscaping, a lot of greenery, and again the elevations to give you an idea of what we're trying to accomplish here.A lot of paver work. Again, all of that is designed to bring that upscale amenity to the area. This is that corner,so the grocery store is going to be way over here to the right, this is that corner over on Immokalee road side.Again, trying to accommodate that local retail, local restaurant space. Again,you'll notice we're spending a lot of time with a little open space area, pedestrian scale,walk ability of the overall center.This is the grocery store front. So, somebody's going to ask me, or all of you are going to ask me,who are your tenants going to be? Okay. Let me start with the big one, which is the grocery anchor. We are under a confidentiality agreement with one of those four right there, okay?All right?So, everybody hear me?That will give you an idea of the grocery anchor. Audience: When you say confidentiality agreement, is this a signed deal that you're saying is absolutely 100%done that is going to be one of those four candidates? Kevin Ratterree: It is.Already gone through their real estate committee,their real estate committee has approved,the paperwork is being executed as we speak. Before this thing is finally approved,that will be an ink deal. [crosstalk 00:22:09] Audience: [crosstalk 00:22:09] [inaudible 00:22:12] Kevin Ratterree: If you wouldn't mind, let me just get through the presentation and I'll get the questions in the end just to get you a little sporadic. All right, so let me go back to restaurants. Michael Freedman who Ken introduced is the VP of promotion for GL. Michael is the guy that does all of our leasing for GL's commercial centers, and don't let the name GL Homes confuse you,we are both a residential home builder, Saturnia Lakes, Riverstone, Stone Creek,we are also a commercial 170306_0020 Page 8 of 33 builder. We have a commercial division, we've got several centers on the east coast of Florida,this is our first foray over on the west coast. Michael's been the guy that's been dealing with all these folks. When you ask those questions later, I'm going to let Michael answer those because he's the guy that's been dealing with them. Since we have done the neighborhood information meetings that we had with the communities,we have received at least 20 inquires from people that know somebody, who know somebody,that was at that meeting who had called us an inquired about leasing spacing in the center. So there are the tenants that Michael is trying to get to, again, retail down at the bottom, but again,the whole thing is premised on that grocery store anchor. Okay,this is probably the slide that most people want to spend a little time on. In addition to the 100,000 square foot cap,the 45,000 square foot max per tenant, one of the things that we get a lot of feedback on is, "Well, are you going to allow," I'm sorry for doing this to you, WaWa in here, "Are you going to allow WaWa in your center?Are you going to have 24 hour fuel and convenience store?Are you going to have a theater?Are you going to have adult entertainment?Are you going to have ..." Start going down the list of all these things that folks have concern about being potentially located in proximity to the neighborhood. So what we have done as part of this process, is we have then included a list of uses that will be prohibited so that they are, by zoning development order, restricted on the property, we cannot cite them on the site. We have provided that as part of our CPUD application. It's a little hard to see it at that you're at, but just to run through them, discount dollar stores, the Dollar Tree, Family whatever, those types of uses will not be allowed.Those types of uses that create loud noises, we get a lot of people concerned about, "Are you going to have a bar in here that's going to have live music?"The answer is no,we're restricting both bars and we're restricting uses that generate loud music. Sound is regulated by the Collier County code, I've been asked especially in prior meetings, we are going to add outdoor seating areas. If you've been to a restaurant with outdoor seating areas a lot of times have speakers outside where they pipe in music. The music is not so loud that you can't have your conversation while you're eating dinner with your family. So the idea is we're going to ask ambient music allowed for the outdoor seating areas, but you would not have live entertainment or anything like that outdoors that would create the type of music that would be objectionable to you in the immediate area. Manufacturing facility,that's kind of a no-brainer. Dry cleaners, a lot of people have concerns about dry cleaners, especially areas that have well proximate to it, they're worried about chemicals potentially getting in their well system. Car washers,tire stores, automobile repair, those guns that they use to take tires off are some of the loudest things out there, you can hear those things for miles, so it's prohibited for those reasons. Salvation Army, Goodwill, again, they all do great services for the community, but those are the types of uses that are being prohibited. 170306_0020 Page 9 of 33 Surplus stores, overstock stores,stores that you see that typically are bigger box type users with [inaudible 00:26:10].Amusement center, carnivals, laser tag, trampoline facilities,those are all prohibited under our application as well. Massage parlor, kind of goes without explanation, but there it is.Adult bookshop, adult movie theater, mortuary,funeral parlor, coin operated laundry, cocktail lounge, bar,tavern, night club, cinema, or theater. It's an interesting one because I get a lot of people that would say, "We would love to have a theater pretty close to our house," and then you have a lot of people that say, "I would hate to have a theater close to my house." Generally,those uses are very intense on Friday and Saturday nights,they go to early hours of the morning,there's a lot of traffic trips attributed to them,so we have just decided to prohibit that use in the center. So those of you that wanted to have a movie theater there, my apologies, but those are the types of things that we're trying to do to keep the scale of this down to a neighborhood center. Bowling alley, pool hall,skating rink, animal raising and storage facility. You saw earlier about PetSmart, it's not designed to be overnight boarding or that type of facility, but a retail store like a PetSmart would be something that would be allowed. Hotels, motels, lodging facilities, again prohibited. With all due respect to where we are,churches would be prohibited. [inaudible 00:27:35], sorry, but churches would be prohibited. Gun range, occult sciences, I don't know what those are, but okay. Nursing home, old age center,tobacco store, hookah lounge, electronic cigarettes, all of those things are just things that we have prohibited through this application and inclusive of what will be gas station, convenience store,gas sales,we're not going to have any of that. Let's spend a little time with buffers, I don't know that it's necessary to go through it unless I get a question, but these are some examples of some buffers. I think the best way to talk about what we do in terms of buffering is,go and drive down communities and see what we do. We have always been known to be a landscape heavy company, sometimes we get complaints in our communities that we were too landscape heavy, but we really try to do as much landscape ... This is a commercial center,so obviously visibility's important, but obviously we're trying to do this in an upscale manner,so the landscaping that we do will be.This is an actual picture,this our Canyon Town Center over on the east coast. For those of you who happen to be over there, I would encourage you to take a drive by and see what we do from a commercial ... It's off of the Florida turnpike's Florida Beach boulevard.Just head west,you're going to run right into it.This is a shopping center we built back in 2005, Mike? Michael F.: Eight. Kevin Ratterree: 2008, I was close. It's anchored by a Publix, but just to give you an idea of scale and elevation, it's got a Panera Bread in it here,that's the Publix corner over there.There's the Publix elevation there.They have [inaudible 00:29:19], and a Wells Fargo.This is an actual picture as well,yes the grass is actually that green. I 170306_0020 Page 10 of 33 don't know why, but it is that green.This is an actual aerial photograph of the shopping center.This is a main street right here,this is the Publix anchor over here.This is part of a civic site that we gave to Palm Beach County.There's an amphitheater back here that events are held at and we built in soccer fields as kind of a temporary because the kids are having a hard time getting of the soccer fields out there. When the county builds this park over on this property,they'll get rid of that soccer field, but it's something we did as part of the overall site. Tim can probably get into a little more detail of this, if necessary, but I want to talk about subdistrict because one of the questions that I get a lot is, "If we allow this to be approved, does that mean that everybody next to us,the barn doors open, and now suddenly everybody can come in and request a commercial designation?" It's a very important question I want to make sure we spend a little time talking about. First off, anybody can come in and file an application with Collier county to change land usage, it's the right of any property on Earth to do that. So I can't preclude Mr. Walker or Mr. [Courier 00:30:37] or anybody coming in and making an application. What we tried to do when we set this application was to set it up as an infill subdistrict and that's important because what we want to have a property owner do is go through the entitlement process,very similar to what we're doing, where they have to go through public hearings, they have to do community meetings, they don't have to labor of information meetings. You want to be involved in the process, you want to know what's going on. What we did with the subdistrict was we set it up where this particular standard right here, on one side [inaudible 00:31:17] commercial side is not [inaudible 00:31:19] urban commercial district. What that really means is, if we got commercial on this property,the adjacent property,just a commercial designation,the adjacent property could come in and seek commercial zoning without going through the land use amendment process because there's a standard in Collier County development regulations that allows that to happen. However, by creating this as a subdistrict,we have preempted that property owner's right to do that,they would have to go through the same process that we go through relevant to notice to homeowners and request that through a public [inaudible 00:31:56] process. Lighting, we've got our lighting plan. The Collier County standard is zero foot candles when you get off the property. We've done a lot of[inaudible 00:32:09] plan to show that. We're hitting zero foot candles on the adjacent property.This is done,just for an example of the lighting fixture.These are the new state of the art LED lighting fixtures that are going in. The whole purpose of those is really refine the light and direct it down so that you don't have a lot of ambient light coming out. [inaudible 00:32:28] be able to see the light. If you're across the street and you're staring at a shopping center,you're going to be able to see the light. The question is, is the light getting to you?That's spill over in the foot candles. You can see light, but the question is, is it spilling over to the point 170306_0020 Page 11 of 33 where you're being lighted by the light.The answer is,that standard of Collier County, is to get to 0.00 foot candles on the property. Here's an example of that.These are much taller LED fixtures, but if you'll notice, very bright around the base of them, but as you get off the light fixture itself it gets very dark very quickly. Okay, I'm going to turn it over to Jeff, let him talk about the traffic a little bit. I know that's probably a good bit of the questions that are going to come up tonight, so I'm going to let Jeff handle that.Then I'll be back up to kind of summarize and get questions. Jeff Perry: [inaudible 00:33:21] Okay. Good evening. For the record, my name is Jeff Perry, a transportation planner with Santec consulting. I prepared the traffic analysis for this particular project for both applications.As Kevin and Tim said,there are two companion applications moving together.There will actually be a third analysis that will be required by the county.You have one for the conference of planning, you have one for zoning analysis, and then you also have one for the actual site development plan.When this project, if it's approved, it moved forward through site development plan review where we get down really down into the weed about engineering and the very fine details of a site design, building permits, there's a traffic stuff that's done, again.That's important because if there is any lag between a project's zoning approval and when the site plan approval comes in,you want to make sure that the site plan zoning analysis,traffic analysis, is up to date.That it's the most current available the time,that analysis of is done in a timely fashion. When we do an analysis like this,we follow the county's regulations,there is a standard set of guidelines,we establish a study area, look at the different roadways that are likely to be impacted by a particular project and we do what's called trip generation.We look at the project form the standpoint of the amount of development that's being proposed.We can then use national standards for determining how many trips will generated to and from a project. In the case of residential, we know that residential projects are generators.When a 100 units, or 1,000 units or developed, people move into those homes,they are generating traffic. It's brand new trips, coming and going to their homes. Commercial on the other hand is what we call attractors.They are the places where people go to. The people that leave their home and go to the grocery store, or go to work,go to an office,they are actually going to that destination or to that attractor. Commercial shopping centers of this type, neighborhood commercial centers, also have the advantage of capturing traffic that's already on the roadway. So we see that there's traffic moving along Immokalee road,this is Logan Boulevard here and the shopping center here.There's traffic already on Immokalee road. As it passes by the shopping center, on your way home from work to get to your residence,you stop at the grocery store.You stop at the drug store, or whatever it is that you want to stop at. It's called a pass by trip, so it's not generating new 170306_0020 Page 12 of 33 trips. There are some employment numbers, people that are working here are coming from their home, they're going to a particular place, but generally speaking, a project like this is capturing quite a bit of traffic along the existing route, and especially during the peak hour. When we analyze traffic,the county is most concerned about the peak hour of the day, which in also every case, is the evening. • It just so happens on Immokalee road the AM peak hour of background traffic, the current volumes, are a little bit higher in the morning going inbound, going towards Naples,than they are in the afternoon going out. But generally speaking, generators, those that are generating traffic, are generating either in the morning or in the afternoons. Attractors like shopping centers typically have a much higher PM peak traffic,there's very little activity going on here at 7:00, 8:00 in the morning. You have some grocery stores that might be open at that hour, but many of the retail establishments, small offices that might be in there, are not open at that particular hour in the day, so people are not coming in and out of the shopping center in the morning. So we're required to look at the evening, PM peak hour, how many trips will come into and out of the site relative to the amount of traffic on a particular road. These particular numbers ... This traffic analysis is available in the public record, we can get you copies of it if you're interested in the entire report. We've analyzed the traffic signals, we've analyzed the amount of traffic coming into and out of the site. We've estimated, with all these little blue arrows,the amount of traffic that will go in each direction because obviously as Kevin had said,there's a right in and a right out on Immokalee road. We're proposing right out, left out, left in, and right in on Logan boulevard, so we've assigned what we believe is a distribution of traffic in each of these movements in each of these directions. There will be some people that will be coming down on Immokalee road westbound and will want to make a U-turn and come back around into the shopping center. There will be others that will want to come down here and use the access off of Logan. So we tried to account for all of the movements that will people will make into and out of the shopping center.These numbers, the red numbers, are the numbers that are the total driveway volumes so that includes the trips that are already on the roadway that someone stops and says, "Oh, I'm going to go into Publix," got a call, turn and go into the grocery store get a quart of milk and then turn around and come back out once they get whatever it is you need. So these are the active driveway volumes.That's not the net new traffic that would ultimately be added to the roadway. These are the volumes on the roadways today. In the morning, and this is a peak hour, there's 2,200 vehicles an hour traveling on Immokalee road westbound. In the evening, a little bit less than that, about 1,900 vehicles per hour traveling in that direction. Our traffic, as you can see, is 124, 173 coming in and turning in this way. The total numbers, as I said, are the driveway volumes coming in. A small fraction of the amount of traffic that is currently on the road and some of 170306_0020 Page 13 of 33 that traffic that is currently in this,what we call the travel screen,this numbers up here,will actually be showing up in these numbers in the driveways because they'll be turning in off of a driveway. We've conducted the analysis for the county. Our analysis shows that there is existing failures at the intersections,the volumes on the roadways are not significant enough to require additional travel lanes on the roadways, but we do know that there are problems at some of the intersections.The county is aware of these problems.The problems are not caused by this particular project.The county is currently pursuing a study of the entire corridor of Immokalee road to try to identify what improves are ultimately going to be needed and then using their impact fees and assessments of individual projects, determine what improves have to be constructed and who has to pay for them. So when this project comes in for its site development plan, we'll go back through another analysis and if there's a proportionate share or some improvement that the county feels is the responsibility of this developer,then they would contribute that particular portion to fixing one or more of these intersection problems.These are problems that exist today that are not the responsibility of this developer so we have to assume that the county's going to fix these in the future, but if the developer is contributing any deficiencies,then they are required, any developer, is required to pay a proportionate share to remedy that particular problem. I think that's it. We will answer any questions a little bit later. Kevin Ratterree: Michael told me I needed to clarify my statement on the massage parlors. Not a frequenter of massage parlors, so Massage Envy is different than a massage parlor.That's the way he's tried [crosstalk 00:41:42]. Before we get to questions, there are these things called deviations. Deviations are, code says you can do this, you request a deviation to allow you to do this. We do a lot of deviations when we deal with our residential PUDs and I'll have Tim come up here and go through those really quickly. It's kind of a standard procedure that we have to ask for them, but we have to kind of inform you what those deviations are. A lot of it relates to the signage on the corner,trying to make sure we can accommodate that signage and that it has that scale to it, but I'm going to let him go through them real quick. Tim Hancock: [inaudible 00:42:29] Okay, it'll be little more helpful with this slide to discuss this with you.As Kevin said, again,for those of you who came in late, my name is Tim Hancock with Stantec, I'm the planner for this project.There are, in our current document,there are a total of three deviations being requested.The deviations are form what's called the land development code.That is, in essence,the rules and regulations of development for Collier County.Just like any code, it's not really a one size fits all. One of the nice things about a planning unit development or a PUD,which is this project is, is that we can tailor the land uses, we can tailor the standards to meet an intended result.That's really what the deviations do, is they take what you've seen here today and they make sure 170306_0020 Page 14 of 33 that's what you're going to get. So let me go over these quickly and most of them deal with signage. The first deviation on our document dealt with parking. Well,that deviation actually is going to go away.The reason is because GL has reduced the square footage to 100,000 square feet or less, normally a parcel of this size would have 150,000 square feet or more. Because of that,there's no squeeze on parking, there's no parking issues. So deviation number one in the document is going to go away,we don't need to talk about that. Deviation number two is really about the exhibit that you see here.This is a project identification sign. Collier County code really isn't set up for most projects to have these.As a matter of fact, how many of these have you seen Collier County that are not in a residential development? Not many, but it's a very key feature for the aesthetics and the treatment you see here,that tells you,you have arrived somewhere special.So rather than just having grass and a lake,we think this project identification sign is important.We're asking, and by the way,this doesn't identify any of the businesses in here, it's simply the project name,which again,for those of you who showed up late, it will not be Naples Garden Shop or Naples Village Shops,we're having to go back to the drawing board because we're using some overused names. So there's a contest out there, if anyone comes up with a name,see Michael. He doesn't have to have dinner with you if you win the contest,you can go on your own.This project identifier, we had a deviation that says, "Yes,we can do this," because the code really doesn't allow for that type of signage. The second deviation ... Let's see. In most shopping centers, and you've probably heard them called out parcels. Usually when you have a building along the perimeter of the project,they design these ... We do this from a fit standpoint as, you put this out parcel here, and then this one, and this one, and this one.You just line them up like soldiers.The reason is,you normally carve out a piece of property and you sell the land itself fee simple to whoever's going to develop it. Each of those out parcels is allowed to have what's called a ground sign,which is, I believe, it's 12 feet in the code, maybe eight feet. Because it is not our intent to carve out and sell out parcels, it is actually GL's intent to lease the pads so that we can have this nice continuous flow of parking and not break every little site up, which really makes it harder to walk from one to the other, and just gives you more of what I call a campus effect where you can move freely on the site. When you break it into out parcels,you lose some of them. Once we're no longer carving out parcels,the county code doesn't let us have those little ground signs. So our deviation is to ask for the ability for each one of these buildings to have one ground sign out here, eight feet tall, no more than 60 square feet in size.Very small,very low profile, but again,very important in order to get quality tenants in these buildings,they really have to have their ground signs. So just because we're not breaking them into out parcels, we have to request a deviation for that. 170306_0020 Page 15 of 33 Deviation number goes away, number two and three I just described to you.We did discover a third deviation for the grocery anchor here. For the size that we have planned,the county allows 200 square feet of total signage on the front of that grocery anchor. Picture a Publix, if you will, and they normally have like Publix,then they have pharmacy, and something else over here,they kind of break it up into three pieces. Because we're doing a little smaller anchor here, we don't have enough frontage ... We can have our 200 square feet, but we can't break it into three pieces that when you add them up,then they make 200 square feet. We met with the sign reviewer today at the county,we're requesting a deviation so that we're not going to have any more signage than we're allowed by code, we just want to be able to have those little signs that the grocery anchor may need in order to advertise the total business that its performing. So that's the third deviation. None of them terribly significant, most of them are signage and aesthetics.There are things that are very important to the folks,the high end businesses, that are looking to go here, and things that we think don't attract them.As a matter of fact,we think many of the deviations will add to the aesthetics of the project. Those are the deviations as we've had them, but last thing I want to mention is, the zoning is still in process. So as we go forward and we resubmit,there will be minor changes to the zoning. Now,the things that you have been told tonight,things such as no massage parlors, and I've got to figure how to allow Massage Envy, but not have a massage parlor, I'm not sure how we do that, but we'll figure that out.Those things are commitments that we've made to you and we're not going to waver in those, but there may be things that get added and taken out through the process of reviewing the staff. If any time in this process you want to know what's in there, all you have to do is call or email me, I will send you the document. I have my business cards here when you leave. Everything we submit is public record, you can call Mr. Smith or Mr. Schmidt and they'll provide it to you, or call me and I'll provide it to you. When I do, I usually copy them anyway so that they know that we're responding to those things. So if you have any questions after you leave here today,we remain available throughout the process to address those questions. What I'd like to do now is, is turn it back over to Kevin. He gets all the hard questions, but if you have any easy ones, I'll be over there. Kevin Ratterree: Tim,thanks. [inaudible 00:49:34] Assuming that the application's approved and we continue through this process, our goal is deliver the grocery pad first quarter of 2019, so that's the anticipated timing. Somebody's going to ask me, "Well, GL Homes gets it approved and then they flip it, sell it to somebody who builds it." First off, I've been with GL for 18 years, we've never sold a single piece of property,we are going to develop them,we are not a seller. We have a complete division that is designed for the purpose of leasing and operating commercial 170306 0020 Page 16 of 33 shopping centers Our intent and our end product will be a center built by GL, a center maintained by GL, a center operated by GL.So if anybody's concerned about building a high quality center, we are. Why are we going to be concerned about that? Because we're selling right up the street Stone Creek,we want to utilize this center as an amenity to the folks that are coming onto our sales floor. So understand from our perspective,this is a GL center,this is not an approval that gets done and then flips to somebody else.So understand that from [inaudible 00:50:51]. Finally, lastly, as Tim said, please, by all means, if you have any questions that didn't get answered,you think of something at night, if you're like me you wake up at 3:00 in the morning and go, "Ah, totally forgot that,"just send us an email and we'll get an answer back to you ask quickly as we can.All right, questions. Let me see if I can do this in a framework that is logical. People are going to raise their hands, I'm not being gender specific or color specific, or I like you, I don't like you, I'm just going to do them as I go along. If you just ask your question and we'll see what we can do to answer it.Yes, sir? Speaker 7: You said first quarter 2019 for the pad for the grocery store, is that the first one, the last one,the middle one? Kevin Ratterree: That's the first one. Speaker 7: Okay. It'll all be built at one time though? Kevin Ratterree: Yeah.The goal is to get the grocery, and we're going to build everything at the same time, but our target is to get that grocery pad up.Yes, ma'am?Second row. Sorry, I'll get you. Speaker 8: Okay, my concern is traffic. We live in [inaudible 00:51:53] and stranger danger is leaving our community, I wonder that when you did your analyzing, I have several questions. First of all, did you consider the schools that are there? Number one.The other thing was, when we talked to the police officers who have come into our community, they constantly tell us the lights are on timers, however,they never consider the fact that there's a right on red at the corner of Logan and Immokalee. So even though that light may change and become red and gives us an opportunity to cross three lanes,which they tell us is illegal, but if that's the only way we get to get inside, the fact that it's right on red deters us from ... Again, we still have traffic coming through. So I guess my question to you is,was that looked at, at all? Or are you just concerned with the area from Logan and Immokalee? Jeff Perry: The answer is yes ... The answer is no, we did not look at that far off away from the project. Once the traffic gets into the travel stream, depending on how much traffic is being generated, and I can share with you some of the numbers up there, 133 trips, stuff like that,the county only requires us to go so far because after that, it attenuates off, some of it goes into Saturnia Lakes, some of it goes a 170306_0020 Page 17 of 33 little further,goes into another driveway. It ultimately gets reduced. So a much larger project,for instance,the project that Kevin mentioned that previously had been [inaudible 00:53:35] here, 200,000 square feet would generate twice as much traffic and this would.The traffic analysis would have extended out a little further, it would have looked a little bit further, perhaps to the next intersection beyond. But once you get to a certain point,the amount of traffic that's being added to the travel stream no longer becomes an issue as far as levels of service. Not withstanding your problem of getting into and out of the projects,and we've seen that on Saturnia Lakes,we've seen it in just countless situations where the access connections that don't have a traffic signal, don't have the luxury of having a traffic signal, have to deal with median openings that divert traffic,that only allow you one way in and one way out to have to make a right turn and go down, make a U-turn- Speaker 8: We only have one in and out,that's all.We don't have the [inaudible 00:54:31] like Saturnia Lakes can get out on Logan or Immokalee- Jeff Perry: Right. Speaker 8: We have no choice. Jeff Perry: The county's cover their ears.The county's responsibility to main the level of service of the roadway, it is not to make your access convenient.They need to make sure that your access is safe, so they don't want to put you in harm's way, but the access into and out of a project is regulated by access management standards. Not everybody can have a full median opening, not everybody can have a traffic signal, so there are standards that are adopted, and when these projects are developed,you have to live with those particular standards.As inconvenient as it might be to be able to get into and out of a project,those are based on the standards that we're faced with.We would love to be able to provide much more convenient interconnections for projects when we sponsor these projects to the county, but their responsibility is the mainline,your movements along the major highways. Speaker 8: My concern isn't convenience, my concern is safety. There are a lot of accidents in that area and you're talking schools,you're talking [inaudible 00:55:42]- Jeff Perry: Right. Speaker 8: There are accidents there all the time. Jeff Perry: The county's traffic operations staff looks at those accidents,they get accident reports, crash reports from all the accidents,from all the crashes.They look at the crash reports, if there are geometric problems with an intersection, or with a turn lane, or something like that,they can take steps to correct it. More often 170306 0020 Page 18 of 33 than not, crashes are not caused by geometric or engineering problems,they're caused by driver behavior.The county's response to those kinds of changes is to, in fact, limit some of the movements that are causing the problems. For instance, if there's a connection that allows you to cross over three lines of traffic and it becomes a problem, becomes a crash problem,the county can close that access so that you have to turn right and go down, make a U-turn, and make some other movements to get into and out of a project. So,the problem that we have is that everybody would love to have the most convenient, safe access connections that they can, into and out of a development, but often times what you get is not convenient. It's supposed to be safe, it's designed to be safe,driver behavior plays a big role in whether or not you have crashes at a particular area.The amount of traffic that this project is generating is,to use the term, dropping the bucket from the amount of traffic that is on this road today and is going to grow from projects further east,that are going to be developed,that are going to come into 1-75 and so forth.What this development does,what this commercial development does, is gives people today, leaving Saturnia Lakes,or leaving one of the other developments in this particular area, have to travel three,four, or five miles to get to a grocery story.You won't have to do that with a neighborhood center like this. Likewise, people traveling that long distance along the road will not have to stop at one other place or go out of their way,they'll be able to stop at this particular commercial, if they need to stop and get groceries or something like that.That's a long winded answer, but- Speaker 9: [crosstalk 00:57:57] If you pull and if you want to go west,you go up a short distance and make the U-turn . Speaker 8: [inaudible 00:58:02] the school. Speaker 9: [crosstalk 00:58:05] Speaker 8: I was just saying, are all of these cars who are going to pull out of there,they're going to have to go that same U-turn to head west, so it will be that much busier for [inaudible 00:58:15]. Speaker 9: [crosstalk 00:58:17] Jeff Perry: No, hold on for a second.Yeah. Speaker 9: [crosstalk 00:58:20] Jeff Perry: Please, here's what ends up happening, if everybody starts talking over each other, it's complete anarchy. Based on the conversation, understand what people do from a traffic pattern standpoint,what you're referring to is 170306_0020 Page 19 of 33 somebody who's going east,to go west. Now,think about your driving pattern. If you're going west,what exit are you going to go out of?The logical exit is that you're going to come out on the Logan boulevard side,take a right,and go up to a signalized intersection to take your left.Very few people,there will be some, again, driver patterns are driver partners,that will take a right out and then try to get over to whatever will be the first legal U-turn that they can make,to do a U-turn. Most people who go ... I go to pretty much the same grocery store,the same several grocery stores every time I shop, I know the traffic pattern in terms of how it works best for me, being able to get in and out. So folks that are traveling west,or folks that are going to Old Cypress, or Riverside, or Stone Creek,they're going to do this movement here.There's going to go come and do this or they're going to come out and do that because that is going to be the most convenient and it's going to be the safest. So to just kind of expand the [inaudible 00:59:52] of your comment. Speaker 9: That makes sense. Jeff Perry: Okay.Yes, ma'am? Speaker 10: Yes. With the traffic study, do you take into consideration that there is a proposed school coming in Stone Creek that will cause a lot of bus traffic, school children on buses,this is already ... Immokalee Road is already very heavily traffic and the school and all the new cars from Stone Creek,was that in to the study? Jeff Perry: It is.The background traffic,what we call background traffic, not related to this particular project, is in the existing numbers as well as in our forecast. So when we analyze something five years out into the future, or 10 years out into the future,we have to grow the traffic or inflate the traffic numbers to represent traffic from developments that are outside the area that are traveling along the roadway.This traffic is going to grow 2%per year or 3% per year,whatever the number happens to be based on historical trends and modeling.Those numbers are all considered in the analysis. Speaker 10: So the school was in it? Jeff Perry: Yes. Speaker 10: The new school? Jeff Perry: Also, keep in mind,this is an important thing that people sometimes don't think about in terms of shopping centers, hours. So school has a peak time at around, I'm going to say,just to be conservative, 6:30 to 8:30,okay?This is a peak time for a school. Well most of the tenants in a shopping center are not open yet. If you have a coffee shop,they will be open, grocery probably is open,they probably open at 7:00 or 8:00 in the morning, but all your local retail, unless you're restaurants,they generally don't open that early in the morning. So it's a little bit off an off peak to peak review that you need to be thinking about.Then 170306_0020 Page 20 of 33 in the afternoon,the peak time of a school is a little earlier in the afternoon than the peak time the county uses in terms of the PM peak hour which is generally 4:00 to 6:00, that time frame, most schools are out and have completely dissipated by then. Again,just something to think about.We did take it into account there is a little bit of different in peak hour traffic, but we were ... [inaudible 01:02:12]that school site was part of our[inaudible 01:02:16] approval to dedicate that school site to Collier, I'm not aware that that school's been funded yet, but Collier County,to my knowledge, has not been funded, so they would have to put that in their five year capital plan,they would have to do the construction drawings, they would have to do all that. It's years off in terms of the planning provided for that, but even if it were there, it's going to be a little bit different peak hours in terms of the peak hour of the shopping center compared to the peak hour of the elementary school.Yes, sir? Speaker 11: There's a school being built by Stone Creek, north of us. Jeff Perry: There is a school site dedicated to the Collier County school district, it's secured. If you've been out to Stone Creek and you go into Stone Creek,you take a left off of Logan boulevard,the school site is directly north of that, a vacant piece of property that is part of Collier County's obligation in the project [inaudible 01:03:09] approval process which we've dedicated that school site potentially for a future school. Somebody's going to ask me about Logan boulevard? Speaker 11: Is it a high school, a middle school? Jeff Perry: It's an elementary school. Audience: Elementary school. Jeff Perry: Hold on one second, let me just address the Logan boulevard thing for a second. Somebody's going to ask me what's the timing of Logan boulevard?The answer is,we have to have that road [inaudible 01:03:30]when we reach 297 certificates of occupancy in Stone Creek and we have to build it within one year of starting construction.So it is not imminent, imminent, but it's on the horizon. That's something that over the next couple of years,that link between Bonita Beach and lmmokalee is going to be built. Somebody is going to ask me, is it going to be a four lane section?That one I can definitely say no because when Old Cypress first dedicated the right of way they only dedicated 60 feet for the future roadway,so there's not enough right of way for a four lane section to be built. Now,the county could have the right to come in and condemn property and do all that, but the whole ... If you've been part of that public participation in the discussion on Logan boulevard,that [inaudible 01:04:20] had been planned to be a two lane road. Yes ma'am, over here? 170306_0020 Page 21 of 33 Speaker 12: I have a question, so what about Logan boulevard between Immokalee and Vanderbilt? Is there a plan or availability to widen that? Jeff Perry: There is right of way available,the road was designed ...Yep, I'm going to take the blame for it,you can blame me for a few things out here, but Logan boulevard was built by GL,we obtained the right of way for the construction of Logan,for that length of Logan, so [inaudible 01:04:46],there's right of way for a four lane section. It's actually design to accommodate a four lane section. It is not funded by Collier County,there's nobody on the book who has the obligation to four lane it, but it has the potential of being four laned. Speaker 12: In this development,you said this is [inaudible 01:05:07] owned by GL homes- Jeff Perry: Yes. Speaker 12: And operated by GL homes? Jeff Perry: Yeah, Immokalee Road Associates LLC is a affiliated entity of GL. Speaker 12: Do they have other commercial properties? Jeff Perry: Yes,we do.Yes, sir? Speaker 13: You mentioned high end a few times, so would it be like a smaller version of Mercado's? Jeff Perry: I'm going to let them speak to you about that. Kevin Ratterree: It won't be sort of Mercado, effectively it's a mix of these projects, residential and I think they have an office there, it's going to be a neighborhood shopping center,we're going to aim for the higher end restaurants, [inaudible 01:05:44] restaurants that you stop in front, but no, it won't be a full mixed use project. Speaker 13: Because I have a house in Old Cypress and for me to get out of my development, by the time you get to Mercado's [inaudible 01:05:53]. So obviously we know [inaudible 01:05:56],there is traffic, and because of that I think it's cool if there's that kind of, if we could have that smaller venue closer- Speaker 14: Yeah, if I could piggy back on his question, I live in Saturnia Lakes and this is going to put a lot of stuff within a walk from me. So it's going to get me out of my car a lot, do I really have to wait until 2019 to get it? [crosstalk 01:06:22] Speaker 13: [inaudible 01:06:27] I don't need to go there for lunch, but a cool place to go to have a nice dinner,without having to go to fifth avenue,which I could fly a plane down to, or or just,to me, is more convenient because of the traffic. When you say high end, I think that's a cool, it's like a fresh market, it tells us what it is. Whether a Whole Foods, [inaudible 01:06:49] a Publix, like a smaller [inaudible 170306 0020 Page 22 of 33 01:06:51], would be a hell of a lot more convenient than driving to the East Springs or down the 41. Kevin Ratterree: Right, and again,to reiterate again something I said earlier today to you that may have come in late.That was really the driving force behind us buying the property and assembling with Mr. Walker's acre, is to try to come in and do a very high end shopping center because we were hearing the same thing that you're saying, from the folks that were buying from us. Speaker 13: [crosstalk 01:07:17] Kevin Ratterree: That's great, but I have to drive 25 minutes to get to a reasonably good restaurant or whatever, I'd like to have something a little more convenient. So that was a driving force [crosstalk 01:07:31].That is how long it takes us to get through a regulatory approval process. It is what it is,for those of you have been around a GL homes project, you know we build relatively fast. Speaker 13: Yeah,that's for sure. Kevin Ratterree: So when we get the ability to go, we're going to go. If we get the ability to go. Speaker 13: Super. Kevin Ratterree: Cool, yes ma'am. Speaker 15: In the list of[inaudible 01:07:50] uses, you keep driving around the term high end, high end, high end, and I understand that's what you want, but reality is something different as to who wants this shopping center and who wants to be there.The two restaurant pads that you had [inaudible 01:08:06], is there any way for you to guarantee us that that's not going to be a fast food, a drive through Starbucks, a Chipotle, a Taco Bell, something like that? I don't think we need any more of that. Speaker 13: We might need Starbucks. Speaker 15: I don't. Kevin Ratterree: [crosstalk 01:08:30]This is the part of the meeting where people start getting mad at each other. [crosstalk 01:08:34] Speaker 13: I do have a second question to follow. Kevin Ratterree: So everybody has their own opinions of what they like. Some people like Chipotle, some people like [inaudible 01:08:41], some people like Starbucks, some people like Dunkin Donuts. Our site plan is not set up to have fast food, drive through, on those front outposts.The goal is to have sit down restaurants. 170306_0020 Page 23 of 33 We haven't gotten into the leasing process with those restaurants yet because we have this approval process in front of us. Speaker 13: That's your goal, but I'm saying,you're trying to get the neighborhoods approval or support, and I'm saying you're saying high end, but you're not saying, but we won't take a McDonald's,we won't take a Burger King. Kevin Ratterree: There's a ton of leases out there and we don't know who they are yet- Speaker 13: But you decide who's going to be in the shopping center. Kevin Ratterree: Absolutely. Speaker 13: That's my point. So in the [inaudible 01:09:23] uses, and you say it's going to be high end, maybe it should say,we won't. Tim Hancock: I'm sorry, if I may, I think this is where I come in.This is a zoning process and zoning has certain criteria that it can and cannot apply. In the zoning document, to say that we will not have this brand name is not something that is either typical and may not even be [crosstalk 01:09:49]. So, [inaudible 01:09:51]. [crosstalk 01:09:56] We get into another problem when you say,we don't want a drive through. [inaudible 01:10:00] dry cleaners has a drive through. Panera Bread, do you like Panera bread? Speaker 13: They're like a Target. Tim Hancock: That isn't the question, my question is, do you like Panera Bread? Speaker 13: Yes. Tim Hancock: If they have a drive through, do you like them less? Speaker 13: Yes. Tim Hancock: Because Panera now has drive throughs. So we get into this really strange conversation, so I just want to ... We're dealing with land use right now- Speaker 13: [crosstalk 01:10:21] community and the community know honestly what's going to be there. Tim Hancock: Right, understood,so what I'll tell you is,the way in which we're going to ensure quality is through high end site design at this stage. I have done hundreds, I have not had developers, at this stage, showing the degree of architecture that you see here. Usually it's very speculative at this stage,they don't even know what the buildings are going to look like. I think what you're seeing is the commitment. They even asked to put the elevations in the zoning document and we were told that you can't, but you can make it an exhibit at the hearing, so they're willing to 170306 0020 Page 24 of 33 commit to what you see here, which is high end. I just wanted to kind of give you a framework, there are things we can commit to, and the things in the zoning document are difficult to [inaudible 01:11:13] commit to, so I just don't want it to appear that they're being difficult, we do have [inaudible 01:11:17]. Speaker 13: So what you're saying is, it could end up being a fast food restaurant, right? Kevin Ratterree: The site design of the two pads is not fast food, the site design doesn't show a fast food lane, it shows a sit down restaurant- Speaker 13: [crosstalk 01:11:32] [inaudible 01:11:34]. Kevin Ratterree: Okay. If the center was 100% leased before we started, we already be out of business.That's not how centers operate. The goal, number one, is to get the grocery anchor locked in, and Michael, as I said earlier, before we go through the final approval process, that grocery anchor will be ink. Whether or not they will allow us to say who it is, that's up to them, but one of those four will be ink signed, sealed, and delivered before. Rule number one is getting the high end grocery anchor.Then we start dealing with, now we know who that is, all the other retail guys start to fall in place, all the other restaurant guys start to fall into place. We're not going to lease a center that's going to be crappy little uses because it's just going to be a detraction from what we're trying to accomplish,which is to have a high end center. I understand your concern, but we wouldn't be doing the detail, and the commitment, and the things that we're doing if we weren't convinced and we know that we're going to get those type of tenants here because we've been getting the calls from the tenants that are interested in coming to the center, already, and we have to tell them, we're not ready and we're not to that stage yet. We have to get to a point where we're farther along in the approval process. Yes, sir? Speaker 16: Yes,when you looked at the traffic pattern, [inaudible 01:12:59]? Kevin Ratterree: I'm sorry. Speaker 16: [crosstalk 01:13:02] Kevin Ratterree: The answer is yes. If you're showing a drive through, you would have to [crosstalk 01:13:08]- Speaker 16: So if you did [crosstalk 01:13:10] drive through, [inaudible 01:13:12]- Kevin Ratterree: Revised traffic. Speaker 16: [crosstalk 01:13:15] 170306_0020 Page 25 of 33 Kevin Ratterree: What was the question? Speaker 16: If the study is based on not a drive through restaurant,then if they did lease to a fast food restaurant, I assume the traffic patterns would increase. Kevin Ratterree: It's use is going to be determined at the [S and P 01:13:38] for transportation,so I wouldn't be able to answer that question until ...That would be something you would be welcome to give me a call, my card is out there, and I can put you in with our transportation [inaudible 01:13:53]. Speaker 16: Okay.Yeah. Kevin Ratterree: [inaudible 01:13:58] showing it on the [SDP 01:14:00],your traffic has to account for it. Jeff Perry: That's that third analysis I was talking about. Kevin Ratterree: Right. Speaker 16: [inaudible 01:14:06] Speaker 17: As far as Saturnia Lakes, on the south and the southeastern [inaudible 01:14:14], it is a [inaudible 01:14:22] space. What is the size of the trees you're putting in there so we can ...That is still fairly close to the homes on those two streets, what is the level of foliage that's going to be there to have kind of a [crosstalk 01:14:38]. Kevin Ratterree: That whole green area right there is set up to be a preserve,so the existing vegetation that's there remains,we just pull out the exotic vegetation,the material that we have to take out, so the existing native vegetation that's there will remain. Speaker 17: Okay. Preserves don't last forever, is there something [inaudible 01:14:57] with the regular PUD,you can't plant in there unless you get special permission and everything. If that dissipates or goes away, [crosstalk 01:15:07] Kevin Ratterree: We can certainly- Tim Hancock: Yeah. Once something is designed a native preserve,fire county standards require that all three strata be present,ground cover, mid story, and canopy. If over the course of time one of those strata were to be adversely impacted,for whatever reason,you have to replant. So yes, ma'am,the [crosstalk 01:15:31]. Speaker 17: So now we can set our camp is 60 feet, is that what those trees are out there now or what? [crosstalk 01:15:38] 170306_0020 Page 26 of 33 Tim Hancock: Most of what you see there that are on canopy are pines and their canopy can start as low as 15 or 20 feet and go up to 60 or more. So yes,that's what I would call canopy in that area.The mid story in there is also a place that is very thick as well. Then the one thing you don't see in that is, on the back side of that, across the lake, we also will have some buffering there as well. So we'll be doing even more than what would be ...This one doesn't quite show it, that southeast corner, actually the lake shape is a little bit different,we have it cut at an angle to allow for more native vegetation there closer to the residences. Speaker 17: And there'll be additional plantings that you put in there? Tim Hancock: [crosstalk 01:16:21] What's there has done a great job over the last century. Speaker 17: Yeah. Tim Hancock: So we want to leave as much of that as we can. Speaker 17: That's what I was concerned about. The other thing that I do want to say to people in here, I've known Kevin and dealt with Kevin and GL Homes for the last six years, and they are [inaudible 01:16:39] Saturnia and they are people with integrity and they stand behind their word. They're not going to sell [inaudible 01:16:46] because they still want to build in Naples and I know they've got other property down on Immokalee,they're not going to shaft people in the neighborhood. They're here to be a partner and I applaud them for it.They stand0 behind their word and [inaudible 01:17:03]. Kevin Ratterree: I think that's the first time I've heard that kind of testimonial in 27 years.Thank you. Speaker 17: Thank you. Kevin Ratterree: I take back all the other [inaudible 01:17:14].Yes, ma'am? Speaker 18: We've all seen developments and construction projects that have failed in these last few years, I'm thinking Vanderbilt Galleria, but what you can tell us about this one that we can have confidence? Building on your point here that that's not going to be happening here. Kevin Ratterree: So the primary driver of the shopping center being the grocery, they typically like to locate with about 10,000 residents at a minimum.So if you take this broad area, east of 75, up to [Veneta 01:17:50] Beach, south of Vanderbilt, eat to wherever you want to go,you have on Publix [inaudible 01:17:58] area. So, most people [crosstalk 01:18:02]. West of 75. Most people don't like to deal with the interchange, most people feel that's a natural buffer, but if you add up the amount of residential units now and in the future,there's a significant need for more grocers. Obviously that debatable, how far you want to drive, where you want to drive, and what store you want to go to, but in that general vicinity 170306 0020 Page 27 of 33 there's one primary grocery story in Collier county.So we've had a significant amount of interest from multiple grocers, as I said, one of those four,we could probably swap out most of them for interest level. So we think that that would be the driving force of the shopping center. Most shopping centers feed off of the grocery store. If you look at this overall market as a whole, it's probably 98% leased, it's very,very vacancy.Anywhere you go on Immokalee, especially the Publix, both public centers, [inaudible 01:19:04],so we feel good about the market from the demand side. Tim Hancock: The other thing you mentioned is you mentioned Galleria shops. I want to point something out to you. After Gallerias shops at the ... Are familiar with the intersection at [inaudible 01:19:18] and [inaudible 01:19:19] road? Speaker 18: Mm-hmm (affirmative). Tim Hancock: On that southeast corner,that center struggled.The reason it struggled was, when I originally designed it, it looked like this. Somebody took it, and what they did was,to maximize the square footage they started putting buildings in front of buildings, in front of buildings. If you've ever been in there,you notice you can stand in front of retail shopping, you can't see anything but the building? Speaker 18: Mm-hmm (affirmative). Tim Hancock: So because of the high intensity of square footage per acre, and poor visibility, who wants to put their business money in there when they can go somewhere that has got great visibility? When GL first brought this project to me, I looked at 18 acres and thought, "Oh,they're going to be building about 150,000 square feet." It's 100,000 square feet.What you get with this lesser square footage is, you get view windows, openings, a sense of air and light, these are the things that help centers sustain and maintain a high rent such as what [inaudible 01:20:15] are looking for. I don't want to Kevin's economics, but I can tell you, the lower intensity of this,the less square footage, is a premium development. So the one you sited specifically suffered from just the opposite. So from a planning standpoint,that's something I see as being significantly different about this project. Kevin Ratterree: Yes, ma'am. Speaker 19: Yeah, I might have missed this at the beginning. On the traffic flow questions, first question is,at what time was that traffic flow,what month of the year was that done? Number one. Number two, I know you sort of compartmentalized the area of your traffic flow, however,our [inaudible 01:20:59] between Collier and [inaudible 01:21:02] going in where the Oaks Farms and that sort of tricky traffic signal and what's going to be happening there, we're already jammed up and can't even turn out of Logan sometimes through a whole light because they're in the middle of the road, and you say, "Well that's people, they're not driving right," but this is a very significant thing already.We're adding another one, and 170306_0020 Page 28 of 33 for a two lane road that can never be anything but a two lane road,for all the community, [inaudible 01:21:31] Riverstone,that poses a potential jam up on what we already have. Jeff Perry: Well to answer you first question,the traffic numbers that I displayed there were peak seasonal, daily volumes ... I'm sorry, peak season, peak hour volumes in each direction. So those are,for lack of a better term,the worst traffic of the year, basically, going in the morning peak hours and in the afternoon peak hours. Some roads have midday peaks,typically there's a high peak in the morning and a high peak ... Especially on a commuter route like Immokalee road, serves a tremendous amount of development, residents, east of Collier, east of here certainly, and east of Collier, that are traveling inbound to get to 1-75 or to get into Naples or to take other routes. There will be some improvement as the network expands, as construction on 951 south of[inaudible 01:22:36] road, all the way down to Green Boulevard, once that's completed, a lot of people are diverting, so there's ...Traffic sort of seeks its own level. In this particular instance, keep in mind that we're not adding a significant amount of new traffic during these worst hours of the day.That we're talking about if the number was 126 or 130, it's about two vehicles per minute, one every 30 seconds, leaving the driveway. You could sit here for a minute, or 30 seconds and say, "Oh,there goes another car," and 30 seconds from now we could say, "There goes another car."We're not talking about a significant amount of traffic here. We're talking about a lot less traffic than had previously been proposed for this particular site. The type of use we have here is the perfect type of use for this particular location.This is use is absent anywhere between 1-75 and 951. Kevin Ratterree: Jeff,to add on to something you said earlier, regardless of whether this project moves forward or not, isn't the county doing a study on Immokalee at those points right now? Jeff Perry: Right. Kevin Ratterree: To look at improvements and modifications, and this project will be, if it goes forward,will be a part of some of those improvements [crosstalk 01:23:55] - Jeff Perry: Right.The county understand that there's problems on this particular roadway, starting at 1-75, even west of 1-75, and they will look at these individual intersections,try to figure out what needs to be done, we've given them some hints in our analysis as to what we think needs to be done to solve their problem, the existing problem that needs to be corrected. If there is contribution that has to be made by this developer, or another developer, impact fees are paid by developers, whether they're commercial or residential,to add capacity to the roadway system. So all of these kind of things are in play. Doesn't help you tonight or tomorrow morning when you try to get out of your driveway,to get 170306_0020 Page 29 of 33 out onto the roadway,you're still dealing with all of that background traffic that is not associated with this particular project. Fortunately,we're not adding a significant amount of traffic to the travel street, and part of the traffic that we are capturing here is already on the roadway. It's you driving past this intersection, on your way home you stop to go to the grocery store or stop for happy hour, or whatever you want to do,this is the place where you would be able to do that without having to go all the way to 951 and turn around, and go all the way back down Saturnia Lakes to go into your development. Speaker 19: So for the [inaudible 01:25:17] this is not part of the traffic statement [crosstalk 01:25:20]- Jeff Perry: We did not have to- Speaker 19: [crosstalk 01:25:20] Jeff Perry: No, we did not have to go beyond 1-75 to look at the traffic impacts. Speaker 19: And that's [inaudible 01:25:28]. But you're not hitting the traffic that you got [inaudible 01:25:31]for dinner.You got that with your dinner,you go [inaudible 01:25:35]. [inaudible 01:25:37] that traffic that's on the other side of 1-75?To me, [inaudible 01:25:40] go to dinner here than the traffic going out that way. [crosstalk 01:25:45] Jeff Perry: Yes, sir? Speaker 20: Yeah, I wondering if you had considered a site design that included a parking garage?The reason I ask is that with a parking garage,you wouldn't need so much of the site dedicated to parking and impermeable asphalt and paved over surfaces that require large water retention areas, a lot of run off, and parking lots are not exactly pedestrian friendly either. I mean,two of the six buildings in the site design are adjacent to each other,they do not require crossing a parking lot, but the other four buildings are surrounded by parking lots and require walking across a parking lot to get to them. Jeff Perry: It's not economically viable typically for a shopping center to put a parking garage in a situation like this. We're already pretty under density as these guys alluded to with our square footage.We're trying to make parking be convenient for all the uses. So we do have those uses and we do have parking accessible to all those buildings, and to not be a parking disaster as I think the Galleria may have been. Speaker 20: Yeah. 170306 0020 Page 30 of 33 Jeff Perry: We're balancing the economics of the project along with convenient parking in close proximity- Speaker 20: Yeah. I just like to add quickly that one of the things that people like about a place like Mercado's, as someone else was saying earlier, is that it's walkable, it's not a strip mall with giant parking lots,that's why people like going there, walking around, saying things that [inaudible 01:27:33]. Makes it more of a destination rather than just a shopping center where you drive to and [crosstalk 01:27:40]. Jeff Perry: Mercado's a great project, no doubt about it, but it's a totally different animal than this from the density,and the masses that they have.This is a suburban shopping center with surface parking. We are taking that and trying to take it to the other level where it is a destination with higher end restaurants,with an upper end grocer, but it is still a suburban shopping center that is balancing parking needs. Kevin Ratterree: I kind of joke,this is kind of like Mercado and a public shopping center having a baby. You've got a little bit of both in there. Speaker 20: Yeah, exactly. [crosstalk 01:28:20] Kevin Ratterree: Doesn't it? Speaker 20: p [crosstalk 01:28:21] a strip mall. Kevin Ratterree: Yeah, it doesn't, it's a different design.The truth is, Mercado's require a huge number of rooftops within their proximity plus a resort [inaudible 01:28:32].You can't drop a Mercado in the middle of suburbia and be successful. I've watched it happen and fail in a lot of[inaudible 01:28:42]. So you have to be ...The demographics have to match a project and I think that's [crosstalk 01:28:45]. Speaker 21: A couple questions for the folks, particular in Oaks. We've worked really hard in the last 15, 18 years to make sure none of our streets got connected to Logan boulevard. So first question is, no connectivity to Logan for those streets, particular Autumn Oaks, Hidden Oaks,Golden Oaks, and- Kevin Ratterree: We're not proposing any changes to access on our western [crosstalk 01:29:09]- Speaker 21: Second part,the Logan interchange there,you're not proposing a light at this time, at all,at that in/out on Logan? Kevin Ratterree: No,we don't think we're going to meet the spatial separation to even have a light, it's going to be too close. Speaker 21: Okay, and last question on that, again,for that last stretch there, once it gets the site plan approval and everything,we would be particularly concerned about 170306_0020 Page 31 of 33 rte. some screening and other buffers as much as possible because Autumn, Hidden, `iwo"' and Golden are ones that are exposed most to Logan and uses along here. Kevin Ratterree: I'm happy to have a conversation with you about that.There's two ways you can skin a cat, sorry for that analogy, I don't have a cat. Speaker 21: Or you wouldn't have said that. Kevin Ratterree: Obviously,visibility is important for a shopping center,you want people to kind of be able to see it. It may be something we can do, some landscaping on your side- Speaker 21: Okay. Kevin Ratterree: Of the lines, so to speak, but that would be the other way to skin the cat. Speaker 21: Gotcha. Kevin Ratterree: Yes, ma'am? Speaker 22: Nobody has mentioned this, but I've refrained from [inaudible 01:30:18] Old Cypress, and she is just delighted with the fact that she could probably be able to walk. Kevin Ratterree: Or ride a bike. Speaker 22: Or ride a bike. [crosstalk 01:30:30] Kevin Ratterree: Ma'am. Speaker 23: Nobody thinks ever thinks about the pedestrian that's walking in those parking lots. I saw one of your photographs where you had a wide walkway with [inaudible 01:30:48] either side,that would be great.You could walk on the walkways instead of dodging cars that are backing up. Kevin Ratterree: Right. [crosstalk 01:30:59] Speaker 23: Yeah. Kevin Ratterree: That's designed to be a walkway that connects here, all the way to here- Speaker 23: Yeah. Kevin Ratterree: And the only place that you have breaks in that walkway is that connection right there,that's that [inaudible 01:31:10] there, and then obviously the drive over here.The whole purpose of that is to give you a safe place to be able to walk from one side to the other only crossing the street twice. Yes, ma'am? 170306_0020 Page 32 of 33 Speaker 24: When I bought my home in Riverstone, I was very happy that there is a large preserve. I was told that that is because of the migration of the birds,that it's very important environmentally. I was just wondering if you had enough of a preserve area.You have all this asphalt that [inaudible 01:31:43]water,the groundwater supply, and I just think that Collier County needs to be more understanding of these preserve for the future generations more of land for the animals and for the water supply. Kevin Ratterree: What I would say to you, I am the last person you should direct that question to because if you look at the design of Riverstone and you look at the design of Stone Creek, about a third of each of those properties was set aside for low light and for preservation.So we have spent a considerable amount of our development area, in Collier county,setting up additional preserve area.What you see here complies with the Collier County code, it complies with all the standards that we're required to do, but as a developer, I think those two projects alone give you the idea of the commitment that we made to participate in those low [inaudible 01:32:51] concepts and preservation of that area.That's a lot of property that we gave up, developable property,for those preservation areas. So realize that I'm the last person because I get a lot of heat from my corporate office about the amount of land we had to set aside for environmental purpose and we did exactly that. Speaker 24: Is that what's required?Are you just doing what's required?Are you doing any more than what's required? Kevin Ratterree: On this site,we're doing what's required in terms of preservation, correct. Off site purchase, [inaudible 01:33:20]. Tim Hancock: We've been at this for 90 minutes, I promised when we started that I would try my best to get you back where you want to be, home.There are my business cards and [inaudible 01:33:35] business cards out on the table. If you have any questions, please do not hesitate to contact any of us. We want to be conduits of information for you. On behalf of GL and everyone present,we want to thank you very much for your time tonight. 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Y�C+„r•'�',; ,:£` "'R1.7�'�i..i` �,�`4�':� i'£i...'�I'7���.1����^. w. .s a RESOLUTION NO. 17- g 7 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AMENDMENT TO ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN, MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT, TO URBAN, COMMERCIAL DISTRICT, LOGAN BOULEVARD/IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT TO ALLOW A MAXIMUM OF 100,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED BY RIGHT AND BY CONDITIONAL USE IN THE C-4, GENERAL COMMERCIAL, ZONING DISTRICT, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORDIA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF.THE INTERSECTION OF IMMOKALEE ROAD AND LOGAN BOULEVARD IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING OF 18.6± ACRES. [PL20160001100] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Immokalee Road Associates, LLC, requested an amendment to the Future Land Use Element and Future Land Use Map and Map Series to redesignate lands to the Urban, Commercial District, Logan Boulevard/Immokalee Road Commercial Infill Subdistrict; and WHEREAS, on April 6, 2017, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, on in a q , 2017 the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and [16-CMP-00971/1332622/1] 129 4/12/17 Page 1 of 2 Words underlined are added,words struck through have been deleted. WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority this +y-` day of 0 M� , 2017. ATTEST: BOA D tali OUNTY COMMISSIONERS DWIGHT E:4BROCK, CLERK COLL,• ' . TY, FLORI P - 0:1-t•-"tuk_' - C-----.. BY: _ 6Th**21."4/11- . peputy Clerk Penny T r, Chai .n Attest as to Chatrnn's Sianatvre n0,r Appr ved as to form and legality: Scott A. Stone, Assistant County Attorney Attachment: Exhibit A-Proposed Text Amendment & Map Amendment 0 [16-CMP-00971] 129 4/12/17 Page 2 of 2 Words underlined are added,words struckugh have been deleted. Cih PL20160001100/CP-2016-2 EXHIBIT "A" FUTURE LAND USE ELEMENT Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** *** ** text break *** *** *** *** ** C. URBAN - COMMERCIAL DISTRICT [Page 11] *** *** *** *** *** text break *** *** *** *** ** 9. Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Infill Subdistrict 11. Orange Blossom/Airport Crossroads Commercial Subdistrict 12. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict *** *** *** *** ***text break *** *** *** *** ** I. URBAN DESIGNATION *** *** *** *** *** text break *** *** *** *** ** C. Urban — Commercial District *** *** *** *** *** text break *** *** *** *** *** Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. A maximum of 100,000 square feet of ross leasable floor area for commercial uses may be allowed, with a maximum of 45,000 square feet of building area for each use. The Subdistrict allows only those uses limited to the following: • Accounting, Auditing, and Bookkeeping services (SIC 8721), • Apparel & accessory stores (SIC 5611 — 5699), • Auto and home supply stores (SIC 5531, except tire dealers, and tire, battery, and accessory dealers — retail), • Banks, credit unions and trusts (SIC 6021 — 6062), • Barber shops (SIC 7241, except for barber schools), • Beauty shops (SIC 7231, except for beauty schools), • Computer and computer software stores (SIC 5734), • Dance studios, schools, and halls (SIC 7911 except dance halls and discotheques), • Drug stores (SIC 5912), • Drycleaninq plants (SIC 7216 non-industrial drycleaning only), 1 Words underlined are added; words struck through are deleted. PL20160001100/CP-2016-2 • Eating places (SIC 5812, except dinner theaters, drive-in restaurants, industrial feeding, and theaters, dinner), • Food stores (SIC 5411 -5499, except Convenience food stores), • Hardware stores (SIC 5251), • Health services, offices and clinics (SIC 8011 -8049), and home health care services (SIC 8082), • Home furniture and furnishings stores (SIC 5712 - 5719), • Household appliance stores (SIC 5722), • Insurance carriers, agents and brokers (SIC 6311-6399, 6411), • Medical equipment rental and leasing (SIC 7352), • Musical instrument stores (SIC 5736), • Paint stores (SIC 5231), • Personal services, miscellaneous (SIC 7299), • Photographic studios, portrait (SIC 7221), • Physical fitness facilities (SIC 7991), • Radio, television and consumer electronics stores (SIC 5731), • Real Estate agents and managers (SIC 6531), • Record and prerecorded tape stores (SIC 5735), • Retail nurseries, lawn and garden supply stores (SIC 5261), • Retail services - miscellaneous (SIC 5921, 5941 - 5949, 5992, 5994 - 5999, except auction rooms, awning shops, building materials, gravestones, hot tubs, monuments, pawn shops, swimming pools, tombstones and whirlpool baths), • Security and commodity brokers, dealers, exchanges and services (SIC 6211, 6282), • Schools and Educational services (SIC 8299 only), and • Wallpaper stores (SIC 5231). The following uses shall not be allowed: • Amusements and recreation services (SIC 7999), • Automotive vehicle and equipment dealers (SIC 5511), • Bowling centers (SIC 7933), • Coin operated amusement devices (SIC 7993), • Drinking places (SIC 5813), • Educational services (SIC 8221 and 8222), • Food stores (SIC 5411, Convenience food stores only), • Gasoline service stations, and other Facilities with fuel pumps (SIC 5541), • General merchandise stores (SIC 5331 - 5399, including warehouse clubs), • Homeless shelters, • Hospitals (SIC groups 0062 - 8069), 2 Words underlined are added; words struck through are deleted. PL20160001100/C P-2016-2 • Medical laboratories (SIC 8071), • Membership sports and recreation clubs (SIC 7997), • Motion picture theaters (SIC 7832), • Social Services (SIC 8322 — 8399), • Theatrical producers and miscellaneous theatrical services (SIC 7922), • Used merchandise stores (SIC 5932), and • Vocational schools (SIC 8243 — 8249). *** *** *** *** *** text break *** *** *** *** *** FUTURE LAND USE MAP SERIES [Page 144] *** *** *** *** *** text break *** *** *** *** *** Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis— Radio Commercial Subdistrict Map Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map 3 Words underlined are added; words struck through are deleted. (.iv EXHIBIT A PETITION PL20160001100/ CP-2016-2 LOGAN BLVD./IMMOKALEE RD. COMMERCIAL INFILL SUBDISTRICT 0. COLLIER COUNTY, FLORIDA TOlt : 004 "4 till Al" i i i iii 0 ,_____ 'O.' a Y-\-- it 0 „mph, Nil �� /4- /<<j ��1 00 ri 010 **41,4 ,, union mit 4 s 1 1' minino6._ moi0# otr110 I iiiiiiiirv �•im 414il 141 IT iiiiiiinik Immokae RD - SUBJECT —`- SITE PL2016-1100/CP-2016-21 OA I , t I v., E ! � % 1 WO WI i H , , 11 1 , 1 ;10. ) , rr1 _ 1 I 1 1 I 1 I4,„„4, 1 0. 4,1«. f .. 1 ! 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N __------ r i M� 1.1 C I, o - LL _ W ID a (t.© ,:e-s 3 Ci 1� l � i'!'1, t} P 1 TARS 1 Td7R i TARS 1 TARS I TROS I 7515 I T52S 1 T53S I 4 ? ap1rE1 BIaiLu IIIcrw NaplesNews.com Published Daily Naples,FL 34110 Affidavit of Publication State of Florida Counties of Collier and Lee Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida;distributed in Collier and Lee counties of Florida;that the attached copy of the advertising was published in said newspaper on dates listed.Affiant further says that the said Naples Daily News is a newspaper published at Na- ples,in said Collier County, Florida,and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida,for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Customer Ad Number Copyline P.O.# BCC/COMPREHENSIVE PLANNING DEV 1794116 CP-2016-2 PL2016000110D 4500176563 Pub Dates October 27,2017 afitztt 6ViVa'-1 (Sign ture of affiant) : mac€ Sworn to and subscribed before ommission/ This October 27,2017 I:.. Mrc .Eli)4n,2Oi i4, cuid g ‘ ) r)OifYler (Signature of affiant) 6A Friday,October 27,2017 Naples Daily News 1 /() /1pJ/j/r`/'��,.�y. (j) R 11'4 n_.� ,�' i)•M1 4� yAl fs, { A eh'o rK/ e nellll�ll "'� 4 • r', T A. Stop in and see our extensive selection of �A4 if # .a Traditional and Contemporary Hand-Knotted Rugs x - e 4 t '. AIi's OrientalRugs,Inc, 0 �- r 'r'; •R::� -1 tRy:- �� Best Prices in Naples! w �� _ •6'�. Big Selection! f �fr r - ' Entire Inventory ' _ 60 to 75%off! _ ► Professional Consulting Mayor Bob Bockhorn.tenterright addresses members of the Tampa Police Department Wednesday while Interim Police Chief Appraisals and Cleaning .�Viii Brian Dugan,right looks on during a roll call and press conference at Giddens Park in the Seminole Heights neighborhood in Tampa&althorn told police officers looking for a suspect in three fatal and apparently random shootings in the neighborhood • 6250 SHIRLEY ST.'d- to hunt him down and-bring his head to mer PAea EL,AnGorn-ION S TAMPA Bar.,.15,AP t #505 NAPLES Mo Ciam New video released in hunt for o.pe,San by pco st'0 Spm. 42.&Sun by tApFOincment suspect in 3 fatal shootigs 239.254.0166n ASSOCIATED mess shot on Oct.9.Two days later Mon- afterward to reporters, detailing GET UP OFF YOUR KNEES ica Hoffa,32,was gunned down. the work that's been done but offer- TAMPA - Florida police on And on Oct.19,Anthony Naiboa,20, ing no new details in the unsolved MAKE YOUR LIFE EASIER loin GET ORGANIZED WITH Thursday released a new surveil- was shot after taking the wrong bus killings. lance video in the hunt fora suspect home from his new job.Police pa- All three victims, who didn't CUSTOM.. BUILT 6 1't T in three fatal and apparently ran- trolling in the neighborhood actual- know each other,rode the bus and 4J E.1' dom shootings.idly scene the gunshots and rushed to the were alone when they were shot on PULL-OUT '� I O(/ SHELVING}/1 The video was taken the night of the scene to find Naiboa dead. the street,authorities said.None of (' (O U ` gfYYll+i6g, the first shooting in Tampa.It shows Tampa's mayor told police offi- the victims was robbed a person in a hooded top running cers this week to hunt the suspect Over the past few weeks,Tampa And Creative Storage Solutions For Your away from the neighborhood within down and"bring his head to me." Electric Co.and public works teams Existing Cabinets,Closets,or Nook&Cranny. seconds of the slaying. News outlets report that Tampa have been cutting foliage,boarding Interim Tampa Police Chief Bri- Mayor Bob Bockhorn addressed up vacant buildings and replaced .' ' -"'alit"'T : ..1:- an i„ an Dugan played the video Thum the officers Wednesday afternoon burnt-out street lights in the area, :-., & re"w;a.., day,saying that detectives want to during a roll tall in the Seminole the mayor said. ,I O teO»acA* w.,e waaf talk tothe"person of interest"in the Heights neighborhood where two "We're going to shine a very, .�le ,.Dovetail hunts(no stapled video. At one point, the person men and one woman have been very bright light on this commute- iF, >1n-bottoms trot Si seems to be holding an object.The gunned down while walking since ty,"Bockhorn said. person in the video is similar to Oct.9. Police have asked residents to l t •0ur.bd dear loose someone in an earlier video re- "Bring his head to me,all right?" keep porch lights on in the neigh- `i, Ne memn,k,e leased by officers—only in the lat- Bockhorn said. "Let's go get it boyhood at night. est video,the figure is seen running done" The chief promised nervous par- extension Eau besting rude. in long strides down a street. Bockhorn and interim police ents that the community will be safe f mount or owlet moat wane "I've come up with four reasons Chief Brian Dugan told the officers for Halloween next week. iirkae0''Ts en sClose Feature why this person is running,"Dugan they've brought"a sense of calm- "I'm gonna go out there,"he said. x GMwatf6MaF1Nl'anfieau said."One,they maybe late for - nen"to the terrorized neighbor- "I'll be personally on patrol,and you - ;i T^,. ':deer,itonsuarslame aiNinstsh Der.Two,they're out exercising- hood near downtown Tampa.Then, know what?If somebody wants to ,,,,ecACAwarae,encn> Opan Monday-s+Naiiy Three,they heard gunshots.And officers headed out by patrol car,bi- walk with me,they can walk with number four,they just murdered cycle and on foot to resume patrols. me.I'll walk with their family and �_'t li. ' I WRiL 41.1239-785-3220iWJ) Qit Benjamin Mitchell." The Tampa Bay Times reports get candy with them.I might even Mitchell,22,was the first person the mayor and police chief talked take some of their candy." 0 NOTICE OF PUBLIC HEARING NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER Notice is hereby given that the Collier County Planing Commission will hold a public meeting on November 16,2017 commencing at 9110 A.M.in the Board of County ORDINANCE(S) Commissioners Chamber.Third-Floor,County Government Cerner,3,299 Tamiami Trail Notice is henaby given that the Collet County Pinning Cemmier°n win hold a pudic meeting on East.Naples.FL November 16,2017 commencing at WOO 0.M,in the Board of County Coomnissiorws Chamber,Third The PuY Floor,County Government Center,3299 T ami Tree Last Naples.FL pose of the hearing is to consider: The purpose of the hewing a to<Onside, A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING ANORDNANNOPITIEBOARDOECOANTICOMMISSIOSERSOFCCILLIIRCOENTY,FLORIDAaoRVDIRcmUMrAUE AMENDMENT TOME COLLIER(YRM1Y GROWTH MANAGEMENT PLAN,ORDINANCE N0.0e45,AS AMENDED.THE COLLIER COUNTY GROWTH MMNAGLMENT PLAY FOR THE l NNCOaPOLaitD ARG Es-a5,AS AMENDED,SPEDFIC.ALLY AMENDING THE FUTURE LAND USE ELEMENT OF COLLIER MINN FLORIDA.spsctesCaLLT AMENDING THE R-n'en LAND LSE ELEMENT AND FUTURE LAND LND MAP SERIES TO REMOVE Tilt GOOFDLETTElPLNE RIDGE COMMERCIAL USE MIP AND MAP SERIES Rl'CHANCING T e DESIGNATION Of PROPERTY Most ARRAN MIRED NE DISIRKr. lRea,RESIDES DAL StOPI most TO LIMON EIM MRaCla,oes9MICG LOCA.eol,taLiaonoaoau[s ROAD INFILL SI apOTRltT FROM TILE URBAN COMMERCIAL DATER-It AND TO ADD THE COMMERCIAL INfRL Sl10DTRICr TO ALLOW A MAXIMUM OE INNS KHAN NET OFcBcasLEasaaLI GROSS 1 05 GOOIN,ETTIMPINR RIDGE MIXED-USE Sti1DISTRICI'Ttl 717E URBAN MIEEDUSE AREA POISPECINC COMMLNIAL NM AND RIRMIEaMOaa RECOMMRNNNG TRANSMRrAL OP7HR ADOPTED DISTRICT.TO ALLOW LIP TEl 375 MULTI-PALLY RESIDENTIAL DWELLING 10105 AMENDMENT TO TIDE fLORIna DEPARTMENT OF ECONOMIC iMTY;PROD TWIT POR SEYeLaBRITY AND AND 275,110 SQUARE FELT OF GROSS LEASABLE COMMERCIAL DEVELOPMENT, PROYIDocFoe AN tepECnnt DATE.THE St15RCr PM/PER S a LOCATED OV THENI'naeor CORNER OTiHE INTEAND tlnlTiIERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT 11)THE INTERSECTION Of IMMORAILE ROAD AND LOGAN BOULEVARD IN 15(1105 a,TOWNSHIP a SOTS RANGE 26 EAST.CONStsniG OF ISM ACRES.IPLIIIIMOitNf FLORIDA DEPARTMENT OF ECONOMIC IWPORTt1i1TY.THE SUBJECT PROPERTY IS Ti ACRES AND LOCATED AT THE NORTHEAST QUADRANT OF PINE RIDGE ROAD AND s GOODLETTE-PRONE ROAD IN SECTION 111,TOWNSHIP 49 SOUTH,RANGE 25 EAST ANORDoaeCEOFTHEaOsRDOFCOlhnrCYMLMiwEMERSOPCOLLDLCOcn1tFLOMWAMENMNGORDLNANCL COLLIER COI'soy,FLORIDA.IPLJOIMM23411I NOOSeS 2N441.AS AMENDER TIN COLLIER COUNTY LAND DEVELOPMENT CODE,0101(01 EtTARLINHED THE C11MPReALNMVE TAMING REGULATORS ORS HIR TILE INIMORCOLITED.AREA OF COLLIER 15070 T.FLORIDA.BY ARENDLNC ITN APPROPaIaTE nONING A'MN MAP OR MAP5 it cHANCDic let 00N1'lE cu IFICATtos OFTTIE 1 R HEREL 06CR19oto RGI PaoPELTY FR01C A at'RAL AIM FOR n'RAL/N ZONtTG DBtRICT TO A COMMERCIAL y PLANNED 10(17 001 v,,Autos 1075'01 7ONttit imps FOR TFIE FEET OF car 1O BE ILNOEN IS TIE LOCO/ a.,-,,,--, D I.N.MOAA[tE CPI O,i0 al lOW A M AOMI'M tM iN,eM Sgl'ARE OF cares LEASABLE 75.001 ARG FOR a ITCOF1C COMMF,RfAL INS,FOR PROMPT,'LOCATED 0M THE 510 THEAST CORNER OF CMMOtALFL ROOD AND 8ri LOGAN Pot LEI:ARD.IN SECTION7t1DAANNII1'taMe'oL RANGE MELNErowCetoli'\n.NORIDAronsonse sE OFN631[1'5;AND CIT prom%AN EEFtCTWE DATE IPLtO .MMTIO SEAGATE Co l Pelt noon ND mo1ah°oto All interested parties are invited to appear and be heard. Copies of Use proposed RESOLUTION will be made available for Inspection at the GMD Zoning Division, o S Comprehensive Planning Section,2800 N.Horseshoe Dr.,Naples,between the hours of 8:00 A.M.and 5:00 P.M.,Monday through Friday.Furthermore,the materials will be o '` made available for inspection at the Colter County Clerk's Office,fourth floor,Collier t\\\\\U 5 o County Government Center,3299 East Tamiami Trail,suite 401 Naples,one week o A prior to the scheduled hearing.Any questions pertaining to the documents should 1 V be directed to the GMD Zoning Division,Comprehensive Planning Section,Written comments filed with the Clerk to the Board's Office prior to November 16,2017.will Al interested parties aro invited to appear and be herd. Copies of the proposed OROINANCEts) be read and considered at the public hearing. wig be made available for inspection at the GMD Zoning Division.Comprehensive Planning Sectio, 2800 N.Horseshoe Or,Maples,between the hours of 9.00 A.M.and 500 P.M..Monday through Friday. H a person decides to appeal any decision made by the Collier County Planning Furthermore.the materiels will be made available for,remotion at the Caw County ark's Office,fourth ComnMasion with respect to any matter considered at such meeting or hearing.he will floor.Coder County Government Canter,3289 East Tamiami Trac.surd 401 Naples,one weak prior to the need a record of that proceeding,and for such purpose he may need to ensure that a scheduled hearing.My quesDons pertaining to the documents should be directed to the GAM Zoning verbatim record of theoceedin s is made,which record includes the testimonyand Division.Comprehensive Planning Section.Written comments aged web the ark to lea Board's Office Pr 9 prior to November 18,2017 WE be read and considered at the public heaing. evidence upon which the appeal ie to be based. H a person decides to appeal any decision made by the Collier County Mooning Commission With respect to any matter considered at such meeting or hearing,he w6 need a record of that proceeding. H you are a person with a disability who needs any accommodation in order to0 and for such purpose he may reed to ensure that a verbatim record of the prsoeedirgy is Dade.which participate in this proceeding,you are entitled,at no Cost to you,to the provision of record iroludas the testimony and evidence upon which the appeal is to be based certain assistance.Please contact the Collier County Facilities Management Division, If you area person wah a disabsny a.,o needs any accommodation m order to participate in this located at 3335 Tamiami Trac East,Suite 101.Naples,FL 34172-5358,(239)262- proceearg,you re entitled,r no cost to you,to the provision of certain assistance.Plaine contact Ilse 8380.at least two days prior to the meeting.Assisted listening devices for the hearing Cola County Faoigees Management Division,located at 3335 T rni Tref East,Guile 101,Naples.FL impaired are available in the Board of County Commissioners Office. 34112-5356.0301 252-8380,ar least two days prior to the meeting.Assisted listening devices for the heanti impaired are available in the Boad of County Commissioners Once. Mark P Strain,Chairman Mrk P.Goan,Charman Collier County Planning Commission Coder County Planning Commission October-27,2017 ND-rrnart6 October 27,2017 ND-1792896 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCE(S) Notice is hereby given that the Collier County Planning Commission will hold a public meeting on November 16,2017 commencing at 9:00 A.M.in the Board of County Commissioners Chamber,Third Floor,County Government Center,3299 Tamiami Trail East,Naples,FL. The purpose of the hearing is to consider: AN ORDINANCE OFTHE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDAAMENDING ORDINANCE NO.89-05,AS AMENDED,THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA,SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT,TO URBAN COMMERCIAL DISTRICT,LOGAN BOULEVARD/IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT TO ALLOW A MAXIMUM OF 100,000 SQUARE FEET OF GROSS LEASABLE FLOOR AREA FOR SPECIFIC COMMERCIAL USES;AND FURTHERMORE,RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY;PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE.THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF IMMOKALEE ROAD AND LOGAN BOULEVARD IN SECTION 28,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 18.6±ACRES. [PL20160001100J AN ORDINANCE OFTHE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDAAMENDING ORDINANCE NUMBER 2004-41,AS AMENDED,THE COLLIER COUNTY LAND DEVELOPMENT CODE,WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA,BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL(A)ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT(CPUD)ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE LOGAN/ IMMOKALEE CPUD,TO ALLOW A MAXIMUM OF 100,000 SQUARE FEET OF GROSS LEASABLE FLOOR AREA FOR SPECIFIC COMMERCIAL USES,FOR PROPERTY LOCATED ON THE SOUTHEAST CORNER OF IMMOKALEE ROAD AND LOGAN BOULEVARD,IN SECTION 28,TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA,CONSISTING OF 18.6±ACRES;AND BY PROVIDING AN EFFECTIVE DATE.[PL20160001089J. PROJECT LOCATION I-f75 Immokalee RD 17 . o n m ° com 0 0 o z All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE(S) will be made available for inspection at the GMD Zoning Division, Comprehensive Planning Section, 2800 N.Horseshoe Dr.,Naples,between the hours of 8:00 A.M.and 5:00 P.M.,Monday through Friday. Furthermore,the materials will be made available for inspection at the Collier County Clerk's Office,fourth floor,Collier County Government Center,3299 East Tamiami Trail,suite 401 Naples,one week prior to the scheduled hearing.Any questions pertaining to the documents should be directed to the GMD Zoning Division,Comprehensive Planning Section.Written comments filed with the Clerk to the Board's Office prior to November 16,2017 will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any matter considered at such meeting or hearing,he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding,you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Division,located at 3335 Tamiami Trail East,Suite 101,Naples,FL 34112-5356,(239)252-8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Mark P.Strain,Chairman Collier County Planning Commission October 27,2017 ND-1794116 0 PROOF O.K.BY: 0 O.K.WITH CORRECTIONS BY: LEASE READ CAREFULLY•SUBMIT CORRECTIONS ONLINE ADVERTISER:BCC_COMPREHENSIVE PLANNI PROOF CREATED AT: 10/18/2017 2:55 PM SALES PERSON: Ivonne Gori PROOF DUE:- PUBLICATION:ND-DAILY NEXT RUN DATE: 10/27/17 ND-1794116.INDD SIZE:3 col X 9.25 in rsfv - a , J "� i .e« k o ... • j Notice is hereby phren that the ; = III hold ng on November 16,2017 contra a I1, , .mmjssioners C bo;Thin- Floor,County Government The purpose of,the hearing is to consider: or 4a t 33°' t' f i+, a 46 VI' t ▪ t as ark 1 a onewicE NO. D , i a� t s a ; �• t� t Y a � ix i t a,ii� i YX1dir illrAgailik 0<,! 31 , 4 11 .ii;, a iiI i fa. D USE MAP ANDD B a a t i i s s� o i 16t$+ T+ URBAN H,d'tvi tij f)•w � a t qMi6 L!„.$1., COMMERt3A71€i I isa V s a ar i r_ i i Y;a r R AREA FOR at -tet,*u. a Iia int t•0$ `II,: s iI ApeernD AMEND N t rrai is fl ' as t. i #;66 „6:4;',..„ - tie i *YERAiaITYAND PROP I r [ f+ CII E DATE.70-$,,4[1 18 P OP RTY' I OCi ED ON * , CORNER OF THE INT�IIOWO 4IOKALEE ROAD ANWLO IN BOULEVARD IN SECTION 28,TO' a,a a' 48 SOUTH,RANGE 26 EAST,CONSISTING OF 18..6±ACRES.IPL201600611001 AN ORDINANCEOFTHEBOARDOFGYOUNTYCOMMISSIONERSOECOLLIERCOUNTY, DAAMMENDINGORDINANCE NUMBER 2044-11,AS AMENDED,TIIE COLLIER:COUNTY LAND DEVEIA Ka)a� �'+i,ESTABLISHED TI3E COMPREHENSIVE ZONING REGULATTCHni FORTH {RPO OP V 4 s tO—EINTY;,FLORIDA,BY AMENDING TILE APPROPRIATE.ZOIINGAU S< < '4 r Z 1G IFICATION OF THE HEREIN DESCRIBED REAL PRO TX NiNG DSTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT(C ' sv'a i t a .' TO BE KNOWN AS THE LOGAN! IMMOKALEE CPUD,TO at + i` ;:}'GROSS LEASABLE FLOOR'AREA FOR SP• a g rtia� is ( } i +° i a t'. t $ CORNER OFIMMOKAi: 1DAND. was �i ,t t�; +> s i ti tr �a ,r t) RCOUNTY,FLORII3dA.CONSISTP4 OT�I�4�°={[ .. tix „, """"a .` °� Vi tt s. ANA 4 + PROJECTw5 f t LOCATION RD II All Interested parties are invited to appear and be heard. C of propo ORDINANCES) win be made available for inspection at the GMD-Zoning Dlvisicat,sr • e Planning 2800 N.Horseshoe Dr.,Naples, •the of43.00 A M.ard5.o t through Furthermore,;the materials wilt be mi aVe eforitWeotilon*tits-t�l>t6e 'h)eP410/es Office,forth flaw,Copier County Government Cantata 9299 E rt They, ptaa one week prior to the scheduledAny qquestions'pertdining tci tt e i „,.9-!ft; bGM©'. DIvis orn,,:G et vo;Planning Section.Written-cart_ � `t prior to.November 18,-2017 will be read and considered at`the pablic hearlhg, if a person decides to appeal any decision made by the Copier County Pleree ag Cannntl felon With g respect to any matter considered at such meeting or hearing,he win need a related of that.irceedng. and for such purpose,he may need to ensure that a verbatim record of the ngeIs which record Indudes the testinteny and evidence upon which the above fito be:based If you are a person with a disability who needs anydat on pit n44'participate in this procoeding,you are entitled,at no cost to you,to tit”,pr Again ..` " r 'eattact the Collier Facilities Management Division, e 'at 3355 = fi, 1CPI, ,FL 34112-5356, 252-8380,et least two days p for to the ineekiAi-As,sieted astia,Vg devicesfor the hearing impaired are avaIiile:inthe Board of County CorrtmisslotiersOffice. Mark R Strain,Chairman Collier County Planning Commission October 27,2017 ND-1-794116 L ®`.r Agenda Item GI C COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENT LOCATION i(,) PROJECT 1Mvnot�kc RD F i L � 4- C 2016 CYCLE 2 GMP AMENDMENT (ADOPTION HEARING) Project/Petition#PL20160001100/Petition: CP-2016-2 CCPC: November 16, 2017 BCC: December 12, 2017 PL20160002360 Part 2 of 2 Stantec LIST OF EXHIBITS Application to Amend the Growth Management Plan Exhibit A and Supporting Documents List of Subject Properties Exhibit B Disclosure of Interest Exhibit C Application Authorization Agreements Exhibit D Professional Qualifications Exhibit E Proposed GMPA Text Amendment Language Exhibit F Project Location Map Exhibit G Zoning Map Exhibit H Existing Future Land Use Map Exhibit I Proposed Future Land Use Map Exhibit J Proximity to Public Facilities Map Exhibit K Public Utilities Location Map Exhibit L FLUCCS Map Exhibit M FEMA Flood Insurance Rate Map Exhibit N Boundary Survey & Legal Descriptions Exhibit 0 Property Deed Exhibit P Traffic Impact Statement Exhibit Q Public Facilities Impact Analysis Exhibit R Public Utility Availability Letters Exhibit S Historic Resources Impact Assessment Exhibit T Commercial Market Assessment Exhibit U Environmental Assessment Exhibit V Neighborhood Compatibility Analysis Exhibit W Growth Management Plan Consistency Narrative Exhibit X Stantec EXHIBIT "A" APPLICATION TO AMEND THE GROWTH MANAGEMENT PLAN APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER DATE RECEIVED PRE-APPLICATION CONFERENCE DATE DATE SUFFICIENT This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Department, Suite 400, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946). The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant Kevin Ratterree Company_ Immokalee Road Associates, LLC Address 1600 Sawgrass Corporate Parkway, Suite 400 City Sunrise State FL Zip Code 33323 Phone Number (954) 796-4500 Fax Number B. Name of Agent * Tim Hancock/ Bruce Anderson • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Stantec / Cheffy Passidomo, P.A. Address: 5801 Peliocan Bay Blvd Suite 300/821 5th Ave South City Naples / Naples State FL/ FL Zip Code 34108/ 34102 Phone Number 239-649-4040/ 239-261-9300_ Fax Number 239-649-5716 / C. Name of Owner (s) of Record Immokalee Road Associates, LLC Address 1600 Sawcarass Corporate Parkway, Suite 400 City Sunrise State FL Zip Code 33323 Phone Number (954) 796-4500/ Fax Number D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL,Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). 1 Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock See Exhibit C C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE,with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Date of Contract: 2 F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address G. Date subject property acquired (X ) leased ( ): January 2014 & July 2016 Term of lease yrs./mos. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION See Exhibit 0, Boundary Survey and Legal Description B. GENERAL LOCATION 18.6± Acres located on the southeast corner of the intersection of Immokalee Road and Logan Boulevard C. PLANNING COMMUNITY Urban Estates D. TAZ 184 E. SIZE IN ACRES 18.6± Acres F. ZONING: A- Rural Agriculture G. SURROUNDING LAND USE PATTERN: Please refer to Exhibit X, W, Neighborhood Compatibility Analysis H. FUTURE LAND USE MAP DESIGNATION(S) Urban Residential Subdistrict IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Recreation/Open Space Traffic Circulation Sub-Element Mass Transit Sub-Element Aviation Sub-Element Potable Water Sub-Element Sanitary Sewer Sub-Element NGWAR Sub-Element Solid Waste Sub-Element Drainage Sub-Element Capital Improvement Element CCME Element See Exhibit F Future Land Use Element Golden Gate Master Plan Immokalee Master Plan 3 B. AMEND PAGE (S) 11, 49, & 145 OF THE Future Land Use ELEMENT AS FOLLOWS: (Use Strikc through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: The proposed GMP amendment is to create a new commercial land use designation known as the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict. The proposed language is attached as Exhibit F. C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Urban Residential Subdistrict TO Logan Boulevard / Immokalee Road Commercial Infill Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) Add new Subdistrict as #12 on Page 11 Add map at end of the FLUE Map section and include on Page 141 of the FLUE E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Include the proposed new Subdistrict in Future Land Use Element Policy 1.1 B V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"=400'. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE See Exhibit H Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. See Exhibit G Provide most recent aerial of site showing subject boundaries, source, and date. See Exhibit H Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION See Exhibit J Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL See Exhibit V Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE:THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. See Exhibit V Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.),Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT 4 Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-1 1.006(1)(a)7.a, F.A.C.) N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. - Y Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1 1.007, F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: See Exhibit R Potable Water See Exhibit R Sanitary Sewer See Exhibit R _ Arterial & Collector Roads; Name specific road and LOS Immokalee Road - LOS D Logan Boulevard - LOS B See Exhibit R Drainage See Exhibit R Solid Waste See Exhibit R Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. See Exhibit K & L Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. See Exhibit R Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: 5 See EXHIBIT N Flood zone based on Flood Insurance Rate Map data (FIRM). Location of wellfields and cones of influence, if applicable. (Identified on likerwr Collier County Zoning Maps) Traffic Congestion Boundary, if applicable Coastal Management Boundary, if applicable High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION X $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) See Exhibit P Proof of ownership (copy of deed) See Exhibit D Notarized Letter of Authorization if Agent is not the Owner (See attached form) X 1 Original and 5 complete, signed applications with all attachments including • maps, at time of submittal. After sufficiency is completed, 25 copies of the complete application will be required. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1"=400' or at a scale as determined during the pre-application meeting. 6 Stantec EXHIBIT B List of Subject Parcels Parcel ID STR Address Ownership 00195040001 28-48-26 N/A Immokalee Road Associates LLC 00195480001 28-48-26 N/A Immokalee Road Associates LLC 00194880000 28-48-26 N/A Immokalee Road Associates LLC 00195440009 28-48-26 N/A Immokalee Road Associates LLC 00195200003 28-48-26 5470 Hidden Oaks Ln Immokalee Road Associates LLC 00195000009 28-48-26 N/A Immokalee Road Associates LLC 1 November 3, 2017 C Stantec EXHIBIT "C" DISCLOSURE OF. INTEREST C 4%0 ais Stantec 0 EXHIBIT C Disclosure of Interest Immokalee Road Associates, LLC GL Commercial, LLC - 100% Ownership G.L. Commercial, LLC Itzhak Ezratti - 100% Ownership (directly or indirectly) 1 November 2, 2017 Stantec EXHIBIT "D" APPLICATION AUTHORIZATIONS LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Tim Hancock, AICP (Stantec) & R. Bruce Anderson (Cheffy Passidomo) (Name of Agents) to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. Signed: Immokalee Road Associates, LLC Date: G/1 i//6. (Name of Owner(s) of Record) I hereby certify that I have the authority to make the foregoing application, and that the application is true, correct and complete to the best of my knowledge. 1//Cf., S 7 sew Signature of Applicant Alan Font, Vice President Name-Typed or Printed STATE OF FLORIDA COUNTY OF BROWARD 2Sworn to and subscribed before me this g I day of on-e- 20 by 4 1 r ( MY COMMISSION EXPIRES: NotaryPublic I COFFMAN CHOOSE ONE OF THE FOLLOWING: - MY EE 852499 ./'. r BodEXCEL MryarPcuhi 0 ers who is personally known to me, who has produced as identification and did take an Oath did not take and Oath NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." Stantec EXHIBIT "E" PROFESSIONAL QUALIFICATIONS ,-- Stantec Professional Qualifications Cheffy Passidomo, P.A. R. Bruce Anderson Project Attorney Mr. Anderson is a partner in the Cheffy Passidomo, P.A. law firm and has thirty years' private and public sector experience in land use, zoning and environmental law in Southwest Florida. He graduated from Stetson University College of Law and is admitted to practice in Illinois and Florida. Mr. Anderson has an AV rating from the Martindale-Hubbell Law Directory. He has been recognized in "The Best Lawyers in America" for Land Use & Zoning from 2007 - present and was named by them as Land Use and Zoning Law Attorney of the Year for the Naples-Ft. Myers region. Stantec Consulting Services, Inc. Tim Hancock, AICP Senior Associate Mr. Hancock has a Bachelor's Degree in Geography with emphasis in Urban Planning from the University of South Florida and has practiced planning in Southwest Florida since 1990. He has been a member of the American Institute of Certified Planners since 1994. Mr. Hancock has been tendered and accepted as an expert in land planning in cities and counties throughout Florida as well as being tendered as an expert witness in the area of Planning in both State and Federal court proceedings. Josh Philpott, AICP Senior Planner Mr. Philpott has a Bachelor's Degree in Natural Resource Management with a concentration in Urban Planning from Western Carolina University. Mr. Philpott has over 13 years of planning and zoning experience in southwest Florida and has been involved in over 300 zoning applications. Mr. Philpott has been accepted as an expert witness in planning and zoning related issues in multiple jurisdictions in the region. Passarella and Associates, Inc. Shane Johnson Senior Ecologist Shane received a Bachelor of Science degree in Zoology from Southern Illinois University at Carbondale in 1999 and joined Passarella & Associates, Inc. in 2004. Shane's environmental consulting experiences include state, federal, and local wetland jurisdictional determinations and permitting; environmental construction inspections; agency negotiations; presentations for planning, zoning, and board of county commissioner hearings; environmental impact assessments; ecological assessments; listed species surveys, permitting, and relocation; wetland mitigation assessments, design, permitting, monitoring, and construction observations; wetland mitigation banking management, design, permitting and construction observations; and environmental project management. Shane is a Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent and has also completed a FWCC workshop focused on identifying and handling invasive exotic reptiles. He is a member of the Society of Wetland Scientists, Florida Association of Environmental Professionals, and the Southeast Partners in Amphibian and Reptile Conservation. Shane served as President of the Calusa Herpetological Society from 2009-2012. John Burns Real Estate Consulting, LLC. Lesley Deutch Principal Lesley serves as Consulting Principal of John Burns Real Estate Consulting and is based in Florida, bringing more than 20 years of experience in real estate and economic research to the team. Previously, she was Vice President in the Global Real Estate division of Deutsche Bank in New York, where she authored reports on real estate and economic conditions in the major U.S. metropolitan areas, and wrote due diligence reports for RREEF (owned by Deutsche Bank) acquisitions across the country. Lesley also served as Senior Research Manager for Montecito Property Company's Strategic Market Intelligence Group, as well as a Principal of Focus Real Estate Advisors and President of Miles Research, Inc. Ms. Deutch holds a B.S. from the Wharton School and a B.A. in Economics from the University of Pennsylvania. Lesley is a full member of the Urban Land Institute. Kristine Smale Manager Kristine has over twelve years of experience in Residential and Commercial Real Estate and is based in Fort Myers, Florida. Prior to joining John Burns Real Estate Consulting in 2015, Kristine worked for two public home builders providing feasibility studies on current and future communities. She has also performed market and financial analyses on commercial projects throughout the U.S. during her work with several commercial Real Estate Investment Trusts while based in Chicago. Kristine •has a B.B.A. in Finance and Marketing from the University of Iowa. She also has a certificate in Urban Real Estate from the University of Illinois- Chicago. Kristine is a full member of the Urban Land Institute. C Stantec EXHIBIT "F" PROPOSED GMPA TEXT AMENDMENT LANGUAGE C Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. A maximum of 100,000 square feet of gross leasable floor area for commercial uses may be allowed, with a maximum of 45,000 square feet of building area for each use. The Subdistrict allows only those uses limited to the following: • Accounting,Auditing, and Bookeeping services (SIC 8721) • Apparel & accessory stores (SIC 5611 -5699), • Auto and home supply stores (SIC 5531, except tire dealers, and tire, battery, and accessory dealers - retail), • Banks, credit unions and trusts (SIC 6021 -6062), • Barber shops (SIC 7241, except for barber schools), • Beauty shops (SIC 7231, except for beauty schools), • Computer and computer software stores (SIC 5734), • Dance studios, schools, and halls (SIC 7911 except dance halls and discotheques), • Drug stores (SIC 5912), • Drycleaning plants (SIC 7216 non-industrial drycleaning only), • Eating places (SIC 5812), not including dinner theatres, drive-in restaurants, industrial feeding and theatres, dinner, • Food stores (SIC 5411 -5499, except Convenience food stores), • Hardware stores (SIC 5251), • Health services, offices and clinics (SIC 8011 -8049), and home health care services (SIC 8082), 3 • Home furniture and furnishings stores (SIC 5712 - 5719), • Household appliance stores (SIC 5722), • Insurance carriers, agents and brokers (6311-6399, 6411), • Medical equipment rental and leasing (SIC 7352), • Musical instrument stores (SIC 5736), • Paint stores (SIC 5231), • Personal services, miscellaneous (SIC 7299) • Photographic studios, portrait (SIC 7221), • Physical fitness facilities (SIC 7991), • Radio, television and consumer electronics stores (SIC 5731), • Real Estate agents and managers (SIC 6531), • Record and prerecorded tape stores (SIC 5735), • Retail nurseries, lawn and garden supply stores (SIC 5261), • Retail services - miscellaneous (SIC 5921, 5941 - 5949, 5992, 5994 - 5999 except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools, tombstones and whirlpool baths), • Security and commodity brokers, dealers, exchanges and services (SIC 6211, 6282), • Schools and Educational services (SIC 8299 only), and • Wallpaper stores (SIC 5231), • The following uses shall not be allowed: • Amusements and recreation services (SIC 7999), April 6,2017_revl • Automotive vehicle and equipment dealers (SIC 5511), • Bowling centers (SIC 7933), • Coin operated amusement devices (SIC 7993), • Drinking places (SIC 5813), • Educational services (SIC 8221 and 8222), • Food stores (SIC 5411) Convenience food stores only, • Gasoline service stations, and other Facilities with fuel pumps (SIC 5541), • General merchandise stores (SIC 5331 —5399, including warehouse clubs), • Homeless shelters, • Hospitals (SIC groups 8062-8069), • Medical laboratories (SIC 8071), • Membership sports and recreation clubs (SIC 7997), • Motion Picture Theatres (SIC 7832) • Social Services (SIC 8322 — 8399), • Theatrical producers and miscellaneous theatrical services (SIC 7922), • Used merchandise stores (SIC 5932), and • Vocational schools (SIC 8243 — 8249). [Remainder of page intentionally left blank] April 6,2017_rev1 Stantec EXHIBIT "G" PROJECT LOCATION MAP ...„ .. _ , ,... .,,.....:., r.,:-..,,..„, . , ,,, r 0; ,„, t 4 „. ,... . ,i il*.: ...‘,...a.„1„ .,„,„....,..,.-- ,1,, ..., f Ito lt,„ `'t,„ .Q „+ y 3,�.. +N ,t, .4) i‘. ._ _ , ,,,,444. ,. . :, .. is1 j}{�� i � ,� x '"17'. � $ �.”s '� 3 ..•+ ".��n / t I,�wa � .. w> 0 4. `+ 4'* * Y' k t ,"474:-74: •in' fir. # ii+.c .t l ywt l'} �1 $,« t '. ": • • iP ,."-w'1i'. "` +s.«,:3 r7 s Y ' x 4. 'r*''" 'Irl i str i .t‘ "'••:' * 114i.... ! ".- )::.7 ' .+ ''t.•. #.. ,!'' gip, . � # rs, q .; a1 s yRr d , �" Y ," rf5 i w . ,� • 4._(- i 3 $ ,." ' .1# g ,. t .Y;3 -p 1".4 - • ;. . .-,*-•''.:r.,...;---- - � abo ..- .*�- , ..,cs # s 04 :' § Q" r ... { ri } i+xMnq" 1 :v@ra„'i ro il •0a..4".e.''' ;, M4 I tr fa.; •Immokalee R L ttr i 0 '"' ' ' ' pry # sii•;j : . 4e, • ppp .:•. . *.:1-7/: ,:..,. Y o * it. V E,it trtC�fii • I. ....,...i., ...,tc.,. „_,- _ . • _ ...., L. • ._.„,„,....at /•""r +o p � i � *. ,, � fi -f w r a _ �Yt i4I�-iYi '4�+ i'13ir'` "�� w.` j6 ` ,,Jit, ; },:1, ` 1�` a{ _ S ,,,,' ` x i. iti ..''','s',,',,,,, ., ,, j,44:1:ti '', : ,t....1',,,,Wt.f"" ......,,,,,,,, sr-Y `a r N " k� �75 F . { �`"* uNW4+,k# •wY^" l4;�( fit a .54,..„„.6, a , L E G E N D .• . . . # 4. :�' ' "��+ - ��S Srp'� �Q. '11 Project Boundary . •- ' I far' ,s..... S. o "" ;- 11,, _ Zvi . ,"�, j}j w x ,_......",«,........»sr,e>.w.,...,.... fN#• M s ! 4, �{!ttt'[�a n Nl• ..i.`. .r ?•'7 a�� �`.y 5tantee Logan/Immokalee Commercial Subdistrict -bg,,„eS --- Project Location Exhibit °'°9',p 6�` aa �.o�w�mK. Mune ZOlb as .. . ';Gt Pieparetl by:EES.44�l 5/It C Stantec EXHIBIT "H" ZONING MAP , _.,, . . , * : ' '' '' fr''' Kw �i pis , :: , "qt,;".+ i! 11 '1 y '. r!..." p. ., t - � +oLeg, 41111t : r f , 4144. I i � 1 4 _ - T 1 1 ' .w '' • w .PUD ,* 'is PUD ��` PUD r y . 4 aft, '. - ,_, . .0k . t . �*it1.4441 -*4* - ..;...,.t R te, ,.. -::--- Immokalee RD - .i i y y. . '*Y I . A C „ r *. 4,j F. "M�cc aSWv 'sf nGlt "9�'. ' Wd - -fi -iiiot. Eato v < o '” 1 , A ',. ''' '""1.6.10? ,„1., �l , ,; s ic,: 'a r R .tea b' i -b - �l ast,. ,� # - PUD s, ,, 4` l' *id sem- air • _ ` > liv 4 414, #` '' ffil .,.,f i , .t t. „X( ' ,,- , LEGEND 4 0, c„sae ' -- -,-. Project Boundary !i ,, P,UD c�° .4,___,.,,#,, 41. Zoning Code, /. .. ;` .... "—,�' , t A, Rural Agricultural District , , - 'lrcu E, Estate District .j 4.f. 11111 ,04,:.,,,.A,"_ qy� PUD, Planned Unit s� 4111r ;'* Development r ;' ;'Nft `f RPUD, Residental Planned / +�► . Unit Development ,, ' A ttilitk1 1 —, Stantec 7�m" 7 ° e°"en�na�" Logan/Immokalee Commercial Subdistrict 5o0e«0enoneM z °mwo9 Zoning Exhibit o eco en p vevm o,me Sarasota . 0 te1941.9076900 fox 9<19I7.6911 June 2016 Stantec EXHIBIT "I" EXISTING FUTURE LAND USE MAP .tili, ! • 1. '` file {[ , 'G' s a ~'" Immokalee RD '�' fi $lid'_ fS'.Y h ? T v 6 � _ ilb �' t .. Affii i., 'cs L E G E N D Sa'�o� u..-^^ " .tom 0 Project Boundary ; FLU Description . �� I. Estates Desingationit Urban Residential Subdistrict ,, 1. . ,.,. ,_., ,... -,4:• ‘ -, D mez Logan/Immokaleerr' Commercial Subdistrict 56906 P Stantee w� ,�6 ry 26rvi=6t Inc N r°fe yd P ikw°y Fast /�� Future Land Use Exhibit ' y4s°0 �w�%\) 1619 1 907 6900 CI') e June 2016 fon 941.967.6911 Stantec EXHIBIT "J" PROPOSED FUTURE LAND USE MAP ,' --„',,,.-.'N.-,...•-•.•-,„- ...— t 4:::Prp---P-•";•: -- !,_ . -- fiffr;,:.,# .,, • Air tr-. . .1,z- ' ''-'7."',... - ,, ,,*1"•.' , , ''.',..'-';'-.‘- - . ' .•... '-- 4v,i ' .'. i . *Ipio , , ' , ,, -- .'-,-,-,--4, -. . -4.4•",.-,,,,, ,..,..t.,,, -4440- ' '.r- ' 34 . ix 4* le ....... ". ,..,,, ,-,,,4 , , ,--, - -- ,_ ----,, Immokalee CI) w....011404. 41448WpmeometO4144,4 ;,... It, , ? ,,,,, , . . , 4‘ .-;. 1 f ,A -.... t` 144,4 1.. iiir-.4-• ;tat'. , 4 416k-- w 411 i i ,, I ; -. .. ....„, ...... , .. % .., ' " ..‘. z '''` 41141114 -• V. 4101 1 1•'4'— '44 7Wp 4" 4 , r`,".f col ,, `440,„ , . 1. .., •° 4..-.: '14,40,0*Ail , i vff:, ‘.-... ‘, ' '4 r:' 4. 44* ,«tialiff!' Alair4"•_,„,,.'-''':4,-, .! -— ..;- ,",' 0 -mit k." AiNt %,”,,,,, • fko ,;'' '''.. - ..0* ‘ -A i, t'' ' 'IlAirk06—, --.*--• ;7- . . •. . . wit - • ci-.., -'• t.k LEGEND „ . ......,3 Project Boundary --ei .. . II, It - ..,, .., Logan/Immokalee , , , Commercial Subdistrict I t Estates Designation Urban Residental , . id..' t , ' 7 ";..'i, ' ' 41( . , • ' ,, ., Subdistrict / . i t !• ' j ex-, - , , , ,. ,•-, , Sta ntec:,007,'''''-,:''.07.;..fr-:-°:'°11":"::-.,,,';:.':vt-ao:,;' (50 Logan/Immokalee Commercial Subdistrict Proposed Future Land Use Exhibit 907 A June 2016 le,941 6900 for 943 907.993 , ,-- - IIIIIIIIIIIIIIIIIIIIIIIMINIMPIL Sta ntec EXHIBIT "K" PROXIMITY TO PUBLIC FACILITIES MAP 3 V �r . 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't1 : !.. ,- ._ tFii ! 0raF`a1y � "t.a�+ . }s .„fi . a a tyre, A4 r - 40taR4 ' 'Ny, {y�t Z ' 11A' t ■WYi *Irv. N ' .1pry ya .f/iv'' t 11, o _ Pt}. 0.,„ O S r, . ,+ Y = iii\I• pj t +' `-' �, y r,Yi °� �E y u yk o*'..r ti '''-'•••-•,."--;.: a N ._ d,T z.,,E.• `a' ,.*+. tea',:. 1 , l rt ,Ri >•'►J y li ., It <,rrsNy It.. .: ' `;ter. 1, n' s'#, .(t.:_ Y � a D. ------- -Vanderbilh,Beach;RD ' L E G E N D 1 i, ni 1- - Y i.i". i • C ._a r Project Boundary a .. ,i ' f`y Y P Facilities y s; , may. - + EMS '"' - � - �. Y 4 E ' r' ,,► . • Fire • a „ - 4 ,r -.- k School c ' #. .. CIO StanteC o Logan/Immokalee Commercial Subdistrict ,oesMo,17,,= ,:. N na Parkway Eml S Sarasota Ft 31240 Nearby Public Facilities to941.90)000 „cr° ` '" �"O etl'O June 2016 4.941.907.6911 liteakiet41, 04/'5/'6 Stantec EXHIBIT "L" PUBLIC UTILITIES LOCATION MAP C 8"pVc ir _ i . . 1,1M , . t - 4. vlit IV- ' ‘ CPPoird .-, , .. .., . ...---- ' .:,.'- ,,,,,i--,,,A7c-.---s— _' - .0- ',.'-,'"...1. 'A.,'" '-'''''''.."'"' ' . 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''ff-:11 ,' 1* f'1, ?''-* , 11, t - , _4i -..,'".4,44,1-4.4-,e -;,'„A=.4....- , - •'.4- ;-,,, ..-,.--, -P--f,h:°,--1.......-.. %,i.' - -': ;,..-'", ',' •:' 4, , 4014 ,,,,„.. , k -.. 4,---- r----'/1 . '..t., .,,,,t/-„.„.2,..:„.,_.''Ok.....-.LI--:-:::' I.,,,,. .- ':,„,,, -, i, :. -, ...., .7'_.; ;..).,„.-- ,. -"',., t ,...17- ., : .P'' ,f.:- ,„„ _ ik s IL, k mimmer.:1. 4.,_....vibja, . ...I.- ,..,•-14.,,,::;*-1r,.. 0.-,t -, . ' ; - '''''''.7 ' . ''' ' ' '7'=c 41774‘"-''''','"'F'-4 14 '-;' = ',I.- ...„.,,,,-.4.:-...IIK"..•,.,, LEGEND i'pLs.1 41111 -N4. ': 44:'' 'r ,.';:' ''i'''4'' ‘lir%4 klik' '' f':" .,il,„. - - e,i'l - 4i4kifip: . 1?_,, sSeewweerr CColenatnrool Vuatslves ,,,,ito _,, „Irt1/4,..,, ,.,%f, let, ,:.,,,,,,,itiii „,,,, f ra : •r .....,. - . water Sampling Stations :lb._ g water Service Connections ,,, - fit, ., t.4„,...e.:- -...,-._ 4,.. , i . ,- :':.,e--.: , .- 4 , -• * , 'IA VA- Water Hydrants /\/Sewer Pressurize.d Mains t, ''''''' /\/Sewer Lateral Lines dr , . ...,,,,, (i:_''',1.0.....,„, v , :i4,-1.-' . . , . e Water Control Valves .....,, - 1 f x-x ' ' 4. Gate System Valve "S„./Sewer mGraainvsity Mains iNe Water c ' ''''' ' :'''''-' "..! t ='!. . , . -.4 ,,i __, . , 4-,.. ,, , ,, , ,... c -' 0 Sewer System Valves 4111‘ ..`' '"---' . Water Lateral Lines — © Sewer Manholes ' :',.: • .:.-.."-- - ,,• „ . Ifl Project Boundary r • • Sewer Fittings ier .;.." ...t.4- ',Mr _ ' .,.,, ......,- (T,\'''' ''''''''''''''''7:::'7:::;1:1=° Logan/Immokalee Commer q_.)‘ ar. 1„77,I"'"er7iFo:ri,71:=Z:Z.:T::,.. Existing Utilities Exhibcitia I Subdistrict s6'900Pro:fefo:119,31769orcckwooyn'os7 fax9.11 907.6911 ,, e '- CIO S t a n t,...-,...'...--,70,===, June 2016 ,_ to0,00 con, 0 Stantec EXHIBIT "M" FLUCCS MAP C '- 530..- 4 -' ,: r a ' '' .�'°'1r .4 121 182 !,o ` '' 411.4'L'. I l -- . :fit► �� „ '* �,'` 0.,' 625 ,.., firr I, 121 ,. 1 ... .. „... 4..--� .1 / , .*t ~~ , ,. . ., r. il 7.7 , apt �' aie� IL' �,r ‘is.4114.4. ' ;� �; 182 F:. Main' �" 7-f' 740 r �� ,-..- ::..., j I ., \'; .r 121 ./- Iv., - ..,,,,,,,,_ ..,.ter` r �1{ ...,,,..,..„.1.„..f.......;,..„.....,..,,,,„._:..; 1111 / _ . ,k ,..L, S 5.30 •. � , c ..-rte ' 3 512 t 4...* - . ..A:>-. ....�.- .. - Irnmokalee,.RD *-44,,w44 .. ..�a -,;.,- .a =�1 I I 1 { 1 4 1,11 .;1.70 " 0 t ye$ - i s tF�, c 4 f s _. 1 o •i ( r € a¢ `4 i > ° 625' 44 ' ' 1 . LI:j4,1,6,....italiv,Z. 1.1,:'' IA 14-2114 —9"� 1 or, 625 . ! t °ti. '� my 4 141 i i -.-A:t ' . '6. r 62,5.„; .• i 0.p a,. -. , " fig, �" { se Y ss t nr+r-i '` ,.-"'..._ ---y -I F ,i1� . '. ,. v) ,'"'243 : r— lr + ' fi; j«• +r ka tow ; •Z r !s Vx ,,.i m 'w ... 1 f�` mire r ;:r,� 1 625 { a . LEGEND r i' . � , ,.- : '.f*� ..:11 t Project Boundary Fri 512,Channelized Waterway .. . " ` 1'� 4 ` ` - ' . FLUCCS Code,Description Fri 530,Reservoirsir. , 1 1 1,Fixed Single Family , w _ 617,Mixed Shrubs r"-1 121,Fixed Single Family ��., r-17 619,Wet Melaleuca V � ' �` { _r" rt tr. L E 't.li to m 1 170,Institutional 621,Cypress '"''a. t p �., 'I 182,Golf Course ' -.x ' r' "^" , i I ri 625,Wet Pinelands HydricM �1 243,Ornamentals 0 Fri 630,Wetland Forested Mix - 310,Herbaceous(Dry Pra) �""'� o u 740,Disturbed Land _�__, ` a P o 411,Pine Flatwoods r—r� 814,Roads and Highways !iii ►+n V t t i, - , b_, �e m„1 e : o°`� ':a wnod"';" Logan/Immokalee Commercial Subdistrict s6a0Paro= b,-,,,,ls . (:)iii Stantec D " eno°aaw FLUCCS Exhibit S�Ie9.1.90].6900 '' om <o�,a.,a«Poe..o^mewm,aMw June 2016 fox 94 L 907.6911 515 c Stantec EXHIBIT "N" FEMA FLOOD INSURANCE RATE MAP C MB "111111,111111.1 'r- A r, .‘... i x s'"--- ,-=i x A .,1, X H ___ ,,. ,„, Le . , ' 441,X9ratig, AN ? N. iN _ .. „, v 44 s ” it-t .. ,4.Y4‘rtisSle," NIIIIIIIIIIIIIIIIIIIIIIIIMIMIIM6 _.....„ . Immokalee LD 1 3-5 ' X fr,,E, A4 14- A H ( X I S At i AN I 4,,,,,,,,,,,tv, 1, X I e X ''''..- ''''r -.',. , i.,2 f 1 1 r., .3 ".-- . ,I. AN , ,, X .w., Nr It. - 0' ' LEGEND , n Project Boundary X 311V , __ ,- — 0 . Base Flood Elevation ' (. r ‘r Contour \ , ' St5 00000 , 4 - Flood Zone ' Nil X500 X,, . AE X 1, AH X CA111111.11.1111L,„' ', , ,_101,23itirassare...emerssisameaskii, . , Aisitrati, Stantec :',,FTE-!,:gf::',1,2ril"ri..115.1-0.`;:- Logan/Immokalee Commercial Subdistrict s,,z,,,;.„%tziz,,,,,,iFFEZ FEMA FIRM Exhibit SOts1941 907 6900 (1-,' t,o,rne contenr.Prov.o.,.ne.0. June 2016 fox 941 907 6911 I,epored by EEL 04/27 t EXHIBIT "0" BOUNDARY SURVEY AND LEGAL DESCRIPTIONS C411.0 410 fan ij PE 4 Pqmb' 6uqr S02'10'58"E 960.50' _.._.._.._.._._._.._.._._._.._.._.._.._.._.._.._.._.._�._.._.._.._.._.._.._.._m (p piw Atm: _ _ _ In.o nllk il,___.._.._.._.._.._.._.._.._.._..T _.._.._.._�._..-WEsi uNE OF SEC1 20. WNSHN Olt& µ0E 26E R j 1 ti • la IN to Im I I I �: I I Iw I j WI -------' 1;4 N — i -- _ t,, i i N i 1 -_._� _ 1= I I <ml 2,0 RAE o a)-1! z2 -----"-'-'-°----"----1.2 L ��,- I I Oma i�- ~ice pCgNB i yN ,,,. 0 - qE Cl BLVD I -o! q�m fg pi, nr Z a �� i (R%W VARIES) - - - j W i nAgp u,0 A A N 3 _ v C2 1 Fn i Z i 2!� pp�i N F _z IR m 91 i °i N+w $�4�i v,o „ - (1 M N •I• M i _.._. ��ai • A I. 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Il] D ,-Si a1 Gl �. EXHIBIT"A" Legal Description A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IS SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, BEING A PORTION OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 4313 AT PAGE 2422 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY AND FURTHER DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, THENCE S89°58'22"E ALONG THE NORTH LINE OF SAID SECTION 28 ALSO BEING THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE ROAD (150 FEET WIDE) FOR 330.16 FEET; THENCE S02°11'07"E DEPARTING SAID NORTH LINE ALONG THE WEST LINE OF THE E. 1/2 OF THE N.W. 1/4 OF THE N.W. 1/4 OF THE N.W. 1/4 OF SAID SECTION 28, A DISTANCE OF 150.11 FEET TO THE N.W. CORNER OF O.R. 3888, PAGE 1611, THENCE ALONG THE WEST LINE OF SAID O.R. 3888 PAGE 1611, S02°10'56"E, A DISTANCE OF 158.04 FEET TO A POINT ON THE WEST LINE OF O.R. 3888, PAGE 1613; THENCE ALONG THE SAID WES OF O.R. 3888, PAGE 1613, S02°11'07"E, A DISTANCE OF 125.90 FEET TO THE P•WN1:10EG G,JHENCE ALONG THE WEST LINE OF THE EAST 1/2 OF THE N.W. 1/4 OF VA-. - F"T �F SAID SECTION 28, S02°11'07"E, A DISTANCE OF 234.32 FEET TO T . CORNER OF TH. E . 1/2 OF THE S.W. % OF THE N.W. 1/4 OF THE N.W. 1/4 OF SAID S r ION 28; THENCE AL•NG THE WEST LINE OF SAID % S02°11'07"E, A DISTANCE OF :83. .I UV; 1'l^I'ENCE41:7°49'2e"W, . DISTANCE OF 147.65 FEET TO AN INTERSECTION WIT T E WES ' -IGHT OF-WAN L E OF LOGAN BOULEVARD (WIDTH VARIES) SAID POIN 1 LYU :1 ' + -..'141W - ' E THE RIGHT CONCAVE TO THE SOUTHWEST HAVING ' R ''bI S •F ' 2.' f C R E BEING SUBTENDED BY A CHORD THAT BEARS N12°1:' ,"1 .T sl'. . ftF 190 • F:I y, THENCE CONTINUE ALONG SAID CURVE AND SAID RIG • -', 'Y — •U " :S CE ' - ` .AJ"LE OF 5°06'42" FOR 190.25 FEET TO A POINT OF A REVS-iURVE TO THE LE -.LO C• 4 'O THE NORTHWEST HAVING A RADIUS OF 2461.50 FEET ►l CURVE BEING *"1%T •qi BY A CHORD THAT BEARS N11°00'33"E, AT A DISTANCE O :. a FEET, THENCE C• 4 . ALONG SAID CURVE AND SAID RIGHT-OF-WAY THROUGH A C.& ' . ANGLE OF ' 'r FOR 328.45 FEET; THENCE N17°32'26"E ALONG SAID RIGHT-0 A4''e •13 LF' , THENCE N05°21'54"E ALONG SAID RIGHT-OF-WAY FOR 53.61 FEET TO THE Ps arts :0. 1NING. NJ .DU J,VVV.VV This instrument prepared by and after recording, return to: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, Florida 33323 Attn: Clayton M. Ratliff, Esq. Parcel Identification Nos.: 00195000009, and a portion of 00195200003 SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED is made and entered into as of the 6th day of July, 2016 by OAKWOOD PARK WEST, L.L.C., a Florida li ited-liabili company ("Grantor"), whose mailing address is 2170 Logan Boulevard North, Naples r ,, 1�9( 1 KALEE ROAD ASSOCIATES, LLC, a Florida limited liability company (" r' •to , w ose r�r a •rens is 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise Flori.: c ' . Wherever used -r in, he terms "Grantor" and "Grantee" shall include all of the parties to th' in •.-• - d their successo an. assigns. i I ILS _ T :• GRANTOR, for and in co -id-rat( • ,w= '! 'o I Do Tars ($10.00) and other good and valuable consideration paid by e`= - et - - • -•• �Iffici- ,..•f , ' is hereby acknowledged, has granted, bargained and sold, :[iii .y these presents • s grant, •' •ain and sell, to Grantee, and Grantee's heirs, successors an. a ns forever, the folio p op .% •cated in Collier County, Florida (the "Property"), to-wit: U See Exhibit"A" a e• ereto a%Lm: Vs • .rt hereof. iNkC TOGETHER with all tenements, here iterneht- -nd appurtenances thereunto belonging or in anywise appertaining. THIS CONVEYANCE is subject to: (a) taxes and assessments for the year 2016 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee simple forever. AND GRANTOR hereby covenants with Grantee that Grantor is lawfully seized of the Property in fee simple, that Grantor has good right and lawful authority to sell and convey the Property, and that Grantor specially warrants the title to the Property subject to the foregoing matters and will defend the same against the lawful claims of all persons claiming by, through or under Grantor, but no others. IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written. Witnessed by: GRANTOR: OAKWOOD PARK WEST, L.L.C., a Florida limited liability company �' C '. By Print N : Z-div ' ."-'-3W V,-� '1117 7ialker anaging ember Print N me: ,1 STATE OF FLORIDAs) OUA COUNTY OF COLLIER j ss: � �' The foregoing instrument a knowledged before me is day of /�/) ' , 2016 by Cullen Z. Walker, as Managi M: r f OAKWOQQt ARK ES L.L.C.; a Florida limited liability company, on behalf of sq d ompany. ,,H: is .sons ,nown to 3 or produced 1 a-aril me: 'ATL. , /tio,e k;ltiSG •; P bli „lt.•te of Florida My commission expl • : ` It NEI-MORRISON • i i• 40.. *kV) k ) • P - of Florida C) rj . 3, ' o'er 26'2016 ` [Notarial Seal] 0 EXHIBIT "A" Legal Description A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IS SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, BEING A PORTION OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 4313 AT PAGE 2422 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY AND FURTHER DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, THENCE S89°58'22"E ALONG THE NORTH LINE OF SAID SECTION 28 ALSO BEING THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE ROAD (150 FEET WIDE) FOR 330.16 FEET; THENCE S02°11'07"E DEPARTING SAID NORTH LINE ALONG THE WEST LINE OF THE E. 1/2 OF THE N.W. %1 OF THE N.W. ' OF THE N.W. 1/4 OF SAID SECTION 28, A DISTANCE OF 150.11 FEET TO THE N.W. CORNER OF O.R. 3888, PAGE 1611, THENCE ALONG THE WEST LINE OF SAID O.R. 3888 PAGE 1611, S02°10'56"E, A DISTANCE OF 158.04 FEET TO A POINT ON THE WEST LINE OF O.R. 3888, PAGE 1613; THENCE ALONG THE SAID W_E_$� k OF O.R. 3888, PAGE 1613, S02°11'07"E, A DISTANCE OF 125.90 FEET TO THE PINT_+ e ! G THENCE ALONG THE WEST LINE OF THE EAST 1/2 OF THE N.W. 1/4 OF TH V� 8? - �/ F SAID SECTION 28, S02°11'07"E, A DISTANCE OF 234.32 FEET TO TH.- . CORNER OFT - 1/2 OF THE S.W. 1/4 OF THE N.W. 1/+ OF THE N.W. 1/4 OF SAI• S ' ION 28; THENCE AL+NG THE WEST LINE OF SAID %a S02°11'07"E, A DISTANCE OF :83. •• rtfK; TH NCEjr1:7°49'2*"W, DISTANCE OF 147.65 FEET TO AN INTERSECTION WIT T E WES - -IGHT OF-WA) L E OF LOGAN BOULEVARD (WIDTH VARIES) SAID POIN LY• -*Act"` f' E THE RIGHT CONCAVE TO THE SOUTHWEST HAVING :'3R••• S •F 2: • R E BEING SUBTENDED BY A CHORD THAT BEARS N12°143"` •T DI • • (t F 190 • : THENCE CONTINUE ALONG SAID CURVE AND SAID RIG S • -"• 'Y •U - �, CET' ' • A) LE OF 5°06'42" FOR 190.25 FEET TO A POINT OF A REVE- URVE TO THE LE 0 • 4 '0 THE NORTHWEST HAVING A RADIUS OF 2461.50 FEET 3I►` CURVE BEING •R, BY A CHORD THAT BEARS N11°00'33"E, AT A DISTANCE 0 • FEET, THENCE C• $LU ALONG SAID CURVE AND SAID RIGHT-OF-WAY THROUGH A C.6 • - ANGLE OF ' FOR 328.45 FEET; THENCE N17 3226E ALONG SAID RIGHT-0 • p , THENCE N05 21 54"E ALONG SAID RIGHT-OF-WAY FOR 53.61 FEET TO THE-Pe i F :3 - `NTNG. 0 EXHIBIT "Q" TRAFFIC IMPACT STATEMENT 0 C Logan/Immokalee GMPA GMP Amendment and CPUD Rezoning Transportation Impact Statement (TIS) Prepared for: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise, FL 33332 Prepared by: Stantec Consulting Services Incorporated Wilson Professional Center 3200 Bailey Lane, Suite 200 Naples, Florida 34105 June 23, 2016 TIS Methodology Meeting Fee- $500 Major TIS Application Fee - $1,500 Stantec Design with community in mind C PURPOSE The following traffic impact statement (TIS) is intended to satisfy the applicable requirements associated with a Major Study to support the Growth Management Plan Amendment (GMPA) and the associated CPUD Rezoning for the Cogan/Immokalee GMPA project (hereafter "PROJECT") located in the southeast quadrant of the intersection of Immokalee Road and Logan Boulevard. The PROJECT is currently zoned A-Agriculture. The property is currently vacant. The applicant intends to construct a shopping center with a maximum of 100,000 square feet of gross leasable floor area. A Methodology Meeting was held with County Staff on May 24, 2016. The Methodology Meeting Checklist is attached in the Appendices. STUDY AREA The 18.64 acre site is located in the southeast corner of the intersection of Immokalee Road and Logan Boulevard, approximately 1.4 miles east of 1-75 and 1.9 miles west of Collier Boulevard (Figure 1). FIGURE 1: Site Location F *40 �} tame.a.r.a'' tk" 1 Site i FAQ .tea , / .,.. ; * - 7. l !V i '— i ..1 1 1 I ti ri, i 1 0, , i s t Y uw.5-5T_ �IF+•+� wi4r s = ---;- ;., ,„., ,..„,,,,,_,,,,, ./ — - a dS j sa•,....w.. s Yt a * rti A Vg* `! "�I Mar LF- �,,F+ �y i_ vsM tale a E m y ab ##y. xen,-6 dvow ^w" 't, C 1IPage ACCESS CONNECTIONS The PROJECT site is located in the FIGURE 2: Master Concept Plan southeast quadrant of the intersection of Immokalee Road and Logan Boulevard, with frontage on both roadways. As shown on the Master Plan (Figure 2), access to the site is Imm°Ralee Roati proposed to include a right-in/right- t- out (RI/R0) connection on lmmokalee _ ii ' Road at the northeast corner of the MASTER PLAN le '" * X40. site, and a full access connection on Site Data = �. Logan Boulevard at the south west corner of the site, the latter being a i 4- OI ?ea r"' 4' �_ a r � shared ingress/egress connection with ,� ' the adjoining nursery/landscape j s' . lo If it business immediately to the south. t-0 . .' ' S s'�:; In addition to the shared access w �. firo ; '_ � = • connection to Logan Boulevard, an i • r 0744 �" .: "� a ,,. , .. .4.---.;, internal connection to the adjoining l' ` f ,4� e parcel immediately to the east is ► E'ic".. d' --ter ---e, �.. being provided to satisfy the code ""' –' l requirements for accommodating interconnections to adjacent parcels. t. -- The PROJECT also provides an r, „ ,,, s,_wi,, _i easement in the southeast corner that ' -•-- -_. H. allows for an interconnection between the parcel to the east and the parcel to the south to accommodate future access to Logan Boulevard. PROJECT BUILD-OUT NAPLES GARDEN SHOPS so-est The PROJECT is expected to be built COL GL°°" F`0R'Df out by 2019. C I 21Page CTRIP GENERATION The p.m. peak hour trip generation for the PROJECT is based upon ITE Trip Generation Manual, 9th Ed., and is shown below in Table 1. TABLE 1: PM Peak Hour Trip Generation I i 124-Hr I 1 Peak iI 1 Net Driveway Volume Excluding Pass-By ITE Land Use(LU)I ITE I Units 1 Unit of l s I 1 Hour i Pass-By I Pass-By New Enter Exit 1 LU# I I Measure Trips I Enter I Exit Enter I Exit Rate Trips I Rate Rate I I l(2-Way)ll I Trips i 1 I Trips Trips 1 Trips Trips I Trips 1 Sq.Ft. i AM Pk Hr I 156 I I - l 156 62% 38% 97 591 97 Shopping Center 820 1100,0001 I 6,791 7 — — I 59 I , (GLFA) , I PM Pk Hr , 5991, 0.25 l 150 I 449 48%, 52%1 2881 311r 2161 233 TRIP DISTRIBUTION The percent of project trips, and the resulting number of trips assigned to each roadway segment within the study area as provided for in the approved methodology is depicted below in Figure 2. FIGURE 2: Trip Distribution and Assignment Distribution-Net New Trips I lo "'"'"- m c m 3I I5%5% 1112 IF 43 20% 25%58 • • 40%93 VIM 43 20% 4=3 40°%86 Immokalee Rd I 20%43 25% 54 ♦/ 40%gr. 47 10 Ur40%93 40% 20%47 I 93 100,000 SqFt 25%45% 449 Total 15%15% 54 105 216 Enter 35 233 Exit am rir co of Li 15%15% 35 5%12 5%11 5% 5% Vanderbilt Beach Rd 5%5% 12 11 3IPage DETERMINATION OF SIGNIFICANTLY IMPACTED LINKS Pursuant to the TIS guidelines an evaluation of the trips assigned to the network was conducted to determine which segments were significantly impacted by project traffic (i.e., PROJECT trips exceeding 2% of the peak directional service volume). Project traffic was traced along the network until the segments were no longer significantly impacted by the number of assigned trips. Table 2 depicts the evaluated links. Only three segments within the study area were found to be significantly impacted by project trips TABLE 2: Determination of Significantly Impacted Links Project Trips Exceeds B of Net New 2%-2%-3% Lanes Directional Trips %Project Directional Project Threshold AZAR Each LOS Service Criteria%of %of Traffic Trips Assigned at Build Segment From To IDa Dir Std Volume til Threshold LOS Assigned NB/WB 5B/EB Out Immokalee Road Livingston 1-75 42.2 3/4 E 3,500 2% 70 25% 58 54 No —Immokalee Road 1-75 Logan Blvd 43.1 3/4 E 3,500 2% 70 40% 93 86 Yes i Immokalee Road Logan Blvd. Collier Blvd. 43.2 3 E 3,200 2% 64 40% 86 93 Yes Immokalee Road Collier Blvd. Wilson Blvd. 44.0 3 E 3,300 2% 66 20% 43 47 No Logan Blvd(2) Immokalee Road North NA 1 D 1.000 2% 20 5% 12 11 No _Logan Blvd Immoka lee Road Vanderbilt Bch Road 50.0 1 2 1,000 2% 20 15% 32 35 Yes J Logan Blvd Vanderbilt Bch Road Pine Ridge Road 48.0 1 D 1,000 2% 20 5% 11 12 No Vanderbilt Bch Road Livingston Road Logan Blvd. 111.2 3 E 3,000 2% 60 5% 12 11 No Vanderbilt Bch Road Logan Blvd. Collier Blvd. 112.0 3 E 3,000 2% 60 5% 11 12 No { ,. Collier Blvd Immoka lee Road Vanderbilt Beach Roa 30.1 3 E 3,000 2% 60 15% 32 35 No (1) 2015 AUIR (2)This segment of Logan is not in the AUIR;Characteristics borrowed from south of Immokalee Road EXISTING CONDITIONS The existing conditions were evaluated based upon the 2015 AUIR values available at the time of the preparation of the TIS. The existing conditions for the three significantly impacted roadway segments are shown in Table 3. TABLE 3: Existing Conditions 2015 Directional Exisiting LOS Peak Service Volumes v/Std Road Name From To Std Dir Volume ii) III Ratio LOS Immokalee Road I-75 Logan Blvd E EB 3,500 2,390 0.68 C Immokalee Road Logan Blvd. Collier Blvd. E EB 3,200 1,960 0.61 C Logan Blvd Immokalee Road Vanderbilt Bch Road D NB 1,000 470 0.47 B (1) 2015 AUIR C 4IPage FUTURE CONDITIONS Background growth (traffic growth not associated with project trips) on the significantly impacted links was derived by comparing the 2015 AUIR annual growth rate (AGR) for each segment against the 2015 AUIR's +1/7'h Trip[ Bank Total. As shown in Table 4, the 4% value was the larger of the two values for two segments, while the Trip Bank value was the larger value for one segment (the higher values shown in red). TABLE 4: Background Traffic Growth Determination Annual 2019 Net 2015 Growth Bkgd Growth LOS Peak Directional Rate(AGR) Volumes Using 2015 Trip Road Name From To Std Dir Volume Ili (t) Using AGR AGR Bank Immokalee Road I-75 Logan Blvd E EB 2,390 4.00% 2,796 381 Immokalee Road Logan Blvd. Collier Blvd. E EB P. 1,960 4.00% 2,293 333 , Logan Blvd Immokalee Road Vanderbilt Bch Road D NB 470 4.00% 550 30 (1) 2015 AUIR Future traffic without project traffic was developed by adding the higher of the background growth values to the existing 2015 volumes (Table 5). The analysis shows all three segments operating at an acceptable level of service in 2019. TABLE 5: Future Background Traffic Net Bkgd Growth 2015 Directional Using Exisiting 2019 LOS Peak Service Highest Volumes Estimate V/Std Road Name From To Std Dir Volume(l) Value (1) Total Ratio LOS i. Immokalee Road 1-75 Logan Blvd E EB 3,500 406 2,390 2,796 0.80 D Immokalee Road Logan Blvd. Collier Blvd. E EB 3,200 527 1,960 2,487 0.78 D Logan Blvd Immokalee Road Vanderbilt Bch Road P 0 NB _ 1,000 80 470 550 0.55 C (1) 2015 AUIR Project trips on the significantly impacted roadways were combined with the higher background growth value identified in Table 4 to yield the future total traffic volume on each segment, shown in Table 6. The analysis shows all three segments operating at an acceptable level of service in 2019. TABLE 6: Future Total Traffic 2019 Net Bkgd 2019 2019 LOS Peak Project Growth Estimate Bkgd+ Directional V/Std Road Name From To Std Dir Trips(Pk Using Net Project Service Ratio Using Dir) Highest Growth Volumes Volume Value Total Total Immokalee Road 1-75 Logan Blvd E EB 86 406 492 2,882 3,500 0.82 D Immokalee Road Logan Blvd. Collier Blvd. E EB 93 527 620 2,580 3,200 0.81 D Logan Blvd Immokalee Road Vanderbilt Bch Road D NB 35 80 115 _ 585 1,000 0.58 C (1) 2015 AUIR 5 ! P a OPERATIONAL ANALYSIS Vehicle turning movement counts were conducted at the Logan Boulevard/Immokalee Road intersection and at the existing driveway connection on Logan Boulevard on Thursday June 2, 2016. The turning movement counts were taken during the PM peak period (4:00 PM to 6:00 PM) to quantify existing PM peak-hour conditions. It should be noted that no traffic used the existing driveway connection on Logan Boulevard that today serves as a gated exit only connection for the existing landscape nursery business to the south. We do not expect the nursery's use of the shared access to change in the immediate future. The turning movement counts at the intersections were then adjusted by FDOT's peak-season conversion factor of 1.19 published for Collier County for the week the data was collected. The peak-season factors, turning movement counts, and signal timing information are attached in Appendix B. The intersection analysis was performed using the Synchro Software. As part of the analysis, existing lane geometry was used at the intersection. An overall intersection level-of-service standard of E, corresponding with Collier County's adopted level-of-service for Immokalee Road, was used for the intersection. In addition to the overall delay, the approach level of service at the intersection was checked to make sure it was E or better with each intersection movement having a v/c ratio less than 1.0. Like the future roadway conditions, future intersection volumes were grown at a 4% annual C growth rate to the year 2019 to establish the background traffic conditions. Prior to evaluating project traffic at the intersection, the necessary improvements to allow the intersection to operate at acceptable level-of-service standards were assumed to be in place. Chapter 163.3180 Florida Statutes and Chapter 2011-139, Laws of Florida as amended by HB 319 requires a developer to only correct those transportation deficiencies that are directly created by the addition of their project traffic. The following intersection improvements were identified to correct the background traffic deficiencies: • Add a fourth eastbound through lane • Add a second northbound right turn lane Once the improvements required to correct the background deficiencies were assumed to be in place, project traffic was then added to the improved background traffic conditions. The project traffic will not create any additional deficiencies, beyond what is required to correct the background traffic conditions. The intersection analysis results are summarized in Table 7 and the Synchro output worksheets are summarized in Appendix C. ' 0 1 6IPage TABLE 7: Logan Blvd/Immokalee Rd Intersection Operating Conditions Overall Intersection LOS Delay Max v/c Approach LOS Intersection Scenario (sec/veh) Ratio Standard Calc. EB WB NB SB 2016 Existing E E 61.1 1.08 E C E C 2019 Bkgd E F 106.0 1.29 F D F D Logan Blvd & Immokalee Rd 1 I I I I 2019 Bkgd w/Imp. E D 36.4 0.89 CHID E 2019 Total E D 43.9 0.97 D C E E SITE ACCESS ANALYSIS The development will utilize a full access FIGURE 3: Total Traffic Volumes connection to Logan Boulevard and a right- 5%15% in/right-out connection to Immokalee Road. 114116 The need for turn lanes was based on Collier - 58 20% County's Construction Standards Handbook 40% 124 58 20% 0 for Work within the Public Right-of-Way. 40% _-.. 17340 _. 60/ ilimir Section IlI(A.)(1.) specify the threshold volumes i 124 for right and left turn lanes. During the PM 10o,000SgFt peak-hour, it is estimated that 43 vehicles will 25% 450 599 Total 721140 288 Enter make a northbound right turn and 72 vehicles ' 311 Exit will make a southbound left turn from Logan Boulevard. The 43 right turning vehicles exceed the threshold volume of 40 vehicles i, for constructing a right turn lane and the 72 r , left turning vehicles exceed the threshold 15%15% volume of 20 vehicles for constructing a left 4743 turn lane. During the PM peak-hour, it is estimated that 173 vehicles will make an eastbound right turn from Immokalee Road. For multi-lane divided roadways, Collier County requires right turn lanes regardless of the turning volume. The total traffic volumes entering the site (new external plus pass-by) are shown in Figure 3. Both Logan Boulevard and Immokalee Road have a p osted speed of 45 mph. FDOT Standard Index 301 specifies a deceleration length of 185 feet for a speed of 45 mph; therefore, the right turn lanes need to be 185 feet. C Wage Ce The required unsignalized queue length for the left turn lane was calculated using procedures outlined in the AASHTO Green Book. The AASHTO Green Book specifies that at a minimum, queue storage for at least two vehicles (50 feet) be provided. The 72 southbound left turning vehicle will require 60 feet of queue storage; therefore, the left turn lane should be 245 feet (185 + 60).The queue length calculation for the left turn lane is shown below: Southbound Left Turn Lane Queue Length: veh( 1 hr l(2 min)( veh6t 25ft72 \60min) \ CONCLUSIONS The Logan/Immokalee GMPA project, if built to the maximum 100,000 square feet, can be expected to generate 449 net new p.m. peak hour 2-way trips that would be distributed to the surrounding roadway network. The link-level concurrency analysis indicates that the net new trips will not create any adverse LOS conditions. The operational analysis of the signalized intersection of Immokalee Road at Logan Boulevard indicates there may be adverse conditions as a result of background traffic growth (unrelated to the PROJECT); however, the net new trips generated by the PROJECT do not create any additional adverse impacts at buildout. The site impact analysis indicates that 185-foot right turn lanes are warranted at the Logan Boulevard and Immokalee Road access points and a 2 45-foot southbound left turn lane is warranted at the Logan Boulevard access point. Turn lanes should be constructed in accordance with the FDOT Plans Preparation Manual and Standard Index 301. Noe 8IPage • APPENDIX A C C APPENDIX A INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Date: Tuesday, Mav 24, 2016 Time: 2:30 p.m. Location: CDS Conf. Rm TBD People Attending: Name, Organization, and Telephone Numbers 1)Jeff Perry, Stantec Consulting Services Incorporated 2) Michael Sawyer, Project Manager 3) Stephen Baluch 4)Chad- ect-- 5) Study Preparers Preparer's Name and Title: Jeff Perry. AICP Organization: Stantec Consulting Services Incorporated Address &Telephone Number: 3200 Bailey Lane. Suite 200, Naples,FL, (239.649.4040) Reviewer(s): Reviewer's Name&Title: Mike Sawyer Collier County Transportation Planning Department Reviewer's Name &Title: Organization &Telephone Number: Applicant: Applicant's Name: Immokalee Road Associates, LLC Address: 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise,FL 33332 Telephone Number: Proposed Development: Name: Immokalee/Logan Commercial Location: SE Corner Immokalee Road at Logan Blvd. Land Use Type: Commercial Shopping Center ITE Code#: 820 Proposed number of development units: +/- 100,000 Sq. Ft. Other: Description: Shopping Center with outparcels V12,o6lateiveL21567.7260loansooridtionispecificeileelagency_otodante Collier Cciumy TIS Mellwoology meeting checkhsi.deo C Zoning Existing: A-Agricultural Comprehensive plan recommendation: GMPA to Requested: CPUD Findings of the Preliminary Study: No adverse impacts immediately identified Study Type: Small Scale TIS Minor TIS Major TIS X ($1,500+$500 Methodology Meeting Fee) Study Area: Boundaries: Livingston Road on the West, Wilson Blvd on the East. Pine Ridge Road on the South Additional intersections to be analyzed: Immokalee Road at Logan Blvd. Horizon Year(s): 2019 0 Analysis Time Period(s): B/O Future Off-Site Developments: Source of Trip Generation Rates: ITE 9th Ed. Reductions in Trip Generation Rates: None: Pass-by trips: 25%reduction assumed Internal trips(PUD): None Transit use: No reductions assumed Other: Horizon Year Roadway Network Improvements: Collier County 5-Year CIP FDOT 5-Year Work Program Methodology&Assumptions: Non-site traffic estimates:From the 2015 AUIR Site-trip generation: 100,000 sq.ft. floor area Trip distribution method:Manual(see attached) Traffic assignment method:Manual(see attached) V121561ective121561316gICansponalionlspecdicaitonlagency_guidancelColtier County TIS Methodology meeting checWsl dor blikampe Traffic growth rate: Larger of AUIR Annual Growth for each segment vs. 2015 AUIR Trip Bank(incl. 1/7`") Special Features: (from preliminary study or prior experience) Accidents locations: NA Sight distance: NA Queuing: NA Access location & configuration: Full access connection on Logan Blvd. and RI/RO on Immokalee Road Traffic control:NA Signal system location&progression needs: On-site parking needs: Per LDC Data Sources: Base maps: Prior study reports: Access policy and jurisdiction: Collier County Review process: Normal Requirements: Miscellaneous: Small Scale Study—No Fee Minor Study-$750.00 Major Study-$1,500.00 X Includes 2 intersections Additional Intersections- $500.00 each All fees will be agreed to during the Methodology meeting and must be paid io Transportation prior to our sign-off on the application. SIGNA URES , Stu 'ar eleAlkeip)e R vie. ers Applicant V121S61actIve11156131601ransponattonlspecificanonlagency_guidancelColkei County TIS Methodology merrrg checklist dac EXHIBIT A Collier County Traffic Impact Study Review Fee Schedule Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also provided below. Methodology Review-$500 Fee Methodology Review includes review of a submitted methodology statement,including review of submitted trip generation estimate(s), distribution, assignment, and review of a "Small Scale Study" determination, written approval/comments on a proposed methodology statement, and written confirmation of a re-submitted, amended methodology statement, and one meeting in Collier County, if needed. "Small Scale Study"Review-No Additional Fee(Includes one sufficiency review) Upon approval of the methodology review, the applicant may submit the study. The review includes: a concurrency determination, site access inspection and confirmation of the study compliance with trip generation,distribution and maximum threshold compliance. "Minor Study Review"-$750 Fee(Includes one sufficiency review) Review of the submitted traffic analysis includes: optional field visit to site, confirmation of trip generation, distribution, and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of off-site improvements within the right-of-way, review of site access and circulation, and preparation and review of"sufficiency"comments/questions. "Major Study Review"-$1,500 Fee(Includes two intersection analysis and two sufficiency reviews) Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation, special trip generation and/or trip length study, distribution and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled,review of traffic growth analysis,review of off-site roadway operations and capacity analysis,review of site access and circulation,neighborhood traffic intrusion issues, any necessary improvement proposals and associated cost estimates, and preparation and review of up to two rounds of"sufficiency" comments/questions and/or recommended conditions of approval. "Additional intersection Review"-$500 Fee The review of additional intersections shall include the same parameters as outlined in the"Major Study Review" and shall apply to each intersection above the first two intersections included in the"Major Study Review" "Additional Sufficiency Reviews"-$500 Fee) Additional sufficiency reviews beyond those initially included in the appropriate study shall require the additional Fee prior to the completion of the review. V:12156Wdivet215613760toonsponatronlspecuicalaniooency_guidance!Collief County 115 Mettrodolagymeeting checdlist dac tr . -P, § » . » . {f |_ K § k /f °'' . awe g= . | fE /� § % 1 k L L. /mm k§q r11112 � -',, � 22 | k ;2 $ C / a C 111 �.� E " - - - - - - CI 'II .2 ) ' § § . . z ro <tc' .I } ! a ��4 / 7 � r 1 ■cv > ��---- J k rel it- ;� 2 o / § § - Q _ e = m a a \/ \\ 7r, \ ■ n n _ " ® § K c § - - -/ � § ■ r§ g A 2 k § j % \ g - . 1 p ^�� L ` ' § � § 1.LL1I 1111. 1111 in ��0.. 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C > _ y C > y W C > N N — C -OO a9 0 O m m Y Y +' 0 Y S m m ra r0 m r0 O 00 in C N O O -0 00 C O kcl NN C QJ O O v a0 C O E •n m- E E c .c a E E v1 m= E E c .c m E ro 0 = ^ J v E E > J J - = j J u° E > In J E •E . cu a a a a a) ro ro CM w E ao ao ao ao E a s a s 0 0 Y A 0 0 0 O u u CO ro ro ro 03 0 0 0 C L L CC O Z 0 0 0 0 N CO O 0 D Z D: LC 0 CC CO U C 13d 0 0 01 -0 -0 j `' `• > Q ry CU 0.1 `' > Qr01 01 ai — — 0.1 — CO _ CIn cYYYm m GO O O O O C C C N OOov 6.1 !a 0 fa fa m co m ' .flO .l O O O O C v v a 0 No E E E Ea, amc c — E E E E ec -mm E EE E J o o > >L) N 0 :-.7 E EEE J o o > > ° , r Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: Logan Blvd N--Dw�onnection QC JOB#: 13833402 CITY/STATE: Naples. FL DATE:Thu,Jun 02 2016 368 553 Peak-Hour:4:45 PM--5:45 PM 10.3 2.5 I a * I Peak 15-Min:5:30 PM--5:45 PM a 0 368 011— 0.0 10.3 0 0 •+ all.« s t ~ o o 0 o « � t '0.0 0.0 00 0.0 o • I0.90 14. 0 . •0.0APo0 0 0 0 0 •• � t •• * P Foo00 oo00_., .� f ,. 0 553 0 Quality Counts 0.0 2.5 0.0 a f 368 553 a 10.3 25 I 6 L 1 0 0 1 a I7JA. � 0 , t 0: 0 ♦�► 1 > o o 0 0 1- 1 i 4 -I J a b L t I t NA 4, . NA NA 4i1. 44NA c • s ‘........ ti f .1 f INAI a R•=RTOR 15-Min Count Logan Blvd N Logan Blvd N Dwy Connection Dwy Connection Total Hourly Period (Northbound) (Southbound) (Eastbound) 1 I (Westbound) Totals Beginning At Left Thru Right U R* Left Thru Right U R* I Left Thru Right U R* I Left Thru Right U R* 4 00 PM 0 105 0 0 0 j 0 75 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 180 4 15 PM 0 92 0 0 0 i 0 70 0 0 0 0 0 0 0 0 ! 0 0 0 0 0 I 162 4:30 PM 0 102 0 0 0 0 100 0 0 01 0 0 0 0 0 0 0 0 0 0 1 202 4'45 PM0 141 0 0 0 0 79 0 0 0 J 0 0 0 0 0 i 0 0 0 0 01 220 ' 764 500 PM 0 120 0 0 0 : 0 86 0 0 0 I 0 0 0 0 0 I 0 0 0 0 0 , 206 i 790 5:15 PM 0 138 0 0 0 1 0 102 0 0 01 0 0 0 0 01 0 0 0 0 0 1 240 l 868 i _5:30 PM i 0 154 0 0 0 0 101 0 0 0 0 0 0 0 0 0 0 0 0 0 1255 ;;921 5:45 PM 0 127 0 0 0 0 86 0 0 0 0 0 0 0 0 0 0 0 0 0 213 914 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates j Left Thru Right U R* I Left Thru Right U R* Left Thru Right U R* Left Thru Right U R* Total All Vehicles 0 616 0 0 0 0 404 0 0 0 '',, 0 0 0 0 0 0 0 0 0 0 1020 Heavy Trucks 0 8 0 0 24 0 0 0 0 0 0 0 32 Pedestrians 0 0 0 0 ' 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad C Stopped Buses , Comments: Report generated on 6/15/2016 6:37 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 I Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume 0 LOCATION: Logan Blvd N--Immokalee Rd QC JOB#: 13833401 CITY/STATE: Naples. FL DATE:Thu.Jun 02 2016 235 242 Peak-Hour: 5:00 PM--6:00 PM la *a 3 L 5.1 04 ,30 69 36 Peak 15-Min: 5:15 PM--5:30 PM a 4.1 3.8 87 28 1433*152 4 t 37~1294 5.2 0.7 + 0.0 5.2 t « 2359* 0.96 .... L I *1161 • 3.3 ,,, �'# ~ 5.4 2724 213 7h * �.e 96~2727 # 3 5 7.0 7 * ' P 4.2 3.0 134 61 331 aQuatit> Counts 75.2 00 06( 377 526 6.6 17 _I 0 L I , 0 01 �, ° Jt 0 0 �'.'''I 1 0 ~ COD « 0 J1ts > r 1 0 0 o I .__. _, .__ _, ,_ _. ( J a V0Noi> ( J J 4 V L • a t 11TTr amt NA ~ .0. NA NA • • NA .► 7 r * Z P '\44.0,' - ---141 * r• p ... . e p NA NA a * R'=RTOR 15-Min Count' Logan Blvd N Logan Blvd N Immokalee Rd Immokalee Rd Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) ' Totals Beginning At Left Thru Right U R* Left Thru Right U R* Left Thru Right U R* Left Thru Right U R* 4:00 PM I, 33 17 23 0 27 16 17 3 0 20 26 407 27 3 8 23 371 5 0 7 1033 4:15 PM 35 16 18 0 21 15 10 5 0 16 45 398 29 5 14 28 268 5 1 5 934 4:30 PM 31 19 10 0 22 9 13 1 0 31 26 446 44 1 13 24 313 4 0 1 ,1008 4:45 PM 28 24 71 0 25 14 19 5 0 32 31 520 26 4 13 25 261 14 2 4 1118 14093 5:00 PM 36 15 60 0 16 9 23 15 0 21 25 543 34 3 17 117 311 7 0 1 '1153 4213 I S.1. PM :33 15 54 . 0 22 1 7 17 5 0 26 35 630 36 2 .14 28 _312 8 0 211246 4525i 5:30 PM 31 16 95 0 17 8 22 6 0 25 48 599 37 2 18 29 276 8 1 2 1240 4757 5.45 PM , 34 15 45 0 22 12 7 6 0 26 36 587 37 1 20 21 262 4 0 5 !1140 4779 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates_ Left Thru Right U R* Left Thru Right U R* eft Thru Right U R* Left Thru Right U R* Total All Vehicles 132 60 216 0 88 28 68 20 0 104 140 2520 144 8 56 112 1248 32 0 8 4984 Heavy Trucks 0 0 0 0 0 8 4 80 32 4 104 0 232 Pedestrians 0 0 0 4 4 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 CRailroad Stopped Buses Comments: Report generated on 6/15/2016 6:37 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 CC cp in m p m T M o °) m p 0 m r- o n T C T N V) e- MS > 0 m m O O N I- N M O O N I- a-- m N 1- CC) Cll N CO CO CO �O Cr) V .- e- N O e- CID 0 J m CD m M CO CO m 0 0 CO O V U) U) CO co Obi CO co O O 4 CO 0 0 CO V O4 Z M N- M Z M - 't Z Z v v z O m m COt 00 cv)r M o rn ONO m e- eN- m 00 , rn F— a, z z 4 z z U ° J LLI 0 U) ,- J ocNi cr) J J �Vy/ CO M T Lo m to co O O 1� m CO CO CO M I� LL Z Z 4 N r- Z O O Z O N W Z CO M ob n o o co v p a > CC ^� C) F- p) N I- N o V) I- I- LI) '1) ( J O CO M m co co m O O mis) O t� IL C� LO S > >? e- U) E . E— N J O -J V c co J J OJ Q o m r m , M to '-- N CO CO W m M Cll W (1.) 2 as O X co O co CC CO v) Ce Q' If) LI) E CO r" `- W m LI) CO W p0 (N') CO 0:1 O O m O CO J N r N N N W W N N 0 oa ce a 0 I— rn rnti F_ o o 0 Lo nLc) H- F- N--. co U 4) O co 2 Ts UJ m N mCO M O O M Lu m CO O 10 cD m M CO LL apo E LL m co N O r o tF J J o 0 0 <0 m co m co M N O m 0 0 m O O O r/ D p CI) W r T W N UJ W N N 1 C 'a L O RYO OO 0 '. 0 i U j) C) fC N L L O = §' C u) u) O 3d UO Y cO % ` O �«- OCO EO V E U 4- C G U O CO U _ 0 .-- U i Y i W w O Cw Q C1) d ~ > O U H O m 0 @ U I- F- V L ,_ - O CL LL c) O co () H 0 ++ U C7 1- U ia -5d W .` wiX o , H( N C H ' OD I- CL Q X e- 0 o 0 ITI C) CU N 0'] N N CC -0, 1 6/13/2016 Programmed EPAC Data 2:11:43PM Intersection Name: Immokalee @ Logan Blvd Intersection Alias: IM127 Code:9999 Channel:48 Address: Revision:3.33d0 • Access Data Port 2 Comm:19200 Baud 115 Phase Data Port 3 Comm:19200 Baud Vehical Basic Timings Vehical Density Timings Time B4 Cars Time To Phase Min_Gm Passage Maxl Max2 Yellow All Red Added Initial Max_Initial Reduction Before Reduce Min_Gap 1 5 2.0 20 0 4.8 2.2 0.0 0 0 0 0 0.0 2 15 4.0 60 0 4.8 2.2 0.0 0 0 0 0 0.0 3 5 2.0 20 0 4.0 4.0 0.0 0 0 0 0 0.0 4 5 2.0 25 0 4.8 2.3 0.0 0 0 0 0 0.0 5 5 2.0 35 0 4.8 2.2 0.0 0 0 0 0 0.0 6 15 4.0 60 0 4.8 2.2 0.0 0 0 0 0 0.0 7 5 2.0 30 0 4.8 2.3 0.0 0 0 0 0 0.0 8 5 2.0 20 0 4.0 4.0 0.0 0 0 0 0 0.0 Pedestrian Timing Extended Actuated General Control Miscellaneous No Ped Flashing Ped Rest Non-Act Veh Ped Recall Non Dual Last Car Conditional Simultaneous Phase Walk Clear Walk Clear in Walk Initialize Response Recall Recall Delay Lock Entry Passage Service Gap Out 1 0 0 No 0 No Inactive None None None 0 Yes No No No No 2 7 24 No 0 No Green None Min None 0 Yes No No No No 3 0 0 No 0 No Inactive None None None 0 Yes No No No No 4 7 37 No 0 No Inactive None None None 0 Yes Yes No No No 5 0 0 No 0 No Inactive None None None 0 Yes No No No No 6 9 36 No 0 No Green None Min None 0 Yes No No No No 7 0 0 No 0 No Inactive None None None 0 Yes No No No No 8 10 36 No 0 No Inactive None None None 0 Yes Yes No No No snecial Sequence Vehical Detector Phase Assignment tuft Data Assigned Switched Phase Mode Phase Extend Delay Vehical Detector Channel:1 6 Veh 0 0.0 0 Vehical Detector Channel:2 1 Veh 0 0.0 0 Vehical Detector Channel:3 7 Veh 0 0.0 0 Vehical Detector Channel:5 2 Veh 0 0.0 0 Vehical Detector Channel:6 5 Veh 0 0.0 0 Vehical Detector Channel:7 3 Veh 0 0.0 0 ' Default Data Pedestrian Detector Special Detector Phase Assignment Default Data Assign Switched Phase Mode Phase Extend Delay Default Data Unit Data General Control Remote Flash Flash Flash Startup Time:6sec Startup State:All Red Red Revert:4sec Test A=Flash No Channel Color Altemat 1 Red No Auto Ped Clear:No Stop Time Reset:No Alternate Sequence:0 Flash Flash 2 Yellow No Entry Exit ABC connector Input Modes:0 Input Output Phase Phase Phase 3 Red Yes ABC connector Output Modes: 0 Ring Respons Selection 2 No Yes 4 Red Yes I Ring 1 Ring 1 4 Yes No 5 Red No D connector Input Modes: 0 2 Ring 2 Ring 2 6 No Yes 6 Yellow No nnector Output Modes:6 3 None None 8 Yes No 7 Red Yes 4 None None 8 Red Yes Page 1 of 9 OVerl aps I Overlaps ABCDEF GHI J KL MNOP Phase(s) ABCDEF0 GHI J KL MNOP Trail Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Trail Yellow 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Trail Red 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Plus Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Minus Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ring Phase(s) Next 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Phase Ring Phase 1 2 3 4 1 1 3 3 9 10 11 12 13 14 15 16 1 I 2 = ` 5 5 7 7 2 2 4 4 2 1 3 7 m 3 ] o ii 6 6 8 8 5 6 7 8 4 4 1 . 1 5 2 6 6 2 7 7 2 g 8 2 5 Alternate Sequences Port 1 Data Alternate Sequences BIU Port Message 1 Addr Status 40 0 Used No Phase 1 I I Used No Cy) Z 8 Used No 16 Used No Channel Assignment Control Channel Hardware Pin Set Control Channel Hardware Pin Set Control Channel Hardware Pin Set Ph.1 Veh I 1 -Ph.l RYG 1 Ph.2 Veh 2 2-Ph.2 RYG 2 Ph.3 Veh 3 3-Ph.3 RYG 3 Ph.4 Veh 4 4-Ph.4 RYG 4 Ph.5 Veh 5 5-Ph.5 RYG 5 Ph.6 Veh 6 6-Ph.6 RYG 6 Ph.7 Veh 7 7-Ph.7 RYG 7 Ph.8 Veh 8 8-Ph.8 RYG 8 Ph.2 Ped 9 10-Ph.2 DPW 10 Ph.4 Ped 10 12-Ph.4 DPW 12 Ph.6 Ped 11 14-Ph.6 DPW 14 Ph.8 Ped 12 16-Ph.8 DPW 16 Ph.1 OLP 13 17-Ph.1 RYG 17 Ph.2 OLP 14 18-Ph.2 RYG 18 Ph.3 OLP 15 19-Ph.3 RYG 19 Ph.4 OLP 16 20-Ph.4 RYG 20 Ph.1 Ped 17 9-Ph.1 DPW 9 Ph.3 Ped 18 11 -Ph.3 DPW 11 Ph.5 Ped 19 13-Ph.5 DPW 13 Ph.7 Ped 20 15-Ph.7 DPW 15 ID Page 2 of 9 Coordination Data Dial/Split Cycle General Coordination Data 1/1 145 Operation Mode: 1=Auto Offset Mode:O=Beg Gm 1/2 145 Manual-Dial:-1 nation Mode:2=Permissive Force Mode: O=Plan 1/3 145 T.t Manual Split: 1 un Mode:O=Inhibit Max Dwell Time:0 Manual Offset: 1 1/4 135 Correction Mode:2=Short Way Yield Period: 0 2/1 135 2/2 145 2/3 135 3/1 135 3/2 145 3/3 135 3/4 180 4/1 160 4/2 160 4/3 180 C Page 3 of 9 Split Times and Phase Mode Dial 1 / Split 1 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 25 0=Actuated 2 78 1=Coordinate 3 18 O=Actuated 4 24 O=Actuated 25 O=Actuated 6 78 l=Coordinate 7 24 0=Actuated 8 18 0=Actuated Dial 1 / Split 2 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 23 0=Actuated 2 67 1=Coordinate 3 22 0=Actuated 4 33 O=Actuated 5 23 0=Actuated 6 67 1—Coordinate 7 30 O=Actuated 8 25 0=Actuated Dial 1 / Split 3 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 27 0=Actuated 2 63 1=Coordinate 3 18 0=Actuated 4 37 0=Actuated 5 17 0=Actuated 6 73 1=Coordinate 7 18 O=Actuated 8 37 0=Actuated Dial 1 / Split 4 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 O=Actuated 2 69 1=Coordinate 3 21 0=Actuated 4 24 0=Actuated 5 21 O=Actuated 6 69 1=Coordinate 7 21 O=Actuated 8 24 0=Actuated Dial 2/ Split l Ph_ Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 O=Actuated 2 71 1=Coordinate 3 22 0=Actuated 4 21 O=Actuated 5 21 O=Actuated 6 71 1=Coordinate 7 22 0=Actuated 8 21 0=Actuated Dial 2/ Split 2 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 23 O=Actuated 2 74 1=Coordinate 3 25 O=Actuated 4 23 O=Actuated 5 23 O=Actuated 6 74 1=Coordinate 7 25 0=Actuated 8 23 0=Actuated Dial 2/ Split 3 ph. Splits Ph.Mode Ph. Splits Ph.Mode ' Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 0=Actuated 2 69 1=Coordinate 3 21 0=Actuated 4 24 O=Actuated 0 21 0=Actuated 6 69 1=Coordinate 7 21 O=Actuated 8 24 O=Actuated / Split I Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 0=Actuated 2 71 1=Coordinate 3 22 0=Actuated 4 21 0=Actuated 5 21 0=Actuated 6 71 1=Coordinate 7 22 0=Actuated 8 21 0=Actuated Dial 3/ Split 2 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 23 0=Actuated 2 74 1=Coordinate 3 25 O=Actuated 4 23 O=Actuated 5 23 0=Actuated 6 74 1=Coordinate 7 25 0=Actuated 8 23 0=Actuated Dial 3/ Split 3 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 O=Actuated 2 69 1—Coordinate 3 21 O=Actuated 4 24 O=Actuated 5 21 0=Actuated 6 69 I=Coordinate 7 21 O=Actuated 8 24 O=Actuated Dial 3/ Split 4 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 27 0=Actuated 2 95 1=Coordinate 3 29 0—Actuated 4 29 O=Actuated 5 32 0=Actuated 6 90 1=Coordinate 7 29 O=Actuated 8 29 O=Actuated Dial 4/ Split 1 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 24 0=Actuated 2 84 1=Coordinate 3 26 O=Actuated 4 26 O=Actuated 5 28 O=Actuated 6 80 1=Coordinate 7 26 O=Actuated 8 26 O=Actuated Dial 4/ Split 2 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 27 0=Actuated 2 78 1=Coordinate 3 18 O=Actuated 4 37 0=Actuated 5 17 O=Actuated 6 88 1=Coordinate 7 18 O=Actuated 8 37 O=Actuated / Split 3 Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 30 0=Actuated 2 88 1=Coordinate 3 20 0=Actuated 4 42 O=Actuated 5 19 0—Actuated 6 99 1—Coordinate 7 20 O=Actuated 8 42 0=Actuated Page 4 of 9 11111111111111111111111111111.11r _______, Traffic Plan Data - Plan: 1/1/1 Offset Time: 102 Alt.Sequence: 0 Mode:0=Normal Rg 2 Lag Time: 0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan: 1/2/1 Offset Time: 126 Alt.Sequence:0 Mode:O=Norma] Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 1/3/1 Offset Time:45 Alt.Sequence: 0 Mode: O=Normal0 Rg 2 Lag Time:0 Rg 3 Lag Time: 0 Rg 4 Lag Time:0 1/4/l Offset Time: 87 Alt.Sequence: 0 Mode:O=Norma{ Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Tune:0 Plan:2/1/1 Offset Time: 72 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time: 0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:2/2/1 Offset Time: 64 Alt.Sequence:0 Mode: 0=Normal Rg 2 Lag Time: 0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:2/3/1 Offset Time: 87 Alt.Sequence:0 Mode: O=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/1/1 Offset Time: 72 Alt.Sequence:0 Mode: 0=Norval Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/2/1 Offset Time: 72 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/3/1 Offset Time: 87 Alt.Sequence: 0 Mode: 0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/4/1 Offset Time: 146 Alt.Sequence: 0 Mode:O=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:4/1/1 Offset Time: 116 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:4/2/1 Offset Time: 16 Alt.Sequence:0 Mode:O=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:4/3/1 Offset Time:27 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time: 0 Rg 3 Lag Time: 0 Rg 4 Lag Time:0 Local TBC DataSource Equate Days Start of Daylight Saving Month:3 Week:2 Cycle Zero Reference Hours:24 Min:0 Day 1 2 3 4 5 6 7 End of Daylight Saving Month: 11 Week: 1 2 3 4 5 6 0 0 0 Traffic Data PHASE FUNCTION Event Dac Time DIS/0 flash 1 - 3 -4 - 6 7 8 9 10 11 11 13 14 15 16 1 1 0:1 0/0/4 n7 n n n n - n 0 2 1 6:0 0/0/4r--] r---1 ---- ---- LI n n 3 1 9:0 3/1/1 .-I n n n 4 1 10:0 3/2/1 - n n 7 .01 18:0 3/3/1 n _ n n 1 20:30 0/0/4 ❑ n n _ n n n 7 2 0:1 0/0/4 n I ! u n n ; I n 1 8 2 6:0 1/1/1 n I—I n n n n n n Li u _ 9 2 6:30 4/1/1 n n F n 10 2 9:30 1/2/1 n n n n n n n 11 2 15:20 4/2/1 12 2 18:0 1/3/1 n n n — 13 2 19:0 1/4/1 14 2 22:0 0/0/4 n 15 7 0:1 0/0/4 16 7 6:0 0/0/4 nnn nnnnnnnnnnnn 17 7 7:0 2/1/1 n 18 7 8:30 2/2/1 ❑ n n n n 19 7 19:0 2/3/1 ❑ ❑nnn u nu 20 7 22:0 0/0/4 ❑ n n — Li ❑ ❑ ❑ ❑ ❑ Name Page 5 of 9 AUX. Events Det. Det. Det. Program Aux Ouputs Diag. Rpt. Mult100 Special Function Outputs nt--- Day----Hour---Min. 1 2 3 D1 D2- X33— Dimming 1 2 _ 4 5 6 7- s 1 0 1 IU 3 1 18 0 _ _ ._ Default Data-No Special Day(s)or Week(s)Programmed Special Functions Function SF1 SF2 SF3 SF4 SF5 SF6 SF7 SF8 Special Function 1 Special Function 2El El Special Function 3 X Special Function 4 Special Function 5 Special Function 6 Special Function 7 - D Special Function 8 X se Function se Function Map PFI PF2 PF3 PF4 PFS PF6 PF7 PF8 PF9 PF10 PF11 PF12 PF13 PF14 PF15 PF16 Phase 1 Max2El 1 Phase 2 Max2 X Phase 3 Max2 X Phase 4 Max2 X Phase 5 Max2 X Phase 6 Max2 X Phase 7 Max2 X Phase 8 Max2 X Phase 1 Phase Omit X Phase 2 Phase Omit k Phase 3 Phase Omit X Phase 4 Phase Omit X Phase 5 Phase Omit X Phase 6 Phase Omit X Phase 7 Phase Omit X ::8 Phase Omit X Page 6 of 9 Dimming Data Wel Red Yellow Green Alternate El Default Data-No Dimming Programmed Preemption Data General Preemption Data Ring Min Grn/Walk Time I 7 2 7 3 7 4 7 Flash=Preempt 1 Preepmt 2=Preempt 3 Preepmt 4=Preempt 5 Preepmt 1 =Preempt 2 Preepmt 3=Preempt 4 Preepmt 5=Preempt 6 . Preempt Timers Select r Return E I Track L Non- Link to Ped Dwell Ped - Locking Preempt Delay Extend Duration MaxCall Lock-Out Clear Yel Red Gm Ped Yel Red Green Clear Yel Red 1 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 2 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 3 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 4 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 .-s No 0 0 0 0 0 0 8 4.0 2.0 10 8 4.0 2.0 10 8 4.0 2.0 No 0 0 0 0 0 0 8 4.0 2.0 10 8 4.0 2.0 10 8 4.0 2.0 Preempt 1 Preempt 2 Preempt 3 Preempt 4 Preempt 5 Preempt 6 Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls 2 Yes No 4 Yes No 2 Yes No 4 Yes No I No Yes I No Yes 6 Yes No 8 Yes No 6 Yes No 8 Yes No 2 No Yes 2 No Yes 3 No Yes 3 No Yes 4 No Yes 4 No Yes 5 No Yes 5 No Yes 6 No Yes 6 No Yes 7 No Yes 7 No Yes 8 No Yes 8 No Yes Priority Timers Priority Non-Locking Delay Extend Duration Dwell Max_Call Lock-Out Skip Phases 1 No 0 0 0 0 0 0 O=Do not Skip Phases 2 No 0 0 0 0 0 0 0=Do not Skip Phases 3 No 0 0 0 0 0 0 0-Do not Skip Phases 4 No 0 0 0 0 0 0 O=Do not Skip Phases 5 No 0 0 0 0 0 0 O=Do not Skip Phases 6 No 0 0 0 0 0 0 O=Do not Skip Phases Priority 1 Priority 2 Priority 3 Priority 4 Priority 5 Priority 6 CfaExit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit se phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Page 7 of 9 Preempt 1 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph Track Dwell Cycle Ovlp Track Dwell Cycle e Teen No Default Data Default Data 1. Red Green No Preempt 2 Pedestrian Phases Overlaps Vehical Phases Track Dwell Cycle Track Dwell Cycle Ph. Track Dwell Cycle Ph. Y Ovlp. }' 3 Red Green No Default Data Default Data 8 Red Green No Preempt 3 Pedestrian Phases Overlaps Vehical Phases Track Dwell Cycle Track Dwell Cycle Ph. Track Dwell Cycle Ph. }' Ovlp. y 2 Red Green No Default Data Default Data 5 Red Green No Preempt 4 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell Cycle Ovlp_ Track Dwell Cycle 4 Red Green No 2 Red Gm No 7 Red Green No Default Data Preempt 5 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell Cycle Ovlp. Track Dwell Cycle Default Data Default Data Default Data Preempt 6 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell Cycle Ovlp. Track Dwell Cycle Fault Data Default Data Default Data stem/Detectors Data Local Critical Alarms Revert to Backup: 15 1st Phone: Local Free:No Cycle Failure:No Coord Failure:No Conflict Flash:Yes Remote Flash:No 2nd Phone: Local Fash:No Cycle Fault:No Coord Fault:No Premption:Yes Voltage Monitor: Special Status 1:Yes Ye$ P Special Status 2:Yes Special Status 3:No Special Status 4: No Special Status 5:No Special Status 6:No Traffic Responsive System Detector Average Occupancy Min Queue 1 System Weight Queue 2 System Weight Detector Channel Veh/Hr Time(mins) Correction/10 Volume% Detectors Detectors Factor Detectors Detectors Factor Default Data Default Data Default Data Sample Interval: Queue: 1 Input Selection:O=Average Queue: Detector Failed Level:0 Level Enter Leave Dial/Split/Offset Queue:2 Input Selection:O=Average / / Detector Failed Level:0 Default Data Page 8 of 9 Vehical Detector Vehical Detector Special Detector Diagnostic Value 0 Diagnostic Value 1 Diagnostic Value 0 Max No Erratic Max No Erratic Max No Erratic Detector___Presence.__Activity-_ Count etector Presence Activity Count Detector Presence Activity Yount 1 30 180 60 1 30 180 60 2 30 180 60 2 30 0 60 Default Data-No Diag 0 Valu 3 30 180 60 3 30 0 60 4 30 180 60 4 30 180 60 5 30 180 60 5 30 180 60 6 30 180 60 6 30 0 60 7 30 180 60 7 30 0 60 8 30 180 60 8 30 0 60 Pedestrian Detector Pedestrian Detector Special Detector Diagnostic Value 0 Diagnostic Value 1 Diagnostic Value 1 Max No Erratic Max No Erratic Max No Erratic Detector Presence Activity Count Detector Presence Activity Count Detector Presence Activity Count 1 5 0 0 1 5 0 0 2 5 0 0 2 5 0 0 Default Data-No Diag 1 Values 3 5 0 0 3 5 0 0 4 5 0 0 4 5 0 0 5 5 0 0 5 5 0 0 6 5 0 0 6 5 0 0 7 5 0 0 7 5 0 0 8 5 0 0 8 5 0 0 Default Data-No Diag 0 Values Default Data-No Diag 1 Values Speed Trap Data Speed Trap Speed Trap Speed Trap: Dial/Split/Offset Low Treshold High Treshold // Measurement: 'Detector 1 Detector 2 Distance: Default Data Default Data Volume Detector Data Report Interval Volume Controller Detector Detector Number Channel Default Data Page 9 of 9 APPENDIX C Lanes. Volumes. Timings 3: Logan Blvd & Immokalee Rd 6;17%2016 -. z t P ti 1 4- .;:.4., r g -'`:,-,-..-.010:6E- . "' .`'ANT: .. _,i _. { . i^c "" Lane Configurations VI +++ r.. ,ii +++ rr ` » ++ iv vi 4 r Traffic Volume(vph) 181 2807 253 114 1382 44 159 73 394 43 82 155 Future Volume(vph) 181 2807 253 114 1382 44 159 73 394 43 82 155 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 1 1 1 Taper Length(ft) 100 100 100 50 Lane Util. Factor 0.97 0.91 1.00 0.97 0.91 1.00 0.97 0.95 1.00 1.00 1.00 1.00 Frt 0.850 0.850 0.850 0.850 Fit Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Fit Permitted 0.950 0950 0.950 0.950 Satd.Flow(perm) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 136 184 177 177 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3°o 9% 4% Adj. Flow(vph) 189 2924 264 119 1440 46 166 76 410 45 85 161 Shared Lane Traffic(%) Lane Group Flow(vph) 189 2924 264 119 1440 46 166 76 410 45 85 161 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm -1/410...„ Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 27.0 88.0 88.0 17.0 78.0 78,0 18.0 37.0 37.0 18.0 37.0 37.0 Total Split(%) 16.9% 55.0% 55.0% 10.6% 48.8% 48.8% 11.3% 23.1% 23.1% 11.3% 23.1% 23.1% Maximum Green (s) 20.0 81.0 81.0 10.0 71.0 71.0 10.0 29.0 29.0 10.9 29.9 29.9 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 14.0 86.0 86.0 9.5 81.5 81.5 10.0 29.0 29.0 9.0 25.4 25.4 Actuated g/C Ratio 0.09 0.54 0.54 0.06 0.51 0.51 0.06 0.18 0.18 0.06 0.16 0.16 v/c Ratio 0.62 1.08 0.30 0.59 0.57 0.05 0.80 0.12 0.94 0.46 0.31 0.41 Control Delay 79.3 79.3 11.4 85.9 29.7 0.1 100.0 55.1 67.1 87.3 60.5 8.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2016 Exisitng Synchro 9 Report PM Peak-Hour Page 1 I Lanes, Volumes. Timings 3: Logan Blvd & Immokalee Rd 6!17/2016 -► c '~ ti r t P " 1 4/ r, 13 ., : R Total Delay 79.3 79.3 11.4 85.9 29.7 0.1 100.0 55.1 67.1 87.3 60.5 8.3 LOS E E B F C A F E E F E A Approach Delay 74.0 33.0 74.1 35.8 Approach LOS E C E D Queue Length 50th(ft) 100 -1309 72 63 398 0 90 35 259 46 77 0 Queue Length 95th (ft) 140 #1378 136 100 469 0 #151 61 #478 91 132 51 internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 433 2705 873 210 2515 912 208 671 441 119 325 434 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.44 1.08 0.30 0,57 0.57 0.05 0.80 0.11 0.93 0.38 0.26 0.37 Area Type: Other Cycle Length: 160 Actuated Cycle Length: 160 Offset: 16(10%). Referenced to phase 2:WBT and 6:EBT.Start of Yellow Natural Cycle: 140 Control Type:Actuated-Coordinated Maximum v,tc Ratio: 1.08 Intersection Signal Delay: 61.1 Intersection LOS: E Intersection Capacity Utilization 101.2% ICU Level of Service G Analysis Period(min) 15 Volume exceeds capacity.queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Logan Blvd&lmmokalee Rd 01 4-02 R 4\03 1 04 al II 1.05 -1,136 `►07 1 8 MI M 2016 Exisitng Synchro 9 Report CPM Peak Hour Page 2 Lanes, Volumes. Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 . C t -A -•{{ IR r ;y& 4\ t r� '► ��```1 y{�' 41 1: .et't A 4:4 -.'3 w,..t t, 1,:k1,-'-':,,,, a!„ IR .4" ,li` �' 0'w*,: ,: 4.. °N,.i*.:.g " _, i ',$a"S" .r:'� ` Lane Configurations )"1 t?f i' 'S'� 4'�'M r 't'� 44 r ) + r Traffic Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Future Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 1 1 1 Taper Length(ft) 100 100 100 50 Lane Util. Factor 0.97 0.91 1.00 0.97 0.91 1.00 0.97 0.95 1.00 1.00 1.00 1.00 Frt 0.850 0.850 0.850 0.850 Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow(prat) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Flt Permitted 0.950 0.950 0.950 0.950 Satd. Flow(perm) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd.Flow(RTOR) 136 184 177 177 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj. Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 --- Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 27.0 88.0 88.0 17.0 78.0 78.0 18.0 37.0 37.0 18.0 37.0 37.0 Total Split(%) 16.9% 55.0% 55.0% 10.6% 48.8% 48.8% 11.3% 23.1% 23.1% 11.3% 23.1% 23.1% Maximum Green (s) 20.0 81.0 81.0 10.0 71.0 71.0 10.0 29,0 29.0 10.9 29.9 29.9 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 15.1 81.3 81.3 9.7 75.9 75.9 10.0 33.3 33.3 9.2 29.9 29.9 Actuated g/C Ratio 0.09 0.51 0.51 0.06 0.47 0.47 0.06 0.21 0.21 0.06 0.19 0.19 v/c Ratio 0.65 1.29 0.36 0.66 0.69 0.06 0.89 0.11 0.98 0.50 0.30 0.42 Control Delay 79.2 165.6 13.5 89.0 35.2 0.1 113.0 54.1 73.7 89.5 58.9 10.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2019 Background Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings ..., 3: Logan Blvd & Immokalee Rd 6117!2016 c '- k- 4\ t �► 1 .' g&Jr:' Tx S.,gt''u,. `+"AfiL";',$ `.c ..',,b.. dt...kIfPF.`;' Total Delay 79.2 165.6 13.5 89.0 35.2 0.1 113.0 54.1 73.7 89.5 58.9 10.8 LOS E F BF D A F D E F EB Approach Delay 148.9 38.2 81.4 37.0 Approach LOS F D F D Queue Length 50th(ft) 112 -1599 95 71 479 0 101 39 -359 52 88 4 Queue Length 95th(ft) 155 #1657 165 110 561 0 #177 66 #598 100 147 74 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 433 2559 834 210 2343 862 208 751 472 119 325 434 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.49 1.29 0.36 0.63 0.69 0.06 0.89 0.11 0.98 0.42 0.30 0.42 i� r yiP Area Type: Other Cycle Length: 160 Actuated Cycle Length: 160 Offset: 16(10%).Referenced to phase 2:WBT and 6:EBT. Start of Yellow Natural Cycle: 150 Control Type:Actuated-Coordinated Maximum v/c Ratio: 1.29 Intersection Signal Delay: 106.0 Intersection LOS: F Intersection Capacity Utilization 111.0% ICU Level of Service H Analysis Period(min) 15 - Volume exceeds capacity,queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Logan Blvd&Immokalee Rd J 01 ~02 R` \ 03 + 04 111 e05 --0.06 R "07 t 08 IM El 2019 Background Synchro 9 Report PM Peak-Hour Page 2 #_.,.:. Lanes, Volumes, Timings 3: Logan Blvd & lmmokalee Rd 6/17/2016 -' - z �, t rfr ti 1 I Lave Group EEL EBT EBR WBL WET WBR NEL NET NBR SBL SET ,.,- Lane Configurations ''0% ilii i"i 1-t1 r ,1'1 fit r ) t t' Traffic Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Future Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 2 1 1 Taper Length(ft) 100 100 100 50 Lane Util. Factor 0.97 0.86 1.00 0.97 0.91 1.00 0.97 0.95 0.88 1.00 1.00 1.00 Frt 0.850 0.850 0.850 0.850 Fit Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Flt Permitted 0.950 0.950 0.950 0.950 Satd. Flow(perm) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd.Flow(RTOR) 169 130 252 136 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj. Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Noise Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5,0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 22.0 94.0 94.0 18.0 90.0 90.0 22.9 32.5 32.5 15.5 25.1 25.1 Total Split(%) 13.8% 58.8% 58.8% 11.3% 56.3% 56.3% 14.3% 20.3% 20.3% 9.7% 15.7% 15.7% Maximum Green(s) 15.0 87.0 87.0 11.0 83.0 83.0 14.9 24.5 24.5 8.4 18,0 18.0 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11,0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green (s) 14.3 92.9 92.9 10.8 89.4 89.4 13.4 21.9 21.9 7.9 13.8 13.8 Actuated g/C Ratio 0.09 0.58 0.58 0.07 0.56 0.56 0.08 0.14 0.14 0.05 0.09 0.09 v/c Ratio 0.69 0.89 0.31 0.59 0.59 0.05 0.67 0.17 0.77 0.58 0.64 0.70 Control Delay 82.5 34.0 8.6 83.0 25.1 0.1 83.1 62.0 38.9 100.2 89.2 34.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 r 2019 Background with Improvements Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings jib,- -- 3: Logan Blvd & Immokalee Rd 6'17/2016 r r k.. 4, t `- 1 4/ � - 'WBR NBL NBT NBR SBL SBT SBR Total Delay 82.5 34.0 8.6 83.0 25.1 0 1 83.1 62.0 38.9 100.2 89.2 34,7 LOS F C A F C A F ED F F C Approach Delay 34.8 28.6 52.8 60.8 Approach LOS C C D E Queue Length 50th(ft) 112 870 61 70 407 0 98 42 125 52 99 45 Queue Length 95th(ft) 159 968 128 109 486 0 142 69 193 #106 161 130 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 333 3684 946 241 2761 960 310 559 649 91 196 295 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.64 0.89 0.31 0.55 0.59 0.05 0.60 0.15 0.71 0.55 0.49 0.61 Area Type: Other Cycle Length: 160 Actuated Cycle Length: 160 Offset: 16(10%), Referenced to phase 2:WBT and 6:EBT,Start of Yellow Natural Cycle: 120 Control Type:Actuated-Coordinated Maximum v/c Ratio:0.89 Intersection Signal Delay:36.4 Intersection LOS:D C Intersection Capacity Utilization 83.8% ICU Level of Service E Analysis Period(mi ) 15 # 95th percentile volume exceeds capacity.queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Logan Blvd&Immokalee Rd 01 4- 02 `R \03 $ 04 • _ • • T 05 6 R? \X07 t 08 El III MI ■ 2019 Background with Improvements Synchro 9 Report PM Peak-Hour Page 2 Lanes. Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17-2016 -' -• r '- k• 4\ t t \. 1 d -i,BT, , `INR ,:Sat. , $eT:' * R Lane Configurations V1 tiff r 't'i +++ f' )h tT f'r vi + 1' Traffic Volume(vph) 204 3243 285 214 1555 49 272 94 443 48 103 174 Future Volume(vph) 204 3243 285 214 1555 49 272 94 443 48 103 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 2 1 1 Taper Length(ft) 100 100 100 50 Lane Util. Factor 0.97 0.86 1.00 0.97 0.91 1.00 0.97 0.95 0.88 1.00 1.00 1.00 Frt 0.850 0.850 0.850 0.850 Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Flt Permitted 0.950 0.950 0.950 0.950 Satd. Flow(perm) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 164 130 252 131 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj. Flow(vph) 213 3378 297 223 1620 51 283 98 461 50 107 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3378 297 223 1620 51 283 98 461 50 107 181 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm ,,. Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 22.0 94.0 94.0 18.0 90.0 90.0 22.9 32.5 32.5 15.5 25.1 25.1 Total Split(%) 13.8% 58.8% 58.8% 11.3% 56.3% 56.3% 14.3% 20.3% 20.3% 9.7% 15.7% 15.7% Maximum Green(s) 15,0 87.0 87.0 11.0 83.0 83.0 14.9 24.5 24.5 8.4 18.0 18.0 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 14.1 88.0 88.0 13.4 87.4 87.4 14.9 24.1 24.1 7.9 14.5 14.5 Actuated g/C Ratio 0.09 0.55 0.55 0.08 0.55 0.55 0.09 0.15 0.15 0.05 0.09 0.09 v/c Ratio 0.70 0.97 0.33 0.79 0.60 0.05 0.91 0.18 0.72 0.58 0.68 0.70 Control Delay 83.5 44.1 9.5 90.7 26.2 0.1 104.0 60.9 36.2 100.2 90.9 35.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0,0 0.0 2019 Total Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 --0 1 4- l 4\ t t ti► Total Delay 83.5 44.1 9.5 90.7 26.2 0.1 104.0 60.9 36.2 100.2 90.9 35.8 LOS F D A F C A F EDF FD Approach Delay 43.6 33.1 61.9 62.8 Approach LOS D C E E Queue Length 50th(ft) 112 977 69 119 418 0 154 48 123 52 110 50 Queue Length 95th(ft) 159 1022 131 #212 486 0 #243 78 193 #106 177 136 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 328 3491 904 282 2698 941 310 583 666 91 196 290 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratiof 0.65 0.97 0.33 0.79 0.60 0.05 0.91 0.17 0.69 0.55 0.55 0.62 1010-40.01t1:, Area Type: Other Cycle Length: 160 Actuated Cycle Length: 160 Offset. 16(10%). Referenced to phase 2:WBT and 6:EBT. Start of Yellow Natural Cycle: 150 Control Type:Actuated-Coordinated Maximum v/c Ratio:0.97 Intersection Signal Delay:43.9 Intersection LOS:D CIntersection Capacity Utilization 85.9°% ICU Level of Service E Analysis Period(min) 15 # 95th percentile volume exceeds capacity.queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Logan Blvd&Immokalee Rd J 01 4-02 'R 4\03 * 04 105 -1'06 R` 7 108 El"" 2019 Total Synchro 9 Report Name PM Peak-Hour Page 2 EXHIBIT "R" PUBLIC FACILITIES IMPACT ANALYSIS Sta me c Public Facilities Impact Analysis Potable Water Potable water demand for the proposed commercial development is based on an estimate of 15 gpd per 100 feet square for floor area. Using these assumptions, potable water demand for the development at buildout is projected to be approximately 15,000 gallons average daily demand. Based on the 2015 Annual Inventory and Update Report, sufficient capacity is available to provide Potable Water services to the proposed development. The development will provide a connection to the 24" water main located adjacent to the property along the north side of the Immokalee Road at the time of construction. Sanitary Sewer The subject property is located within the North Wastewater Service area. Since the ultimate mix of commercial uses which will occupy the site is not known at this time, an estimation of the wastewater generation for the project was completed using an assumption of approximately 20,000 square feet of restaurant uses, with the remaining 80,000 square feet calculated as a shopping center use. Based on the assumptions, the proposed project will generate approximately 28,800 gallons of wastewater per day. Based on the 2015 Annual Inventory and Update Report sufficient capacity is available to provide wastewater disposal services to the proposed development. The project will provide a connection to the 16" sewer force main located within the Immokalee Road right-of-way at the time of construction. Arterial and Collector Roadways A detailed Traffic Impact Statement (TIS) has been provided as part of this application which outlines the projected traffic generated by the proposed development. The project site is located in the southeast quadrant of the intersection of Immokalee Road and Logan Boulevard, with frontage on both roadways. Access to the site is proposed to include a right-in/right-out (RI/R0) connection on Immokalee Road at the northeast corner of the site, and a full access connection on Logan Boulevard at the south west corner of the site, the latter being a shared ingress/egress connection with the adjoining nursery/landscape business immediately to the south. In addition to the shared access connection to Logan Boulevard, an internal connection to the adjoining parcel immediately to the east is being provided to satisfy the code requirements for accommodating interconnections to adjacent parcels. C 4 c Stantec The proposed development of 100,000 square-feet of commercial uses will generate approximately 449 PM Peak hour trips. Based on the detailed analysis included in the TIS, the additional traffic generated by the proposed development on the adjacent roadways will not create a Level of Service standard deficiency. Drainage Prior to construction the project will be required to obtain a permit from the South Florida Water Management District illustrating the proposed water management system with a detailed analysis showing the proposed development will have no detrimental effect on the stormwater management for the surrounding area. Solid Waste The development will utilize dumpster containers for the storage of garbage and rubbish. Recycling containers will be used to store recyclables in the commercial and institutional areas. Collier County's contractor hauler, Waste Management, will collect solid waste and recycled materials generated from the proposed development. Solid waste collected will be hauled to the Collier County landfill. Using the waste generation rate of 6.1 pounds of waste per square-foot per year for commercial uses developed by Palm Beach County, Florida in the 1995 Commercial Generation Study, the development will generate approximately 610,000 pounds of waste per year. This equates to an estimated 305 tons of solid waste per year. According to the 2015 Annual Update and Inventory Report (Collier County Government, Public Utilities Solid Waste Management Department) the Collier County Landfill has capacity through the year 2059. Parks The proposed commercial development will have no impact on the demand for Community or Regional park facilities. 1 I EXHIBIT "S" PUBLIC UTILITY AVAILABILITY LETTERS comcast 12600 Westlnks Drive Suite 4 Fort Myers. Fl. 33913 Phone: 239-432-1805 June 20. 2016 Re: Southeast Corner of Immokalee and Logan 81. Utility Easement Approval and Letter of Availability Dear Lisa Colburn, Comcast can provide its services to the above referenced property upon the execution of Cable Television Installation and Service Agreement. You will need' to contact Nikki Mello at 239-415-4775. • Comcast has reviewed the proposed plat for the above referenced property and found the easements provided to be adequate for the placement of our broadband facilities. If you have any further concerns, please contact me at (239) 432-1805. Sincerely, Mark Cook, Project Coordinator Florida Power&Light Company 26l30 Old 41 Rd • Bonita Springs,Florida 34135 PPL • June 20,2016 Stantec % Lisa Colburn 3200 Bailey Lane, Suite 200 Naples, Florida 34105-8523 Re: GL Commercial- Naples Dear Ms. Colburn: This is to confirm that, at the present time, FPL has sufficient capacity to provide electric service to the above captioned property. Electric service will be supplied by FPL to the customer, based on terms and conditions outlined in the General Rules and Regulations for Electric Service as approved by the Florida Public Service Commission. FPL will require easements for your project,usually a ten-foot perimeter easement that will have to connect to internal easements,Please review your plans for the proposed preserve areas,so you may address any mitigation concerns before permitting, Please provide the final site plan,site survey and electrical load data as soon as possible so the necessary engineering can begin, . • Early contact with FPL is essential so that resources may be scheduled to facilitate availability of service when required. • Sincerely, / Jim Merriam FPL Senior Technical Specialist cc:file • A NEX't'era ENERGY Company EXHIBIT "T" HISTORIC RESOURCES IMPACT ASSESSMENT tom'Fri �' ' ' 66z FLORIDA DEPARTMENT of STATE RICK scorr KEN DETZNER Governor Secretary of State Mr. Josh Philpott June 22.2016 Stantec 3800 Colonial Boulevard, Suite 100 Fort Myers, Florida 33965 RE: DHR Project File No.: 2016-2628/Received by DHR: June 20, 2016 • 'Project: Logan/Immokalee Commercial Subdistrict County:Collier Dear Mr. Philpott: Our office reviewed the referenced project in accordance with the applicable Collier County ordinances. for ,c possible adverse impact to cultural resources (any prehistoric or historic district, site,building. structure,or object)listed, or eligible for listing, in the National Register of Historic Places(NRHP). It is the opinion of this office that the proposed project is unlikely to affect historic properties. However, unexpected finds may occur during ground disturbing activities, and we request that the permit, if issued,should include the following special condition regarding inadvertent discoveries: • If prehistoric or historic artifacts, such as pottery or ceramics, projectile points, dugout canoes,metal implements,historic building materials, or any other physical remains that could be associated with Native American, early European, or American settlement are encountered at any time within the project site area,the permitted project shall cease all activities involving subsurface disturbance in the vicinity of the discovery.The applicant shall contact the Florida Department of State, Division of Historical Resources,Compliance Review Section at(850)-245-6333. Project activities shall not resume without verbal and/or written authorization. In the event that unmarked human remains are encountered during permitted activities, all work shall stop immediately and the proper authorities notified in accordance with Section 872.05,Florida Statutes. If you have any questions,please contact Mary Berman, Historic Site Specialist, by email at Marv.Berman dos.myjlorida.com, or by telephone at 850.245.6333 or 800.847.7278. Sincerely. 'I I .://A,,,,-. .in 4-i---- LI/ . (` Timothy A. Parsons, Ph.D., RPA Director,Division of Historical Resources s • and State Historic Preservation Officer C Division of Historical Resources R.A. 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Z z z I CC) O w ' � aJ of Z W • •x z - 2 z U ; d • h 'Z d OI U v • • •„ S . r'1 • • S • • • • • •• < a • • Q a • • • •• • •c W 9 z w o40 RI_ as • 4, V. . s W � U to. . • W tai • W z •r a�.7 Z R. 2 z a 0 N • � o aw UVT U) w w nC N 00 U CC CO0 11.1 W • • `.r Win, W Q x C (n a) Q- o6 W E 00 N u) to i1-1— O) a) U as O a) c� •— ._ (a 0 U) O) (n v) � O) a) ) (o a) O C (n U C a) O C C Q o N 0 c a) ++ U LL 4) (Q in O CC (Q C LL- O Q .2 i (� 2 0.S' O U O LL (n ca °� Iii L>1.1 O O > O u) a) (A N /n�`` C a) L 0) °�'�+ p) +-' LL .N > — > L >, i co Q.(n (6 V) L C j to O 0 C N w (6 > fB O CO t j0 >, (n Q N 0 a) a) C), >,Q C O _ roc (n '- o a) ca Q o o x . ca a) c a) a� (n a) c � E c o W >, c Q — _rnccn Q Q O) (p Q .0 � U - �' ° L i 0 c � aco2a 0C a) C a) c c it = C > n F5 a) cII o cmc o .� 2 Q c m CO >, c D o m m c� U) C as c a 0 D (ten o o m 't 0 .v a) N c -C _ E E c O 0) c 'o X C ...., 6) E (3 v 70 a) in c U oa) o0 ._ Q xoma) oQx o Q z cn20Uw � LLa w wOc2Qwa5aoa N 0 w 0 w . • X o 101 CO 4) Q Q • • 0 VJ D m / F-- h J Q) ) 3 JOHN le BUf.NS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles Population Summary 2000 Total Population 15,836 2010 Total Population 37,262 2016 Total Population 43,406 2016 Group Quarters 143 2020 Total Population 48,569 2016-2021 Annual Rate 2.27% Household Summary 2000 Households 6,487 2000 Average Household Size 2.43 2010 Households 15,957 2010 Average Household Size 2.33 2016 Households 18,579 2016 Average Household Size 2.33 2021 Households 20,827 2021 Average Household Size 2.33 2016-2021 Annual Rate 2.31% 2010 Families 11,196 2010 Average Family Size 2.75 2016 Families 12,928 2016 Average Family Size 2.76 2021 Families 14,413 2021 Average Family Size 2.76 2016-2021 Annual Rate 2.20% Housing Unit Summary 2000 Housing Units 8,271 Owner Occupied Housing Units 67.5% Renter Occupied Housing Units 10.9% Vacant Housing Units 21.6% 2010 Housing Units 21,418 Owner Occupied Housing Units 54.3% Renter Occupied Housing Units 20.2% Vacant Housing Units 25.5% 2016 Housing Units 24,507 Owner Occupied Housing Units 52.3% Renter Occupied Housing Units 23.5% Vacant Housing Units 24.2% 2021 Housing Units 27,238 Owner Occupied Housing Units 52.3% Renter Occupied Housing Units 24.2% Vacant Housing Units 23.5% Median Household Income 2016 $75,020 2021 $84,866 Median Home Value 2016 $398,595 2021 $412,877 Per Capita Income 2016 $45,851 2021 $51,598 Median Age 2010 47.0 2016 50.2 2021 52.4 )ata Note:Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. ersons in families include the householder and persons related to the householder by birth,marriage,or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population. Source:U.S.Census Bureau,Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 • JOHN l*A BURNS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by El 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 2016 Households by Income ; F dg Household Income Base 18,579 <$15,000 6.8% $15,000- $24,999 6.5% $25,000-$34,999 9.8% $35,000-$49,999 12.0% $50,000-$74,999 14.9% $75,000-$99,999 12.5% $100,000-$149,999 20.4% $150,000 $199,999 5.6% $200,000+ 11.6% Average Household Income $107,248 2021 Households by Income Household Income Base 20,827 <$15,000 6.2% $15,000-$24,999 7.2% $25,000-$34,999 5.5% $35,000- $49,999 7.5% $50,000- $74,999 17.2% $75,000-$99,999 13.5% $100,000- $149,999 22.5% $150,000- $199,999 7.0% $200,000+ 13.2% Average Household Income $120,581 2016 Owner Occupied Housing Units by Value Total 12,8E <$50,000 1.6% $50,000-$99,999 1.1% $100,000- $149,999 3.4% $150,000-$199,999 4.7% $200,000-$249,999 10.2% $250,000-$299,999 7.4% $300,000- $399,999 21.9% $400,000- $499,999 14.8% $500,000-$749,999 20.5% $750,000- $999,999 6.9% $1,000,000 + 7.6% Average Home Value $482,846 2021 Owner Occupied Housing Units by Value Total 14,239 <$50,000 0.6% $50,000- $99,999 0.5% $100,000-$149,999 2.0% $150,000- $199,999 3.7% $200,000-$249,999 11.2% $250,000-$299,999 9.70/0 $300,000-$399,999 20.5% $400,000-$499,999 14.7% $500,000-$749,999 21.4% $750,000-$999,999 8.0% $1,000,000 + 7.7% Average Home Value $500,119 Data Note:Income represents the preceding year,expressed in current dollars. Household income includes wage and salary earnings,interest dividends,net rents, 0 pensions,5SI and welfare payments,child support,and alimony. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN IAA BURJNS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 201.0 Population by Age Total 37,264 0-4 4.6% 5-9 5.8% 10- 14 6.10/0 15- 24 10.0% 25-34 8.9% 35-44 11.80/0 45-54 13.5% 55-64 14.1% 65-74 15.1% 75- 84 7.9% 85 + 2.2% 18 + 79.5% 2016 Population by Age Total 43,405 0-4 4.1% 5- 9 5.1% 10- 14 5.6% 15- 24 9.7% 25-34 8.8% 35-44 10.6% 45- 54 12.1% 55-64 14.8% 65-74 17.1% 75 84 9.2% 85+ 2.8% 18+ 81.9% 2021 Population by Age Total 48,567 0-4 3.9% 5-9 4.7% 10- 14 5.2% 15-24 8.9% 25-34 8.7% 35-44 10.6% 45-54 10.8% 55-64 14.9% 65-74 18.9% 75- 84 10.30/0 85 + 3.0% 18 + 83.0% 2010 Population by Sex Males 17,799 Females 19,463 2016 Population by Sex Males 20,743 Females 22,663 2021 Population by Sex Males 23,296 Females 25,273 r Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN le BuRNs REAL ESTATE CONSULTING Ma rket Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 2010 Population by Race/Ethnicity Total 37,261 White Alone 91.30/0 Black Alone 3.2% American Indian Alone 0.1% Asian Alone 1.8% Pacific Islander Alone 0.0% Some Other Race Alone 2.1% Two or More Races 1.4% Hispanic Origin 14.2% Diversity Index 36.9 2016 Population by Race/Ethnicity Total 43,407 White Alone 89.7% Black Alone 3.7% American Indian Alone 0.10/0 Asian Alone 2.2% Pacific Islander Alone 0.0% Some Other Race Alone 2.4% Two or More Races 1.7% Hispanic Origin 16.4% Diversity Index 41.3 2021 Population by Race/Ethnicity Total 48,569 White Alone 88.3°/ Black Alone 4.3r American Indian Alone 0.1% - Asian Alone 2.7% Pacific Islander Alone 0.10/0 Some Other Race Alone 2.7% Two or More Races 1.9% Hispanic Origin 18.5% Diversity Index 45.4 2010 Population by Relationship and Household Type Total 37,262 In Households 99.6% In Family Households 84.0% Householder 29.8% Spouse 25.0% Child 25.0% Other relative 2.7% Nonrelative 1.5% In Nonfamily Households 15.6% In Group Quarters 0.4% Institutionalized Population 0.0% Noninstitutionalized Population 0.4% Data Note:Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different ract • ethnic groups. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN le BURINS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 2016 Population 25+ by Educational Attainment Total 32,768 Less than 9th Grade 2.4% 9th - 12th Grade, No Diploma 2.7% High School Graduate 20.3% GED/Alternative Credential 2.1% Some College, No Degree 18.6% Associate Degree 9.5% Bachelor's Degree 27.6% Graduate/Professional Degree 16.9% 2016 Population 15+ by Marital Status • Total 36,995 Never Married 23.8% Married 58.5% Widowed 6.8% Divorced 10.9% 2016 Civilian Population 16+ in Labor Force Civilian Employed 94.9% Civilian Unemployed 5.1% 2016 Employed Population 16+ by Industry Total 17,218 Agriculture/Mining 0.6% Construction 7.2% Manufacturing 2.5% Wholesale Trade 3.0% Retail Trade 11.7% Transportation/Utilities 3.3% Information 1.5% Finance/Insurance/Real Estate 8.8% Services 59.1% Public Administration 2.4% 2016 Employed Population 16+ by Occupation Total 17,219 White Collar 68.6% Management/Business/Financial 22.2% Professional 19.9% Sales 12.90/o Administrative Support 13.5% Services 21.2/c Blue Collar 10.3% Farming/Forestry/Fishing 0.2% Construction/Extraction 3.7% Installation/Maintenance/Repair 1.5% Production 1.7% Transportation/Material Moving 3.2% 2010 Population By Urban/Rural Status Total Population 37,262 Population Inside Urbanized Area 94.9% Population Inside Urbanized Cluster 0.3% Rural Population 4.70/0 Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN le- BUR.!NS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 2010 Households by Type Total 15,957 Households with 1 Person 24.00/0 Households with 2+ People 76.0°/0 Family Households 70.2% Husband-wife Families 58.7% With Related Children 18.6% Other Family(No Spouse Present) 11.4% Other Family with Male Householder 3.1% With Related Children 1.9% Other Family with Female Householder 8.4% With Related Children 5.9% Nonfamily Households 5.9% All Households with Children 26.70/0 Multigenerational Households 2.2% Unmarried Partner Households 5.4% Male-female 4.7% Same-sex 0.7% 2010 Households by Size Total 15,957 1 Person Household 24.0% 2 Person Household 45.5% 3 Person Household 13.0% 4 Person Household 10.7%- 5 Person Household 4.6° 6 Person Household 1.6% 7 + Person Household 0.6% 2010 Households by Tenure and Mortgage Status Total 15,957 Owner Occupied 72.9% Owned with a Mortgage/Loan 48.3% Owned Free and Clear 24.50/0 Renter Occupied 27.1% 2010 Housing Units By Urban/Rural Status Total Housing Units 21,418 Housing Units Inside Urbanized Area 94.5% Housing Units Inside Urbanized Cluster 0.3% Rural Housing Units 5.2% Data Note:Households with children include any households with people under age 18,related o-not. Multigenerational households are families with 3 or more parent- child relationships.Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder.Multigenerational and unmarried partner households are reported only to the tract level.Esri estimated block group data,which is used to estimate polygons or non-standard geography. Source:U.S. Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN I,• BURNS Market Profile RAL ESTATE CONSULTING 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles Top 3 Tapestry Segments 1, Silver&Gold (9A) 2. Golden Years(9B) 3. Green Acres(6A) 2016 Consumer Spending Apparel &Services: Total $ $50,066,754 Average Spent $2,694.80 Spending Potential Index 134 Education: Total $ $35,155,959 Average Spent $1,892.24 Spending Potential Index 134 Entertainment/Recreation: Total$ $75,355,746 Average Spent $4,055.96 Spending Potential Index 139 Food at Home: Total $ $124,802,064 Average Spent $6,717.37 Spending Potential Index 135 Food Away from Home: Total$ $77,801,932 Average Spent $4,187.63 Spending Potential Index 135 Health Care: Total $ $143,658,226 Average Spent $7,732.29 Spending Potential Index 146 HH Furnishings&Equipment: Total $ $45,815,471 Average Spent $2,465.98 Spending Potential Index 140 Personal Care Products&Services: Total $ $19,490,157 Average Spent $1,049.04 Spending Potential Index 143 Shelter: Total$ $398,349,187 Average Spent $21,440.83 Spending Potential Index 138 Support Payments/Cash Contributions/Gifts in Kind: Total $ $65,047,739 Average Spent $3,501.14 Spending Potential Index 151 Travel: Total $ $50,398,605 Average Spent $2,712.67 Spending Potential Index 146 Vehicle Maintenance&Repairs: Total$ $26,767,621 Average Spent $1,440.75 Spending Potential Index 139 Data Note:Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad udget categories that are not mutually exclusive. Consumer spending does not equal business revenue.Total and Average Amount Spent Per Household represent annual aures.The Spending Potential Index represents the amount spent in the area relative to a national average of 100. .ource:Consumer Spending data are derived from the 2013 and 2014 Consumer Expenditure Surveys,Bureau of Labor Statistics. Esri. Source:U.S. Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN BU household Income Profile RAL ESTATE CONSULT 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E' 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2016-2021 2016-2021 Summary 2016 2021 Change Annual Rate Population 43,406 48,569 5,163 2.27% Households 18,579 20,827 2,248 2.31% Median Age 50.2 52.4 2.2 0.86% Average Household Size 2.33 2.33 0.00 0.00% 2016 2021 Households by Income Number Percent Number Percent Household 18,579 100% 20,827 100% <$15,000 1,257 6.8% 1,295 6.2% $15,000-$24,999 1,207 6.5% 1,505 7.2% $25,000-$34,999 1,818 9.8% 1,147 5.5% $35,000-$49,999 2,229 12.0% 1,571 7.5% $50,000-$74,999 2,776 14.9% 3,590 17.2% $75,000-$99,999 2,321 12.5% 2,815 13,5% $100,000-$149,999 3,781 20.4% 4,695 22.50/0 $150,000-$199,999 1,040 5.6% 1,457 7.0% $200,000+ 2,150 11.6% 2,750 13.2% Median Household Income $75,020 $84,866 Average Household Income $107,248 $120,581 Per Capita Income $45,851 $51,598 3 0 Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. • Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. June 23, 2016 JOHN. BU' household Income Profile REAL ESTATE CONSULT , 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2016 Households by Income and Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 446 1,762 2,397 2,866 3,459 4,237 3,410 <$15,000 53 155 141 141 248 188 332 $15,000-$24,999 31 108 120 132 155 323 337 $25,000-$34,999 70 202 228 227 239 308 545 $35,000-$49,999 72 279 312 287 293 438 548 $50,000-$74,999 77 294 347 396 433 679 550 $75,000-$99,999 39 245 362 396 500 549 229 $100,000-$149,999 78 331 488 682 771 883 549 $150,000-$199,999 12 69 158 228 '239 227 107 $200,000+ 14 79 241 377 582 642 215 Median HH Income $49,154 $59,382 $77,648 $89,116 $91,616 $81,835 $47,967 Average HH Income $69,823 $80,435 $104,416 $118,968 $128,693 $121,255 $79,046 Percent Distribution <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 100% 1000/0 100% 100% 100% 100% 100% <$15,000 11.9% 8.8% 5.9% 4.9% 7.2% 4.4% 9.7% $15,000-$24,999 7.0% 6.1% 5.0% 4.6% 4.5% 7.6% 9.9% $25,000-$34,999 15.7% 11.5% 9.5% 7.9% 6.9% 7.3% 16.0% $35,000-$49,999 16.1% 15.8% 13.0% 10.0% 8.5% 10.3% 16.1% $50,000-$74,999 17.3% 16.7% 14.50k 13.8% 12.5% 16.0% 16.1% $75,000-$99,999 8.7% 13.9% 15.1% 13.8% 14.5% 13.0% 6.7% $100,000-$149,999 17.5% 18.8% 20.4% 23.8% 22.3% 20.8% 16.1% $150,000-$199,999 2.7% 3.9% 6.6% 8.0% 6.9% 5.4% 3.1% $200,000+ 3.1% 4.5% 10.1% 13.2% 16.8% 15.2% 6.3% Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. June 23, 2016 JOHN Li' BU a Household Income Profile REAL ESTATE CONSULT 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Er 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius k r. f. 2021 Households by Income and Age of Householder ,; p <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 447 1,898 2,613 2,805 3,810 5,137 4,117 <$15,000 60 167 138 125 230 204 371 $15,000-$24,999 44 148 143 141 177 405 448 $25,000-$34,999 48 134 129 119 133 200 385 $35,000-$49,999 46 188 201 168 194 327 447 $50,000-$74,999 86 370 449 427 525 928 805 $75,000-$99,999 45 301 442 425 583 689 329 $100,000-$149,999 88 397 588 707 929 1,158 828 $150,000-$199,999 15 95 224 277 327 343 178 $200,000+ 16 99 299 416 710 883 326 Median HH Income $55,570 $69,720 $87,003 $99,807 $102,052 $91,900 $60,180 Average HH Income $75,963 $89,493 $118,043 $132,584 $143,339 $135,438 $93,589 Percent Distribution <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 100% 100% 100% 100% 100°% 100% 100% <$15,000 13.4% 8.8% 5.3% 4.5% 6.0% 4.0% 9.0% $15,000-$24,999 . 9.8% 7.8% 5.5% 5.00/o 4.6% 7.9% 10.9% $25,000-$34,999 10.7% 7.1% 4.9% 4.2% 3.5% 3.9% 9.40/o $35,000-$49,999 10.3% 9.9% 7.7% 6.0% 5.1% 6.4% 10.9% $50,000-$74,999 19.2% 19.5% 17.2% 15.2% 13.8% 18.1% 19.6% $75,000-$99,999 10.1% 15.9% 16.9% 15.2% 15.3% 13.4% 8.0% "y $100,000-$149,999 19.7% 20.9% 22.5% 25.2% 24.4% 22.5% 20.1°/ $150,000-$199,999 3.4% 5.0% 8.6% 9.9% 8.6% 6.7% 4.30/c $200,000+ 3.6% 5.2% 11.4% 14.8% 18.6% 17.2% 7.9% 0 Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. June 23, 2016 JOHN 1.4 ¢SBU,' Net Worth Profile RAL ESTATE CONSULT 4 41110,17165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2016-2021 2016-2021 Summary Census 2010 2016 2021 Change Annual Rate Population 37,262 43,406 48,569 5,163 2.27% Median Age 47.0 50.2 52.4 2.2 0.86% Households 15,957 18,579 20,827 2,248 2.31% Average Household Size 2.33 2.33 2.33 0.00 0.00% 2016 Households by Net Worth Number Percent Total 18,579 100.0% <$15,000 3,291 17.7% $15,000-$34,999 1,038 5.6% $35,000-$49,999 544 2.9% $50,000-$74,999 953 5.10/0 $75,000-$99,999 713 3.8% $100,000-$149,999 1,266 6.8% $150,000-$249,999 1,827 9.8% $250,000-$500,000 2,731 14.7% $500,000+ 6,217 33.5% Median Net Worth $225,504 Average Net Worth $1,418,016 Number of Households 2016 Net Worth by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 446 1,762 2,397 2,866 3,459 4,237 3,410 <$15,000 225 922 732 531 474 177 230 $15,000-$34,999 108 249 239 199 126 44 73 $35,000-$49,999 15 129 133 92 85 52 37 $50,000-$99,999 38 183 451 327 205 202 260 $100,000-$149,999 21 79 186 264 244 295 177 $150,000-$249,999 20 87 205 296 362 402 455 $250,000+ 19 114 451 1,159 1,964 3,065 2,178 Median Net Worth $14,867 $14,341 $56,524 $154,979 $250,001 $250,001 $250,001 Average Net.Worth $74,236 $108,415 $455,690 $840,187 $1,733,392 $2,724,829 $1,489,740 Data Note: Net Worth is total household wealth minus debt,secured and unsecured. Net worth includes home equity,equity in pension plans, net •,quity in vehicles, IRAs and Keogh accounts, business equity, interest-earning assets and mutual fund shares,stocks,etc. Examples of secured debt Jude home mortgages and vehicle loans; examples of unsecured debt include credit card debt, certain bank loans, and other outstanding bills. orecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri Forecasts for 2016 and 2021. June 23, 2016 JOHN iBU 1. Retail MarketPlace Profile REAL ESTATE CONSULT ,-:. 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by 7165 Immokalee Rd, Naples, Florida, 34119 • Ring: 3 mile radius Summary Demographics 2016 Population 43,406 2016 Households 18,579 2016 Median Disposable Income $59,338 2016 Per Capita Income $45,851 NAICS Demand Supply Retail Gap Leakage/Surplus Number of Industry Summary (Retail Potential) (Retail Sales) Factor Businesses Total Retail Trade and Food&Drink 44-45,722 $945,844,573 $420,892,257 $524,952,316 38.4 133 Total Retail Trade 44-45 $854,232,354 $392,109,139 $462,123,215 37.1 91 Total Food&Drink 722 $91,612,219 $28,783,118 $62,829,101 52.2 42 NAICS Demand Supply Retail Gap Leakage/Surplus Number of Industry Group (Retail Potential) (Retail Sales) Factor Businesses Motor Vehicle&Parts Dealers 441 $203,782,764 $4,819,011 $198,963,753 95.4 4 Automobile Dealers 4411 $160,303,025 $1,141,304 $159,161,721 98.6 1 Other Motor Vehicle Dealers 4412 $29,927,418 $2,622,011 $27,305,407 83.9 1 Auto Parts,Accessories&Tire Stores 4413 $13,552,320 $1,055,695 $12,496,625 85.5 2 Furniture&Home Furnishings Stores 442 $26,772,513 $5,798,254 $20,974,259 64.4 6 Furniture Stores 4421 $15,672,028 $4,722,707 $10,949,321 53.7 2 Home Furnishings Stores 4422 $11,100,485 $1,075,547 $10,024,938 82.3 4 Electronics&Appliance Stores 443 $36,166,483 $6,456,867 $29,709,616 69.7 8 Bldg Materials, Garden Equip.&Supply Stores 444 $44,721,093 $18,739,200 $25,981,893 40.9 12 Bldg Material&Supplies Dealers 4441 $39,588,926 $11,524,792 $28,064,134 54.9 7 Lawn&Garden Equip&Supply Stores 4442 $5,132,166 $7,214,408 -$2,082,242 -16.9 5 Food&Beverage Stores 445 $155,405,645 $105,755,178 $49,650,467 19.0 11 Grocery Stores 4451 $137,212,580 $101,749,796 $35,462,784 14.8 7 Specialty Food Stores 4452 $11,197,885 $2,005,564 $9,192,321 69.6 2 Beer,Wine&Liquor Stores 4453 $6,995,180 $1,999,818 $4,995,362 55.5 Health&Personal Care Stores 446,4461 $53,944,347 $15,132,577 $38,811,770 56.24) Gasoline Stations 447,4471 $57,412,715 $0 $57,412,715 100.0 Clothing&Clothing Accessories Stores 448 $45,256,255 $2,377,534 $42,878,721 90.0 _ Clothing Stores 4481 $32,246,523 $2,253,043 $29,993,480 86.9 6 Shoe Stores 4482 $5,398,512 $0 $5,398,512 100.0 0 Jewelry, Luggage&Leather Goods Stores 4483 $7,611,219 $0 $7,611,219 100.0 0 Sporting Goods,Hobby, Book&Music Stores 451 $20,707,847 $20,121,884 $585,963 1.4 9 Sporting Goods/Hobby/Musical Instr Stores 4511 $15,086,683 $19,183,642 -$4,096,959 -12.0 6 Book, Periodical&Music Stores 4512 $5,621,163 $938,243 $4,682,920 71.4 3 General Merchandise Stores 452 $149,572,377 $200,313,205 -$50,740,828 -14.5 6 Department Stores Excluding Leased Depts. 4521 $108,962,831 $123,463,717 -$14,500,886 -6.2 4 Other General Merchandise Stores 4529 $40,609,546 $76,849,487 -$36,239,941 -30.9 2 Miscellaneous Store Retailers 453 $39,212,647 $9,195,799 $30,016,848 62.0 14 Florists 4531 $1,726,950 $880,799 $846,151 32.4 3 Office Supplies,Stationery&Gift Stores 4532 $7,533,997 $3,942,932 $3,591,065 31.3 3 Used Merchandise Stores 4533 $3,605,018 $277,969 $3,327,049 85.7 3 Other Miscellaneous Store Retailers 4539 $26,346,682 $4,094,098 $22,252,584 73.1 4 Nonstore Retailers 454 $21,277,670 $2,850,127 $18,427,543 76.4 3 Electronic Shopping&Mail-Order Houses 4541 $16,871,457 $2,764,596 $14,106,861 71.8 3 Vending Machine Operators 4542 $492,255 $0 $492,255 100.0 0 Direct Selling Establishments 4543 $3,913,958 $0 $3,913,958 100.0 0 Food Services&Drinking Places 722 $91,612,219 $28,783,118 $62,829,101 52.2 42 Full-Service Restaurants 7221 $51,642,614 $17,352,688 $34,289,926 49.7 25 Limited-Service Eating Places 7222 $33,854,614 $10,927,748 $22,926,866 51.2 14 Special Food Services 7223 $1,429,673 $98,035 $1,331,638 87.2 1 Drinking Places-Alcoholic Beverages 7224 $4,685,318 $404,646 $4,280,672 84.1 2 Data Note:Supply(retail sales)estimates sales to consumers by establishments.Sales to businesses are excluded.Demand(retail potential)estimates the expected amount spent by consumers at retail establishments.Supply and demand estimates are in current dollars. The Leakage/Surplus Factor presents a snapshot of retail opportunity.This is a measure of the relationship between supply and demand that ranges from+100(total leakage)to-100(total surplus).A positive value represents'leakage'of retail opportunity outside the trade area.A negative value represents a surplus of retail sales,a market where customers are drawn in from outside the trade area.The Retail Gap represents the difference between Retail Potential and Retail Sales.Esri uses the North American Industry Classification System(NAICS)to classify businesses by their primary type of economic activity.Retail establishments are classified into 27 industry groups in the Retail Trade sector,as well as four industry groups within the Food Services&Drinking Establishments subsector.For more information on the Retail MarketPlace data,please click the link below to view the Methodology Statement. http://www.esri.com/library/whitepapers/pdfs/esri-data-retail-marketplace.pdf . Source:Esri and Infogroup. Retail MarketPlace 2016 Release 1(2015 data in 2016 geography)Copyright 2016 Infogroup,Inc.All rights reserved. June 23, 2016 JOHN ' BU retail MarketPlace Profile REAL ESTATE CONSULT ' 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Leakage/Surplus Factor by Industry Subsector Motor Vehicle&Parts Dealers Furniture&Home Furnishings Stores Electronics&Appliance Stores Bldg Materials,Garden Equip.&Supply Stores Food&Beverage Stores Health &Personal Care Stores Gasoline Stations Clothing and Clothing Accessories Stores Sporting Goods,Hobby,Book,and Music Stores ■ General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Food Services&Drinking Places 0 20 40 60 80 100 Leakage/Surplus Factor Leakage/Surplus Factor by Industry Group Automobile Dealers Other Motor Vehicle Dealers Auto Parts,Accessories,and Tire Stores Furniture Stores Home Furnishings Stores Electronics&Appliance Stores Building Material and Supplies Dealers Lawn and Garden Equipment and Supplies Stores wpm Grocery Stores mommore Specialty Food Stores Beer,Wine,and Liquor Stores Health &Personal Care Stores Gasoline Stations Clothing Stores Shoe Stores Jewelry,Luggage,and Leather Goods Stores Book,Periodical,and Music Stores Department Stores(Excluding Leased Depts.) min Other General Merchandise Stores Florists Office Supplies,Stationery,and Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Electronic Shopping and Mail-Order Houses Vending Machine Operators Direct Selling Establishments Full-Service Restaurants Limited-Service Eating Places Special Food Services Drinking Places(Alcoholic Beverages) -20 0 20 40 60 80 100 Leakage/Surplus Factor Source:Esri and Infogroup. Retail MarketPlace 2016 Release 1(2015 data in 2016 geography)Copyright 2016 Infogroup,Inc.All rights reserved. June 23, 2016 JOHN le BUFZNS FkEAI ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E. Vol 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Top Twenty Tapestry Segments 2016 Households 2016 U.S.Households Cumulative Cumulative Rank Tapestry Segment Percent Percent Percent Percent Index 1 Silver&Gold (9A) 34.5% 34.5% 0.8% 0.8% 4545 2 Golden Years(9B) 28.6% 63.1% 1.3% 2.1% 2,131 3 Green Acres(6A) 11.2% 74.3% 3.20/0 5.3% 351 4 Old and Newcomers(8F) 9.5% 83.8% 2.3% 7.6% 407 5 In Style (5B) 5.5% 89.3% 2.3% 9.9% 243 Subtotal 89.3% 9.9% 6 The Great Outdoors(6C) 5.1% 94.4% 1.6°/a 11.5% 330 7 Middleburg (4C) 3.0% 97.4% 2.8% 14.3% 107 8 Exurbanites(1E) 2.6% 100.0% 1.9% 16.2% 135 Subtotal 10.7% 6.3% 9 • Total 100.0% 16.2% 617 Top Ten Tapestry Segments Site vs. U.S. Exurbanites(1E) moir- Middleburg (4C) The Great Outdoors(6C)-IM In Style (56)-1.....m.. Old l....- Old and Newcomers(8F)4........... Green Acres(6A)-i..,� ■ Site Golden Years(9B) _' II U.S. Silver&Gold (9A)- 0 5 10 15 20 25 30 Percent of Households by Tapestry Segment 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index Is a comparis' of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN I4', BURNS (ZEAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2016 Tapestry Indexes by Households 2016 Tapestry Indexes by Total Population 18+ Index Index 0 1,000 2,000 3,000 4,000 0 500 1,000 1,500 2,000 2,500 14C- 14C- 14A- 14A- 13D- 13D- 13B- 13B- 12D- 12D- 12B- 12B- 11E- 11E- 11C- 11C- 11A- 11A- lOD- 1OD- 10B- 10B- 9F- 9F- 9D- 9D- 9B- 9B- 8G- 4 8G- C m Cimmommin 8E- E 8E- an �n 8C in 8C- L � 8A- 8A- a) a� 7E- F 7E- 7C- 7C- 7A- 7A- 6E- 6E- 6C-MMOM 6A-ouni■ 6A-1� 5D- 5D- 5B-own 5B-4.0a 4C-IE 4C- 4A- 4A- 3B- 3B- 2D- 2D- 2B- 2B- 1E-op lE- 1C- 1C- Cat lute:This report identifies neighborhood segments in the area,and describes the soda cDnomic quality of the immediate neighborhood. The index is a comparison f the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN l . BUfjNS R, AL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E, 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Tapestry LifeMode Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 18,579 100.0% 35,544 100.0% 1.Affluent Estates 489 2.6% 27 1,020 2.9% 28 Top Tier(1A) 0 0.0% 0 0 0.0% 0 Professional Pride(1B) 0 0.0% 0 0 0.00/0 0 Boomburbs(1C) 0 0.0% 0 0 0.0% 0 Savvy Suburbanites(1D) 0 0.0% 0 0 0.0% 0 Exurbanites(1E) 489 2.60/0 135 1,020 2.9% 147 2.Upscale Avenues 0 0.0% 0 0 0.0% 0 Urban Chic(2A) 0 0.0% 0 0 0.0% 0 Pleasantville(2B) 0 0.0% 0 0 0.0% 0 Pacific Heights(2C) 0 0.0% 0 0 0.0% 0 Enterprising Professionals(20) 0 0.0% 0 0 0.0% 0 3. Uptown Individuals 0 0.0% 0 0 0.0% 0 Laptops and Lattes(3A) 0 0.0% 0 0 0.0% 0 Metro Renters(36) 0 0.0% 0 0 0.0% 0 Trendsetters(3C) 0 0.0% 0 0 0.0% 0 4.Family Landscapes 564 3.0% 41 1,132 3.29/0 41 Soccer Moms(4A) 0 0.0% 0 0 0:0% 0 Home Improvement(46) 0 0.00/0 0 0 0.0% 0• Middleburg(4C) 564 3.0% 107 1,132 3.2% 11" 5.GenXurban 1,019 5.5% 47 1,966 5.5% 50 Comfortable Empty Nesters(5A) 0 0.0% 0 0 0.0% 0 In Style(5B) 1,019 5.5% 243 1,966 5.5% 263 Parks and Rec(5C) 0 0.0% 0 0 0.0% 0 Rustbelt Traditions(5D) 0 0.0% 0 0 0.0% 0 Midlife Constants(5E) 0 0.0% 0 0 0.0% 0 6.Cozy Country Living 3,035 16.3% 134 6,193 17.4% 146 Green Acres(GA) 2,083 11.2% 351 4,398 12.4% 375 Salt of the Earth (68) 0 0.0% 0 0 0.0% 0 The Great Outdoors(6C) 952 5.1% 330 1,795 5.1% 332 Prairie Living (6D) 0 0.0% 0 0 0.0% 0 Rural Resort Dwellers(6E) 0 0.0% 0 0 0.0% 0 Heartland Communities(6F) 0 0.0% 0 0 0.0% 0 7.Ethnic Enclaves 0 0.0% 0 0 0.0% 0 Up and Coming Families(7A) 0 0.0% 0 0 0.0% 0 Urban Villages(7B) 0 0.0% 0 0 0.0% 0 American Dreamers(7C) 0 0.0% 0 0 0.0% 0 Barrios Urbanos(7D) 0 0.0% 0 0 0.0% 0 Valley Growers(7E) 0 0.0% 0 0 0.0% 0 Southwestern Families(7F) 0 0.0% 0 0 0.0% 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparls • of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN le BUIKNS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Tapestry LifeMode Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 18,579 100.0% 35,544 100.0% 8. Middle Ground 1,758 9.5% 86 3,036 8.5% 84 City Lights (8A) 0 0.0% 0 0 0.0% 0 Emerald City(86) 0 0.0% 0 0 0.0% 0 Bright Young Professionals(8C) 0 0.0% 0 0 0.0% 0 Downtown Melting Pot(8D) 0 0.0% 0 0 0.0% 0 Front Porches(8E) 0 0.0% 0 0 0.0% 0 Old and Newcomers(8F) 1,758 9.5% 407 3,036 8.5% 425 Hardscrabble Road (8G) 0 0.0% 0 0 0.0% 0 9.Senior Styles 11,714 63.0% 1085 22,197 62.4% 1249 Silver&Gold (9A) 6,407 34.5% 4,545 11,625 32.7% 4,748 Golden Years(9B) 5,307 28.6% 2,131 10,572 29.7% 2,504 The Elders(9C) 0 0.0% 0 0 0.0% 0 Senior Escapes(9D) 0 0.0% 0 0 0.0% 0 Retirement Communities(9E) 0 0.0% 0 0 0.0% 0 Social Security Set(9F) 0 0.0% 0 0 0.0% 0 10. Rustic Outposts 0 0.0% 0 0 0.0% 0 Southern Satellites(10A) 0 0.0% 0 0 0.0% 0 Rooted Rural (10B) 0 0.0% 0 0 0.0% 0 Diners&Miners(10C) 0 0.0% 0 0 0.0% 0 wn the Road (10D) 0 0.0% 0 0 0.0% 0 al Bypasses(10E) 0 0.0% 0 0 0.0% 0 11. Midtown Singles 0 0.0% 0 0 0.0% 0 City Strivers(11A) 0 0.0% 0 0 0.0% 0 Young and Restless(11B) 0 0.0% 0 0 0.0% 0 Metro Fusion (11C) 0 0.0% 0 0 0.0% 0 Set to Impress(11D) 0 0.0% 0 0 0.0% 0 City Commons(11E) 0 0.0% 0 0 0.0% 0 12. Hometown 0 0.0% 0 0 0.0% 0 Family Foundations(12A) 0 0.0% 0 0 0.0% 0 Traditional Living (12B) 0 0.0% 0 0 0.0% 0 Small Town Simplicity(12C) 0 0.0% 0 0 0.0% 0 Modest Income Homes(12D) 0 0.0% 0 0 0.0% 0 13. Next Wave 0 0.0% 0 0 0.0% 0 International Marketplace(13A) 0 0.0% 0 0 0.0% 0 Las Casas(13B) 0 0.0% 0 0 0.0% 0 NeWest Residents(13C) 0 0.0% 0 0 0.0% 0 Fresh Ambitions(13D) 0 0.0% 0 0 0.0% 0 High Rise Renters(13E) 0 • 0.0% 0 0 0.0% 0 14.Scholars and Patriots 0 0.0% 0 0 0.0% 0 Military Proximity(14A) 0 0.0% 0 0 0.0% 0 College Towns(14B) 0 0.0% 0 0 0.0% 0 Dorms to Diplomas(14C) 0 0.0% 0 0 0.0% 0 Unclassified (15) 0 0.0% 0 0 0.0% 0 ata Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison f the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN Ica BURNS RAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E, 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Tapestry Urbanization Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 18,579 100.0% 35,544 100.0% 1. Principal Urban Center 0 0.0% 0 0 0.0% 0 Laptops and Lattes(3A) 0 0.0% 0 0 0.0% 0 Metro Renters(3B) 0 0.0% 0 0 0.0% 0 Trendsetters(3C) 0 0.0% 0 0 0.0% 0 Downtown Melting Pot(8D) 0 0.0% 0 0 0.0% 0 City Strivers(11A) 0 0.0% 0 0 0.0% 0 NeWest Residents(13C) 0 0.0% 0 0 0.0% 0 Fresh Ambitions(13D) 0 0.0% 0 0 0.0% 0 High Rise Renters(13E) 0 0.0% 0 0 0.0% 0 2.Urban Periphery 0 0.0% 0 0 0.0% 0 Pacific Heights(2C) 0 0.0% 0 0 0.0% 0 Rustbelt Traditions(5D) 0 0.0% 0 0 0.0% 0 Urban Villages(7B) 0 0.0% 0 0 0.0% 0 American Dreamers(7C) 0 0.0% 0 0 0.0% 0 Barrios Urbanos(7D) 0 0.0% 0 0 0.0% 0 Southwestern Families(7F) 0 0.00/0 0 0 0.0% 0 City Lights(8A) 0 0.0% 0 0 0.0% 0 Bright Young Professionals(8C) 0 0.00/0 0 0 0.0% 0 Metro Fusion (11C) 0 0.0% 0 0 0.00/0 0 Win: Family Foundations(12A) 0 0.0% 0 0 0.0% 0 Modest Income Homes(12D) 0 0.0% 0 0 0.0% International Marketplace(13A) 0 0.0% 0 0 0.0% L Las Casas(13B) 0 0.0% 0 0 0.0% 0 3.Metro Cities 2,777 14.9% 81 5,002 14.1% 83 In Style(5B) 1,019 5.5% 243 1,966 5.5% 263 Emerald City(8B) 0 0.0% 0 0 0.0% 0 Front Porches(8E) 0 0.0% 0 0 0.0% 0 Old and Newcomers (8F) 1,758 9.5% 407 3,036 8.5% 425 Hardscrabble Road (8G) 0 0.0% 0 0 0.0% 0 Retirement Communities(9E) 0 0.0% 0 0 0.0% 0 Social Security Set(9F) 0 0.0% 0 0 0.0% 0 Young and Restless(11B) 0 0.0% 0 0 0.0% 0 Set to Impress(11D) 0 0.0% 0 0 0.0% 0 City Commons(11E) 0 0.0% 0 0 0.0% 0 Traditional Living (12B) 0 0.0% 0 0 0.0% 0 College Towns(14B) 0 0.0% 0 0 0.0% 0 Dorms to Diplomas(14C) 0 0.0% 0 0 0.0% 0 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparisr of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 ,JOHN Ie BURNS RgAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Tapestry Urbanization Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 18,579 100.0% 35,544 100.0% 4.Suburban Periphery 12,203 65.7% 207 23,217 65.3% 203 Top Tier(1A) 0 0.0% 0 0 0.0% 0 Professional Pride (1B) 0 0.0% 0 0 0.0% 0 Boomburbs(1C) 0 0.0% 0 0 0.0% 0 Savvy Suburbanites(1D) 0 0.0% 0 0 0.0% 0 Exurbanites(1E) 489 2.6% 135 1,020 2.9% 147 Urban Chic(2A) 0 0.0% 0 0 0.0% 0 Pleasantville (2B) 0 0.0% 0 0 0.0% 0 Enterprising Professionals(2D) 0 0.0% 0 0 0.0% 0 Soccer Moms(4A) 0 0.0% 0 0 0.0% 0 Home Improvement(46) 0 0.0% 0 0 0.0% 0 Comfortable Empty Nesters(5A) 0 0.0% 0 0 0.0% 0 Parks and Rec(5C) 0 0.0% 0 0 0.0% 0 Midlife Constants(5E) 0 0.0% 0 0 0.0% 0 Up and Coming Families(7A) 0 0.0% 0 0 0.0% 0 Silver&Gold (9A) 6,407 34.5% 4,545 11,625 32.7% 4,748 Golden Years(9B) 5,307 28.6% 2,131 10,572 29.7% 2,504 The Elders(9C) 0 0.0% 0 0 0.0% 0 Military Proximity(14A) 0 0.0% 0 0 0.0% 0 5.Semirural 564 3.0% 32 1,132 3.2% 35 -"ddleburg (4C) 564 3.0% 107 1,132 3.2% 113 3rtland Communities(6F) 0 0.0% 0 0 0.0% 0 alley Growers(7E) 0 0.0% 0 0 0.0% 0 Senior Escapes(9D) 0 0.0% 0 0 0.0% 0 Down the Road (10D) 0 0.0% 0 0 0.0% 0 Small Town Simplicity(12C) 0 0.0% 0 0 0.0% 0 6. Rural 3,035 16.3% 95 6,193 17.4/u 103 Green Acres(6A) 2,083 11.2% 351 4,398 12.4% 375 Salt of the Earth(6B) 0 0.0% 0 0 0.0% 0 The Great Outdoors(6C) 952 5.1% 330 1,795 5.1% 332 Prairie Living (6D) 0 0.0% 0 0 0.0% 0 Rural Resort Dwellers(6E) 0 0.0% 0 0 0.0% 0 Southern Satellites(10A) 0 0.0% 0 0 0.0% 0 Rooted Rural (10B) 0 0.0% 0 0 0.0% 0 Diners&Miners(10C) 0 0.0% 0 0 0% 0 Rural Bypasses(10E) 0 0.0% 0 0 0.0% 0 Unclassified(15) 0 0.0% 0 0 0.0% 0 ata Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison f the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN ( ' BURNS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E'. 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles Population Summary 2000 Total Population 29,966 2010 Total Population 56,333 2016 Total Population 65,648 2016 Group Quarters 292 2020 Total Population 73,086 2016-2021 Annual Rate 2.17% Household Summary 2000 Households 12,663 2000 Average Household Size 2.34 2010 Households 24,975 2010 Average Household Size 2.24 2016 Households 28,965 2016 Average Household Size 2.26 2021 Households 32,285 2021 Average Household Size 2.25 2016-2021 Annual Rate 2.19% 2010 Families 17,198 2010 Average Family Size 2.67 2016 Families 19,848 2016 Average Family Size 2.69 2021 Families 22,034 2021 Average Family Size 2.69 2016-2021 Annual Rate 2.11% Housing Unit Summary 2000 Housing Units 16,818 Owner Occupied Housing Units 64.5° Renter Occupied Housing Units 10.8% Vacant Housing Units 24.7% 2010 Housing Units 34,555 Owner Occupied Housing Units 54.8% Renter Occupied Housing Units 17.5% Vacant Housing Units 27.7% 2016 Housing Units 39,312 Owner Occupied Housing Units 53.0% Renter Occupied Housing Units 20.7% Vacant Housing Units 26.3% 2021 Housing Units 43,484 Owner Occupied Housing Units 53.0% Renter Occupied Housing Units 21.2% Vacant Housing Units 25.8% Median Household Income 2016 $73,278 2021 $83,537 Median Home Value 2016 $389,349 2021 $400,712 Per Capita Income 2016 $47,360 2021 $53,324 Median Age 2010 50.1 2016 52.7 2021 55.2 Data Note:Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth,marriage,or adoption. Per Capita Income represents the income received I all persons aged 15 years and over divided by the total population. Source:U.S.Census Bureau,Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN le BURNS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles 2016 Households by Income Household Income Base 28,965 <$15,000 7.00/0 $15,000-$24,999 6.2% $25,000-$34,999 9.4% $35,000-$49,999 12.1% $50,000-$74,999 16.1% $75,000- $99,999 12.8% $100,000- $149,999 18.7% $150,000-$199,999 5.9% $200,000+ 11.8% Average Household Income $107,728 2021 Households by Income Household Income Base 32,285 <$15,000 6.4% $15,000- $24,999 6.8% $25,000- $34,999 5.3% $35,000- $49,999 7.7% $50,000-$74,999 18.0% $75,000- $99,999 13.8% $100,000- $149,999 21.0% $150,000-$199,999 7.3% $200,000+ 13.5% Average Household Income $121,356 2016 Owner Occupied Housing Units by Value Total 20,837 <$50,000 1.9% $50,000-$99,999 1.9% $100,000-$149,999 4.0% $150,000- $199,999 5.5% $200,000-$249,999 10.5% $250,000- $299,999 7,6% $300,000-$399,999 21.0% $400,000-$499,999 13.9% $500,000- $749,999 19.2% $750,000- $999,999 6.6% $1,000,000 + 8.1% Average Home Value $475,491 2021 Owner Occupied Housing Units by Value Total 23,067 <$50,000 0.7% $50,000-$99,999 0.8% $100,000-$149,999 2.4% $150,000-$199,999 4.4% $200,000- $249,999 11.8% $250,000-$299,999 10.0% $300,000-$399,999 19.7% $400,000-$499,999 14.0% $500,000-$749,999 20.2% $750,000-$999,999 7.7% $1,000,000 + 8.2% Average Home Value $494,008 lata Note:Income represents the preceding year,expressed in current dollars. Household income includes wage and salary earnings,interest dividends,net rents, pensions,55I and welfare payments,child support,and alimony. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN le BURJNS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E. 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles 2010 Population by Age ,se , _:v. .h t,_ x, �_... _.:° Total 56,333 0-4 4.1% 5-9 5.2% 10- 14 5.5% 15- 24 9.2% 25- 34 8.2% 35-44 10.9% 45-54 13.6% 55- 64 15.4% 65-74 16.3% 75- 84 9.1% 85 + 2.7% 18 + 81.6% '2016 Population by Age Total 65,649 0-4 3.8% 5-9 4.6% 10- 14 5.0% 15- 24 9.2% 25- 34 8.3% 35-44 9.90/0 45- 54 12.1% 55-64 15.8% 65 74 18.0% 75- 84 10.0° 85 + 18 + 83.5% 2021 Population by Age Total 73,085 0-4 3.6% 5- 9 4.3% 10- 14 4.7% 15- 24 8.2% 25- 34 8.4% 35-44 9.8% 45-54 10.7% 55-64 15.7% 65-74 19.7% 75- 84 11.2% 85+ 3.6% 18 + 84.5% 2010 Population by Sex Males 26,794 Females 29,539 2016 Population by Sex Males 31,321 Females 34,327 2021 Population by Sex Males 34,956 Females 38,130 Source:U.S.Census Bureau,Census 2010 Summary File 1,Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN I44 BUR,NS REAL ESTATE CONSULTING Market Profile 4110 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles 2010 Population by Race/Ethnicity Total 56,333 White Alone 92.6% Black Alone 2.5% American Indian Alone 0.1% Asian Alone 1.6% Pacific Islander Alone 0.0% Some Other Race Alone 1.9% Two or More Races 1.3% Hispanic Origin 12.2% Diversity Index 32.6 2016 Population by Race/Ethnicity Total 65,649 White Alone 91.1% Black Alone 3.0% American Indian Alone 0.1% Asian Alone 1.9% Pacific Islander Alone 0.00/0 Some Other Race Alone 2.20/o Two or More Races 1.6% Hispanic Origin 14.8% Diversity Index 37.8 2021 Population by Race/Ethnicity Total 73,087 White Alone 89.8% Black Alone 3.5% American Indian Alone 0.1% Asian Alone 2.3% Pacific Islander Alone 0.0% Some Other Race Alone 2.5% Two or More Races 1.8% Hispanic Origin 16.8% Diversity Index 41.9 2010 Population by Relationship and Household Type Total 56,333 In Households 99.5% In Family Households 82.8% Householder 30.3% Spouse 25.6% Child 23.0% Other relative 2.6% Nonrelative 1.4% In Nonfamily Households 16.7% In Group Quarters 0.5% Institutionalized Population 0.1% Noninstitutionalized Population 0.4% ata Note:Persons of Hispanic Origin may be of any race. The Diversity Index measures the probabilitythat two people from the same area will be from different race/ .thnic groups. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN (A' BUNS (ZEAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Er. 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles 2016 Population 25+ by Educational Attainment v�yy. r"r ''.:-;#''.11.- .4,-;-‘,.6.,,,,:::,. IL+�:n..... x.'ltY ..�vT _..._ W-§. tY,T. '9 F` Total 50,825 Less than 9th Grade 2.3% 9th- 12th Grade, No Diploma 2.8% High School Graduate 20.8% GED/Alternative Credential 2.0% Some College, No Degree 19.1% Associate Degree 9.7% Bachelor's Degree 26.7% Graduate/Professional Degree 16.5% 2016 Population 15+ by Marital Status Total 56,850 Never Married 21.9% Married 58.8% Widowed 7.8% Divorced 11.5% 2016 Civilian Population 16+ in Labor Force Civilian Employed 95.0% Civilian Unemployed 5.0% 2016 Employed Population 16+by Industry Total 26,277 Agriculture/Mining 0.6% Construction 7,8% Manufacturing 3.2% Wholesale Trade 2.5% 0 Retail Trade 11.6° Transportation/Utilities 3.2% Information 1.4% Finance/Insurance/Real Estate 9.0% Services 58.4% Public Administration 2.3% 2016 Employed Population 16+by Occupation Total 26,275 White Collar 68.8% Management/Business/Financial 21.6% Professional 19.5% Sales 13.9% Administrative Support 13.9% Services 19.8% Blue Collar 11.3% Farming/Forestry/Fishing 0.3% Construction/Extraction 4.3% Installation/Maintenance/Repair 1.5% Production 1.9% Transportation/Material Moving 3.4% 2010 Population By Urban/Rural Status Total Population 56,333 Population Inside Urbanized Area 94.0% Population Inside Urbanized Cluster 0.3% Rural Population 5,7% 0 Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esti converted Census 2000 data into 2010 geography. June 23, 2016 JOHN I BURNS REAL ESTATE CONSULTING Market Profile 0 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles 2010 Households by Type Total 24,975 Households with 1 Person 25.3% Households with 2+ People 74.7% Family Households 68.9% Husband-wife Families 58.2% With Related Children 16.5% Other Family (No Spouse Present) 10.6% Other Family with Male Householder 2.8% With Related Children 1.6% Other Family with Female Householder 7.8% With Related Children 5.2% Nonfamily Households 5.8% All Households with Children 23.6% Multigenerational Households 2.1% Unmarried Partner Households 5.3% Male-female 4.6% Same-sex 0.7% 2010 Households by Size Total 24,975 1 Person Household 25.3% 2 Person Household 46.9% 3 Person Household 12.2% t'`` 4 Person Household 9.60/0 5 Person Household 4.0% 6 Person Household 1.3% 7+ Person Household 0.5% 2010 Households by Tenure and Mortgage Status Total 24,975 Owner Occupied 75.8% Owned with a Mortgage/Loan 48.8% Owned Free and Clear 27.0% Renter Occupied 24.2% 2010 Housing Units By Urban/Rural Status Total Housing Units 34,555 Housing Units Inside Urbanized Area 93.0% Housing Units Inside Urbanized Cluster 0.3% Rural Housing Units 6.7% Data Note:Households with children include any households with people under age 18,related or not. Multigenerational households are families with 3 or more parent- hild relationships.Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the ouseholder. Multigenerational and unmarried partner households are reported only to the tract level.Esri estimated block group data,which is used to estimate polygons or non-standard geography. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN 1 BURNS RAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E'` 400, 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles Top 3 Tapestry Segments z' w �� 1. Silver&Gold (9A) 2. Golden Years(9B) 3. Green Acres(6A) 2016 Consumer Spending Apparel&Services: Total $ $78,270,835 Average Spent $2,702.26 Spending Potential Index 134 Education: Total $ $54,707,490 Average Spent $1,888.74 Spending Potential Index 134 Entertainment/Recreation: Total $ $118,004,625 Average Spent $4,074.04 Spending Potential Index 140 Food at Home: Total $ $194,978,997 Average Spent $6,731.54 Spending Potential Index 135 Food Away from Home: Total$ $121,727,707 Average Spent $4,202.58 Spending Potential Index 136 Health Care: Total $ $225,383,432 Average Spent $7,781.23 Spending Potential Index 147 HH Furnishings&Equipment: Total $ $71,768,888 Average Spent $2,477.780 Spending Potential Index 14. Personal Care Products&Services: Total$ $30.565,42L Average Spent $1,055.25 Spending Potential Index 144 Shelter: Total$ $622,628,766 Average Spent $21,495.90 Spending Potential Index 138 Support Payments/Cash Contributions/Gifts in Kind:Total$ $102,224,423 Average Spent $3,529.24 Spending Potential Index 152 Travel: Total$ $79,087,561 Average Spent $2,730.45 Spending Potential Index 147 Vehicle Maintenance&Repairs:Total $ $41,908,165 Average Spent $1,446.86 Spending Potential Index 140 Data Note:Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue.Total and Average Amount Spent Per Household represent annu figures.The Spending Potential Index represents the amount spent in the area relative to a national average of 100. Source:Consumer Spending data are derived from the 2013 and 2014 Consumer Expenditure Surveys,Bureau of Labor Statistics.Esri. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 JOHN It BU' Household Income Profile O R. AL ESTATE CONSULT , 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius 2016-2021 2016-2021 Summary 2016 2021 Change Annual Rate Population 65,648 73,086 7,438 2.17% Households 28,965 32,285 3,320 2.19% Median Age 52.7 55.2 2.5 0.93% Average Household Size 2.26 2.25 -0.01 -0.09% 2016 2021 Households by Income Number Percent Number Percent Household 28,965 100% 32,285 100% <$15,000 2,036 7.0% 2,073 6.4% $15,000-$24,999 1,800 6.2% 2,206 6.8% $25,000-$34,999 2,728 9.4% 1,727 5.3% $35,000-$49,999 3,500 12.1% 2,494 7.7% $50,000-$74,999 4,651 16.1% 5,818 18.0% $75,000-$99,999 3,699 12.8% 4,466 13.8% $100,000-$149,999 5,426 18.7% 6,765 21.0% • $150,000-$199,999 1,695 5.9% 2,372 7.3% $200,000+ 3,430 11.8% 4,364 13.5% Median Household Income $73,278 $83,537 Average Household Income $107,728 $121,356 Per Capita Income $47,360 $53,324 (;) • • Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. June 23, 2016 4 JOHN BU • Household Income Profile RAL ESTATE CONSULT 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E5, 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius 2016 Households by Income and Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 580 2,472 3,374 4,369 5,654 6,766 5,750 <$15,000 64 210 203 212 403 331 612 $15,000-$24,999 37 137 156 184 242 487 557 $25,000-$34,999 88 271 306 317 366 503 877 $35,000-$49,999 94 370 418 416 467 733 1,002 $50,000-$74,999 116 457 534 666 791 1,140 947 $75,000-$99,999 54 365 533 651 836 851 408 $100,000-$149,999 93 433 635 962 1,174 1,317 812 $150,000-$199,999 17 107 228 360 412 387 184 $200,000+ 18 120 361 601 963 1,016 350 Median HH Income $51,059 $61,101 $77,466 $88,179 $90,034 $79,424 $46,602 Average HH Income $70,349 $82,353 $106,248 $121,065 $129,497 $120,228 $77,028 Percent Distribution <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 100% 100% 100% 100% 100% 100% 100% <$15,000 11.0% 8.5% 6.0% 4.9% 7.1% 4.9% 10.6% $15,000-$24,999 6.4% 5.5% 4.6% 4.2% 4.3% 7.2% 9.7% $25,000-$34,999 15.2% 11.0% 9.1% 7.3% 6.5% 7.4% 15.3% $35,000-$49,999 16.2% 15.0% 12.4% 9.5% 8.3% 10.80/0 17.4% $50,000-$74,999 20.0% • 18.5% 15.8% 15.2% 14.0% 16.8% 16.5% $75,000-$99,999 9.3% 14.8% 15.8% 14.9% 14.8% 12.6% 7.1% 0 $100,000-$149,999 16.0% 17.5% 18.80/0 22.0% 20.8% 19.5% 14.1° $150,000-$199,999 2.9% 4.3% 6.8% 8.2% 7.3% 5.7% 3.2°,. $200,000+ 3.1% 4.9% 10.7% 13.8% 17.0% 15.0% 6.1% 0 Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. lune 23, 2016 JOHN Ica BU ' household Income Profile REAL ESTATE CONSULT , C 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius 2021 Households by Income and Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 573 2,706 3,667 4,204 6,100 8,053 6,982 <$15,000 71 227 198 179 362 346 691 $15,000-$24,999 50 181 181 183 266 597 748 $25,000-$34,999 55 174 174 162 203 325 634 $35,000-$49,999 60 254 266 238 305 540 830 $50,000-$74,999 127 574 661 676 905 1,495 1,379 $75,000-$99,999 63 458 650 684 946 1,061 604 $100,000-$149,999 106 532 771 1,003 1,395 1,717 1,240 $150,000-$199,999 20 153 318 428 551 584 318 $200,000+ 21 152 448 650 1,168 1,388 538 Median HH Income $57,466 $71,484 $86,599 $99,013 $101,416 $90,518 $58,265 Average HH Income $77,220 $92,257 $120,205 $135,140 $145,180 $135,517 $91,414 Percent Distribution <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 100% 100% 100% 100% 100% 100% 100% <$15,000 12.4% 8.4% 5.4% 4.3% 5.9% 4.3% 9.9% $15,000-$24,999 8.7% 6.7% 4.9% 4.4% 4.4% 7.4% 10.7% $25,000-$34,999 9.6% 6.4% 4.7% 3.9% 3.3% 4.0% 9.1% $35,000-$49,999 10.5% 9.4% 7.3% 5.7% 5.0% 6.7% 11.9% $50,000-$74,999 22.2% 21.2% 18.0% 16.1% 14.8% 18.6% 19.8% $75,000-$99,999 11.0% 16.9% 17.7% 16.3% 15.5% 13.2% 8.7% $100,000-$149,999 18.5% 19.7% 21.0% 23.9% 22.9% 21.3% 17.8% $150,000-$199,999 3.5% 5.7% 8.7% 10.2% 9.0% 7.3% 4.6% $200,000+ 3.7% 5.6% 12.2% 15.5% 19.1% 17.2% 7.7% Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. June 23, 2016 JOHN it`. BU s Net Worth Profile RAL ESTATE CONSULT , 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius .. :_ ._... . .. ,,., 2016-2021 2016-2021 Summary Census 2010 2016 2021 Change Annual Rate Population 56,333 65,648 73,086 7,438 2.17% Median Age 50.1 52.7 55.2 2.5 0.93% Households 24,975 28,965 32,285 3,320 2.19% Average Household Size 2.24 2.26 2.25 -0.01 -0.09% 2016 Households by Net Worth Number Percent Total 28,965 100.0% <$15,000 4,719 16.3% $15,000-$34,999 1,487 5.1% $35,000-$49,999 819 2.8% $50,000-$74,999 1,444 5.0°/a $75,000-$99,999 1,110 3.8% $100,000-$149,999 1;915 6.6% $150,000-$249,999 2,870 9.9% $250,000-$500,000 4,545 15.7% $500,000+ 10,055 34.7% Median Net Worth $253,799 Average Net Worth $1,486,526 Number of Households 2016 Net Worth by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 580 2,472 3,374 4,369 5,654 6,766 5,750 <$15,000 284 1,190 995 768 755 305 42- $15,000-$34,999 134 357 332 278 192 70 124 $35,000-$49,999 25 177 189 141 135 86 66 $50,000-$99,999 54 289 615 488 342 317 450 $100,000-$149,999 27 134 266 352 381 450 305 $150,000-$249,999 31 129 314 482 571 636 707 $250,000+ 27 196 662' 1,860 3,279 4,901 3,675 Median Net Worth $15,514 $16,493 $59,026 $175,032 $250,001 $250,001 $250,001 Average Net Worth $72,591 $130,991 $503,267 $895,452 $1,794,482 $2,723,531 $1,479,588 • Data Note: Net Worth is total household wealth minus debt, secured and unsecured. Net worth includes home equity, equity in pension plans, net equity in vehicles, IRAs and Keogh accounts, business equity, interest-earning assets and mutual fund shares, stocks,etc. Examples of secured def include home mortgages and vehicle loans; examples of unsecured debt include credit card debt,certain bank loans, and other outstanding bills. Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri Forecasts for 2016 and 2021. June 23, 2016 JOHN l.' BU' Retail MarketPlace Profile eu (ZEAL ESTATE CONSULT • 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Summary Demographics • 2016 Population 65,648 2016 Households 28,965 2016 Median Disposable Income $58,680 2016 Per Capita Income $47,360 NAICS Demand Supply Retail Gap Leakage/Surplus Number of industry Summary (Retail Potential) (Retail Sales) Factor Businesses Total Retail Trade and Food&Drink 44-45,722 $1,508,132,217 $1,031,247,437 $476,884,780 18.8 271 Total Retail Trade 44-45 $1,362,168,211 $979,379,322 $382,788,889 16.3 179 Total Food&Drink 722 $145,964,005 $51,868,115 $94,095,890 47.6 92 NAICS Demand Supply Retail Gap Leakage/Surplus Number of Industry Group (Retail Potential) (Retail Sales) Factor Businesses Motor Vehicle&Parts Dealers 441 $325,260,501 $15,220,422 $310,040,079 91.1 8 Automobile Dealers 4411 $255,682,299 $8,160,304 $247,521,995 93.8 2 Other Motor Vehicle Dealers 4412 $47,976,740 $5,685,829 $42,290,911 78.8 4 Auto Parts,Accessories&Tire Stores 4413 $21,601,462 $1,374,288 $20,227,174 88.0 2 Furniture&Home Furnishings Stores 442 $42,712,345 $8,256,226 $34,456,119 67.6 13 Furniture Stores 4421 $25,011,098 $5,277,083 $19,734,015 65.2 3 Home Furnishings Stores 4422 $17,701,246 $2,979,143 $14,722,103 71.2 10 Electronics&Appliance Stores 443 $57,638,905 $13,467,983 $44,170,922 62.1 13 Bldg Materials,Garden Equip. &Supply Stores 444 $71,821,057 $35,214,875 $36,606,182 34.2 23 Bldg Material&Supplies Dealers 4441 $63,622,010 $26,739,461 $36,882,549 40.8 15 Lawn&Garden Equip&Supply Stores 4442 $8,199,046 $8,475,415 -$276,369 -1.7 8 Food&Beverage Stores 445 $247,366,088 $187,293,241 $60,072,847 13.8 22 Grocery Stores 4451 $218,382,894 $178,607,098 $39,775,796 10.0 11 Specialty Food Stores 4452 $17,814,022 $5,170,035 $12,643,987 55.0 7 Beer,Wine&Liquor Stores 4453 $11,169,172 $3,516,108 $7,653,064 52.1 3 CHealth&Personal Care Stores 446,4461 $86,164,693 $35,284,728 $50,879,965 41.9 21 Gasoline Stations 447,4471 $91,437,181 $5,992,267 $85,444,914 87.7 2 Clothing&Clothing Accessories Stores 448 $72,079,224 $7,621,988 $64,457,236 80.9 19 Clothing Stores 4481 $51,333,669 $5,174,921 $46,158,748 81.7 16 Shoe Stores 4482 $8,587,588 $885,833 $7,701,755 81.3 2 Jewelry,Luggage&Leather Goods Stores 4483 $12,157,968 $1,561,234 $10,596,734 77.2 2 Sporting Goods,Hobby,Book&Music Stores 451 $32,983,621 $22,619,068 $10,364,553 18.6 15 Sporting Goods/Hobby/Musical Instr Stores 4511 $24,053,386 $21,543,333 $2,510,053 5.5 12 Book,Periodical&Music Stores 4512 $8,930,235 $1,075,735 $7,854,500 78.5 3 General Merchandise Stores 452 $238,232,272 $206,571,921 $31,660,351 7.1 10 Department Stores Excluding Leased Depts. 4521 $173,602,054 $123,600,677 $50,001,377 16.8 4 Other General Merchandise Stores 4529 $64,630,219 $82,971,244 -$18,341,025 -12.4 6 Miscellaneous Store Retailers 453 $62,578,750 $435,302,284 -$372,723,534 -74.9 24 Florists 4531 $2,762,859 $1,559,057 $1,203,802 27.9 4 Office Supplies,Stationery&Gift Stores 4532 $12,018,981 $5,126,884 $6,892,097 40.2 8 Used Merchandise Stores 4533 $5,742,728 $850,342 $4,892,386 74.2 6 Other Miscellaneous Store Retailers 4539 $42,054,182 $427,766,000 -$385,711,818 -82.1 6 Nonstore Retailers 454 $33,893,575 $6,534,318 $27,359,257 67.7 8 Electronic Shopping&Mail-Order Houses 4541 $26,934,206 $5,290,966 $21,643,240 67.2 5 Vending Machine Operators 4542 $783,392 $0 $783,392 100.0 0 Direct Selling Establishments 4543 $6,175,977 $1,241,618 $4,934,359 66.5 2 Food Services&Drinking Places 722 $145,964,005 $51,868,115 $94,095,890 47.6 92 Full-Service Restaurants 7221 $82,274,730 $32,951,038 $49,323,692 42.8 61 Limited-Service Eating Places 7222 $53,955,128 $18,271,663 $35,683,465 49.4 28 Special Food Services 7223 $2,269,314 $110,724 $2,158,590 90.7 1 Drinking Places-Alcoholic Beverages 7224 $7,464,834 $534,691 $6,930,143 86.6 3' Data Note:Supply(retail sales)estimates sales to consumers by establishments.Sales to businesses are excluded.Demand(retail potential)estimates the expected amount spent by consumers at retail establishments.Supply and demand estimates are in current dollars. The Leakage/Surplus Factor presents a snapshot of retail opportunity.This is a measure of the relationship between supply and demand that ranges from+100(total leakage)to-100(total surplus).A positive value represents'leakage'of retail opportunity outside the trade area.A negative value represents a surplus of retail sales,a market where customers are drawn in from outside the trade area.The Retail Gap c$ epresents the difference between Retail Potential and Retail Sales.Esri uses the North American Industry Classification System(NAICS)to classify businesses by their mary type of economic activity.Retail establishments are classified into 27 industry groups in the Retail Trade sector,as well as four industry groups within the Food rvices&Drinking Establishments subsector.For more information on the Retail MarketPlace data,please click the link below to view the Methodology Statement. ,ttp://www.esri.com/library/whitepapers/pdfs/esri-data-retail-marketplace.pdf Source:Esri and Infogroup. Retail MarketPlace 2016 Release 1(2015 data in 2016 geography)Copyright 2016 Infogroup,Inc.All rights reserved. June 23, 2016 JOHN IA' BU • Retail MarketPlace Profile SEAL ESTATE CONSULT 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by 7165 Immokalee Rd, Naples, Florida, 34119 ie• 2€ " Ring: 4 mile radius Leakage/Surplus Factor by Industry Subsector Motor Vehicle&Parts Dealers Fumiture&Home Furnishings Stores Electronics&Appliance Stores Bldg Materials,Garden Equip.&Supply Stores Food&Beverage Stores 1111•1111111111111111111 Health &Personal Care Stores Gasoline Stations Clothing and Clothing Accessories Stores Sporting Goods,Hobby,Book,and Music Stores MIIII1111111111111111111 General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Food Services&Drinking Places -60 -40 -20 0 20 40 60 80 Leakage/Surplus Factor Leakage/Surplus Factor by Industry Group Automobile Dealers Other Motor Vehicle Dealers Auto Parts,Accessories,and Tire Stores Furniture Stores Home Furnishings Stores Electronics&Appliance Stores Building Material and Supplies Dealers Lawn and Garden Equipment and Supplies Stores a Grocery Stores isms Specialty Food Stores Beer,Wine,and Liquor Stores Health &Personal Care Stores Gasoline Stations • Clothing Stores Shoe Stores Jewelry,Luggage,and Leather Goods Stores !„ , Book,Periodical,and Music Stores Department Stores(Excluding Leased Depts.) rmemi Other General Merchandise Stores Florists Immomimmi Office Supplies,Stationery,and Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Electronic Shopping and Mail-Order Houses Vending Machine Operators Direct Selling Establishments Full-Service Restaurants Limited-Service Eating Places Special Food Services Drinking Places(Alcoholic Beverages) -80 -60 -40 -20 0 20 40 60 80 10 Leakage/Surplus Factor Source:Esri and Infogroup. Retail MarketPlace 2016 Release 1. (2015 data in 2016 geography)Copyright 2016 Infogroup,Inc.All rights reserved. June 23, 2016 JOHN le BUkNS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 e' 7F,. Ring: 4 mile radius Top Twenty Tapestry Segments 2016 Households 2016 U.S. Households Cumulative Cumulative Rank Tapestry Segment Percent Percent Percent Percent Index 1 Silver&Gold (9A) 36.8% 36.8% 0.8% 0.8% 4851 2 Golden Years(9B) 28.0% 64.8% 1.3% 2.1% 2,090 3 Green Acres(6A) 10.7% 75.5% 3.2% 5.3% 334 4 Old and Newcomers(8F) 6.1% 81.6% 2.3% 7.6% 261 5 Middleburg (4C) 4.6% 86.2% 2.80/. 10.4% 163 Subtotal 86.2% 10.4% 6 Exurbanites(1E) 4.1% 90.3% 1.9% 12.3% 210 7 The Great Outdoors(6C) 3.9% 94.2% 1.6% 13.9% 252 8 In Style (5B) 3.5% 97.7% 2.3% 16.2% 156 9 Bright Young Professionals(8C) 1.2% 98.9% 2.2% 18.4% 53 10 Retirement Communities(9E) 0.6% 99.5% 1.2% 19.6% 46 Subtotal 13.3% 9.2% 11 Rural Resort Dwellers(6E) 0.5% 100.0% 1.0% 20.6% 49 12 Home Improvement(4B) 0.0% 100.0% 1.7% 22.3% 3 Subtotal 0.5% 2.7% Total 100.0% 22.4% 447 Top Ten Tapestry Segments Site vs. U.S. Retirement Communities (9E)- Bright Young Professionals (8C) In Style (5B) 111111111111111•••• The Great Outdoors (6C)- Exurbanites (1E)-1...+. Middleburg (4C) INIIIIIIIIII"""' Old and Newcomers (8F)-.....r. Green Acres (6A) Golden Years (913) • U• U..SS.. Silver&Gold (9A)-i_ 1 i 0 5 10 15 20 25 30 35 Percent of Households by Tapestry Segment Cata Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison f the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN (4': BURNS RAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius 2016 Tapestry Indexes by Households 2016 Tapestry Indexes by Total Population 18+ Index Index 0 1,000 2,000 3,000 4,000 0 500 1,000 1,500 2,000 14C- 14C- 14A- 14A- 13D- 13D- 13B- 13B- 12D- 120- 12B- 12B- 11E- 11E- 11C-I 11C- 11A- 11A- 10D- 10D- 10B- 10B- 9F- 9F- • 9D- 9D- 9B 9B-I tn 8G- 4 8G- c c 8E- E 8E- in 8C-+ cn 8C-01 L La 8A +6, 8A lt) v a� 7E- ° 7E- 7C- 7C- 7A- 7A- 6E 6E-u 6C- 6C-allimon• 6A ANNEI 6A 5D- 5D- 5B-me 56-moony 4C-ma -wino- 4A- 3B- 3B- 2D- 2D- 2B- 26- 1E 1E-toilsome' 1C 1C- Da te:This report identifies neighborhood segments in the area,and describes the socli conomic quality of the immediate neighborhood. The index is a comparis, of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN(e--BUf,NS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Tapestry LifeMode Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 28,965 100.0% 54,821 100.0% 1.Affluent Estates 1,184 4.1% 41 2,423 4.4% 43 Top Tier(1A) 0 0.0% 0 0 0.0% 0 Professional Pride(1B) 0 0.0% 0 0 0.0% 0 Boomburbs(1C) 0 0.0% 0 0 0.0% 0 Savvy Suburbanites(1D) 0 0.0% 0 0 0.0% 0 Exurbanites(1E) 1,184 4.1% 210 2,423 4.4% 227 2. Upscale Avenues 0 0.0% 0 0 0.0% 0 Urban Chic(2A) 0 0.0% 0 0 0.0% 0 Pleasantville (2B) 0 0.00/0 0 0 0.0% 0 Pacific Heights(2C) 0 0.0% 0 0 0.0% 0 Enterprising Professionals(2D) 0 0.0% 0 0 0.0% 0 3.Uptown Individuals 0 0.0% 0 0 0.0% 0 Laptops and Lattes(3A) 0 0.0% 0 0 0.0% 0 Metro Renters(3B) 0 0.0% 0 0 0.0% 0 Trendsetters(3C) 0 0.0% 0 0 0.0% 0 4.Family Landscapes 1,350 4.7% 63 2,625 4.8% 62 Soccer Moms(4A) 0 0.0% 0 0 0.0% 0 "nme Improvement(4B) 13 0.0% 3 31 0.1% 3 dleburg (4C) 1,337 4.6% 163 2,594 4.7% 168 5.GenXurban 1,019 3.5% 30 1,966 3.6% 33 Comfortable Empty Nesters(5A) 0 0.0% 0 0 0.0% 0 In Style(5B) 1,019 3.5% 156 1,966 3.6% 170 Parks and Rec(5C) 0 0.0% 0 0 0.0% 0 Rustbelt Traditions(5D) 0 0.0% 0 0 0.0% 0 Midlife Constants(5E) 0 0.0% 0 0 0.0% 0 6.Cozy Country Living 4,374 15.1% 123 8,901 16.2% 136 Green Acres(6A) 3,095 10.7% 334 6,584 12.0% 364 Salt of the Earth (6B) 0 0.0% 0 0 0.0% 0 The Great Outdoors(6C) 1,134 3.9% 252 2,085 3.8% 250 Prairie Living (6D) 0 0.0% 0 0 0.0% 0 Rural Resort Dwellers(6E) 145 0.5% 49 232 0.4% 45 Heartland Communities(6F) 0 0.0% 0 0 0.0% 0 7.Ethnic Enclaves 0 0.00/0 0 0 0.0% 0 Up and Coming Families(7A) 0 0.0% 0 0 0.0% 0 Urban Villages(7B) 0 0.0% 0 0 0.0% 0 American Dreamers(7C) 0 0.0% 0 0 0.0% 0 Barrios Urbanos(7D) 0 0.0% 0 0 0.0% 0 Valley Growers(7E) 0 0.0% 0 0 0.0% 0 Southwestern Families(7F) 0 0.0% 0 0 0.0% 0 ate Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison .the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN 14A BURNS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Er. 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Tapestry LifeMode Groups 2016 Households 2016 Adult Population Number Percent Index . Number Percent Index Total: 28,965 100.0% 54,821 100.0% 8.Middle Ground 2,099 7.2% 66 3,689 6.7% 66 City Lights(8A) 0 0.0% 0 0 0.0% 0 Emerald City(8B) 0 0.0% 0 0 0.0% 0 Bright Young Professionals(8C) 341 1.2% 53 653 1.2% 59 Downtown Melting Pot(8D) 0 0.0% 0 0 0.0% 0 Front Porches(8E) 0 0.0% 0 0 0.0% 0 Old and Newcomers(8F) 1,758 6.1% 261 3,036 5.5% 275 Hardscrabble Road (8G) 0 0.0% 0 0 0.0% 0 9.Senior Styles 18,939 65.4% 1125 35,217 64.2% 1285 Silver&Gold (9A) 10,663 36.8% 4,851 19,463 35.5% 5,154 Golden Years(9B) 8,114 28.0% 2,090 15,467 28.2% 2,375 The Elders(9C) 0 0.0% 0 0 0.0% 0 Senior Escapes(9D) 0 0.0% 0 0 0.0% 0 Retirement Communities(9E) 162 0.6% 46 287 0.5% 51 Social Security Set(9F) 0 0.0% 0 0 0.0% 0 10.Rustic Outposts 0 0.0% 0 0 0.0% 0 Southern Satellites(10A) 0 0.0% 0 0 0.0% 0 Rooted-Rural-(1-0B) _ 0 0.0% 0 6 0.0% 0 Diners&Miners(10C) 0 0.0% 0 0 0.0°%o 0 Down the Road (10D) 0 0.0% 0 0 0.0% 0 '" Rural Bypasses(10E) 0 0.0% 0 0 0.0% 11.Midtown Singles 0 0.0% 0 0 0.0% 0 City Strivers(11A) 0 0.0% 0 0 0.0% 0 Young and Restless(11B) 0 0.00/0 0 0 0.0% 0 Metro Fusion (11C) 0 0.0% 0 0 0.0% 0 Set to Impress(11D) 0 0.0% 0 0 0.0% 0 City Commons(11E) 0 0.0°/a 0 0 0.0% 0 12. Hometown 0 0.0% 0 0 0.0% 0 Family Foundations(12A) 0 0.0% 0 0 0.0% • 0 Traditional Living (12B) 0 0.0% 0 0 0.0% 0 Small Town Simplicity(12C) 0 0.0°/o 0 0 0,0% 0 Modest Income Homes(12D) 0 0.0% 0 0 0.0% 0 13.Next Wave 0 0.0% 0 0 0.0% 0 International Marketplace(13A) 0 0.0% 0 0 0.0% 0 Las Casas(13B) 0 0.0% 0 0 0.0% 0 NeWest Residents(13C) 0 0.0% 0 0 0.0% 0 Fresh Ambitions(13D) 0 0.0% 0 0 0.0% 0 High Rise Renters(13E) 0 0.0% 0 0 0.0% 0 14.Scholars and Patriots 0 0.0% 0 0 0.0% 0 Military Proximity(14A) 0 0.0% 0 0 0.0% 0 College Towns(14B) 0 0.0% 0 0 0.0% 0 Dorms to Diplomas(14C) 0 0.0% 0 0 0.0% 0 Unclassified (15) 0 0.0% 0 0 0.0% 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparisr of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by . segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN le BUkNS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile C 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Tapestry Urbanization Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 28,965 100.0% 54,821 100.0% 1.Principal Urban Center 0 0.0% 0 0 0.0% 0 Laptops and Lattes(3A) 0 0.0% 0 0 0.0% 0 Metro Renters(3B) 0 0.0% 0 0 0.0% 0 •Trendsetters(3C) 0 0.0% 0 0 0.0% 0 Downtown Melting Pot(8D) 0 0.0% 0 0 0.0% 0 City Strivers(11A) 0 0.0% 0 0 0.0% 0 NeWest Residents(13C) 0 0.0% 0 0 0.0% 0 Fresh Ambitions(13D) 0 0.0% 0 0 0.0% 0 High Rise Renters(13E) 0 0.0% 0 0 0.0% 0 2. Urban Periphery 341 1.2% 7 653 1.2% 7 Pacific Heights(2C) 0 0.0% 0 0 0.0% 0 Rustbelt Traditions(5D) 0 0.0% 0 0 0.0% 0 Urban Villages(7B) 0 0.0% 0 0 0.0% 0 American Dreamers(7C) 0 0.0% 0 0 0.0% 0 Barrios Urbanos(7D) 0 0.0% 0 0 0.0% 0 Southwestern Families(7F) 0 0.0% 0 0 0.0% 0 City Lights(8A) 0 0.0% 0 0 0.0% 0 Bright Young Professionals(8C) 341 1.2% 53 653 1.2% 59 Metro Fusion (11C) 0 0.0% 0 0 0.0% 0 Cmily Foundations(12A) 0 0.0% 0 0 0.0% 0 dest Income Homes(12D) 0 0.0% 0 0 0.0% 0 .nternational Marketplace (13A) 0 0.0% 0 0 0.0% 0 Las Casas(136) 0 0.0% 0 0 0.0% 0 3.Metro Cities 2,939 10.1% 55 5,289 9.6% 57 In Style(5B) 1,019 3.5% 156 1,966 3.6% 170 Emerald City (8B) 0 0.0% 0 0 0.0% 0 Front Porches (8E) 0 0.0% 0 0 0.0% 0 Old and Newcomers(8F) 1,758 6.1% 261 3,036 5.5% 275 Hardscrabble Road (8G) 0 0.0% 0 0 0.0% 0 Retirement Communities(9E) 162 0.6% 46 287 0.5% 51 Social Security Set(9F) 0 0.0% 0 0 0.0% 0 Young and Restless(11B) 0 0.0% 0 0 0.0% 0 Set to Impress(11D) 0 0.0% 0 0 0.0% • 0 City Commons(11E) 0 0.0% 0 0 0.0% 0 Traditional Living (12B) 0 0.0% 0 0 0.0% 0 College Towns(14B) 0 0.0% 0 0 0.0% 0 Dorms to Diplomas(14C) 0 0.0% 0 0 0.0% 0 ata Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison f the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 JOHN 1e BUfZNS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by E'! 7165 Immokalee Rd, Naples, Florida, 34119 aide: 26.273 T Ring: 4 mile radius -81;72052 Tapestry Urbanization Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 28,965 100.0% 54,821 100.0% 4.Suburban Periphery 19,974 69.0% 217 37,384 68.2% 212 Top Tier(1A) 0 0.0% 0 0 0.0% 0 Professional Pride (16) 0 0.0% 0 0 0.0% 0 Boomburbs(1C) 0 0.0% 0 0 0.0% 0 Savvy Suburbanites(1D) 0 0.0% 0 0 0.0% 0 Exurbanites(1E) 1,184 4.1% 210 2,423 4.4% 227 Urban Chic(2A) 0 0.0% 0 0 0.0% 0 Pleasantville(28) 0 0.0% 0 0 0.0% 0 Enterprising Professionals(2D) 0 0.0% 0 0 0.0°Jo 0 Soccer Moms(4A) 0 0.0% 0 0 0.0% 0 Home Improvement(4B) 13 0.0% 3 31 0.1% 3 Comfortable Empty Nesters(5A) 0 0.00/0 0 0 0.0% 0 Parks and Rec(5C) 0 0.0% 0 0 0.0% 0 Midlife Constants(5E) 0 0.0% 0 0 0.0% 0 Up and Coming Families(7A) 0 0.0% 0 0 0.0% 0 Silver&Gold (9A) 10,663 36.8% 4,851 19,463 35.5% 5,154 Golden Years(98) 8,114 28.0% 2,090 15,467 28.2% 2,375 The Elders(9C) 0 0.0% 0 0 0.0% 0 Military Proximity(14A) 0 0.0% 0 0 0.0% 0 5.Semirural 1,337 4.6% 49 2,594 4.7% 52 Middleburg (4C) 1,337 4.6% 163 2,594 4.7% 168:- Heartland Communities(6F) 0 0.00/0 0 0 0.0% Valley Growers(7E) 0 0.0% 0 0 0.0% Senior Escapes(9D) 0 0.0% 0 0 0.0% 0 Down the Road(10D) 0 0.0% 0 0 0.0% 0 Small Town Simplicity(12C) 0 0.0% 0 0 0.0% 0 6. Rural4,374 15.1% 88 8,901 16.2% 96 Green Acres(6A) 3,095 10.7% 334 6,584 12.0% 364 Salt of the Earth (66) 0 0.00/0 0 0 0.0% 0 • The Great Outdoors(6C) 1,134 3.9% 252 2,085 3.8% 250 Prairie Living(6D) 0 0.0% 0 0 0.0% 0 Rural Resort Dwellers(6E) 145 0.5% 49 232 0.4% 45 Southern Satellites(10A) 0 0.00/0 0 0 0.0% 0 Rooted Rural (10B) 0 0.00/0 0 0 0.0% 0 Diners&Miners(10C) 0 0.0% 0 0 0% 0 Rural Bypasses(10E) 0 0.0% 0 0 0.0% 0 Unclassified(15) 0 0.0% 0 0 0.0% 0 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparls, of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by • segment. An index of 100 Is the US average. Source:Esri June 23,2016 EXHIBIT "V" ENVIRONMENTAL ASSESSMENT LOGAN/IMMOKALEE GMPA GROWTH MANAGEMENT PLAN AMENDMENT ENVIRONMENTAL REPORT June 2016 Prepared For: Immokalee Road Associates LLC. 1600 Sawgrass Corporate Parkway, Suite 400 Sunrise, Florida 33323 (954) 753-1730 Prepared By: Passarella &Associates,Inc. 13620 Metropolis Avenue, Suite 200 Fort Myers, Florida 33912 (239) 274-0067 Project No. 13 GLH2170 TABLE OF CONTENTS Page 1.0 Introduction 1 2.0 Vegetation Associations and Land Uses 1 3.0 Soils 3 4.0 Jurisdictional Wetlands 4 5.0 Listed Species 4 6.0 Archaeological and Historical Resources 4 7.0 References 5 Nlikew LIST OF TABLES Page Table 1. Existing Land Use and Cover Summary 1 Table 2. Soils Listed by the NRCS 3 Table 3. SFWMD Wetland Acreages by FLUCFCS Code 4 ii LIST OF EXHIBITS Page Exhibit 1. Project Location Map E1-1 Exhibit 2. FLUCFCS and Wetlands Map E2-1 Exhibit 3. Aerial with FLUCFCS and Wetlands Map E3-1 Exhibit 4. Soils Map E4-l Exhibit 5. Listed Species Survey Report E5-1 iii '41010 09 1.0 INTRODUCTION The following information regarding site conditions and environmental considerations has been prepared for the proposed Growth Management Plan amendment for the Logan/Immokalee GMPA parcel (Project). The 19± acre Project site is located in Section 28, Township 48 South, Range 26 East, Collier County (Exhibit 1). More specifically, it is found at the southeast corner of the intersection of Immokalee Road and Logan Boulevard and is located approximately 1.4 miles east of Interstate 75. The property is bound by Immokalee Road to the north,Logan Boulevard and a landscaping nursery to the west,and a landscaping nursery to the east and south. Saturnia Lakes residential development is located to the southeast of the Project site. The Project site is comprised primarily of forested uplands and wetlands that have been disturbed by the invasion of varying levels of exotic vegetation. 2.0 VEGETATION ASSOCIATIONS AND LAND USES The existing land uses on the Project site include a combination of disturbed land and forested uplands and wetlands with varying degrees of exotic infestation.The vegetation associations for the property were delineated using January 2016 rectified color aerials (Scale: 1" = 100'). These delineations were classified based on the nomenclature of the Florida Land Use,Cover and Forms Classification System(FLUCFCS)Levels III and IV(Florida Department of Transportation 1999). Level IV FLUCFCS was utilized to denote disturbance and hydrologic conditions. "E"codes were oliasse used to identify levels of exotic species invasion(i.e.,Brazilian pepper(Schinus terebinthifolius)). AutoCAD Map 3D 2015 software was used to determine the acreage of each mapped polygon, produce summaries, and generate the final FLUCFCS map (Exhibits 2 and 3). A total of nine vegetative associations and land uses(i.e.,FLUCFCS codes)were identified on the property.The dominant habitat type on the property is Pine,Disturbed(FLUCFCS Code 4159)with various levels of exotic coverage (i.e., El and E3). This vegetative community accounts for 43.4 percent of the property (8.09± acres). Exotic vegetation documented on-site includes, but is not limited to, Brazilian pepper, melaleuca (Melaleuca quinquenervia), and earleaf acacia (Acacia auriculiformis). The degree of exotic infestation ranges from 0 to 100 percent cover. Table 1 summarizes the FLUCFCS acreages and a brief description of each of the FLUCFCS classifications follows the table. Table 1. Existing Land Use and Cover Summary FLUCFCS Description Acreage Percent Code of Total 241 Tree Nursery 0.91 4.9 4119 El Pine Flatwoods, Disturbed(0-24%Exotics) 1.64 8.8 4159 El Pine,Disturbed (0-24%Exotics) 4.56 24.5 1 Table 1. (Continued) FLUCFCS Percent Code Description Acreage of Total 4159 E3 Pine, Disturbed (50-75%Exotics) 3.53 18.9 4281 E3 Cabbage Palm, Hydric(50-75%Exotics) 0.20 1.1 619 E4 Exotic Wetlands, Disturbed (76-100%Exotics) 4.12 22.1 6219 E3 Cypress, Disturbed (50-75%Exotics) 0.21 1.1 6249 E3 Cypress/Pine/Cabbage Palm,Disturbed(50-75%Exotics) 2.99 16.0 740 Disturbed Land 0.48 2.6 Totals 18.64 100.0 Tree Nursery(FLUCFCS Code 241) A tree nursery is located on the western portion of the Project site. This area consists primarily of planted date palms(Phoenix dactylifera) and queen palms (Syagrus romanzofana). Pine Flatwoods, Disturbed (0-24%Exotics) (FLUCFCS Code 4119 El) This upland habitat is located in the eastern portion of the property. The canopy is dominated by slash pine(Pinus elliottii),along with scattered cabbage palm(Sabal palmetto)and earleaf acacia. The sub-canopy vegetation includes cabbage palm,along with rusty lyonia(Lyoniafruticosa),saw palmetto(Serenoa repens),and scattered Brazilian pepper.The ground cover is dominated by saw palmetto, with lesser amounts of bracken fern (Pteridium aquilinum), muscadine grape (Vitis rotundifolia),poison ivy(Toxicodendron radicans),greenbrier(Smilax auriculata),and caesarweed (Urena lobata). Pine, Disturbed (0-24%Exotics) (FLUCFCS Code 4159 El) This upland habitat occupies the south-central portion of the property.The canopy and sub-canopy are dominated by slash pine with scattered melaleuca, earleaf acacia, cabbage palm, rusty lyonia, Brazilian pepper, myrsine (Rapanea punctata), and strawberry guava(Psidium cattleianum). The ground cover is dominated by species typical to disturbed areas, such as muscadine grape, poison ivy, greenbrier, spermacoce (Spermacoce verticillata), caesarweed, and bracken fern. Additional ground cover species including little blue maidencane(Amphicarpum muhlenbergianum),gulfdune paspalum (Paspalum monostachyum), Boston fern (Nephrolepis sp.), and swamp fern (Blechnum serrulatum) occur in lesser amounts. Pine, Disturbed(50-75%Exotics) (FLUCFCS Code 4159 E3) This upland habitat is similar to FLUCFCS Code 4159 El but with a higher concentration of Brazilian pepper in the sub-canopy and melaleuca and earleaf acacia in the canopy. Cabbage Palm, Hydric (50-75%Exotics) (FLUCFCS Code 4281 E3) This wetland habitat is located near the southeast corner of the property.The canopy is dominated by cabbage palm, along with very scattered slash pine. The sub-canopy is dominated by Brazilian pepper, with scattered cabbage palm and citrus (Citrus sp.). The ground cover is dominated by swamp fern. .444014. 2 Exotic Wetlands, Disturbed (76-100%Exotics) (FLUCFCS Code 619 E4) This wetland habitat occupies most of the northeastern portion of the property.The canopy and sub- canopy are dominated by exotics such as melaleuca,earleaf acacia,Brazilian pepper,and strawberry guava. Scattered native species present include widely scattered bald cypress(Taxodium distichum), cabbage palm, myrsine, and cocoplum (Chrysobalanus icaco). The ground cover is dominated by swamp fern with scattered sawgrass (Cladium jamaicense), muscadine grape, and greenbrier. Cypress, Disturbed (50-75%Exotics) (FLUCFCS Code 6219 E3) This wetland habitat is located near the northeast corner of the property.The canopy is dominated by bald cypress with cabbage palm and melaleuca. The sub-canopy vegetation consists of Brazilian pepper, earleaf acacia, and cabbage palm. The ground cover is mostly open with scattered swamp fern, sawgrass, gulfdune paspalum, muscadine grape, poison ivy, and caesarweed. Cypress/Pine/Cabbage Palm, Disturbed (50-75%Exotics) (FLUCFCS Code 6249 E3) This wetland habitat is found in the northwest portion of the property.The canopy is dominated by slash pine with bald cypress, melaleuca, and earleaf acacia. Brazilian pepper dominates the sub- canopy stratum,along with scattered laurel oak(Quercus laurifolia)and buttonbush(Cephalanthus occidentalis). The ground cover vegetation commonly includes swamp fern, along with scattered greenbrier and muscadine grape. Disturbed Land(FLUCFCS Code 740) This upland land use is located along the south property line.The canopy and sub-canopy strata are mostly open,with widely scattered earleaf acacia and Brazilian pepper growing along its northern edge. The herbaceous ground cover is dominated by species typical of disturbed areas including beggar-tick (Biden pilosa), spermacoce, muscadine grape, common ragweed (Ambrosia artemisiifolia), poinsettia(Poinsettia cyathophora), and flatsedge (Cyperus ligularis). 3.0 SOILS The soils for the property,per the Natural Resource Conservation Service(NRCS)(formerly the Soil Conservation Service), are shown on Exhibit 4 and listed in Table 2.The "Hydric Soils of Florida Handbook" (Florida Association of Environmental Soil Scientists 1995) lists Holopaw Fine Sand, Limestone Substratum (No. 2); Basinger Fine Sand (No. 17); and Holopaw and Okeelanta Soils, Depressional (No. 23) as hydric soils. Table 2. Soils Listed by the NRCS Mapping Unit Description Hydric/Non-Hydric* 2 Holopaw Fine Sand,Limestone Substratum Hydric 17 Basinger Fine Sand Hydric 23 Holopaw and Okeelanta Soils,Depressional Hydric *Per the"Hydric Soils of Florida Handbook"(Florida Association of Environmental Soil Scientists 1995). 3 1/441k n✓ 4.0 JURISDICTIONAL WETLANDS The subject property was reviewed for state wetland jurisdiction using the "Delineation of the Landward Extent of Wetlands and Surface Waters"(Chapter 62-340,Florida Administrative Code (F.A.C.)). The Project site contains 7.52± acres of South Florida Water Management District (SFWMD) jurisdictional wetlands.The SFWMD jurisdictional wetland areas consist of Cabbage Palm,Hydric (50-75% Exotics) (FLUCFCS Code 4281 E3); Exotic Wetlands, Disturbed (76-100% Exotics) (FLUCFCS Code 619 E4); Cypress,Disturbed(50-75%Exotics) (FLUCFCS Code 6219 E3);and Cypress/Pine/Cabbage Palm,Disturbed(50-75%Exotics)(FLUCFCS Code 6249 E3).The SFWMD jurisdictional wetlands are shown in Exhibits 2 and 3. The wetlands by FLUCFCS code are summarized in Table 3. Table 3. SFWMD Wetland Acreages by FLUCFCS Code FLUCFCS Code Description Acreage 4281 E3 Cabbage Palm, Hydric (50-75%Exotics) 0.20 619 E4 Exotic Wetlands, Disturbed (76-100%Exotics) 4.12 6219 E3 Cypress, Disturbed(50-75%Exotics) 0.21 6249 E3 Cypress/Pine/Cabbage Palm, Disturbed (50-75%Exotics) 2.99 Total 7.52 5.0 LISTED SPECIES A listed species survey was conducted by Passarella&Associates,Inc.on the Project site on June 15,2016.No listed wildlife species were observed during the listed species survey. However,one state-listed plant species, the cardinal airplant (Tillandsia fasciculata), was observed scattered throughout the Project site. The listed species survey methodology and results are provided as Exhibit 5. 6.0 ARCHAEOLOGICAL AND HISTORICAL RESOURCES There are no known archaeological or historical sites present within or in the vicinity of the Project site. litrow 4 7.0 REFERENCES Florida Association of Environmental Soil Scientists. 1995. Hydric Soils of Florida Handbook, Second Edition. Victor W. Carlisle, Ed. Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms. Classification System. Procedure No. 550-010-001-a. Third Edition. U.S. Fish and Wildlife Service. 2002. Draft Standard Local Operating Procedures for Endangered Species Wood Storks. South Florida Ecological Services Office. 5 EXHIBIT 1 PROJECT LOCATION MAP r �'' 82 tip i� �r t. lira( a gN,N�ERU ALIO RD �.� ,.en. � ' .�` � I PE 6A OLAiliire' �� CORKSCREW RDI iM. � � 4 11 IN 4\.,, ii BC"1 s'EAC RD I S4jihik , ird .44 OIL WELL RD S i oBWNDo COLLIER 29 y II 1 SA AIWA PLACID 1 •.,'VIS BLVD w ' f N _ I .54 Ipie .- LADDER DALE 4 S W MIAMI Gulf Z N4' % E of 17 zf 31 I I 37 Mexico — .. , i KEY WEST s , '1P5o'oz r c is t I`m � L ` y { I' ' . * 1:4 - i iii 0'' I 'I• = ' MtK 4 4` Al + WILLOW u.K7R FY+ t , w 7 R •v'. c WAY' R T '11EXIT . . _ rts s. 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DATE lo�ua LSL ASSOCIATES EXHIBIT 2 FLUCFCS AND WETLANDS MAP Stantec LEGAL DESCRIPTION A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, BEING A PORTION OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 4313 AT PAGE 2422 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY AND FURTHER DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE 589"58'22"E ALONG THE NORTH LINE OF SAID SECTION 28 ALSO BEING THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE ROAD (150 FEET WIDE) FOR 390.37 FEET; THENCE DEPARTING SAID NORTH SECTION LINE, SOUTH 00"01'38" WEST, A DISTANCE OF 166.85 FEET TO AN INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY OF SAID IMMOKALEE ROAD AS DESCRIBED IN ORDER OF TAKING, OFFICIAL RECORD 3888, PAGE 1611 OF THE PUBLIC RECORDS OF COLLIER COUNTY, SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE ALONG SAID SOUTHERLY RIGHT OF WAY, SOUTH 89"58'22" EAST, A DISTANCE OF 606.56 FEET TO AN INTERSECTION WITH THE EAST LINE OF THE WEST 1/2 OF THE NORTHEAST 1/4 AND WEST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 28; THENCE CONTINUE ALONG SAID EAST LINE OF THE WEST 1/2 OF THE NORTHEAST 1/4 AND WEST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 28, SOUTH 02"11'25" EAST, A DISTANCE OF 1,169.86 FEET TO AN INTERSECTION WITH THE SOUTH LINE OF THE NW OF THE NW 1/4 OF SECTION 28; THENCE CONTINUE ALONG SAID SOUTH LINE OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28, NORTH 89"58'00" WEST, A DISTANCE OF 660.43 FEET TO AN INTERSECTION WITH THE WEST LINE OF THE EAST 1/2 OF THE NW 1/4 OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28. THENCE CONTINUE ALONG SAID WEST LINE OF THE EAST 1/2 OF THE NW 1/4 OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28, NORTH D2"1 1'D7" WEST, A DISTANCE OF 285.D8 FEET; THENCE NORTH 87"49'2D"WEST, A DISTANCE OF 147.65 FEET TO A POINT ON A NON-TANGENTIAL CURVE, SAID POINT BEING ON THE EASTERLY RIGHT OF WAY OF LOGAN BOULEVARD( RIGHT OF WAY WIDTH VARIES); THENCE CONTINUE ALONG SAID EASTERLY RIGHT OF WAY THE FOLLOWING SIX COURSES; COURSE ONE: NORTHERLY, 190.25 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,132.54 FEET, THROUGH A CENTRAL ANGLE OF 05"06'42" AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 12"16'34" EAST, 190.19 FEET TO A POINT OF REVERSE CURVATURE; COURSE TWO: THENCE NORTHERLY, 328.45 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 2,461.50 FEET, THROUGH A CENTRAL ANGLE OF 07"38'43" AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 11"00'33" EAST, 328.20 FEET; COURSE THREE: THENCE NORTH 17"32'26" EAST, A DISTANCE OF 52.62 FEET; COURSE FOUR: THENCE NORTH 05"21'54" EAST, A DISTANCE OF 53.61 FEET TO A POINT ON A NON-TANGENTIAL CURVE; COURSE FIVE: THENCE } 5ta ntec NORTHERLY, 209.81 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 2,471.50 FEET, THROUGH A CENTRAL ANGLE OF 04"51'50" AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 02"18'18" EAST, 209.74 FEET; COURSE SIX: THENCE NORTH 00"07'37"WEST, A DISTANCE OF 22.84 FEET; THENCE NORTH 45"37'16" EAST, A DISTANCE OF 49.26 FEET TO THE POINT OF BEGINNING. TOGETHER WITH DESCRIPTION (EASEMENT 1) A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS: COMMENCE ATTHE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE RUN ALONG THE WEST LINE OF SAID SECTION, SOUTH 02"10'58 EAST, A DISTANCE OF 964.50 FEET; THENCE DEPARTING SAID WEST SECTION LINE, NORTH 87"49'02" EAST, A DISTANCE OF 203.41 FEET TO AN INTERSECTION WITH THE EASTERLY RIGHT OF WAY OF LOGAN BOULEVARD (RIGHT OF WAY WIDTH VARIES) AND TO THE POINT OF BEGINNING; THENCE SOUTH 87"49'20" EAST, A DISTANCE OF 126.91 FEET; THENCE SOUTH 02'11'07" EAST, A DISTANCE OF 90.26 FEET; THENCE NORTH 87"49'20"WEST, ADISTANCE OF 147.65 FEET TO A POINT ON A NON-TANGENTIAL CURVE AND TO THE EASTERLY RIGHT OF WAY OF SAID LOGAN BOULEVARD; THENCE ALONG SAID EASTERLY RIG ITT OF WAY, NORTHERLY, 91.07 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,132.54 FEET, THROUGH A CENTRAL ANGLE OF 02"26'49" AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 10'56'37" EAST, 91.06 FEETTOTHE POINT OF BEGINNING. PARCEL CONTAINS 12,385 SQUARE FEET OR 0.28 ACRES, MORE OR LESS . TOGETHER WITH DESCRIPTION (EASEMENT 2) A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE RUN ALONG THE NORTH LINE OF SAID SECTION, SOUTH 89"58'22" EAST, A DISTANCE OF 990.47 FEET; THENCE DEPARTING SAID NORTH SECTION LINE, SOUTH 0211'25"E, A DISTANCE OF 166.97 FEET TO AN INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY LINE OF IMMOKALEE ROAD (150 FOOT RIGHT OF WAY) AND TO THE POINT OF BEGINNING; THENCE SOUTH 021 1'25" EAST, A DISTANCE OF 150.00 FEET; THENCE NORTH 89"58'22"WEST, A DISTANCE OF 90.00 FEET; THENCE NORTH 02'11'25" WEST, A DISTANCE OF 150.00 FEET TO AN INTERSECTION WITH SAID SOUTHERLY RIGHT OF WAY LINE; THENCE ALONG SAID SOUTHERLY RIGHT OF WAY LINE SOUTH 89"58'22" EAST, A DISTANCE OF 90.00 FEET TO THE POINT OF BEGINNING. PARCEL CONTAINS 13,490 SQUARE FEET OR 0.310 ACRES, MORE OR LESS. 00- Stantec TOGETHER WITH DESCRIPTION (EASEMENT 3) A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHWEST CORNER OF THE NORTHWESTER QUARTER OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE RUN ALONG THE SOUTH LINE OF SAID QUARTER QUARTER SECTION, SOUTH 89°58'00" EAST, A DISTANCE OF 879.64 FEET TO THE POINT OF BEGINNING; THENCE DEPARTING SAID SOUTH LINE OF SAID QUARTER QUARTER, NORTH 43"55'18" EAST, A DISTANCE OF 153.91 FEET; THENCE SOUTH 02'11'25" EAST, A DISTANCE OF 1 1 1.00 FEET TO AN INTERSECTION WITH SAID SOUTH LINE OF SAID QUARTER QUARTER; THENCE ALONG SAID SOUTH LINE, NORTH 89"58'00"WEST, A DISTANCE OF 1 1 1 .00 FEET TO THE POINT OF BEGINNING. PARCEL CONTAINS 6,156 SQUARE FEET OR 0.14 ACRES, MORE OR LESS. OVERALL PARCEL CONTAINS 18.64 ACRES, MORE OR LESS. C EXHIBIT "P" PROPERTY DEED NS $2,500,000.00 C This instrument prepared by and after recording, return to: Immokalee Road Associates, LLC . 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, Florida 33323 Attn: Clayton M. Ratliff, Esq. Parcel Identification Nos.: 00195440009, 00195040001, 00194880000, 0019548001 WARRANTY DEED THIS WARRANTY DEED is made and entered into as of the 24`h day of January, 2014 by WILLIAM A. LANYI ("Grantor"), whose m ilirS ij e , 1831 Atlantic Place, c/o Summer Beach, Fernandina Beach, Florida 32034, to IM 1 I4L:: 7• � T • 'TES, LLC,a Florida limited liability company "Grantee" whose mailin• is 1600 Sawi� - • Parkway,y ( ), orate Suite 400, Sunrise Florida 33323. Wherever used her:144 terms "Grantor" and"4. ant--" shall include all of the parties to this instrument and their success• s a • assigns. l 0 GRANTOR, for and in cir='d- ati• • ; 'to/ 1,0 rot -rs $10.00) and other good and 0 O , valuable consideration paid by ela. •, -- r- : - t' icie :, ; is hereby acknowledged, has granted, bargained and sold, : these presents d.'- • gr-nt, •- •:in and sell,. to Grantee, and Grantee's heirs, successors and - • s forever, the folio 1 pr•p-e) •cated in Collier County, Florida (the"Property"), to-wit: See Exhibit"A"att. • :dtt; C"to-an$ I p , .rt hereof. 11 .i THIS PROPERTY DOES NOT •NSTITUTE THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE AND IT IS NOT CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE. TOGETHER with all tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining. THIS CONVEYANCE is subject to: (a) taxes and assessments for the year 2014 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee 0 simple forever. GRANTOR hereby warrants the title to the Property and will defend the same against the lawful claims of all persons whomsoever. a IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written. i Witnessed by: Ce GRANTOR: - i ' ,41, ,„.la _y. —_..�.rc Prin Name: '11722Pliffr 1 , CA- WILLIAM A. LANYI Print Name: 14 I vizi ✓af f 4 \J �J STATE OF FLORIDA ) COUNTY OF COLLIER )ss. r 1aR °� °f'(,�,..? The foregoing instrumen dged before - 1 day of January, 2014 by WI AM� YII lfreelyr� f lHe is perso -Iiy known to me or produced c... L-eHca Ion. . 1. 14:6 YI:41 t ...-ei-e-Ae fi 0 n U (Marybl , -gate of Florida' ,. My commission expires: C-+ r miss•n ,L1r0 [Notarial Seal] er I' .T YERFiY L CRAIG II'i : C.1.% , y MY COMMISSION a EE G82 SW ?s.1;1‘..a EXPIRES:November 12,2016 -'--il'•.tif'i Bonded T1w Notary Pubic lhdervniters 0 EXHIBIT"A" Legal Description The West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, AND the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, LESS the North 100 feet thereof, Collier County,Florida; ALSO LESS the South Fifty(50') feet of the North 150 feet of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florida; ALSO LESS the property described in Official Records Book 3888, Pages 1611 and 1617. AND The East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florida, LESS the North 100 feet thereof; ALSO Less the South Fifty(50')feet of the North 150 feet of the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florid-• •L-SO--1 E the property described in Official Records Book 3888, Pages 1611, 1613 and 1617. .kt,R (()(JA r AND L.) f V ,, - The East 1/2 of the SW 1/4 of tre N It4..a; the 4W-11' • Sectio 28, Township 48 South, Range 26 East, Collier County, Florida. All of the above being more pa cul- •esc ibod s i• IP* n f i--4 Commencing at a Northwest c• -r of Section 28, Town ip 4; So ange 26 East, Collier County, Florida, thence along the North 't1"e • said Section 28, a ..,r •ei g worth right-of-way of Immokalee Road (150 ' wide), South 89°58' t, a distance of 33+x.`. • --t{ttnce leaving said North line and along the West line of the East 1/2't- - W 1/4 of the NW 1/- •f itt)7 NW 1/4 of said Section 28, South 02°11'07" East, a distance of 150.11 ' • e leavin• -_ • lip• -nd along a line that is parallel and South 150 feet, measured at right angle • - or ':&AO e, South 89°58'22" East, a distance of 54.42 feet; thence leaving said parallel line So ,0°, + est, a distance of 16.85 feet to the Point of Beginning of the parcel of land herein described; thence South 89°58'22" East, a distance of 606.50 feet to the East line of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 and the West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of said Section 28; thence along said East line South 02°11'33" East, a distance of 1,169.86 feet to the South line of the NW 1/4 of the NW 1/4 of said Section 28; thence along said South line North 89°58'00"West, a distance of 660.44 feet to the West line of the East 1/2 of the SW 1/4 of the NW 1/4 of the NW 1/4 and the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of said Section 28, thence North 02°11'07" West, a distance of 902.69 to a point on a non-tangential circular curve; thence Northerly, 209.81 feet along the arc of a circular curve, concave Westerly, having a radius of 2,471.50 feet; through a central angle of 04°51'50" and being subtended by a chord which bears North 02°18'18" East, 209.74 feet; thence North 00°07'37" West, a distance of 22.84 feet; thence North 45°37'16" East, a distance of 49.26 feet to the Point of Beginning. SNS $2,500,000.00 (11111* This instrument prepared by and after recording, return to: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, Florida 33323 Attn: Clayton M. Ratliff, Esq. Parcel Identification Nos.: 00195440009, 00195040001, 00194880000, 0019548001 WARRANTY DEED THIS WARRANTY DEED is made and entered into as of the 24'" day of January, 2014 by WILLIAM A. LANYI ("Grantor"), whose i' i• ... a,-41831 Atlantic Place, do Summer Beach, Fernandina Beach, Florida 32034, to IMS• Kiel- :Ti Ac 74= • •TES, LLC, a Florida limited liability company ("Grantee"), whose mailin• is 1600 Saws-- . •orate Parkway, Suite 400, Sunrise Florida 33323. Wherever used her-m, terms "Grantor" and"t -nt--" shall include all of the parties to this instrument and their success. a assigns. , iiiit le . 0 GRANTOR, for and in c•n='d= ati. . - ., ;, 40/ .0 Doi -rs $10.00) and other good and valuable consideration paid by t - .--, - r- _ . icie = is hereby acknowledged, has granted, bargained and sold, - • : these presents d.'- g -nt, •a .:in and sell, to Grantee, and Grantee's heirs, successors and - • s forever, the folio Vit,; p'•p• •cated in Collier County, Florida (the"Property"), to-wit: . • See Exhibit"A"att- ktto-an i d!��a�. -It hereof. THIS PROPERTY DOES NOT NS ITUTE THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE AND IT IS NOT CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE. TOGETHER with all tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining. THIS CONVEYANCE is subject to: (a) taxes and assessments for the year 2014 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee simple forever. .S GRANTOR hereby warrants the title to the Property and will defend the same against the lawful claims of all persons whomsoever. 0 IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written. 7- Witnessed by: GRANTOR: - 11 ,r1—a a e)/( .6 , Prin Name: - ?1YrtJ rel: , LI— 'WILLIAM A. LANYI %�. 1.' 41 Print Name: /-t 1.yt J ✓'af \J '-J STATE OF FLORIDA ) COUNTY OF COLLIER )ss: NL,1Z �` � k-1OA %fl ,, 01 1 The foregoing instrumen v,Cis cknowledged before Ti day of January, 2014 by W IAMJ.r 4YIJ fr ely d glrntarit He Is perso -fly known to me or produced -fri I,/ S C.-/ r1 10= .-nti Ica IOn. t 1 : 4 -136 yv c)L 6., -3-c. t 4 C.)C) C ° �`tary bi , 'tate of Florida' V My commission expires: cl.:, _,,......._ Tm., iss n 1 le.. '? E [Notarial Seal] rf_(1 rr TERRY L CflAIG �� � ;�; _;; MY COMMISSION a EE 828345 It_,/,...k !EXPIRES:November 12,2016 ."- ii'r ip &Med Miss Notary Put*Underwriters 0 EXHIBIT"A" Legal Description The West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, AND the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, LESS the North 100 feet thereof, Collier County, Florida; ALSO LESS the South Fifty(50') feet of the North 150 feet of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florida; ALSO LESS the property described in Official Records Book 3888, Pages 1611 and 1617. AND The East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florida, LESS the North 100 feet thereof; ALSO Less the South Fifty(50') feet of the North 150 feet of the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florid.- .t SO-L-ES the property described in Official Records Book 3888, Pages 1611, 1613 and 1617. \3R CO0. } AND CY' j Vi, The East 1/2 of the SW 1/4 of toe N -. the 14W */• • Sectio 28, Township 48 South, Range 26 East, Collier County, Florida. All of the above being more pa +cul- •esc ib d s •1I-. V 0 Commencing at a Northwest c. - of Section 28, Town-- ip 4: So -ange 26 East, Collier County, Florida, thence along the Northt • said Section 28, a -.i •ei g orthright-of-way of Immokalee Road (150 ' wide), South 89°58' • '�.- t, a distance of 3 i. • - nce leaving said North line and along the West line of the East 1/2 .'t ' W 1/4 of the NW 1/, NW 1/4 of , S 02°11'07" East, a distance of 150.11 et e leavin• • 1M nd along a linesaid thatSection is parallel28and South 150 feet, measured at right angle .4f . o►h :io e, South 89°58'22" East, a distance of 54.42 feet; thence leaving said parallel line So **lb -: ' est, a distance of 16.85 feet to the Point of Beginning of the parcel of land herein described; thence South 89°58'22" East, a distance of 606.50 feet to the East line of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 and the West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of said Section 28; thence along said East line South 02°11'33" East, a distance of 1,169.86 feet to the South line of the NW 1/4 of the NW 1/4 of said Section 28; thence along said South line North 89°58'00"West, a distance of 660.44 feet to the West line of the East 1/2 of the SW 1/4 of the NW 1/4 of the NW 1/4 and the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of said Section 28, thence North 02°11'07" West, a distance of 902.69 to a point on a non-tangential circular curve; thence Northerly, 209.81 feet along the arc of a circular curve, concave Westerly, having a radius of 2,471.50 feet; through a central angle of 04°51'50" and being subtended by a chord which bears North 02°18'18" East, 209.74 feet; thence North 00°07'37" West, a distance of 22.84 feet; thence North 45°37'16" East, a distance of 49.26 feet to the Point of Beginning. 0 SNS 11,500,00U.00 0 This instrument prepared by and after recording, return to: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, Florida 33323 Attn: Clayton M. Ratliff, Esq. Parcel identification Nos.: 00195440009, 00195040001, 00194880000, 0019548001 WARRANTY DEED THIS WARRANTY DEED is made and entered into as of the 24th day of January, 2014 by WILLIAM A. LANYI ("Grantor"), whose m-'ll tt . 1831 Atlantic Place, c/o Summer Beach, Fernandina Beach, Florida 32034, to IM i •"`A ' 4.•T . g t. -'r • .TES, LLC, a Florida limited liability company ("Grantee"), whose mailin• is 1600 Saw+ _ - • *orate Parkway, Suite 400, Sunrise Florida 33323. Wherever used her-in, terms "Grantor" and "a. nt--" shall include all of the parties to this instrument and their success. a assign ' I . , GRANTOR, for and in cQn:'d: ati • e -n, o/1'i0 Sol -rs $10.00) and other good and valuable consideration paid by t 1-a;•,- t1r- a a r rcie•a o ;; is hereby acknowledged, has granted, bargained and sold, : these presents d.- gr-nt, *a •:in and sell, to Grantee, and Grantee's heirs, successors and - • s forever, the follow j,. p+•p- *coated in Collier County, Florida (the"Property"), to wit if- C See Exhibit"A"a - • edt ete-an• pit,a-ss... •rt hereof. [17, C i 1 THIS PROPERTY DOES NOT •NSTITUTE THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE AND IT IS NOT CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE. TOGETHER with all tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining. THIS CONVEYANCE is subject to: (a)taxes and assessments for the year 2014 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee 0 simple forever. GRANTOR hereby warrants the title to the Property and will defend the same against the lawful claims of all persons whomsoever. 0 written. IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above Witnessed by: GRANTOR: -1 ilk • a a I 1 , Prin Name: rfga ate: , ( WILLIAM A. LANYI �1 Print Name: 1•.#' 'i 1.' .ir(iji 4 \7. STATE OF FLORIDA ) COUNTY OF COLLIER )ss: \i,K LQ� �\., The foregoing instrumen 7(--NVV ckno.wledged before - I _ day of January, 2014 by W1/..4114) A NYI fr of instrument, quntac He is perso -fly known to me or produced .t/ V (�'A� Li -�-'I S 1�: `, nti ica ion. I— la Mi.. Ff!!• �S7�f/ `4 , •• G- e f 0 (-ICC 0 tLtta ' • •thte of Florid; My commission expires: ••• missan •. ik ' 0 [Notarial Seal] � O ^p r r. �S TERRY L CRAIG '� L� C 1� r:: -AI,a, _ ABY COMMISSION 1 EE 828345 r;•-�` EXPIRES:November 12,2016 .�Ps yid• Bonded TNu Notary Public Undenrtilm 0 EXHIBIT"A" Legal Description The West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, AND the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, LESS the North 100 feet thereof, Collier County, Florida; ALSO LESS the South Fifty(50') feet of the North 150 feet of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florida; ALSO LESS the property described in Official Records Book 3888, Pages 1611 and 1617. AND The East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florida, LESS the North 100 feet thereof; ALSO Less the South Fifty(50') feet of the North 150 feet of the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florid.;-AL-SO--L the property described in Official Records Book 3888, Pages 1611, 1613 and 1617.\\R COuh } AND � k The East 1/2 of the SW 1/4 of tie N ly,4 R the-NW-1/• • Sectio 28, Township 48 South, Range 26 East, Collier County, Florida. All of the above being more pa cul. •esc ib d s .1f • Commencing at a Northwest c. - of Section 28, Town- ip 4; So *j ange 26 East, Collier County, Florida, thence along the North 'r . said Section 28, a •ei g _74,6orth right-of-way of Immokalee Road (150 ' wide), South 89°58' • �'.- t, a distance of 3 • - - (ti-rice leaving said North line and along the West line of the East 1/2 .•'t W 1/4 of the NW 1/• •f the NW 1/4 of said Section 28, South 02°11'07" East, a distance of 150.11 et` -• e leavin• _: . ) .nd along a line that is parallel and South 150 feet, measured at right angle1-N o h e&tio e, South 89°58'22" East, a distance of 54.42 feet; thence leaving said parallel line So h4108 r est, a distance of 16.85 feet to the Point of Beginning of the parcel of land herein described; thence South 89°58'22" East, a distance of 606.50 feet to the East line of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 and the West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of said Section 28; thence along said East line South 02°11'33" East, a distance of 1,169.86 feet to the South line of the NW 1/4 of the NW 1/4 of said Section 28; thence along , said South line North 89°58'00"West, a distance of 660.44 feet to the West line of the East 1/2 of the SW 1/4 of the NW 1/4 of the NW 1/4 and the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of said Section 28, thence North 02°11'07" West, a distance of 902.69 to a point on a non-tangential circular curve; thence Northerly, 209.81 feet along the arc of a circular curve, concave Westerly, having a radius of 2,471.50 feet; through a central angle of 04°51'50" and being subtended by a chord which bears North 02°18'18" East, 209.74 feet; thence North 00°07'37" West, a distance of 22.84 feet; thence North 45°37'16" East, a distance of 49.26 feet to the Point of Beginning. SNS $1,500,000.0° • 0 This instrument prepared by and after recording, return to: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, Florida 33323 Attn: Clayton M. Ratliff, Esq. Parcel Identification Nos.: 00195440009, 00195040001, 00194880000, 0019548001 WARRANTY DEED THIS WARRANTY DEED is made and entered into as of the 24`h day of January, 2014 by WILLIAM A. LANYI ("Grantor"), whose m iii ,,•••m, 1831 Atlantic Place, cio Summer Beach, Fernandina Beach, Florida 32034, to IM 1 14 :7irt` '4 '- •TES, LLC, a Florida limited liability company ("Grantee"), whose mailin• -i. is 1600 Saw. = I •rp orate Parkway, Suite 400, Sunrise Florida 33323. Wherever used her-in, terms "Grantor' and "c ante-" shall include all of the parties to this instrument and their success. s a i :ssigns:-\ GRANTOR, for and in c•n:'d= ati• •• 1o/ I0 .IDol rs $10.00) and other good and 0 valuable consideration paid by t, ai•--, i - r- :)1'10' = • icie• : is hereby acknowledged, has granted, bargained and sold, - . : these presents d•-; gr-nt, •a •.=in and sell, to Grantee, and Grantee's heirs, successors and :. - • s forever, the folio p,.p•Q5 acated in Collier County, Florida (the "Property"), to-wit: G See Exhibit"A"att. :d' eto-ars, t 1 / J CIA 1 .rt hereof. THIS PROPERTY DOES NOT • 1 TUTE THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE AND IT IS NOT CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE. TOGETHER with all tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining. THIS CONVEYANCE is subject to: (a) taxes and assessments for the year 2014 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee simple forever. 0 GRANTOR hereby warrants the title to the Property and will defend the same against the lawful claims of all persons whomsoever. 0 IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written. ,,- Witnessed by: GRANTOR: - / ' gi 71Z a I , • Prin Name: 'rMI JI 1! 4 LI- WILLIAM A. LANYI NII 0- , „4‘, Print Name: /,.4' i Vtel ✓Qf \J �J STATE OF FLORIDA ) COUNTY OF COLLIER } ss. 0 ,R CC.,3�� } ,L, �V The foregoing instrumen v�9I cknowledged before '""tht °�U day of January, 2014 by W IAM A 5 YI fr d gluntaril� He is perso -fly nown to me or produced r? U , of/ C-t' S laaai ntitication. ip T . -: \� »,I ' G (/ n .D.) f2,ta ' • •tate of Florid; My commission expires: a,' miss •n •L:%' "'� t[0 [Notarial Seal] �rxEC ,r : S IGf1YLVfW7 I;: r. '.< MY COMMISSION II EE 828345 o .:... t EXPIRES:November 12,2016 ?,p; Q;a Bonded 11w Notary Public Underwriters r a• EXHIBIT"A" Legal Description The West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, AND the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, LESS the North 100 feet thereof, Collier County, Florida; ALSO LESS the South Fifty(50') feet of the North 150 feet of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florida; ALSO LESS the property described in Official Records Book 3888, Pages 1611 and 1617. AND The East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florida, LESS the North 100 feet thereof; ALSO Less the South Fifty(50') feet of the North 150 feet of the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florid.;.ALSO-_ the property described in Official Records Book 3888, Pages 1611, 1613 and 1617. y��'[�,R C 0� T AND �� iVi.1— The East 1/2 of the SW 1/4 of tie N PYA he Nt/tl-1f4Jt3 Section 28, Township 48 South, Range 26 East, Collier County, Florida. A11 of the above being more pa ..cul. o esc ib d s •i11-: . ' 0.) \-, . ) Commencing at a Northwest c• irdr of Section 28, Town ip 4: So olVi ange 26 East, Collier County, Florida, ee Road (150 ''1wide) South 89 58'ce along the North 2 -st saidSection distance of 33t •er 9g•�ir►nce leavtt-of-way of ing said North lane and along the West line of the East 1/2 t W 1/4 of the NW 1/• of TNW 1/4 of said Section 28, South 02°11'07" East, a distance of 150.11 t' . e leavin• -= tip- .nd along a line that is parallel and South 150 feet, measured at right angle With c�tio ' e, South 89°58'22" East, a distance of 54.42 feet; thence leaving said parallel line So thh 0'il-i 8" est, a distance of 16.85 feet to the Point of Beginning of the parcel of land herein described; thence South 89°58'22" East, a distance of 606.50 feet to the East line of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 and the West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of said Section 28; thence along said East line South 02°11'33" East, a distance of 1,169.86 feet to the South line of the NW 1/4 of the NW 1/4 of said Section 28; thence along said South line North 89°58'00"West, a distance of 660.44 feet to the West line of the East 1/2 of the SW 1/4 of the NW 1/4 of the NW 1/4 and the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of said Section 28, thence North 02°11'07" West, a distance of 902.69 to a point on a non-tangential circular • curve; thence Northerly, 209.81 feet along the arc of a circular curve, concave Westerly, having a radius of 2,471.50 feet; through a central angle of 04°51'50" and being subtended by a chord which bears North 02°18'18" East, 209.74 feet; thence North 00°07'37" West, a distance of 22.84 feet; thence North 45°37'16" East, a distance of 49.26 feet to the Point of Beginning. . 0 ivy 4.u7J,uuu.vv 0 This instrument prepared by and after recording, return to: Immokalee Road Associates,LLC 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, Florida 33323 Attn: Clayton M. Ratliff,Esq. Parcel Identification Nos.: 00195000009, and a portion of 00195200003 SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED is made and entered into as of the 6th day of July, 2016 by OAKWOOD PARK WEST, L.L.C., a Florida li. ted-liability company ("Grantor"), whose mailing address is 2170 Logan Boulevard North, Naples e ri ,V11(9 f t. M, KALEE ROAD ASSOCIATES, LLC, a Florida limited liability company (" ( ie , w ose Ma ress is 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise Flori 4 . Wherever used -r in, he terms "Grantor" and "Grantee" shall include all of the parties tot . in tmPnt-- d their successo . an. assigns. 'I. t I A T ,• GRANTOR, for and i co .id-rati• . 1oolars ($10.00) and other good and . 1 valuable consideration paid by f :- .(1 - - . -p. .`ffici-: •f + is hereby acknowledged, has granted, bargained and sold, t .y these presents . s grant, •ain and sell, to Grantee, and Grantee's heirs, successors an .ns forever, the folio . p op-. .cated in Collier County, Florida (the"Property"), to-wit: 4 See Exhibit"A"a • . eto an({.S .(/•tett •rt hereof. • TOGETHER with all tenements, herd'ditaments— nd appurtenances thereunto belonging or in anywise appertaining. THIS CONVEYANCE is subject to: (a) taxes and assessments for the year 2016 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee simple forever. AND GRANTOR hereby covenants with Grantee that Grantor is lawfully seized of the Property in fee simple, that Grantor has good right and lawful authority to sell and convey the Property, and that Grantor specially warrants the title to the Property subject to the foregoing matters and will defend the same against the lawful claims of all persons claiming by, through or under Grantor, but no others. 0 IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written. Witnessed by: GRANTOR: '/' OAKWOOD PARK WEST, L.L.C., a Florida limited liability company �` 4 ' ,.//:;5 ' BY �.e Print : .5 uZ J4 ,-/- 66,11/',r' +'C'`' 7calker anaging ember L Print N me: ,r"/'^•IL) A A Y,/!/ A.-1(-)/. STATE OF FLORIDA ) ) ss: \f,R CQLI COUNTY OF COLLIER ) �.\ . The foregoing instrument a knowled ed before me is 5 dayof -.//.-: , 2016 9 9 9 by Cullen Z. Walker, as Managi . M r f O• I•It 'ARK ES L.L.C., a Florida limited liability company, on behalf of s d ompany.'\H: is - sons ,nown to m or produced a C . 00n -me:iy v. ,► A, �D,�'_41-56A - ,.0 - — �, . ,, P bli• ,..to of Florida My commission exp - A _el , ', i D NEIL MDRRISON o+ , I- i•10., P -eats of nerve _, My a 26,2016 [Notarial Seal] EXHIBIT"A" Legal Description A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IS SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, BEING A PORTION OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 4313 AT PAGE 2422 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY AND FURTHER DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, THENCE S89°58'22"E ALONG THE NORTH LINE OF SAID SECTION 28 ALSO BEING THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE ROAD (150 FEET WIDE) FOR 330.16 FEET; THENCE S02°11'07"E DEPARTING SAID NORTH LINE ALONG THE WEST LINE OF THE E. Y2 OF THE N.W. Y. OF THE N.W. 1/4 OF THE N.W. 1/4 OF SAID SECTION 28, A DISTANCE OF 150.11 FEET TO THE N.W. CORNER OF O.R. 3888, PAGE 1611, THENCE ALONG THE WEST LINE OF SAID O.R. 3888 PAGE 1611, S02°10'56"E, A DISTANCE OF 158.04 FEET TO A POINT ON THE WEST LINE OF O.R. 3888, PAGE 1613; THENCE ALONG THE SAID WELL ► OF O.R. 3888, PAGE 1613, S02°11'07"E, A DISTANCE OF 125.90 FEET TO THE PINT cFE G` CTHENCE ALONG THE WEST LINE OF THE EAST Y2 OF THE N.W. 1/4 OF TH 11 -6P1- '" L'F SAID SECTION 28, S02°11'07"E, A DISTANCE OF 234.32 FEET TO T ; CORNER OF TH- '/ OF THE S.W. Y4 OF THE N.W. / OF THE N.W. 1/4 OF SAID S • ION 28; THENCE AL*NG THE WEST LINE OF SAID % S02°11'07"E, A DISTANCE OF :83. ,• MT; Thi-E-NCEJj.}:7°49'2e"W, DISTANCE OF 147.65 FEET TO AN INTERSECTION WIT T E WES'C '` `IGHT OF-WA\ L E OF LOGAN BOULEVARD (WIDTH VARIES) SAID POIN ► LY : , x+ -1Vjat .7 E • THE RIGHT CONCAVE TO THE SOUTHWEST HAVING R•�•I S • ' • � R E BEING SUBTENDED BY A CHORD THAT BEARS N12°1:' '"` •T • =F 19+1 • :IfI, THENCE CONTINUE ALONG SAID CURVE AND SAID RIG • -VI •Y ` ` •U TT CE ` • QUI LE OF 5°06'42" FOR 190.25 FEET TO A POINT OF A REVE URVE TO THE LE 0 3 '0 THE NORTHWEST HAVING A RADIUS OF 2461.50 FEET SAl' CURVE BEING :T I 44, BY A CHORD THAT BEARS N11°00'33"E, AT A DISTANCE 0 FEET, THENCE C. ALONG SAID CURVE AND SAID RIGHT-OF-WAY THROUGH A C.. •j ' • ANGLE OF ' • FOR 328.45 FEET; THENCE N17°32'26"E ALONG SAID RIGHT-O ' Ay' 'F (F' , THENCE N05°21'54"E ALONG SAID RIGHT-OF-WAY FOR 53.61 FEET TO THEE-Pe a. 6 F I'd .DV7J,VVV.VV 0 This instrument prepared by and after recording, return to: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, Florida 33323 • Attn: Clayton M. Ratliff, Esq. Parcel Identification Nos.: 00195000009, and a portion of 00195200003 SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED is made and entered into as of the 6th day of July, 2016 by OAKWOOD PARK WEST, L.L.C., a Florida li ited-iiabilit company ("Grantor"), whose mailing address is 2170 Logan Boulevard North, NaplesPiri , 169( I KALEE ROAD ASSOCIATES, LLC, a Florida limited liability company (" r' rive , w-' Tose rt •ress is 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise Flori•. 4 ' Wherever used -r_in, he terms "Grantor" and "Grantee" shall include all of the parties to th' in ••-• - d their successo - an• assigns. I Ls _ T t• GRANTOR, for and in co .id-rati• •• ' •r lillo s Do tars ($10.00) and other good and 0 valuable consideration paid by C,:- - .� - - • -•• - ffici-1 AA 1 ' is hereby acknowledged, has granted, bargained and sold, :rit .y these presents • s grant, •' rain and sell, to Grantee, and Grantee's heirs, successors an. •ns forever, the folio n• p op-. •cated in Collier County, Florida (the "Property"), to-wit: See Exhibit"A"a . 'e T ergo anq e a • •rt hereof. �li? ( 11R TOGETHER with all tenements, here•itemetit- -nd appurtenances thereunto belonging or in anywise appertaining. THIS CONVEYANCE is subject to: (a) taxes and assessments for the year 2016 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee simple forever. AND GRANTOR hereby covenants with Grantee that Grantor is lawfully seized of the Property in fee simple, that Grantor has good right and lawful authority to sell and convey the Property, and that Grantor specially warrants the title to the Property subject to the foregoing matters and will defend the same against the lawful claims of all persons claiming by, through or under Grantor, but no others. 0 IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written. Witnessed by: GRANTOR: ! OAKWOOD PARK WEST, L.L.C., a Florida limited liability company ,J 6 4—- ot, Print N m L5 vl,a7vri''� ,1--4- 41't(�r "�'.`,,alker anaging ember L Print N me: P0,41 ).t. A / .-/) "!/(jG/,, STATE OF FLORIDA ) ss. COUNTY OF COLLIER ) %JR C‘-'(-14,,,, \ The foregoing instrument a -- knowledged before me is 5 day of ti--//,'" , 2016 by Cullen Z. Walker, as Managi M: r f O OQDr•ARK ES L.L.C.; a Florida limited liability company, on behalf of s9 d ompany. )H: is . - sons •nown yto m` or produced A"— L a-aril • 0 1) APO tir 1;10444,...... •• P bli , t..to of Florida tttt My commission exp , •",``y I D NEIL MORRISON o i- i. 10.. e r P • -Stab of Mod& lis,JyF ,.- r 1140,1 lay for. '' ' 'ul 26'7S3 ,,,, .\ ((\ [Notarial Seal) C `r r 0 EXHIBIT"A" Legal Description A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IS SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, BEING A PORTION OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 4313 AT PAGE 2422 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY AND FURTHER DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, THENCE S89°58'22"E ALONG THE NORTH LINE OF SAID SECTION 28 ALSO BEING THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE ROAD (150 FEET WIDE) FOR 330.16 FEET; THENCE S02°11'07"E DEPARTING SAID NORTH LINE ALONG THE WEST LINE OF THE E. 1/2 OF THE N.W. %4 OF THE N.W. '/4 OF THE N.W. % OF SAID SECTION 28, A DISTANCE OF 150.11 FEET TO THE N.W. CORNER OF O.R. 3888, PAGE 1611, THENCE ALONG THE WEST LINE OF SAID O.R. 3888 PAGE 1611, S02°10'56"E, A DISTANCE OF 158.04 FEET TO A POINT ON THE WEST LINE OF O.R. 3888, PAGE 1613; THENCE ALONG THE SAID W�E_SI—.- ►. OF O.R. 3888, PAGE 1613, S02°11'07"E, A DISTANCE OF 125,90 FEET TO THE P•JN'1` EG i. ' THENCE ALONG THE WEST LINE OF THE EAST Y OF THE N.W. 1/4 OF TH• V OF • - N7/,‘ F SAID SECTION 28, S02°11'07"E, A DISTANCE OF 234.32 FEET TO TH.. 414 . CORNER OFT -'E '/z OF THE S.W. 1/4 OF THE N.W. %. OF THE N.W. 1/4 OF SAI• S ' ION 28; THENCE AL+NG THE WEST LINE OF SAID S02°11'07"E, A DISTANCE OF .83. •1 ET; I NCEJ1:7°49'2c"W, DISTANCE OF 147.65 FEET TO AN INTERSECTION WIT T E WES = -iGHT OF-WAN L E OF LOGAN BOULEVARD (WIDTH VARIES) SAID POIN LY'(0,..,:'` ' • "�1 ' , ,,F, E THE RIGHT CONCAVE TO THE SOUTHWEST HAVING • R• •F ' 2; • i. . 'iR E BEING SUBTENDED BY A0 CHORD THAT BEARS N12°1:' ' el is F 19. ' :If.,, THENCE CONTINUE ALONG SAID CURVE AND SAID RIG , • -►1 •Y - - •U - 17, CET' - ' 01 LE OF 5°06'42" FOR 190.25 FEET TO A POINT OF A REVE'fjf URVE TO THE LE '• pc) • 4 'O THE NORTHWEST HAVING A RADIUS OF 2461.50 FEET S I►` CURVE BEING '1:T •4) BY A CHORD THAT BEARS N11°00'33"E, AT A DISTANCE 0 a FEET, THENCE C• '< Ij11J` ALONG SAID CURVE AND SAID RIGHT-OF-WAY THROUGH A C.J • - ANGLE OF ' . FOR 328.45 FEET; THENCE N17 32 26 E ALONG SAID RIGHT-0 A"'' •' I ' Zi , THENCE N05 21 54 E ALONG SAID RIGHT-OF-WAY FOR 53.61 FEET TO THE-Pe a J 6F 11= I iNING. 0 EXHIBIT "Q" TRAFFIC IMPACT STATEMENT C Logan/Immokalee GMPA GMP Amendment and CPUD Rezoning Transportation Impact Statement (TIS) Prepared for: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise, FL 33332 Prepared by: Stantec Consulting Services Incorporated Wilson Professional Center 3200 Bailey Lane, Suite 200 Naples, Florida 34105 June 23, 2016 TIS Methodology Meeting Fee- $500 Major TIS Application Fee - $1,500 Stantec Design with community in mind C PURPOSE The following traffic impact statement (TIS) is intended to satisfy the applicable requirements associated with a Major Study to support the Growth Management Plan Amendment (GMPA) and the associated CPUD Rezoning for the Logan/Immokalee GMPA project (hereafter "PROJECT") located in the southeast quadrant of the intersection of Immokalee Road and Logan Boulevard. The PROJECT is currently zoned A-Agriculture. The property is currently vacant. The applicant intends to construct a shopping center with a maximum of 100,000 square feet of gross leasable floor area. A Methodology Meeting was held with County Staff on May 24, 2016. The Methodology Meeting Checklist is attached in the Appendices. STUDY AREA The 18.64 acre site is located in the southeast corner of the intersection of Immokalee Road and Logan Boulevard, approximately 1 .4 miles east of 1-75 and 1 .9 miles west of Collier Boulevard (Figure 1). FIGURE 1: Site Location �� �w._. `, _1 y I % �w f t t -d _ f�x�.� ,7),,i,...1 ,...,,,_t:,,,, ' %—,—. ...-- %),'/ ----_- lit! I,,,..-s nim ..,o:. Site E . II aw.me s ,..e,..,-....> r �,...........e,.,.......m............,...�4.......,«......�_ :�,..,..._ �. t i ..., z �Lwdv:u. F ,_ , ,- I `4P • vs v N f ., - • " 1i !. . ,.: �.. tk.,. i ae fl c,e.� ww _ _-ra 'a x�: s ,Mull .... , *-- '.w t v ",.a�sy4e� ... .i. ` '-fL s,nwia i sAm II — et r C I Page ACCESS CONNECTIONS The PROJECT site is located in the FIGURE 2: Master Concept Plan southeast quadrant of the intersection of Immokalee Road and Logan Boulevard, with frontage on both roadways. As shown on the Master Plan (Figure 2), access to the site is imm°kaieeR°a° proposed to include a right-in/right- . r Al out out (RI/RO) connection on Immokalee ! "" Road at the northeast corner of the MASTER PLAN IT.: li "j site, and a full access connection on site Data �• ' Logan Boulevard at the south west corner of the site, the latter being a ' .;0 ." ""' �°" �6 shared ingress/egress connection with a ; r*, ,`F ► g I the adjoining nursery/landscape ' "; ° t 411 JP z business immediately to the south. ', ��. In addition to the shared access ti+ �` �`' � � �' connection to Logan Boulevard, an I '114"'',,V" 1 "'y, , internal connection to the adjoining �'i 1 <<,A ` `y • �•�° 6" parcel immediately to the east is m a- being provided to satisfy the code _ L requirements for accommodating " interconnections to adjacent parcels. ___,, 4 — ii ,,, The PROJECT also provides an •wrVito_Arr _. k_«,1r11# easement in the southeast corner that ', _r-. - allows for an interconnection between the parcel to the east and the parcel to the south to accommodate future access to Logan Boulevard. PROJECT BUILD-OUT Sol®u11111111111 NAPLES GARDEN SHOPS The PROJECT is expected to be built `°"G�°°" FLORIDA out by 2019. 0 2IPage TRIP GENERATION The p.m. peak hour trip generation for the PROJECT is based upon ITE Trip Generation Manual, 9th Ed., and is shown below in Table 1. TABLE 1: PM Peak Hour Trip Generation I 124-Hr I I Peak I i I Net Driveway Volume Excluding Pass-By ITE Land Use(LU) I ITE I Units I Unit of IF 1 1 Hour I Pass-By I Pass-By I New Enter Exit Enter 1 Exit Enter 1 Exit 1 LU# 1 1 Measure 1 Tripsi I I Rate I Trips 1 Rate Rate 1 1 1 1(2-Wayl1 1 Trips 1 I Trips Trips I Trips Trips 1 Trips I 1 I Sq.Ft. 1 I AM Pk Hr 1 156 I 1 - 1 156 62% 38%I 971 591 971 59 Shopping Center 820 1 100,000 1 1 6,791 - T � 1 , , (GLFAl , I PM Pk Hr , 599T, 0.25 1 150 I 449 48% 52%1 2881 311, 2161 233 TRIP DISTRIBUTION The percent of project trips, and the resulting number of trips assigned to each roadway segment within the study area as provided for in the approved methodology is depicted below in Figure 2. FIGURE 2: Trip Distribution and Assignment Distribution-Net New Trips Ii "-- 5%5%11 124320%25%58 40%93 %�� 40%86 Immokalee Rd 2��43 25%54 40%35 130 40%`93. 401/ ' 93 100,000 Sq Ft 25%45% 449 Total 15%15% 54 ',)5 216 Enter 35 32 233 Exit n -o m 4 r 1... _t V 15%19% 35 5% 12 5%11 5% 5% r. Vanderbilt Beach Rd 1{ 5%5% 12 11 , C 3jPage ma. ..c., DETERMINATION OF SIGNIFICANTLY IMPACTED LINKS Pursuant to the TIS guidelines an evaluation of the trips assigned to the network was conducted to determine which segments were significantly impacted by project traffic (i.e., PROJECT trips exceeding 2% of the peak directional service volume). Project traffic was traced along the network until the segments were no longer significantly impacted by the number of assigned trips. Table 2 depicts the evaluated links. Only three segments within the study area were found to be significantly impacted by project trips TABLE 2: Determination of Significantly Impacted Links Project Trips Exceeds M of Net New 2%-2%-3% Lanes Directional Trips %Project Directional Project Threshold AUIR Each LOS Service Criteria%of %of Traffic Trips Assigned at Build Segment From To IDM Dir Std Volume(') Threshold LOS Assigned NB/WB SB/EB Out Immoka lee Road Livingston 1-75 42.2 3/4 E 3,500 2% 70 25% 58 54 No Immokalee Road 1-75 Logan Blvd 43.1 3/4 E 3,500 2% 70 40% 93 86 Yes Immokalee Road Logan Blvd. Collier Blvd. 43.2 3 E 3,200 2% 64 40% 86 93 Yes — Immokalee Road Collier Blvd. Wilson Blvd. 44.0 3 E 3,300 2% 66 20% 43 47 No Logan Blvd(2) Immokalee Road North NA 1 D 1,000 2% 20 5% 12 11 No Logan Blvd Immoka lee Road Vanderbilt Bch Road 50.0 1 D 1,000 2% 20 15% 32 35 Yes Logan Blvd Vanderbilt Bch Road Pine Ridge Road 48.0 1 D 1,000 2% 20 5% 11 12 No Vanderbilt Bch Road Livingston Road Logan Blvd. 111.2 3 E 3,000 2% 60 5% 12 11 No Vanderbilt Bch Road Logan Blvd. Collier Blvd. 112.0 3 E 3,000 2% 60 5% 11 12 No Collier Blvd Immokalee Road Vanderbilt Beach Roa 30.1 3 E 3,000 2% 60 15% 32 35 No ' (1) 2015 AUIR (2)This segment of Logan is not in the AUIR;Characteristics borrowed from south of Immokalee Road EXISTING CONDITIONS The existing conditions were evaluated based upon the 2015 AUIR values available at the time of the preparation of the TIS. The existing conditions for the three significantly impacted roadway segments are shown in Table 3. TABLE 3: Existing Conditions 2015 Directional Exisiting LOS Peak Service Volumes V/Std Road Name From To Std Dir Volume M 01 Ratio LOS Immokalee Road 1-75 Logan Blvd E EB 3,500 2,390 0.68 C Immokalee Road Logan Blvd. Collier Blvd. E EB 3,200 1,960 0.61 C Logan Blvd Immokalee Road Vanderbilt Bch Road D NB 1,000 470 0.47 B (1) 2015 AUIR C 41Page FUTURE CONDITIONS Background growth (traffic growth not associated with project trips) on the significantly impacted links was derived by comparing the 2015 AUIR annual growth rate (AGR) for each segment against the 2015 AUIR's +1/7th Trip[ Bank Total. As shown in Table 4, the 4% value was the larger of the two values for two segments, while the Trip Bank value was the larger value for one segment (the higher values shown in red). TABLE 4: Background Traffic Growth Determination Annual 2019 Net 2015 Growth Bkgd Growth LOS Peak Directional Rate(AGR) Volumes Using 2015 Trip Road Name From To Std Dir Volume Ill Ili Using AGR AGR Bank Immokalee Road 1-75 Logan Blvd E EB 2,390 4.00% 2,796 406 381 Immokalee Road Logan Blvd. Collier Blvd. E EB l' 1,960 4.00% 2,293 333 Logan Blvd Immokalee Road Vanderbilt Bch Road D NB 470 4.00% 550 0_ 30 (1) 2015 AUIR Future traffic without project traffic was developed by adding the higher of the background growth values to the existing 2015 volumes (Table 5). The analysis shows all three segments operating at an acceptable level of service in 2019. TABLE 5: Future Background Traffic Net Bkgd Growth 2015 Directional Using Exisiting 2019 LOS Peak Service Highest Volumes Estimate V/Std Road Name From To Std Dir Volume Ill Value (1) Total Ratio LOS R Immokalee Road 1-75 Logan Blvd E EB 3,500 406 2,390 2.796 0.80 D Immokalee Road Logan Blvd. Collier Blvd. ' E EB 3,200 527 1,960 2,487 0.78 D Logan Blvd Immokalee Road Vanderbilt Bch Road D NB 1,000 80 470 550 0.55 C (1) 2015 AUIR Project trips on the significantly impacted roadways were combined with the higher background growth value identified in Table 4 to yield the future total traffic volume on each segment, shown in Table 6. The analysis shows all three segments operating at an acceptable level of service in 2019. TABLE 6: Future Total Traffic 2019 Net Bkgd 2019 2019 Growth Estimate Bkgd+ Directional LOS Peak Project V/Std Road Name From To Std Dir Trips(Pk Using Net Project Service Ratio LOS Dir) Highest Growth Volumes Volume Value Total Total Immokalee Road 1-75 Logan Blvd E EB 86 406 492 2,882 3,500 0.82 D Immokalee Road Logan Blvd. Collier Blvd. E EB 93 527 620 2,580 3,200 0.81 D Logan Blvd Immokalee Road Vanderbilt Bch Road D NB 35 80 115 585 1,000 0.58 C (1) 2015 AUIR C 5IPage OPERATIONAL ANALYSIS Vehicle turning movement counts were conducted at the Logan Boulevard/Immokalee Road intersection and at the existing driveway connection on Logan Boulevard on Thursday June 2, 2016. The turning movement counts were taken during the PM peak period (4:00 PM to 6:00 PM) to quantify existing PM peak-hour conditions. It should be noted that no traffic used the existing driveway connection on Logan Boulevard that today serves as a gated exit only connection for the existing landscape nursery business to the south. We do not expect the nursery's use of the shared access to change in the immediate future. The turning movement counts at the intersections were then adjusted by FDOT's peak-season conversion factor of 1.19 published for Collier County for the week the data was collected. The peak-season factors, turning movement counts, and signal timing information are attached in Appendix B. The intersection analysis was performed using the Synchro Software. As part of the analysis, existing lane geometry was used at the intersection. An overall intersection level-of-service standard of E, corresponding with Collier County's adopted level-of-service for Immokalee Road, was used for the intersection. In addition to the overall delay, the approach level of service at the intersection was checked to make sure it was E or better with each intersection movement having a v/c ratio less than 1.0. Like the future roadway conditions, future intersection volumes were grown at a 4% annual Ce growth rate to the year 2019 to establish the background traffic conditions. Prior to evaluating project traffic at the intersection, the necessary improvements to allow the intersection to operate at acceptable level-of-service standards were assumed to be in place. Chapter 163.3180 Florida Statutes and Chapter 2011-139, Laws of Florida as amended by HB 319 requires a developer to only correct those transportation deficiencies that are directly created by the addition of their project traffic. The following intersection improvements were identified to correct the background traffic deficiencies: • Add a fourth eastbound through lane • Add a second northbound right turn lane Once the improvements required to correct the background deficiencies were assumed to be in place, project traffic was then added to the improved background traffic conditions. The project traffic will not create any additional deficiencies, beyond what is required to correct the background traffic conditions.The intersection analysis results are summarized in Table 7 and the Synchro output worksheets are summarized in Appendix C. 6IPage TABLE 7: Logan Blvd/Immokalee Rd Intersection Operating Conditions Overall Intersection LOS Delay Max v/c Approach LOS Intersection Scenario (sec/veh) Ratio Standard Calc. EB WB NB SB 2016 Existing E E 61.1 1.08 ECEC 2019 Bkgd E 106.0 1.29 D D Logan Blvd & Immokalee Rd I I I 2019 Bkgd w/Imp. E D 36.4 0.89 CCD E 2019 Total E D 43.9 0.97 DCEE SITE ACCESS ANALYSIS The development will utilize a full access FIGURE 3: Total Traffic Volumes connection to Logan Boulevard and a right- 15% 5% in/right-out connection to lmmokalee Road. 14 16 The need for turn lanes was based on Collier ra 58 20% County's Construction Standards Handbook 40% 124 58 20% for Work within the Public Right-of-Way. 40% 115 173 soir40% 124 60% Section Ill(A.)(1.) specify the threshold volumes 124 for right and left turn lanes. During the PM 10o,000sgFt peak-hour, it is estimated that 43 vehicles will 25%45% 599 Total 72 140 288 Enter make a northbound right turn and 72 vehicles 311 Exit will make a southbound left turn from Logan LIN• Boulevard. The 43 right turning vehicles exceed the threshold volume of 40 vehiclesri for constructing a right turn lane and the 72 r left turning vehicles exceed the threshold 15% 15% volume of 20 vehicles for constructing a left 47 43 turn lane. During the PM peak-hour, it is estimated that 173 vehicles will make an eastbound right turn from Immokalee Road. For multi-lane divided roadways, Collier County requires right turn lanes regardless of the turning volume. The total traffic volumes entering the site (new external plus pass-by) are shown in Figure 3. Both Logan Boulevard and Immokalee Road have a posted speed of 45 mph. FDOT Standard Index 301 specifies a deceleration length of 185 feet for a speed of 45 mph;therefore, the right turn lanes need to be 185 feet. ce 7JPage The required unsignalized queue length for the left turn lane was calculated using procedures outlined in the AASHTO Green Book. The AASHTO Green Book specifies that at a minimum, queue storage for at least two vehicles (50 feet) be provided. The 72 southbound left turning vehicle will require 60 feet of queue storage; therefore, the left turn lane should be 245 feet (185 + 60).The queue length calculation for the left turn lane is shown below: Southbound Left Turn Lane Queue Length: veh( 1 hr l(2 min)( veh60ft 25ft72 \ ]\ CONCLUSIONS The Logan/Immokalee GMPA project, if built to the maximum 100,000 square feet, can be expected to generate 449 net new p.m. peak hour 2-way trips that would be distributed to the surrounding roadway network. The link-level concurrency analysis indicates that the net new trips will not create any adverse LOS conditions. The operational analysis of the signalized intersection of Immokalee Road at Logan Boulevard indicates there may be adverse conditions as a result of background traffic growth (unrelated to the PROJECT); however, the net new trips generated by the PROJECT do not create any additional adverse impacts at buildout. The site impact analysis indicates that 185-foot right turn lanes are warranted at the Logan Boulevard and Immokalee Road access points and a 2 45-foot southbound left turn lane is warranted at the Logan Boulevard access point. 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TOTAL 18.64 Ac.± 100.0% UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED BY ANY REGULATORY AGENCY AND ARE SUBJECT TO CHANGE. DRAWN BY DATE DRAWING No. T.S. 6/14/16 13620 Metropolis Avenue 'ry REVIEWED BY DATE Suite 200 PASSARELLA LOGAN/IMMOKALEE GMPA 130LH2170 S.J. 6/14/16 Fort Myers,Florida 33912 ^�REVISED DATF. J Phone(239)274-0067 Consuitim FLUCFCS AND WETLANDS MAP seeFrNo. I�.- & ASSOCIATES z Fax(239)274-0069 EXHIBIT 2 EXHIBIT 3 AERIAL WITH FLUCFCS AND WETLANDS MAP i �'' ��" -IMMO.40KALEE RD- 3•.. , P'!!'. 7.+s ttlik ati I -4 , ,,1 - ,lit 12 • , �, v `t >v. r;gr.a to � M� 3y: :' st r te: "I ✓ W W W W W W W •V .W ,`L W W W W W W W ,.:4x •L W I W W * W W W W 'W W W4 W W W W W W Y• a, ,..W W W W -' 4,• 4. W 4, W W W • W •4 W ,%. W * W. W W 4, W 4 W W W 4, 6 W >, / 7. 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' . .' ..,.:.'', 1.-+SyS< ; I 241 { y r,,y:. 3;.• <♦ ,.*r w y� i /+',,,,itit - ser °. - �.a. 4.1 I t s + P s'` 415981 e ,.r 0t.. .' 4ZStla fib C ) ,,11',...'t.X _ � ' ft ' ` " 1t,7�F'°4' ,qi' +1.y' ' t• 4� , M. $ t1a �' *;.� 9! t B., ra ;a ,. . p 16', pp . •'.' < 4 j a i " ,' 42813AI 11,,,,, :, r b ... . . }� p Ac ± .� , „,, • . ?�' .c` $�„' (art ky*' W W • '� ,r115 P. • w e , 4119E1 » W . 1� z ' - .. (1 20 ±) W W n _t a " o r !n' < x W r� AC ,. N - - 1 ' ti , '4' y", , m x ., K �' �P go 0 a.. Ile 1� itws':; +� Via, .g, _<.,,,� ,t 3 r-a NOTES: f AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE COLLIER COUNTY PROPERTY 3 APPRAISER'S OFFICE WITH A FLIGHT DATE FLUCFCS %OF OF JANUARY 2016. CODES DESCRIPTIONS ACREAGE TOTAL S LEGEND: 241 TREE NURSERY 0.91 Ac.± 4.9% PROPERTY BOUNDARY PER GLHOMES DRAWING LL 4119 El PINE FLATWOODS,DISTURBED(0-24%EXOTICS) 1.64 Ac.± 8.8% No. 2013-91 18 ACRE LOGAN_IMMOK.DWG DATED i * W SFWMD JURISDICTIONAL 4159 El PINE,DISTURBED(0-24%EXOTICS) 4.56 Ac.± 24.5% JUNE 13, 2016. 4 W WETLANDS(7.52 Ac.±) 4159 E3 PINE,DISTURBED(50-75%EXOTICS) 3.53 Ac,± 18.9% a 4281 E3 CABBAGE PALM,HYDRIC(50-75%EXOTICS) 0.20 Ac.± 1.1% FLUCFCS LINES ESTIMATED FROM I"=200' 619 E4 EXOTIC WETLANDS,DISTURBED(76-100%EXOTICS) 4.12 Ac.± 22.1% AERIAL PHOTOGRAPHS AND LOCATIONS 6219 E3 CYPRESS,DISTURBED(50-75%EXOTICS) 0.21 Ac.± 1.1% APPROXIMATED. ti 6249 E3 CYPRESS/PINE/CABBAGE PALM,DISTURBED(50-75%EXOTICS) 2.99 Ac.± 16.0% FLUCFCS PER FLORIDA LAND USE, COVER AND 740 DISTURBED LAND 0.48 Ac.-±- 2.6% FORMS CLASSIFICATION SYSTEM (FLUCFCS) TOTAL 18,60 Ac.± 100,0% E (FDOT 1999). f UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED BY ANY REGULATORY AGENCY AND ARE SUBJECT TO CHANGE. 'O DRAWN BY DAE DRAW INO No. T.S. 6/14/16 13620 Metropolis Avenue n+REVIEWED BY DA CF. Site 200 PASSARELLA. LOGAN/IMMOKALEE GMPA 13c1_.H2170 S.J. 6/14/16 Fort Myers,Florida 33912 msErNo. n REVISED DATE Phone(239)274-0067 I"' & ASSOCIATES;< AERIAL WITH FLUCFCS AND WETLANDS MAP Fax(239)274-0069 EXHIBIT 3 EXHIBIT 4 SOILS MAP , IMMOKALEE RD° w _^^ `, Ea •R ar 7= C , ,w ` fes R r ,,,j i. 1 1b 1ry r _ :: , ' 4 -"V. ,r is y. G a_ ,t': PROJECT of , LOCATION t ,R4 F 2 Itil, or 7, 17 I k`. t:c e 1. p i _ � . A i; V „4.. : FAIR 1' r .. . NOTES: S ‘ii AERIAL PHOTOGRAPHS WERE ACQUIRED LEGEND THROUGH THE COLLIER COUNTY PROPERTY Soil Unit Description APPRAISER'S OFFICE WITH A FLIGHT DATE o 2 HOLOPAW FINE SAND,LIMESTONE SUBSTRATUM OF JANUARY 2016 LOGAN/IMMOKALEE bNIP 4 . 17 BASINGER FINE SAND PROPERTY BOUNDARY PER GLHOMES 23 HOLOPAW AND OKEELANTA SOILS,DEPRESSIONAL DRAWING No.2013-91 18 ACRE LOGAN_ IMMOK.DWG DATED JUNE 13,2016. ROADWAY NETWORKS WERE ACQUIRED FROM THE FLORIDA GEOGRAPHIC DATA LIBRARY WEBSITE. 0 100 200 300 Feet SOILS MAPPING WAS ACQUIRED FROM THE FLORIDA GEOGRAPHIC DATA LIBRARY E WEBSITE OCTOBER 2007 AND CREATED BY THE NATURAL RESOURCES CONSERVATION 3 SERVICE 1990. DRAWN BY DATE T.S. 6/17/16PASSARELLA EXHIBIT 4. SOILS MAP RENEWED BY DATE S.J. 6/17/16 Iiiiip "'%"I"""& ASSOCIATES LOGAN/IMMOKALEE GMPA REVISED DATE �'IO^m EXHIBIT 5 LISTED SPECIES SURVEY REPORT LOGAN/IMMOKALEE GMPA PARCEL LISTED SPECIES SURVEY REPORT June 2016 INTRODUCTION This report documents the results of the listed species survey conducted by Passarella & Associates, Inc. (PAI) on June 15, 2016 for the Logan/Immokalee GMPA Parcel (Project). The purpose of the survey was to review the Project area for plant and wildlife species listed by the Florida Fish and Wildlife Conservation Commission (FWCC), the Florida Department of Agriculture and Consumer Services (FDACS), and the U.S. Fish and Wildlife Service (USFWS) as endangered, threatened, species of special concern, or commercially exploited. The 19± acre Project site is located in Section 28, Township 48 South, Range 26 East, Collier County (Figure 1). More specifically, it is found at the southeast corner of the intersection of Immokalee Road and Logan Boulevard and is located approximately 1.4 miles east of Interstate 75. The property is bound by Immokalee Road to the north, Logan Boulevard and agricultural activities to the west, and agricultural activities to the east and south. Saturnia Lakes residential development is located to the southeast of the Project site. The Project site is comprised primarily of forested uplands and wetlands that have been disturbed by the invasion of varying levels of exotic vegetation and disturbed land. METHODOLOGY AND RESULTS Literature Review The listed plant and wildlife species survey included a literature search for local, state, and federal listed species and an on-site review conducted on June 15, 2016. The literature search found no documented occurrences of listed wildlife species within the Project site. The property is not located within the designated critical habitat areas for any listed wildlife species. Further details regarding the literature search results and survey methodology are as follows: The literature search involved an examination of available information on protected species in the Project's geographical region. The literature sources reviewed included the FWCC Florida's Endangered and Threatened Species (2011); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); USFWS Habitat Management Guidelines for the Bald Eagle (Haliaeetus leucocephalus) in the Southeast Region (1987); the Florida Panther Habitat Preservation Plan (Logan et al. 1993); the Landscape Conservation Strategy Map (Kautz et al. 2006); and the USFWS and/or the FWCC databases for telemetry locations of Florida panther (Puma concolor coryi), bald eagle, red-cockaded woodpecker (Picoides borealis) (RCW), Florida black bear (Ursus americanus floridanus), and wading bird rookeries, such as the wood stork (Mycteria americana), in Collier County. The results of the literature search found no documented occurrences of listed wildlife species on-site (Figure 2). E5-1 The wildlife agencies' database information is updated on a periodic basis and it is current through different dates, depending on the species. The FWCC information is current through the noted dates for the four following species: Florida panther telemetry—June 2015; bald eagle nest locations — August 2015; black bear telemetry — August 2015; and RCW locations — August 2015. The closest documented bald eagle nest is CO-049 which is located approximately 2.1 miles to the northwest of the site and was last active in 2013. No bald eagle nests were identified within the Project limits. The nest distance is beyond the USFWS and the FWCC recommended 660- foot buffer protection zone for active and alternate bald eagle nests. The bald eagle is not a listed species, but is protected under the Golden and Bald Eagle Protection Act (BGEPA) and the Migratory Bird Treaty Act. No RCW colonies or cavity trees have been documented within the Project area, per the FWCC's database (Figure 2). The USFWS considers suitable habitat for RCW to include any forested community with pines in the canopy that encompasses more than ten acres (i.e., includes both on- and off-site). Although the Project area does have canopy pine trees, no live slash pine (Pinus elliotti) cavities were observed during the survey and no sightings were documented in the area. The RCW is a state and federally listed endangered species. The literature search confirmed that the Project is located within the 30 kilometer (18.6 miles) Core Foraging Area of one documented wood stork rookery (No. 619018) (Figure 3). However, the Project contains dense forested wetland habitat types that preclude access for wading birds, including wood storks. No wood storks or other listed wading bird species were observed on- site. In addition, there was no reference in the atlas to any breeding colonies located on or adjacent to the Project site. The wood stork is listed as federally threatened by the FWCC and threatened by the USFWS. The FWCC database contains no documented Florida black bear radio-telemetry locations on- site or within the vicinity of the Project area (Figure 2). The site's relatively small size and densely urban surroundings do not lend it support as suitable habitat for this species. The Florida black bear is not listed by the FWCC or the USFWS. However, the FWCC has specific management activities for this species. A review of FWCC records found that no Florida panthers are documented within the Project site or in the immediate vicinity (Figure 2). The property is located outside of both the primary and secondary zones of the USFWS panther Focus Area, and no Florida panther telemetry points have been documented on-site or within the Project's general vicinity (Figure 4). The Florida panther is listed as federally endangered by the FWCC and endangered by the USFWS. One listed plant species was observed during the June 15, 2016 listed species survey. The listed plant species observed is described in the Field Survey section below. C E5-2 Field Survey The property was surveyed on June 15, 2016 for wildlife species listed by the FWCC as endangered, threatened, or species of special concern; and by the USFWS as endangered or threatened. The property was also surveyed for plant species listed by the FDACS as endangered, threatened, or commercially exploited. In addition, the property was surveyed for the bald eagle and/or their nests since they are protected under Florida Administrative Code 68A- 16.002 and the BGEPA. The June 15, 2016 field surveys were conducted by qualified ecologists walking meandering transects spaced approximately 100 feet apart (Figure 5). The site was inspected for listed plant and wildlife species as well as their signs (e.g., burrows, tracks, scat, scratches, etc.). At regular intervals the ecologists stopped, remained quiet, and listened for wildlife vocalizations. The weather during the survey was seasonal with temperatures in the upper 80s to low 90s, clear skies, and winds ranging from five to ten miles per hour. The survey began at approximately 9:30 a.m. and ended at approximately 3:00 p.m. No listed wildlife species were documented on the Project site during the survey. One state listed plant species was observed on-site during the listed species survey, the cardinal airplant (Tillandsia balbisiana). The locations of the observed cardinal airplants are depicted on Figure 5. The cardinal airplant is listed as endangered by the FDACS. SUMMARY The literature search found no documented occurrences of listed wildlife species within the Project site. There was one state listed plant species observed on the Project site during the June 15, 2016 listed species survey. The cardinal airplant is listed as threatened by the FDACS. No listed wildlife species were observed utilizing the Project site during the survey. ky E5-3 REFERENCES FWCC. 2011. Florida's Endangered and Threatened Species. Official Lists, Bureau of Non- Game Wildlife, Division of Wildlife. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti, R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape-scale conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1, Pages 118-133. Logan,Todd, Andrew C. Eller, Jr.,Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife Service; Gainesville,Florida. Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission, Tallahassee,Florida. U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the Southeast Region. is C E5-4 N .J j _ f _82 e tik a 'IC/MERLIN Rs ._.._..�, S ALI60 RD 1111/1"rallgr ( CORKSCREW RDI f °E S CEA aesosat o,u LLE 1. #i S i EACH BO ! BEAD RD ® � 'S ��� OIL-WELL RD 58 [ ,� 111 � . e� / 9.ab/LLAA.I'A 29PA VI. - YERO BEACH J SARA OTA l-* ID• Y 1 ,,itVIIIS BLVD r■ h p N F0,_ co d N. K:. NAp '4-}-FORSLALLDEA DALE Gulf of *,,,� _ Wr Ap11 Mexico - S KEY WEST t1o, " ? t ' ase • N, 1 �}g}am � �Y . 1) � T :c - Q 0. rn „r„, PEAR / <,.' NG1L•N: f ••--s^- rt R t# y^ 4 X ' .r 'P t. .O z ln. �„ t ., ,ENTR.pA AVE �, yy ff�� O �� 7 O. AV's-��. •rC a - y ,AA ONDYAPPLE_DRS �� Sm' ' CVP ,... ,,, DELA"g0 � O .3"""x;l^'fi, <.�:- , 4qn Y-447.:-., RFSS 5x40-.441/4.<4 x t ; f „salt PJf- !.1i WILLOWICK ORS , . p , ''yo. 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Jo/puo sIaaJI.s 10001 J!aq,L }pauuoo paboJnooua aq hogs s+uawdoIanap 6u!ls!xa puo Mau Ilb :£'L AD!!od 0 APPENDIX A C C APPENDIX A INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Date: Tuesday,May 24,2016 Time: 2:30 p.m. Location: CDS Conf.Rm TBD People Attending: Name,Organization, and Telephone Numbers 1)Jeff Perry, Stantec Consulting Services Incorporated 2)Michael Sawyer, Project Manager 3) Stephen Baluch 4)Chad-sic-- 5) Study Preparer: Preparer's Name and Title:Jeff Perry.AICP Organization: Stantec Consulting Services Incorporated Address &Telephone Number: 3200 Bailey Lane. Suite 200, Naples. FL. (239.649.40401 Reviewer(s): Reviewer's Name&Title: Mike Sawyer Collier County Transportation Planning Department Reviewer's Name &Title: Organization &Telephone Number: Applicant: Applicant's Name: Immokalee Road Associates, LLC Address: 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise,FL 33332 Telephone Number: Proposed Development: Name: Immokalee/Logan Commercial Location: SE Corner Immokalee Road at Logan Blvd. Land Use Type: Commercial Shopping Center ITE Code#: 820 Proposed number of development units: +1- 100,000 Sq.Ft. Other: Description: Shopping Center with outparcels V 121561 actwel21561i260Vransportationlspenfcalbnlagency_gudanceLCollier Ccanly 715 Methodology meeting checklist.doc Zoning Existing: A-Agricultural Comprehensive plan recommendation: GMPA to Requested: CPUD Findings of the Preliminary Study: No adverse impacts immediately identified Study Type: Small Scale TIS Minor TIS Major TIS X ($1,500+$500 Methodology Meeting Fee) Study Area: Boundaries: Livingston Road on the West, Wilson Blvd on the East, Pine Ridge Road on the South Additional intersections to be analyzed: Immokalee Road at Logan Blvd. Horizon Year(s): 2019 Analysis Time Period(s): B/O Future Off-Site Developments: Source of Trip Generation Rates: ITE 9th Ed. Reductions in Trip Generation Rates: None: Pass-by trips: 25%reduction assumed Internal trips(PUD): None Transit use: No reductions assumed Other: Horizon Year Roadway Network Improvements: Collier County 5-Year CIP FDOT 5-Year Work Program Methodology&Assumptions: Non-site traffic estimates: From the 2015 AUIR Site-trip generation: 100,000 sq.ft. floor area Trip distribution method:Manual (see attached) Traffic assignment method:Manual(see attached) V:121561acli'e12756131601CanspuatanIspeciwationt6gency_guidanceiCoWier County TIS Methodology meeting checklist dor Traffic growth rate: Larger of AUIR Annual Growth for each segment vs. 2015 AUIR Trip Bank(incl. lin Special Features: (from preliminary study or prior experience) Accidents locations: NA Sight distance: NA Queuing: NA Access location & configuration: Full access connection on Logan Blvd. and RI/R0 on Immokalee Road Traffic control:NA Signal system location&progression needs: On-site parking needs: Per LDC Data Sources: _ Base maps: Prior study reports: Access policy and jurisdiction: Collier County Review process: Normal Requirements: Miscellaneous: Small Scale Study—No Fee Minor Study-$750.00 Major Study-$1,500.00 X Includes 2 intersections Additional Intersections- $500.00 each All fees will be agreed to during the Methodology meeting and must be paid to Transportation prior to our sign-off on the application. SIGNA' URES_ _ E Stu "ar—� diatAgroe R vie ens Applicant V121561actiae1115613260fllansp 1alronlspecdicamniagency_gmdaxelColire,County T!S Methodology meenng checklist dot EXHIBIT A Collier County Traffic Impact Study Review Fee Schedule Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also provided below. Methodology Review-$500 Fee Methodology Review includes review of a submitted methodology statement, including review of submitted trip generation estimate(s), distribution, assignment, and review of a "Small Scale Study" determination, written approval/comments on a proposed methodology statement, and written confirmation of a re-submitted, amended methodology statement, and one meeting in Collier County,if needed. "Small Scale Study"Review-No Additional Fee(Includes one sufficiency review) Upon approval of the methodology review, the applicant may submit the study. The review includes: a concurrency determination, site access inspection and confirmation of the study compliance with trip generation,distribution and maximum threshold compliance. "Minor Study Review"-$750 Fee(Includes one sufficiency review) crov Review of the submitted traffic analysis includes: optional field visit to site, confirmation of trip generation, distribution, and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of off-site improvements within the right-of-way, review of site access and circulation, and preparation and review of"sufficiency"comments/questions. "Major Study Review"-$1,500 Fee(Includes two intersection analysis and two sufficiency reviews) Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation, special trip generation and/or trip length study, distribution and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled,review of traffic growth analysis,review of off-site roadway operations and capacity analysis,review of site access and circulation,neighborhood traffic intrusion issues, any necessary improvement proposals and associated cost estimates, and preparation and review of up to two rounds of"sufficiency" comments/questions and/or recommended conditions of approval. "Additional intersection Review"-$500 Fee The review of additional intersections shall include the same parameters as outlined in the"Major Study Review" and shall apply to each intersection above the first two intersections included in the"Major Study Review" "Additional Sufficiency Reviews"-$500 Fee) Additional sufficiency reviews beyond those initially included in the appropriate study shall require the additional Fee prior to the completion of the review. 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LL C > N N — C > v 0 m m f0 f0 m f0 p0 f0 f0 -0 YO En- 733- 0 O h0 C aJ p p V ca C p da C N O O L1 00 C O +' E un m- E E ,c o°a E ' Ln oa= E E o .. m E c J L 0-5 E E j J o E C J U E E > � 1 E •E a) a -o a~ co f0 f0 10 0 0 0 cCC LC N 0 -0 0 10 0 0 f0 f0 f0 f0 E f0 f0 f0 Cr) _ A O O O O L L [C CO O O O O L L LC co Z 0 0 0 0 . m m 5 Z 0 0 0 c N m m cc 0 aCi v ami Cc -0 -0 -0 +J �' > Q v to ami aa.) ami a -0 -0 � S 2 Y Y Y Y 70 70 70 70 m m m m ."1 Y Y Y Y m m m -2 z' m .-1 0 0 0 0 -� —Q' t N 0 0 0 0 N v ON o E E E E m a z C 0 — EEEE m aa r C 0 — E E E E o 0 o j > U - E E E E o 0 o m r0 -3. -, APPENDIX B -- 2014 Peak Season Factor Categor4r__Report__-__ReportSype:_ALL 'AID Category: 0300 COLLIEF CCITNTYWIDE MOCF: 0.88 Week Dates SF PSCF 1 01/01/2014 - 01/04/2014 1.00 1.14 2 01/05/2014 - 01/11/2014 0.98 1.11 3 01/12/2014 - 01/18/2014 0.96 1.09 4 01/19/2014 - 01/25/2014 0.94 1.07 * 5 01/26/2014 - 02/01/2014 0.92 1.05 * 6 02/02/2014 - 02/08/2014 0.90 1.02 * 7 02/09/2014 - 02/15/2014 0.68 1.00 * 8 02/16/2014 - 02/22/2014 0.86 0.98 * 9 02/23/2014 - 03/01'2014 0.86 0.98 *10 03/02/2014 - 03/08/2014 0.86 0.98 *11 03/09/2014 - 03/15/2014 0.86 0.98 *12 03/16/2014 - 03/22/2014 0.86 0.98 *13 03/23/2014 - 03/29/2014 0.87 0.99 *14 03/30/2014 - 04/05/2014 0.88 1.00 *15 04/06/2014 - 04/12/2014 0.88 1.00 *16 04/13/2014 - 04/19/2014 0.89 1.01 *17 04/20/2014 - 04/26/2014 0.92 1.05 18 04/27/2014 - 05/03/2014 0.94 1.07 19 05/04/2014 - 05/10/2014 0.96 1.09 20 05/11/2014 - 05/17/2014 0.98 1.11 21 05/18/2014 - 05/24/2014 1.00 1.14 22 05/25/2014 - 05/31/2014 1.03 1.17 23 06/01/2014 - 06/07/2014 1.05 1.19 24 06/08/2014 - 06/14/2014 1.07 1.22 25 06/15/2014 - 06/21/2014 1.09 1.24 26 06/22/2014 - 06/28/2014 1.10 1.25 27 06/29/2014 - 07/05/2014 1.10 1.25 28 07/06/2014 - 07/12/2014 1.11 1.26 29 07/13/2014 - 07/19/2014 1.11 1.26 30 07/20/2014 - 07/26/2014 1.11 1.26 31 07/27/2014 - 08/02/2014 1.12 1.27 32 08/03/2014 - 08/09/2014 1.12 1.27 ram. 33 08/10/2014 - 08/16/2014 1.12 1.27 g 34 08/17/2014 - 08/23/2014 1.13 1.28 �y 35 08/24/2014 08/30/2014 1.14 1.30 36 08/31/2014 - 09/06/2014 1.16 1.32 37 09/07/2014 - 09/13/2014 1.18 1.34 38 09/14/2014 - 09/20/2014 1.20 1.36 39 09/21/2014 - 09/27/2014 1.17 1.33 40 09/28/2014 - 10/04/2014 1.14 1.30 41 10/05/2014 - 10/11/2014 1.11 1.26 42 10/12/2014 - 10/18/2014 1.08 1.23 43 10/19/2014 - 10/25/2014 1.07 1.22 44 10/26/2014 - 11/01/2014 1.06 1.20 45 11/02/2014 - 11/08/2014 1.05 1.19 46 11/09/2014 - 11/15/2014 1.04 1.18 47 11/16/2014 - 11/22/2014 1.03 1.17 48 11/23/2014 - 11/29/2014 1.02 1.16 49 11/30/2014 - 12/06/2014 1.01 1.15 50 12/07/2014 - 12/13/2014 1.01 1.15 51 12/14/2014 - 12/20/2014 1.00 1.14 52 12/21/2014 - 12/27/2014 0.98 1.11 53 12/28/2014 - 12/31/2014 0.96 1.09 * Peak Season Page 1 of 7 ilinailiiiiiiiliMalir I Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: Logan Blvd N--11/ Connection QC JOB#: 13833402 co, CITY/STATE: Naples. FL DATE:Thu,Jun 02 2016 368 553 Peak-Hour: 4:45 PM--5:45 PM I + t L 10.3 25 0 368 o Peak 15-Min: 5:30 PM --5:45 PM I a ! C0 10.3 00 •1 • 4 .J i �. 0 «0 J t 0« o 0.0 «00 J �' 0.0« 0.0 0 '� 0.90 * 0 0.0 « 0.0 0 •0 1 < 0~ 0 '+ ! +' Fo o •o o � .. ! .! o.o't 00 7 0 553 0 Quality Counts I 0.0 2.5 0.01 i ! Quality 368 553 i ! 10.3 2 5 _.1 0 L , a 0 1 ( 4 ♦ b I SI • ::: 4. 0 11 t r►� 0 I 0 0 D 0 • NA . 1-- 1 .► i �. I NA J .1 a (.L • s 41q11:11>* « I 4 illr ,, t NA « NA NA ~ tIta « NA ", * 7 r • 1 r h ! r 1 ! F NA NA 4 t R.=RTOR 15-Min Count; Logan Blvd N Logan Blvd N Dwy Connection Dwy Connection ! Total I Hourly Period 1 (Northbound) I (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U R* 1 Left Thru Right U R* Left Thru Right U R* Left Thru Right U R* 4 00 PM 0 105 0 0 0 0 75 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 1 180 4-15 PM 0 92 0 0 0 , 0 70 0 0 0 , 0 0 0 0 0 ! 0 0 0 0 0 162 4:30 PM 1 0 102 0 0 0 1 0 100 0 0 0 ff 0 0 0 0 0 1 0 0 0 0 0 202 4:45 PM 0 141 0 0 0 0 79 0 0 0 I 0 0 0 0 0 1 0 0 0 0 0 1 220 764 5:00 PM 0 120 0 0 0 0 86 0 0 0 ! 0 0 0 0 0 ' 0 0 0 0 0 ! 206 790 5:15 PM 0 138 0 0 0 0 102 0 0 0 ' 0 0 0 0 0 j 0 __0 0 0 0 � 240 1 868 r 5:30 PM 0 54 r 0 0 0 I '0 101 0 0 0 [ 0 0 0 0 0 0 0 0 0 0 255 921 5:45 PM 0 127 0 0 0 0 86 0 0 0 0 0 0 0 0 0 0 0 0 0 213 I 914 I I Peak 15-Min Northbound Southbound Eastbound Westbound I Flowrates Left Thru Right U R* 1 Left Thru Right U R* Left Thru Right U R* Left Thru Right U R* I Total All Vehicles 1 0 616 0 0 0 0 404 0 0 0 1 0 0 0 0 0 0 0 0 0 0 1020 Heavy Trucks 1 0 8 0 0 24 0 1 0 0 0 0 0 0 32 Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad 1 I C Stopped Buses, i Comments: Report generated on 6/15/2016 6:37 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported:Intersection Peak Method for determining peak hour:Total Entering Volume C LOCATION: Logan Blvd N--Immokalee Rd QC JOB#: 13833401 CITY/STATE: Naples, FL DATE:Thu,Jun 02 2016 235 242 Peak-Hour: 5:00 PM --6:00 PM I a * 5.1 0.4 130 69 36 a t. Peak 15-Min: 5:15 PM--5:30 PM ( a 3.8 8.7 2 8 ,.. L 1433~152 j t 37 4.1294 a 5.2 0 7 ^4 D.0~ 5.2 2359 0.96 *1161 3 3 • '' 4. 5 4 27244 213 1 t 96 42727 y '� j • • P 3.5 7.0 h • 4.2 30 134 61 331 QuaH.'ty Counts �5.2 0.0 0.6� a ♦ `C l 377 526 a 6.6 17 J 0 L I000 I r a t. o '1L 0 y 1 IJl (. o 0 > j J 0 0 o I --1 1 f .._4__ _,. 4._ _. 1 . LT NA J i t. ( --- ? 4 a t. . .t ,. i'll .., .... I. NA ©.•, NA NA '� r••a. « NA �► 1 j • 1 j h f e• r__ 7 't f r. a NA t R'=RTOR 15-Min Count, Logan Blvd N Logan Blvd N Immokalee Rd Immokalee Rd Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) j Totals Beginning At Left Thru Right U R* Left Thru Right U R* Left Thru Right U R* Left Thru Right U R* _I 4:00 PM 33 17 23 0 27 16 17 3 0 20 26 407 27 3 8 23 371 5 0 7 1033 II 4:15 PM 35 16 18 0 21 15 10 5 0 16 45 398 29 5 14 28 268 5 1 5 934 4:30 PM 31 19 10 0 22 ''; 9 13 1 0 31 26 446 44 1 13 24 313 4 0 1 1008 4:45 PM 28 24 71 0 25 j 14 19 5 0 32 31 520 26 4 13 25 261 14 2 4 1118 4093 5 00 PM 36 15 ,.60 i , 16 9 23 15 0 21 25 543 34 ' 3 17 X17 311 7 0 1 1 1153 . 4213 P M ''' j 7 i7 5 0 26 ' 35 630 3-8-91F-2-_ 14 28 312 8 C 2 1246 4525 � 33 15 -^�; �. 22 � 5 30 PM i 31 16 95 0 17 8 22 6 0 25 48 599 37 2 18 29 276 8 1 2 1240 4757 5 45 PM 1 34 15 45 0 22 12 7 6 0 26 36 587 37 1 20 121 262 4 0 5 1140 4779 i I I I Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U R* ; Left Thru Right U R* Left Thru Right U R* Left Thru Right U R" Total All Vehicles 132 60 216 0 88 28 68 20 0 104 1140 2520 144 8 56 112 1248 32 0 8 4984 Heavy Trucks 0 0 0 0 0 811 4 104 0 232 4 80 32 Pedestrians 0 0 0 4 4 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 j 0 Railroad C Stopped Buses Comments: Report generated on 6/15/2016 6:37 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 0 Ce CO 0 L) m T co 0 n m 0 0 m o `Cr T 0 T Cl) T > m m coo • cNo m NI co M o rn m m 0) a r N U) T 0 J o J J COCO CO m er 4 M 00LO 4 CO O O CO O c,, r V U) m co 7 M m 6M) M Cn .1 CO 0 0 Ce m co o CO Z Z Z Z Z o m C m O Mm M co O O N m NI N m N NI ct Z n Z I'-- o 03 Z r Z of 01)4 III U J WJ 6) 07 J O o O J J 6) N COV♦ m MM) CO CO0 NJ 1� m CO 0 m cn n LL Z r Z 4 T Z Z N W Z j co jM co) j O O j V O ct C!CI cu O 1-'• r O) N F- N o CO in I— F- L) Lt) o T • M o in r T O O La LO r O inT E LU) E I \ co O Q co O m O T m M N CO CO CO r III a) _O EC s o CC co o Co CC co o La CC CC Lo Lo pm r In m LC) M 00 CO CO 03 O O m of O CO J W N N W N N W W N N 0 co m N oI Ucu o m N COCO co U-I NJ CD 4 co M m Lu co cso m COLLI co 0 M LLo E o m O Q �C J N O x-- EC) J !t J -I V .* �° o o co m Ln °° CO °� �) o N o CO o o CO o 0 0 N p)CD O Cr) W r r w r N LU W N N LLL J O .o O 4 F— C G) 'C p p 2 cn i+ Q •L V 0 U y to t NN = Ld LL 0 p 3C O C V C L p o }, % `OO w OCa Rpw@O U O o UL5 V LOOE U H 2 N C L0 : U L v a c4W 0 -0 ' a , Ct . 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N (6 N m N a 6/13/2016pv Programmed EPAC Data 2: I43P: g 2:] 43PM Intersection Name: Immokalee @ Logan Blvd Intersection Alias: IM127 Code: 9999 Channel: 48 Address: Revision:3.33dAccess Data Port 2 Comm:19200 Baud 115 Phase Data Port 3 Comm:19200 Baud Vehical Basic Timings Vehical Density Timings Time B4 Cars Time To Phase Min_Grn Passage Maxl Max2 Yellow All Red Added Initial Max_Initial Reduction Before Reduce Min_Gap 1 5 2.0 20 0 4.8 2.2 0.0 0 0 0 0 0.0 2 15 4.0 60 0 4.8 2.2 0.0 0 0 0 0 0.0 3 5 2.0 20 0 4.0 4.0 0.0 0 0 0 0 0.0 4 5 2.0 25 0 4.8 2.3 0.0 0 0 0 0 0.0 5 5 2.0 35 0 4.8 2.2 0.0 0 0 0 0 0.0 6 15 4.0 60 0 4.8 2.2 0.0 0 0 0 0 0.0 7 5 2.0 30 0 4.8 2.3 0.0 0 0 0 0 0.0 8 5 2.0 20 0 4.0 4.0 0.0 0 0 0 0 0.0 Pedestrian Timing Extended Actuated General Control Miscellaneous No Ped Flashing Ped Rest Non-Act Veh Ped Recall Non Dual Last Car Conditional Simultaneous Phase Walk Clear Walk Clear in Walk Initialize Response Recall Recall Delay Lock Entry Passage Service Gap Out 1 0 0 No 0 No Inactive None None None 0 Yes No No No No 2 7 24 No 0 No Green None Min None 0 Yes No No No No 3 0 0 No 0 No Inactive None None None 0 Yes No No No No 4 7 37 No 0 No Inactive None None None 0 Yes Yes No No No 5 0 0 No 0 No Inactive None None None 0 Yes No No No No 6 9 36 No 0 No Green None Min None 0 Yes No No No No 7 0 0 No 0 No Inactive None None None 0 Yes No No No No 8 10 36 No 0 No Inactive None None None 0 Yes Yes No No No Cecial Sequence Vehical Detector Phase Assignment Cult DataAssigned Switched Phase Mode Phase Extend Delay Vehical Detector Channel:1 6 Veh 0 0.0 0 Vehical Detector Channel:2 1 Veh 0 0.0 0 Vehical Detector Channel:3 7 Veh 0 0.0 0 Vehical Detector Channel:5 2 Veh 0 0.0 0 Vehical Detector Channel:6 5 Veh 0 0.0 0 Vehical Detector Channel:7 3 Veh 0 0.0 0 ' Default Data Pedestrian Detector Special Detector Phase Assignment Default Data Assign Switched Phase Mode Phase Extend Delay Default Data Unit Data General Control Remote Flash Flash Flash Startup Time:6sec Startup State:All Red Red Revert:4sec Test A=Flash No Channel Color Altemat 1 Red No Auto Ped Clear:No Stop Time Reset:No Alternate Sequence:0 Flash Flash 2 Yellow No EnExit ABC connector Input Modes:0 Input Output Phase Phase Phase3 Red Yes Ring Respons Selection 4 Red Yes ABC connector Output Modes:0 2 No Yes I Ring 1 Ring I 4 Yes No 5 Red No D connector Input Modes:0 2 Ring 2 Ring 2 6 No Yes 6 Yellow No nnector Output Modes:6 3 None None 8 Yes No 7 Red Yes 4 None None 8 Red Yes Page 1 of 9 I Overlaps ( Overlaps ABCDEF GHI J KL MNO P -Phase(s) ------- ----- CABCDEF GHI J KL MNOP Trail Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Trail Yellow 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Trail Red 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Plus Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Minus Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ring Phase(s) Next 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Phase Ring Phase 1 2 3 4 1 1 3 3 9 10 11 12 13 14 15 16 1 1 2 L- ; 5 5 7 7 2 2 4 4 2 1 3 o a 6 6 8 8 5 6 7 8 3 1 4 U 4 1 . 1 5 2 6 6 2 7 7 2 8 8 2 5 Alternate Sequences Port 1 Data Alternate Sequences BIU Port Message i Addr Status 40 t 0 Used No Phase 1 I IOs) Used No 2 8 Used No 16 Used No Channel Assignment Control Channel Hardware Pin Set Control Channel Hardware Pin Set Control Channel Hardware Pin Set Ph.1 Veh 1 1 -Ph.1 RYG 1 Ph.2 Veh 2 2-Ph.2 RYG 2 Ph.3 Veh 3 3-Ph.3 RYG 3 Ph.4 Veh 4 4-Ph.4 RYG 4 Ph.5 Veh 5 5-Ph.5 RYG 5 Ph.6 Veh 6 6-Ph.6 RYG 6 Ph.7 Veh 7 7-Ph.7 RYG 7 Ph.8 Veh 8 8-Ph.8 RYG 8 Ph.2 Ped 9 10-Ph.2 DPW 10 Ph.4 Ped 10 12-Ph.4 DPW 12 Ph.6 Ped 11 14-Ph.6 DPW 14 Ph.8 Ped 12 16-Ph.8 DPW 16 Phi OLP 13 17-Ph.1 RYG 17 Ph.2 OLP 14 18-Ph.2 RYG 18 Ph.3 OLP 15 19-Ph.3 RYG 19 Ph.4 OLP 16 20-Ph.4 RYG 20 Ph.1 Ped 17 9-Ph.1 DPW 9 Ph.3 Ped 18 11 -Ph.3 DPW 11 Ph.5 Ped 19 13-Ph.5 DPW 13 Ph.7 Ped 20 15-Ph.7 DPW 15 C Page 2 of 9 Coordination Data Dial/Split Cycle General Coordination Data 1/1 145 Operation Mode: 1-Auto Offset Mode:O=Beg 1/2 145 --- - - - --- - -- - ---- - Gm --- -Manual-13ta1.4— - ation Mode:2=Permissiv a Force Mode:O=Plan 1/3 145 Manual Split: 1 un Mode:O=Inhibit Max Dwell Time:0 Manual Offset: I 1/4 135 Correction Mode:2=Short Way Yield Period:0 2/1 135 2/2 145 2/3 135 3/1 135 3/2 145 3/3 135 3/4 180 4/1 160 4/2 160 4,3 180 0 . • 0 Page 3 of 9 Split Times and Phase Mode Dial 1/ Split 1 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 0 25 O=Actuated 2 78 I=Coordinate 3 18 O=Actuated 4 24 O=Actuated 25 O=Actuated 6 78 1=Coordinate 7 24 O=Actuated 8 18 0=Actuated Dial 1 I Split 2 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 23 0=Actuated 2 67 1=Coordinate 3 22 O=Actuated 4 33 O=Actuated 5 23 0=Actuated 6 67 1=Coordinate 7 30 O=Actuated 8 25 O=Actuated Dial l / Split 3 ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 27 O=Actuated 2 63 l=Coordinate 3 18 O=Actuated 4 37 O=Actuated 5 17 0=Actuated 6 73 1=Coordinate 7 18 0=Actuated 8 37 0=Actuated Dia] 1 / Split 4 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 0=Actuated 2 69 1=Coordinate 3 2] 0=Actuated 4 24 0=Actuated 5 21 O=Actuated 6 69 1=Coordinate 7 21 O=Actuated 8 24 0=Actuated Dial 2/ Split I Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 0=Actuated 2 71 1=Coordinate 3 22 O=Actuated 4 21 0=Actuated 5 21 O=Actuated 6 71 1=Coordinate 7 22 O=Actuated 8 21 0=Actuated Dial 2 i Split 2 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 23 0=Actuated 2 74 1=Coordinate 3 25 O=Actuated 4 23 O=Actuated 5 23 0=Actuated 6 74 1=Coordinate 7 25 O=Actuated 8 23 0=Actuated Dial 2/ Split 3 Ph. Splits Ph.Mode Ph. Splits Ph.Mode ' Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 0=Actuated 2 69 1=Coordinate 3 21 O=Actuated 4 24 O=Actuated 03 21 0=Actuated 6 69 1=Coordinate 7 21 0=Actuated 8 24 O=Actuated / Split 1 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 0=Actuated 2 71 1=Coordinate 3 22 O=Actuated 4 21 0=Actuated 5 21 O=Actuated 6 71 1=Coordinate 7 22 0—Actuated 8 21 0=Actuated Dial 3/ Split 2 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 23 0=Actuated 2 74 1=Coordinate 3 25 0=Actuated 4 23 O=Actuated 5 23 0=Actuated 6 74 1=Coordinate 7 25 O=Actuated 8 23 0=Actuated Dial 3/ Split 3 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 21 0=Actuated 2 69 1=Coordinate 3 21 O=Actuated 4 24 O=Actuated 5 21 O=Actuated 6 69 1=Coordinate 7 21 0=Actuated 8 24 O=Actuated Dial 3/ Split 4 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 27 0=Actuated 2 95 1—Coordinate 3 29 O=Actuated 4 29 0=Actuated 5 32 0=Actuated 6 90 1=Coordinate 7 29 O=Actuated 8 29 0=Actuated Dial 4/ Split 1 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 24 0=Actuated 2 84 1=Coordinate 3 26 O=Actuated 4 26 0=Actuated 5 28 O=Actuated 6 80 I=Coordinate 7 26 O=Actuated 8 26 O=Actuated Dial 4/ Split 2 Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 27 0=Actuated 2 78 1=Coordinate 3 18 O=Actuated 4 37 O=Actuated 5 17 0=Actuated 6 88 1=Coordinate 7 18 O=Actuated 8 37 0=Actuated / Split 3 Vie Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 30 0=Actuated 2 88 1=Coordinate 3 20 O=Actuated 4 42 0=Actuated 5 19 0—Actuated 6 99 1=Coordinate 7 20 0=Actuated 8 42 O=Actuated Page 4 of 9 Traffic Plan Data Plan: 1/1/1 Offset Time: 102 Alt.Sequence: 0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time: 0 Rg 4 Lag Time:0 Plan: 1/2/1 Offset Time: 126 Alt.Sequence:0 Mode:O=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 1/3/1 Offset Time:45 Alt.Sequence: 0 Mode:0=Norma]0 Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time: 0 1/4/1 Offset Time: 87 Alt.Sequence: 0 Mode:O=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:2/1/1 Offset Time: 72 Alt.Sequence:0 Mode:O=Nonnal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:2/2/1 Offset Time: 64 Alt.Sequence:0 Mode:0=Nonoral Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:2/3/1 Offset Time: 87 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/1/1 Offset Time: 72 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 plan:3/2/1 Offset Time: 72 Alt.Sequence:0 Mode: O=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/3/1 Offset Time: 87 Alt.Sequence: 0 Mode: 0=Nonmai Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/4/1 Offset Time: 146 Alt.Sequence: 0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:4/1/1 Offset Time: 116 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:4/2/1 Offset Time: 16 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:4/3/1 Offset Time:27 Alt.Sequence:0 Mode: 0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Local TBC Data Source Equate Days Start of Daylight Saving Month: 3 Week:2 Cycle Zero Reference Hours:24 Min:0 Day 1 2 3 4 5 6 7 End of Daylight Saving Month: 11 Week: 1 2 3 4 5 6 0 0 0 Traffic Data PHASE FUNCTION Event Dm Time D/SiO flash 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1 1 0:1 0/0/4 ❑ ❑ ❑ ❑❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ n n 2 1 6:0 0/0/4 Cf ❑ ❑❑ ❑ ❑ nnnn ❑ fEnn 3 1 9:0 3/1/1 ❑ nn ❑ ❑ firm ❑ ❑ Cnnn 4 1 10:0 3/2/1 flfl ❑ nnI- C Cnn ❑ ❑ nn ❑ n 1 18:0 3/3/1 E n ❑❑ n ❑ nC ❑ ❑ ❑ ❑ ❑ nn .0 1 20:30 0/0/4 n LJ ❑❑ n ❑ IP 7 n ❑ ❑ ❑ n — n 7 2 0:1 0/0/4 ❑ ❑ ❑ ❑❑ ❑ ❑ ❑ ❑ n ❑ ❑ ❑ n n C 8 2 6:0 1/1/1 nC ❑ ❑n ❑ ❑ C ❑ ❑ ❑ ❑ ❑ nnn 9 2 6:30 4/1/1 7 nn❑ ❑ ❑ n ❑ ❑ ❑ ❑ nnnn 10 2 9:30 1/2/1 T n n ❑❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 71-1 n n 11 2 15:20 4/2/1 n P u ❑❑ ❑ ❑ ❑ n ❑ I u ( I E 12 2 18:0 1/3/1 nn ❑ ❑❑ ❑ ❑ ❑ ❑ n - n nnnn 13 2 19:0 1/4/1 ❑ u ❑❑ ❑ ❑ n ❑ - u u ❑ u ❑ ❑ 14 2 22:0 0/0/4 ❑ ❑ ❑ n 7 7 E n 15 7 0:1 0/0/4 ❑ ❑ ❑❑ n ❑ CC 0 ❑ CIO ❑ n 16 7 6:0 0/0/4 7 1E ❑ n❑ n ❑ nn El ❑ nnnn 17 7 7:0 2/1/1 7 ❑ ❑❑ ❑ ❑ El 7 E ❑ nn n ❑ 18 7 8:30 2/2/1 El ❑ n❑ ❑ ❑ El El n ❑ nnn 0 1 19 7 19:0 2/3/1 n C C ❑❑ ❑ ❑ ❑ n ❑ ❑ n 0007 20 7 22:0 0/0/4 ❑ C C n❑ ❑ ❑ ❑ ❑ ❑ ❑ n ❑ ❑ ❑ n C Page 5 of 9 AUX. Events Det. Det. Det. Program Aux Ouputs Diag. Rpt. Mult100 Special Function Outputs F t- ---Day_ _Hour--Min. I 2 3 DI----D2- D3----Dimming-- I 2 3 4 5 ---6 --7- 8 1 0 l _ -- X X _ _ - - 1 6 0 _ - - X 3 I 18 0 - —_ — X — — — 4 2 0 1 _ 5 2 6 0 _ 6 2 18 0 - — X X 7 7 0 1X 8 7 6 0X _ 9 7 IS 0 X X Default Data-No Special Day(s)or Week(s)Programmed Special Functions Function SF1 SF2 SF3 SF4 SF5 SF6 SF7 SF8 Special Function 1 X Special Function 2 X Special Function 3 X Special Function 4 X Special Function 5 X Special Function 6 X Special Function 7 X Special Function 8 X ( se Function se Function Map PFI PF2 PF3 PF4 PFS PF6 PF7 PF8 PF9 PF10 PF11 PF12 PFI3 PF14 PFIS PF16 Phase 1 Max2 X Phase 2 Max2 X Phase 3 Max2 X Phase 4 Max2 X Phase 5 Max2 X Phase 6 Max2 X Phase 7 Max2 X Phase 8 Max2 X Phase 1 Phase Omit X Phase 2 Phase Omit X Phase 3 Phase Omit X Phase 4 Phase Omit X Phase 5 Phase Omit X Phase 6 Phase Omit X Phase 7 Phase Omit X 0 8 Phase Omit X Page 6 of 9 Dimming Data innel Red Yellow Green Alternate - n n n n Default Data-No Dimming Programmed Preemption Data General Preemption Data Ring Min Gm/Walk Time 1 7 2 7 3 7 4 7 Flash=Preempt 1 Preepmt 2=Preempt 3 Preepmt 4=Preempt 5 Preepmt 1 =Preempt 2 Preepmt 3=Preempt 4 Preepmt 5=Preempt 6 E Preempt Timers Select Return Track L Non- Link to Ped Dwell Ped °- Locking Preempt Delay Extend Duration MaxCall Lock-Out Clear Yel Red Gm Ped Yel Redl Green Clear Yel Red I No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 2 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 3 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 4 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 No 0 0 0 0 0 0 8 4.0 2.0 10 8 4.0 2.0 10 8 4.0 2.0 No 0 0 0 0 0 0 8 4.0 2.0 10 8 4.0 2.0 10 8 4.0 2.0 Preempt 1 Preempt 2 Preempt 3 Preempt 4 Preempt 5 Preempt 6 Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls 2 Yes No 4 Yes No 2 Yes No 4 Yes No 1 No Yes 1 No Yes 6 Yes No 8 Yes No 6 Yes No 8 Yes No 2 No Yes 2 No Yes 3 No Yes 3 No Yes 4 No Yes 4 No Yes 5 No Yes 5 No Yes 6 No Yes 6 No Yes 7 No Yes 7 No Yes 8 No Yes 8 No Yes Priority Timers Priority Non-Locking Delay Extend Duration Dwell Max_Call Lock-Out Skip Phases I No 0 0 0 0 0 0 O=Do not Skip Phases 2 No 0 0 0 0 0 0 O=Do not Skip Phases 3 No 0 0 0 0 0 0 O=Do not Skip Phases 4 No 0 0 0 0 0 0 O=Do not Skip Phases 5 No 0 0 0 0 0 0 O=Do not Skip Phases 6 No 0 0 0 0 0 0 O=Do not Skip Phases Priority 1 Priority 2 Priority 3 Priority 4 Priority 5 Priority 6 eExit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit se Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Page 7 of 9 Preempt 1 Pedestrian Phases Overlaps Vehical Phases Ph. Track Dwell Cycle Ph Track Dwell Cycle Ovip Track Dwell Cycle �2ed Green No 0re Default Data Red Green No Default Data empt 2 Pedestrian Phases Overlaps Vehical Phases Track Dwell Cycle Track Dwell Cycle Ph. Track Dwell Cycle3 Ph. Y Ovlp. )' Red Green No Default Data Default Data 8 Red Green No Preempt 3 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell Cycle Ovlp, Track Dwell Cycle 2 Red Green No Default Data Default Data 5 Red Green No Preempt 4 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell Cycle Ovip. Track Dwell Cycle 4 Red Green No 2 Red Gm No 7 Red Green No Default Data Preempt 5 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell Cycle Ovlp, Track Dwell Cycle d Default Data Default Data Default Data 1 Preempt 6 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell CycleOvlp. Track Dwell Cycle Fault Data Default Data Default Data stem/Detectors Data Local Critical Alarms Revert to Backup: 15 I st Phone: Local Free:No Cycle Failure:No Coord Failure:No Conflict Flash:Yes Remote Flash:No 2nd Phone: Local Fash:No Cycle Fault:No Coord Fault:No Premption:Yes Voltage Monitor: Special Status 1:Yes Ye P Special Status 2:Yes Special Status 3:No Special Status 4: No Special Status 5:No Special Status 6:No Traffic Responsive System Detector Average Occupancy Min Queue 1 System Weight Queue 2 System Weight Detector Channel Veh/Hr Time(mins) Correction/10 Volume% Detectors Detectors Factor Detectors Detectors Factor Default Data Default Data Default Data Sample Interval: Queue: 1 Input Selection:O=Average Queue: Detector Failed Level:0 Level Enter Leave Dial/Split/Offset Queue:2 Input Selection:O=Average / / Detector Failed Level:0 Default Data C Page 8 of 9 111111111111111111111111111111111111111111101111111111111111111111, Vehical Detector Vehical Detector Special Detector Diagnostic Value 0 Diagnostic Value 1 Diagnostic Value 0 Max No Erratic Max No Erratic Max No Erratic tector Presence ""Activity- Count Detector Presence Activity Cotint Detector_ Presence-_Activity ---Count 1 30 180 60 I 30 180 60 2 30 180 60 2 30 0 60 Default Data-No Diag 0 Valu 3 30 180 60 3 30 0 60 4 30 180 60 4 30 180 60 5 30 180 60 5 30 180 60 6 30 180 60 6 30 0 60 7 30 180 60 7 30 0 60 8 30 180 60 8 30 0 60 Pedestrian Detector Pedestrian Detector Special Detector Diagnostic Value 0 Diagnostic Value 1 Diagnostic Value 1 Max No Erratic Max No Erratic Max No Erratic Detector Presence Activity Count Detector Presence Activity Count Detector Presence Activity Count 1 5 0 0 1 5 0 0 2 5 0 0 2 5 0 0 Default Data- No Diag 1 Values 3 5 0 0 3 5 0 0 4 5 0 0 4 5 0 0 5 5 0 0 5 5 0 0 6 5 0 0 6 5 0 0 7 5 0 0 7 5 0 0 8 5 0 0 8 5 0 0 Default Data-No Diag 0 Values Default Data-No Diag l Values Speed Trap Data Speed Trap Speed Trap Speed Trap: Dial/Split/Offset Low Treshold High Treshold Measurement: // Detector 1 Detector_2 Distance: Default Data Default Data Volume Detector Data Report Interval Volume Controller Detector Detector Number Channel Default Data L' Page 9 of 9 APPENDIX C Lanes. Volumes. Timings 3: Logan Blvd & Immokalee Rd 6117/2818 ^� _' `'* C 41- k- ~\ t /° \* | */ Lane Configurations /141 ti:+ r -,1) ++1 ri vivi tt r vs + ; Traffic Volume(vph) 181 2807 253 114 1382 44 159 73 394 43 82 155 Future Volume(vph) 181 2807 253 114 1382 44 159 73 394 43 82 155 Ideal Flow(vphpl) 1900 1900 1000 1900 1900 1900 1000 1000 1900 1000 1900 1900 Storage Length (ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 1 1 1 Taper Length(ft) 100 100 100 50 Lane Util. Factor 0.97 0.91 1.00 0.97 0.91 1.00 0.97 8.95 1.00 1.00 1.00 1.00 Frt 0.850 8.850 0.850 0.850 Flt Protected 0 950 0.958 0.950 0.950 Satd.Flow(prot) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Flt Permitted 0.950 0.950 8.950 ' 0 Satd. Flow(perm) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Said.Flow(RTOR) 136 184 177 177 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 8.96 0.98 0.98 0.36 0O8 0.96 0.96 0.96 OgG 0Q6 0.96 0.96 Heavy Vehicles(°io) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj. Flow(vph) 189 2924 264 119 1440 46 166 76 410 45 85 161 Shared Lane Traffic(%) Lane Group FIow(vph) 189 2924 264 119 1440 46 166 76 410 45 85 161 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15,0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 251 Total Split(s) 27.0 88O 88.0 17.0 78.0 78.0 18.0 37.0 37.0 18.0 37.0 37.0 Total Split(°/Q 16.9% 55.0% 55.0% 10.6% 48.8% 48.8% 11.3% 231% 23]% 11.3% 231% 23.1% Maximum Green(s) 20.0 81.8 81.0 10.0 71.0 71.0 10.0 29O 29.8 10.9 29.9 29.9 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4,0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjus (s) 8.0 0.0 0.0 0.0 0.0 0.0 0.0 8.0 0.0 OO 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.8 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 14.0 86.8 86.0 9.5 81.5 81.5 10.0 29.0 28.0 8.0 25.4 25.4 Actuated g/C Ratio 0.09 0.54 0.54 0.06 0.51 0.51 0.06 0.18 0.18 0.06 O16 0.16 v/c Ratio 8.62 1.08 0.30 0.39 0.57 0.05 0.80 0.12 0.04 0.46 0.31 0.41 Control Delay 79.3 79.3 11.4 85.9 29.7 0.1 100.0 551 871 87.3 60.5 8.3 Queue Delay 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2016 Exisitng Synchro 9 Report Lanes; Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 q y t -�► z c 4- TT yj t P `► 4 -/ Total Delay 79.3 79.3 11.4 85.9 29.7 0.1 100.0 55.1 67.1 87.3 60.5 8.3 LOS EEBF C A F EEF E A Approach Delay 74.0 33.0 74.1 35.8 Approach LOS E C E D Queue Length 50th(ft) 100 -1309 72 63 398 0 90 35 259 46 77 0 Queue Length 95th (ft) 140 #1378 136 100 469 0 #151 61 #478 91 132 51 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 433 2705 873 210 2515 912 208 671 441 119 325 434 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v;c Ratio 0.44 1.08 0.30 0.57 0,57 0.05 0.80 0.11 0.93 0.38 0.26 0.37 Area Type: Other Cycle Length: 160 Actuated Cycle Length: 160 Offset: 16(10%), Referenced to phase 2:WBT and 6:EBT.Start of Yellow Natural Cycle: 140 Control Type:Actuated-Coordinated Maximum v/c Ratio: 1.08 Intersection Signal Delay: 61.1 Intersection LOS: E Intersection Capacity Utilization 101.2% ICU Level of Service G Analysis Period(min) 15 Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Logan Blvd&Immokalee Rd4- .w 01 02 R` \03 ♦ 04 IIII MI '105 -0106 R' X07 t 08 2016 Exisitng Synchro 9 Report PM Peak-Hour Page 2 Lanes. Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17.2016 f -► r k• 4\ t /* ti 1, d Lane Configurations 'i t++ r '1'5 w Tf r vi ++ i" '1 f r Traffic Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Future Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 1 1 1 Taper Length(ft) 100 100 100 50 Lane Util Factor 0.97 0.91 1.00 0.97 0.91 1.00 0.97 0.95 1 00 1.00 1.00 1,00 Frt 0.850 0.850 0.850 0.850 Flt Protected 0.950 0.950 0,950 0.950 Satd. Flow(prot) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Flt Permitted 0.950 0.950 0.950 0.950 Satd. Flow(perm) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd.Flow(RTOR) 136 184 177 177 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj. Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 27.0 88.0 88.0 17.0 78.0 78.0 18.0 37.0 37.0 18.0 37.0 37.0 Total Split(%) 16.9% 55.0% 55.0% 10.6% 48.8% 48.8% 11.3% 23.1% 23.1% 11.3% 23.1% 23.1% Maximum Green (s) 20.0 81.0 81.0 10.0 71.0 71.0 10.0 29.0 29.0 10.9 29,9 29.9 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 15.1 81.3 81.3 9.7 75.9 75.9 10,0 33.3 33.3 9.2 29.9 29.9 Actuated g/C Ratio 0.09 0.51 0.51 0.06 0.47 0.47 0.06 0.21 0.21 0.06 0.19 0.19 v/c Ratio 0.65 1.29 0.36 0.66 0.69 0.06 0.89 0.11 0.98 0.50 0.30 0.42 Control Delay 79.2 165.6 13.5 89.0 35.2 0.1 113.0 54.1 73.7 89.5 58.9 10.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2019 Background Synchro 9 Report PM Peak-Hour Page 1 Lanes. Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 e�(�$� �}A,, {per-' 4— k- 4\ t d L4u4„ M@f��F ..- �-z 2.,.. kI S.}4 mk n,.�m,l `Y* W dun x '✓ } `6�` ..,� �y 'i �,.'.-a.v VV:f$$R Total Delay 79.2 165.6 13.5 89.0 35.2 0.1 113.0 54.1 73.7 89.5 58.9 10.8 LOS EF BF D A F DEF EB Approach Delay 148.9 38.2 81.4 37,0 Approach LOS F D F D Queue Length 50th(ft) 112 —1599 95 71 479 0 101 39 —359 52 88 4 Queue Length 95th (ft) 155 #1657 165 110 561 0 #177 66 #598 100 147 74 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 433 2559 834 210 2343 862 208 751 472 119 325 434 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.49 1,29 0.36 0.63 0.69 0.06 0.89 0.11 0.98 0.42 0.30 0.42 Ift#e+ titxrrri • u Area Type: Other Cycle Length: 160 Actuated Cycle Length: 160 Offset: 16(10%). Referenced to phase 2:WBT and 6:EBT.Start of Yellow Natural Cycle: 150 Control Type:Actuated-Coordinated Maximum v/c Ratio: 1.29 Intersection Signal Delay: 106.0 Intersection LOS:F Intersection Capacity Utilization 111.000 ICU Level of Service H Analysis Period(min) 15 — Volume exceeds capacity,queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Logan Blvd&Immokalee Rd 01 4— R'' 4\03 $ 04 (-056 R X77 t 08 2019 Background Synchro 9 Report PM Peak-Hour Page 2 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17!2016 t -. l c 4- t 4\ t /* ti l I . „ ,,..gar.< fal I i:.'*n:;:1"4; _ rox- . ,.� =;* ;i �,.,' Lane Configurations 'i'1 tttt r ''S 1 1++ r 'S"i�_ ++ er 'f 4 ��" r Traffic Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Future Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 2 1 1 Taper Length(ft) 100 100 100 50 Lane Util. Factor 0.97 0.86 1.00 0.97 0.91 1.00 0.97 0.95 0.88 1.00 1 00 1.00 Frt 0.850 0.850 0.850 0.850 Fit Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Flt Permitted 0.950 0.950 0.950 0.950 Satd. Flow(perm) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 169 130 252 136 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj. Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 22.0 94.0 94.0 18.0 90.0 90.0 22.9 32.5 32.5 15.5 25.1 25.1 Total Split(%) 13.8% 58.8% 58.8% 11.3% 56.3% 56.3% 14,3% 20.3% 20.3% 9.7% 15.7% 15.7% Maximum Green(s) 15.0 87.0 87.0 11.0 83.0 83.0 14.9 24.5 24.5 8.4 18.0 18.0 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7,0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11,0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 14.3 92.9 92.9 10.8 89.4 89.4 13.4 21.9 21.9 7.9 13.8 13.8 Actuated g/C Ratio 0.09 0.58 0.58 0.07 0.56 0.56 0.08 0.14 0.14 0.05 0.09 0.09 v/c Ratio 0.69 0.89 0.31 0.59 0.59 0.05 0.67 0.17 0.77 0.58 0.64 0.70 Control Delay 82.5 34.0 8.6 83.0 25.1 0.1 83.1 62.0 38.9 100.2 89.2 34.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0 0.0 0.0 0.0 0.0 2019 Background with Improvements Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6 17Q016 4` ~\ f /, \*. | °/ Total Delay 82.5 34.0 8.6 83.0 25.1 0.1 831 62.0 38.9 1002 89.2 34.7 LOS F C A F C A F ED F F C Approach Delay 34.8 28.6 52.8 6O8 Approach LOS C C D E Queue Length 50th(ft) 112 870 61 70 407 0 98 42 125 52 99 45 Queue Length 95th(ft) 159 968 128 109 486 0 142 69 193 #106 161 130 Internal Link Dist(ft) 1038 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 333 3684 946 241 2761 960 310 559 649 91 196 295 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.64 0.89 031 0.55 0.59 0.85 0.60 0.15 871 0.55 0.49 0.61 Area Type: Other Cycle Length: 160 Actuated Cycle Length. 160 Offset: 1G(1O%). Referenced tophase 2:WBTand G:EBT. Start ofYellow Natural Cyle: 120 Control Type:Actuated-Coordinated Maximum v/c Ratio:0.89 Intersection Signal Delay:36.4 Intersection LOS:D Intersection Capacity Utilization 83.8% CU Level of Service E ( Analysis Period(mm ) 15 # 95th percentile volume exceeds capacity.queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Logan Blvd&Immokalee Rd --"4 01 *—'oz 'pn ^\ ms | 04 v � os —~� \ o 'm —0/ /ma 2019 Background with Improvements Synchro 9 Report tioi PM Peak-Hour Page 2 Lanes. Volumes. Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 -- -. z c 4- k' 4\ t P d }tea 0 E:.,--;;;;': ',':-;!'',7‘;2-. . . 4 - v s ;` .. Lane Configurations '1't intr vi '�T? 1 'i) ++ 7'1' ) + 1w Traffic Volume(vph) 204 3243 285 214 1555 49 272 94 443 48 103 174 Future Volume(vph) 204 3243 285 214 1555 49 272 94 443 48 103 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 2 1 1 Taper Length(ft) 100 100 100 50 Lane Util. Factor 0.97 0.86 1.00 0.97 0.91 1.00 0.97 0.95 0.88 1.00 1.00 1.00 Frt 0.850 0.850 0 850 0.850 Fit Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Flt Permitted 0.950 0.950 0.950 0.950 Satd. Flow(perm) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 164 130 252 131 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(°o) 1% 3% 7% 4°0 5% 0% 5% 0°0 1% 30/0 9% 4% Adj.Flow(vph) 213 3378 297 223 1620 51 283 98 461 50 107 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3378 297 223 1620 51 283 98 461 50 107 181 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial (s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 22.0 94.0 94.0 18.0 90.0 90.0 22.9 32.5 32.5 15.5 25.1 25.1 Total Split(%) 13.8% 58.8% 58.8% 11.3% 56.3% 56.3% 14.3% 20.3% 20.3% 9.7% 15,7% 15,7% Maximum Green(s) 15.0 87.0 87.0 11.0 83.0 83.0 14.9 24.5 24.5 8.4 18.0 18.0 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7,0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 14.1 88.0 88.0 13.4 87.4 87.4 14.9 24.1 24.1 7.9 14.5 14.5 Actuated g/C Ratio 0.09 0.55 0.55 0.08 0.55 0.55 0.09 0.15 0.15 0.05 0.09 0.09 v/c Ratio 0.70 0.97 0.33 0.79 0.60 0.05 0.91 0.18 0.72 0.58 0.68 0.70 Control Delay 83.5 44.1 9.5 90.7 26.2 0.1 104.0 60.9 36.2 100.2 90.9 35.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2019 Total Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6;17!2016 1 z r `- �- 4\ t P 1 4/ Total Delay 83.5 44.1 9.5 90.7 26.2 0.1 104.0 60.9 36.2 100.2 90.9 35.8 LOS F D A F C A F ED F F D Approach Delay 43.6 33.1 61.9 62.8 Approach LOS D C E E Queue Length 50th(ft) 112 977 69 119 418 0 154 48 123 52 110 50 Queue Length 95th(ft) 159 1022 131 #212 486 0 #243 78 193 #106 177 136 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 328 3491 904 282 2698 941 310 583 666 91 196 290 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v.?c Ratio 0.65 0.97 0.33 0.79 0.60 0.05 0.91 0.17 0.69 0.55 0.55 0.62 Area Type: Other Cycle Length: 160 Actuated Cycle Length 160 Offset: 16(10%), Referenced to phase 211/BT and 6:EBT, Start of Yellow Natural Cycle: 150 Control Type:Actuated-Coordinated Maximum v!c Ratio:0.97 Intersection Signal Delay:43.9 Intersection LOS:D Intersection Capacity Utilization 85.9% ICU Level of Service E Analysis Period(min) 15 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Logan Blvd&Immokalee Rd "401 02 Rw j 03 4f 04 1 - {05 1'06 ` 06 R *37 t 08 2019 Total Synchro 9 Report PM Peak-Hour Page 2 EXHIBIT "R" PUBLIC FACILITIES IMPACT ANALYSIS C c Stantec (50 Public Facilities Impact Analysis Potable Water Potable water demand for the proposed commercial development is based on an estimate of 15 gpd per 100 feet square for floor area. Using these assumptions, potable water demand for the development at buildout is projected to be approximately 15,000 gallons average daily demand. Based on the 2015 Annual Inventory and Update Report, sufficient capacity is available to provide Potable Water services to the proposed development. The development will provide a connection to the 24" water main located adjacent to the property along the north side of the Immokalee Road at the time of construction. Sanitary Sewer The subject property is located within the North Wastewater Service area. Since the ultimate mix of commercial uses which will occupy the site is not known at this time, an estimation of the wastewater generation for the project was completed using an assumption of approximately 20,000 square feet of restaurant uses, with the remaining tF,..... 80,000 square feet calculated as a shopping center use. Based on the assumptions, the proposed project will generate approximately 28,800 gallons of wastewater per day. Based on the 2015 Annual Inventory and Update Report sufficient capacity is available to provide wastewater disposal services to the proposed development. The project will provide a connection to the 16" sewer force main located within the Immokalee Road right-of-way at the time of construction. Arterial and Collector Roadways A detailed Traffic Impact Statement (TIS) has been provided as part of this application which outlines the projected traffic generated by the proposed development. The project site is located in the southeast quadrant of the intersection of Immokalee Road and Logan Boulevard, with frontage on both roadways. Access to the site is proposed to include a right-in/right-out (RI/R0) connection on Immokalee Road at the northeast corner of the site, and a full access connection on Logan Boulevard at the south west corner of the site, the latter being a shared ingress/egress connection with the adjoining nursery/landscape business immediately to the south. In addition to the shared access connection to Logan Boulevard, an internal connection to the adjoining parcel immediately to the east is being provided to satisfy the code requirements for accommodating interconnections to adjacent parcels. C Stantec The proposed development of 100,000 square-feet of commercial uses will generate approximately 449 PM Peak hour trips. Based on the detailed analysis included in the TIS, the additional traffic generated by the proposed development on the adjacent roadways will not create a Level of Service standard deficiency. Drainage Prior to construction the project will be required to obtain a permit from the South Florida Water Management District illustrating the proposed water management system with a detailed analysis showing the proposed development will have no detrimental effect on the stormwater management for the surrounding area. Solid Waste The development will utilize dumpster containers for the storage of garbage and rubbish. Recycling containers will be used to store recyclables in the commercial and institutional areas. Collier County's contractor hauler, Waste Management, will collect solid waste and recycled materials generated from the proposed development. Solid waste collected will be hauled to the Collier County landfill. Using the waste generation rate of 6.1 pounds of waste per square-foot per year for commercial uses developed by Palm Beach County, Florida in the 1995 Commercial Generation Study, the development will generate approximately 610,000 pounds of waste per year. This equates to an estimated 305 tons of solid waste per year. According to the 2015 Annual Update and Inventory Report (Collier County Government, Public Utilities Solid Waste Management Department) the Collier County Landfill has capacity through the year 2059. Parks The proposed commercial development will have no impact on the demand for Community or Regional park facilities. EXHIBIT "S" PUBLIC UTILITY AVAILABILITY LETTERS Comcast 12600 Westinks Drive Suite 4 Fort Myers, Fl. 33913 Phone: 239-432-1505 June 20. 2016 Re: Southeast Corner of Immokalee and Logan 81. Utility Easement Approval and Letter of Availability Dear Lisa Colburn, Comcast can provide its services to the above referenced property upon the execution of Cable Television Installation and Service Agreement. You will need to contact Nikki Mello at 239-415-4775. Comcast has reviewed the proposed plat for the above referenced property and found the easements provided to be adequate for the placement of our broadband facilities. if you have any further concerns, please contact me at (239) 432-1805. Sincerely, Mark Cook, Project Coordinator 4100111111 4 GREATER NAPLES FIRE RESCUE DISTRICT - ., 6 FIRE AND LIFE SAFETY , .,. 0._ 2700 \ Horseshoe Dr. • Naples, FL 34104 • .'.mi Phone: (239)774-2800 Fax: (239)774-3116 Kingman Scheldt,Fire Chief 6/20/1 6 Ms. Lisa Colburn Stantec 3200 Bailey Lane, Suite 200 Naples, Florida 34105 Dear Ms. Colburn: This is to confirm that the Greater Naples Fire Rescue District will provide fire protection services to the following project: GL Commercial Section 28, Township 48 South, Range 26 East If I can be of any further assistance. please don't hesitate to give me a call at 774-2800. Sincerely, 0 - Shawn M. Hanson Division Chief/Fire Marshal SMH/sap Professionalism --Integrity— Compassion 0 0 c, '.',.r.40,3*.! $A.40`R',amu:.: • 0 Florida Power&Light Company t1 OldSp 41in std Bonita Springs.Florida 34135 1 PPL June 20,2016 Stantec % Lisa Colburn 3200 Bailey Lane, Suite 200 Naples, Florida 34105-8523 Re: GL Commercial'Naples Dear Ms. Colburn: This is to confirm that, at the present time, FPL has sufficient capacity to provide electric service to the above captioned property. Electric service will be supplied by FPL to the customer, based on terms and conditions outlined in the General Rules and Regulations for Electric Service as approved by the Florida Public Service Commission. 0' FPL will require easements for your project,usually a ten-foot perimeter easement that will have to • connect to internal easements.Please review your plans for the proposed preserve areas,so you may address any mitigation concerns before permitting. Please provide the final site plan,site survey and electrical load data as soon as possible so the necessary engineering can begin. . Early contact with FPL is essential so that resources may be scheduled to facilitate availability of service when required. Sincerely, .T___, Jim Merriam FPL Senior Technical Specialist cc:file • 0 A NLX`I'era ENERGY Company NOMbio ,� � • CenturyLink Stronger Connected 06/22/2016 Lisa Colburn Administrative Assistant • Stantec Consulting services Inc. 3200 Bailey Lane Suite 200 Naples FL 34105-8523 RE: Availability of Service/GL Commercial SEC 28 ,TWP 48 , RNG 26 — Collier County, FL • Dear Lisa: In response to your request sent to this office and dated 06/17/2016 CenturyLink will provide communication • service, upon request, to the parcel located on the SE corner of Immokalee Rd. and Logan Blvd. within Naples, 0 Florida, as shown on your print. Communication service will be provided based on the rules and regulations covered in our Florida Local Terms of Service found at www.CerituryLink.com/tariffs. • Should you have any questions,please contact me at the telephone number or email address shown above. Sincerely, 'ter MUM I Er Walter Alvarez • Engineer II Century Link Office: 239-263-6222 Fax: 239-261-0289 0 • • • • EXHIBIT "T" HISTORIC RESOURCES IMPACT ASSESSMENT ZttL t7� „F ,-,,,,z,,, DEPARTMENT of STATE RICK SCOTT KEN DETZNER Governor Secretary of State • Mr. Josh Philpott June 22,2016 Stantec 3800 Colonial Boulevard. Suite 100 Fort Myers. Florida 33965 RE: DHR Project File No.: 2016-2628/Received by DHR: June 20. 2016 • Project: Logan/Immokalee Commercial Subdistrict County:Collier Dear Mr. Philpott: Our office reviewed the referenced project in accordance with the applicable Collier County ordinances. for possible adverse impact to cultural resources(any prehistoric or historic district.. site. building. structure,or object)listed. or eligible for listing. in the National Register of Historic Places(NRHP). It is the opinion of this office that the proposed project is unlikely to affect historic properties. However. _ - unexpected finds may occur during ground disturbing activities,and we request that the permit,if issued, should include the following special condition regarding inadvertent discoveries: • If prehistoric or historic artifacts, such as pottery or ceramics,projectile points,dugout canoes,metal implements,historic building materials, or any other physical remains that could be associated with Native American, early European. or American settlement are encountered at any time within the project site area,the permitted project shall cease all activities involving subsurface disturbance in the vicinity of the discovery.The applicant shall contact the Florida Department of State. Division of Historical Resources,Compliance Review Section at(850)-245-6333. Project activities shall not resume without verbal and/or written authorization. In the event that unmarked human remains are encountered during permitted activities, all work shall stop immediately and the proper authorities notified in accordance with Section 872.05,Florida Statutes. If you have any questions,please contact Mary Berman, Historic Site Specialist, by email at Mary.Bermanrd,dos.mvflorida.com, or by telephone at 850.245.6333 or 800.847.7278. Sincerely, 1 t' t r As,— eI,+ Timothy A. Parsons,Ph.D., RPA Director,Division of Historical Resources and State Historic Preservation Officer 0 Division of Historical Resources R.A. 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