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Agenda 12/12/2017 Item #17D12/12/2017 EXECUTIVE SUMMARY Recommendation to approve the single, 2015 Cycle 3 Growth Management Plan Amendment petition CP -2015-2/ PL20150002167 specific to the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict. (Adoption Hearing) (This is a companion to Agenda Item 17.C) OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the single petition in the 2015 Cycle 3 of amendments to the Collier County Growth Management Plan (GMP) and approve said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: Petition CP-2015-2/PL20150002167 seeks to amend the FLUE text of the GMP to revise the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict to: 1) add 50,000 square feet of gross leasable floor area of commercial land uses to the 150,000 square feet in the (originally) 15.88 -acre expansion area, which is the site of the Carolina Village PUD, resulting in a total of 200,000 square feet of commercial land uses in the expansion area and 400,000 square feet of commercial land uses in the entire Subdistrict; 2) remove a development restriction related to transportation impacts; and, 3) amend and re -order the text. Note: A companion PUD amendment petition is scheduled for this same hearing • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • County Resolution 12-234 provides for a public petition process to amend the Collier County GMP. • For this Adoption Hearing, the sole petition in the 2015 Cycle 3 of GMP amendments being considered is CP -2015-2/ PL20150002167. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held its Transmittal hearing for the subject petition on February 16, 2017. The Board held its Transmittal hearing on April 11, 2017. Their respective transmittal recommendations/actions are contained in the CCPC Adoption Hearing Staff Report. • 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), Southwest Florida Regional Planning Council (SFRPC), 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 proposed amendment is not anticipated to adversely impact important State transportation resources or facilities. Trips associated with this commercial development are considered local in nature and continue to contribute to and further exacerbate the long-term failure of I-75. Although this amendment does not involve new or different plans or designs for the roadway network, FDOT reminds the County that they offer several "context sensitive" initiatives that minimize transportation impacts and encourage all modes of transportation, planned and designed in harmony with the surrounding land use characteristics. The remaining reviewing agencies did not provide a Comment Letter. All review agency Comments Letters received are contained in the back-up materials. 12/12/2017 The CCPC held its Adoption Hearing on October 19, 2017. The staff and CCPC recommendations are presented further below. • This Adoption Hearing considers amendment to the Future Land Use Element (FLUE) text. Staff analysis of this petition is included in the Transmittal CCPC Staff Report. Several public speakers addressed the CCPC in the Adoption public hearing, but not expressly to this amendment, with their remarks focusing on the companion PUD amendment. No opposition was voiced to the adoption of this amendment. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." 163.3177(1)(f), FS In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. C. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non -conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an Adoption hearing of the GMP amendment. [HFAC] FISCAL IMPACT: No fiscal impacts to the County result from this amendment if it is adopted. GROWTH MANAGEMENT IMPACT: This is an Adoption public hearing for the single petition in the 2015 Cycle 3 of amendments to the GMP. Based upon statutory changes that occurred during the 2011 Florida Legislative session, this GMP amendment is presumed to be "in compliance" with applicable Florida Statutes. After Adoption, the DEO and other applicable review agencies will have 30 days (from the date DEO determines the Adoption packages are complete) to review the adopted Plan amendment and, should they believe the amendment is not "in compliance," file a challenge [appeal] to the presumed "in compliance" determination with the Florida Division of Administrative hearings. Similarly, any affected party also has 30 days (from the date of Board Adoption) in which to file a challenge. If a timely challenge is not filed by DEO or an affected party, then the amendment will become effective. ENVIRONMENTAL ISSUES: Most of the property has been previously cleared and filled when the 12/12/2017 PUD was subdivided and improvements were constructed, with a required 0.17 acre preserve located along the northerly property. A portion of the Subdistrict is within wellfield risk management special treatment overlay zone W-4, which does not pose any prohibitions or restrictions for the land uses described in the proposed GMP amendment. HISTORICAL/ARCHAEOLOGICAL IMPACT: According to the Florida Department of State, Division of Historical Resources, no significant archaeological sites or cultural resources are recorded for the site. Developing the project will be subject to the requirements of accidental discovery of archaeological or historical sites. STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC modify Subdistrict provisions to follow the ongoing changes in Plan elements that technically standardize the use of written numbers and their parenthetical numerals, and forward the single, 2015 Cycle 3 petition to the Board with a recommendation to adopt and transmit to the Florida Department of Economic Opportunity and reviewing agencies that provided comments. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The Collier County Planning Commission held its required Adoption public hearing on October 19, 2017. The CCPC recommended that the Board adopt petition CP -2015-2, as recommended with staff modifications (vote: 7/0). STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: Same as to the CCPC - To adopt and transmit petition PL20150002167/CP-2015-2, as recommended with staff modifications, to the Florida Department of Economic Opportunity. Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section, Zoning Division ATTACHMENTS 1. Adoption CCPC Staff Rprt (PDF) 2. Ordinance - 102317(2) (PDF) 3. [Linked] VBR GMPA Application_ Petition (PDF) 4. Transmital_Ex_Summ (PDF) 5. Transmittal _CCPC_Staff Rpt (PDF) 6. Transmittal NIM Meeting Materials (PDF) 7. Adopted Transmittal Resolution 2017-072 (PDF) 8. Legal Ad - Agenda ID 3505 (PDF) 12/12/2017 COLLIER COUNTY Board of County Commissioners Item Number: 17.1) Doe ID: 3505 Item Summary: Recommendation to approve the single, 2015 Cycle 3 Growth Management Plan Amendment petition CP -2015-2/ PL20150002167 specific to the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict. (Adoption Hearing) (This is a companion to Agenda Item 17.C) Meeting Date: 12/12/2017 Prepared by: Title: Planner, Senior — Zoning Name: Marcia R Kendall 11/07/2017 9:14 AM Submitted by: Title: Division Director - Planning and Zoning — Zoning Name: Michael Bosi 11/07/2017 9:14 AM Approved By: Review: Growth Management Department Zoning Growth Management Department Growth Management Department Growth Management Department County Attorney's Office Office of Management and Budget Budget and Management Office County Attorney's Office County Manager's Office Board of County Commissioners David Weeks Additional Reviewer Michael Bosi Additional Reviewer Judy Puig Level 1 Reviewer Thaddeus Cohen Department Head Review James French Deputy Department Head Review Heidi Ashton-Cicko Level 2 Attorney of Record Review Valerie Fleming Level 3 OMB Gatekeeper Review Mark Isackson Additional Reviewer Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Leo E. Ochs Level 4 County Manager Review MaryJo Brock Meeting Pending Completed 11/07/2017 10:47 AM Completed 11/08/2017 11:33 AM Completed 11/08/2017 3:57 PM Completed 11/13/2017 9:14 AM Completed 11/13/2017 10:21 AM Completed 11/14/2017 2:25 PM Completed 11/15/2017 9:12 AM Completed 11/15/2017 9:35 AM Completed 11/15/2017 4:06 PM Completed 11/29/2017 11:12 AM 12/12/2017 9:00 AM STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: SEPTEMBER 21, 2017 SUBJECT: 2015 CYCLE 3, SINGLE GROWTH MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING) ELEMENT: FUTURE LAND USE ELEMENT (FLUE) Transmittal hearings on the amendment were held on February 16, 2017 (CCPC, Collier County Planning Commission) and on April 11, 2017 (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 hearing, and 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 April 17, 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), Southwest Florida Regional Planning Council (SFRPC), 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 proposed amendment is not anticipated to adversely impact important State transportation resources or facilities. Trips associated with this commercial development are considered local in nature and continue to contribute to and further exacerbate the long-term failure of 1-75. Although this amendment does not involve new or different plans or designs for the roadway network, FDOT reminds the County that they offer several "context sensitive" initiatives that minimize transportation impacts and encourage all modes of transportation, planned and designed in harmony with the surrounding land use characteristics. The Comments 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 for the petition; this exhibit reflects the text as approved by the Board for Transmittal. -1- STAFF REPORT ON THE ADOPTION OF A SINGLE 2015 CYCLE THREE GROWTH MANAGEMENT PLAN AMENDMENT PROPOSED AMENDMENT PETITION PL20150002167/CP-2015-2, requesting amendment to the Future Land Use Element to revise the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict of the Urban Mixed Use District, to add the previously -requested 150,000 square feet of commercial uses for the 14.49± acre tract per Petition No. CP -2003-1 and to add 50,000 square feet of gross leasable floor area to this same tract, both added to the existing 200,000 square feet of commercial uses, for up to a maximum of 400,000 square feet of gross leasable floor area of commercial uses; to remove a development restriction related to transportation impacts; and, to amend and re -order the text. The subject Subdistrict is located on the north side of Vanderbilt Beach Road approximately one-quarter mile west of Collier Boulevard in Section 34, Township 48 South, Range 26 East, consisting of 47.94± acres. This petition seeks to revise the Vanderbilt Beach -Collier Boulevard Commercial Subdistrict to increase the overall commercial square footage up to 400,000 square feet of gross leasable floor area of commercial uses. The Subdistrict allows development of the permitted and conditional uses of the C-4 zoning district, and the Hearing Examiner (HEX) -approved enclosed mini- and self -storage warehousing facility, with specific provisions for prohibiting certain uses [gas stations, convenience stores with gas pumps, fast food restaurants with drive-through lanes, and tire stores]. Residential uses are allowed in mixed-use buildings at a maximum density of 16 dwelling units per acre, based on the Subdistrict's 14.49 -acre expansion area. Revisions also seek to remove a specific development restriction which is no longer relevant. Retail businesses are limited to single -story buildings, while financial services, offices, and mixed-use buildings are limited to three stories. Note: R companion PUD amendment petition is scheduled for this same hearing. TRANSMITTAL STAFF RECOMMENDATION: To Transmit to DEO. CCPC RECOMMENDATION: Transmit to DEO (vote: 4/1). BOARD ACTION: Transmitted to DEO (vote: 4/0), per CCPC recommendation. ADOPTION Following Transmittal, staff collaborated in formally reviewing companion PUD amendment application materials. Those application materials were subsequently revised, in part, from their earlier versions. Together, the application team, staff and other County personnel collaborated on changes that would have the provisions of both requests consistent with each other as we reach Adoption consideration — including the most -recent changes based on the treatment of numbers in 2017 "batch" GMP amendments. The attached Ordinance with Exhibit "A" text reflects the Board Transmittal, but the version of Subdistrict provisions recommended here varies slightly from the version Transmitted, as noted below. STAFF RECOMMENDATION: That the CCPC modify Subdistrict provisions to follow the ongoing changes in Plan elements that technically standardize the use of written numbers and their parenthetical numerals, as follows, and forward the single, 2015 Cycle 3 petition to the Board with a recommendation to adopt and transmit to the Florida Department of Economic Opportunity and reviewing agencies that provided comments. -2- STAFF REPORT ON THE ADOPTION OF A SINGLE 2015 CYCLE THREE GROWTH MANAGEMENT PLAN AMENDMENT Note: Words underlined are added, words struGli through are deleted - as proposed in Transmittal; words dg�tyle urld diad are added, words d&4hk4!- ., �' '�-�° are deleted - as proposed for Adoption. 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict [page 37] (Paragraphs are re -arranged) This Subdistrict is located in the northwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, consisting of approximately 47.94 acres, comprised of 33.45 acres of land for the existing area and 15.98 14.49 acres of land for the expansion area, as depicted on the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map. The intent of the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas, as well as to promote mixed-use development (residential uses over commercial uses). The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict will reduce driving distances for neighboring and Golden Gate Estates residents, assist in minimizing the road network required, and reduce traffic impacts in this part of Collier County. This Subdistrict is further intended to create a neighborhood focal point and any development within this Subdistrict will be designed in a manner to be compatible with the existing and future residential and institutional development in this neighborhood. Reve! rtpn: e_- _ te44sity for thio S b distrint sha -b_e in*ed49-a-rn im of 200, 000 sni para feet r.r�easable floor area. laursu} E4efl+_—nt-af�d-RGl i Gy r 9 of fh e Tr-ansnoilation E4emnn�apnreyal of an�r subsan�i. a. n_ f a7ene nn�,�n for the subjeet nrnnr,.ry b y rr-rorr , �au� rr�zzvrn. l...c' �.sopor-c1 "'� #�e Collier GO inter___Boar of Ge into Commissioners shall be s r,t prohibition 9 µRgen} upori is aii " ' 7 en imnr eRti is the first OF of Capital Improvements. 4evrtlnnment anal rdeSjgR._sfas to ensure that all eomrnernial-uses-%4l[be GGFAPatible with neighboring_ skLen ial anrd institUtioRal_i US S. In nrl rlitir.n to retail i ses anal other i icac_na=mjAted in the ��yy{}P��iaR finannial inc{i}�_r}� r. y.i ic.inc�c+a c+anrinec onri rtref ss 8e lis d me d'rinal,.,o}ffioes shall be derFi't1't't.ed. } all-flet-b.e-Pe. iTSTi tte d rias stabrins-r+r�riacT�,'�,t,�,r�stor ��a pumps, fast +.ranfc+ irrith dFiye_thRN4gS-�. lonG.�- e and t'rn r•tores leve ufl+4en"i'csit1e of 16 dwelling units per aEFe -}mie gF966 aGFeage-of the nroiant in_1 s 4_i.n o lating resideR al eFr_ y-. Retail i.ises_ckall he limited to siRgle_st4afy ,Cir.aHRal sr_eFy ces and offines shall he limited tr-1_'}_L1Tee ?to�S ID i-11inn of these uses in a single buildilz.n_fF is eFViiGess as r offioes ruler re?tafl—uses sha" be limited to three steFies7. use Also, rdmixe_se b rilydinrrs nnn}aiR'Rg rasi4e Uses ne�nr nr-emmers .�1 uses shall be limited to_}hr_ee- �i'i'�:,.�7 All nrip ninal buildings shall be se �slr a rn'nim� im of oRe (1) foot_fr�a]_f17L]_Subdistrint bo rnrdaries feF each foot ofbu,Wrdinrr�height. rr-ci eu vu rr-rvv«i ileyelepmeRt with n-eao"roieot or yet to be established PI D Distriot shall he required to have building c-+�FR9 site, signage anrd iteinf�l��r��CaGh j f s,�r Pi��,,�'�.�+.�shal+ n.rnerO de frer both. r_eerinr•+ria_ anrd erohin�ilar into rnri ri.rnecti6.ci sx°` uhuft'rpo grope hies To encourage mixed use prolects. this Subdistrict also permits residential development when located in a mixed-use building (residential uses over commercial uses). Such residential development is allowed at a maximum density of sixteen 16 dwelling units per acre• the gross acreage of the ro'ect is used in calculating residential density. -3- STAFF REPORT ON THE ADOPTION OF A SINGLE 2015 CYCLE THREE GROWTH MANAGEMENT PLAN AMENDMENT Retail uses shall be limited to single -story. Financial services and offices shall be limited to three Q stories. A combination of these uses in a single building — financial services and/or offices over retail uses — small be limited to three Q stories. Also, mixed-use buildings, containing residential uses over commercial uses, shall be limited to three M stories. All principal building shall be set back a minimum of one (1 ) foot from the Subdistrict boundaries for each foot of building height. Development within each project_ or_ yet to be established Planned Unit Development (PUD) District shall be required to have common site signage and building architectural elements. Each project or PUD District shall provide for both pedestrian and vehicular interconnections with abutting properties, where feasible. Rezonings are encouraged to be in the form of a PUD zoning district, which must contain development and design standards to ensure that all commercial uses will be compatible with neighboring residential and institutional uses. In addition to retail uses and other uses permitted in the Plan, financial institutions, business services, and professional_ and medical offices shall be permitted. A total of 400,000 square feet of gross ieasable floor area is permitted within this Subdistrict as follows: Development intensity for the existing area Mission Hills Planned Unit Development) of this Subdistrict shall be limited to a maximum of 200,000 square feet of dross leasable floor area. Within the 14.49 -acre expansion area 200,000 square feet of gross leasable floor area for commercial Sand uses is permitted. The following land uses shall not be permitted: gas stations, convenience stores with gas pumps, fast food restaurants with drive-through lanes, and fire stores. LEGAL REVIEW This Staff Report was reviewed by the County Attorney's Office on August 23, 2017. [HFAC] [Remainder of paqe intentionally left blank] -4- STAFF REPORT ON THE ADOPTION OF A SINGLE 2015 CYCLE THREE GROWTH MANAGEMENT PLAN AMENDMENT PREPARED BY: I,if� DATE' CORBY SCHMI T. AICP, PRINCIPAL PLANNER COMPREHENS�VF PLANNING SECTION, ZONING DIVISION REVIEWED BY: DATE: DAVID WEEKS, AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY - DATE: MIKE BOSI, AICP, DIRECTOR, ZONING DIVISION AP O ED BY: DATE: AMES FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT 2015 Cycle 3 GMPA — Adoption (petition PL20150002167/CP-2015-2). DEO no. 17-1 ESR Staff Report for the September 21, 2017, CCPC Meeting. NOTE: This single petition 2015.2 Cycle GMPA has been scheduled for the October 24, 2017, Board Meeting. -5- STAFF REPORT ON THE ADOPTION OF A SINGLE 2015 CYCLE THREE GROWTH MANAGEMENT PLAN AMENDMENT ORDINANCE NO. 17 - AN ORDINANCE 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 TO REVISE THE VANDERBILT BEACH/COLLIER BOULEVARD COMMERCIAL SUBDISTRICT OF THE URBAN MIXED USE DISTRICT TO ADD THE PREVIOUSLY REQUESTED 150,000 SQUARE FEET OF COMMERCIAL LAND USES FOR THE 14.492 ACRE TRACT PER PETITION NO. CP -2003-1; TO ADD 50,000 SQUARE FEET OF GROSS LEASABLE FLOOR AREA TO THE EXISTING 200,000 SQUARE FEET OF COMMERCIAL LAND USES AND THE PREVIOUSLY REQUESTED 150,000 SF OF COMMERCIAL LAND USES FOR A TOTAL OF 400,000 SQUARE FEET OF GROSS LEASABLE FLOOR AREA OF COMMERCIAL LAND USES; TO REMOVE A DEVELOPMENT RESTRICTION RELATED TO TRANSPORTATION IMPACTS; TO AMEND AND RE -ORDER THE TEXT; AND PROVIDING FOR TRANSMITTAL OF THE ADOPTED AMENDMENTS TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT SUBDISTRICT IS 47.94± ACRES AND LOCATED ON THE NORTH SIDE OF VANDERBILT BEACH ROAD AND APPROXIMATELY % MILE WEST OF COLLIER BOULEVARD IN SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PL20150002167] 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, Vanderbilt Commons, LLC has initiated this amendment to the Future Land Use element; and [I 5 -CMP -00959/1372878/1] 239 10/23/17 Page I of 3 Words underlined are additions; Words struck through are deletions * * * * * * * * * * * * are a break in text WHEREAS, Collier County transmitted the Growth Management Plan amendments to the Department of Economic Opportunity for preliminary review on April 17, 2017, after public hearings before the Collier County Planning Commission and the Board of County Commissioners; and 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 October 19, 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 [15 -CMP -00959/1372878/1] 239 10/23/17 Page 2 of 3 Words underlined are additions; Words struck through are deletions *** *** *** *** are a break in text 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 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: Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A - text [15 -CMP -00959/1372878/1] 239 10/23/17 Page 3 of 3 Words underlined are additions; Words struck through are deletions * * * * * * * * * * * * are a break in text Adoption Exhibit EXHIBIT "A" FUTURE LAND USE ELEMENT Urban Mixed Use District 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict PL20150002167/C P-2015-2 [Page 36] (Paragraphs are re -arranged) This Subdistrict is located in the northwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, consisting of approximately 47.94 acres, comprised of 33.45 acres of land for the existing area and 15-66 14.49 acres of land for the expansion area, as depicted on the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map. The intent of the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas, as well as to promote mixed-use development (residential uses over commercial uses). The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict will reduce driving distances for neighboring and Golden Gate Estates residents, assist in minimizing the road network required, and reduce traffic impacts in this part of Collier County. This Subdistrict is further intended to create a neighborhood focal point and any development within this Subdistrict will be designed in a manner to be compatible with the existing and future residential and institutional development in this neighborhood. Words underlined are added; words stFuGk thmugh are deleted. Adoption Exhibit PL20150002167/CP-2015-2 PFOvide fel: both pedestFian and vehiGUlaF with abutting pFepel:ties. To encourage mixed use projects, this Subdistrict also permits residential development when located in a mixed-use building (residential uses over commercial uses). Such residential development is allowed at a maximum density of sixteen (16) dwelling units per acre: the gross acreage of the project is used in calculating residential density. Retail uses shall be limited to single -story. Financial services and offices shall be limited to three (3) stories. A combination of these uses in a single building — financial services and/or offices over retail uses — shall be limited to three (3) stories. Also mixed-use buildings containing residential uses over commercial uses shall be limited to three (3) stories All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height. Development within each project or yet to be established Planned Unit Development (PUD) District shall be required to have common site signage and building architectural elements. Each project or PUD District shall provide for both pedestrian and vehicular interconnections with abutting properties, where feasible. Rezonings are encouraged to be in the form of a PUD zoning district which must contain development and design standards to ensure that all commercial uses will be compatible with neighboring residential and institutional uses. In addition to retail uses and other uses permitted in the Plan, financial institutions, business services, and professional and medical offices shall be permitted. A total of 400,000 square feet of gross leasable floor area is permitted within this Subdistrict as follows: Development intensity for the existing area (Mission Hills Planned Unit Development) of this Subdistrict shall be limited to a maximum of 200,000 square feet of gross leasable floor area. Within the 14.49 -acre expansion area, 200,000 square feet of gross leasable floor area for commercial land uses is permitted. The following land uses shall not be permitted gas stations convenience stores with gas pumps, fast food restaurants with drive-through lanes and tire stores. G:ICDES Planning Services\Comprehensive\COMP PLANNING GMP DATA1Comp Plan Amendments12015 Cycles & Small Scale Petitions12015 Cycle 3 - OctoberlExhibit A text and maps115-2 Adoption Exhibit A.docx Words underlined are added; words StFUGk thFough are deleted. Proposed Growth Management Plan Amendment Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict Prepared For: Vanderbilt Commons, LLC c/o Welsh Companies of Florida, Inc. 2950 Tamiami Trail North, Suite 200 Naples, Florida 34103 and Prepared By: Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, FL 34104 October, 2015 Revised February, 2016 Revised November, 2016 DE DAVIDSON R -[4�w S r. x - - I. LIST OF EXHIBITS Application to Amend the Growth Management Plan Exhibit A Professional Qualifications Sheet Exhibit B Proposed GMP Text Amendment Language Exhibit C Location Map Exhibit D Aerial Location Map Exhibit E Aerial Plan w/ Florida Land Cover Classification System Overlay & NRCS Soils Mapping Exhibit F Potential Listed Species Table Exhibit G Surrounding Zoning Districts Map Exhibit H Surrounding Future Land Use Designations Map Exhibit I Historical/Archaeological Probability Exhibit J Proximity to Public Services Map Exhibit K Recorded Warranty Deed Exhibit L Letter of Authorization Exhibit M Alternative Site Analysis Exhibit N Conceptual Master Plan Exhibit O Boundary Survey Exhibit P Traffic Impact Statement Exhibit Q Comparative Level of Service Analysis Exhibit R Utility Availability Statement Exhibit S Narrative & Justification of the Proposed GMP Amendment Exhibit T Disclosure of Interest Exhibit U Planning Communities Map Exhibit V Existing Land Use Map Exhibit W Future Land Use Map Exhibit X Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDS(HTJ EkS%ry FER4 EXHIBIT "A" APPLICATION TO AMEND THE GROWTH MANAGEMENT PLAN Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER DATE RECEIVED PRE -APPLICATION CONFERENCE DATE October 9, 2015 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 Ralph Cioffi, Manager Company Vanderbilt Commons, LLC c/o Welsh Companies of Florida, Inc. Address c/o Welsh Companies of Florida, Inc. 2950 Tamiami Trail North, Suite 200 City Naples State Florida Zip Code 34103 Phone Number 239.261.4744 Fax Number 239.403.0977 B. Name of Agent * Frederick E. Hood, AICP & R. Bruce Anderson 0 THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Davidson Engineering, Inc. & Cheffy Passidomo, P.A. Address 4365 Radio Road, Suite 201 & 821 5th Avenue South City Naples State Florida Zip Code 34104&34102 Phone Number 239.434.6060/239.261.9300 Fax Number 239.434.6084/239.261.9782 C. Name of Owner (s) of Record Vanderbilt Commons, LLC Address c/o Welsh Companies of Florida, Inc. 2950 Tamiami Trail North, Suite 200 City Naples State Florida Zip Code 34103 Phone Number 239.261.4744 Fax Number 239.403.0977 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 VANDERBILT COMMONS, LLC - Ralph Cioffi,Manager 100% Members: VC Investor, LLC (please see Ex. U) 33.33% SMS -USA Holdings, LLC (please see Ex. U) 33.33% Jam Properties, Inc. (please see Ex. U) 33.33% 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 2 Date of Contract: F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address G. Date subject property acquired PURCHASE OF THE PROPERTY OCCURED ON JANUARY 30, 2015 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 THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST; SUBJECT TO EXISTING RESTRICTIONS AND RESERVATIONS OF RECORD, SUBJECT TO AN EASEMENT FOR PUBLIC ROAD RIGHT-OF-WAY OVER AND ACROSS THE WEST 30 FEET THEREOF AND THE SOUTH 30 FEET THEREOF. B. GENERAL LOCATION IMMEDIATELY NORTH OF VANDERBILT BEACH ROAD, APPROXIMATELY 1/4 OFA MILE WEST OF COLLIER BOULEVARD. C. PLANNING COMMUNITY URBAN ESTATES SEE EXHIBIT "V" D. TAZ 179 E. SIZE IN ACRES +/-15.88 ac (EXPANSION AREA) F. ZONING CAROLINA VILLAGE MPUD -ORDINANCE 2005-19 G. SURROUNDING LAND USE PATTERN SEE EXHIBIT "O" FOR SURROUNDING LAND USE PATTERNS H. FUTURE LAND USE MAP DESIGNATIONS) VANDERBILT BEACH RD/COLLIER BLVD COMMERCIAL SUBDISTRICT IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Traffic Circulation Sub -Element Aviation Sub -Element Sanitary Sewer Sub -Element Solid Waste Sub -Element Capital Improvement Element X Future Land Use Element 3 Recreation/Open Space Mass Transit Sub -Element Potable Water Sub -Element NGWAR Sub -Element Drainage Sub -Element CCME Element Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE (S) 36-37 OF THE FUTURE LAND USE ELEMENT AS FOLLOWS: (Use Str ke-+ to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: SEE EXHIBIT "C" FOR THE TEXT AMENDMENT LANGUAGE C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM TO PLEASE NOTE THAT THERE ARE NO MAP AMENDMENTS PROPOSED D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) N/A E. DESCRIBE ADDITINAL CHANGES REQUESTED: N/A V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I"=400'. At least one copy reduced to 8- 1/2 x 1 1 shall be provided of all aerials and/or maps. A. LAND USE SEE EXHIBIT "H" & „W" Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. SEE EXHIBIT "D" & „E" Provide most recent aerial of site showing subject boundaries, source, and date. EE EXHIBITS "H" & "O" 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 EXHIBITS "I" & „X" Provide map of existing Future Land Use Designations) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL SEE EXHIBIT "F" 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 "G" 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: No Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-1 1.006(1)(a)(5), F.A.C.). IF so, identify area located in ACSC. No 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.) No 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. YES - See Exhibit „T" 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: EXHIBITS "R" & "S" Potable Water EXHIBITS "R" & "S" Sanitary Sewer EXHIBIT "Q" Arterial & Collector Roads; Name specific road and LOS The subject property shall be served by the existing drainage system. The proposed project will provide X Drainage water management design consistent with Collier County criteria. X Solid Waste The subject property shall be served by the existing solid waste provider serving the area. N/A 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°K° 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 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: ZONE Flood zone based on Flood Insurance Rate Map data (FIRM). N/A 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 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) 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) Exhibit °t_" Proof of ownership (copy of deed) Exhibit „M" Notarized Letter of Authorization if Agent is not the Owner (See attached form) Acknowledged 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. DE DAVIDSON ENGINEERING EXHIBIT "B" PROFESSIONAL QUALIFICATIONS SHEET Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING EXHIBIT "B" PROFESSIONAL QUALIFICATIONS SHEET Davidson Engineering, Inc. Frederick E. Hood, AICP Senior Planner Mr. Hood has a Bachelor's of Urban Planning from the University of Cincinnati's College of Design Architecture Art and Planning. He has been a member of the American Institute of Certified Planners (AICP) and has practiced land planning in Southwest Florida since 2006. During his career in urban planning, for over twelve years, Mr. Hood has managed large and small development projects while working closely with a myriad of land development professionals in the physical development and policy adoption of residential, commercial, mixed-use, institutional and industrial projects. Mr. Hood has been tendered and accepted as an expert in land planning in cities and counties throughout Florida as well as being tendered as an expert witness in the area of Urban and Land Use Planning. Mr. Hood continues to attend continuing education seminars to remain current on planning theory and methodologies in an ever-changing regulatory environment. Cheffy Passidomo, P.A. R. Bruce Anderson Attorney at Law Mr. Anderson has more than 30 years private and public sector experience in zoning, land use and environmental law in Southwest Florida. He represents property owners and national and regional developers of residential, commercial, industrial, mining, and mixed-use community projects, on issues and matters such as: rezoning, planned unit developments, developments of regional impact, conditional use permits, variances, environmental issues, land development code amendments, comprehensive plan amendments, public/private partnerships and other growth management permit and development order issues. Mr. Anderson is certified by the Florida Supreme Court as a Certified Circuit and County Court Mediator. Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING Trebilcock Consulting Solutions, PA Norman J. Trebilcock, AICP, P.E. President Mr. Trebilcock has a Bachelor's Degree in Civil Engineering from the University of Miami and a Master's Degree in Engineering, with an emphasis in Public Works from the University of Florida. He is also a graduate of the US Army Engineer Officer Basic Course. Mr. Trebilcock has practiced transportation planning and engineering in Southwest Florida since 1990. Mr. Trebilcock produces plans, designs, and permitting efforts on public works and private sector projects. His primary area of expertise is in transportation engineering, including highway design, utility relocation, drainage design, street lighting, signalization, access management and permitting. He prepares and reviews traffic impact statements and related reports. In addition to being a registered Professional Engineer and holding a certification from the American Institute of Certified Planners, Mr. Trebilcock holds an FDOT Advanced Work Zone Traffic Control Certification. Trebilcock Consulting Solutions, PA is classified as a Small Business Enterprise with the South Florida Management District and the FDOT. Earth Tech Environmental, LLC Jeremy Sterk Ecologist \ Partner Jeremy has been an environmental consultant in Southwest Florida since 1994 and has worked on projects throughout Collier, Lee, Hendry, DeSoto, Glades, and Charlotte counties. Jeremy holds an active real estate license and his experience in the early stages of property due diligence studies greatly assists clients in making informed decisions. His extensive and varied experience allows him to successfully guide clients through the local, state, and federal permitting maze. This experience includes environmental land use planning, environmental resource permitting, vegetation and habitat mapping, protected species surveys, protected species management plans, environmental impact statements, property use studies, post permit compliance, and GIS \ GPS mapping. In 1998, he wrote an ecological assessment computer model for the South Florida Water Management District as part of the South Lee County Watershed Study. Jeremy is certified by the Florida Fish and Wildlife Conservation Commission (FWC) as a Gopher Tortoise Agent. In addition to authoring dozens of habitat and species management plans, in 2007, Jeremy co-authored the first habitat conservation plan (HCP) in the nation to address incidental take issues for both red cockaded woodpeckers (RCW) and Florida panther on the same property. Jeremy was a member of the Conservation Collier Land Acquisition Advisory Committee from 2009 to 2014 and is currently a member of the Development Services Advisory Committee (DSAC). Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING EXHIBIT "C" Proposed GMP Text Amendment Language Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com EXHIBIT "A" FUTURE LAND USE ELEMENT Urban Mixed Use District 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict P L20150002167/C P-2015-2 [Page 37] (Paragraphs are re -arranged) This Subdistrict is located in the northwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, consisting of approximately 47.94 acres, comprised of 33.45 acres of land for the existing area and 16.98 14.49 acres of land for the expansion area, as depicted on the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map. The intent of the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas, as well as to promote mixed-use development (residential uses over commercial uses). The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict will reduce driving distances for neighboring and Golden Gate Estates residents, assist in minimizing the road network required, and reduce traffic impacts in this part of Collier County. This Subdistrict is further intended to create a neighborhood focal point and any development within this Subdistrict will be designed in a manner to be compatible with the existing and future residential and institutional development in this neighborhood. = Me ♦Z MMICUTT'sa . ............... I'MITME 101" m -le MR=9jL "Lliat 2 iL US Words underlined are added; words stpjc,k-t -ough are deleted. PL20150002167/C P-2015-2 P4D- -Dis prepeFttes- To encourage mixed use projects, this Subdistrict also permits residential development when located in a mixed-use building (residential uses over commercial uses). Such residential development is allowed at a maximum density of 16 dwelling units per acre; the gross acreage of the project is used in calculating residential density. Retail uses shall be limited to single -story. Financial services and offices shall be limited to three stories. A combination of these uses in a single building — financial services and/or offices over retail uses — shall be limited to three stories. Also, mixed-use buildings, containing residential uses over commercial uses, shall be limited to three stories. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height. Development within each project or vet to be established Planned Unit Development (PUD) District shall be required to have common site signage and building architectural elements. Each proiect or PUD District shall provide for both pedestrian and vehicular interconnections with abutting properties, where feasible. Rezonings are encouraged to be in the form of a PUD zoning district, which must contain development and design standards to ensure that all commercial uses will be compatible with neighboring residential and institutional uses. In addition to retail uses and other_ uses permitted in the Plan financial institutions business services, and professional and medical offices shall be permitted. - A total of 400,000 square feet of gross leasable floor area is permitted within this Subdistrict as follows: Development intensity for the existing area (Mission Hills Planned Unit Development) of this Subdistrict shall be limited to a maximum of 200,000 square feet of gross leasable floor area. Within the 14.49 -acre expansion area 200,000 square feet of gross leasable floor area for commercial land uses is permitted. The following land uses shall not be permitted: gas stations,. convenience stores with gas pumps fast food restaurants with drive-through lanes, and tire stores. Words underlined are added; words strums-threuO are deleted. DE DAVIDSON ENGINEERING EXHIBIT "D" LOCATION MAP Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Z:\Active Projects\V\Vanderbilt Commons\DWG\PlanninglGIS\GMPA\2016-02-04 VC GMPA-EXHIBIT D (LOCATION MAP).mxd DEDAVIDSON ENGINEERING, INC. 4365 RADIO ROAD, SUITE 201 NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 ENGINEERING VANDERBILT BEACH RD. / COLLIER BLVD. COMMERCIAL SUBDISTRICT GMPA EXHIBIT D: LOCATION MAP N W+ + E S VANDERBILT BEACH ROAD rn U� U_ W J O m w GOLDEN GATE BOULEVARD W J J O U LEGEND - SUBJECT_ PROPERTY MAJOR ROADWAYS 0 0.5 1 SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2016) MILES DEDAVIDSON ENGINEERING, INC. 4365 RADIO ROAD, SUITE 201 NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 ENGINEERING VANDERBILT BEACH RD. / COLLIER BLVD. COMMERCIAL SUBDISTRICT GMPA EXHIBIT D: LOCATION MAP DE DAVIDSON ENGINEERING EXHIBIT "E" AERIAL LOCATION MAP Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Z:\Active Projects\V\Vanderbilt Commons\DWG\Planning\G I S\GMPA12016-02-04 VC GMPA-EXHIBITE (AERIAL EXH I BIT). mxd f. r.. ,<r .4f ;L :' rrw 4 I Y'i a i LEGEND OVANDERBILT BEACH RD. / COLLIER BLVD. COMM. SUBDISTRICT (15.88 AC. EXP. AREA) r all DAVIDSON ENGINEERING, INC. VANDERBILT BEACH RD. / COLLIER BLVD. DE4365 RADIO ROAD, SUITE 201 COMMERCIAL SUBDISTRICT GMPA NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 EXHIBIT E: AERIAL EXHIBIT E N G I N E E R I N G is all DAVIDSON ENGINEERING, INC. VANDERBILT BEACH RD. / COLLIER BLVD. DE4365 RADIO ROAD, SUITE 201 COMMERCIAL SUBDISTRICT GMPA NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 EXHIBIT E: AERIAL EXHIBIT E N G I N E E R I N G DE DAVIDSON ENGINEERING EXHIBIT "F" Aerial Plan w/ Florida Land Cover Classification System Overlay Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Vo r f 7. rte" � 1-E • p LU 500 31 ' b � - 193�T � - �,QF-_ .. 13.79 n i 11 - : • �. - -- _ - 7 r 4WID :, ::" .. ..:. .. ..':. ... .:ter-�` .:. •. :. ... v .._ ten. ... .. ......... ._. y, _ �� T l s. I _�_ ER -Ak �II Q SUBJECT PROPERTY `i FLUCCS MAPPING 193, URBAN LAND IN TRANSITION, 13.79 AC 'W r 411-E2, PINE FLATWOODS (25 TO 50% EXOTICS), 0.18 AC •r�` ote: - 500, POND, 0.52AC N2015 Aerial, Project Boundary and Preserve Limits Feet obtained from Collier County Property Appraiser. Ott,'re�� EARTH TECH ENVIRONMENTAL, LLC 1455 RAIL HEAD BLVD, SUITE 8 NAPLES, FLORIDA 34110 PHONE (239) 304-0030 FAX (239) 324-0054 SHEET No. DATE PROJECT NO. SCALE X 10/16/15 N/A As SHOWN Exhibit "F" - Aerial Plan w/Florida Land Cover Classification System Overlay 1 F•�_ _ � C. � y ,LTi Q - - _ iE•`�`-':- '._�`�Rt 'ffi"- - r{ [,s;3- fes.... - F7o�rss:�tiir-�y.,«�i_� _:.-..+. _ . r' .�_,: f J : fw Main tis-- __. 7 -- 4g=DERBILT BEACH RD �*+; . �.." d§ • ^�`- : 4--- ,� � -`„•: ^. -.iii. - OSUBJECT PROPERTY 0 100 200 400 NRCS SOILS MAPPING HOLOPAW FINE SAND, LIMESTONE SUBSTRATUM g; r` Note: 2015 Aerial, Project Boundary and Preserve Limits ` Feet obtained from Collier County Property Appraiser. ttt1%c'3 EARTH TECH ENVIRONMENTAL, LLC NRCS SOILS MAPPING VANDERBILT COMMONS 1 4 5 5 RAIL HEAD BLVD, SUITE s Collier County, Florida NAPLES, FLORIDA 34110 PHONE (2 3 9) 3 0 4- 0 0 3 0 FAX (2 3 9) 3 2 4- 0 0 5 4 SHEET No. -TE PROJECT NO, SCALE EnN.onmanlal, LLC X 10/16/15 N/A AS SHOWN Exhibit "F” - NRCS Soils Mapping 2 DE DAVIDSON ENGINEERING EXHIBIT "G" POTENTIAL LISTED SPECIES TABLE Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Exhibit "G"- Potential Listed Species Table VANDERBILT COMMONS Florida Land Use Cover & Forms Classification System (FLUCCS) habitats present on site: FLUCCS 193 FLUCCS 411-E2 FLUCCS 500 The following is a composite table that contains the names of the protected species which have the highest probability of occurring in each onsite FLUCCS community: FLUCCS Potential Listed Species Scientific Name esi nated Status Designate or FWS FDA 193 NONE NONE - - 411 Beautiful Pawpaw Deeringothamnus pulchellus E E Big Cypress Fox Squirrel Sciurus niger avicennia T - Eastern Indigo Snake Drymarchon corais couperi T T Fakahatchee Burmannia Burmannia flava E - Florida Black Bear Ursus americanus floridanus T - Florida Coontie Zamia floridanaC - Florida Panther Felis concolor coryi E E Gopher Frog Rana capito SSC - Gopher Tortoise Gopherus polyphemus SSC - Red -Cockaded Woodpecker Picoides borealis T E Satinleaf Chrysophyllum oliviforme E - Southeastern American Kestrel Falco sparverius paulus T - Twisted Air Plant Tillandsia flexousa E - 500 American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T - Limpkin Aramus guarauna SSC - Little Blue Heron Egretta caerulea SSC - Reddish Egret Egretta rufescens SSC - Roseate Spoonbill Ajaia ajaja SSC - Snowy Egret Egretta thula SSC - Tricolored Heron Egretta tricolor SSC - The list of animals and birds was obtained from the FWC publication "Florida's Endangered Species, Threatened Species & Species of Special Concern -Official Lists", Publication Date: January 2013. The list of protected plant species was obtained from the publication "Notes on Florida's Endangered and Threatened Plants", Florida Department of Agriculture and Consumer Services, Division of Plant Industry, Bureau of Entomology, Nematology & Plant Pathology -Botany Section, Contribution 38, 5' Edition -2010). DE DAVIDSON ENGINEERING EXHIBIT "H" SURROUNDING ZONING DISTRICTS MAP Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Z:\Active Projects\V\Vanderbilt Commons\DWG\P Ian in g\GIS\GMPA\2016-02-04 VC GMPA-EXHIBIT H (ZONING EXH I BIT).mxd A. RPUD MPUD ��w,,VANDDERBILT„BEACH RD. LEGEND CVANDERBILT BEACH RD. / COLLIER BLVD. a COMM. SUBDISTRICT (15.88AC. EXP. AREA) ZONING DISTRICTS A -AGRICULTURAL E - ESTATES PUD - PLANNED UNIT DEVELOPMENT ORPUD - RESIDENTIAL PLANNED UNIT DEVELOPMENT MPUD - MIXED USE PLANNED UNIT DEVELOPMENT PUD 0 600 1,200 _ FELT INFORMATION SYSTEMS (2016) DAVIDSON ENGINEERING, INC. VANDERBILT BEACH RD. / COLLIER BLVD. DE4365 RADIO ROAD, SUITE 201 COMMERCIAL SUBDISTRICT GMPA NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 EXHIBIT H: SURROUNDING ZONING DISTRICTS ENGINEERING DE DAVIDSON ENGINEERING EXHIBIT 111" SURROUNDING FUTURE LAND DESIGNATIONS MAP Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Z:\Active Projects\V\Vanderbilt Commons\ DWG\P l an ning\GIS\GMPA\2016-02-04 VC GMPA-EXHIBIT I (FLUE EXH I BIT). mxd LEGEND VANDERBILT BEACH ROAD/COLLIER BOULEVARD COMMERCIAL SUBDISTRICT (15.88 ACRE EXPANSION AREA) - ES - ESTATES DISTRICT O UR - URBAN RESIDENTIAL SUBDISTRICT VSub -VANDERBILT BEACH ROAD/COLLIER BOULEVARD COMMERCIAL SUBDISTRICT DAVIDSON ENGINEERING, INC. VANDERBILT BEACH RD. / COLLIER BLVD. DE4365 RADIO ROAD, SUITE 201 COMMERCIAL SUBDISTRICT GMPA NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 EXHIBIT I: SURROUNDING FUTURE LAND USE DESIGNATIONS ENGINEERING DE DAVIDSON ENGINEERING EXHIBIT "J" HISTORICAL/ARCHAEOLOGICAL PROBABILITY Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Exhibit "J" - Historical/Archaeological Probability This record search is for informational purposes only and does NOT constitute a project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. October 14, 2015 Florida Master Jessica Harrelson site File Project Coordinator Davidson Engineering 4365 Radio Road, Suite 201 Naples, Florida 34104 Phone: (239) 434-6060 Email: jessica@davidsonengineering.com In response to your inquiry of October 14, 2015, the Florida Master Site File lists no previously recorded cultural resources in the following parcels of Collier County: Parcel #25525600520 Parcel #25525600546 Parcel #25525600562 Parcel #25525600588 Parcel #25525600041 Parcel #25525600067 Parcel #25525600083 Parcel #25525600096 When interpreting the results of this search, please consider the following information: • This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. • Federal, state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, Paige Phillips Archaeological Data Analyst Florida Master Site File Paige.Phillips@dos.myflorida.com 500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefle 850.245.6440 ph I 850.245.6439 fax I SiteFile@dos. state.fl.us DE DAVIDSON ENGINEERING EXHIBIT "K" PROXIMITY TO PUBLIC SERVICES MAP Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Z:1Active Projects\V\Vanderbilt Commons\DWG\Planning\GIS\GMPA12016-02-04 VC GMPA-EXHIBIT K (PUBLIC SERVICES MAP).mxd N 0 WE 3 MILES S 00000 orth Naples Fire and Rescue�Station 42 2 MILES 7010 Immokalee Road IMMOKALEE RD/CR'846 g gGulf Coast - High School 7878 Shark Way I � Laurel Oak - Elementary 7800 Immokalee Road Oak Ridge - Middle School d 94975 Collier Boulevard ca 00-10 1 MILE' / o Golden Gate Fire and Rescue Station 73 14575 Collier Boulevard ' VANDERBILT BEACH RD= Q ry z O 1- rn c7 Z J CR z D x O to co 0 6101 Pi - Elementary r Boulevard W 2 ]MILES IMMCALEE RD/CR 846 1 1 EN GATE BLVD / o s I `J Golden Gate Fire < i>1 Big Cypress Elementary School m 3520 Golden Gate Boulevard W O 4 -*J ' PINE RIDGE RD WHITE BLVD anal Hospital Road ♦ � v~i p 00 co GREEN BLVD-----� I0-1 g W J Golden Gate - Elementary J 4911 20th Place SW 0 CCSO Golden -Gate Substation - Dist.2 m Gate Fire and Rescue Station 70 4707 Golden Gate Parkway 4741 Golden Gate Parkway Golden Terra North - Elementary J I /� g2711 44th Tel race SW GATE Golden Gate=Middle School Golden Terrace South - Elementary 2701 148th Terrace SW g 2965 44th Terrace SW Q m m r g Q Mike Davis - Elementary Golden -Gate -•High -School 3215 Magnolia Pond Drive Q-2925 Titan Wav� �rh RCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2016) Rescue Station 42 95 13th Street SW l --- LU LU U) 2 r M 16 TH AVE. SW LEGEND O SUBJECT PROPERTY RADIUS RINGS gSchools { COLLIER COUNTY SHERRIFF FACILITY OHospital + Medical O COLLIER COUNTY FIRE STATION FIRE DISTRICT Big Corkscrew Fire City of Naples Fire F— East Naples Fire 0 Golden Gate Fire North Naples Fire DAVIDSON ENGINEERING, INC. VANDERBILT BEACH RD. / COLLIER BLVD. DE4365 RADIO ROAD, SUITE 201 COMMERCIAL SUBDISTRICT GMPA NAPLES, FL 34104 DAVIIDSON PHONE: 239-434-6060 EXHIBIT K: PROXIMITY TO PUBLIC SERVICES DE DAVIDSON ENGINEERING EXHIBIT "L" RECORDED WARRANTY DEED Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com INSTR 5079958 OR 5117 PG 1288 RECORDED 2/3/2015 11:22 AM PAGES 4 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $30,100.00 REC $35.50 CONS $4,300,000.00 This instrument was prepared by without opinion of title and after recording return to: Gregory L. Urbancic, Esq. Coleman,Yovanovich & Koester P.A. 4001 Tamiami Trail North Suite 300 Naples, FL 34103 (239)435-3535 [Space Above This Line For Recording Data] Special Warranty Deed Exhibit "L" - Recorded Warranty Deed THIS SPECIAL WARRANTY DEED is made `tis day January, 2015 between FLP 7205, LLC, a Florida limited liability company, whose posi�crssri�.0. Box 492, Alpena, MI 49707, as grantor (hereinafter referred to as "Gia ter?.'}end VANDEI2B OMMONS, LLC, a Florida limited liability company, whose post offfct _:id ess is 2400 9°i Streei :, S lite #101, Naples, FL 34103, as grantee (hereinafter referred to (Whenever used herein the instrument and the hirs, successors and assians of c ids all the parties to this of'Qindividuals, and the Witnesseth, that Grantor, for and ,consideration of the s* of TEN ANDI NO/100 DOLLARS ($10.00) and other good and valuable coif tions to said Grantor ha' d, 'a 'b k Grantee, the receipt whereof is hereby acknowledged, has gra e t argained, and sold io"�Gza 1#,,,eand Grantee's heirs and assigns forever, the following described Ian st,lying and being m Mier County, Florida to -wit: Parcel A...,.,�_ Units 1, 2, 3, and 4, CAROLINA COMMONS LAND CONDOMINIUM, a Condominium, according to the Declaration of Condominium as recorded in Official Records Book 4246, Page 3729, of the Public Records of Collier County, Florida, as subsequently amended from time to time. Parcel B: Tract 2 of CAROLINA COMMONS, as per plat thereof, as recorded in Plat Book 48, Page 78, of the Public Records of Collier County, Florida. Parcel Identification Numbers: 25525600520, 25525600546, 25525600562, 25525600588 and 25525600041. Subject to: real estate taxes and assessments for the year 2015 and subsequent years; covenants, restrictions and public utility easements common to the subdivision and/or condominium; outstanding oil, gas and mineral interest of record; existing zoning and governmental regulations and subject to those matters set forth on Exhibit "A" without the intent to reimpose the same. Special Warranty Deed -1- OR 5117 PG 1289 Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. And, Grantor hereby covenants with Grantee that Grantor is lawfully seized of said land in fee simple; that Grantor has good right and lawful authority to sell and convey said land; that Grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons claiming by, through or under Grantor. In Witness Whereof, Grantor has hereunto set Grantor's hand and seal the day and year first above written. Signed, sealed and delivered in our presence: FLP 7205, LLC, a Florida limited liability company LLC, The foregoing instrument was acknowledge0g rnye 1g'day of January, 2015 by Gregory C. Winter, as Manager of Maple Ridge Properties, LLC, a Florida limited liability company, the Manager of FLP 7205, L , a Florida limited liability company, on behalf of said entity, who is personally known or has produced a driver's license as identification. 11-0� A- %- MONICA JOHNSON0-.d 0 - � 0�� [Notary S _ • MY COMMISSION # EE187785 Notdry Public V. 51 EXPIRES AprU 09, 2016 /� ,,,•, 3 Flor{dallotar iea.tan Printed Name: 'Y � 0 (11 m (d97) 398-015 My Commission Expires: 4. q - i(o Special Warranty Deed -2- 2 a Flo"' `ts Ma g Witness,#I: Nib Wi ness 2: K 10 rl IL64 rho State of Florida" County of Collier The foregoing instrument was acknowledge0g rnye 1g'day of January, 2015 by Gregory C. Winter, as Manager of Maple Ridge Properties, LLC, a Florida limited liability company, the Manager of FLP 7205, L , a Florida limited liability company, on behalf of said entity, who is personally known or has produced a driver's license as identification. 11-0� A- %- MONICA JOHNSON0-.d 0 - � 0�� [Notary S _ • MY COMMISSION # EE187785 Notdry Public V. 51 EXPIRES AprU 09, 2016 /� ,,,•, 3 Flor{dallotar iea.tan Printed Name: 'Y � 0 (11 m (d97) 398-015 My Commission Expires: 4. q - i(o Special Warranty Deed -2- 2 OR 5117 PG 1290 Exhibit "A" PERMITTED TITLE EXCEPTIONS 1. Taxes and assessments for 2015 and thereafter which are not yet due and payable. 2. Oil, gas and mineral reservations as contained in those certain instruments recorded in Deed Book 30, Page 91 and Deed Book 34, Page 286, both of the Public Records of Collier County, Florida. The right of entry for the mineral reservation has not been released. 3. Easements, restrictions, covenants, conditions and other matters as shown on plat of Carolina Commons, as recorded in Plat Book 48, Page 78, as amended by partial vacation per Resolution No. 07-269, as recorded in Official Records Book 4286, Page 1092, both of the Public Records of Collier County, Florida. 4. Declaration of Covenants, Co d i nts �tA �� for Carolina Commons and all exhibits attached thereto �rrded 4051Pam3i`s amended in Official Records Book 4100, Page 1671j,""of the Public Recoils of, Collier County, Florida, as subsequently amended from'te tQ`tiine..",. 5. Assignment of Declarants°" h6µ,to,""Cao a Records Book 4100, Page i68-" a nd) fu nFa Association, Inc. byttde�i' 0 both of the Public Re6 of Collier County,46 l ; 6. Collier County Ordinan, 75-20, regulating and wastewater collectiioo S' ? or part thei easement recorded May 19,75 inclusive, of the Public Records of ier C� t as recorded in Official dins Commons Owner's Book 4246, Page 3817, atlation of any water distribution ." any public right-of-way or Book 619, Pages 1177 to 1181, 7. Collier County Ordinance No. 75-21, protecting certain trees within Collier County recorded May 19, 1975 in Official Records Book 619, Pages 1182 to 1190, inclusive, of the Public Records of Collier County, Florida. 8. Collier County Ordinance No. 75-24, zoning ordinance for the Coastal Area Planning District recorded May 19, 1975 in Official Records Book 619, Pages 1191 to 1381, inclusive of the Public Records of Collier County, Florida. 9. Final Order establishing and confirming Collier County Water Management District Number Seven dated and recorded August 12, 1968, in Official Records Book 282, Page 976, of the Public Records of Collier County, Florida. 10. Resolution establishing the Immokalee Area Planning District and the Coastal Area Planning District and declaring the intent of the Board of County Commissioners to enact a Comprehensive Zoning Ordinance for the Coastal Area Planning District of Collier *** OR 5117 PG 1291 *** County recorded May 6, 1976 in Official Records Book 649, Page 1239 and 1240, of the Public Records of Collier County, Florida. 11. Construction, Maintenance and Easement Agreement regarding Loop Road, as recorded in Official Records Book 3573, Page 751, and Assignment of Cost Sharing Agreement, as recorded in Official Records Book 3797, Page 2118, both of the Public Records of Collier County, Florida. 12. Cost Sharing Agreement for the Development of a Shared Access Road, as recorded in Official Records Book 3635, Page 1672, and Assignment of Cost Sharing Agreement, as recorded in Official Records Book 3797, Page 2115, both of the Public Records of Collier County, Florida. 13. Drainage Easement granted to the Board of County Commissioners of Collier County, Florida, as the Governing body of.0 �ity,gnd as ex -Officio the Governing Board of the Collier Water -Sewer I_ s cial Records Book 4865, Page 2237, of the Public Record. 71olIier County, Flbricla 14. Declaration of Condomnutnof Colina Corninpns Lard Condominium, and all exhibits attached thereto as rcorded 61 3729, as subsequently amended from time to time F , 7 { 3 15. Assignment of De'cjgVi ='ltig s°"°td roln ;�µ o`�ns Land Condominium Association, Inc., as i ed in Official Rec40s Bbok'4 ,Page 3822, of the Public Records of Collier Coi�lorida. r 16. The following encroach" shoym in, t survey prepared by Rhodes & Rhodes Land Surveying, Inc. dato,�1�8,�.known as File Number 2013-438: i. Encroachment of asphalt into 10' public utility easement and 10' landscape buffer easement; ii. Encroachment of curb into 20' landscape buffer easement; iii. Encroachment of flumes into drainage easements on East and West sides of Parcel B; and iv. Encroachment of drainage easements into Units 1 and 4 of Carolina Commons Land Condominium. s:\Clients\Cioffi, Ralph\FLP 7205\Pennitted Title Exceptions FLORIDA DEPARTMENT OF STATE Division of Corporations July 29, 2915 CORPORATE ACCESS The Articles of Incorporation for VANDERBILT COMMONS OWNERS' ASSOCIATION, INC. were filed on July 29, 2015 and assigned document number N15000007405_ Please refer to this number whenever corresponding with this office regarding the above corporation. PLEASE NOTE: Compliance with the following procedures is essential to maintaining your corporate status. Failure to do so may result in dissolution of your corporation. To maintain "active" status with the Division of Corporations, an annual report must be filed yearly between January 1 st and May 1 st beginning in the year following the filedate or effective date indicated above. It is your responsibility to remember to file your annual report in a timely manner. A Federal Employer Identification Number (FEIIEIN) will be required when this report is filed. Apply today with the IRS online at: https://sa,wwvv4.ii's.gov/modiein/individual/index.jsp. Should your corporate mailing address change, you must notify this office in writing, to insure important mailings such as the annual report notices reach you. Should you have any questions regarding corporations, please contact this office at (850) 245-6052. Terri J Schroeder, Regulatory Specialist 11 New Filing Section Letter Number: 315AO0015968 www.sur>:biz.oi•g Division of Corporations - P.O. SOX 6327 -Tallahassee, Florida 32314 ARTICLES OF 1NC:ORPORATION OF -n 4 VANDERBILT CONMIONS OWNERS' ASSOCIATION, INC, m r%3 The undersigned hereby executes and submits these Articles of incorporation as day and year set forth hereinbelow for the purpose of forming the corpora .ion pursuaA to Chapter 617, Florida Statutes. w ARTICLE I Corporate Name 1.1 Name. The naive of the corporation is Vanderbilt Cor3ranons Owners' Association, Inc., hereinafter called the "Association". For convenience, these Articles of Incorporation shall be referred to herein as the "Articles", and the By -Lames of the Association as the "By -Laws". ARTICLE II Address 2.1 Address. The initial mailing address of the Association shall be 2450 9th Street North, Naples, Florida 34103. The principal office of the Association shall be located at the mailing address or at such other place as may be subsequently designated by the Board of Directors of the Association from time to time. ARTICLE III Purpose and Powers of the Association 3.1 Objects and Pp oses. The objects and purposes of the Assoc,ation ars: those objects and purposes as are authorized by the Declaration of Covenants, .,onditions and Restrictions for Vanderbilt Commons recorded (or to be recorded) in the Public Records of Collier County, Florida, as hereafter amended and/or supplemented from time to time (the "Declaration"). The further objects and purposes of the Association are to preserve the values and amenities within Vanderbilt Commons, as the sante are defined in the Declaration. and tea maintain the Common Area and any portions of the Property as set forth in the, Declaration for the benefit of the Members of the Association, Defined terms used but not otherwise defined herein shall have the meanings given them in the Declaration. 3.2 Not for Profit. The Association is not organized for profit and nc part of the net earnings, if any, shall inure to rhe benefit of any Member or individual person. firm or corporation. Upon dissolution, all assets, of the Association shall be Transferred only to another not-for-profit corporation or as otherwise authorized by the Florida not-for-profit corporation statute. 3.3 Powers. The powers of the Association shall include and be g }veined by tlnc following: s (a) General. The Association shall have all of the common law and statutory powers of a corporation not-for-profit under the Laws of Florida unless further• restricted by the provisions of these Articles, the Declaration, or the By -Laws; and (b) Enumeration. The Association shall have the powers and duties set forth m subsection (a) above, except as limited by these Articles, the By -Laws and the Declaration, and all of the powers and duties reasonably necessary to operate the Associatioa pursuant to the Declaration, and as more particularly described in the By -Daws, as they (nay Ile amended from time to time, including, but not limited to, the following: (i) To snake and collect Assessments and other charges against Members and Owners, and to use the proceeds thereof in the exercise of its powers and duties; (ii) To buy. own, operate, lease and sell, both re -A and personal property; (iii) To maintain, repair, replace. reconstruct, add to and operate the Common Area, and portions of the Property as set forth in the Declaration; (iv) To purchase insurance upon the Common Area and insurance for the protection of the Association, its officers, directors and Members; (v) To make and amend reasonable rules and reg«lations for the maintenance, conservation and use of the Common Area acrd Lots and for the nealth, comfort, safety and welfare of the Members as provided in the Declaration; (vi) To enforce by legal means the provisions of the Dcclaration, these Articles, the By -Laws, and the Rules and Regulations for the use of the Common Area and the Lots; (vii) To contract for the management and maintenance A the Common Area and to authorize a management agent to assist the Association in carryinE out its powers and duties by performing such functions as the submission of proposals. collection of Assessments, preparation of records, enforcement of rules and maintenance, repair and replacement of the Common Area with such funds as shall be mads available by the Association for such purposes. The Association and its officers shall, however, retain at all tlmes the powers and duties granted by the Declaration, By -Laws and these Articles, including, bus not limited to, the snaking of Assessments, promulgation of rules and execution of contracts ca behalf of the Association; (viii) To employ personnel to perform the services required for The proper operation, maintenance, conservation, and use of the Common Area; _n :ern c`max r Xrn Vin' J rr (ix) To borrow money, and iArith the wianimotts consent of the members entitled to vote, mortgage, pledge, deed in trust, or hypothecate any of all of its real or personal property as security for money borrowed or debts incurred; (x) To dedicate, sell or transfer all or any part of the Common Area to any public agency, authority_ or utility for such purposes and subject to such Gonditions as may be agreed to by the members; (xi) To maintain and operate any roads and stree.t.i, sewer and/or potable water facilities and the surface/stormwater management system and related appurtenances, including, but not limited to, all lakes, retention areas, swale-s, culverts and drainage structures in accordance with any permit issued by the South Florida Water Martagetneant District, or its successor, NO To sue and be sued; and (xiii) To contract for services necessary to operate and maintain the: surface/stormwater management system and other property (tracts and easements) dedicated to the Association, and any corresponding infrastructure, All funds and the title to all property acquired by the Association shall be held for the - benefit of the Members in accordance with the provisions of the Declaration, thtse Articl ',all M the By -Laws. �n i Z. ARTICLE YY MembershipNoting Rights --Z) C3 X -U-" 4.1 Qualification. The qualification of Members, the manner of their admission to,� . :1`_`_ the termination of membership, and noting by members shaiI be as follows: �;I (a) Every Owner of a Lot shall be a Member of the Association. Each Member shall be entitled to such votes and have such a voting interest as provided and allocated pursuant to these Articles and Section 6.5(a) of the Declaration, as calculated in accordance with the schedule of Gross Area Calculations set forth in Exhibit "D" attached thereto, all as the same may be subsequently amended from time to time. in the event a Lot is subdivided and a Sub - Association is created, the Stab -Association therefor shall be the applicable Member of the Association. Membership in the Association shall not be assignable, except to the successor of the Owner's Lot, as the case may be, and every membership of an Owner or S►�I---Association in [he Association shall be appurtenant to and inseparable from ownership of the Leat. Membership in the Association shall not be transferred, pledged or alienated in any way, except apon the sale of the Lot to which such membership is appurtenant, and then only to the purchaser of such Lot, and, upon the sale of a Lot, the seller's membership in the Association shall terminate as to such Lot. Any purported transfer of membership in the Association to any transferee not permitted under this Article shall be null and void. Recordation of a deed to a Lot shall be the act which transfers membership in the Association. This prohibition shall not otherwise restrict 4,n Owner fiam delegating its voting rights or granting proxies. 3 s (b) Except as Otherwise provided in this Declaration, the Articles, the By -Laws or applicable Laws, all: matters requiring the approval of the Members shall be deemed approved by one of the following methods: (i) if approved unanimously by the voting interest of the Members of the Association in writing; or (ii) if approved by a Majority of the Members at any duly called regular or special meeting of the Members at which a quorum is present, either in person or by proxy. (c) For purposes of this Article, if a Lot consists of a Sub -Association, then the votes allocated to such Lot shall be exercised by a voting representative appointed annually by the applicable Stab -Association ("Voting Representative'), on behalf of such Sub -Association, and in accordance with the governing documents and instructions of the board of directors of such Sub - Association. Upon the casting of votes by the Voting Representative of a Sub-A;;sociatlon, it will thereafter be conclusively presumed for all purposes that he or she acted with the authority and consent of the board of directors of such Sub -Association. (d) The interest of a Member in the funds and assets of the Association cannot be assigned, hypothecated or transferred in any manner, except as an appurtenance to the Lot owned by such member. The funds and assets of the Association shall be e%pended, held or used only for the benefit of the membership and for the purposes authorized herein, in the Declaration, and in the By -Laws. ARTICLE V Liability for Debts 5.1 Debts. Neither the Members nor the Officers or the directors of the Association shall be liable for the debts of the Association. ARTICLE VI Board of Directors 6.1 Number of Directorsllnitial Dixectors. The affairs of this Association shall be managed and governed by a Board of Directors consisting of at least three (3) Directors, who need not be Members of the Association. The number of Directors may be changed by amendment of the By -Laws of the Association. The names and addresses of the persons who are to act in the capacity of Directors until the selection of their successor are: Name Address Ralph R. Cioff, Jr. 2950 9th Street North, Maples, Florida 34103 Dan Smith 2950 9th Street North, Naples, Florida 34103 C_ c-7 , Fred Benoit 2950 9th Street North, Naples, Florida 34103 nQ n s -r n, 0 6.2 Election lRemoval. Directors of the Association shall he elected by the Members in the manner determined by the By -Laws. Directors may be removed and vacancies of the Board of Directors shall be filled in the manner provided by the By -Laws, ARTICLE VII Officers 7.1 Officers. The affairs of the Association shall be administered by a President, a Vice President, a Secretary and a Treasurer and such other Officers as may be designated from time to time by the Directors. The Officers shall be elected or designated by the Board of Directors at its first meeting following the annual meeting of the Members of the Association. The names and addresses of the Officers who shall serve until their successors are elected or designated by the Board of Directors are as follows: President Ralph R. Cioffi, Jr. C_ Vice President George Vukobratovich r__ r— --'3 xi,, y T Secretaryhied Benoit Vja a =,r J Treasurer Dan Smith - ARTICLE VIII Indemnification 8.1 Indemnity. The Association shall indemnify any officer, director, or committee member who was or is a party or is threatened to be made a party to any threatened, pending, or contemplated action, suit or proceeding, whether civil, criminal, administrative, *r investigative, by reason of the fact that he is or was a director, officer, or committee nernber of the Association, against expenses (including attorney's fees and appellate a-torney's fees), judgments, fines, and amounts paid in settlement actually and reasonably incurred by him in connection with such action, suit, or proceeding, unless: (i) a court of competent jurisdiction finally determines, after all appeals have been exhausted or not pursued by the proposed indemnitee, that he did not act in good faith or in a manner he reasonably believed to be in or not opposed to the best interest of the Association, and, with respect to any criminal action or proceeding, that he had reasonable cause to believe his conduct was unlawful; and (ii) such court also determines specifically that indemnification should be denied. The termination of any action, suit, or proceeding by judgment, order, settlement, conviction. or upon a plea of nolo contendere or its equivalent shall not, of itself, create a presumption that the person did not act in good faith and in a manner which he reasonably believed to be in or not oppc sed to the best interest of the Association, and with respect to any criminal action or proceeding., had reasonable cause to believe that his conduct was unlawful. It is the intent of the Association, by the adoption of this provision, to provide the most comprehensive indemnification possible to its officers, directors, and committee members as permitted by Florida law. 5 10 8.2 Ex nses. To the extent that a director, officer, employee or agent of the Association has been successful on the merits or otherwise in defense of any action, suit or proceeding referred to in Section 8.I above, or in defense of any claim, issue or matter therein, he shall be indemnified against expenses (inciudutg attorney's feesand appeIlatc attorney's fees) actually and reasonably incurred by him in connection therewith. Assessments may be made by the Association to cover any expenses or other amounts to be paid by the Association in connection with the indemnification provided herein. 8.3 AAp naval. Any indemnification under Section 8.1 above (unless ordered by a court) shall be made by the Association only as authorized in the specific case upon a reasonably: determination that indemnification of the director, officer, employee. committee member or agent is proper in the circumstances because he has met the applicable standard of conduct set forth in Section 8.1 above. Such determination shall be made (a) by the Board of Directors by a majority vote of a quorum consisting of Directors who were not parties to such action, suit or proceeding, or (b) if such quorum is not obtainable, or, even if obtainable a quorum of disinterested directors so directs, by independent legal counsel in a v+ritten opinion, or (c) by a majority of the Members. 8.4 Advances. Expenses incurred in defending a civil or crimina' action, suit or proceeding may be paid by the Association in advance of the final disposition of such action, suit or proceeding as authorized by the Board of Directors in the specific case upon receipt of an undertaking by or on behalf of the director, officer, ettaployee, committee member or agent to repay such amount unless it shall ultimately be determined that he or she is entitled to be indemnified by the Association as authorized in this Article. 8.5 Miscellaneous. The indemnification provided by this Article shall not be deemed exclusive of any other rights to which those seeking indemnification may he entitled under any by-law, agreement, vote of Members or otherwise, both as to action in his official capacity while holdi-ng such office or position, or otherwise, and shall continue as to a person who has ceased to be director, officer, employee, committee member or agent and shall inure to the benefit of the heirs, executors and administrators of such person. 8.5 Insurance. The Association shall have the power to purchase: and maintain insurance on behalf of any person who is or was a director, officer, employee, committee member or agent of the Association, or is or was serving at the request of the Association as a director, officer, employee, committee member or agent of another corporation, partnership, joint venture, trust or other enterprise, against any liability asserted against him and incurred by him in any such capacity, or arising out of his status as such, whether or not the Association would have the power to indemnify him against such liability under the provisions of this Article. V Amendment. Anything to the contrary herein notwithstanding, the provisions of this Article may not be amended without the prior written consent of all persons whose int(iiist would be adversely affected by such amendment, r� xrr � Ali w � c• 11 8.8 Definitions. Unless the context otherwise requires, all terms used in these Articles shall have the same meaning as are attributed to them in the Master Declaration and the By -Laws. ARTICLE IIS By -Laws 9.1 By -Laws. The By -Laws of the Association shall be adopted ey the Board of Directors and may be altered, amended or rescinded as provided therein; provided, however, that at no time shall the By -Laws conflict with these Articles of Incorporation or the Declaration_ ARTICLE X Dissolution 10.1 Dissolution, The Association may be dissolved upon written "assent signed by unanimous consent of the Members. Upon dissolution of the Association, other than incident to a merger or consolidation, the assets of the Association (including, without Iimitation, the surface water management system) shall be dedicated to an appropriate public agenc}. to be used for purposes similar to those for which this Association was created. In the ~vent that such dedication is refused acceptance, such assets shall be granted, conveyed and assigned to any nonprofit corporation, association, trust or organization to be devoted to such similar purposes. ARTICLE 7i:I Term 11.1 Term. The term of the Association steal I be perpetual. -q ar ARTICLE )II a ZC Amendments W�� 12.1 Amendment Process. Amendments to these Articles shall be propos Hc: and: adopted in the following manner: (a) Proposal_ Amendments to these Articles may be proposed by a majority of the Board of Directors or upon petition by a Member, in writing, signed by thein. (b) Procedure. Upon any amendment or amendments to these Articles being proposed by said Board or Member, such proposed amendment or amendments shall be submitted to a vote of the Members not later than the next annual meeting fo- which proper notice ca i be given. (c) Vote Required. Except as otherwise required For by Florida law, these Articles of Incorporation .may be amended by the unanimous vote of the voting interests of the Members at any annual or special meeting, or by the unanimous approval in writing of the voting interests of the Members without a meeting. Notice of any proposed amendment shall be given 12 to the Members of the Association and that the notice contains a fair statement of the proposed amendment. 12.2 Effective Date. An amendment shall become effective upon Fling with the Secretary of State and recording a certified copy in the public Records of Collier County, Florida. 12.3 Limit on Amendments. No amendment shall make any changes in the qualifications for membership, or in the voting rights of Members, without approval in writing by all Members. ARTICLE XIII Incorporator The name and address of the incorporator of these Articles of Incorporation is as follows: Kevin A. Denti, Esquire 2180 ImmokaIee Road — Suite ##316 Naples, Florida 34110 ARTICLE KIV Registered Office and Agent The street address of the initial registered office of this corporation is 2180 Immokalee Road — Suite #316, Naples, Florida 34110, and the name of the initial registered agent of this corporation is Kevin A. Denti, Esquire of Devin A. Denti, P.A. IN WITNESS WHEREOF the subscriber, being the undersigned peison, named as incorporator, has hereunto set his/her hand and seal, this day of , �, , 2015. Kevin A. Denti, Esquire, Incorporator tl 13 ACCEPTANCE OF DESIGNATION AS REGISTERED AGENT Having been named as registered agent to accept service of process fnr the above stated corporation, at the place designated in the certificate, I am familiar with and accept the appointment as registered agent and agree to act in this capacity. S:IClientsWandwtiIt Comm on5NAaieles oflna,Moration Kevin A. Denti, Esquire, Registered Agent 14 (Requestors Name) (Address) (Address) (City/State/Zip/Phone #) ❑ PICK-UP ❑ WAIT ❑ MAIL (Business Entity Name) (Document Number) Certified Copies Certificates of Status Special Instructions to Filing Officer: Office Use Only I 1 1I�IIIIU�I�llllllllll�� 600276680496 09,L1._DV 1 S --I_11 Mil l --006 "12S.011-1 OWN/ 15---cl 1001--I3 11 +* 15.00 15 r rV ra�k� cs - _ _p, �. -Ti ,q A08 15 I =3 Wa CO"ORATE When you need ACCESS to the world ACCESS, INC. 236 East 6th Avenue. Tallahassee, Florida 32303 .P.O. Box 37066 (32315-7066) — (850) 222-2666 or (800) 969-1666. Fax (850) 222-1666 CERTIFIED COPY _ PHOTOCOPY FILING I Lin 4 [ ,'3u,rAlr,.o p S 'ORATE NAME AND DOCUMENT #) (CORPORATE NAME AND DOCUMENT #) (CORPORATE NAME AND DOCUMENT #) (CORPORATE NAME AND DOCUMENT #) (CORPORATE NAME AND DOCUMENT #) (CORPORATE NAME AND DOCUMENT #) SPECIAL INSTRUCTIONS: 16 ARTICLES OF MERGER E= k LED 2015 SEP - 4 PM 3� 20 The following Articles of Merger are being submitted in accordance with section 617.1105 Florida Statutes: tt pp {} L _ i: y:i 1 "', . i P( L i. i-e-:iAAss�E. FLORIDA FIRST: The names and addresses of the corporations which are merging are as follows: Carolina Commons Owners' Association, Inc. 2950 9th Street North Naples, Florida 34103 Vanderbilt Commons Owners' Association, Inc. 2950 9th Street North Naples, Florida 34103 SECOND: The name and address of the surviving corporation is as follows: Vanderbilt Commons Owners' Association, Inc. 2950 9th Street North Naples, Florida 34103 THIRD: The Plan of Merger attached hereto meets the requirements of Section 617.110 1, Florida Statutes, as the members of each corporation which is a party hereto are not entitled to vote on a Plan of Merger, and the Plan of Merger was unanimously adopted and approved by all three (3) of the members of the Board of Directors of each corporation that is a party to the merger on September 1, 2015. FOURTH: The effective date of the merger shal l be the date of filing of these Articles of Merger. CARLOLINA COMMONS' OWNERS' ASSOCIATION, INC., a Florida not-for-profit corporation SAClientsWanderbilt Commons\Articles of Merger VANDERBILT COMMONS' OWNERS' ASSOCIATION, INC., a Florida not-for-profit corporation By. Ralph R. Cioffi, J ., Pre dent 17 PLAN OF MERGER The following Plan of Merger has been adopted and approved by each party to the merger in accordance with Section 617.1101, Florida Statutes: FIRST: The names of the corporations which are merging are as follows: Carolina Commons Owners' Association, Inc., a Florida not-for-profit corporation, and Vanderbilt Commons Owners' Association, Inc., a Florida not-for-profit corporation. SECOND: The name of the surviving corporation is as follows: Vanderbilt Commons Owners' Association, Inc., a Florida not-for-profit corporation. THIRD: The terms and conditions of the merger are as follows: Carolina Commons Owners' Association, Inc. shall be merged with and into Vanderbilt Commons Owners' Association, Inc. The existence of Carolina Commons Owners' Association, Inc. shall cease upon the filing of this Plan of Merger. FOURTH: The Articles of Incorporation of the surviving corporation shall be affected by the merger as follows: The Articles of Incorporation of Vanderbilt Commons Owners' Association, Inc. as now in force and effect shall be the Articles of Incorporation of Vanderbilt Commons Owners' Association, Inc. as it survives after the merger. FIFTH: The membership of the merging corporation shall be affected by the merger as follows: All of the members of Carolina Commons Owners' Association, Inc. shall become members of Vanderbilt Commons Owners' Association, Inc. upon the effective date of the merger. SIXTH: The following additional provisions shall apply to this Plan of Merger: All directors of Carolina Commons Owners' Association, Inc. and Vanderbilt Commons Owners' Association, Inc. have adopted and approved of the merger in accordance with Florida law. The effective date of the merger shall be the date of filing of the Articles of Merger to which this Plan of Merger is attached. CARLOLINA COMMONS' OWNERS' ASSOCIATION, INC., a Florida not-for-profit corporation S:UientsWanderbilt Commons\Plan of Merger VANDERBILT COMMONS' OWNERS' ASSOCIATION, INC., a Florida not -far -profit corporation B ZRaIp R. Cioffi, Jr., e s ii fQ ht m DE DAVIDSON ENGINEERING EXHIBIT "M" LETTER OF AUTHORIZATION Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com TO WHOM IT MAY CONCERN I hereby authorize LETTER OF AUTHORIZATION Frederick E. Hood, of Davidson Engineering, Inc., and Bruce Anderson, of Cheffy Passidomo, 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: Date: 0A - (N�me�Ow �(soRecord) 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. Signature of Applicant STATE OF ( W",- O— ) COUNTY OF ( CA\,,Q ) Sworn to and subscribed before me this Notary Public CHOOSE ONE OF THE FOLLOWING: who is personally known to me, who has produced and / did take an Oath did not take and Oath Ralph Cioffi, Manager, Vanderbilt Commons, LLC Name - Typed or Printed day of a(M(V MY COMMIS " as identification NOTICE - BE AWARE THAT: Notairy Public - StMe of Floris!& My Comm. Expires May 18, 2016 Commission #a FF 019254 Bonded Through National Notary Assn. 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." DE DAVIDSON ENGINEERING EXHIBIT "N" ALTERNATIVE SITE ANALYSIS Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DIG DAVIDSON r r4 G i r i E E it i NG VAN DERBILT BEACH ROAD/ COLLIER BLVD COMMERCIAL SUBDISTRICT 15.88 -ACRE EXPANSION AREA ALTERNATIVE SITE ANALYSIS Prepared For: Vanderbilt Commons, LLC c/o Welsh Companies of Florida, Inc. 2950 Tamiami Trail North, Suite 200 Naples, Florida 34103 and Prepared Bv: Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, FL 34104 October, 2015 Revised February, 2016 Revised November, 2016 Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Contents Purposeand Focus: ....................................................................................................................................... I Physical Description of Subject Property: ..................................................................................................... I Market Study and Trade Area Analysis: ........................................................................................................ 2 AlternativeSite Analysis: .............................................................................................................................. 8 Attachments: Attachment A — Vicinity Map Attachment B — County ROW Deeds and Approved Vanderbilt Commons Plat Attachment C — Vanderbilt Commons Florida Land Use Classifications System Attachment D — Vanderbilt Commons Potential Listed Species Attachment E — Census Information for Collier County Attachment F — 3.5 Mile Radial Planning Communities Attachment G — 0.5 Mile Radial Planning Communities Attachment H — Parcel 00190040802 & 00188200007 Information Attachment I — Parcel 00188040005, 00187400002, & 00187240000 Information Attachment J — Ordinance 05-19 Carolina Village PUD Attachment K — Ordinance 11-08 Addie's Corner MPUD Attachment L— Ordinance 07-54 Tree Farm MPUD Attachment M — HEX NO. 2015-42 Tree Farm PDI Purpose and Focus: The intention of this marketing study is to provide an analysis for a modification to the existing Vanderbilt Beach Road/Collier Boulevard Commercial Subdistrict; demonstrating a change to the existing Growth Management Plan (GMP) as warranted. The existing Subdistrict is located west of the northwest corner of the signalized intersection between Vanderbilt Beach Road and Collier Boulevard and extends west on Vanderbilt Beach Road approximately 1,320 feet with about 525 feet of depth (see Attachment A - Vicinity Map). The Subdistrict consists of ±49.33 acres of land — ±33.45 acres from the originally approved Subdistrict with a ±15.88 -acre expansion (Ordinance No. 2007-18 on January 25, 2007). The intent of the Vanderbilt Beach Road/Collier Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and employment for the neighboring and Golden Gate Estates residential areas. The Collier County GMP currently designates the aforementioned expansion area (±15.88 acres) as a mixed-use commercial land use of the Vanderbilt Beach Road/Collier Boulevard Commercial Subdistrict with development stipulations. The text excludes the following uses from being permitted within the expansion area: gas stations, convenience store with gas pumps, fast food restaurants with drive through lanes and tire stores. These prohibited uses are permitted in the rest of this Subdistrict which is mostly built out. The proposal of this amendment application is to provide clarification on allowable commercial square footage, while including self -storage as determined by the Hearing Examiner as a comparable and compatible land use, via a Growth Management Plan Amendment (GMPA) for the expansion area. Upon final approval and adoption of the GMPA, the property will have its PUD zoning amended to include the proposed commercial land uses and square footage by a Planned Unit Development Amendment (PUDA) of Ordinance 2005-19. An existing Plat (Plat Book 60, Pages 31 and 32) has been approved through Collier County Development Services (PL20150000968) for ±14.49 acres, an additional ±0.51 acres has been recorded via Tract A-1 within the Vanderbilt Commons Plat that has been deeded to the County through OR4577 PG3404, and the remaining ±0.88 acreage was deeded to the County under OR3573 PG0781; please refer to Attachment B. Physical Description of Subject Property: Recently, ecologist Jeremy Sterk of Earth Tech Environmental, LLC, prepared a Florida Land Use Cover Classifications System (FLUCCS) map and reviewed the potential protected species correlated with the FLUCCS map for the subject property. The FLUCCS shows ±14.49 acres, known as Vanderbilt Commons, as cleared existing water management pond and pine flatwoods preserve; please refer to Attachment D. The additional ±1.39 acres have been deeded as County owned right-of-way (Pristine Drive to the west and Buckstone Drive to the east). The potential protected species report advises that there are likely no protected species on-site; please refer to Attachment D. Market Study and Trade Area Analysis: To show a need for the Future Land Use designation modification, a market study has been performed identifying data and analysis to demonstrate that change is warranted, and that more inventory of the requested uses is needed. Dependents for this analysis include demands of the local/transient populations and existing site availability all within a 3.5 -mile radial distance from the identified expansion area. The 3.5 -mile radial distance was selected based on service convenience for potential users/residents in the near Estates designated lands to the east, the residential developments fronting south on Immokalee to the north, east of 1-75 to the west and north of Green Boulevard to the south. The subject property will be evaluated to ensure that the existing and future demographics will support the proposed land uses based on the following: • Existing local population • Proposed population growth • Existing services (specifically Restaurants/Coffee Shops/Cafe, Childcare/Pre-School, Medical and General Office, Self -Storage, and Retail) • Property Availability Existing Local Population Demographic information is an excellent indicator of demand for proposed services that are currently in short supply. Population statistics for the market study were determined based upon a 3.5 -mile radial distance from the intersection of Vanderbilt Beach Road and Collier Boulevard (please refer to Attachment E). In order to identify an accurate depiction of the population within the area of study the AUIR 2016 based upon BEBR medium growth rate projections information obtained from Collier County has been referenced. The AUIR 2016 identifies the area of study within four planning communities; refer to Attachment F. Within these planning communities the percentage of land representative of the 3.5 -mile radius boundary was calculated to obtain a more precise population within the area of study, please refer to Table 1— Planning Community Area Calculations. Table 1— Planning Community Area Calculations for 3.5 -Mile Distance Golden Gate Planning Community Total Area w/in Planning Community 9,539 Acres Study Area w/in Planning Community 1,146 Acres Percentage of Planning Community 12.01% Urban Estates Planning Community Total Area w/in Planning Community 22,257 Acres Study Area w/in Planning Community 14,941 Acres Percentage of Planning Community 67.13% Rural Estates Planning Community Total Area w/in Planning Community 75,188 Acres Study Area w/in Planning Community 6,822 Acres Percentage of Planning Community 9.07% Corkscrew Planning Community Total Area w/in Planning Community 181,924 Acres Study Area w/in Planning Community 1720 Acres percentage of Planning Community 0.95% Utilizing the percentage calculated within Table 1, the following projections for permanent populations has been interpreted for the four aforementioned planning communities within Table 2. Please refer to Attachment E for specific AUIR 2016 referenced data. Table 2 — Calculated Permanent Population 2016 within Market Study (3.5 Mile Distance) Golden Gate Planning Community Permanent Population in 2016 45,540 Percentage of Study Area w/in Planning Community 12.01% Approximate Population w/in 3.5 mile 5,469 Urban Estates Planning Community Permanent Population in 2016 43,878 Percentage of Study Area w/in Planning Community 67.13% Approximate Population w/in 3.5 mile 29,455 Rural Estates Planning Community Permanent Population in 2016 36,052 Percentage of Study Area w/in Planning Community 9.07% Approximate Population w/in 3.5 mile 3,270 Corkscrew Planning Community Permanent Population in 2016 11,541 Percentage of Study Area w/in Planning Community 0.95% Approximate Population w/in 3.5 mile 110 Total Permanent Population w/in Market Study: 38,304 To interpret the Peak population, additional information from the AUIR 2016 was evaluated resulting in a calculated 16.67% increase in population during peak season. This information ultimately, results in a base permanent population of 38,304 persons and peak seasonal population of 44,689 persons. To further define the population directly impacted by the proposed services, the same analysis was performed within a 0.5 -mile radius from the development site. The AUIR 2016 identifies the aforementioned area of study within two planning communities; refer to Attachment G. Using the same technique previously completed for the 3.5 -mile distance, the following results were obtained. Table 3 — Planning Community Area Calculations for 0.5 Mile Distance Urban Estates Planning Community Total Area w/in Planning Community 22,257 Acres Area in Study 6,060 Acres Study Area w/in Community 27.23% Rural Estates Planning Community Total Area w/in Planning Community 75,188 Acres Area in Study 67 Acres Study Area w/in Community 0.09% Table 4 - Calculated Permanent Population 2016 within Market Study (0.5 Mile Distance) Urban Estates Population in 2016 43,878 Planning Percentage of Study Area w/in Planning Community 27.23% Community Approximate Population w/in 3.5 mile 11,948 Rural Estates Population in 2016 36,052 Planning Percentage of Study Area w/in Planning Community 0.09% Community Approximate Population w/in 3.5 mile 32 Total Population: 11,980 This information ultimately, results in a base permanent population of 11,980 persons and peak seasonal population of 13,977 persons. Proposed Population Growth To further define a population in need of services, an analysis of the growth patterns within Collier County has been completed based on the AUIR 2016. Table 5 - Projected Populations within 3.5- Mile Distance Year 2011 2016 2021 2026 Golden Gate Planning Permanent 5,405 5,471 5,490 5,509 Community Peak 6,306 6,383 6,405 6,427 Urban Estates Planning permanent 26,067 29,455 34,822 39,554 Community Peak 30,412 34,365 40,627 1 46,148 Rural Estates permanent 3,156 3,271 3,534 3,767 Planning Community Peak 3,682 3,816 4,123 4,395 Corkscrew Planning Permanent 43 109 156 207 Community Peak 51 127 167 217 34,671 38,306 44,002 49,037 Total: Permanent 40,451 44,692 51,322 57,187 Peak Per the BEBR medium growth rate projections, the planning communities directly impacted by the development are growing at a rate of ±9.0% every 5 years. As a result, placing the County within the top ten growth rates in the state of Florida; please refer to Attachment E. To verify growth within the defined limits, a review of permitted zoning rights and available properties has also been reviewed, specifically, the ±15.88 acre expansion area. This area is bordered by a large residential Planned Unit Development, Wolf Creek, to the west and north. Within Wolf Creek, 671 residential units have been permitted within the ±167.96 -acre zoned property. To the south is Estates zoning with some undeveloped properties and properties developed with single family homes. To the west is a Commercial Planned Unit Development; Mission Hills. Mission Hills is currently 89% built out with approximately ±3.73 acres of available commercial development with zoning restrictions. Also, to further promote growth within the area, transportation infrastructure within the vicinity has improved and has provided additional capacity on the adjacent roadways. Improvements include the widening of Collier Boulevard and Golden Gate Boulevard that have provided efficient alternative routes; both of which are arterial roads. Existing Services In defining a warranted use for the requested commercial services, locations of existing facilities were also identified. The services identified include the following uses: • Restaurants/ Coffee Shops/Cafe • Childcare/ Pre -School • Medical and General Office • Self -Storage • Retail The results are listed below, along with the respective addresses and distance from ±15.88 -acre parcel measurements: Restaurants / Coffee Shops/Cafe 1. Cafe Blu 7550 Mission Hills Dr, Naples, FL 34120 (0.05 mi) 2. Panda Restaurant 7550 Mission Hills Dr #308, Naples, FL 34119 (0.05 mi) 3. Altaville Pizza & Deli 7550 Mission Hills Dr #318, Naples, FL 34119 (0.05 mi) 4. Subway 7550 Mission Hills Dr #322, Naples, FL 34119 (0.05 mi) 5. Blue Monkey Bar & Grill 7550 Mission Hills Dr, #326, Naples, FL 34119 (0.05 mi) 6. Dunkin Donuts 14259 Collier Blvd, Naples, FL 34119 (0.18 mi) 7. Ginos Trattoria Per Tutti 15215 Collier Blvd, Naples, FL 34119 (1.69 mi) 8. Pizza Hut 15215 Collier Blvd #305, Naples, FL 34119 (1.69 mi) 9. Coffee Cup 15215 Collier Blvd #310, Naples, FL 34119 (1.69 mi) 10. Hibachi of Japan 15215 Collier Blvd #307, Naples, FL 34119 (1.69 mi) Several restaurants, coffee shops and/or cafes are located within close proximity of the Vanderbilt Commons development. The nearest restaurants are located about 0.05 miles from the development and are within the Mission Hills Shopping Center. Access is available to the restaurants from Buckstone Drive, Vanderbilt Beach Road, Mission Hills Drive and Collier Boulevard. Childcare/ Pre -School 1. St. Agnes Catholic Church: 7775 Vanderbilt Beach Rd, Naples, FL 34120 (0.29 mi) 2. Nicaea Academy: 14785 Collier Blvd, Naples, FL 34119 (0.92 mi) 3. Vineyards Elementary School: 6225 Arbor Blvd W, Naples, FL 34119 (2.24 mi) The nearest childcare/pre-school is located about 0.29 miles to the east of the Vanderbilt Commons development and is located in a religious institution. The religious institution is located at the intersection of Collier Boulevard and Vanderbilt Beach Road. Primary access to the site is available from Vanderbilt Beach Road, however, the site can also be accessed from Collier Boulevard via local roads, Bucks Run Drive and Running Buck Court. Medical and General Office 1. New Age Dentistry of Naples: 7550 Mission Hills Dr #122, Naples, FL 34119 (0.05 mi) 2. Living Word Executive Office: 7550 Mission Hills Dr #314, Naples, FL 34119 (0.05 mi) 3. State Farm Insurance Office: 7550 Mission Hills Dr #304, Naples, FL 34119 (0.05 mi) 4. Chiropractic Office: 7550 Mission Hills Dr #316, Naples, FL 34119 (0.05 mi) 5. Mission Hills Dentistry: 7485 Vanderbilt Beach Rd, Naples, FL 34119 (0.09 mi) 6. ChiroCare Express: 15205 Collier Blvd #105, Naples, FL 34119 (1.60 mi) 7. MacDonald Insurance: 15205 Collier Blvd #106, Naples, FL 3411 (1.60 mi) 8. Naples Golf Homes: 15205 Collier Blvd #201, Naples, FL 34119 (1.60 mi) 9. Management Office: 15205 Collier Blvd #207, Naples, FL 34119 (1.60 mi) 10. CPA -Tax Office: 15205 Collier Blvd #208, Naples, FL 34119 (1.60 mi) 11. Pregnancy Clinic: 15205 Collier Blvd #209, Naples, FL 34119 (1.60 mi) 12. NCH Medical Group: 15215 Collier Blvd #101, Naples, FL 3411 (1.69 mi) 13. Dentist Office: 15265 Collier Blvd Naples, FL 34119 (1.73 mi) Located to the west of Vanderbilt Commons, across Buckstone Drive, several medical and general office establishments are within the Mission Hills development. The nearest office is located about 0.05 miles from the Vanderbilt Commons Development. Access is available to the establishment through the internal driveways in the Mission Hills shopping center from Buckstone Drive, Vanderbilt Beach Road, Mission Hills Drive and Collier Boulevard. Retail 1. Winn Dixie: 7550 Mission Hills Dr, Naples, FL 34119 (0.05 mi) 2. Verizon Wireless: 15215 Collier Blvd #318, Naples, FL 34119 (1.61 mi) 3. Dagny's Spirits: 15205 Collier Blvd #103, Naples, FL 34119 (1.61 mi) 4. Publix: 15265 Collier Blvd, Naples, FL 34119 (1.78 mi) 5. Walgreens: 15295 Collier Blvd, Naples, FL 34119 (1.84 mi) 6. CVS Pharmacy: 8831 Immokalee Rd, Naples, FL 34120 (1.98 mi) 7. Mattress Firm: 8867 Immokalee Rd #102, Naples, FL 34120 (2.00 mi) The nearest retail development is located about 0.05 miles from Vanderbilt Commons and is located in the Mission Hills Shopping Center. The retail development can be accessed from Vanderbilt Beach Road, Buckstone Drive, Mission Hills Drive and Collier Boulevard through internal driveways in the Mission Hills Shopping Center. Self -Storage 1. Cypress Self Storage: 17755 Preserve Ln, Naples, FL 34119 (2.21 mi) 2. Naples Storage Units: 500 Executive Drive, Naples, 34119 (3.18 mi) As the results show, the closest self -storage is located 2.21 miles located on Immokalee Road within the Preserve Commons commercial area, directly adjacent from Gulf Coast High School/Laurel Oak Elementary. The facility has frontage on Preserve Lane (local road). Access is available to westbound and eastbound traffic via Immokalee Road. Property Availability Due to the specific nature of the land uses proposed minimum criteria controls and limits have been established for potential available sites for consideration. The key criteria for site development are as follows: • Eligible for C-4 Zoning • Minimum 10 acres in size • Located with frontage on an arterial or collector roadway In making the decision to proceed with the subject area (±15.88 acre area), all viable sites that are commercially available were reviewed and discussed. Due to the limited amount of undeveloped C-4 properties (including PUD Commercial with C-4+ intensities), few options existed. Available properties meeting the aforementioned criteria include the following: Option #1 Folio #'s: 00190040802 & 00188200007 Legal: OR 1913 PG 1215 OR 5087 PG 93 Parcel Size: 17.26 Acres Zoning: Addie's Corner MPUD (Ordinance No. 11-08) The site is generally located on Immokalee Road approximately 3.13 miles east of 1-75, refer to Attachment H. Option #2 Folio #'s: 00188040005,00187400002,& 00187240000 Address/Legal: 8799 Immokalee Road/OR 4413 PGS 3836-3838 OR 4413 PG 3838 OR 4413 PG 3838 Parcel Size: 51.04 Acres Zoning: Treefarm MPUD (Ordinance No. 07-54) The site is generally located on the west site of Collier Boulevard Extension, just south of Immokalee Road; refer to Attachment I. Alternative Site Analysis: To further identify a need for the designation modification to the Growth Management Plan a site analysis was completed of the existing property. The following information serves as the required data and analysis to support the GMPA for the property located on Vanderbilt Beach Road between Pristine Drive and Buckstone Drive. Within the analysis, the subject properties (15.88 acres) were evaluated in comparison with aforementioned available properties: • Eligible for C-4 Zoning and Land Uses • Minimum 10 acres in size • Located with frontage on an arterial or collector roadway These aforementioned specific criteria were chosen to provide an alternative site that will function for all proposed uses inclusive of the limited uses and the self -storage land use, as found consistent by the Hearing Examiner. For the particular uses being requested, self -storage is the limiting factor requiring a C-4 zoning with Conditional Use approval requirement. The acreage was selected in order to provide enough existing property to develop a mixture of permitted land uses; includes a minimum of 3 of the 5 proposed uses within a single development. Finally, due to the types of development being requested, frontage and accessibility is critical to endorse successful businesses. Within the following analysis the location of the subject property will meet or exceed the established aforementioned criteria that have been set forth. In making the decision to proceed with future development of the subject property, all viable sites that are commercially available were reviewed. It is assumed that all vacant/undeveloped and/or cleared properties adhere to criteria of availability. Due to the limited amount of undeveloped C-4 properties (including PUD Commercial with C-4 intensities), few options exist. Proposed Site Location Folio #'s: 79271800141,79271800044, 79271800167, 79271800183, 79271800028, 79271800086, 79271800109, 79271800125, 79271800060 Address/Legal: 7373 Vanderbilt Beach Road (per the Collier County Property Appraiser's Website) BEING ALL OF VANDERBILT COMMONS LOTS 1 — 6 AND TRACTS A, B and C, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 60, PAGES 31 AND 32 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. Parcel Size: 14.49 Acres Zoning: Carolina Village PUD (Ordinance No. 05-19); Attachment J The proposed site is owned by the applicant. It is currently zoned PUD with commercial intensity ranging from C-3 to C-4 land use categories with stipulations. Currently, the site is consistent with the Future Land Use Element (FLUE). Upon the successful completion of this GMPA Application, the increased developable square footage for commercial land uses will be found consistent and permitted within the Subdistrict and subsequent zoning. As noted above, to develop the property commercially, to include the increased developable square footage and justify additional square footage for self -storage, the applicant is required to file a GMP Amendment and a companion PUD Amendment for the property. The GMP Amendment's intent is to codify that the proposed land uses and 200,000 square feet of gross leasable floor area for commercial land uses are appropriate for the location based on a thorough market analysis. A rezone will be necessary to develop the site for the increase in developable square footage, with additional language specific to self -storage. This site meets all of the stated criteria and is further justified by the market study. Alternate Site Locations: Alternate Site #1: Property located on Immokalee Road approximately 3.13 miles east of 1-75 Zoning: Addie's Corner MPUD; Attachment K Folio #'s: 00190040802 & 00188200007 Parcel Size: 17.26 Acres Zoned under Ordinance 11-08, these parcels are void of any development. The site has a mixed-use zoning designation and is set to accommodate 135,000 square feet of commercial development and/or a retirement community/group at a FAR of 0.60 and/or a hotel/motel at an intensity of 26 units per acre. Identified in the Future Land Use Map as a portion of the Urban Residential Subdistrict and Mixed Use Activity Center Subdistrict, the GMP does not limit intensity. While it is certainly arguable that this location has the potential of providing more visibility it lacks viable accessibility. Its existing access locations and the future development of the C.R. 951 Extension roadway contribute to it being less attractive than the proposed site location. Furthermore, the proposed site location currently has a majority of the site infrastructure in the ground. The cost of providing "pad ready" sites with permitting and review, negatively impacts the suitability of the property. Additionally, due to the Mixed -Use Planned Unit Development zoning on the site, the intensity of the property is limited; thereby inhibiting space for all of the proposed uses. When compared to the proposed site location for compatibility and consistency with the intensity of the site from a zoning standpoint, the proposed site location is more logical and better suited site than this parcel. Alternate Site #2: Property located on west side of Collier Boulevard Extension, just north of Immokalee Road Zoning: Tree Farm MPUD; Attachment L Tree Farm PDI; Attachment M Folio #'s: 00188040005,00187400002,& 00187240000 Parcel Size: 51.04 Acres Ordinance 07-54 defines the zoning and development control of this property. These parcels are void of any development. The site has mixed-use zoning and is set to accommodate an 18.69 -acre commercial area with a maximum 175,000 square feet of commercial/office uses 143,500 square feet of retail; while the balance is limited to office use. A minimum of 5,000 square feet shall be developed with professional or medical office use a minimum 15% of the density generated from the Activity Center acreage shall be developed within the Commercial -mixed-use District, the balance of the density generated from the Activity Center acreage may be developed within 1/3 mile of the Activity Center boundary. No more that 50% of the allowable commercial square footage may be developed prior to the development of at least % of the minimum dwelling units within the Activity Center. No more than 75% of the maximum allowable commercial square footage may be developed prior to the development of the remaining 50% of the minimum required residential dwelling units within the Activity Center. A Planned Unit Development Insubstantial Change (PDI) was approved by the Collier County Hearing Examiner on October 22, 2015, reducing the allowed density and intensity. This was achieved by reducing the maximum number of residential units from 425 to 281 multi-family/townhouse or 138 single family -detached and reducing the density generated from the Mixed Use Activity Center Subdistrict from 7. 7 to 0 units/ acre; please refer to Attachment M. Identified in the Future Land Use Map as a portion of the Urban Residential Subdistrict and Mixed -Use Activity Center Subdistrict, the GMP does not limit intensity. It can be argued that this location has the potential of providing a more visibility due to its location, although it does lack immediate accessibility. As mentioned with the previous location, this site also has no internal and external infrastructure to connect with existing county utilities and roadway infrastructure. The cost of providing those features throughout, with permitting and review, the proposed site location remains a more suitable choice for location of the proposed land uses. Additionally, due to the Mixed Use Planned Unit Development zoning on the site, the intensity of the property is limited; thereby inhibiting space for all of the proposed uses. When compared to the proposed site location for compatibility and consistency with the intensity of the site from a zoning standpoint, the proposed site location is more logical and better suited site than this parcel. ATTAC H M E N T "A" Vicinity Map Z:\Active Projects\V\Vanderbilt Commons\DWG\PlanninglGIS\GMPA\2015-10-21 VC GMPA-EXHIBIT D (LOCATION MAP).mxd N W E 0 0.5 1 MILES VANDERBILT BEACH ROAD rn U_ W J O m -I GOLDEN GATE BOULEVARD W w J J O U LEGEND - SUBJECT_ PROPERTY MAJOR ROADWAYS SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2016) COLLIER w „MONROE DEDAVIDSON ENGINEERING, INC. 4365 RADIO ROAD, SUITE 201 NAPLES, FL 34104 DAVIDSaN PHONE: 239-434-6060 €i7GiNEEP.iNC- I1Lh]=1 VANDERBILT BEACH RD. / COLLIER BLVD. COMMERCIAL SUBDISTRICT GMPA ATTACHMENT A: VICINITY MAP ATTACHMENT "B" County ROW Deeds and Approved Vanderbilt Commons Plat Q LIV PREPARED BY AND RETURN TO: THOMAS G. ECKERTY, ESQUIRE 12734 Kenwood Lane, Suite 89 Fort Myers, FL 33907-5638 Project Name: Parcel No(s): Parent Tract Folio No: Recording: $ Documentary Stamps: $ 3408918 OR: 3573 PG: 0780 RECORDED in OFFICIAL RECORDS of COLLIER COUNTI, FL 05/26/2004 at 02:53PK DWIGHT E. BROCK, CLERK RIC FEE 10.50 DOC -.10 .10 Retn: EXppMS RUDER KCCLOSKI 150 2ND HE R #1100 S? PETERSBURG FL 33101 COLLIER COUNTY GOVERNM NTAL DEED THIS WARRANTY DEED made this _!day of , 2004, by MARK L. LINDNER, TRUSTEE UNDER LAND TRUST DATED 01/04/99, with full power and authority to protect, conserve, sell, lease, encumber or to otherwise manage and dispose of the real property described herein, as provided in F. S. 689.071 (hereinafter referred to as AGrantor@), whose post office address is 4980 Tamiami Trail, N, Suite 200, Naples, Florida 34103, to COLLIER COUNTY, A POLITICAL SUBDIVISION OF THE STATE OF FLORIDA, its successors and assigns, whose post office address is 3301 Tamiami Trail, East, Naples, Florida 34112 (hereinafter referred to as AGrantee@). (Wherever used herein the terms AGrantor® and AGranteeo include all the parties to this instrument and their respective heirs, legal representatives, successors and assigns.) WITNESSETH: That the Grantor, for and in consideration of the sum of Ten Dollars ($10.00) and other valuable considerations, receipt whereof is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto the Grantee, all that certain land situate in Collier County, State of Florida, to wit: See attached Exhibit AA@ SUBJECT TO EASEMENTS, THIS PROPERTY IS NOT TOGETHER with all anywise appertaining; TO HAVE AND TO AND the Grantor hereby fee simple; that the Grantor has warrants the title to said land and and that said land is free of all er IN WITNESS WHEREOF, the said first above written. MESTEAD OF herein by reference. ATIONS OF RECORD. ts, her editar�nents and a ppOrteriances t hereto b elonging o r i n ;J e. in, f"e sirri le,#flrev4,1 i with said Granted that the Gfgotpr is lawfully seized of said land is t and lawful auth' to sel0nd convey said land, and hereby I the same against tt '4av41,claims of all persons whomsoever; ..exceDt as noted�es" Signed, sealed and delivered in the presence of: Printed name: I cc c!�c Printed name: STATE OF FLORIDA sealed these presents the day and year MARK L. LINDNER, Trustee under land trust dated 01/04/99, with full power and authority to protect, conserve, sell, lease, encumber or to otherwise manage and dispose of the real property described herein, as provided in F. S. 689.071 ) I : COUNTY OF COLLIER) The foregoing instrument was acknowledged before me this % ay of 2004, by Mark L. Lindner, Trustee under land trust dated 01 /04/99, Aho is ers nal/ known OR who produced as identification, and who did/did not take an oath. • • ♦«�- �� Notary Public Commission No.: "' Che iyl F. Hill My Commission Expa' �`�'= Commt dw#DD273268 . �� Expim: Dec 07, 2007 Bonded nm Atlaoac Boodin6 Co.. Inc - ATTACHMENT "B" *** OR: 3573 PG: 0781 *** PROPERTY DESCR/PT/ON A PORTION OF THE SOUTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION .14, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLA4/DA, BEINC MA4£ PART/CULARL Y DESCRBED AS FOLLOWS• CQNMENL'E A T THE SOUTHEAST CLW/VER OF SECT/ON j4, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, THENCE NCRTH 8859'06' WEST, ALaVC THE SOUTH UNE OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SAID SECT/ON .34, A DIS TANCE OF 1,322.15 FEE r, THENCE NORTH 0127'18" WEST, A DISTANCE OF 145.13 FEET TO A POYNT OW THE AfwmERL Y RICH T --OF- WA Y UNE OF vANDERBTL T BEA EN ROAD AND THE POINT OF WpNN/NC CF THE PARCEL GF LAND HEREM DESCMBED; THENCE lvcRTH 8859'06" WEST, ALONG SAID NCWMERL Y RIGHT -OF- WA Y UNE, A DISTANCE OF 74.07 FEET,• THENCE NORTH 0127'18" WEST, A DISTANCE OF 45824 FEET; THENCLr vcRTH 1057'09" EAST, A DISTANCE OF 37.23 FEET,THENCE NCRTH 0177'18" WST, A DISTANCE OF 29.05 FEET,7HENCE SOUTH 89'00 49" EAST, A DISTANCE OF 66.06 FEET TO A PO/NT ON THE WEST L/NE OF' THE SOUTHEAST 114 OF THE SOUTHEAST 114 CF SA/D SEC770N 34; THENCE SOUTH 0177'18" EAST, ALC3VG LAST SAID LWE, A DISTANCE OF 524.03 FEET TO THE BOVE OF e£ryNN�NG COWTA/N/NG 38,398 SQUARE fFET MORE O4 LESS. SUB. ECT Til EASEAlEN15, RES. % ND R4µ A 77OVS OF RECORD. A�; BEAR/NGS SHOWN HEfiEGIV TO THE SOUTH L/ Rl£ SOUTHEAST 114 OF THE SOUTHEAST 114G�T/ON .4 AS NDI� 839 06" NEST (ASSUMED) STP:409845:1 r INSTR 4443475 OR 4577 PG 3404 RECORDED 6/18/2010 11:59 AM PAGES 4 DWIGHT E. BROCK, COLLIER COUNTY CLERK OF THE CIRCUIT COURT DOC@.70 $0.70 REC $35.50 CONS $0.00 This instrurnent was prepared without opinion of tide by. Oregory L. Urbancic, Esq. Qoodlette, Coleman & Johnson, P.A. 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 Folio No.: Folio Nos.: 00204760502, 00204760706 and 00204761200 WARRANTY DEED (Parcel 10) THIS WARRANTY DEED is made on this Sr day of S A0 2007, by CAROLINA OFFICES, INC., a Florida corp r, w address is 3775 Airport Road, Suite l3, Naples, Florida 34105 and CAROLINA COMMON a lo� i nt(ed'ligbility company, whose address is 2400 Tamiami Trail North, Suite 101, Napless Fa X4103 (herein feed to collectively as "Grantor"), to COLLIER COUNTY, a political stllidvtsdn of the State of Flori its' sessors and assigns, whose post office address is 3301 Tamiami Trail'Eastrrl ap]es,.Flgrida 34112 (hereina r re�rred to as "Grantee). (Wherever used herein, the tertris; " G.rantor" and'GrahfW' include all the t artiei; to this instrument and their Grantor, for and in coni `on kf *pf jl,N,,ND No/1(�0 DOLLARS ($10.00) and other good and valuable consideration, the ipt ai►fi'sttfficie� of w ilcli here l'ii—'o'41edged, hereby grants, bargains, sells, aliens, remises, releases, co�jgyi and confirms unto the 'atttef, aIl't1iaicertain land situate in Collier County, Florida,to wit: i F- 4 (See Exhibit "A1,0ed hereto and,niadtr"hk a h reof) SUBJECT TO: real estate taxes -for the year 2007 and subsequent years; zoning, building code and other use restrictions imposed by governmental authority; outstanding oil, gas and mineral rights of record, if any; and restrictions, reservations and easements of record. TOGETHER with all tenements, hereditaments and appurtenances thereto belonging or in otherwise appertaining. TO HAVE AND TO HOLD, the same in fee simple forever. AND, Grantor hereby covenants with Grantee that Grantor is lawfully seized of said land in fee simple; that Grantor has good right and lawful authority to sell and convey this land; that Grantor hereby fully warrants the title to the land and will defend the same against the lawful claims of all persons whomsoever. THIS CONVEYANCE ACCEPTED BY THE BOARD OF COUNTY COWAMSIONERS COLLIER COU, F' PUPPP SANT TO THE= -- OF ROOLUTION tZIO",3_3 (Page 1 of4) OR 4577 PG 3405 IN WITNESS WHEREOF, the undersigned Grantor has duly executed and delivered this instrument the day and year first above written. Signed, Sealed and delivered in the presence of: Print ame• c7esVGr Prin Name: CAROLINA OFFICES, INC., a Florida corporation William L. Hoover, President .�A STATE OF FLORIDA COUNTY OF COLLIER THE FOREGOING INSTR VII NT w aeknowtepg ct betome on 2007, by Williitn �i of m RCI corporation, on behalf of said corp a , who( is person known tq to as Alcation. c S qday of 5A4j✓A OFFICES, INC., a Fl tda (_) has produced Not Public / Print µame: 762'E•�'tl 5►T'�-- State of Florida at Large My Commission Expires: (Notary Seal) ............................................� JEREMY STERK • -.i`olp�fUBni CAm"ii4 _ Expires 319/2004 • �.10- Bonded em (800)412-4254' ........ Florida Notary Am... Inc (Page 2 of 4) OR 4577 PG 3406 S will -.H Print Name: STATE OF FLORIDA CAROLINA COMMONS, LLC, a Florida limited iability company By: Wdp�A4, George 4lukobratovich, Mana er COUNTY OF COLLIER THE FOREGOING INSTRUME uasacknowledged' hie on this day o 2007, by George Vrkortovich, Manager, of CAR INCOMMONS, LLC, a Florida limited liability company, on behalf of said comar� wFio—�t perally ` own°,to me or �) has produced Y CHERYL HILLESHEIM ' MY COMMISSION # DD 475577 i EXPIRES: September 25, 2009 , Print Name Bonded Thru Nohry PLM Underwhre ----= ° State of Floridaat 'Argo „i1VIy Commissioji'E e :s A d as to , ora b j4w suTdoncy Asi its++t C"Rty Attorney Ellen T. CfmMll (Page 3 of 4) --- OR 4577 PG 3407 --- EXHIBIT A LEGAL DESCRIPTION Tract AG,Carolina Commons, according mthe plat thereof recorded mPlat Book 48, Pages 78 and 79 Public Records of Collier County, Florida. \ ; \ , . � \\ .t< � � \ K� . »� \\ % ® ^ 9 ® e \� : \/ ( ; }� DEDICA TIONS/RESER VA TIONS STA TE OF FL ORIDA COUNTY OF COLLIER KNOW ALL MEN B Y THESE PRESENTS THA T VANDERBIL T COMMONS, LL C, A FL ORIDA L/MI TED LIAHIL I TY COMPANY, THE OWNER OF THE LANDS DESCRIBED HEREON HAS CAUSED THIS PLA T OF "VANDERBIL T COMMONS" TO BE MADE AND DOES HEREBY• A. DEDICA TE TO THE VANDERBIL T COMMONS OWNERS' ASSOCIA TION, INC.: 1. TRACT "A " FOR PRI VA TE ROAD RIGHT—OF— WA Y (R. 0. W.), SUBJECT TO EASEMENTS AS DEPICTED HEREON, RESERVA TIONS AND SHARED USES AS HEREINAFTER SET FORTH, WITH RESPONSIBILITY FOR MAINTENANCE. SAID TRACT "A " IS A PRI VA TE RIGHT—OF—WA Y FOR WHICH COLLIER COUNTY HAS NO RESPONSIBILITY FOR MAINTENANCE. 2. ALL LANDSCAPE BUFFER EASEMENTS (L. B. E.), AS DEPICTED, FOR THE INSTALLATION AND MAINTENANCE OF LANDSCAPING WITH RESPONSIBILITY FOR MAINTENANCE. J. ALL DRAINAGE EASEMENTS (D.E.) AS DEPICTED, FOR THE PURPOSE OF CONSTRUCTION, INSTALLATION, MAINTENANCE AND OPERA TION OF STORMWA TER/DRAINAGE FA CILI TIES WITH RESPONSIBILITY FOR MAINTENANCE. 4. ALL LAKE MAINTENANCE EASEMENTS (L. M. E.) AS DEPICTED, WITH RESPONSIBILITY FOR MAINTENANCE. 5. TRACT "B" AS LAKE, FOR THE PURPOSE OF CONSTRUCTION, INSTALLATION, MAINTENANCE AND OPERA TION OF STORY WA TER/DRAINA GE FA CILI TIES, SUBJECT TO THE EA SEMEN TS DEPIC TED HEREON W1 TH RESPONSIBILITY FOR MAINTENANCE. 6. AN IRRIGA TION EASEMENT (I. E.) 0 VER TRA C T "A '; FOR THE PURPOSE OF CONSTRUCTION, INS TALLA TION, MAINTENANCE AND OPERA TION OF IRRIGA TION FACILI TIES WI TH RESPONSIB/LI TY FOR MA IN TENANCE. PRO VIDED THA T SUCH USES BE SUBJEC T TO A NO NO T INCONSIS TEN T WI TH USES B Y THE COLLIER COUNTY WA TER—SEWER DISTRICT. 7. THE PRESERVE TRACT (TRACT "C') IS DEDICATED AS A COMMON AREA. IT SHALL BE THE PERPETUAL RESPONSIBILITY OF THE VANDERBIL T COMMONS OWNERS' ASSOCIATION, INC., WITH MAINTENANCE RESPONSIBILITIES AND MA Y IN NO WA Y BE AL TERED FROM THEIR NA TURAL OR PERMITTED STA TE. A CTI VI TIES PROHIBITED WITHIN THE PRESERVES INCLUDE, BUT ARE NOT LIMITED TO, CONSTRUCTION OR PLACING OF BUILDINGS ON OR ABOVE THE GROUND, DUMPING OR PLACING SOIL OR OTHER SUBSTANCES SUCH A S TRA SH; REMO VA OR DES TRUC TION OF TREES, SHRUBS, OR 0 THER VEGETA TION WI TH THE EXCEPTION OF EXOTIC/NUISANCE VEGETA TION REMOVAL; EXCA VA TION, DREDGING OR REMOVAL OF SOIL MA TERIAL; DIKING OR FENCING AND AN Y 0 THER A C TI V1 TIES DETRIMEN TA TO DRA INA GE, FL 00D CON TROL, WA TER CONSERVA TION, EROSION CONTROL, OR FISH AND WILDLIFE HABI TA T CONSERVA TION OR PRESER VA TION. 8. ALL ACCESS EASEMENTS (A. E.), AS DEPICTED FOR ACCESS PURPOSES WITH RESPONSIBILITY FOR MAINTENANCE B. RESER VE TO THE FEE OWNERS OF L O TS 2 AND 3, TRIER SUCCESSORS AND ASSIGNS: THE JOINT A CCESS EASEMENT (J. A. E.), AS DEPICTED FOR A CCESS PURPOSES W1 TH SHARED RESPONSIBILITY FOR MAINTENANCE. C. TO COLLIER COUNTY WA TER -SEWER DISTRICT - 1. ALL COUNTY UTILITY EASEMENTS (C. U.E.) FOR POTABLE WATER, NON—POTABLE IRRIGA TION WA TER AND/OR WASTEWA TER SYSTEMS) OR PORTION(S) THEREOF AND INGRESS AND EGRESS RIGHTS, WHERE APPROPRIATE, ARE PROVIDED TO THE COLLIER COUNTY WA TER—SEWER DISTRICT TO INSTALL, OPERATE AND MAINTAIN POTABLE WA TER, NON—POTABLE IRRIGA TION WA TER AND/OR WASTEWA TER UTILITY SYSTEMS OR PORTION(S) THEREOF WITHIN THE PLA TTED AREA WITH NO RESPONSIBILITY OF MAINTENANCE OF THE SURFA CE EASEMENT AREA. 2 APPLICABLE PO TABLE WA TER, NON—PO TABLE IRRIGA TION WA TER AND/OR WA STEWA TER S YSTEM(S) OR PORTION(S) THEREOF CONSTRUCTED WITHIN THIS PLATTED AREA IN COMPLIANCE WITH THE REQUIREMENTS SET FORTH HEREIN SHALL BE CONVEYED TO THE BOARD OF COUNTY COMMISSIONERS (BOARD) AS THE EX—OFFICIO GOVERNING BOARD OF THE WATER—SEWER DISTRICT UPON ACCEPTANCE OF THE ADDITIONS, EXTENSIONS AND/OR IMPROVEMENTS REQUIRED BY THE PLA T D. DEDICATE TO COLLIER COUNTY- 1. OUNTY 1. ALL DRAINAGE EASEMENTS (D.E.), AS DEPICTED WITH NO RESPONSIBILITY FOR MAINTENANCE. 2. ALL LAKE MAINTENANCE EASEMENTS (L. M.E.), AS DEPICTED WITH NO RESPONSIBILITY FOR MAINTENANCE. J. ALL CONSER VA TION EASEMENTS (C. E.), AS DEPICTED WITH NO RESPONSIBILITY FOR MAINTENANCE AND SUBJECT TO THE CONDI TIONS OF THE DEDICA TION IN PARA GRAPH A. 7 ABO VE. 4. ALL ACCESS EASEMENTS (A. E.), AS DEPICTED WITH NO RESPONSIBILITY FOR MAINTENANCE. E. DEDICATE TO COLLIER COUNTY, ITS FRANCHISEES AND THE GREATER NAPLES FIRE RESCUE DISTRICT - AN ACCESS EASEMENT (A.E.) OVER AND ACROSS TRACT "A" FOR THE SOLE PURPOSE OF PERMITTING EMERGENCY AND SERVICE VEHICLES THEREON WITH NO RESPONSIBILITY FOR MAINTENANCE THEREOF. F. DEDICATE TO ALL LICENSED OR FRANCHISED PUBLIC OR PRI VA TE UTILITIES.- ALL TILITIES.• ALL PLATTED PUBLIC UTILITY EASEMENTS (P. U.E.) SHALL ALSO BE EASEMENTS FOR THE CONSTRUCTION, INS TALLA TION, MAINTENANCE, AND OPERA TION OF CABLE TELEVISION SER VICES- PROVIDED, HOWEVER, NO SUCH CONSTRUCTION, INSTALLATION, MAINTENANCE, AND OPERATION OF CABLE TELEVISION SERVICES SHALL INTERFERE WITH THE FA CILI TIES AND SERVICES OF AN ELECTRIC, TELEPHONE, GAS, OR OTHER PUBLIC UTILITY. IN THE EVENT A CABLE TELEVISION COMPANY DAMAGES THE FACILITIES OF A PUBLIC UTILITY, IT SHALL BE SOLEL Y RESPONSIBLE FOR THE DAMAGES THIS SECTION SHALL NOT APPL Y TO THOSE PRI VA TE EASEMENTS GRANTED TO OR OBTAINED BY A PARTICULAR ELECTRIC, TELEPHONE, GAS, OR OTHER PUBLIC UTILITY. SUCH CONSTRUCTION, INSTALLATION, MAINTENANCE, AND OPERATION SHALL COMPLY WITH THE NATIONAL ELECTRICAL SAFETY CODE AS ADOPTED BY THE FLORIDA PUBLIC SERVICE COMMISSION. IN W1 TNESS WHEREOF, THE UNDERSIGNED OWNER HAS CAUSED THESE PRESENTS TO BE SIGNED THIS DAY OF -------- 2015, A. D. Wl TNESSES.- VANDERBIL T COMMONS, LLC, A FLORIDA LIMITED LIABILITY COMPANY PRINTED NAME.• BY PRINTED NA ME.- RALPH CIOFFI, MANAGER Vanderbilt Commons A REPLA T OF ALL OF TRA C TS "A '; "1 '; '$2 " AND "3'; CAROLINA COMMONS, RECORDED IN PLAT BOOK 48, PA GES 78 AND 79 L PING Wl THIN SEC TION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA 28 27 26 O ISLAND WALK m VANDERB/L T DRI PINES 34 W 35 J 33 SLAC BEAR v RIDGE A SE VANDERBIL T BEA H ROADN PROJECT HH/LL SI Li a LOCATION WQ Q E S L OCA TION MAP NOT TO SCALE N OTI CE: THIS PLAT, AS RECORDED IN ITS GRAPHIC FORM, IS THE OFFICIAL DEPICTION OF THE SUBDIVIDED LANDS DESCRIBED HEREIN AND WILL IN NO CIRCUMSTANCES BE SUPPLANTED IN AUTHORITY BY ANY OTHER GRAPHIC OR DIGITAL FORM OF THE PLAT. THERE MAY BE ADDITIONAL RESTRICTIONS THAT ARE NOT RECORDED ON THIS PLAT THAT MAY BE FOUND IN THE PUBLIC RECORDS OF THIS COUNTY. SURVEY NOTES.• WINA ill�/�i�iGYli]��I:/ZMA FAYMNrlJ/ililxyl00461MI:/4:/xila K /1Il :a 3. BEARINGS ARE BASED ON THE SOUTHERLY BOUNDARY OF BLACK BEAR RIDGE — PHASE I, PLAT BOOK 43, PAGES 89 THROUGH 92 (INCLUSIVE) AS BEING SOUTH 89-47J6" EAST AND RELA TE TO THE STA TE PLANE COORDINA TE SYSTEM ESTABLISHED BY THE NA TIONAL GEODETIC SURVEY FOR FLORIDA EAST ZONE, 1983 DA TUM WITH 1990 ADJUSTMENT. 4. RESERVA TIONS, RESTRICTIONS AND COVENANTS OF RECORD RECORDED IN OFFICIAL RECORD BOOK 4051 PAGES 311 ET. SEQ., AS AMENDED IN OFFICIAL RECORDS BOOK 4100, PAGE 1674 ET SEQ., OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 5. RESER VA TIONS, RESTRICTIONS, EASEMENTS AND CO VENA NTS OF RECORD RECORDED IN OFFICIAL RECORD BOOK --__ PAGE --__ ET. SEQ., OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. 6. THIS PROJECT IS WITHIN THE CAROLINA VILLAGE PUD, ORDINANCE NUMBER 2005-19. CORPORA TE ACKNOWLEDGEMENT STA TE OF FL ORIDA COUNTY OF COLLIER THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS --- DAY OF -------- 2015, BY RALPH CIOFFI, MANAGER OF VANDERB/L T COMMONS, LLC, A FLORIDA LIMITED LIABILITY COMPANY, ON BEHALF OF THE COMPANY, HE IS PERSONALL Y KNOWN TO ME OR HAS PRODUCED ---------------- AS IDENTIFICA TION. SIGNA TORE OF PERSON TAKING ACKNOWLEDGMENT NAME OF ACKNOWLEDGER TYPED, PRINTED OR STAMPED (AFFIX SEAL) SHEET 1 OF 2 COUNTY APPROVALS COUNTY ENGINEER THIS PLA T APPRO VED B Y THE GROWTH MA NA GEMEN T DEPAR TMENT OF COL L/ER COUNTY, FLORIDA, THIS ------ DAY OF ------------- 2015, A. D. JA CK MCKENNA, P. E. COLLIER COUNTY ENGINEER COUNTY SURVEYOR THIS PLAT REVIEWED BY THE COLLIER COUNTY SURVEYOR THIS ----- DA Y OF ------------ 2015, A. D. MARCUS L. BERMAN, P. S.M. #5086 COLLIER COUNTY SURVEYOR COUNTY A TTORNEY THIS PLA T APPROVED BY THE COLLIER COUNTY A TTORNEY THIS ----- DA Y OF ------------ 2015, A. D. SCOTT A. STONE ASSISTANT COUNTY A TTORNEY COUNTY COMMISSION APPROVAL THIS PLAT APPROVED FOR RECORDING IN A REGULAR OPEN MEETING BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, THIS _____ DAY OF ------------ 2015, A. D. PRO VIDED THA T THE PLA T IS FILED IN THE OFFICE OF THE CLERK OF CIRCUIT COURT OF COLLIER COUNTY, FL ORIDA. A TTEST.- DWIGHT E. BROCK FILING RECORD TIM NANCE, CHAIRMAN BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA. I HEREB Y CER TIFY THA T THIS PLA T HAS BEEN EXAMINED B Y ME AND THA T I T COMPLIES IN FORM WITH THE REQUIREMENTS OF CHAPTER 177, FLORIDA STA TU TES. I FU THER CERTIFY THA T SAID PLA T WAS FILED FOR RECORD A T -------- (A. M. OR P.M.) THIS ------ DAY OF ----------- 2015 A. D., AND DUL Y RECORDED IN PLA T BOOK ------- PAGES) ------- THROUGH ------- INCLUSIVE, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. DWIGHT E. BROCK CLERK OF THE CIRCUIT COURT IN AND FOR COLLIER COUNTY, FLORIDA. SUR VEYORS CER TIFICA TE I HEREBY CERTIFY THA T THIS PLA T WAS PREPARED FROM A BOUNDARY SUR VEY PERFORMED B Y ME, OR UNDER M Y SUPER VISION, AS PRO VIDED IN CHAP TER 177.041, FL ORIDA STA TU TES AND THA T THIS PLA T COMPLIES WI TH ALL THE REQUIREMENTS OF CHAPTER 177, PART 1, AS AMENDED, FLORIDA STA TU TES. IT IS FURTHER CERTIFIED THA T ALL PERMANENT REFERENCE MONUMENTS WILL BE SET PRIOR TO RECORDING OF THIS PLA T AND THA T ALL PERMANENT CONTROL POINTS AND LOT CORNERS WILL BE SET PRIOR TO FINAL ACCEPTANCE OF THE REQUIRED IMPROVEMENTS. RHODES & RHODES LAND SURVEYING, INC. THOMAS E. RHODES, S.R., P.S.M. NO. 5854 DA TED THIS INSTRUMENT PREPARED BY: THOMAS E. RHODES, SR. P.S.M. #5854 O RHODES & RHODES LAND SURVEYING, INC. 28100 BONITA GRANDE DRIVE, UNIT #107 BONITA SPRINGS, FLA. 34135 (239) 405-8166 FAX N0. (239) 405-8167 FLORIDA BUSINESS LICENSE NO. LB 6897 1-1 0 30 60 120 CIPAPH/C SCAZ E- /N FEET 1"-60' N. N. W. CORNER OF THE S. 1/2 OF THE S. W. 1�4 OF THE S. E. 1/ OF SECTION 34 I L/ `r2V.., rl l7L `tl/Z / I 1 A r r A /1 r- A A r- r I I A /' r- I I I � I n I Z I IZ < I ]> ICN IGI V I li z I`r. I _r I I n, l.. L. 1. IL A 112-7 L. A. r I I . r - n ) -' �A/'r 9iin L/. F\ 55,3 , r /"l l7L V I I I Ar r I_ . A/,r 9r�/1 I I I V ` Vdc./ . i,/vr7/ -Vi -vvn / V./i. x/92, t..V I I I I I I NOR THERL Y R_0. W. LINE I LEGEND: L. B. C. E. R. 0. W. 0. R. BOB P. B. P. U. E. C. U. E. D. E. I. E. L.M.E. A r -S. W. CORNER OF THE S. E. 1/4 OF SECTION 34-48-26 0 Vanderbilt Commons A REPLA T OF ALL OF TRA C TS "A '; "I '; "2 " AND "3'; CAROLINA COMMONS, RECORDED IN PLAT BOOK 48, PAGES 78 AND 79 L PING Wl THIN SEC TION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA DENOTES LICENSED BUSINESS DENOTES CONSER VA TION EA SEMEN T DENO TES RIGH T- OF- WA Y DENOTES OFFICIAL RECORDS BOOK DENOTES BASIS OF BEARING DENOTES PLAT BOOK DENOTES PUBLIC UTILITY EASEMENT DENOTES COUNTY UTILITY EASEMENT DENOTES DRAINAGE EASEMENT DENOTES IRRIGATION EASEMENT DENOTES r1 rA/n Trr` LAKES MAINTENANCE EASEMENT Annrrlr` rA r r-AArA/T N 89 46'11 " W 11A A /nr{7�r// r ^r-� i�/ I 1/1 A n V/'I/ VL/L/ \Li/L_ / �1:' vr7 / \ l//-I!J S. LINE OF THE S.E. 1/4 OF SECTION 34 LEGAL DESCRIPTION BEING ALL OF TRACTS 'A,' "l,' '2" AND "J,' CAROLINA COMMONS, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 48, PAGES 78 AND 79 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LYING WITHIN A PORTION OF SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST AND BEING MORE PARTICULARL Y DESCRIBED AS FOL LOWS.• BEGINNING A T THE NORTHEAST CORNER OF CAROLINA COMMONS, ACCORDING TO 66.06' r FCM LB #6569 SHEET 2 OF 2 LINE TABLE LINE LENGTH r BEARING Ll 28.94' S 02742J" E L2 37.23' S 1070,04" W LJ 30.00' Z 00 7224 " E L 4 30.00' c] c] 00 7224 " E \ o 50.05' N 02 7334 " W L 6 38.03' o Z 89 4736 " W L 7 29.21' N 02 °13'34 " W L8 24.10' N 302846" E L9 38.35' N 8946'11 " W L 10 35.00' N 00 73'51 " E L11 27.04' N 8946'09" W L 12 149.95' N 00 20'14 " W L 13 54.07' N 89 4735 " W L 14 34.57' N 02 °1423" W L 15 8.34' N 89 °12'55" E L 16 8.96' N 00 °10'01 " E L 17 3.84' N 89 5947" W J 34.49' '•'l � I L 19 v c� 89 4736 " W o � n 28.13' N 00"10'01 " E L21 18.34' n 894736" W L22 11.61' N 894736" W L23 2.00' N 00 °1224 " E L24 17.50' N 00 `1224 " E L25 100.89' 66.06' r FCM LB #6569 SHEET 2 OF 2 20' L. B. E. 74.07' FCM LB #6569 L36 L371 I 15' D.E. 15' D.E. & L.B.E 75'-I Now - DETAIL 1 "=JO' I I S. E. CORNER OF SECTION 34-48-26 THIS INSTRUMENT PREPARED BY: THOMAS E. RHODES, SR. P.S.M. #5854 O RHODES & RHODES LAND SURVEYING, INC. 28100 BONITA GRANDE DRIVE, UNIT #107 BONITA SPRINGS, FLA. 34135 (239) 405-8166 FAX NO. (239) 405-8167 FLORIDA BUSINESS LICENSE NO. LB 6897 LINE TABLE LINE LENGTH BEARING Ll 28.94' S 02742J" E L2 37.23' S 1070,04" W LJ 30.00' N 00 7224 " E L 4 30.00' N 00 7224 " E L 5 50.05' N 02 7334 " W L 6 38.03' N 89 4736 " W L 7 29.21' N 02 °13'34 " W L8 24.10' N 302846" E L9 38.35' N 8946'11 " W L 10 35.00' N 00 73'51 " E L11 27.04' N 8946'09" W L 12 149.95' N 00 20'14 " W L 13 54.07' N 89 4735 " W L 14 34.57' N 02 °1423" W L 15 8.34' N 89 °12'55" E L 16 8.96' N 00 °10'01 " E L 17 3.84' N 89 5947" W L 18 34.49' N 00 00'13" E L 19 24.65' N 89 4736 " W L20 28.13' N 00"10'01 " E L21 18.34' N 894736" W L22 11.61' N 894736" W L23 2.00' N 00 °1224 " E L24 17.50' N 00 `1224 " E L25 100.89' N 894736" W L26 93.49' N 89'50'J4 " W L27 15.00' N 00'09'26 " E L28 93.48' N 89'50'J4 " W L29 17.50' N 00 `1224 " E L 30 6.06' N 007J'29" W L31 25.75' N 00`1224" E L32 71.74' N 8440'03" W L33 31.75' N 89 30'58" E L34 74.79' N 8757'12" W L 35 19.17' N 00 "10'01 " E L36 15.00' N 894736" W L37 15.00' N 894736" W L38 15.00' N 894736" W L39 15.00' N 894736" W 20' L. B. E. 74.07' FCM LB #6569 L36 L371 I 15' D.E. 15' D.E. & L.B.E 75'-I Now - DETAIL 1 "=JO' I I S. E. CORNER OF SECTION 34-48-26 THIS INSTRUMENT PREPARED BY: THOMAS E. RHODES, SR. P.S.M. #5854 O RHODES & RHODES LAND SURVEYING, INC. 28100 BONITA GRANDE DRIVE, UNIT #107 BONITA SPRINGS, FLA. 34135 (239) 405-8166 FAX NO. (239) 405-8167 FLORIDA BUSINESS LICENSE NO. LB 6897 20' L.B.E. r A -'C- //-)A / /// / / /n[��/n/il lVl/......:lVl V OIL_L...: ..:`/l// / // VlJ i,--AITC-�� vL-1 V l L-1 \ O �v N y) v_ v Z -0- N1 ?�;0 (14 S` TRACT A VANDERBILT WA Y 'rl 'ri I'n ]' ]' L 38 I L 39 I 15' D.E. I �� Q) 'N No � I � pN IW I INNI N �]o I> I lo`�I ` 2= I Z I 3 20' L. B. E. 74.07' FCM LB #6569 L36 L371 I 15' D.E. 15' D.E. & L.B.E 75'-I Now - DETAIL 1 "=JO' I I S. E. CORNER OF SECTION 34-48-26 THIS INSTRUMENT PREPARED BY: THOMAS E. RHODES, SR. P.S.M. #5854 O RHODES & RHODES LAND SURVEYING, INC. 28100 BONITA GRANDE DRIVE, UNIT #107 BONITA SPRINGS, FLA. 34135 (239) 405-8166 FAX NO. (239) 405-8167 FLORIDA BUSINESS LICENSE NO. LB 6897 ATTACHMENT "C" Vanderbilt Commons Florida Land Use Classification Systems Map Attachment "C"- Vanderbilt Commons Florida Land Use Classifications System ATTACHMENT "D" Vanderbilt Commons Potential Listed Species Attachment "D"- Vanderbilt Commons Potential Listed Species VANDERBILT COMMONS Florida Land Use Cover & Forms Classification System (FLUCCS) habitats present on site: FLUCCS 193 FLUCCS 411-E2 FLUCCS 500 The following is a composite table that contains the names of the protected species which have the highest probability of occurring in each onsite FLUCCS community: FLUCCS Potential Listed Species Scientific Name esi nated Status Designate or FWS FDA 193 NONE NONE - - 411 Beautiful Pawpaw Deeringothamnus pulchellus E E Big Cypress Fox Squirrel Sciurus niger avicennia T - Eastern Indigo Snake Drymarchon corais couperi T T Fakahatchee Burmannia Burmannia flava E - Florida Black Bear Ursus americanus floridanus T - Florida Coontie Zamia floridanaC - Florida Panther Felis concolor coryi E E Gopher Frog Rana capito SSC - Gopher Tortoise Gopherus polyphemus SSC - Red -Cockaded Woodpecker Picoides borealis T E Satinleaf Chrysophyllum oliviforme E - Southeastern American Kestrel Falco sparverius paulus T - Twisted Air Plant Tillandsia flexousa E - 500 American Alligator Alligator mississippiensis SSC T(S/A) Everglades Mink Mustela vison evergladensis T - Limpkin Aramus guarauna SSC - Little Blue Heron Egretta caerulea SSC - Reddish Egret Egretta rufescens SSC - Roseate Spoonbill Ajaia ajaja SSC - Snowy Egret Egretta thula SSC - Tricolored Heron Egretta tricolor SSC - The list of animals and birds was obtained from the FWC publication "Florida's Endangered Species, Threatened Species & Species of Special Concern -Official Lists", Publication Date: January 2013. The list of protected plant species was obtained from the publication "Notes on Florida's Endangered and Threatened Plants", Florida Department of Agriculture and Consumer Services, Division of Plant Industry, Bureau of Entomology, Nematology & Plant Pathology -Botany Section, Contribution 38, 5' Edition -2010). ATTACHMENT "E" Census Information for Collier County Countywide COLLIER COUNTY PERMANENT POPULATION ESTIMATES and PROJECTIONS -- COUNTYWIDE FISCAL YEAR estimates estimates estimates estimates estimates estimates projections projections projections projections projections projections projections 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 COUNTYWIDE 1 257,9261 322,653 1 326,817 1 331,756 1 335,223 1 340,293 1 347,158 1 353,936 1 360,846 1 367,892 1 375,074 1 381,722 1387,814 projections projections projections projections projections projections projections projections projections projections projections projections projections 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 COUNTYWIDE 394,004 1 400,292 1 406,681 1 412,522 1 417,800 1 423,145 1 428,559 1 434,042 1 439,159 1 443,901 1 448,695 1 453,540 1458,438 COLLIER COUNTY PERMANENT POPULATION ESTIMATES and PROJECTIONS -- COUNTYWIDE CENSUS YEAR (Decennial) estimate estimate estimate estimate estimate estimate estimate projection projection projection projection projection projection projection 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 COUNTYWIDE 1 251,3771 321,520 1 323,785 1 329,849 1 333,663 1 336,783 1 343,802 1 350,514 1 357,358 1 364,335 1 371,448 1 378,700 1 384,744 1 390,885 projection projection projection projection projection projection projection projection projection projection projection projection projection 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 COUNTYWIDE 397,123 1 403,461 1 409,900 1 415,144 1 420,456 1 425,835 1 431,283 1 436,800 1 441,517 1 446,285 1 451,104 1 455,976 1460,900 notes 1) Estimates and projections are derived from data obtained from: 2000 Census and 2010 Census; Bureau of Economic and Business Research (BEBR) population bulletins; Collier County Comprehensive Planning staff; and, Planning staff from Naples and Marco Island. 2) Based upon BEBR Medium Range growth rate projections. Prepared by Collier County Comprehensive Planning Section May 26, 2016. G:\CDES Planning Services\Comprehensive\2016 AUIR-CIE\16 Appendix I - Population, Countywide\2016 pop est. and proj. PRINT by-dw/5-2016 COLLIER COUNTY PEAK SEASON POPULATION ESTIMATES and PROJECTIONS estimates estimates estimates estimates estimates Peak Season 2000 & 2010 - 2034 estimates projections projections projections projections projections projections projections 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Unincorporated Area 1 265,3661 343,593 1 348,497 1 354,268 1 358,404 1 364,414 1 372,313 1 379,928 1 387,703 1 395,639 1 403,740 1 411,203 1 418,004 COUNTYWIDE 1 309,5111 387,183 1 392,180 1 398,107 1 402,268 1 408,351 1 416,590 1 424,723 1 433,016 1 441,470 1 450,089 1 458,066 1 465,377 projections projections projections projections projections projections projections projections projections projections projections projections projections 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Unincorporated Area 424,921 1 431,957 1 439,112 1 445,617 1 451,450 1 457,364 1 463,361 1 469,439 1 475,052 1 480,187 1 485,384 1 490,642 1 495,964 COUNTYWIDE 472,805 1 480,351 1 488,017 1 495,027 1 501,360 1 507,774 1 514,271 1 520,850 1 526,990 1 532,681 1 538,434 1 544,248 1 550,126 notes: N 1) Estimates and projections are derived from data obtained from: 2000 Census and 2010 Census; Bureau of Economic and Business Research (BEBR) population bulletins; Collier County Comprehensive Planning staff; and, Planning staff from Naples and Marco Island. p� 2) Peak Season population is derived by increasing each year's October 1 permanent population by 20% (.20). 3) Based upon BEBR Medium Range growth rate projections. Prepared by Collier County Comprehensive Planning Section May 26, 2016. G:\CDES Planning Services\Comprehensive\2016 AUIR-CIE\16 Appendix I - Population, Countywide\2016 pop est. and proj. PRINT by-dw/5-2016 Water & Sewer COLLIER COUNTY WATER DISTRICTS POPULATION ESTIMATES and PROJECTIONS October 1 Permanent & Peak Season 2000 & 2010 - 2034 estimates estimates estimates estimates estimates estimates projections projections projections projections projections projections projections projections projections projections projections projections projections projections projections projections projections projections projections projections COUNTY WATER 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Permanent Po ulation Oct.1 112 400 167 815 111,343 175,54 178Z,427 184,837 192,412 197,309 202,307 207,4 212 110 216 393 220 749 225 181 229 687 233 784 237 458 241,183 244 959 248 788 252 323 255 557 258 830 262 142 265',493 268,636 Peak Season Population 134,880 201,377 205,611 210,657 214,112 221,804 230,895 236,770 242,768 248,891 254,532 259,671 264,899 270,217 275,625 280,541 284,949 289,419 293,951 298,545 302,787 306,668 310,596 314,570 318592 322,363 estimates estimates estimates eslim ales estimates estimates projections projections projections projections protections projections protections projections protections projections projections projections projections projections projections projections projections projections projections projections ORANGETREE WATER 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Permanent Population (Oct.1) 1,206 4,808 4,925 5,062 5,177 5,601 6,049 6,256 6,466 6,681 6,879 7,059 7,243 7,429 7,619 7,792 7,947 8,103 8,262 8,424 8,573 8,709 8,847 8,986 9,127 9,260 Peak Season Po ulation 1 447 5 770 5 910 6 074 6 213 6 722 7 259 7 507 7 759 8 017 8 255 8 471 8 691 8 915 9 143 9 350 9 536 9 724 9 915 10 108 10 287 10 451 10 616 10 783 10 953 11,112 COLLIER COUNTY SEWER DISTRICTS POPULATION ESTIMATES and PROJECTIONS October 1 Permanent & Peak Season 2000 & 2010 - 2034 NORTH & EAST CENTRAL SEWER estimates 2000 estimates 2010 estimates 2011 estimates 2012 estimates 2013 estimates 2014 projections 2015 projections 2016 projections 2017 projections 2018 projactions 2019 projections 2020 projections 2021 projections 2022 projections 2023 projections 2024 projections 2025 projections 2026 projections 2027 projections 2028 projections 2029 projections 2030 projections 2031 projections 2032 projections 2033 projections 2034 Permanent Population (Oct.1) 1 61,343 1 99,349 1 100,367 1 101,764 1 102,937 1 105,435 1 108,689 1 111,352 1 114,071 1 116,846 1 119,402 1 121,731 1 124,101 1 126,511 1 128,962 1 131,190 1 133,188 1 135,214 1 137,268 1 139,350 1 141,272 1 143,031 144,811 1 146,613 1 148,436 1 150,145 Peak Season Population 1 73,612 1 119,218 1 120,440 1 122,117 1 123,525 1 126,523 1 130,427 1 133,623 1 136,885 1 140,215 1 143,283 1 146,078 1 148,921 1 151,813 1 154,754 1 157,428 1 159,826 1 162,257 1 164,721 1 167,220 1 169,527 1 171,638 173,774 1 175,935 1 178,123 1 180,174 SOUTH & SOUTHEAST SEWER estimates 2000 estimates 2010 estimates 2011 estimates 2012 estimates 2013 estimates 2014 projections 2015 projections 2016 protections 2017 projections 2018 projections 2019 projections 2020 projections 2021 projections 2022 projections 2023 projections 2024 projections 2025 projections 2026 projections 2027 projections 2028 projections 2029 projections 2030 projections 2031 projections 2032 projections 2033 projections 2034 Permanent Po ulation Oct.1 69,547 88,934 90,466 92,338 93,661 97,293 101,433 103,606 105,824 108,088 110,173 112,074 114,007 115,973 117,973 119,791 121,421 123,074 124,750 126,448 128,017 129,452 130,904 132,374 133,861 135,256 Peak Season Population 83,456 106,720 108,559 110,805 112,394 116,752 121,720 124,327 126,988 129,705 132,208 134,489 136,808 139,168 141,568 143,749 145,705 147,689 149,699 151,738 153,620 155,342 157,085 158,849 160,633 1 162,307 NORTHEAST 1 & 2 SEWER estimates 2000 estimates 2010 estimates 2011 estimates 2012 estimates 2013 estimates 2014 projections 2015 projections 2016 projections 2017 projections 2018 projections 2019 projections 2020 projections 2021 projections 2022 projections 2023 projections 2024 projections 2025 projections 2026 projections 2027 projections 2028 projections 2029 projections 2030 projections 2031 projections 2032 projections 2033 projections 2034 rD Permanent Population (Oct.1) 225 2,042 3,047 4,036 4,473 4,862 5,179 5,351 5,527 5,706 5,871 6,021 6,174 6,330 6,488 6,632 6,761 6,892 7,025 7,159 7,283 7,397 7,512 7,628 7,746 7,857 Peak Season Po ulation 270 2 450 3 656 4 844 5 368 5 834 6 215 6 421 6 632 6 847 7 045 7 226 7 409 7 596 7 786 7 959 8 114 8 271 8 430 8 591 8,740 8,876 9, 014 9 154 9,295 9,428 2000 2010 estimates 2011 estimates 2012 estimates 2013 estimates 2014 estimates 2015 estimates 2016 projections 2017 projections 2018 projections 2019 projections 2020 projections 2021 projections 2022 projections 2023 projections 2024 protections 2025 projections 2026 protections 2027 projections 2028 protections 2029 projections 2030 projections 2031 projections 2032 projections 2033 projections 2034 projections projections Permanent Population Oct.1 1 206 4 808 4 925 5 062 5 177 5 601 6 049 6 256 6 466 6 681 6 879 7 059 7 243 7 429 7 619 7 792 7 947 8 103 8 262 §,424 8 573 §,702 8 847 8 986 9, 127 9,260 Peak Season Population 1,447 5,770 5,910 6,074 6,213 6,722 7,259 7,507 7,759 8,017 8,255 8,471 8,691 8,915 9,143 9,350 9,536 9,724 9,915 10,108 10,287 10,451 10,616 10,783 10,953 11,112 notm 1) Esti males and projections are derived from data obtained/derived from: 2000 Census & 2010 Census; Bureau of Economic and Business Research (BEBR) population bulletins; Collier County Comprehensive Planning staff; and, Planning staff from Naples and Marco Island. 2) Peak Season population is derived by increasing each year's October 1 pamanent population by 20% (.20). 3) Bared upon BEBR Medium Rangegromh rate projections. Prepared by Collier County Comprehensive Planning Section May 26, 2016. G:=ES Planning Services\Comprehensive\2016 AUIR-CIE\16 Appendix I - Population, Countywide\2016 pop est, and prof. PRINT by-dw/5-2016 Planning Community April COLLIER COUNTY PERMANENT POPULATION E5TIMATE5 and PROJECTIONS r M. 1 i . 1 0 By Planning Community and City estimates estimates estimates estimates estimates estimates estimates projections projections projections projections projections projections projections projections projections projections projections projections projections projections projections Plannint Cmtonanitp 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 NN - North Naples 47,657 55,041 55,169 55,716 56,152 56,362 56,760 57,373 57,999 58,637 59,290 59,955 60,504 61,062 61,629 62,206 62,793 63,264 63,742 64,227 64,718 65,216 SN - South Naples 21,610 28,689 29,029 29,950 30,587 31,071 33,004 33,663 34,335 35,021 35,722 36,437 37,027 37,626 38,236 38,856 39,486 39,993 40,506 41,027 41,554 42,089 CN - Central Naples 18,323 18,845 18,867 18,967 19,022 19,096 19,195 19,316 19,438 19,564 19,692 19,822 19,930 20,039 20,151 20,264 20,379 20,472 20,565 20,660 20,757 20,854 EN - East Naples 24,385 22,320 22,323 22,358 22,382 22,399 22,682 22,968 23,259 23,556 23,860 24,170 24,425 24,685 24,949 25,218 25,491 25,710 25,933 26,158 26,387 26,618 GG - Golden Gate 35,325 44,925 45,000 45,283 45,418 45,490 45,506 45,540 45,575 45,611 45,647 45,684 45,714 45,745 45,777 45,809 45,841 45,867 45,894 45,921 45,948 45,976 UE - Urban Estates 16,713 38,658 38,830 1 39,484 40,084 40,876 42,313 43,878 45,476 47,108 48,773 50,473 51,873 1 53,298 54,747 56,220 1 57,719 58,922 60,142 61,379 62,633 63,904 RE - Rural Estates 18,815 34,739 34,780 34,941 35,089 35,193 35,481 36,052 36,635 37,229 37,837 38,456 38,967 39,486 40,015 40,552 41,098 41,537 41,982 42,433 42,890 43,353 M - Marco 1,350 1,219 1,222 1,224 1,227 1,299 1,340 1,626 1,918 2,216 2,521 2,832 3,088 3,348 3,613 3,882 4,156 4,376 4,599 4,826 5,055 5,287 RF - Royal Fakapalm 7,811 11,797 12,205 13,129 13,859 14,392 15,326 16,197 17,086 17,994 18,920 19,866 20,646 21,438 22,244 23,064 23,898 24,568 25,247 25,935 26,633 27,340 C - Corkscrew 1,019 4,550 5,375 7,369 8,239 8,989 10,369 11,541 12,738 13,959 15,206 16,479 17,528 18,595 19,680 20,783 21,905 22,806 23,720 24,646 25,585 26,537 1 - Immokalee 21,845 24,154 24,453 24,6851 24,805 24,832 24,905 25,007 25,112 25,220 25,329 25,441 25,533 25,626 25,722 25,819 25,917 1 25,996 26,076 26,158 26,240 26,323 BC -Big Cypress 1 190 233 1 233 237 1 239 1 240 241 241 242 243 244 245 1 246 246 247 1 248 249 1 249 250 251 1 251 252 Unincorporated SU.N/ 215,043 285,170 287,485 293,343 297,103 300,237 307,120 313,401 319,813 326,358 333,040 339,860 345,479 351,194 357,007 362,920 368,934 373,761 378,656 383,618 388,649 393,750 estimates estimates estimates estimates estimates estimates estimates projections projections projections projections projections project to ns projections projections projections projections projections projections projections projections projections Cities 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 Everglades City 479 400 406 401 409 409 427 430 433 437 440 443 447 450 453 457 460 464 467 471 474 478 Marco Island 14,879 16,413 16,443 16,521 16,556 16,607 16,728 16,827 16,927 17,026 17,126 17,225 17,318 17,411 17,504 17,597 17,690 17,774 17,859 17,943 18,028 18,112 Naples 20,976 19,537 19,451 19,584 19,595 19,530 19,527 19,856 20,185 20,514 20,843 21,172 21,501 21,829 22,158 22,487 22,816 23,145 23,474 23,803 24,132 24,461 Iv Aecotporated SL;V1 36,334 36,350 36,300 36,506 36,560 36,546 36,682 37,114 37,545 37,977 38,408 38,840 39,265 39,690 40,116 40,541 40,966 41,383 41,800 42,217 42,634 43,050 N O COUNTYWIDE TOTAL 1 251,377 1 321,520 1 323,785 1 329,849 1 333,663 1 336,783 1 343,802 1 350,514 1 357,358 1 364,335 1 371,448 1 378,700 1 384,744 390,885 397,123 403,461 409,900 415,144 420,456 425,835 431,283 436,800 notes: 1) 2000 and 2010 Naples, Marco Island, Everglades City, Unincorporated County and County -wide totals are estimates from the U.S. Census Bureau, Census 2000 and Census2010 Redistricting Data (Public Law 94-171). 2) 2000 and 2010 Planning Community estimates are based upon County Planning staff review of 2000 and 2010 Census maps and population data. 3) Marco Island projections were provided by the city's Planning staff in 2015, in 5 -year increments. In-between years are projections prepared by County Planning staff. 4) Naples projections were prepared by County staff based upon 2030 projection provided by the city's Planning staff in 2004. 5) Everglades City projections were prepared by County Planning staff. 6) 2016 - 2030 County -wide totals are projections based upon BEBR Medium Range growth rates between 2015-2020, 2020-2025 and 2025-2030, per BEBR Bulletin #174, January 2016. 7) Planning Community projections were prepared by County Planning staff using Certificate of Occupancy data & persons per dwelling unit ratios derived from 2000 Census. 8) Planning Community projections do not reflect projected buildout population figures, as prepared in 1994 and 2005. 9) Some of the Totals may not equal the sum of the individual figures due to rounding. Prepared by Collier County Comprehensive Planning Section May 26, 2016. G:\CDES Planning Services\Comprehensive\2016 AUIR-CIE\16 Appendix I -Population, Countywide\2016 pop est. and proj. PRINT by-dw/5-2016 6 Planning Community October COLLIER COUNTY PERMANENT POPULATION ESTIMATES and PROJECTIONS October Ist 2000By Planning Community and City estimates estimates estimates estimates estimates estimates proiections oroiections oroiections oroiections oroiections oroiections oroiections oroiections oroiections oroiections proiections proiections oroiections oroiections oroiections Planninu Community 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 NN - North Naples 48,857 55,105 55,442 55,934 56,257 56,561 57,066 57,686 58,318 58,964 59,623 60,230 60,783 61,345 61,918 62,500 63,029 63,503 63,984 64,472 64,967 SN - South Naples 22,020 28,859 29,490 30,269 30,829 32,037 33,333 33,999 34,678 35,372 36,080 36,732 37,326 37,931 38,546 39,171 39,740 40,249 40,766 41,290 41,822 CN - Central Naples 18,604 18,856 18,917 18,994 19,059 19,146 19,255 19,377 19,501 19,628 19,757 19,876 19,985 20,095 20,207 20,322 20,425 20,518 20,613 20,709 20,806 EN - East Naples 24,472 22,322 22,340 22,370 22,390 22,540 22,825 23,113 23,408 23,708 24,015 24,298 24,555 24,817 25,083 25,354 25,601 25,821 26,045 26,272 26,503 GG - Golden Gate 36,590 44,963 45,142 45,351 45,454 45,498 45,523 45,558 45,593 45,629 45,665 45,699 45,730 45,761 45,793 45,825 45,854 45,881 45,907 45,934 45,962 UE - Urban Estates 17,854 38,744 39,157 39,784 40,480 41,594 43,095 44,677 46,292 47,940 49,623 51,173 52,586 54,022 55,484 56,970 58,321 59,532 60,761 62,006 63,269 RE - Rural Estates 19,917 34,760 34,861 35,015 35,141 35,337 35,767 36,343 36,932 37,533 38,147 38,712 39,227 39,750 40,283 40,825 41,318 41,759 42,207 42,661 43,122 M - Marco 1,358 1,221 1,223 1,226 1,263 1,319 1,483 1,772 2,067 2,369 2,676 2,960 3,218 3,481 3,748 4,019 4,266 4,488 4,713 4,940 5,171 RF - Royal Fakapalm 8,127 12,001 12,667 13,494 14,126 14,859 15,761 16,641 17,540 18,457 19,393 20,256 21,042 21,841 22,654 23,481 24,233 24,907 25,591 26,284 26,986 C - Corkscrew 1,114 4,962 6,372 7,804 8,614 9,679 10,955 12,139 13,349 14,583 15,843 17,004 18,061 19,137 20,231 21,344 22,356 23,263 24,183 25,115 26,061 1 - Immokalee 22,032 24,303 24,569 24,745 24,819 24,868 24,956 25,060 25,166 25,274 25,385 25,487 25,580 25,674 25,770 25,868 25,957 26,036 26,117 26,199 26,282 BC- Big Cypress 194 233 235 238 239 240 241 242 243 244 244 245 246 247 248 248 249 250 250 251 252 UnincorporatedSUU 221,139 286,328 290,414 295,223 298,670 303,679 310,260 316,607 323,086 329,699 336,450 342,670 348,337 354,101 359,964 365,927 371,347 376,208 381,137 386,134 391,200 estimates estimates estimates estimates estimates estimates projections projections projections projections projections projections projections projections projections projections projections projections projections projections projections Cities 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 Everglades City 484 403 404 405 409 418 429 432 435 438 442 445 448 452 455 458 462 465 469 472 476 Marco Island 14,973 16,428 16,482 16,539 16,582 16,668 16,778 16,877 16,977 17,076 17,175 17,272 17,365 17,458 17,551 17,644 17,732 17,817 17,901 17,985 18,070 Naples 21,332 19,494 19,518 19,590 19,563 19,529 19,691 20,020 20,349 20,678 21,007 21,336 21,665 21,994 22,323 22,652 22,981 23,310 23,639 23,967 24,296 Incorporated SUM 36,788 36,325 36,403 36,533 36,553 36,614 36,898 37,329 37,761 38,192 38,624 39,052 39,478 39,903 40,328 40,754 41,175 41,591 42,008 42,425 42,842 COUNTYWIDE TOTAL 1 257,926 1 322,653 1 326,817 1 331,756 1 335,223 1 340,293 1 347,158 1 353,936 1 360,846 1 367,892 1 375,074 1 381,722 1 387,814 1 394,004 1 400,292 1 406,681 1 412,522 1 417,800 1 423,145 1 428,559 1 434,042 notes: 1) These estimates and projections are based upon the spreadsheet of permanent population prepared for April 1, 2000 and 2010-2030. 2) Estimates and projections are derived from data obtained from: 2000 Census and 2010 Census; Bureau of Economic and Business Research (B EB R) population bul I eti ns; Col I i er County Comprehensive Planning staff; and, Planning staff from Naples and Marco I sl and 3) Some of the Totals may not equal the sum of the individual figures due to rounding. Prepared by Collier County Comprehensive Planning Section May 26, 2016. G:\CDES Planning Services\Comprehensive\2016 AUIR-CIE\16 Appendix I - Population, Countywide\2016 pop est. and proj. PRINT by-dw/5-2016 N N N COLLIER COUNTY PLANNING COMMUNITIES � Florid Gulf ��I� Coast Un vers ity CORKSCREW RD LAKE ,v CS COUNTY CBO ITA E T o TI O CITY OF NAPLES 0 , 6 CITY OF MARCO ISLAND N W+1 S Miles 0 1.5 3 6 9 12 HAMMOCKRD OIMMOKALEE RD WELL RD H EVERGLADES CITY Of US 41 TAMIAMI TRAIL PLANNING COMMUNITIES O Z Z 1 - North Naples p 7 - Royal Faka alm Y p p 2 - Central Naples 8 - Rural Estates 3 - Golden Gate 9 - Corkscrew 4 - East Naples 10 - Immokalee C) 5 - South Naples 11 - Big Cypress 0 6 - Marco 12 - Urban Estates z U H YANG FILE: Z:/DA AI REQUESTPlanS MAPPING: ninaCommunitie WD US 41 TAMIAMI TRAIL ATTACHMENT 'T' 3.5 Mile Radial Planning Communities Map LEGEND QVANDERBILT BEACH RD./ COLLIER BLVD. COMM. SUBDISTRICT (EXP. AREA 15.88 AC) i 3.5 MILE RADIUS - North Naples _ Urban Estates - Central Naples - Golden Gate Rural Estates - Corkscrew Z:\Active Projects\V\Vanderbilt Comm ons\DWG\PIan ning\GIS\GMPA\2016-02-04 VC GMPA-EXHIBIT V (PLANNING COMM.).mxd 3.5 MILES _Corkscrew 00 00 IMMOKALEE RD/GR 846IMMOFtLEE RDI R 846 h 4apl s m 0 12 Urba Estates 1 � 1 � 1 I 1 � I ,O VANDERBILT BEACH RE m � 1 0� 1 � � 1 u r I E tales j n_ni nen ren � QI in Central Naples SOURCES: COLLIER COI. ,ORDAVIDSON ENGINEERING, INC. 4365 RADIO ROAD, SUITE 201 '# NAPLES, FL 34104 DAVIDSpN PHONE: 239-434-6060 E RIDGE RD w j J GREEN BLVU p MILES VANDERBILT BEACH RD. / COLLIER BLVD. COMMERCIAL SUBDISTRICT GMPA ATTACHMENT F: 3.5 MILE RADIUS PLANNING COMMUNITIES ATTACHMENT "G" 0.5 Mile Radial Planning Communities Map Z:\Active Projects\V\Vanderbilt Commons\DWG\Planning\GIS\GMPA\2016-02-04 VC GMPA-ATTACHMENT H (HALF -MILE PLANNING COMM.).mxd LEGEND OVANDERBILT BEACH RD. / COLLIER BLVD. COMM. SUBDISTRICT (EXP. AREA 15.88 AC) P 1/2 MILE RADIUS - Urban Estates Rural Estates VANDER43ILT BEACH RD 1 1 1 CHERRY WOOD DR HICKORY WOOD DR CORAL WOOD DR TEAK WOOD DR I 12 Urban Estates 7TH AVE NW 5TH AVE NW `��%ft-- — — — �'� � 00 3RD AVE NW 1STAVE NW 6) 1STAVE SW N W+ + E S m 8 Rural Estates o �` 1 1 1 I I 1 VANDERBILT BEACH RD EXT 0 5TH AVE NW 0 J m W m W 3RD AVE NW 1STAVE NW N GATE BLVD W 0.5 7iMILES DAVIDSON ENGINEERING, INC. VANDERBILT BEACH RD. / COLLIER BLVD. DE4365 RADIO ROAD, SUITE 201 COMMERCIAL SUBDISTRICT GMPA NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 ATTACHMENT G: 1/2 MILE RADIUS PLANNING COMMUNITIES EN OIN EER iWG ATTACHMENT "H" Parcel 00190040802 & 00188200007 Information Attachment "H"- Parcel 00190040802 & 00188200007 Information Page 1 of 1 Collier County Property Appraiser Property Aerial Parcel No. 00188200007 Site Adr. Open a GIS Window with More Features. http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00188200007 10/23/2015 Collier County Property Appraiser Property Summary Parcel No. 00190040802 L Site Adr. Name / Address CREEKSIDE WEST INC 2600 GOLDEN GATE PKWY Citv I NAPLES State FL Zip 134105 Page 1 of 1 Map No. Strap No. 000100 070 3822 Section Township Range Acres *Estimated 3B22 22 48 26 10 Legal 22 48 26 N1/2 OF W1/2 OF SE1/4 OF SE1/4, OR 1913 PG 1215 Millage Area • 222 Amount Millaae Rates O *Calculations Sub./Condo 100 - ACREAGE HEADER 4494-2443 School Other Total Use Code O 99 - ACREAGE NOT ZONED AGRICULTURAL 1913-1215 5.48 5.6427 11.1227 Latest Sales History (Not all Sales are listed due to Confidentialitv) Date Book -Page Amount 08/06/15 5182-2213 $ 1,850,000 09/24/09 4494-2443 $ 0 03/07/05 3746-2214 $ 0 02/10/94 1913-1215 $ 0 2015 Certified Tax Roll (Subject to Change) Land Value $ 527,380 (+) Improved Value $ 0 (_) Market Value $ 527,380 (-) 10% Cap $ 15,462 (_) Assessed Value $ 511,918 (_) School Taxable Value $ 527,380 (_) Taxable Value $ 511,918 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00190040802 10/23/2015 Search Results Collier County Tax Collector 3291 Tamiami Trail East, Naples FL 34112 2014 Tax Roll Inquiry System Print this page Sign up for eBill for an electronic, paperless tax bill in 2015. Page 1 of 1 OWNER INFORMATION I PROPERTY INFORMATION Name: HAPPY #4 FAMILY CORPORATION 1 Parcel: 00190040802 Acre: 10.00 Address: 270 NAPLES COVE DR APT 3504 Loc: NAPLES tMaM (GIS Viewl Address: Legal: 22 48 26 N1/2 OF W1/2 OF SE1/4 Address: Legal: OF SE1/4, OR 1913 PG 1215 Address: Legal: Address: NAPLES , FL 34110-7674 Legal: VALUEXXEMPTIONS I TAX INFORMATION PAY TERMS PAYMENT INFO Market Value: 465,380 County: 1672.49 Nov: 5025.97 Paid Dt : 11/19/2014 Taxable Value: 465,380 School St: 1550.65 Dec: 5078.33 Recpt: 6438 Millage Code: 222 School loc: 1046.17 Jan: 5130.68 Mach: Homested Ex: 0 City Tax: 0.00 Feb: 5183.04 Paymt 5,025.97 Agricltr Ex: 0 Dependt: 333.26 Mar: 5235.39 Mort 0 Widow Ex: 0 Water: 144.13 Apr:0 STATUS INFO. Blind Ex: 0 Inde end: 488.69 �� Ma 0 �� Non Ad Va: Disabled: 0 Voter Appr: 0.00 Now Due: 0.00 Installment: * : 5235.39 Gross Tax A r fee: 0 PP 0 Veteran Ex: 0 Wholly Ex: 0 Deferred: 0 Civilian Ex: 0 Advertising 0.00 Bankrupt:0 TDA: 0 COMMENTS New Search Back To List 2003 Parcel Information 12004 Parcel Information 12005 Parcel Information 12006 Parcel Information 2007 Parcel Information 12008 Parcel Information 12009 Parcel Information 12010 Parcel Information 12011 Parcel Information 12012 Parcel Information 12013 Parcel Information Last Updated: 10/22/2015 5:00pm http://www.colliertax.com/searchlview.php?ID=683925454&page=l &tc=1 &tax_year=20... 10/23/2015 Page 1 of 1 Collier County Property Appraiser Property Aerial Parcel No. 00190040802 Site Adr. Open a GIS Window with More Features. http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00190040802 10/23/2015 Collier County Property Appraiser Property Summary Parcel No. 00188200007 L Site Adr. Name / Address CREEKSIDE WEST INC 2600 GOLDEN GATE PKWY Map No. 3B22 City NAPLES State FL Strap No. Section Towns 000100 026 03B22 22 48 Page 1 of 1 Zip 134105 Range Acres *Estimated 26 7.26 Legal 22 48 26 S1/2 OF W1/2 OF SE1/4 OF SE1/4, LESS R/W, OR 1514 PG 473, AND LESS R/W AS DESC IN OR 5087 PG 93 Millage Area Q 222 Sub./Condo 100 - ACREAGE HEADER Use Code BI 199 - ACREAGE NOT ZONED AGRICULTURAL Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book -Page Amount 08/06/15 5182-2213 $ 1,850,000 09/24/09 4494-2443 $ 0 03/07/05 3746-2212 $ 0 03/28/90 1514-473 $ 0 11/01/81 945-1493 $ 104,500 03/01/64 163-154 $ 0 Millage Rates O *Calculations School Other Total 5.48 5.6427 11.1227 2015 Certified Tax Roll (Subject to Change) Land Value $ 617,100 (+) Improved Value $ 0 (_) Market Value $ 617,100 (-) 10% Cap $ 8,925 (_) Assessed Value $ 608,175 (_) School Taxable Value $ 617,100 (_) Taxable Value $ 608,175 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00188200007 10/23/2015 Search Results Collier County Tax Collector 3291 Tamiami Trail East, Naples FL 34112 2014 Tax Roll Inquiry System Print this page Sign up for eBill for an electronic, paperless tax bill in 2015. Page 1 of 1 OWNER INFORMATION I PROPERTY INFORMATION Name: HAPPY #4 FAMILY CORPORATION 1 Parcel: 00188200007 Acre: 8.49 Address: 270 NAPLES COVE DR APT 3504 Loc: NAPLES tMaM (GIS Viewl Address: Legal: 22 48 26 S1/2 OF W1/2 OF SEI/4 Address: Legal: OF SE1/4, LESS WW, OR 1514 PG Address: Legal: 473 Address: NAPLES , FL 34110-7674 Legal: VALUEXXEMPTIONS I TAX INFORMATION PAY TERMS PAYMENT INFO Market Value: 636,750 County: 2288.36 Nov: 6876.73 Paid Dt : 11/19/2014 Taxable Value: 636,750 School St: 2121.65 Dec: 6948.36 Recpt: 6436 Millage Code: 222 School loc: 1431.41 Jan: 7019.99 Mach: Homested Ex: 0 City Tax: 0.00 Feb: 7091.63 Paymt 6,876.73 Agricltr Ex: 0 Dependt: 455.98 Mar: 7163.26 Mort 0 Widow Ex: 0 Water: 197.21 Apr:0 STATUS INFO. Blind Ex: 0 Inde end: 668.65 �� Ma 0 �� Non Ad Va: Disabled: 0 Voter Appr: 0.00 Now Due: 0.00 Installment: * : 7163.26 Gross Tax A r fee: 0 PP 0 Veteran Ex: 0 Wholly Ex: 0 Deferred: 0 Civilian Ex: 0 Advertising 0.00 Bankrupt:0 TDA: 0 COMMENTS New Search Back To List 2003 Parcel Information 12004 Parcel Information 12005 Parcel Information 12006 Parcel Information 2007 Parcel Information 12008 Parcel Information 12009 Parcel Information 12010 Parcel Information 12011 Parcel Information 12012 Parcel Information 12013 Parcel Information Last Updated: 10/22/2015 5:00pm http://www.colliertax.com/searchlview.php?ID=683925377&page=l &tc=1 &tax_year=20... 10/23/2015 ATTACHMENT "I" Parcel 00188040005, 00187400002 & 00187240000 Information Attachment 'T'- Parcel 00188040005, 00187400002, & 00187240000 Information Page 1 of 1 Collier County Property Appraiser Property Aerial Parcel No. 00188040005 Site Adr. 18799 IMMOKALEE RD Open a GIS Window with More Features. http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00188040005 10/23/2015 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No. 100188040005 Site Adr. 18799 IMMOKALEE RD Name / Address MONAGHAN TR, THOMAS S TREE FARM LAND TRUST Map No. 3B22 24 FRANK LLOYD WRIGHT DR State MI Zip 48105-9484 City ANN ARBOR Strap No. 000100 023 3822 Section Township Range Acres *Estimated 22 48 26 14.12 Legal 22 48 26 E1/2 OF SEI/4 OF SE1/4, LESS CANAL R/W S 100FT, LESS THOSE PORTIONS AS DESC IN OR 4413 PGS 3836-3838 Millage Area Q 222 Sub./Condo 100 - ACREAGE HEADER Use Code 9 199 - ACREAGE NOT ZONED AGRICULTURAL Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book -Page Amount 11/16/10 4625-278 $ 0 09/16/04 3643-3261 $ 0 09/16/04 3643-3259 $ 0 08/29/02 3099-3456 $ 0 08/29/02 3099-3453 $ 5,700,000 07/15/98 2441-1147 $ 2,663,200 07/15/98 2441-1144 $ 0 04/01/88 1344-47 $ 1,293,500 04/01/84 1078-1675 $ 0 Millage Rates O *Calculations School Other Total 5.48 5.6427 11.1227 2015 Certified Tax Roll (Subject to Change) Land Value $ 1,412,000 $ 0 (+) Improved Value (_) Market Value $ 1,412,000 (-) 10% Cap (_) Assessed Value (_) School Taxable Value (_) Taxable Value $ 557,740 $ 854,260 $ 1,412,000 $ 854,260 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00188040005 10/23/2015 Search Results Collier County Tax Collector 3291 Tamiami Trail East, Naples FL 34112 2014 Tax Roll Inquiry System Print this page Sign up for eBill for an electronic, paperless tax bill in 2015. Page 1 of 1 OWNER INFORMATION I PROPERTY INFORMATION Name: MONAGHAN TR, THOMAS S Parcel: 00188040005 Acre: 14.12 Address: TREE FARM LAND TRUST I Loc: 18799 IMMOKALEE RD NAPLES tMapl (GIS View) Address: 24 FRANK LLOYD WRIGHT DR 1 Legal: 22 48 26 EI/2 OF SE1/4 OF Address:I JSE1/4, LESS CANAL R/W S 100FT, Address: Legal: LESS THOSE PORTIONS AS DESC IN Address: ANN ARBOR, MI 48105-9484 JOR 4413 PGS 3836-3838 VALUE/EXEMPTIONS TAX INFORMATION PAY TERMS PAYMENT INFO Market Value: 1,059,000 County: 2790.94 Nov: 9899.81 Paid Dt : 11/26/2014 Taxable Value: 776,600 School St: 3528.59 Dec: 10002.93 Recpt: 67863 Millage Code: 222 School loc: 2380.63 Jan: 10106.05 Mach: 0 Homested Ex: 0 City Tax: 0.00 Feb: 10209.18 Paymt 9,899.81 Agricltr Ex: 0 Dependt: 556.12 Mar: 10312.30 Mort 0 Widow Ex: 0 Water: 240.51 Apr:0 STATUS INFO. Blind Ex: 0 Inde end: 815.51 Ma 0 Non Ad Va: Disabled: 0 Voter Appr: 0.00 Now Due: 0.00 Installment: � Gross Tax: 10312.30 A r fee: 0 pp 0 Veteran Ex: Wholly Ex: 0 Deferred: 0 Civilian Ex: 0F Advertising: 0.00 Bankrupt:0 TDA: COMMENTS New Search Back To List 2003 Parcel Information 12004 Parcel Information 12005 Parcel Information 12006 Parcel Information 2007 Parcel Information 12008 Parcel Information 12009 Parcel Information 12010 Parcel Information 12011 Parcel Information 12012 Parcel Information 12013 Parcel Information Last Updated: 10/22/2015 5:00pm http://www.colliertax.com/search/view.php?ID=683925373 &page=I &tc=1 &tax_yea1-20... 10/23/2015 Page 1 of 1 Collier County Property Appraiser Property Aerial Parcel No. 00187400002 Site Adr. Open a GIS Window with More Features. http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00187400002 10/23/2015 Collier County Property Appraiser Property Summary Parcel No. 00187400002 Site Adr. Name / Address MONAGHAN TR, THOMAS S TREE FARM LAND TRUST 24 FRANK LLOYD WRIGHT DR City ANN ARBOR State MI Zip 48105-9484 Page 1 of 1 Map No. Strap No. Section Township Range Acres *Estimated 3B22 000100 011 3822 22 48 26 18.46 Legal 22 48 26 E1/2 OF NE1/4 OF SE1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4413 PG 3838 Millage Area • 222 Amount Millaae Rates 9 *Calculations Sub./Condo 100 - ACREAGE HEADER 3643-3261 School Other Total Use Code O 99 - ACREAGE NOT ZONED AGRICULTURAL 3099-3456 5.48 5.6427 11.1227 Latest Sales History (Not all Sales are listed due to Confidentialitv) Date Book -Page Amount 11/16/10 4625-278 $ 0 09/16/04 3643-3261 $ 0 09/16/04 3643-3259 $ 0 08/29/02 3099-3456 $ 0 08/29/02 3099-3453 $ 5,700,000 07/15/98 2441-1147 $ 2,663,200 07/15/98 2441-1144 $ 0 04/01/88 1344-47 $ 1,293,500 04/01/84 1078-1675 $ 0 2015 Certified Tax Roll (Subject to Change) Land Value $ 1,846,000 (+) Improved Value $ 0 (_) Market Value $ 1,846,000 (-) 10% Cap $ 729,170 (_) Assessed Value $ 1,116,830 (_) School Taxable Value $ 1,846,000 (_) Taxable Value $ 1,116,830 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00187400002 10/23/2015 Search Results Collier County Tax Collector 3291 Tamiami Trail East, Naples FL 34112 2014 Tax Roll Inquiry System Print this page Sign up for eBill for an electronic, paperless tax bill in 2015. Page 1 of 1 OWNER INFORMATION I PROPERTY INFORMATION Name: MONAGHAN TR, THOMAS S Parcel: 00187400002 Acre: 18.46 Address: TREE FARM LAND TRUST I Loc: NAPLES tMaa) (GI5 Viewl Address: 24 FRANK LLOYD WRIGHT DR Legal: 22 48 26 EI/2 OF NE1/4 OF Address:I ISEI/4, LESS THAT PORTION FOR Address:I Legal: R/W AS DESC IN OR 4413 PG Address: ANN ARBOR, MI 48105-9484 Legal: 3838 11 IVALUE/EXEMPTIONS1 Market Value: 1,384,500 Taxable Value: 1,015,300 Millage Code: 222 Homested Ex: 0 Agricltr Ex: 0 Widow Ex: 0 Blind Ex: 0 Disabled: 0 Veteran Ex: Wholly Ex: 0 Civilian Ex: 0 I TAX INFORMATION County: 3648.79 School St: 4613.15 School loc: 3112.36 City Tax: 0.00 Dependt: 727.06 Water: 314.44 Inde end: 1 066.17 Voter Appr: 0.00 PAY TERMS Nov: 12942.69 Dec: 13077.51 PAYMENT INFO Paid Dt : 11/26/2014 Recpt: 67864 Mach: 0 Paymt 12,942.69 Mort 0 Jan: 13212.33 Feb: 13347.15 Mar: 13481.97 Apr:0 Ma 0 Now Due: 0.00 STATUS INFO. Non Ad Va: Installment: Deferred: 0 Bankrupt:0 TDA: � Gross Tax: 13481.97 A r fee: 0 pp 0 Advertising: 0.00 COMMENTS New Search Back To List 2003 Parcel Information 12004 Parcel Information 12005 Parcel Information 12006 Parcel Information 2007 Parcel Information 12008 Parcel Information 12009 Parcel Information 12010 Parcel Information 12011 Parcel Information 12012 Parcel Information 12013 Parcel Information Last Updated: 10/22/2015 5:00pm http://www.colliertax.com/search/view.php?ID=683925361 &page=I &tc=1 &tax_yea1-20... 10/23/2015 Collier County Property Appraiser Property Aerial Parcel No. 00187240000 Site Adr. Page 1 of 1 Open a GIS Window with More Features. http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00187240000 10/23/2015 Collier County Property Appraiser Property Summary Parcel No. 00187240000 Site Adr. Name / Address MONAGHAN TR, THOMAS S TREE FARM LAND TRUST 24 FRANK LLOYD WRIGHT DR City ANN ARBOR State MI Zip 48105-9484 Page 1 of 1 Map No. Strap No. Section Township Range Acres *Estimated 3B22 000100 007 3822 22 48 26 18.46 Legal 22 48 26 E1/2 OF SE1/4 OF NE1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4413 PG 3838 Millage Area • 222 Amount Millaae Rates 9 *Calculations Sub./Condo 100 - ACREAGE HEADER 3643-3261 School Other Total Use Code O 99 - ACREAGE NOT ZONED AGRICULTURAL 3099-3456 5.48 5.6427 11.1227 Latest Sales History (Not all Sales are listed due to Confidentialitv) Date Book -Page Amount 11/16/10 4625-278 $ 0 09/16/04 3643-3261 $ 0 09/16/04 3643-3259 $ 0 08/29/02 3099-3456 $ 0 08/29/02 3099-3453 $ 5,700,000 07/18/98 2441-1144 $ 0 07/15/98 2441-1147 $ 2,663,200 04/01/84 1344-47 $ 1,293,500 04/01/84 1078-1675 $ 0 2015 Certified Tax Roll (Subject to Change) Land Value $ 1,795,051 (+) Improved Value $ 0 (_) Market Value $ 1,795,051 (-) 10% Cap $ 678,221 (_) Assessed Value $ 1,116,830 (_) School Taxable Value $ 1,795,051 (_) Taxable Value $ 1,116,830 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.comlmain searchlRecorddetail.html?Map=No&FolioNum=00187240000 10/23/2015 Search Results Collier County Tax Collector 3291 Tamiami Trail East, Naples FL 34112 2014 Tax Roll Inquiry System Print this page Sign up for eBill for an electronic, paperless tax bill in 2015. Page 1 of 1 OWNER INFORMATION I PROPERTY INFORMATION Name: MONAGHAN TR, THOMAS S Parcel: 00187240000 Acre: 18.46 Address: TREE FARM LAND TRUST I Loc: NAPLES tMaa) (GI5 Viewl Address: 24 FRANK LLOYD WRIGHT DR Legal: 22 48 26 EI/2 OF SE1/4 OF Address:I JNE1/4, LESS THAT PORTION FOR Address:I Legal: R/W AS DESC IN OR 4413 PG Address: ANN ARBOR, MI 48105-9484 Legal: 3838 IVALUE/EXEMPTIONS1 Market Value: 1,346,301 Taxable Value: 1,015,300 Millage Code: 222 Homested Ex: 0 Agricltr Ex: 0 Widow Ex: 0 Blind Ex: 0 Disabled: 0 Veteran Ex: Wholly Ex: 0 Civilian Ex: 0 I TAX INFORMATION County: 3648.79 School St: 4485.87 School loc: 3026.48 City Tax: 0.00 Dependt: 727.06 Water: 314.44 Inde end: 1 066.17 Voter Appr: 0.00 PAY TERMS Nov: 12738.06 Dec: 12870.75 PAYMENT INFO Paid Dt : 11/26/2014 Recpt: 67865 Mach: 0 Paymt 12,738.06 Mort 0 Jan: 13003.43 Feb: 13136.12 Mar: 13268.81 Apr:0 Ma 0 Now Due: 0.00 STATUS INFO. Non Ad Va: Installment: Deferred: 0 Bankrupt:0 TDA: � Gross Tax: 13268.81 A r fee: 0 pp 0 Advertising: 0.00 COMMENTS New Search Back To List 2003 Parcel Information 12004 Parcel Information 12005 Parcel Information 12006 Parcel Information 2007 Parcel Information 12008 Parcel Information 12009 Parcel Information 12010 Parcel Information 12011 Parcel Information 12012 Parcel Information 12013 Parcel Information Last Updated: 10/22/2015 5:00pm http://www.colliertax.com/searchlview.php?ID=683 9253 5 5 &page=2&tc=2&tax_year=20... 10/23/2015 ATTACHMENT "J" Ordinance 05-19 — Carolina Village PUD X1$0 ti0111z r3��'s to o �Z9ZStAN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS TO CHANGE THE ZONING CLASSIFICATION OF THE SUBJECT REAL PROPERTY FROM RURAL AGRICULTURAL "A" TO MIXED USE PLANNED UNIT DEVELOPMENT "MPUD" FOR A DEVELOPMENT TO BE KNOWN AS CAROLINA VILLAGE PUD CONSISTING OF 150,000 SQUARE FEET OF COMMERCIAL USES AND UP TO 64 RESIDENTIAL UNITS, FOR PROPERTY LOCATED ON THE NORTH SIDE OF VANERVILT BEACH ROAD ABOUT 1/4 MILE WEST OF COLLIER BOULEVARD, IN SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 15.88+ ACRES; AND PROVIDING FOR AN EFFECTIVE DATE. Attachment "J"- Ordinance 05-19 Carolina Village PUD ORDINANCE NO. 2005- 19 c.� WHEREAS, William Hoover of Hoover Planning and Development Inc., representing Catalina Plaza, LLC, petitioned the Board of County Commissioners to change the zoning classification of the subject real property in Petition PUDZ-2004-AR-6383. NOW THEREFORE BE IT ORDAINED by the Board of County Commissioners of Collier County, Florida, that: SECTION ONE: The Zoning Classification of the subject real property described in Section 1.2 of the PUD Document, attached hereto as Exhibit "A," and incorporated by reference herein, located in Section 34, Township 48 South, Range 26 East, Collier County, Florida, is changed from "A" Rural Agricultural to "MPUD" Mixed Use Planned Unit Development in accordance with the Carolina Village PUD. The appropriate zoning atlas map or maps as described in Ordinance Number 04-41, as amended, the Collier County Land Development Code, hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Florida Department of State. PASSED AND DULY ADOPTED by super majority vote of the Board of County Commissioners of Collier County, Florida, this Z 6 day ofA p mak, 2005. ATTEST, ,... DWIGHT E. BROCK, CLERK `Rtrit; tiK t� RK Approved. asrtp'Eonn and I sufficie wu� Patrick G. White Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: W . FRED W. COYLE, CHAIRMAN This ordinance re,r tory of t4 day of IV and acknowled fill n received of , 4 By filed with the te's Office t emf that his day - .401C . SECTION III MIXED USE AREA PLAN 3.1 PURPOSE The purpose of this Section is to identify specific development standards for the Mixed Use Areas as shown on Exhibit "A", PUD Master Plan. 3.2 GENERAL DESCRIPTION Areas designated as Mixed Use Areas on the PUD Master Plan are intended to provide a variety of retail uses and office uses while providing for the opportunity of having residential uses on the second and/or third floor of mixed use buildings that have commercial uses on at least the first floor. Commercial Areas are limited to a maximum gross leasable area of 150,000 square feet and residential uses are limited to a maximum of 64 dwelling units. 3.3 PERMITTED USES No building, structure or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: A. Permitted Commercial Principal Uses and Structures: 1. Amusement and Recreation Services (groups 7911, 7991, 7993 only for indoor video game arcade and indoor coin-operated amusement machine, 7999 only for bicycle rental, ice skating rink operation, indoor slot -car track, and miniature golf course). 2. Apparel and Accessory Stores (groups 5611 - 5699). 3. Auto Supply Stores (group 5531 only for automobile accessory dealers and automobile parts dealers. limited to retail sales without any installation). 4. Automobile Parking (group 7521). 5. Paint. Glass. and Wallpaper Stores (group 5231). 6. Business Services (groups 7311. 7313. 7322 - 7338, 7361, 7371 - 7379. 7384, 7389 only for service of interior decorating/design, mapmaking, notary public, paralegal service, and Postal Service contract stations). 7. Depository and Non -Depository Institutions (groups 6021-6199). s 8. Eating Places (group 5812) and Drinking Places (group 5813 only cocktail lounges and on -premise consumption of beer, wine and liquor, in conjunction with a restaurant.) Drinking Places are subject to the locational restrictions described in Section 2.6.10 of the Land Development Code. 9. Educational Services (groups 8211 - 8231 (no regional libraries). 10. Food Stores with 5,000 square feet or less of gross floor area in the principal structure (groups 5411 - 5499). 11. General Merchandise Stores with 5,000 square feet or less of gross floor area in the principal structure (groups 5311 - 5399). 12. Health Services (groups 8011 — 8049, 8082). 13. Home Furniture, Furnishings and Equipment Stores (groups 5712 - 5736). 14. Insurance Carriers, Agents, Brokers, and Services with 5,000 square feet or less of gross floor area in the principal structure (groups 6311 - 6399, 6411). 15. Legal Services (group 8111). 16. Membership Organizations (groups 8611, 8621, 8641 - 8661). 17. Miscellaneous Repair (groups 7622, 7629, 7631, 7699 but only bicycle repair, camera repair, locksmiths, luggage repair, medical/ dental instrument repair, musical instrument repair, piano repair, saw/knife sharpening service, and custom picture framing). 18. Miscellaneous Retail (groups 5912, 5921, 5932 (antiques only), 5941 - 5949, 5961, 5962, 5992 - 5999 (except auction rooms, awning shops, fireworks, gravestones, hot tubs, monuments, sales barns, swimming pools, tombstones and whirlpool baths). (The sale of swimming pool accessories and supplies is allowable under 5999, but not the sale of swimming pools.) 19. Motion Picture Theaters and Video Tape Rental (groups 7832 and 7841). 20. Museums and Art Galleries (group 8412). 21. Personal Services (group 7212 dry-cleaning and laundry pickup stations only, 7221 - 7291, 7299 (only car title and tag service, diet workshops, tuxedo rental, massage parlor, and tanning salon). 22. Professional Offices, Research, and Management Consulting Services (groups 8711 - 8743, 8748). 23. Public Administration (groups 9111 - 9199, 9229, 9311, 9411 — 9451, 9511 — 9532, 9611 — 9661, 9221). 24. Real Estate Agents and Managers (groups 6512, 6531 - 6552). 25. Security and Commodity Dealers (groups 6211 -6289). 26. Social Services (groups 8322 (only adult day care services, counseling services, and senior citizens associations), 8351). 27. Travel Agencies (group 4724). 28. Any other use which is comparable in nature with the foregoing list of permitted principal and the accessory uses by the Board of Zoning Appeals (BZA). B. Permitted Residential Principal Uses and Structures: 1. Multi -family dwellings. 2. Any other use which is comparable in nature with the foregoing list of permitted principal and the accessory uses by the Board of Zoning Appeals (BZA). C. Accessory Commercial Uses: 1. Uses and structures that are accessory and incidental to the Permitted Uses within this PUD Document. 2. Drinking Places (group 5813 only cocktail lounges and on -premise consumption of beer, wine, and liquor in conjunction with a restaurant.) 3. Caretaker's residences subject to Section 5.03.05 of the Collier County Land Development Code. D. Accessory Residential Uses 1. Customary residential accessory uses and structures including carports, garages, and storage buildings. 2. Recreational uses and facilities including swimming pools, hot tubs, volleyball courts, children's playground areas, tot lots, walking paths, picnic areas, clubhouse, verandahs, and basketball/shuffle board courts. 3. Manager's residences and offices, temporary sales trailers, and model units. 4. Gatehouse. 5. Essential services, including interim and permanent utility and maintenance facilities. 6. Carports are permitted within parking areas. 3.4 DEVELOPMENT STANDARDS A. Table I sets forth the development standards for land uses within the Carolina Village Mixed Use PUD. Front yard setbacks in Table I shall be measured as follows: 1. If the parcel is served by a public or private right-of-way, the setback is measured from the adjacent right-of-way line. 2. If the parcel is served by a non -platted private drive, the setback is measured from the back of curb or edge of pavement. If the parcel is served by a platted private drive, the setback is measured from the road easement or property line. STANDARDS Minimum Lot Area Minimum Lot Width Front Yard Setback Side Yard Setback (2) 1 Story 2 Story 3 Story Rear Yard Setback Principal Structure Accessory Structure PUD Boundary Setback Principal Structure Accessory Structure Lake Setback (3) Preserve Area Setback Principal Structure Accessory Structures or Other Site Alterations Distance Between Structures Main/Principal 1 -Story to 1 -Story 1 -Story to 2 -Story 2 -Story to 2 -Story 2 -Story to 3 -Story 3 -Story to 3 -Story Accessory Structures Maximum Height (4) Retail Building Office Building Mixed -Use Building (4) Accessory Building Minimum Floor Area TABLE I MIXED USE DEVELOPMENT STANDARDS COMMERCIAL USES 10.000 Sq. Ft. 75'(1) 20 6' TS 10' 15' 10' BH 10' or buffer width 20' or 0' 25' 10' 12' 13.5' 15' 17.5' 20' Same as principal structure RESIDENTIAL USES SCU on First Floor SCU on First Floor SCU on First Floor SCU on First Floor SCU on First Floor SCU on First Floor SCU on First Floor 10' BH 10' or buffer width 20' or 0' 25' 10' 12' 13.5' 15' 17.5' 20' Same as principal structure 35' and 1 story NA 42' and 3 stories NA 45'' and 3 stories 45' and 3 stories 35' 35' 700 Sq. Ft. of principal structure 500 Sq. Ft, per dwelling unit on first habitable floor (1) May be reduced on cul-de-sac lots and lots along the inside and outside of curved streets by 25%. (2) Where fee simple lots are created for each building unit, no side yard shall be required between interior units of a unified principal structure. and the side yard shall be measured from the exterior wall(s) of the unified principal structure. (3) Lake setbacks are measured from the control elevation established for the lake. Lake setbacks can be reduced from 20' to 0' where a stemwall bulkhead or pier is constructed and the requirements of Section 4.02.05 of the LDC are met. (4) Retail uses are limited to the first floor of any budding. Residential uses are limited to the second and third Floors of mixed-use buildings (structures %vith retail or office uses on the first floor and office or residential uses on the second and third floors) Note "BH" refers to building height and "SCU" refers to same as the commercial use on the first floor of the rr xed-use building the res,dential use is located in SECTION IV PRESERVE AREA PLAN 4.1 PURPOSE The purpose of this Section is to identify specific development standards for the Preserve Areas as shown on Exhibit "A," PUD Master Plan, as may be amended pursuant to Section 5.3. 4.2 PERMITTED USES No building, structure or part thereof, shall be erected, altered or used, or land used, in whole or part, for other than the following: A. Permitted Principal Uses and Structures: 1. Passive recreational areas. 2. Biking, hiking, and nature trails, and boardwalks. 3. Water management structures. 4. Native preserves and wildlife sanctuaries. 14 I, INF _ I PRISTINE DRIVE — - j'� A I CAROLINA WAY CAROLINA WAY I A MIXED-USE AREA .\A ER MA 14 m CTWNFC-S To Io `'_`URF C^t 1 FP COUNTY WATER MAIN 1 �` P4. RWl - -� SOUTH TRACT O m Mission Hills ° PUD Y SHOPPING CENTER. U 7 IJN[)Eft I-nNST ni.If TI17N ,n m LAKE I CnN=111111,TIll t►F C SOUTH TRACT 4 I I aa�5-low W 13 2.20' PROPERTY I INF STORMWATFR nUTFAL.L TO VANDFRBILT DFACH ROAD -- —_ -- IZI(114T-OF WAY VANDERBILT BEACH ROAD (CR 862) ---------------------- NOTES LIST OF DEVIATIONS EROM LD r ESTiMATID AND 15F ANpOWN ea = acres 1 1I[ mlElawATDlI AI10agr} AND 93 OF ALL M4M LLay NAiIIE I[aTATlbI 1[7E71110N MEAT, DEMATION FOR A PORTION OF A FF'T'ings = 3 00 ar 19". AReArr 110 L1<E.Q rafT6 Aro IEtiTT-0-�T (NQ+DA GMaau R A% EWFCpRMI M WTUE Ln SIGN FOR THE NOLE CREEK I- D PLM A� TDM L11E lO LOtM. sTAIE Lo rmER,r rE.1MT1N0 KOLAl2E71T.- OE NNW ATE TO BE LOCATED ALONG THE CORNER OF CAROLINA VLUIGE Total 1mpe..i Area T 1 1 t acres 70"6 2) TME PMOMECT 9IYL Mar K IEouodTS Or SECROR 10507 OF K LMA OE\ELOrIE11 PLID. 1EOAA7A "TTAEMD AMp r1ElE1IIEM1 A LIMEN 0 IM 617 Apes} TOWL TK LOMM c 7Cpnpygq � /O� pM IE60BTURYfAM K 6rQI0 OOKII, 1Y11A11•IOY rlatolSE ARAL wT MIK q HAIRS 4I tR sUrr12MU1IEp RM ADOMMAL NA115E rLMT wTIRALy AL ArrS1OM(m Lar IEaRIm IL1:FErt aEIOIA 4) AAOCK"LL In= FAO UM Op41AUCWD ■ LAMAlIC11R1 RIM TIl7 r116lxT AMO =N&= 1'OM APrNCVAL AMO * Bl1FFER ALONG NORTH MAWMUWXIF >EF� r mlaa cAll4n SMAIl O®m m K OOIMTT Fu 011aRyo AND BOUNDARY DETERMINED AT TIME OF PLAT OR SDP. -0 rAmIO 1m/� er rLAIC MD F2? FIA1C Ult"03 Sf1YL a dEATED LO OWICATm As rArrr Q K Eur To ALL ArgACAal rAETEi * *OFFS TE WELL LOCATION h ALL E/MINOIM MAa N ►LET ;==00% =t RM K 0011611 (AUNTY (MTHIN WOLF CREEK PUD INA OE560rlOEf OR[ IllLm rJAO. DOQAIdT OR AS AA1DOm A: REQUESTED BY COLLIER OtIWII K rRpR�iMT MT APPROVAL rwOCML COUNTY UTILITIES. 7) TMS O[ViXop" IT a COMO 01, ■M K COLU 1 CCUNrr ONOnM MLIAGGIM PLAK * * * CONTROL STRUCTURE ALTERNATE h CAROLINA LI? IaLAM FLA 10 PAVING A 'FAR-WAAr Or Its LOCATION IS TO TE INTO OIEK AMD EUOA3101E ORIE Is11EFC110N COsis Q lq/N r1ESTEE PTMSTMLE DRIVE DRAINAGE OUTFALL SYSTEM. IMM —1-1-1.1 a t.q Lenoscap,rlg - 380 arres 20% N311; Vegelaeon = 0"2 cres 1% a es = acres a Total Open Space- 4 77 acres 30% nn Rw Commercial Outparcel PgTR-, .1 _ v Total &te 15 88 acres 10o 00% The site shall have a minimum of 30% open space and a maximum of 70% impervious area, per section 4.02.01.8.2 of the Land Development Code EXISTING ZONING: AGRICULTURAL PROPOSED ZONING: CAROLINA VILLAGE MIXED—USE PUD. (UP TO 150,000 SF. OF RETAIL/OFFICE USES AND UP TO 64 RESIDENTIAL UNITS) IR EAo Q CRaDY IDNOR 1111U ASSOCIATES, P.A. OpVE R WAC. ®. Un MM . � A►mvm N.LT. I NOT M ON. = 000E EF1C EGMe 1' ELT Int"I ©C pit" - �= .111111 K mlr7l la_PF TK OWWK T 1/4 OF IW WU*IDtT RaG4 IAM 4A �� lA1FQ >♦ (ALT, COIilA t)OlIf1Y IpIT-OI-Mr, AOq 10E �M®RT MAOI q�10 ARa6AA1tr InU® V TQypr{ ccIDm4Q AT K [MT. ST tAAT[N Q XC11D1 x TOMSs N fOJEI, AANLE M [KT, OOUp oawnr.n�A EE om IAAI MAIM ar-eZ OT. ALD" K M 311 Ila 0 K sotmrE , 1/4 0 LID SECMW x Ful A OWN= a 1,32224 FRT TO K 9"w" ca"m Or K Sam 1/7 a, K 311UM1pT t/a Q Mr SAn1EAST 1/4 W SAD SECT" 3k MDKX NAt IIONM OE14'2r wi ALWG K Ew LIE OF K SDUIIIQT oaIV I34lR 1 T►4fT/Aa K 11 c" 3-1 MR . MTTNI MMWORT LEAO/ 11ow A 170 FOOT lAR wck"T -DIY, WK raw Cr IAr0Eg1E o M PAIKa t7 LLD = 0r77m� 11010 00a111111L 14D1111 �.,2r ow ft1 c K VIsT Ua t7 K 501/111QT1 4 0 K 701TIIaAST 1 4 t7 r S{CaOM x rR1 A dS1A1Q (Y rileQ rT 10 " MIkT(ATI OOM04 0 na SOUM 1/2 0 na 2wmw TT I/4 or M ""Vrmt ST IM W 3AD SEC" 311 MUIQ ALAI 14RW W. --- M. AIIrM K q1M LM O K 2011M 1/2 or K Sx`e 1/a R TK S -9" 1/a OF LD 5rCR011 U. Fit A o6TAMOr tr I.ma R7 To K MgIIII�lT OBER a iM 2O1T1N t/2 or K switni T 1/4 W K 301/SfAST 1/4 ff LD IZM 3y TKN4 IRAI SCUM MMr G. EAST. ALOIIO M WV Ila 0 K SO/nIQT 1 4 V K SA/11GD 1// a 6 SAE) STCII71 3A ru AAV p�321M FQT TO A r�or/T ow n( wOIM Agtr-0r-SAY ua ar SAD rA1DpRI RAo1 App, TIOKE Mll 2011M ll'4110' GSI. AlONO M IgIM OWANa o M W lAa OI SAD YAMOOaIT KAW AOAD, FA a aITT1337.m rm 10 Ila r6aT r BIVE0IQ oo.rArwc taan App t4olT a Lm ---' -- CAROLINA VILLAGE EXHIBIT 'A" PUD MASTER PLAN 6 UTUTY/WATER MANAGEMENT PLAN Okla WI 2007 RlAiDMAI 11UI® � I LAKE 1 Wolf Creek PUD \\ \ \ j Planned Single Family Project (Black Bear Ridge) Oo _ I INTERCONNECTION PIPE WITH / I PRESERVE AREA el THE BLACK BEAR RIDGE WATER I O O III. PROPERTY LINE PRESERVE AREA I� I MANAGEMENT SYSTEM I t -- --- s 69_1736' E 1322.04_ r` C m o l , U LL I NORTH TRACT o c~ It o i B NORTH TRACT C II _ ( c I MIXED-USE AREA SEWAGE FORCE MAIN FROM PUMP CONTROL STRUCTURE FOR DISCHARGE N I STATION Tn CnNNFCI TO FUTURE TO BLACK BEAR RIDGE STORM WATER I� Q I,� N -I IFR I tttIN1V SEWAGE FORFF MANAGEMENT SYSTEM FOR TREATMENT PROPFRTv I MAIN ON t/1F FAST SIDE OF I, INF _ I PRISTINE DRIVE — - j'� A I CAROLINA WAY CAROLINA WAY I A MIXED-USE AREA .\A ER MA 14 m CTWNFC-S To Io `'_`URF C^t 1 FP COUNTY WATER MAIN 1 �` P4. RWl - -� SOUTH TRACT O m Mission Hills ° PUD Y SHOPPING CENTER. U 7 IJN[)Eft I-nNST ni.If TI17N ,n m LAKE I CnN=111111,TIll t►F C SOUTH TRACT 4 I I aa�5-low W 13 2.20' PROPERTY I INF STORMWATFR nUTFAL.L TO VANDFRBILT DFACH ROAD -- —_ -- IZI(114T-OF WAY VANDERBILT BEACH ROAD (CR 862) ---------------------- NOTES LIST OF DEVIATIONS EROM LD r ESTiMATID AND 15F ANpOWN ea = acres 1 1I[ mlElawATDlI AI10agr} AND 93 OF ALL M4M LLay NAiIIE I[aTATlbI 1[7E71110N MEAT, DEMATION FOR A PORTION OF A FF'T'ings = 3 00 ar 19". AReArr 110 L1<E.Q rafT6 Aro IEtiTT-0-�T (NQ+DA GMaau R A% EWFCpRMI M WTUE Ln SIGN FOR THE NOLE CREEK I- D PLM A� TDM L11E lO LOtM. sTAIE Lo rmER,r rE.1MT1N0 KOLAl2E71T.- OE NNW ATE TO BE LOCATED ALONG THE CORNER OF CAROLINA VLUIGE Total 1mpe..i Area T 1 1 t acres 70"6 2) TME PMOMECT 9IYL Mar K IEouodTS Or SECROR 10507 OF K LMA OE\ELOrIE11 PLID. 1EOAA7A "TTAEMD AMp r1ElE1IIEM1 A LIMEN 0 IM 617 Apes} TOWL TK LOMM c 7Cpnpygq � /O� pM IE60BTURYfAM K 6rQI0 OOKII, 1Y11A11•IOY rlatolSE ARAL wT MIK q HAIRS 4I tR sUrr12MU1IEp RM ADOMMAL NA115E rLMT wTIRALy AL ArrS1OM(m Lar IEaRIm IL1:FErt aEIOIA 4) AAOCK"LL In= FAO UM Op41AUCWD ■ LAMAlIC11R1 RIM TIl7 r116lxT AMO =N&= 1'OM APrNCVAL AMO * Bl1FFER ALONG NORTH MAWMUWXIF >EF� r mlaa cAll4n SMAIl O®m m K OOIMTT Fu 011aRyo AND BOUNDARY DETERMINED AT TIME OF PLAT OR SDP. -0 rAmIO 1m/� er rLAIC MD F2? FIA1C Ult"03 Sf1YL a dEATED LO OWICATm As rArrr Q K Eur To ALL ArgACAal rAETEi * *OFFS TE WELL LOCATION h ALL E/MINOIM MAa N ►LET ;==00% =t RM K 0011611 (AUNTY (MTHIN WOLF CREEK PUD INA OE560rlOEf OR[ IllLm rJAO. DOQAIdT OR AS AA1DOm A: REQUESTED BY COLLIER OtIWII K rRpR�iMT MT APPROVAL rwOCML COUNTY UTILITIES. 7) TMS O[ViXop" IT a COMO 01, ■M K COLU 1 CCUNrr ONOnM MLIAGGIM PLAK * * * CONTROL STRUCTURE ALTERNATE h CAROLINA LI? IaLAM FLA 10 PAVING A 'FAR-WAAr Or Its LOCATION IS TO TE INTO OIEK AMD EUOA3101E ORIE Is11EFC110N COsis Q lq/N r1ESTEE PTMSTMLE DRIVE DRAINAGE OUTFALL SYSTEM. IMM —1-1-1.1 a t.q Lenoscap,rlg - 380 arres 20% N311; Vegelaeon = 0"2 cres 1% a es = acres a Total Open Space- 4 77 acres 30% nn Rw Commercial Outparcel PgTR-, .1 _ v Total &te 15 88 acres 10o 00% The site shall have a minimum of 30% open space and a maximum of 70% impervious area, per section 4.02.01.8.2 of the Land Development Code EXISTING ZONING: AGRICULTURAL PROPOSED ZONING: CAROLINA VILLAGE MIXED—USE PUD. (UP TO 150,000 SF. OF RETAIL/OFFICE USES AND UP TO 64 RESIDENTIAL UNITS) IR EAo Q CRaDY IDNOR 1111U ASSOCIATES, P.A. OpVE R WAC. ®. Un MM . � A►mvm N.LT. I NOT M ON. = 000E EF1C EGMe 1' ELT Int"I ©C pit" - �= .111111 K mlr7l la_PF TK OWWK T 1/4 OF IW WU*IDtT RaG4 IAM 4A �� lA1FQ >♦ (ALT, COIilA t)OlIf1Y IpIT-OI-Mr, AOq 10E �M®RT MAOI q�10 ARa6AA1tr InU® V TQypr{ ccIDm4Q AT K [MT. ST tAAT[N Q XC11D1 x TOMSs N fOJEI, AANLE M [KT, OOUp oawnr.n�A EE om IAAI MAIM ar-eZ OT. ALD" K M 311 Ila 0 K sotmrE , 1/4 0 LID SECMW x Ful A OWN= a 1,32224 FRT TO K 9"w" ca"m Or K Sam 1/7 a, K 311UM1pT t/a Q Mr SAn1EAST 1/4 W SAD SECT" 3k MDKX NAt IIONM OE14'2r wi ALWG K Ew LIE OF K SDUIIIQT oaIV I34lR 1 T►4fT/Aa K 11 c" 3-1 MR . MTTNI MMWORT LEAO/ 11ow A 170 FOOT lAR wck"T -DIY, WK raw Cr IAr0Eg1E o M PAIKa t7 LLD = 0r77m� 11010 00a111111L 14D1111 �.,2r ow ft1 c K VIsT Ua t7 K 501/111QT1 4 0 K 701TIIaAST 1 4 t7 r S{CaOM x rR1 A dS1A1Q (Y rileQ rT 10 " MIkT(ATI OOM04 0 na SOUM 1/2 0 na 2wmw TT I/4 or M ""Vrmt ST IM W 3AD SEC" 311 MUIQ ALAI 14RW W. --- M. AIIrM K q1M LM O K 2011M 1/2 or K Sx`e 1/a R TK S -9" 1/a OF LD 5rCR011 U. Fit A o6TAMOr tr I.ma R7 To K MgIIII�lT OBER a iM 2O1T1N t/2 or K switni T 1/4 W K 301/SfAST 1/4 ff LD IZM 3y TKN4 IRAI SCUM MMr G. EAST. ALOIIO M WV Ila 0 K SO/nIQT 1 4 V K SA/11GD 1// a 6 SAE) STCII71 3A ru AAV p�321M FQT TO A r�or/T ow n( wOIM Agtr-0r-SAY ua ar SAD rA1DpRI RAo1 App, TIOKE Mll 2011M ll'4110' GSI. AlONO M IgIM OWANa o M W lAa OI SAD YAMOOaIT KAW AOAD, FA a aITT1337.m rm 10 Ila r6aT r BIVE0IQ oo.rArwc taan App t4olT a Lm ---' -- CAROLINA VILLAGE EXHIBIT 'A" PUD MASTER PLAN 6 UTUTY/WATER MANAGEMENT PLAN Okla WI 2007 RlAiDMAI 11UI® � LAKE I CnN=111111,TIll t►F C SOUTH TRACT 4 I I aa�5-low W 13 2.20' PROPERTY I INF STORMWATFR nUTFAL.L TO VANDFRBILT DFACH ROAD -- —_ -- IZI(114T-OF WAY VANDERBILT BEACH ROAD (CR 862) ---------------------- NOTES LIST OF DEVIATIONS EROM LD r ESTiMATID AND 15F ANpOWN ea = acres 1 1I[ mlElawATDlI AI10agr} AND 93 OF ALL M4M LLay NAiIIE I[aTATlbI 1[7E71110N MEAT, DEMATION FOR A PORTION OF A FF'T'ings = 3 00 ar 19". AReArr 110 L1<E.Q rafT6 Aro IEtiTT-0-�T (NQ+DA GMaau R A% EWFCpRMI M WTUE Ln SIGN FOR THE NOLE CREEK I- D PLM A� TDM L11E lO LOtM. sTAIE Lo rmER,r rE.1MT1N0 KOLAl2E71T.- OE NNW ATE TO BE LOCATED ALONG THE CORNER OF CAROLINA VLUIGE Total 1mpe..i Area T 1 1 t acres 70"6 2) TME PMOMECT 9IYL Mar K IEouodTS Or SECROR 10507 OF K LMA OE\ELOrIE11 PLID. 1EOAA7A "TTAEMD AMp r1ElE1IIEM1 A LIMEN 0 IM 617 Apes} TOWL TK LOMM c 7Cpnpygq � /O� pM IE60BTURYfAM K 6rQI0 OOKII, 1Y11A11•IOY rlatolSE ARAL wT MIK q HAIRS 4I tR sUrr12MU1IEp RM ADOMMAL NA115E rLMT wTIRALy AL ArrS1OM(m Lar IEaRIm IL1:FErt aEIOIA 4) AAOCK"LL In= FAO UM Op41AUCWD ■ LAMAlIC11R1 RIM TIl7 r116lxT AMO =N&= 1'OM APrNCVAL AMO * Bl1FFER ALONG NORTH MAWMUWXIF >EF� r mlaa cAll4n SMAIl O®m m K OOIMTT Fu 011aRyo AND BOUNDARY DETERMINED AT TIME OF PLAT OR SDP. -0 rAmIO 1m/� er rLAIC MD F2? FIA1C Ult"03 Sf1YL a dEATED LO OWICATm As rArrr Q K Eur To ALL ArgACAal rAETEi * *OFFS TE WELL LOCATION h ALL E/MINOIM MAa N ►LET ;==00% =t RM K 0011611 (AUNTY (MTHIN WOLF CREEK PUD INA OE560rlOEf OR[ IllLm rJAO. DOQAIdT OR AS AA1DOm A: REQUESTED BY COLLIER OtIWII K rRpR�iMT MT APPROVAL rwOCML COUNTY UTILITIES. 7) TMS O[ViXop" IT a COMO 01, ■M K COLU 1 CCUNrr ONOnM MLIAGGIM PLAK * * * CONTROL STRUCTURE ALTERNATE h CAROLINA LI? IaLAM FLA 10 PAVING A 'FAR-WAAr Or Its LOCATION IS TO TE INTO OIEK AMD EUOA3101E ORIE Is11EFC110N COsis Q lq/N r1ESTEE PTMSTMLE DRIVE DRAINAGE OUTFALL SYSTEM. IMM —1-1-1.1 a t.q Lenoscap,rlg - 380 arres 20% N311; Vegelaeon = 0"2 cres 1% a es = acres a Total Open Space- 4 77 acres 30% nn Rw Commercial Outparcel PgTR-, .1 _ v Total &te 15 88 acres 10o 00% The site shall have a minimum of 30% open space and a maximum of 70% impervious area, per section 4.02.01.8.2 of the Land Development Code EXISTING ZONING: AGRICULTURAL PROPOSED ZONING: CAROLINA VILLAGE MIXED—USE PUD. (UP TO 150,000 SF. OF RETAIL/OFFICE USES AND UP TO 64 RESIDENTIAL UNITS) IR EAo Q CRaDY IDNOR 1111U ASSOCIATES, P.A. OpVE R WAC. ®. Un MM . � A►mvm N.LT. I NOT M ON. = 000E EF1C EGMe 1' ELT Int"I ©C pit" - �= .111111 K mlr7l la_PF TK OWWK T 1/4 OF IW WU*IDtT RaG4 IAM 4A �� lA1FQ >♦ (ALT, COIilA t)OlIf1Y IpIT-OI-Mr, AOq 10E �M®RT MAOI q�10 ARa6AA1tr InU® V TQypr{ ccIDm4Q AT K [MT. ST tAAT[N Q XC11D1 x TOMSs N fOJEI, AANLE M [KT, OOUp oawnr.n�A EE om IAAI MAIM ar-eZ OT. ALD" K M 311 Ila 0 K sotmrE , 1/4 0 LID SECMW x Ful A OWN= a 1,32224 FRT TO K 9"w" ca"m Or K Sam 1/7 a, K 311UM1pT t/a Q Mr SAn1EAST 1/4 W SAD SECT" 3k MDKX NAt IIONM OE14'2r wi ALWG K Ew LIE OF K SDUIIIQT oaIV I34lR 1 T►4fT/Aa K 11 c" 3-1 MR . MTTNI MMWORT LEAO/ 11ow A 170 FOOT lAR wck"T -DIY, WK raw Cr IAr0Eg1E o M PAIKa t7 LLD = 0r77m� 11010 00a111111L 14D1111 �.,2r ow ft1 c K VIsT Ua t7 K 501/111QT1 4 0 K 701TIIaAST 1 4 t7 r S{CaOM x rR1 A dS1A1Q (Y rileQ rT 10 " MIkT(ATI OOM04 0 na SOUM 1/2 0 na 2wmw TT I/4 or M ""Vrmt ST IM W 3AD SEC" 311 MUIQ ALAI 14RW W. --- M. AIIrM K q1M LM O K 2011M 1/2 or K Sx`e 1/a R TK S -9" 1/a OF LD 5rCR011 U. Fit A o6TAMOr tr I.ma R7 To K MgIIII�lT OBER a iM 2O1T1N t/2 or K switni T 1/4 W K 301/SfAST 1/4 ff LD IZM 3y TKN4 IRAI SCUM MMr G. EAST. ALOIIO M WV Ila 0 K SO/nIQT 1 4 V K SA/11GD 1// a 6 SAE) STCII71 3A ru AAV p�321M FQT TO A r�or/T ow n( wOIM Agtr-0r-SAY ua ar SAD rA1DpRI RAo1 App, TIOKE Mll 2011M ll'4110' GSI. AlONO M IgIM OWANa o M W lAa OI SAD YAMOOaIT KAW AOAD, FA a aITT1337.m rm 10 Ila r6aT r BIVE0IQ oo.rArwc taan App t4olT a Lm ---' -- CAROLINA VILLAGE EXHIBIT 'A" PUD MASTER PLAN 6 UTUTY/WATER MANAGEMENT PLAN Okla WI 2007 RlAiDMAI 11UI® � IMM —1-1-1.1 a t.q Lenoscap,rlg - 380 arres 20% N311; Vegelaeon = 0"2 cres 1% a es = acres a Total Open Space- 4 77 acres 30% nn Rw Commercial Outparcel PgTR-, .1 _ v Total &te 15 88 acres 10o 00% The site shall have a minimum of 30% open space and a maximum of 70% impervious area, per section 4.02.01.8.2 of the Land Development Code EXISTING ZONING: AGRICULTURAL PROPOSED ZONING: CAROLINA VILLAGE MIXED—USE PUD. (UP TO 150,000 SF. OF RETAIL/OFFICE USES AND UP TO 64 RESIDENTIAL UNITS) IR EAo Q CRaDY IDNOR 1111U ASSOCIATES, P.A. OpVE R WAC. ®. Un MM . � A►mvm N.LT. I NOT M ON. = 000E EF1C EGMe 1' ELT Int"I ©C pit" - �= .111111 K mlr7l la_PF TK OWWK T 1/4 OF IW WU*IDtT RaG4 IAM 4A �� lA1FQ >♦ (ALT, COIilA t)OlIf1Y IpIT-OI-Mr, AOq 10E �M®RT MAOI q�10 ARa6AA1tr InU® V TQypr{ ccIDm4Q AT K [MT. ST tAAT[N Q XC11D1 x TOMSs N fOJEI, AANLE M [KT, OOUp oawnr.n�A EE om IAAI MAIM ar-eZ OT. ALD" K M 311 Ila 0 K sotmrE , 1/4 0 LID SECMW x Ful A OWN= a 1,32224 FRT TO K 9"w" ca"m Or K Sam 1/7 a, K 311UM1pT t/a Q Mr SAn1EAST 1/4 W SAD SECT" 3k MDKX NAt IIONM OE14'2r wi ALWG K Ew LIE OF K SDUIIIQT oaIV I34lR 1 T►4fT/Aa K 11 c" 3-1 MR . MTTNI MMWORT LEAO/ 11ow A 170 FOOT lAR wck"T -DIY, WK raw Cr IAr0Eg1E o M PAIKa t7 LLD = 0r77m� 11010 00a111111L 14D1111 �.,2r ow ft1 c K VIsT Ua t7 K 501/111QT1 4 0 K 701TIIaAST 1 4 t7 r S{CaOM x rR1 A dS1A1Q (Y rileQ rT 10 " MIkT(ATI OOM04 0 na SOUM 1/2 0 na 2wmw TT I/4 or M ""Vrmt ST IM W 3AD SEC" 311 MUIQ ALAI 14RW W. --- M. AIIrM K q1M LM O K 2011M 1/2 or K Sx`e 1/a R TK S -9" 1/a OF LD 5rCR011 U. Fit A o6TAMOr tr I.ma R7 To K MgIIII�lT OBER a iM 2O1T1N t/2 or K switni T 1/4 W K 301/SfAST 1/4 ff LD IZM 3y TKN4 IRAI SCUM MMr G. EAST. ALOIIO M WV Ila 0 K SO/nIQT 1 4 V K SA/11GD 1// a 6 SAE) STCII71 3A ru AAV p�321M FQT TO A r�or/T ow n( wOIM Agtr-0r-SAY ua ar SAD rA1DpRI RAo1 App, TIOKE Mll 2011M ll'4110' GSI. AlONO M IgIM OWANa o M W lAa OI SAD YAMOOaIT KAW AOAD, FA a aITT1337.m rm 10 Ila r6aT r BIVE0IQ oo.rArwc taan App t4olT a Lm ---' -- CAROLINA VILLAGE EXHIBIT 'A" PUD MASTER PLAN 6 UTUTY/WATER MANAGEMENT PLAN Okla WI 2007 RlAiDMAI 11UI® � ATTACHMENT "K" Ordinance 11-08—Addie's Corner MPUD Attachment "K" - Ordinance 11-08 Addie's Corner MPUD ORDINANCE NO. 2011- 08 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES 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 MIXED USE PLANNED UNIT —r DEVELOPMENT (MPUD) ZONING DISTRICT TO ALLOW FOR DEVELOPMENT OF UP TO 135,000 SQUARE FEET OF COMMERCIAL DEVELOPMENT AND/OR A RETIREMENT 7,- ' COMMUNITY/GROUP HOUSING AT A FAR OF .60 AND/OR A,'; i- HOTEL/MOTEL AT AN INTENSITY OF 26 UNITS PER ACRE FORr;? A 23.33+/- ACRE PARCEL TO BE KNOWN AS THE ADDIE'S,-.-: CORNER MPUD, LOCATED IN THE NORTHWEST QUADRANT O0., THE INTERSECTION OF IMMOKALEE ROAD (CR 846) AN'� COLLIER BOULEVARD (CR 951), IN SECTION 22, TOWNSHIP 47 ri, SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS, Happy 44 Family Corporation, represented by Robert L. Duane, AICP of Hole Montes and Richard D. Yovanovich, Esquire, of Coleman, Yovanovich & Koester, P.A., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 22, Township 48 South, Range 26 East, Collier County, Florida, is changed from a Rural Agricultural (A) Zoning District to a Mired Use Planned Unit Development (MPUD) Zoning District to allow for development of up to 135,000 square feet of commercial development and/or a retirement community/group housing at a FAR of .60 and/or a hotel/motel at an intensity of 26 units per acre for a 23.33+1- acre parcel to be known as Addie's Corner MPUD, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, Addies Comer PUDZ-2009-AR-14425 Revised 1124/11 Page I oft as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: "Phis Ordinance shall become effective upon tiling with the Department of State. PASSED AND DULY ADOPTED by super-majority n vote of the Board of County Commissioners of Collier County, Florida, this wl� day of , 201 1. IN r b,VVIG�IT. $ CK, CLERK .i tz C. .P -My Clerk fttest .... ; Cha I ri Approved as to form. and legal sufficiency: (J10 eidi As ton-Cjcko Assistant County Attorney Exhibit A: Permitted Uses Exhibit B: Development Standards Exhibit C: Master Plan Exhibit D: Legal Description Exhibit E: Requested Deviations from LDC Exhibit F: Developer Commitments 09-C'I'S-0095 L,66 Addies Corner P[JDZ-2009-AR-14425 Revised P24/11 Page 2 of 2 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA By: FRED W. COYLE, Chairm This ordinance filed with the Sec,�g#ory of St te's ff' _rbgayof� and acknowledgement pL that filing rece'ved this 7I day of I EXHIBIT "A" LIST OF PERMITTED USES ADDIES CORNER MPUD No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: L Tract A - Permitted Commercial Principal Uses: A. Commercial Professional Retail & General Office Permitted Use (Sic In Parenthesis) I. Accident & Health Insurance Services 2. Accounting, Auditing and Bookkeeping Services 3. Adjustment services 4. Advertising (consultants) agencies 5. Advertising, not elsewhere classified 6. Agricultural uses 7. Architectural services 8. Auto & Home Supply Stores 9. Bakeries, Retail 10. Banks, commercial: national 11. Banks, commercial: not chartered 12. Banks, commercial: state 13. Banks, savings: Federal 14. Banks, savings: not federally chartered 15. Barber Shops 16. Beauty Shops 17. Book Stores 18. Business Associations 19. Business Consulting Services, not elsewhere classified 20. Camera & Photographic Supply Stores 21. Candy, Nut & Confectionery Stores 22. Carpet and Upholstery Cleaning 23. Civic, Social and Fraternal Associations 24. Clothing & Accessory Stores, Men's & Bay's 25. Clothing Stores, Women's 26. Collection Services 27. Commodity Contracts Brokers & Dealers 28. Commercial Art & Graphic Design 29. Commercial Photography 30. Commercial Economic, Sociological & Educational Research 31. Computer & Computer Software Stores 32, Computer Facilities Management Services 33. Computer Maintenance and Repair 34. Computer Processing & Data Preparation Services 35. Computer Programming services Addies Comer MPUD PUDZ-2049-AR-14425 Last revised: 03-02-11 (6321) (872 l ) (7322) (7311) (7319) (8712) (5531) (5461) (6021) (6029) (6022) (6035) (6036) (724I) (7231) (5942) (8611) (8748) (5946) (5441) (7217) (8641) (561 1) (5621) (7322) (6221) (7336) (7335) (8732) (5734) (7376) (7378) (7374) (7371) Page I of 12 36. Computer Rental & Leasing (7377) 37. Credit Reporting Services (1323) 38. Credit Unions, Federal (6061) 39. Credit Unions, State: not Federally chartered (6062) 40. Dairy Products Stores (5451) 41. Data Processing Consultants (7379) 42. Dance Studios, Schools & Halls (7911) 43. Data Processing Services (7374) 44. Dental Laboratories (8072) 45. Dentist Office/Clinic (8021) 46. Direct mail advertising service (7331) 47. Direct Selling Establishments (5963) 48. Doctors - Medicine Offices & Clinics (8011) 49. Doctors - Osteopathy Offices & Clinics (8031) 50. Doctors - Chiropractors Offices & Clinics (8041) 51. Drapery, Curtain & Upholstery Stores (5714) 52. Drinking Places (Alcoholic Beverages); Bottle Clubs and Cabarets (5813) are not permitted 53. Drug Stores (5912) 54. Eating Places (5812) 55. Engineering services: industrial, civil, electrical, mechanical, marine (8711) and design 56. Executive Offices (9111) 57. Executive & Legislative Offices Combined (9131) 58. Fire, Marine & Casualty Insurance Services (6331) 59. Floor Covering Stores (5713) 60. Florists (5992) 61. Food Stores, Miscellaneous (5499) 62. Foreign Branches & Agencies of Banks (6081) 63. Foreign Trade & International Banking Institutions (6082) 64. Furniture Stores (5712) 65. Funeral home or parlor (7261) 66. Gasoline Service Stations (5541) 67. General Government, not elsewhere classified (9199) 68. Gift, Novelty & Souvenir Shops (5947) 69. Grocery Stores (5411) 70. Hair weaving or Replacement Services (7299) 71. Hardware Store (5251) 72. Health practitioners - not elsewhere classified (8049) 73. Hobby, Toy & Games Shops (5945) 74. Home health care services ($082) 75. Hotels & Motels (701 1) 76, Household Appliance Stores (5722) 77. Hospital & Medical Healthy Services (6324) 78. Information Retrieval Services (7375) 79. Insurance Carriers, not elsewhere classified (6399) 80. Investment Advice (6282) 81. Jewelry Stores (5944) 82. Land Subdividers & Developers (6552) 83. Landscape architects, consulting & planning (0781) 84. Laundries (Coin Operated) & Dry-cleaning (7215) Addles Comer MPUD PUDZ-2009-AR-14425 Last revised 03-02-11 Page 2 of 12 85. Legal services (8111) 86. Libraries (except regional libraries) (8231) 87. Life Insurance Services (6311) 88. Liquor Stores (5921) 89. Loan brokers (6163) 90. Luggage & Leather Goods Stores (5948) 91. Management Services (8741) 92. Management Consulting Services (8742) 93. Markets, Meat & Fish (Seafood) Markets (5421) 94. Markets, Fruit & Vegetable Markets (5431) 95. Medical Equipment Rental & Leasing (7352) 96. Medical Laboratories (8071) 97. Membership Organizations, not elsewhere classified (8699) 98. Miscellaneous amusement and recreational services not elsewhere (7999) classified. Only judo instruction, karate instruction, moped rental, motorcycle rental, rental of bicycles, scuba and skin diving instruction are permitted 99. Miscellaneous Business Credit Institutions (6159) 100. Miscellaneous General Merchandise Stores (5399) 101. Miscellaneous Home Furnishings Stores (5719) 102. Miscellaneous personal services, not elsewhere classified excluding (7299) massage parlors, steam baths, tattoo parlors and Turkish baths. 103. Miscellaneous Retail Stores, not elsewhere classified (5999) 104. Mortgage Bankers & Loan Correspondents (6162) 105. Musical Instrument Stores (5736) 106. News Dealers & Newsstands (5994) 107. Nondeposit Trust Facilities (6091) 108. Optical Goods Stores (5995) 109. Optometrists - offices & clinics (8042) 110. Paint, Glass & Wallpaper Stores (5231) 111. Pension, Health and Welfare Funds Services (6371) 112. Personal Credit Institutions (6141) 113. Photocopying & Duplicating Services (7334) 114. Photographic Studios, Portrait (7221) 115. Photofinishing Laboratories (7384) 116. Physical Fitness Facilities (permitted only when physically integrated (7991) and operated in conjunction with another permitted use in this district - no stand alone facility permitted) 117. Podiatrists -- offices & clinics (8043) 118. Political Organizations (8651) 119. Professional Membership Organizations (8621) 120. Professional Sports Clubs & Promoters (7941) 121. Public Relations Services (8743) 122. Radio, Television & Consumer Electronics Stores (5731) 123. Radio, Television & Publishers Advertising Representatives (7313) 124. Real Estate Agents and Managers (653I) 125. Record & Prerecorded Tape Stores; adult video rental or sales (5735) prohibited 126. Religious Organizations (8661) 127. Repair Shops & Related Services, not elsewhere classified (7699) 128. Retail Nurseries, Lawn & Garden Supply Stores (5261) Addies Corner MPUD PUDZ-2009-AR-14425 Last revised: 03-02-11 Page 3 of 12 I29. Secretarial and Court Reporting Services (7338) 130. Security Brokers, Dealers & Flotation Companies (6211) 131. Security and Commodity Exchanges (6231) 132. Sewing, Needlework & Piece Goods Stores (5949) 133. Services Allied with the Exchange of Securities or Commodities, not (6289) elsewhere classified 134. Shoe Repair Shops and Shoeshine Parlors (7251) 135. Short -Term Business Credit Institutions, except agricultural (6153) 136. Social Services, Individual & Family (activity centers, elderly or (8322) handicapped only; day care centers for adult & handicapped only) 137. Sporting Goods Stores & Bicycle Shops (5941) 138. Stationery Stores (5943) 139. Stores, Children's and Infants Wear (5641) 140. Stores, Family CIothing (5651) 141. Stores, Miscellaneous Apparel & Accessory (5699) 142. Stores, Shoes (5661) 143. Stores, Women's Accessory & Specialty (5632) 144. Surety Insurance Services (6351) 145. Surveying Services (8713) 146. Tanning Salons (7299) 147. Tax Return Preparation Services (7291) 148. Title Abstract Offices (6541) 149. Title Insurance Services (6361) 150. Tobacco Stores & Stands (5993) 151. Travel Agencies (no other transportation services) (4724) 152. Used Merchandise Stores (5932) 153. Veterinary services for animal specialties (0742) 154. Video Tape Rental, adult video rental or sales prohibited (7841) 155. Watch, Clock & Jewelry Repair (7631) 11. Tract A - Permitted Group Housing/Retirement Community/Principal Uses:,, A. Group Housing, 8051 Skilled Nursing, Intermediate Care Facilities 8052, Nursing and Personal Care not else classified 8059, B. Independent Living Units C. Assisted Living Units D. Retirement Community III. Tract A — Permitted Accessory_ Uses. Accessory uses customarily associated with the permitted principal uses, including, but not limited to: A. Uses and structures that are accessory and incidental to the permitted uses within this MPUD document. Addles Comer MPUD PUDZ-20}9-AR-14425 Last revised. 03-02-11 Page 4 of 12 B. Water management facilities to serve the project such as lakes. C. Any other accessory and related use that is determined to be comparable in nature with the foregoing by the Board of Zoning Appeals, pursuant to the process outlined in the LDC. IV. Tract B — Permitted Preserve Area Uses: No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for the preserve area depicted on the MPUD Master Plan, that is required to be a minimum of 8.85 acres, other than those uses allowed by Section 3.05.07 H. l .h. of the LDC, or any successor provision. V. Group HousingAetirement Community Commitments: The developer of the group housing/retirement community, its successors or assigns, shall provide the following services and be subject to the following operational standards for the units in the retirement community, including but not limited to, independent living units, assisted living units or skilled nursing units: The facility shall be for residents 55 years of age and older. 2. There shall be on-site dining for the residents. 3. Group transportation services shall be provided for residents for the purposes of grocery and other types of shopping. Individual transportation services may be provided for the residents' individualized needs including but not limited to medical office visits. 4. There shall be an on-site manager/activities coordinator to assist residents with their individual needs. The manager/coordinator shall also be responsible for arranging trips to off-site events as well as planning for lectures, movies, music and other entertainment for the residents at the on-site clubhouse. 5. A wellness center shall be provided on-site. Exercise and other fitness programs shall be provided for the residents. 6. Each unit shall be equipped to notify emergency service providers in the event of medical or other emergency. 7. Each unit shall be designed so that a resident can age in place. For example, kitchens may be easily retrofitted to lower the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted to add grab bars. Addies Comer MPUD PUDZ-2009-AR-14425 fast revised01-02-11 Page 5 of 12 TRS FARM TREE FARM GMLID) (VACANT) njwK sYRm Aare U.WI.DI fVACMTEI w y.'� 3261 TO v r/4 a Alw� cm oom JM3. Pa OK EMT O.R. NOCK 394.&Pg. 3261 f - - / / / A I 4 R w � R' 40 I 1 1 �� i I � # I ; . , ; °t LEGEND, litI U I v ,' U PRESERVE < d - TRACT B OEVEL[FSEIIT AREA TRACT 'A''- 0 PRESERVE' q / MWASOL 0.R. BOOR 2667, • - / - _ _ _ P9 2319 MRA,SOL (FUD) (VACANT) "u• I• r O.R. 87" 2687. Pp 2322 FUTUPKPAM TO TI( RAc� D•.fl...v.., I I >. ROjCT E �uP+ 1 SnE I w� y A9/01I I Ism TOP L—rM, " OI' AmG Ami. FL 11110 FCA® 04/I2Jm19 RLN® OII/21/�611 MCLNF"jzn) P074 � R �M .w flim mIfew M Ama SITE SUMMARY �I11 I I I I I i f f ; `•4aoY..,Y.v_ •RICRT Of WAY EASEMENT SUBJECT To nwAL DEEM PLANS AC EAq Of4M R 7 TOTAL ouR4RgAt OC1Qd\1EMT (TRACT AA') 11873 3-073 3816 ■M IJA LAKE 6 PwETER 61/788 RORT OF MAT EILSEIEII T` I.61f 1.713 6.90 PRESERVE AREA TRACT TF 4.853 8.631 37.94 TOTAL OPEN SPACE REOU R1ED 3M -7.6 Ac, 21153 Wu Im.m •RICRT Of WAY EASEMENT SUBJECT To nwAL DEEM PLANS r 1 Y OEIFLCPIOIT MAL W%: r ; 15,0W 17.4` 000 SF. tY COI�QIQIL OESELTF4EIRT. FIN CACI ACRE OF QRDLPP HOLISM/ RE79®ER7 COYIURY OR MOTEL) MOTEL OR >:RACIR7N TI�w INVCLOPED, 10.914 SF. oF KETAL AREA mu. !Y IKDUCEO I I I I I , , i ' r ' 1 NATIVE 111—ATION --VA11-; i s 22.67 4. OF NATIVE HANTAT r .15 . 3.4z Ac. REOV ON TRACT'A_ ,I I, r 6.81 Ac , OR37.93% PROMO TOTAL OPEN SPACE REOU R1ED 3M -7.6 Ac, TOTAL oPVR SPAPR171gED 638 3 - 1323 Ac CE TM PRESERVE AREA SXALL NOT SE USED M CALCVLATRIC TIRE F.AR. YlA Cr-R.C. 115E OP THE WnTY FOR TK IR010./ MOTEL I If 14 I I I f PREPA65p FOR: ADDIS'S CORNER LARRY POWOSM EXHIBIT 'C' MPUD MASTER PLAN HAPPY 04 FAMLY CORPORATK7N _ �� P1YI�4MP ATTACHMENT "L" Ordinance 07-54 — Treefarm MPUD Attachment "L"- Ordinance 07-54 Treefarm MPUD �1a9z?�s at � ORDINANCE NO. 07 - 54 r�OD i ORDINANCE OF THE BOARD OF COUNTY CZszSZ'�Z'��'lCOMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE AGRICULTURAL (A) ZONING DISTRICT TO THE MIXED-USE PLANNED UNIT. DEVELOPMENT (MPUD) ZONING DISTRICT FOR A PROJECT TO BE KNOWN AS THE TREE FARM MPUD CONSISTING OF A MAXIMUM OF 175,000 SQUARE FEET OF COMMERCIAL USES AND A MAXIMUM OF 425 RESIDENTIAL UNITS LOCATED AT THE INTERSECTION OF IMMOKALEE ROAD (CR 846) AND COLLIER BOULEVARD (CR 951), IN SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 58.84± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS, Robert Mulhere, AICP, of RWA, Inc., representing the Tree Farm Land Trust, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property, known as petition PUDZ-2005-AR- 8284. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 22, Township 48 South, Range 26 East, Collier County, Florida, is changed from the Agricultural (A) Zoning District to the Mixed -Use Planned Unit Development (MPUD) Zoning District for a project to be known as Tree Farm MPUD consisting of a maximum of 175,000 square feet of commercial uses and a maximum of 425 residential units in accordance with the Tree Farm MPUD Document, attached hereto as Exhibit "A" and incorporated by reference herein. The appropriate zoning atlas map or maps as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code is/are hereby amended accordingly. SECTION TWO: State. This Ordinance shall become effective upon filing with the Florida Department of PASSED AND DULY ADOPTED by super -majority vote by the Board of County Commissioners of Collier County, Florida, this 2(, day of 2007. PUDZ-2005-Alt-8284/MD/sp 1 of 2 :DWRGHT E._SRQCK, CLERK r •:gra �� .(�fu �. to C�,, tuty Clerk Approved as to form and legal sufficiency: oruent-Stirlig0 Sdn Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA PUDZ-2005-AR-82841MD/sp 2 of 2 JAM This ordinance with tf c $ecrejary of 5tote's Office the V day of and acknowledgement of that filina received this 'qday of '74 Deputy C1er#c SECTION III COMMERCIAL MIXED-USE DISTRICT (C) 3.1 PURPOSE The purpose of this Section is to set forth the development plan for areas designated as District "C", Commercial on Exhibit "A", MPUD Master Plan. The general function and purpose of this District is to provide the opportunity for diverse types of commercial activities that deliver goods and services, including entertainment and recreational attractions, to many segments of the population. 3.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET AND MINIMUM RESIDENTIAL DEVLOPMENT The 18.69 f acre commercial area (District "C"), is limited to a maximum of 175,000 square feet of commercial/office uses, of which a maximum of 143,500 square feet may be retail and the balance (above 143,500 square feet) is limited to office use. A minimum of 5,000 square feet shall be developed with professional or medical office use. A minimum of 15 percent of the density generated from the Activity Center acreage shall be developed within the Commercial -Mixed -Use District, and the balance of the density generated from the Activity Center acreage may be developed within 113 mile of the Activity Center boundary. No more that 50% of the allowable commercial square footage may be developed prior to the development of at least one-half of the minimum required dwelling units within the Activity Center, and no more that 75% of the maximum allowable commercial square footage may be developed prior to the development of the remaining 50% of the minimum required residential dwelling units within the Activity Center. 3.3 PERMITTED USES No building or structure, or part thereof, shall be erected, altered or used, or land used in whole or in part, for other than the following: A. Principal Uses': 1. Group 0742 — Veterinary services for animal specialties (except outdoor kennel) 2. Establishments furnishing point-to-point communications services as outlined under Major Group 48 in the Standard Industrial CIassification Manual; no communication towers are permitted. 3. Group 5231 -- Paint glass, and wallpaper stores; 4. Group 5251 — Hardware stores; ' Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. C: Docume= and Settings%sandraherrera4,oca] SchingslTerrparary Intcmet Files\OLKI C9UD07-07-02 MPUD (final County attorney revisions).doc 13 of 26 5. Group 5261 — Retail nurseries, lawn and garden supply stores; 6. Major Group 53 — General merchandise stores. 7. Major Group 54 - Food stores. 8. Group 5531 — Auto and home supply stores, not including any installation facility; 9. Group 5541 — Gasoline stations, not including service facilities; 10. Group 7542 — Car -washes only. 11. Industry Group 555 — Boat dealers. 12. Major Group 56 — Apparel and accessory stores. 13. Major Group 57 — Home furniture, furnishings, and equipment stores. 14. Major Group 58 — Eating and drinking places. 15. Major Group 59 — Miscellaneous Retail. Industry Group Numbers: 596 — nonstore retailers; 598 — and not including retail sale of fireworks. 16. Major Groups 60, excluding 6099 check cashing agencies, 61, 62, 63, 64, 65, and 67 in the Standard Industrial Classification Manual. 17. Group 7011 — Hotels and motels. The maximum floor area ratio for hotels shall not exceed a factor of 0.60. 18 Establishments operating primarily to provide personal services for the following Industry groups: a. 721 — Laundry, cleaning, and garment services, only including Group 7211 — power laundries, family and commercial, Group 7215 — Coin-operated laundries and dry-cleaning, and Group 7217 — carpet and upholstery cleaning; b. 722 — Photographic portrait studios; C. 723 — Beauty shops d. 724 — Barber shops-, e. 725 — Shoe repair shops and shoeshine parlors; f. 729 — MiscelIaneous personal services, only including Group 7291 Tax return preparation services, and Group 7299 personal services, not elsewhere classified, only including car title and tag service, computer photography or portraits, costume rental, diet workshops, electrolysis (hair removal), genealogical investigation service, hair weaving or replacements service, dress suit or tuxedo rental, and tanning salons. C:Oucurnents and SeliingsisandraherreralLocal Settingslrernporery Internet FileslOLKIM2007-07-02 MPUD (final County attorney revimuns).doc 14 of 26 19. Establishments operating primarily to provide business services for the following Industry Groups: a. 731 — Advertising, not including Group 7312 outdoor advertising services agencies; b. 733 — Mailing, reproduction, commercial art and photography, and stenographic services-, C. 735 — Group 7352 — medical equipment rental and leasing; d. 737 — Computer programming, data processing, and other computer related services, not including Group 7371 — computer programming services. 20. Establishments primarily engaged in developing film and in making photographic prints and enlargements for the trade or for the general public, only including Group 7384, photofinishing laboratories. 21. Group 7513 — Truck rental and leasing, without drivers; Group 7514 — passenger car rental; Group 7515 — passenger car leasing; and Group 7519 — utility trailer and recreational vehicle rental. 22. Group 7631 — Watch, clock, and jewelry repair, and Group 7699 — repair shops and related services, not elsewhere classified. 23. Group 7832 — motion picture theaters, except drive-in, and Group 7841 — video tape rental. 24. Major Group 79 — Amusement and recreation services, for the following industry numbers: a. Group 7911 — Dance studios, schools and halls b. Group 7922 — Theatrical producers (except motion picture) and Group miscellaneous theatrical services C. Group 7941 — Professional sports clubs and promoters, only including managers of individual professional athletes, and promoters of sports events. d. Group 7991 — Physical fitness facilities C. Group 7999 -- Amusement and recreation services, not elsewhere classified, to include moped rental, motorcycle rental, rental of bicycles, schools and camps -sports instructional, scuba and skin diving instruction, sporting goods rental only. 25. Major Group 80 — Health services for the following industry groups: a. 801 — Offices and clinics of doctors of medicine; b. 802 — Offices and clinics of dentists; C. 803 — Offices and clinics of doctors of osteopathy; d. 804 — Offices and clinics of other health practitioners. 26. Major Group 807 — Medical and dental laboratories for the following industry numbers: a. Group 8071 — Medical laboratories; C-1Docunvnis and Settingslsandraherrcra\Local Settings}Ternporary Internet Filus\OLK1C9V2007-07-02 MPUD (final County attorney revisions).doc 15 of 26 b. Group 8072 — Dental laboratories. 27. Establishments operating primarily to provide legal services as defined under Major Group 81. 28. Group 8231 — Libraries. 29. Membership organizations engaged in promoting the interests of their member as defined under Major Group 86. 30. Establishment operating primarily to provide engineering, accounting, research, and management for the following Industry Numbers: a. Group 8711 — Engineering services b. Group 8712 — Architectural services C. Group 8713 — Surveying services d. Group 8721 — Accounting, auditing and bookkeeping services e. Group 8732 — Commercial economic, sociological, and educational research f. Group 8741 — Management services g. Group 8742 — Management consulting services h. Group 8743 — Public relations services i. Group 8748 -- Business consulting services. 31. Offices of government as defined under Major Group 91 — Executive, legislative, and general government, except finance. 32 Residential multi -family dwelling units, whether in a free standing residential building or located in a mixed commercial and residential building. Mixed use buildings shall adhere to the development standards set forth in Table III below. Residential units shall not be located on the first floor of a mixed use building, and shall be subject to a minimum per unit floor area of 1,000 square feet. Residential buildings with no commercial component shall adhere to the development standards set forth in Table N. B. Accessory Uses Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Parking facilities and signage 2. Uses and structures that are accessory and incidental to the permitted uses within this MPUD Document. 3. One caretaker's residence. C:Mocumenrs and Settings\sandraiteaerMLocal Settings\Terrporary Internet F1les�OLKIC912007-07-02 MPUD (final County attorney revisions).doc 16 of 26 SECTION IV RESIDENTIAL DISTRICT (R) 4.1 PURPOSE The purpose of this section is to identify specific development standards for areas designated as "R" on the MPUD Master Plan, Exhibit "A". Residential uses, infrastructure, perimeter land use buffers, signage, as well as project recreational/social facilities will occur within this District. 4.2 MAXIMUM DWELLING UNITS The maximum number of residential dwelling units allowed within the MPUD shall be established at the time of development plan review, but shall not exceed 425 residential dwelling units. Since 15% of the density generated from the Activity Center acreage are required to be developed within the Commercial Mixed Use District, and the remaining density generated from the Activity Center acreage must be developed within 113 mile of the Activity Center boundary (as depicted on Exhibit A, the MPUD Master Plan), the remainder of the dwelling units may be developed north of the line on the MPUD demarcating the 1/3 mile distance from the Activity Center boundary. For the purpose of calculating the project density, 4 assisted living facilities (ALF) units shall constitute 1 residential dwelling unit and the maximum number of ALF units shall not exceed 150 units. 4.3 USES PERMITTED No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: 1. Single-family attached dwellings (including townhouses intended for fee simple conveyance); 2. Zero lot line dwellings; 3. Single-family detached dwellings; 4. Duplexes, two-family dwellings; 5. Multiple -family dwellings; 6. ALF with ancillary medical uses and personal services for residents and their guests, including but not limited to, beauty salon, bank, pharmacy and convenience store. (Such ancillary medical or personal service uses shall only be accessed from inside the ALF (no exterior access), and shall not exceed 2,000 square feet in aggregate. No external signage or advertising shall be permitted in support of these ancillary medical or personal service uses. CADoeuments and SeningslstudentrnlLocal Settings\TenVorary Intemet Files10LK1540007-07-02 MPUD (tinaI County attorney revisions)-doc 18 of 26 B. Accessory Uses: 1. Customary accessory uses and structures including, but not limited to clubhouses, private garages, swimming pools with, or without screened enclosures, tennis courts, tot lots, playgrounds and other outdoor recreation facilities. 4.4 DEVELOPMENT STANDARDS A. GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be utilized for determining development standards. B. Minimum Residential Density within Activity Center: A minimum of 15 percent of the density generated from the Activity Center shall be constructed within the 18.69 acre Mixed Use Activity Center portion of the project, and the balance of the density accumulated from the Activity Center may be developed within 113 mile of the northern boundary of the Activity Center, or within the Activity Center. THIS SPACE INTENTIONALLY LEFT BLANK CADocutnena and Settings%sandraherremLocal SettingslTetnpowy Internet FilesIOLKI C9\2007-07-02 MPUD (final County attorney revisions).doc 19 of 26 SECTION V PRESERVE AREA (P) 5.1 PURPOSE The purpose of this section is to set forth the development plan for areas designated as District "P", Preserve Area on Exhibit "A", MPUD Master Plan. The primary function and purpose of this District is to preserve and protect vegetation and naturally functioning habitats, such as wetlands, including upland buffers, in their natural, and/or enhanced state. 5.2 USES PERMITTED A. Principal Uses: 1. Open spaces/nature preserves. B. Accessory Uses: 1. Water management structures. 2. Mitigation areas. 3. Passive recreational uses such as pervious nature trails or boardwalks shall be allowed within the preserve areas, as long as any clearing required to facilitate these uses does not impact the minimum required vegetation. For the purpose of this Section, passive recreational uses are those uses that would allow limited access to the preserve in a manner that will not cause any negative impacts to the preserve, such as pervious pathways, benches and educational signs. Fences may be utilized outside of the preserve to provide protection of the preserve in accordance with the applicable requirements set forth in the LDC. Fences and walls shall not be permitted within the preserve area. Perimeter berms and swales shall be located outside preserve boundaries. C. The .51 acre preserve tract depicted on the MPUD Master Plan shall be re -vegetated in compliance with MPUD Exhibit "D", Compliance Agreement, and in accordance with the applicable provisions of the LDC. C:1Documents and Settingslsandraherrera\Local Swings\Cemporary Internet FilesIOLKIC912007-07-02 MPUD (final County attomey revisions).doc 22 of26 SECTION VI DEVELOPMENT COMMITMENTS 6.1 PURPOSE The purpose of this Section is to set forth the development commitments for the development of the project. 6.2 GENERAL All facilities shall be constructed in accordance with SDP, subdivision plans (if required), and all applicable State and local laws, codes, and regulations applicable to this MPUD. Except where specifically noted or stated otherwise, the standards and specifications of the LDC shall apply to this project, even if the land within the MPUD is not to be platted. The developer, its successors and assigns, shall be responsible for the commitments outlined in this Document. The developer, its successors or assignee, shall follow the Master Development Plan and the regulations of the MPUD, as adopted, and any other conditions or modifications as may be agreed to in the rezoning of the property. In addition, any successors or assignee in title to the developer are bound by any commitments within this Document. These commitments may be assigned or delegated to a condominium/ homeowners' association to be created by the developer. Upon assignment or delegation, the developer shall be released from responsibility for the commitments. 6.3 TRANSPORTATION The development of this MPUD Master Development Plan shall be subject to and governed by the following conditions: A. All internal roads, driveways, alleys, pathways, sidewalks and interconnections to adjacent developments shall be operated and maintained by an entity created by the developer and Collier County shall have no responsibility for maintenance of any such facilities. B. If any required turn lane improvement requires the use of existing County rights-of- way or easements, compensating right-of-way shall be provided without cost to Collier County as a consequence of such improvement. C. If, in the sole opinion of Collier County, a traffic signal, or other traffic control device, sign or pavement marking improvement within a public right-of-way or easement is determined to be necessary, the fair share cost of such improvement shall be borne by the developer. C:1Documents and Settings\sandraherreraU-ocal Settings\Ternporary Internet Files\OLKIC912007-07-02 MPUD (final County attorney revisions).doc 23 of 26 D. The applicant shall reserve rights-of-way for the future Collier Boulevard extension and Immokalee Road expansion and intersection improvements as depicted on the MPUD Master Plan (Right-of-way Reservations Tracts A, B, and C, totaling 7.42 +/- acres). The applicant shall receive impact fee credits in exchange for Right-of-way Reservation Tract B (0.47 acres), but shall not receive impact fee credits for the reservation and eventual dedication of Right-of-way Reservation Tracts A and C. The applicant shall convey by deed, in fee simple, at no cost to the County (other than the aforementioned impact fee credits for Tract B) all Iands reserved as depicted on the MPUD Master Pian (as noted herein) within 90 days of written request of the County. E. The applicant shall construct a twelve foot (12') asphalt greenway within the Immokalee Road canal right-of-way, or within the adjacent right-of-way reservation area, at the discretion of the Collier County Transportation Services Division. The greenway shall be located on the north side of the canal and shall connect to the greenway that Collier County is constructing to the west of the Tree Farm MPUD property. The developer shall provide five (5) parking spaces for public use in close proximity to and accessible from the greenway. These parking spaces may be located within the Commercial Tract, and may be Iocated within the Right-of-way Reservation Tract "A" on a temporary or permanent basis, with approval from Collier County Transportation Services Division. The greenway shall be constructed prior to the issuance of the first certificate of occupancy (CO) within the MPUD. F. The applicant shall design the project stormwater management system so as to accept and treat stormwater from fifty percent (50%) of the impervious area of proposed extension of Collier Boulevard adjacent to the Tree Farm MPUD, in accordance with South Florida Water Management District permitting requirements. G. The applicant shall be responsible for fair share costs of improvements to the Immokalee Road/Collier Boulevard intersection, including bridge replacement and/or widening as may be necessary to construct a minimum of two north and two southbound through lanes as well as necessary turn lanes. H. The applicant shall ensure that any easements necessary to facilitate interconnections to properties to the west as shown on the MPUD Master Plan shall be granted by the appropriate instrument(s) at the time of submittal of the first development order application. I. No certificate of occupancy (CO) for development within the Tree Farm MPUD will be issued until 6 laning of the following roadway segments has been substantially completed (that is fully open to traffic): 1. Immokalee Road from Collier Boulevard west to I-75 2. Immokalee Road from Collier Boulevard East to 43rd Avenue N.W. 3. Collier Boulevard from Immokalee Road south to Golden Gate Boulevard. C:\Documenu and Seltings\sandraherreraTocal Settings+Temporary Internet Files\OLKIC912007-07-02 MPUD (final County attorney revisions).doc 24 of 26 J. Should it become necessary or desirable to construct a wall to mitigate the impacts of noise from Collier Boulevard or Immokalee Road, the developer shall be responsible for the costs of designing and installing said wall or walls for the portion adjacent to the project boundary. 6.4 UTILITIES The development of this MPUD Master Development Plan shall be subject to and governed by the following conditions: A. The developer shall reserve two areas to be granted as easements to Collier County for raw water wells. The dimensions of these well easements shall not to exceed 100 feet by 100 feet. The approximate location of these well easements is depicted on the MPUD Master Plan. The northerly raw water well easement site is located at the northeastern corner of the MPUD, and can be accessed from Immokalee Road Extension. There are two possible locations for the southerly raw water well easement site, Option A is located on the westerly boundary of the project, south of the "P" Preserve Tract, and is adjacent to an internal drive which, if selected, will include the necessary access and utility easements. Option B is located at the southeast corner of the project and is located adjacent to Right-of-way Reservations Tracts A and B, and can be accessed from hnmokalee Road Extension. The grant of these easements shall occur at the time of site development plan or final plat approval for the area within the development phase that contains the respective well easement sites. At the time of the site development plan and/or final plat submittal, the developer shall provide the well site easement that meets the standard setback requirements for water wells. The developer shall also provide a temporary access easement within Right-of-way Reservation Tract C should the Collier County Utilities Division require access to the well sites prior to the grant of said right-of- way to Collier County, 6.5 ENVIRONMENTAL A. The development shall comply with the guidelines and recommendations of the U.S. Fish and Wildlife Service (USF&WS) and the Florida Fish and Wildlife Conservation Commission (FFWCC) regarding potential impacts to "listed species". A Big Cypress Fox Squirrel Management Plan shall be submitted to Environmental Services Staff for review and approval prior to site plan/construction plan approval. Where protected species are observed on site, a Habitat Management Plan for those protected species, or their habitats shall be submitted to Environmental Services Staff for review and approval prior to site plan/construction plan approval. 6.6 AFFORDABLE -WORKFORCE HOUSING: A. The applicant shall provide 15% of the total units built in the project in the affordable housing price range or workforce housing, i.e., for those who earn up to 150% of the median income as calculated annually using the Collier County median C \Documents and SettingsLcandraherrera\Local Settings\Temporary Internet FllesDLKIC912007-07-02 MPUD (final County attorney revisions).doc 25 of 26 income figure for a family of four as determined by the United States Housing and Urban Development Department (HUD). The applicant will use the most current median income figure as defined above at the time of sale to determine if that unit falls into the 150% median income or below. Currently, that would allow a sales price of up to $321,000. The applicant will provide verification of the sales prices to Collier County's Housing and Human Services Department. The form of verification shall be determined between the applicant and the Collier County Housing and Human Services Division. B. The applicant shall make voluntary contributions to the Collier County Affordable Housing Trust Fund of $1,000 per dwelling unit and $0.50 per commercial square foot built in the project. THIS SPACE INTENTIONALLY LEFT BLANK C:Zacuments and Settingslsandraherrcra\Loca] Settings\Ternporary Internet FilesIOLKIC412007-07-02 MPUU (final County attorney revisions).doc 26 of 26 TREE FARM MPUD SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST COLLIER COUNTY, FLORIDA FLORIDA Presented by: TREE FARM LAND TRUST °rTrENTS 2600 GOLDEN GATE PARKWAY, SUITE 304 sH+ ET l (Q,'FR sHrFT NAPLES, FLORIDA 34105 MIFFTAFRI„ PIRn'O(IRAMT (239) 403-6922 STILET? MPLUAltiSTLRPIAN til I11:1 1 (TING 4:Pl {IAL WgfLR MANhOEh1ENTPLAN SIPUTA" TA f.� I�FlI V111 i -M 'r}' III 111F.S 4 OFFSITF IM1TFRFACT F\IIIRI'I' 11717T F, (ROSS SECTIONS C.(1 N SLT1.7"I lam(, I'"P:-r,.Son-,,Q,)hpp— Z L � � 1 Z Plann�=,_ P:��jcc•-�I:m+ccn TREE FARM MPUD MASTER PLAN LEGAL DESCRIPTIO) SCHEDULE OF -ufy.AlION5 R MctxTuAE -Tl P�m 11 17-1 T,1011- T.1 I -11- 11 Fl.— 11 .1 1-1 ILL —T -/ L —11 11 '-�',F, "Up., PILF, 1-1E 1�1 I 'ILI( T' 1. Ar�p'EL' -11 11 11,111F T- I Cl. C/mu �1-1 11 "J i - cimu A —L VI.. cimu MPL}O MASTER PIAN NfITFC I- I-T LI—T -I I —T— —T. O11 LL ,.,T �I o T.EILE 711 -T OIL IFFE —I�E— —El /,I; I' -D .1 1 � —1 IF 111F 1� r1l' 115— —1- 1 �l I2W "l. �� Ul' 'I. T.1 IL— 1,1,1,4,�l Cr",,ErT �l �::, C, !r L11T 711 r+A I 71 COWER sm (C l) �.l "'E 2511 �7 I (pm Hmxx as m. AGR�71JRE LWDCA�OPED P�ELS N-4 W* 2t15B 56 (C—) 7-7 z R R R L'S. 1B L 2',11 17 (1 1.) eu ria tulV wLLrEk kl&Lv,IkFL (IN I I x Z, 1334 40' (C&m) WRITCE MM nay .ww,v now '17 Zj 01 OU4 LAND USE SUMMARY ROW RESFIRVATICIN TRACTS Tx LEGEN t _t TREE FARM MPUD e CONCEPTUAL WATER MANAGEMENT PLAN _. dS Ste. 1 I 1 a t i - i ovff A M:RI000TURC I I yy uNOE\ElaPlo PMCELS If .o •: w256B55 a IJI ZO vg ..d. I � ! P U-11 WHXE- —1-1 FUTURE COLUER 0LwD (GR95t).•-••. • r 5u in E -J — _ _ � Aa' BO! n�•FT� iw••.� (Pu0 MRR�Bry OR '•�•._ x -_ [[ rrE. e.�vr,i r r wwe.r UNOEYELOPED) :•sr ,.. r _' ti LOPED TURC ` UN OfYELOPEO MPCELS ti 1GR1[:LLTURE L0PE0 PMICELS n0U'E. e_ w ��FP iF ,^Nuf a r lMOLYC �I 4 4 I Z L-1 — --- - — — / ._ y xE•��• II I � � 'III O� j i - -- - - di 560'i0't 9"E 7SI4 .'l' f,�.4M) wR [e f [.vy. tV�YML LL`LL]LR A."vHtY S—' ^.PUO NEWT/GE BAY DRI. •I � TREE FARM MPUD UTILITY FACILITIES & OFFSITE INTERFACE EXHIBIT r - - �z+J �J1 A { Q w ! " ZONE x 1 — — — — - ------------------------r ____ _ /_'__ 5 �—�.__.—__ RLQ] T� -111[p�' -`^� •.\ � � , , ~ � •� ••. I 511YliT L°R ES°IIPV° QY �� % ZONE _ ZONE` x c _ IIS C,DMVI L3,BILLING VAR F`, F T �PIVE AlLCM IFF, LLVLl 5' MIN 75 YEAR SECTION A- F xls .; Nc p OPFR7Y InDS.-v I -E.Al k, !,I - E XIST'N SFCTQN B --Q — — — — — — — — — — — — — — -- — -- — — — — — - — — — Exl�NNG 6RAGE SECTION C -C 9 STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true and correct copy of: ORDINANCE 2007-54 Which was adopted by the Board of County Commissioners on the 26th day of June, 2007, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 2nd day of July, 2007. DWIGHT E. BROCK Clerk of Courts and Clerk J Ex -officio to Board ofi-,, County Commissioners. . k Teresa Polaski, Deputy Clerk ATTACHMENT "M" Approved Planned Unit Development Insubstantial Change to Ordinance 07-54 — Treefarm MPUD HEX NO. 2015 — 42 HEARING EXAMINER DECISION PETITION NO. PDI-PL20140000640 — Landquest Group, LLC requests an insubstantial change to Ordinance Number 07-54, the Tree Farm MPUD, as amended, to reduce the maximum number of residential dwelling units from 425 dwelling units to 281 multi- familyltownhouse or 138 single-family detached units; to reduce the density generated from the Mixed Use Activity Center Subdistrict from 7.7 to 4 units/acre; to correct a scrivener's error by changing the density generated from the Urban Residential Subdistrict, Density Band from 4 to 7 units/acre; to reduce the size of water management areas from 7,2 to 6.4 acres; to reduce the maximum total allowable square footage within the PUD Commercial Mixed -Use District from 175,000 to 120,000 square feet; to increase the maximum size of retail or office uses from 43,500 to 100,400 square feet; to add a deviation to permit residential components of the PUD to have a maximum wall height of 8 feet along the PUD perimeter and 12 feet along Collier Boulevard; to update various provisions to reflect the conveyance of a 7.42 acre parcel to Collier County; to amend residential development standards relating to minimum setbacks; to create a new Recreational Area section with permitted uses and development standards; to move clubhouse/recreation development standards from the Residential District section to the new Recreational Area section; to remove one transportation development commitment; to reduce the number of required raw water well easements from 2 to 1; to add a Utilities development commitment relating to construction and access to the well easement site; and to amend the Master PIan to reflect existing PUD conditions and add a new Recreational Area along the northern PUD boundary, for the PUD property consisting of 58.84± acres located at the intersection of Immokalee Road (C.R. 846) and Collier Boulevard (C.R. 951) in Section 22, Township 48 South, Range 26 East, Collier County, Florida. DATE OF HEARING: October 22, 2015 STAFF RECOMMENDATION: Approval. FINDINGS: Based on the applicant's written petition, testimony at the hearing of the applicant and the recommendation of staff, the Hearing Examiner finds that the criteria set forth in Sections 10.02.13 E.1 and 10.42.13 E.2 of the Land Development Code has been met and the petition is approved. ANALYSIS: No objections were received and no members of the public attended this hearing. This request provided for a variety of reductions and changes to the previously approved Planned Unit Development (PUD), The number of total residential dwelling units were reduced, total maximum commercial square footage was reduced, additional standards were added to the [I 5 -CPS -0 1428/121073 8/1]196 1 U3 residential/recreational component, and there was a general clean up of the PUD language to coincide with the overall changes and reflect existing conditions. Changes and clarifications were requested by the Hearing Examiner and the County Attorney's office at the meeting and are reflected in the attached Exhibit. The recreational area has been depicted on the amended Master Plan, and specific development standards for the recreational area have been added within the existing residential section of the PUD. Deviation #2 was added to allow berms and walls at various locations along the perimeter of the PUD. The applicant agreed to add a traffic maximum peak hour trip generation cap consistent with their updated Traffic Impact Statement (TIS), which is a reduction over their previous trip generation. The applicant agreed to a minimum buffer, including a six-foot masonry wall, between the recreational area and any adjacent residential units, DECISION: The Hearing Examiner hereby approves Petition Number PDI-PL20140000640,. filed by Patrick Vanasse, AICP of RWA, Inc. representing Landquest Group, LLC, with respect to the property as described in the Tree Farm MPUD, Ordinance No. 07-54, for the following insubstantial changes; • to reduce the maximum number of residential dwelling units from 425 dwelling units to 281 multi-family/townhouse or 138 single-family detached units; • to reduce the density generated from the Mixed Use Activity Center Subdistrict from 7.7 to 0 units per acre; • to correct a scrivener's error by changing the density generated from the Urban Residential Subdistrict, Density Band from 4 to 7 units per acre; • to reduce the size of water management areas from 7.2 to 6A acres, • to reduce the maximum total allowable square footage within the PUD Commercial Mixed -Use District from 175,000 to 120,400 square feet; • to add a deviation to permit residential components of the PUD to have a maximum wall height of 8 feet along the PUD perimeter and 12 feet along Collier Boulevard; ■ to update various provisions to reflect the conveyance of a 7.42 acre parcel to Collier County; • to amend residential development standards relating to minimum setbacks; • to depict the Recreational Area on the Master Plan and add development standards specific to that area; • to modify the clubhouse/recreation development standards within the Residential section: • to remove one transportation development commitment; • to add a trip generation maximum value; • to reduce the number of required raw water well easements from 2 to l; • to add a utilities development commitment relating to construction and access to the well easement site: and • to amend the Master Plan to reflect existing PUD conditions and add a location for the Recreational Area. Said changes are fully described in the Tree Farm MPUD amendment attached as Exhibit "A". and are subject to the condition(s) set forth below. 115 -CPS -0 1428/1210738/11196 2 of 3 ATTACHMENTS: Exhibit A — MPUD Amendment LEGAL DESCRIPTION: See Ordinance No. 07-54, the Tree Farm MPUD. CONDITIONS: All other applicable state or federal permits must be obtained before commencement of the development. DISCLAIMER: Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. APPEALS: This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2413-25, as amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners or the Board of Zoning Appeals, as appropriate. Appeals must be filed within 30 days of the date the Hearing Examiner Decision is rendered. RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES AND RECORDS DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR VARIANCES, CONDITIONAL USES, AND BOAT DOCK EXTENSIONS SHALL BE NOTED ON THE ZONING MAP FOR INFORMATIONAL PURPOSES. 10 -271 - Zo [S Date [15 -CPS -0142811210738111196 3 of 3 Mar Strain, Hearing Examiner Appr ed as to fo and legal"sty: Scott A, ane Assistant County Attorney Exhibit A to HEX No. 2095-42 Page 'I of 38 TREE FARM MPUD V MIXED-USE PLANNED UNIT DEVELOPMENT REGULATIONS AND SUPPORTING MASTER PLAN GOVERNING THE TREE FARM MPUD, A PLANNED UNIT DEVELOPMENT PURSUANT TO PROVISIONS OF THE COLLIER COUNTY LAND DEVELOPMENT CODE PREPARED FOR: =600 GOLDEN "GATE PARKWAY, V' S1 rITE 105 NAPLLS, FLORIDA IDA 3e 1 nr LANDOUEST GROUP 5150 TAMIAMI TRAIL NORTH NAPLES. FLORIDA 34103 PREPARED BY: -DiffTA: \,I cc)Nsur_�r� .0RM6m,., LJL ENGINEERING 6610 Willow Parc Drive Suite 244 Naples, Florida 34109 and +c11PGRp'C'"6 VARNADOP. ESQUIRE; 6A SSIiIOMO CHEFFY P. 10lLPiCGN LLP D 821 FIFTH A ■lEN PE 80 iTI 1.l i I�i7'1TE; 201 NAPLES, F60RIDA4-1-IzR. BRUCE ANDERSON CHEFFY PASSIDOMO, P.A. 8215 1H AVENUE SOUTH NAPLES, FLORIDA 34102 rem undcrimrd is o dded. list . deieled. TREE FARM MPC, D Pl_20140000f 40 Mv-.9 October 2=_'_)O 5 1 of 30 DATE REVIEWED BY CCPC: DATE REVIEWED BY BCC: ORDINANCE NUMBER: AMENDMENTS AND APPEAL: EXHIBIT "A" TABLE OF CONTENTS LIST OF EXHIBIT AND TABLES STATEMENT OF COMPLIANCE Exhibit A to HEX No. 2015-42 Page 2 of 38 07-54 SECTION I PROPERTY OWNERSHIP AND LEGAL DESCRIPTION SECTION 11 PROJECT DEVELOPMENT REQUIREMENTS SECTION III COMMERCIAL MIXED-USE DISTRICT (C) SECTION IV RESIDENTIAL DISTRICT (R) SECTION V PRESERVE DISTRICT (P) SECTION VI DEVELOPMENT COMMITMENTS i¢xi und�rl�nad is added �c�t nek-rt�r�nrit �s dek�s�. TREE P.AMI MPUD PL20140000040 hdy3l2October 23 1015 2 of 30 Exhibit A to HEX No. 2015-42 Page 3 of 38 LIST OF EXHIBIT AND TABLES EXHIBIT "A" MPUD MASTER PLAN R.�-.. i�-11.,-1.1=1J rl 12� EXHIBIT "D" COMPLIANCE AGREEMENT TABLE IA FLUE ELIGIBLE DENSITY TABLE IB MPUD DENSITY TABLE Ii PROJECT LAND USE DISTRICTS TABLE 111 DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT TABLE IV DEVELOPMENT STANDARDS FOR RESIDENTIAL DISTRICT TABLE V DEVELOPMENT STANDARDS FOR RECREATIONAL AREA IcNt undzrhnzd EE FARM NIPLO PL201 f)000 0 Uc ❑ r'_3 .'?015 3 of 30 Mi11MEN n:IZVA2rOW411ME, M Page 4 of 38 STATEMENT OF COMPLIANCE The development of ±58.84 acres of property in Collier County, Florida, as a Mixed Use Planned Unit Development (MPUD) to be known as the Tree Farm MPUD, shall be in compliance with the goals, objectives, and policies of the Collier County Growth Management Plan (GMP), Land Development Code (LDC) and other applicable codes and ordinances. The commercial and residential uses and recreational facilities of the Tree Farm MPUD will be consistent with the growth policies, land development regulations, and applicable comprehensive planning objectives of each of the GMP elements for the following reasons: The subject property is 58.84+1- acres in size and is designated Urban on the Future Land Use Map, with 44.15 acres located within a residential density band of the Urban Mixed Use District, Urban Residential Subdistrict, and 18.69 acres located within Commercial District, Mixed Use Activity Center Subdistrict, as identified on FLUM. Consistent with the provisions of Objective 1 of the Future Land Use Element (FLUE), all uses contemplated are consistent with these respective designations. 2. Approximately 18.69 acres of the subject property is located within an area identified as Activity Center #3 in the FLU£ of the GMP for Collier County. 3. Activity Centers are the preferred locations for concentration of commercial and mixed use development activities. The subject property is located on the northwest corner of the intersection of Immokalee Road and *Collier Boulevard (C.R. 951) Err. This strategic location will allow superior access to the site, and provide an ideal location for commercial activities. The project is a mixed use development located within, and less than one mile from, an Activity Center. Therefore, the proposed commercial uses and residential densities are consistent with the FLUE of the Collier County GMP. 4. The development will be compatible and complimentary to existing and planned surrounding land uses (Policy 5.4). 5. The project must comply with the provisions of Division 6.02.01, adequate public facilities requirements of the LDC. Therefore, it will implement, and further Objective 2 of the FLUE, Objective 8 of the Transportation Element, Objective 1.2 of the Sanity Sewer Sub - Element. 6. The maximum allowable density as set forth under the FLUE Density Rating System is as follows: Text underlined 1s idde& Tet eQJr-mom;. is deleted. TREE FAR NUM D PL:0140000640 htbtH October 2". 1015 4 of 30 Exhibit A to HEX No. 2015-42 Page 5 of 38 FLUE Designation Acres Eligible Base Eligible Total Eligible +1- +J- Units/Acre Bonus Eligible Gross Units/Acre Density/Acre Density/Acre Density Mixed Use Activity 18.69 16 N/A 16 299.04 Center Subdistrict Urban Residential 40.15 4.W7.00 7 281.05 Urban Residential 40.15 4 3 7 281.05 Subdistrict, Density Total 58.84 Band 99.86 424281.00* Total 58.84 N/A NIA 1 9.85 1 580.00* Table IA: FLUE Eligible Density (* Rounded) FLUE Designation Acres MPUD EIigible MPUD Gross +1- Density Density/Acre Density Units/Acre Mixed Use Activity 18.69 7.70 .00 16 44.3-94-0.00 Center Subdistrict Urban Residential 40.15 4.W7.00 7 281.05 Subdistrict, Density Band Total 58.84 X4,78 99.86 424281.00* able 1B: MPUD Density (*Rounded) 7. The MPUD sets forth a maximum density of 425-281 dwelling units (281 muiti- family/single family attached/townhouse or 138 single-family detached units) or 7.224.78 dwelling units per acre. of the pFejeef. Additionally. the balffflee of the density aeekimulated ffem the Aetkrk�� The Activity Center shall be: developed at a human scale; pedestrian -oriented; and, interconnected with the remaining portions of the project with pedestrian and bicycle facilities. The MPUD has been designed to provide for future vehicular interconnectivity to the west, and has been designed to provide vehicular, pedestrian and bicycle interconnectivity throughout the project, including between the commercial and residential components. Text underlined is added:7cs�PR; s del lgd. TRT.E F:Ik,LI �9P[ U PL U]iUOU{]h4G 39 Uctuber 23. 3U1S 5 of 30 T Exhibit A to HEX No. 2015-42 Page 6 of 38 SECTION I PROPERTY OWNERSHIP AND DESCRIPTION 1.1 PURPOSE The purpose of this Section is to set forth the location and ownership of the property, and to describe the existing conditions of the property proposed to be developed under the project name of the Tree Farm MPUD. 1.2 LEGAL DESCRIPTION BEING PART OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, OF COLLIER COUNTY, FLORIDA. PARCEL]: THE EAST HALF (1 /2) OF THE SOUTHEAST QUARTER (1 /4) OF THE NORTHEAST QUARTER (114) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET AND SOUTH 30 FEET THEREOF AS ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-WAY. PARCEL 2: THE EAST HALF (112) OF THE NORTHEAST QUARTER (114) OF THE SOUTHEAST QUARTER (114) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, EXCEPTING AND RESERVING THEREFROM THE EAST 30 FEET AND THE NORTH 30 FEET THEREOF AS AN ACCESS EASEMENT FOR HIGHWAY RIGHT-OF-WAY. PARCEL 3: THE EAST HALF (112) OF THE SOUTHEAST QUARTER (114) OF THE SOUTHEAST QUARTER (114) OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, SUBJECT TO AN EASEMENT FOR PUBLIC RIGHT- OF-WAY OVER AND ACROSS THE EAST 34 FEET THEREOF; AND EXCEPTING THE SOUTH 100 FEET THEREOF FOR CANAL RIGHT-OF-WAY. COMMENCING AT THE NORTHEAST CORNER OF SECTION 22, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE ALONG THE EAST LINE OF THE NORTHEAST QUARTER (114) OF SAID SECTION 22, S. 00051'06" E., A DISTANCE OF 1334.40 FEET TO THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED; THENCE CONTINUE ALONG THE SAID EAST LINE, S. 00051'06" E., A DISTANCE OF 1334.40 FEET TO THE EAST QUARTER (114) CORNER OF SAID SECTION 22; THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER (114) OF SAID SECTION 22, S. 0005018" E., A DISTANCE OF 2569.47 FEET TO A POINT ON THE NORTH LINE OF A 100 FEET WIDE CANAL RIGHT-OF-WAY; THENCE LEAVING THE SAID EAST LINE, N. 89°57'31" W., A DISTANCE OF 660.13 FEET ALONG THE SAID NORTH LINE; THENCE LEAVING THE SAID NORTH LINE, N. 00°44'25" W., A DISTANCE OF 2568.56 FEET TO A POINT ON THE EAST -WEST QUARTER (114) LINE OF SAID Tcxi underlined a added: Text deleted. TREE FARM W PQ D PL20140000640 3n4w2.3 October 23. ?01 S 6 of 30 Exhibit A to HEX No. 2015-42 Page 7 of 38 SECTION 22; THENCE LEAVING THE SAID EAST -WEST QUARTER (1 /4) LINE N. 00°45'01" W., A DISTANCE OF 1334.03 FEET; THENCE N. 89"56'17" E., A DISTANCE OF 653.36 FEET TO THE POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN. CONTAINING 2,563,283.4 SQUARE FEET OR 58.84 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. 1.3 PROPERTY OWNERSHIP The subject property is owned by: Thomas S. Monaghan —(Tree Farre Land Trust) (Folio: 00187400000, 00187400002, and 00188040005) Collier Count Folio: 00190041403 7.42 ac property conveyed fee simple to Collier County — ORG4413 PG 3834 1.4 DEVELOPER The Tree Farm property is intended to be developed by the Tree Farm Land Trust or assignee. All reference to the "developer" as may be contained in this MPUD Document shall mean the Tree Farm Land Trust, unless, and until the subject property described and depicted in this MPUD Document is conveyed, or assigned. It is the responsibility of the Tree Farm Land Trust to notify Collier County, in writing, of the land conveyance, or assignment of the subject property described and depicted in this MPUD Document within six months from the actual conveyance, or assignment. 1.5 PHYSICAL DESCRIPTION The development property is located in Section 22, Township 48 South, Range 26 East, Collier County, It consists of 4:58.84 acres located in the northwest corner of the intersection of Immokalee Road (CR 846) and the ]:awe exteRsA m of Collier Boulevard (C.R. 951). The property was previously used as a tree nursery. Improvements on the property consist of a small maintenance shed and the property is generally without topographic relief, with the average elevation at approximately 13 feet above mean sea level. The water management system will consist of approximately ±746_4 acres of water management areas that will receive runoff from structures and parking areas. Run-off is collected by catch basins and culvert systems for conveyance to the project's internal lake system. The project outfall will be at the project's eastern boundary. Discharge will be into the Cocohatchee Canal that runs along Immokalee Road. Allowable discharge rates will be in accordance with applicable County ordinances. The water management system will be permitted by the South Florida Water Management District (SFWMD) through the Environmental Resource Permit (ERP) process. All rules and regulations of SFWMD will be imposed upon this project including, but not limited to: storm attenuation with a peak discharge rate per Collier County and SFWMD Rules, teal tmdcrl mcd i % a dd M � Ft; is •I • tc d TR FE 0 140000640 Omber 23 7015 7 of 30 Exhibit A to HEX No. 2015-42 Page 8 of 38 minimum roadway centerline, perimeter berm and finished floor elevations, and water quality pre-treatment. 1.6 PROJECT DESCRIPTION The Tree Farm MPUD shall be a mixed-use development. The southern ±18.45-G9 acres of the property, located within Activity Center 43, shall allow for a variety of commercial afld -esuuses. The remainder of the property shall be used for residential development. The commercial land uses within the Activity Center portion of the property are those typically associated with major intersections, including, but not limited to, convenience stores with gas pumps, restaurants, banks, and shopping centers anchored by a major grocery or retail stores). The commercial uses and signage will be designed to be harmonious with one another and will be compatible with adjacent and nearby land uses. In addition to compliance with all applicable provisions of the LDC, except where deviations are authorized, compatibility and harmony will be achieved by using common architectural elements and common entryway signage and landscape design themes. The amenities proposed to be provided as part of the residential and recreational portion of the project include, but are not limited to structures (clubhouse), and complimentary areas (swimming pool, children's playground, and tennis facilities) to provide social and recreational space, lakes, natural and landscaped open spaces, and a variety of passive (native preserves) and active recreational opportunities. Access to the property will be from the future e*te .. ion of Collier Boulevard (C. R. 951 ) and will include an access point off Immokalee Road, when a shared access agreement with the adjacent property to the west is negotiated. The access from Immokalee Road will be aligned with the access to the Pebblebrooke Subdivision located south of Immokalee Road, and across from and to the west of subject property. Access from the `6ttife exte..sien 0` Collier Boulevard is depicted on the MPUD Master Plan as follows: a right in/right out access at approximately 660 feet from the Collier Boulevard, Immokalee Road intersection; a directional median opening at approximately one-quarter (114) mile from Collier Boulevard, Immokalee Road intersection; a+A-a full median opening at approximately one- half (l/Z) mile from the Collier Boulevard, Immokalee Road intersection; and an optional right in/right out access at approximately three quarter (314) mile from the Collier Bouleyard/immokalee Road intersection. The directional and full median openings will be aligned with the access points approved for the Heritage Bay DRI, and all access points are subject to review and approval of Collier County Transportation Services Division. Additionally. this project has provided adequate land to accommodate_ the widening of Immokalee Road_ and Collier Boulevard, including intersection improvements and the reconfiguration of the Immokalee canal to facilitate such improvements. Addifienal!y, the M The Tree Farm MPUD will be served with centrally provided potable water, sanitary sewer, ];.M WI&TImA is added; Texi , �n,v�r_rn is MQwd. TREE FARM MPUD PL2014000064. 0 JgbtJ40cl4br 23 1015 8 of 30 Exhibit A to HEX No. 2015-42 Page 9 of 38 electric power, and telephone facilities. Additional services will be provided as deemed appropriate. reit mtderlived is added: Texi i, delcied TREP FARM tiIPO PL2111�f10i]DG4tYl Uetulxr'3 _?OIS 9of30 Exhibit A to HEX No. 2015-42 Page 10 of 38 1.7 SHORT TITLE This Ordinance shall he known and cited as the "Tree Farm Mixed -Use Planned Unit Development (MPUD) Ordinance". THIS SPACE INTENTIONALLY LEFT BLANK leaf underlmsd is added. Teti t"yek-guweh is delctcd TREE FARM MPUD PL20140000640 hdy42 October 23 _)0_1_� 10 of 30 Exhibit A to HEX No. 2015-42 Page 11 of 38 SECTION II PROJECT DEVELOPMENT REQUIREMENTS 2.1 PURPOSE The purpose of this Section is to generally describe the project plan of development, relationships to applicable County ordinances, the respective land use districts within the Tree Farm MPUD, as well as other project relationships. 2.2 DESCRIPTION OF PROJECT PLAN AND LAND USE DISTRICTS The project Master Plan, including layout of streets and use of land is graphically illustrated by Exhibit "A", MPUD Master Plan. There shall be three-four land use districts, portions of which may include water management lakes or facilities, and private rights-of-way or drive aisles. A breakdown of the Tree Farm MPUD land use districts and their respective acreages is presented in Table I. TABLE U PROJECT LAND USE TRACTS DISTRICT TYPE ACREAGE "C/Mu", COMMERCIAL MIXED-USE ±18.69* "R" "RA" RESIDENTIAL RECREATIONAL. AREA 139:439,19 ±0.45 `'P" PRESERVE ±0.51 TOTAL 58.84 * Note: the MPUD provides for a total of 7.42 acres of right-of-way conveyance far Collier Boulevard expansion of Immokalee Roa4,2al r -eek- ~W, and improvements to the intersection of these two arterial roadways. This right-of-way reservaMqnzonveyance_includes 4.34 acres within the "CIMU" Commercial Mixed -Use Tract (Activity Center) and 3.08 acres within the "R " Residential Tract 2.3 MAXIMUM PROJECT DENSITY AND INTENSITY A. The Commercial Mixed -Use District will be limited to ±18.69 acres within the designated Activity Center. The Residential District will be limited to ±39-.6439.I9 acres. B. Intensity: A maximum of 475,099120,000 square feet of commercial uses may be constructed within the Commercial Mixed -Use District, of which a maximum of 100.0004r-5•09 square feet may be retail or office and the balance (above 143100,000 square feet) is limited to office use, as set forth in Section 3.3 of this MPUD. I' t uni erl wKd is ad e.ti iq deleted TRFF FARM MPUD PLN 140000640 4#k-14 OctoW 23 2015 11 of 30 Exhibit A to HEX No. 2015-42 Page 12 of 38 C. Approved Density: A maximum of 42L5-281 multi-family/single-family attached/townhouse units or 138 single-family detached residential dwelling units may be constructed in the total project area. The gross project area is 58.84± acres. The gross project density, therefore, will be a maximum of 7.22 dwelling units per acre. " Fn i H initim of 15 rithift the The Activity Center shall be developed at a human scale, be pedestrian -oriented, and be interconnected with the remaining portion of the project with pedestrian and bicycle facilities. 2.4 EXISTING STRUCTURES The existing principal structures within the MPUD boundaries may be retained and utilized through the construction and platting phases of the development. 2.5 NATIVE VEGETATION RETENTION REQUIREMENTS A. A minimum of 0.51 acres (25% of the 2.02 acres of native vegetation on site) is required to be retained or replanted. The Tracts identified as "P," contain 0.51 +1 - acres; and fully satisfyiffg the native vegetation requirements. B. This MPUD is subject to a Compliance Agreement entered into and made on June 6, 2445 by and between Collier County and the Tree Farm Land Trust, with respect to vegetation removal on the subject property. This Agreement establishes that 0.51 acres of native preserve shall be provided within the MPUD. A copy of this Compliance Agreement is attached as Exhibit I'D". 2.6 RIGHTS-OF-WAY At the discretion of the developer, the minimum right-of-way width to be utilized for all internal project streets may be fifty feet (50'). Deviation #1 from Section 6.06.01(0) of the LDC Utilization of lands within all project rights-of-way for landscaping, decorative entranceways, and signage may be allowed subject to review and administrative approval by the Community Development and Environmental Services Administrator, or his designee, for engineering and safety considerations prior to installation. 2.7 FENCES AND WALLS Deviation #2 seeks relief from LDC Section 5.03.02.0 which Urmits a maximum wall hei,Tht of 6' in residential zoning districts and residential components of a PUD to allow a maximum wall height of 8' along the perimeter of the PUD. and allow a 12' wall/berm combination within residential portions of the PUD along Collier Boulevard. The berm portion of the 12' wall_/berm shall be a minimum of 3' in height. Trtii uudzrlined is ; T xl i I owd. TRFEFARMMPUD PL20140OW640 r)3.11115 12 of 30 Exhibit A to HEX No. 2015-42 Page 13 of 38 2-;-7-2_8 SIGNAGE A. General All signs will be provided in accordance with Chapter 5.06.00 of the LDC except in the following instances. 1. Boundary marker monuments containing project identification signs designed to identify the project, or any major use within the project, shall be permitted in locations depicted on the MPUD Master Plan (Exhibit "A"). Said boundary marker monument shall not exceed 6 feet in height as measured from finished grade at the location of the boundary marker monument. The sign face area for such boundary markers shall not exceed 64 square feet in area and shall not exceed the height or length of the monument on which it is located. If the sign is two-sided, each sign shall not exceed 64 square feet in area. Each sign shall only contain the main project name, insignia or motto of the entire development, and the developer's name and logo. Boundary marker monuments shall be setback a minimum of 10 feet from any MPUD perimeter property line. DEVIATION #2-3 2. One off -premises sign may be located to the west of the Tree Farm MPUD generally located near the access to Collier Boulevard from the property immediately adjacent to the west of Tree Farm MPUD. The off -premise sign may deviate from the maximum 12 square foot size set forth in Section 5.06.04.C.15.b.i., but may not exceed 16 square feet in size, and may also deviate from Section 5.06.04.C.15.b.v., which requires such off-site signs to be located within 1000 feet of the intersection of the arterial roadway serving the building, structure or use. DEVIATION #U R ■ ■ ■ y�,�,r 1i i • i added: Texi ss dcletcd. TRFF. FARM tIj,EUQ PU0144000064� r.a0ciober 23. 7015 13 of 30 Exhibit A to HEX No. 2015-42 Page 14 of 38 SECTION III COMMERCIAL MIMED -USE DISTRICT (CIMU) 3.1 PURPOSE The purpose of this Section is to set forth the development plan for areas designated as District "C/MU", Commercial on Exhibit `=A", MPUD Master Pian. The general function and purpose of this District is to provide the opportunity for diverse types of commercial activities that deliver goods and services, including entertainment and recreational attractions, to many segments of the population. 3.2 MAXIMUM COMMERCIAL/OFFICE SQUARE FEET AND MINIMUM RESIDENTIAL DEVLOPMENT The 18.69 zL acre commercial area (District "C"), is limited to a maximum of 175,W0120.000 square feet of commercial/office uses, of which a maximum of X43:599100.000 square feet may be retail or office and the balance (above 14389100,000 square feet) is limited to office use. ffeRi the Aetivity Gentef aereage shall be developed within the Gammeredal kliyced 6 -se developed within 1/3 mile of the Aetikrity Gentef boundary. No more that 50% of eiie half of the ffliiiimiim required dwelling units withifl the AetiNrity G=e"teF, and Fie ffHme that 75 0 3.3 PERMITTED USES No building or structure, or part thereof, shall be erected, altered or used, or land used in whole or in part, for other than the following: A. Principal Uses': Group 0742 — Veterinary services for animal specialties (except outdoor kennel) 2. Establishments furnishing point-to-point communications services as outlined under Major Group 48 in the Standard Industrial Classification Manual; no communication towers are permitted. 3. Group 5231 —Paint glass, and wallpaper stores; 4. Group 5251 — Hardware stores; ' Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. i"e.[ underlined i, added-�'zri — L� �; o' — is delr[cd. TREE FARC{ MPLD PL20140000640 hdri40cSoLex'310IS 14 of 30 Exhibit A to HEX No. 2015-42 Page 15 of 38 5. Group 5261 — Retail nurseries, lawn and garden supply stores: 6. Major Group 53 — General merchandise stores. 7. Major Group 54 - Food stores. 8. Group 5531 — Auto and home supply stores, not including any installation facility; 9. Group 5541 — Gasoline stations, not including service facilities; 10. Group 7542 -- Carwashes only. l l . Industry Group 555 — Boat dealers. 12. Major Group 56 -- Apparel and accessory stores. 13. Major Group 57 — Home furniture, furnishings, and equipment stores. 14. Major Group 58 — Eating and drinking places. 15. Major Group 59 — Miscellaneous Retail. Industry Group Numbers: 596 — nonstore retailers; 598 — and not including retail sale of fireworks. 16. Major Groups 60, excluding 6099 check cashing agencies, 61, 62, 63, 64, 65, and 67 in the Standard Industrial Classification Manual. 17. Group 7011 -- Hotels and motels. The maximum floor area ratio for hotels shall not exceed a factor of 0.60. 18 Establishments operating primarily to provide personal services for the following Industry groups: a. 721 — Laundry, cleaning, and garment services, only including Group 7211 — power laundries, family and commercial, Group 7215 — Coin-operated laundries and dry-cleaning, and Group 7217 — carpet and upholstery cleaning; b. 722 — Photographic portrait studios; C. 723 — Beauty shops d. 724 — Barber shops; e. 725 — Shoe repair shops and shoeshine parlors; f. 729 — Miscellaneous personal services, only including Group 7291 Tax return preparation services, and Group 7299 personal services, not elsewhere classified, only including car title and tag service, computer photography or portraits, costume rental, diet workshops, electrolysis (hair removal), genealogical investigation service, hair weaving or replacements service, dress suit or tuxedo rental, and tanning salons. less underhnrd �s , T 15 of 30 Exhibit A to HEX No. 2015-42 Page 16 of 38 19. Establishments operating primarily to provide business services for the following industry Groups: a. 731 — Advertising, not including Group 7312 outdoor advertising services agencies; b. 733 — Mailing, reproduction, commercial art and photography, and stenographic services; C. 735 — Group 7352 — medical equipment rental and leasing; d. 737 — Computer programming, data processing, and other computer related services, not including Group 7371 — computer programming services. 20. Establishments primarily engaged in developing film and in making photographic prints and enlargements for the trade or for the general public, only including Group 7384, photofinishing laboratories. 21. Group 7513 — Truck rental and leasing, without drivers; Group 7514 — passenger car rental; Group 7515 — passenger car leasing; and Group 7519 — utility trailer and recreational vehicle rental. 22. Group 7631 — Watch, clock, and jewelry repair, and Group 7699 — repair shops and related services, not elsewhere classified. 23. Group 7832 — Motion picture theaters, except drive-in, and Group 7841 — video tape rental. 24. Major Group 79 — Amusement and recreation services, for the following industry numbers: a. Group 7911 — Dance studios, schools and halls b. Group 7922 — Theatrical producers (except motion picture) and Group miscellaneous theatrical services C. Group 7941 — Professional sports clubs and promoters, only including managers of individual professional athletes, and promoters of sports events. d. Group 7991 — Physical fitness facilities e. Group 7999 — Amusement and recreation services, not elsewhere classified, to include moped rental, motorcycle rental, rental of bicycles, schools and camps -sports instructional, scuba and skin diving instruction, sporting goods rental only. 25. Major Group 80 — Health services for the following industry groups: a. 801 — Offices and clinics of doctors of medicine; b. 802 — Offices and clinics of dentists; C. 803 — Offices and clinics of doctors of osteopathy; d. 804 — Offices and clinics of other health practitioners. 26. Major Group 807 — Medical and dental laboratories for the following industry numbers: a. Group 8071 — Medical laboratories; b. Group 8072 — Dental laboratories. rest Lap&d n ALt;, addo& I c.t : m -ugh i, ddewd. U LL FAPtO KIPUD PL2014000WO 9 C_ gghSr eL ?015 16 of 30 Exhibit A to HEX No. 2015-42 Page 17 of 38 27. Establishments operating primarily to provide legal services as defined under Major Group 81. 28. Group 8231 — Libraries. 29. Membership organizations engaged in promoting the interests of their member as defined under Major Group 85. 30. Establishment operating primarily to provide engineering, accounting, research, and management for the following Industry Numbers: a. Group 871 1 — Engineering services b. Group 8712 — Architectural services C. Group 8713 — Surveying services d. Group 8721 — Accounting, auditing and bookkeeping services C. Group 8732 — Commercial economic, sociological, and educational research f. Group 8741 — Management services g. Group 8742 — Management consulting services h. Group 8743 — Public relations services i. Group 8748 — Business consulting services. 31. Offices of government as defined under Major Group 91 — Executive, legislative, and general government, except finance. 32. Residential multi -family dwelling units, whether in a free standing residential building or located in a mixed commercial and residential building. Mixed use buildings shall adhere to the development standards set forth in Table III below. Residential units shall not be located on the first floor of a mixed use building, and shall be subject to a minimum per unit floor area of 1,000 square feet. Residential buildings with no commercial component shall adhere to the development standards set forth in Table IV. B. Accessory Uses Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Parking facilities and signage. 2. Uses and structures that are accessory and incidental to the permitted uses within this MPUD Document. 3. One caretaker's residence. 3.4 DEVELOPMENT STANDARDS A. Table III below sets forth the development standards for land uses within the Tree Farm MPUD Commercial District. Standards not specified herein shall be those specified in applicable sections of the LDC in effect as of the date of adoption of this Ordinance. Ti xm urrdarliae�r§, T . s eTRFF FARM FOPLZ PL20140000640 r'3 2U15 17 of 30 Exhibit A to HEC No. 2015-42 Page 18 of 38 TABLE III DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT * No structure may be located closer than 20 feet to the top of bank of a lake (allowing for the required minimum 20 foot wide lake maintenance easement). ** Whichever is greater. tfefftffleRtS abOVe the FAftNiFHUFA Z908d Heigh; limit-; and e) the Aeittai Height eannet be W11), assefiained **** Per principal structure, kiosk vendor, concessions, and temporary or mobile sales structures shall be permitted to have a minimum floor area of twenty-five (25) square feet and shall be subject to the accessory structure standards set forth in the LDC. ***** Total allowable commercial square footage is 1 120,000 square feet; however no more than X9100,000 may be retail or office and the balance, above X99100,000 square feet, if developed, shall be office. SECTION IV [cxo underhand i, addzd: Text yi,;, -z: �a�;. is dclered. TREE FARM MPUD PL20140000640 du14-24Uctohsr?; �i3L 18 of 30 PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 sq. ft. NIA AVERAGE LOT WIDTH 100 ft. NIA MINIMUM VARDS External From Immokalee Road Canal ROW 25 ft. SPS From Future Extension of Collier Blvd. 25 ft. SPS From Western Project Boundary 25 ft. 15 ft. MINIMUM YARDS internal Internal Drives/ROW 15 ft. 10 ft. Rear 10 ft, 10 ft. Side l0 ft. 10 ft, Lakes 25 ft. 20 ft.* Preserves 25 ft. 10 ft. MIN. DISTANCE BETWEEN STRUCTURES 10 ft. or 112 the sum building heights** ol0ft, MAXIMUM HEIGHT Retail Buildings with or without residential uses 50 ft. 2 ft.*** 35 ft. Office Buildings with or without residential uses 65 ft. 7 ft.*** 35 ft. MINIMUM FLOOR AREA 1,000 sq. ft.**** NIA MAX. GROSS LEASABLE COMMERCIAL AREA 1 y�120.000 sq. ft.***** NIA * No structure may be located closer than 20 feet to the top of bank of a lake (allowing for the required minimum 20 foot wide lake maintenance easement). ** Whichever is greater. tfefftffleRtS abOVe the FAftNiFHUFA Z908d Heigh; limit-; and e) the Aeittai Height eannet be W11), assefiained **** Per principal structure, kiosk vendor, concessions, and temporary or mobile sales structures shall be permitted to have a minimum floor area of twenty-five (25) square feet and shall be subject to the accessory structure standards set forth in the LDC. ***** Total allowable commercial square footage is 1 120,000 square feet; however no more than X9100,000 may be retail or office and the balance, above X99100,000 square feet, if developed, shall be office. SECTION IV [cxo underhand i, addzd: Text yi,;, -z: �a�;. is dclered. TREE FARM MPUD PL20140000640 du14-24Uctohsr?; �i3L 18 of 30 Exhibit A to HEX No. 2015-42 Page 19 of 38 RESIDENTIAL DISTRICT (R) 4.1 PURPOSE The purpose of this section is to identify specific development standards for areas designated as "R" on the MPUD Master Plan, Exhibit "A". Residential uses, infrastructure, perimeter land use buffers, and signage, will occur within this District. 4.2 MAXIMUM DWELLING UNITS The maximum number of residential dwelling units allowed within the MPUD shall be established at the time of development plan review, but shall not exceed 4281 multi- family/single-family attached/townhouse residential dwelling units or 138 single-family_ detached units. . For the purpose of calculating the project density, 4 assisted living facilities (ALF) units shall constitute 1 residential dwelling unit and the maximum number of ALF units shall not exceed 150 units. 4.3 USES PERMITTED No building or structure, or part thereof, shalt be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: 1. Single-family attached dwellings (including townhouses intended for fee simple conveyance); 2. Zero lot line dwellings; 3. Single-family detached dwellings; 4. Duplexes, two-family dwellings; 5. Multiple -family dwellings; b. ALF with ancillary medical uses and personal services for residents and their guests, including but not limited to, beauty salon, bank, pharmacy and convenience store. (Such ancillary medical or personal service uses shall only be accessed from inside the ALF (no exterior access), and shall not exeeed 2, square `eat in aggregate. No external signage or advertising shall be permitted in support of these ancillary medical or personal service uses. Tett un&rlinnd i, A&d_ J'e 1krne6- n u _&1 ted. THEE FARM MPUD PLN14GOW-40 4td i�4 October 23. 'I7 1,; 19 of 30 Exhibit A to HEX No. 2015-42 Page 20 of 38 B. Accessory Uses: 1. Customary accessory uses and structures including, but not limited to elubluses, private garages, swimming pools with, i'`'^"` and screened enclosures, des. 4.4 DEVELOPMENT STANDARDS A. GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or homeowners' association boundaries shall not be utilized for determining development standards. THIS SPACE INTENTIONALLY LEFT BLANK TABLE IV RESIDENTIAL DEVELOPMENT STANDARDS Text underlined i; added. Tcit i3eweii-threro is delcted. TUT FARM MPUD 1IL20140000640 dvbd4L QwNr I3 '015 20 of 30 Exhibit A to HEX No. 2015-42 Page 21 of 38 DEVELOPMENT STANDARDS SINGLE- TWO-FAMILY, SINGLE- FAMILY PATIO Z & 96UBHOUNP FAMILY ATTACHED & ZERO LOT MULTI kgr=R�A PON DETACHED TOWNHOUSE LINE FAMILY PRINCIPAL STRUCTURES MINIMUM LOT AREA 2,250 S -F. 2,250 S -F. 2,250 ST. 10,000 S.F. 441,990-941. PER UNIT PER UNIT PER UNIT MINIMUM LoTWIDTH 35 FEET 20 FEET 35 FEET 100 FEET N Ar MINIMUM FLOOR AREA 1,000 S.F. 1,000 S -F. 1,000 S.F. 1,000 S.F/D.U- NA MiN FRONT YARD" 15 FEET 15 FEET 15 FEET 15 FEET N44 MIN SIDE YARD 56 FEET 0 FEET or 0 FEET or 44 -10 -FEET N4 65 FEET 56 FEET MIN REAR YARD 4�1,�_FEET 44--7 FEET 4 -5 -FEET 20 FEET NAA MIN PRESERVE SETBACK 25 FEET 25 FEET 25 FEET 25 FEET 23 FEC MIN. DIST. BETWEEN STRUCTURES 4-2--JQFEET 42-IS7 FEET +--1j1 FEET 20 FEET or N+ A I/, ZONED BH, WHICIHEVER IS GREATER MAX- ZONED HEIGHT 2 STORIES NTE 2 STORIES NTE 2 STORIES NTE 3 STORIES NTE 2 S-WRIFS u•rcuTF - 42 FEET 42 FEET 42 FEET 50 FEET So F44A ACTUAL HEIGHT' 54 FEET 54 FEET 54 FEET 62 FEET 62 FFFEf ACCESSORY STRUCTURES FRONT 10 FEET 10 FEET 10 FEET 10 FEET N4A SIDE 5 FEET 5 FEET 5 FEET 5 FEET N4A REAR 5 FEET 5 FEET 5 FEET 5 FEET N1 AA PRESERVE SETBACK 10 FEET l0 FEET 10 FEET 10 FEET N.4 MAX. BLDG. HT. SPS SPS SPS 3 STORIES NTE :2 WTnce rrrR. NOT TO EXCEED 42 FEET 42FAR� S.P.S.: Same as Principal Structures. NTE: Not To Exceed BH: Building Height 4 Tc,t unJer4ijteJ i; added I em Is doletco. TREE FARM MPLiD PL 20140000640 4vh-1!A[_ ahQr_"20 P; 21 of 30 Exhibit A to HEX No. 2015-42 Page 22 of 38 General Notes: Front yards shall be measured as follows: If the parcel is served by a public or private right-of-way, setback is measured from the adjacent right-of-way line. If the parcel is served by a private road, setback is measured from the back of curb (!f curbed) or edge of pavement (if not curbed). Setback from lake easements for all accessory uses and structures may be zero feet (0'). No structure, other than those permitted within the LDC to be located within a required landscape buffer tract or easement, shall encroach into a required landscape buffer tract or easement. Footnotes 1) A patio home is a detached or semi-detached single-family unit from ground to roof wherein each dwelling unit lot is enclosed by a wall located at the lot line, thus creating a private yard between the house and the wall, 2) Setback may be either zero feet (0' on one side and4 fieei (a;• five feet -0 I on the other side in order to provide a minimum separation between principal structures of A+W+v— en feel (4J�0. At the time of application for subdivision plat approval.for each tract, a lot layout depicting minimum yard setbacks and building footprint shall be submitted 3) Front loading garages shall have a minimum front yard setback of twenty-three feet (23'), as measured from the back of sidewalk. Side loaded garages may be located less than twenty-three feet (23') feet from the back of sidewalk provided that the driveway design allows for parking of vehicles so as not to interfere with or block the sidewalk. These provisions apply to a garage whether attached to the principal structure or detached. dio For corner lots ontv one 1 rontyard setback shall be required The yard that does not contain the driveway shall provide a 1 U ' setback. I cnt un, crlincd isi Adcds Tsai_ try is deleted. TREE FARM MPUD PI. 20140000640 4October 23. 3015 22 of 30 Exhibit A to HEX No. 2015-42 Page 23 of 38 4.5 PERMITTED USES FOR RECREATIONAL AREA LABELED "RA" ON MASTER PLAN A. Princinal Uses-,. 1. Clubhouse azebo or other structures intended to provide social and recreational space for the private use of the residents and their guests. ?. Outdoor recreation facilities such as a community swimming ool tennis and basketball courts playgrounds, pedestrian/bicycle pathways, and water features. 3. Passive open space uses and structures. such as but not limited to landsca ed areas azebos. and park benches. 4. Any other principal use which is comparable in the nature with the fiore�going list of permitted principal uses as determined by the Board of Zoning Appeals ("BZA") or Hearing Examiner, as applicable. B. Accessory Uses: 1. CommuniLy maintenance areas and maintenance structures. 2. Any other accesso use which is comparable in nature with the Foregoing list of permitted accessoEy uses. as determined by the Board of Zoning Appeals "BZA" or Hearing Examiner. as applicable. THIS SPACE INTENTIONALLY LEFT BLANK Tex[ underlined i6 .id ed 'f' •xz i s &lcTR - - py I n PI 2014U[ AnA4f] 3 2015 23 of 30 Exhibit A to HEX No. 2015-42 Page 24 of 38 TABLE V RECREATIONAL AREA DEVELOPMENT STANDARDS DE! ELC]PMEVTSTANDARDS RECREATIONAL AREA PRINCIPAL STUCTURES MIN[MIJM LOT ARLA 10,000 S.F. MINIMUM LOT WIDTH N/A MINIMUM FLOOR AREA NIA MIN, FRONT YAR ❑ 25' MIN PRESERVE' -,ETBACK 15 FEET MIN. SIDE YARD 25. MIN. REAR YARD 25' MIN. DISTANCE BE'rWEEN 2U' 5TRUCTURES 2 STORIES NTE MAN. ZONED HEIGHT 50 FEET MAX. ACTUAL HEIGHT 62 FEET ACCESSORY STRUCTURES MIN. FRONT YARD 15. MIN. SIDE YARD 15' MIN. REAR YARD 15' PRESERVE SETBACK 25' MAX. BUILDING HEIGHT 2 STORIES WE NOT TO EXCEED 42 FEET NTE: Not to exceed Note: Where the Recreational Area abuts residential lots, the required 15' Tyne B buffer shall include a G' wall. I undcrlmcd is added: Text -.4feek-44vtmh is ddeicd. TREE FARM h1PU!? P1.20 140000640 AC1cin6er 23, V1,; 24 of 30 IM i71'TWITMO M Aillre ill-MIPA Page 25 of 38 THIS SPACE INTENTIONALLY LEFT BLANK 1e.i undMmed a added: Te.[ iEtntkm±� is dekied. TRE: FARM MPC:D PL 2014000640 {j%_ -?9 Octob2r 33. '01 S 25 of 30 SECTION V PRESERVE AREA (P) 5.1 PURPOSE Exhibit A to HEX No. 2015-42 Page 26 of 38 The purpose of this section is to set forth the development plan for areas designated as District "P", Preserve Area on Exhibit "A", MPUD Master Plan. The primary function and purpose of this District is to preserve and protect vegetation and naturally functioning habitats, such as wetlands, including upland buffers, in their natural, and/or enhanced state. 5.2 USES PERMITTED A. Principal Uses: 1. Open spaces/nature preserves. B. Accessory Uses: 1. Water management structures. 2. Mitigation areas. 3. Passive recreational uses such as pervious nature trails or boardwalks shall be allowed within the preserve areas, as long as any clearing required to facilitate these uses does not impact the minimum required vegetation. For the purpose of this Section, passive recreational uses are those uses that would allow limited access to the preserve in a manner that will not cause any negative impacts to the preserve, such as pervious pathways, benches and educational signs. Fences may be utilized outside of the preserve to provide protection of the preserve in accordance with the applicable requirements set forth in the LDC. Fences and walls shall not be permitted within the preserve area. Perimeter berms and swales shat I be located outside preserve boundaries. C. The .51 acre preserve tract depicted on the MPUD Master Plan shall be re -vegetated in compliance with MPUD Exhibit "D", Compliance Agreement, and in accordance with the applicable provisions of the LDC. Iect w�derliitad os added: l"ext eek is_d€_LP.3S4 TBEFEARNA MPUD PL2UL420Q4440 �eir-24QCSQbe3?1_I41± 26 of 30 Exhibit A to HEX No. 2015-42 Page 27 of 38 SECTION VI DEVELOPMENT COMMITMENTS 6.1 PURPOSE The purpose of this Section is to set forth the development commitments for the development of the project. 6.2 GENERAL All facilities shall be constructed in accordance with SDP, subdivision plans (if required), and all applicable State and local laws, codes, and regulations applicable to this MPUD. Except where specifically noted or stated otherwise, the standards and specifications of the LDC shall apply to this project, even if the land within the MPUD is not to be platted. The developer, its successors and assigns, shall be responsible for the commitments outlined in this Document. The developer, its successors or assignee, shall follow the Master Development Plan and the regulations of the MPUD, as adopted, and any other conditions or modifications as may be agreed to in the rezoning of the property. In addition, any successors or assignee in title to the developer are bound by any commitments within this Document. These commitments may be assigned or delegated to a condominium/ homeowners' association to be created by the developer. Upon assignment or delegation, the developer shall be released from responsibility for the commitments. 6.3 TRANSPORTATION The development of this MPUD Master Development flan shall be subject to and governed by the following conditions: A& If any required turn lane improvement requires the use of existing County rights-of- way or easements, compensating right-of-way shall be provided without cost to Collier County as a consequence of such improvement. EB. If, in the sole opinion of Collier County, a traffic signal, or other traffic control device, sign or pavement marking improvement within a public right-of-way or easement is determined to be necessary, the fair share cost of such improvement shall be borne by the developer. 1 -cm undcrlmed is added: Tem sHtieirt)"!mm is deleted. TREE FARM MPL: ❑ K2014000064 0 jhtb49 Qewkr.13.?41_f 27 of 30 Exhibit A to HEX No. 2015-42 Page 28 of 38 DC. The applicant shall reserve rights-of-way for the Boulevardown and Immokalee Road expansion and intersection improvements as depicted on the MPUD Master Plan (Right-of-way Reservations Tracts A, B, and C, totaling 7.42 +/- acres). The applicant shall receive impact fee credits in exchange for Right-of-way Reservation Tract B (0.47 acres), but shall not receive impact fee credits for the reservation and eventual dedication of Right-of-way Reservation Tracts A and C. The applicant shall convey by deed, in fee simple, at no cost to the County (other than the aforementioned impact fee credits for Tract B) all lands reserved as depicted on the MPUD Master Plan (as noted herein) within 90 days of written request of the County. ED. The applicant shall construct a twelve foot (12') asphalt greenway within the Immokalee Road canal right-of-way, or within the adjacent right-of-way reservation area, at the discretion of the Collier County Transportation Services Division. The greenway shall be located on the north side of the canal and shall connect to the greenway that Collier County is constructing to the west of the Tree Farm MPUD property. The developer shall provide five (5) parking spaces for public use in close proximity to and accessible from the greenway. These parking spaces may be located within the Commercial Tract, and may be located within the Right-of-way Reservation Tract "A" on a temporary or permanent basis, with approval from Collier County Transportation Services Division. The greenway shall be constructed prior to the issuance of the first certificate of occupancy (CO) within the MPUD. +�E. The applicant shall design the project stormwater management system so as to accept and treat stormwater from fifty percent (50%) of the impervious area of proposed extension of Collier Boulevard adjacent to the Tree Farm MPUD, in accordance with South Florida Water Management District permitting requirements. GF. The applicant shall be responsible for fair share costs of improvements to the Immokalee Road/Collier Boulevard intersection, including bridge replacement and/or widening as may be necessary to construct a minimum of two north and two southbound through lanes as well as necessary turn lanes #V. The applicant shall ensure that any easements necessary to facilitate interconnections to properties to the west as shown on the MPUD Master Plan shall be granted by the appropriate instrument(s) at the time of submittal of the first development order application. IH. No certificate of occupancy (CO) for development within the Tree Farm MPUD will be issued until b laning of the following roadway segments has been substantially completed (that is fully open to traffic): 1. Immokalee Road from Collier Boulevard west to 1-75 2. Immokalee Road from Collier Boulevard East to I Well Road 3. Collier Boulevard from Immokalee Road south to Golden Gate Boulevard. Text underlined i5 addcd: rCxi 11 tt is Meted. TREE FAPLM NtPUD PL20140000640 6d 22Wober 23. 2015 28 of 30 Exhibit A to HEX No. 2015-42 Page 29 of 38 441, Should it become necessary or desirable to construct a wall to mitigate the impacts of noise from Collier Boulevard or Immokalee Road, the develeper-owner successor or assignee shall be responsible for the costs of designing and installing said wall or walls for the portion adjacent to the project boundary. 1 The Tree Farm MPUD TIS was based on a development scenario that assumed a variety of commercial uses and a maximum of 281 multi -family units. The total tri generation was estimated in the TIS to be 580 PM peak hour two-way external trips to admacent streets based on ITE trip generation rates. The development scenario analyzed in the TIS may change. However, the Pro'ect's estimated tri eneration will not exceed a maximum of 580 PM peak hour two-way external trips to adjacent streets. 6.4 UTILITIES The development of this MPUD Master Development Plan shall be subject to and governed by the following conditions: A. The developer shall reserve Pwe--ane Ll)—areas to be granted as an easements to Collier County for a raw water wells. The dimensions of these this well easements shall at t ed 100 feet by inn f etbe at a maximum 80 feet by 50 feet. The approximate location of thisthese well easements is depicted on the MPUD Master Plan. The ... tl e IJ, -.. • water well easement site is located at the northeastern corner of the MPUD, and can be accessed from l._.....akalee Read ExtensCollier Boulevard Extension. Thee H.e tWO possible leeations r3 the +hers.r-aw .,to_ well easement site. OptieH A is leented on the westerly bautidary ef the pr-ejeet, seleeted' easements. Optieft 13 is laeated at the .theast o of the et and 1- orated aE� nt to Right of way The grant of these this easements shall occur at the time of site development plan or final plat approval for the area within the development phase that contains the .e -well easement sites. At the time of the site development plan and/or final plat submittal, the developer shall provide the well site easement that meets the standard setback requirements for water wells. The developer Tall also PFOYide Collier Getinty Utilities Di -vision r1a. --S t& the 'Are'! 54L -S ffier to said Fight of way to Collier- GE)tinfy. 6.5 ENVIRONMENTAL A. The development shall comply with the guidelines and recommendations of the U.S. Fish and Wildlife Service (USF&WS) and the Florida Fish and Wildlife Conservation Commission (FFWCQ regarding potential impacts to `'listed species". A Big Cypress Fox Squirrel Management Pian shall be submitted to Environmental Text underlined isaddz&T . fs eleW. i'RErz rA 4 oc 23 2 l 29 of 30 Exhibit A to HEX No. 2015-42 Page 30 of 38 Services Staff for review and approval prior to site plan/construction plan approval. Where protected species are observed on site, a Habitat Management Plan for those protected species, or their habitats shall be submitted to Environmental Services Staff for review and approval prior to site plan/construction plan approval. 6.6 AFFORDABLE -WORKFORCE HOUSING: A. The applicant shall provide 15% of the total units built in the project in the affordable housing price range or workforce housing, i.e., for those who earn up to 150% of the median income as calculated annually using the Collier County median income figure for a family of four as determined by the United States Housing and Urban Development Department (HUD). The applicant will use the most Current median income figure as defined above at the time of sale to determine if that unit falls into the 150% median income or below. Currently, that would allow a sales price of up to $321,000. The applicant will provide verification of the sales prices to Collier County's Housing and Human Services Department. The form of verification shall be determined between the applicant and the Collier County Housing and Human Services Division. THIS SPACE INTENTIONALLY LEFT BLANK fru uiderlincd i. added' Tcx i W±mtch is deleted. TRFF FARM NIVU 7 PI -20140000640 3u4+rN Octokr_ 13_'_[liS 34 of 30 N 11 W) r 0 N 6 Z x Lu a a a s x Lu 00 m TREE FARM M P U D SECTION 22, TOWNSHP 48 SOLITH, RANGE 26 EAST COL.LER COUNTY. FLONDA F L61R10A Presented by: TREE FARM LAND TRUST CORTM n 2600 GOLDEN GATE PARKWAY* SUITE 304 s11EEr 1 (ovrR smeF.T NAPLES, FLORIDA 34105 \IIFFr! ar•RIAI 141frr1 iM.011 (234) 403-6422 h111.1+11 MPlll1h1A511sRp1M h11}:I=1 1 1000 LPI%JAL WAI 414 PAANA0104 RT FLAN hfl FFf% l'111111 PAf'[I TLIFS,Qi1FFtil7i WrFRFk,T FYII}R1r C}STI; f A L R115Y ti[C 71t1VS �;�.. � � w '' � i .� .... _ �._.. ;� S n:� i�. Z. ;4 :� ' � _ �.. i i . l �.. + i _. f� t. N00 C"] to �.. v Q C7 N M a z ° t0 Xa I.I_I 00 4,02 'W r.+ LU Q 0 n� RW a a m u sc a> i TREE FARM MPUD �. • MASTER PLAN rY iEGAL dLSCS'IP':OiY '. t 1 I _ _ °'•iwr: o�rwo. _ ...... . .......� :. . � _y .� q•, H�tiM..�...r � � .. djl I wetMiv[a r1YRhs � .. :.o sm+,� rIC•��. [-: G•rwl•. x . ... ^�. �, e<„.... •ra, vi,�l•- - w. ....,_ 13 [ r.� ... — r -� r -K aa• -r• :rsy m uc .vees• er.rl. ;',v n I.,i .aa-.cl . rxw t.ry �`. ![arc.~ `. 1 ”' �[ry r u.+vr I s �. x1. ,w.e1-..e wnw bu re [cu lr Je fl : L yr Z 1 t 1 { if ok ..sem. i'�r. 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Y ..v .e.V •,., 1 _ - -- •r v,•h.a uvP�fnr-aii�l, -f �. a .y� Y [• ']!.Mw�'. Yui rt�• w e •[.[s .P[ Y .e. 1 ^y rllllw[ efto l[ lL+ 1C 17 M�m,r.a. rrr . c. ..~K rn •CCFO i 1 n W [r41O w]Mei rfl ER, "�+�Y�.a F•ea �-• r .. 1 [ !-rte lIMl1 41SF SlHeu2Y i^ ' EFRYEI,sti[u7u1[ .•zrr maw (`_a,l] — �'--E f— ' f sn a- [h —••. R� - , y j1= 11We LK 1'.,e wo]a', 8-i e'Y[�.,' I[.aYl wrr. •r .r.sew -,m WALU bu{y [4K- 9f[j _.. f •r [' aL' ,n- M t7F9• _.... ^.:.-E '33..0' jc_j ._ - N 00 19t M Lh T N co) Z x� a wl of Qj rC� wi TREEFARM T2' ASPHALT GREENWAY (APPROXIMATE LOCAMPUD MASTER PLAN TION MAY MEANDER) 1o'TlPE ZONING: MPU D, ADDIE'S CORNER i 4 ^ •A'NUFFiR CURRENT uSE: UNDEVELOPED, VACANT E t ! Ll"U'll'UHER FFER Ij POTENTIAL FUTURE 3INTERCONNECT BUFFER IW TYPE•A• SUFFER SUFFER rl c/muWf •auFFfR�I • 78' TYPE c[mu PROMMATE LOCATIbN SUBJECT T� r �I•fI, COLU ER COUNTY TRANSPORTATiOH .1 DIVISION APPROVAL AND MAY BE REDUCED TO RIGHT -!N ONLY MINIMUM LANDSCAPE ZONING: A, AGRICULTURE BUFFERING TO BE MET BY PUD BOUNDARY CURRENT USE: UNDEVELOPED PARCELS RE-CREATED PRESERVE. 10' TYPE EMSMNG 60ACCESS EASEMENT A BIRFER ' R JRA R so RoYY , i 1 i 20 IME R , E � – VEHICULARINTERCONN '147141 SICYC L.E AN D PEDESTRUIN R _ - - 1NTERCONNECTION REQUI D 20'TYK'O' SUFFER T ACTIVITY CENTER UNE - COLLIER COUNTY TRANSPORTATION — DIVISION APPROVAL. fa [PUO HERITAGE BAY DRU, UNDEVELOPED] • 4.51 AC. NATIVE VEGETATION PRESERVE TO BE RECREATEV IN ACCORDANCE WITH COMPLIANCE AGREEMENT (EXHIBIT D) AND IN ACCORDANCE WITH THE STANDARDS SET FORTH IN THE LDC SECTION 3ASA7.H ZONING: A, AGRICULTURE IO'TYI'E CURRENT USE: UNDEVELOPED PARCELS -A' &PTEA R i T 2 Q 'P, 20 LME R 1 R Ij ❑o I • . i Pll N I i W Row N z 3 WELL SITE SO' x BO' - APPROXIMATE LOCATION SUBJECT TO COLLIER m'rrFE -D• BUFFER RIGHT IN/ RIGHT OUT MILE - .. CO_ LL1ER BOULEVARD ='- COUNTY TRANSPORTATION DM -14M APPROVAL. APPROXIMATE LOCATION — — - - THIS DRIVEWAY SHALL BE DESIGNED TO ALIGN PUD BOUNDARY - ZONING- PUD HERITAGE BAY DRI SUBJECT To CO E, COUNTY WITH THE EXISTING HERITAGE BAY DRIVEWAY. CURRENT USE- THE 4UAARY RESIDENTIAL COMMUNITY TRANSPORTATION APPROVAL toll Lo9r6 &ww31oi0PN- Twrrw4mllom a FraSAP oh-rglCn•`pf &*lr.alr TannN myls Nls.drg 04 00 RM r` NIM 610 0) xiCL w1 z D SCHEDULE OF DEVIATIONS DEVIATION 1: Q AT THE DISCRETION OF THE DEVELQPER, THE MINIMUM RIGHT-OF-WAY WIDTH 4a TO BE UTILIZED FOR ALL INTERNAL PROJECT STREETS MAY BE FIFTY FEET 4 (SY). DEVIATION 01 FROM SECTION 6.06.01(0) OF THE LOC. UTILIZATION OF LANDS WITHIN ALL PROJECT RIGHTS-OF-WAY FOR LANDSCAPING, i DECORATIVE ENTRANCEWAYS, AND SIGNAGE MAY BE ALLOWED SUBJECT TO X I REVIEW AND ADMINISTRATIVE APPROVAL BY THE COMMUNITY DEVELOPMENT LU ANDENVIRONMENTAL SERVICES ADMINISTRATOR, OR HIS DESIGNEE, FOR ENGINEERING ARID SAFETY CONSIDERATIONS PRIOR TO INSTALLATION. DEVIATION 2: DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 5.03.02.C. WHICH PERMITS A MAXIMUM WALLHEiGHT OF 6' IN RESIDENTIAL ZONING DISTRICTS AND RESIDENTIAL COMPONENTS OF A PUD, TO ALLOW A MAXIMUM WALL HEIGHT OF 8' ALONG THE PERIMETER OF THE PUD, AND ALLOW A 12' WALUBERM COMBINATION WITHIN RESIDENTIAL PORTIONS OF THE PUD ALONG COLLIER BOULEVARD, THE BERM PORTION OF THE 12' WALLIBERM SHALL BE A MINIMUM OF S IN HEIGHT. DEVIATION 3- BOUNDARY MARKER MONUMENTS CONTAINING PROJECT IDENTIFICATION SIGNS DESIGNED TO IDENTIFY THE PROJECT, OR ANY MAJOR USE WITHIN THE PROJECT, SHALL BE PERMITTED IN LOCATIONS DEPICTED ON THE MPUD MASTER PLAN (EXH I BIT 'A'). SAID BOUNDARY MARKER MONUMENT SHALL NOT EXCEED 6 FEET IN HEIGHT A$ MEASURED FROM FINISHED GRADE AT THE LOCATION OF THE BOUNDARY MARKER MONUMENT. THE SIGN FACE AREA FOR SUCH BOUNDARY MARKERS SHALL NOT EXCEED 64 SQUARE FEET IN AREA AND SHALL NOT EXCEED THE HEIGHT OR LENGTH OF THE MONUMENT ON WHICH IT IS LOCATED. IF THE SIGN IS TWO-SIDED, EACH SIGN SHALL. NOT EXCEED 64 SQUARE FEET IN AREA. EACH SIGN SHALL ONLY CONTAIN THE MAIN PROJECT NAME, INSIGNIA OR MOTTO OF THE ENTIRE DEVELOPMENT, AND THE DEVELOPER'S NAME AND LOGO. 80UNDARY MARKER MONUMENTS SHALL BE SETBACK A MINIMUM OF 10 FEET FROM ANY MPUD PERIMETER PROPERTY LINE. DEVIATION 4: ONE OFF -PREMISES SIGN MAY 8E LOCATED TO THE WEST OF THE TREE FARM MPUD GENERALLY LOCATED NEAR THE ACCESS TO COLLIER BOULEVARD FROM THE PROPERTY IMMEDIATELY ADJACENT TO THE WEST OF TREE FARM MPUD. THE OFF -PREMISE SIGN MAY DEVIATE FROM THE MAXIMUM 12 SQUARE FOOT SIZE SET FORTH IN SECTION 5.06.04.C.152.L. BUT MAY NOT EXCEED 16 SQUARE FEET IN SIZE, AND MAY ALSO DEVIATE FROM SECTION 5 86 04 C 15 e V WHICH REQUIRES SUCH OFF-SITE SIGNS TO BE LOCATED TREEF_A_RM_ MPUD MASTER PLAN MPUD MASTER PLAN NOTES 1. THE AMOUNT OF REQUIRED OPEN SPACE IS 30%, 2. WITHIN THE MPUD BOUNDARIES THERE WILL BE A MINIMUM OF 15.43 AC OF OPEN SPACE [30% OF 51-43 J58-84 - 7.42 ROW CONVEYANCE)) 3. THE FACILITIES AND IMPROVEMENTS SHOWN ON THIS PUD MASTER PLAN SHALL BE CONSIDERED CONCEPTUAL IN NATURE. 4. THE DESIGN, LOCATION, AND CONFIGURATION OF THE LAND IMPROVEMENTS SHALL BE DEFINED AT EITHER SITE DEVELOPMENT PLAN APPROVAL, OR CONSTRUCTION PLANS AND PLAT APPROVAL. S. THE PROJECT SHALL BE DESIGNED TO PROVIDE VEHICULAR, PEDESTRIAN AND BICYCLE CONNECTIVITY BETWEEN RESIDENTIAL AND MIXED USE (COMMERCIAL AND TO ADJACENT PROPERTY TO THE WEST 6, BOUNDARY MARKER MONUMENTS SHALL BE SETBACK A MINIMUM OF 10 FEET FROM ANY PERIMETER MPUD PROPERTY LINE. LAND USE SUMMARY LANDUSE ACREAQE_ TRACT'R' RESIDENTL4L '39.19+1 -ACRES TRACT 'P' PRESERVE .51 */-ACRES TRACT'CIMU' COMMERCIAU MIXED USE '36.69 +I- ACRES TRACT'RA' RECREATION AREA .45 +1- ACRES TOTAL 58.84 +1- ACRES 'INCLUDES ROW COKVEYANCE PRESERVE A MINIMUM OF 0.51 ACRES (25% OF THE 2.02 ACRES OF NATIVE VEGETATION ON SITE) IS REQUIRED TO 8E RETAINED OR REPLANTED. THE TRACTS IDENTIFIED AS -P," CONTAIN 0.51 +1- ACRES, AND FULLY SATISFYING THE NATIVE VEGETATION REQUIREMENTS. WITHIN 1000 FEET OF THE INTERSECTION OF THE ARTERIAL ROADWAY MAXIMUM DENSITY SERVING THE BUILDING, STRUCTURE OR USE. 281 MULTI -FAMILY! SINGLE-FAMILY ATTACHED/ TOWNHOUSE UNITS OR 138 SINGLE-FAMILY DETACHED UNITS t-rntw5 mrs ao9 vuxy6yfVoliyra Tiw r.,A�a�aesxm m..r �nroZwv�..rn�^.rwoz sh aa....-�Ceayer sn+We4r �...wWo-a.}+52ors _� � � � � `- - LEGEND R RESIDENTIAL RA RECREATIONAL AREA ��U COMMERCIAL/ MIXED USE p PRESERVE E+� PUD INGRESS/EGRESS 4� INTERNAL CIRCULATION DEVIATIONS -WATER MANAGEMENT LAKE ROW CONVEYANCE PRESERVE AREA BOUNDARY MARKER MONUMENTS WITHIN 1000 FEET OF THE INTERSECTION OF THE ARTERIAL ROADWAY MAXIMUM DENSITY SERVING THE BUILDING, STRUCTURE OR USE. 281 MULTI -FAMILY! SINGLE-FAMILY ATTACHED/ TOWNHOUSE UNITS OR 138 SINGLE-FAMILY DETACHED UNITS t-rntw5 mrs ao9 vuxy6yfVoliyra Tiw r.,A�a�aesxm m..r �nroZwv�..rn�^.rwoz sh aa....-�Ceayer sn+We4r �...wWo-a.}+52ors _� � � � � `- - N 00 1* V) A KRt,a RAS. rA7'•5 r.! w r w O v co N M 2 �] ccc I X' a 1 LU 1 1 � 1 1 0 Q � i I r W I TREE FARM MPUD CONCEPTUAL WATER MANAGEMENT PLAN a ' Irr,�syn �I��.R�I' �� lil �V I; r�f"'�: k ♦ .cr.:,,.nr��.s.,r..., ` `--��.�� 1 Il:yy 'IIC� • iii �, �Y t I r••ti. mr..- r•�r ...n - — _ � _ _ .� = ur.•~ Vrun�e[ tawu Kb fnya.� •••` •y--1 ---- �•c* ww.r. �'� fn�a npe'+.cC sa. vw ��+•++ wxuonol w.r. -„.. i ' u�EFV401iC 7Yau' w.o 7 / A KRt,a RAS. rA7'•5 r.! w 1 � Ic sea�n,n'r ��nv .�' r.��7 :.:n-� ` .wua �,n�x. e_.:.irwr.. c� r .�,r � e ,n rn r :�a� .. ..- +- : • r.• ... r:ar: r - .n., r.r.r �........- � Y\ I L'! N co c) 4- t�7 C r Q !� {�1 M o z Q a. w a n L x W TREE FARM MPUD UTILITY FACILITIES & OFFSITE INTERFACE EXHIBIT �t =-7[ - i t Cl t ` _ �n l 1 ' ZONE K y S I ti �Q 1 .______ ___ _ J N 00 T M LID 4 -r -- Y- G M e7 v z xa 2 a a r W G��Ft •• VIJif : --�1 ..i I. Ira. rak:��0SC VARKMf AND Ic�7L'?•_:i. ":.LFIIr,YyLVI! jY+ly[ ■K__E•: NM R'11y cEryFVA1174 'I { LANDSCAPE j VARIES ry 5"T NA— e Yp;?IpIC. I P4�lPFg7l ,- 7.N L C"d __r.. i lLH. - I, M„ M ! 1 E11ISPA� SECTION } I I ]5 YLA4 j f�N CLCY 4 VRR'!5 i Le1g NNG � _ calrL LL. w LL] 'er DE DAVIDSON ENGINEERING EXHIBIT "O" CONCEPTUAL MASTER PLAN Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com O E c U) E E O :.J 0 > ESTATES (SINGLE-FAMILY RESIDENTIAL) O 30 60 120 SCALE IN FEET RPUD WOLF CREEK (RESIDENTIAL) RPUD WOLF CREEK (PRESERVE) 10'TYPE A LANDSCAPE re, r re, re, 10' TYPEA LANDSCAPE BUFFER EASEMENT BUFFER EASEMENT z w 2i Lu U LAND USE SUMMARY USE Y J ± 1.28 W Q Q AC. Z � U ry _j 0 w' LU O TOTAL SITE AREA ry AC. zZ w ESTATES (SINGLE-FAMILY RESIDENTIAL) O 30 60 120 SCALE IN FEET RPUD WOLF CREEK (RESIDENTIAL) RPUD WOLF CREEK (PRESERVE) 10'TYPE A LANDSCAPE re, r re, re, 10' TYPEA LANDSCAPE BUFFER EASEMENT BUFFER EASEMENT z w 2i Lu U LAND USE SUMMARY USE Y J ± 1.28 wQ Y�_j ± 0.18 AC. LANDSCAPE BUFFERS oui� a -Q RIGHT-OF-WAY / EASEMENTS I L U W w' LU AC. TOTAL SITE AREA ry AC. zZ w LOCATION J N w O UJ LL ry ESTATES (SINGLE-FAMILY RESIDENTIAL) O 30 60 120 SCALE IN FEET RPUD WOLF CREEK (RESIDENTIAL) RPUD WOLF CREEK (PRESERVE) 10'TYPE A LANDSCAPE re, r re, re, 10' TYPEA LANDSCAPE BUFFER EASEMENT BUFFER EASEMENT z w 2i Lu U LAND USE SUMMARY USE ACRES WATER MANAGEMENT (TRACT B) ± 1.28 AC. Y�_j ± 0.18 AC. LANDSCAPE BUFFERS Lu a -Q RIGHT-OF-WAY / EASEMENTS I L w0�z U LL O w a_ > Q Z w' LU ESTATES (SINGLE-FAMILY RESIDENTIAL) O 30 60 120 SCALE IN FEET RPUD WOLF CREEK (RESIDENTIAL) RPUD WOLF CREEK (PRESERVE) 10'TYPE A LANDSCAPE re, r re, re, 10' TYPEA LANDSCAPE BUFFER EASEMENT BUFFER EASEMENT z w 2i Lu U LAND USE SUMMARY USE ACRES WATER MANAGEMENT (TRACT B) ± 1.28 AC. PRESERVE AREA (TRACT C) ± 0.18 AC. LANDSCAPE BUFFERS ± 1.97 AC. RIGHT-OF-WAY / EASEMENTS ± 1.66 AC. DEVELOPABLE AREA (LOTS 1-6) ± 9.40 AC. TOTAL SITE AREA ± 14.49 AC. Q UJ I z w w 2 U- 9 W cn w ui L TRACT B - WATER LOT #4 U- co MANAGEMENT LOT #5 LOT #600 z Q r cn a z Lu o p N 10' TYPE D LANDSCAPE 10' TYPE D LANDSCAPE 10' TYPE D LANDSCAPE 10' TYPE D LANDSCAPE j 0 - BUFFER EASEMENT u u gBUFFER EASEMENT LL LL BUFFER u LL LL u BUFFER ENT Lg� C- .. o N u u LANDSCAPE ASEMENT ESTATES (SINGLE-FAMILY RESIDENTIAL) LOT #1 BUFFER EASEMENT TRACT A - VANDERBILT WAY R.O.W. / A.E. / I.E. / P.U.E. / D.E. / C.U.E. -�--u-• Lg--••-•-----..--� u ..-..------L-••--L-••---••---------------------u- ..-----------••--- ••-Le--..-..------ ...... ------ -- LL-••---- 10'TYPE LANDSCAPE 10' TYPE DD LANDSCAPE BUFFER EASEMENT BUFFER EASEMENT F - z W Lu co Q W F w LL w - Z) cc LOT #2 LOT #3 w Q U 0 ❑ z Q J i ❑ W d } F- 0 N 6 20' TYPE D LANDSCAPE BUFFER EASEMENT 20' TYPE D LANDSCAPE BUFFER EASEMENT re, ESTATES I ESTATES (SINGLE-FAMILY (SINGLE-FAMILY RESIDENTI L) RESIDENTIAL) VANDERBILT BEACH ROAD- RIGHT-OF-WAY ESTATES (UNDEVELOPED) ESTATES (SINGLE-FAMILY RESIDENTIAL) ESTATES (SINGLE-FAMILY RESIDENTIAL) ESTATES (UNDEVELOPED) PUD MISSION HILLS TRACT 1 (WATER MANAGEMENT AND COMMERCIAL) PUD MISSION HILLS TRACT 5 (COMMERCIAL) ESTATES (SINGLE-FAMILY RESIDENTIAL) PUD MISSION HILLS TRACT 6 (COMMERCIAL; ESTATES (SINGLE-FAMILY RESIDENTIAL) PRELIMINARY — NOT FOR CONSTRUCTION I I z o W F- I I 10' TYPE D a BUFFER[ L3fq �z`w�0 -3fq O O J V w m z J � _ LL Lu LIFT w ' STATION zZ w LOCATION Lu N w Q o LL m M0 z � LL 7) 1—o_ u u LANDSCAPE ASEMENT ESTATES (SINGLE-FAMILY RESIDENTIAL) LOT #1 BUFFER EASEMENT TRACT A - VANDERBILT WAY R.O.W. / A.E. / I.E. / P.U.E. / D.E. / C.U.E. -�--u-• Lg--••-•-----..--� u ..-..------L-••--L-••---••---------------------u- ..-----------••--- ••-Le--..-..------ ...... ------ -- LL-••---- 10'TYPE LANDSCAPE 10' TYPE DD LANDSCAPE BUFFER EASEMENT BUFFER EASEMENT F - z W Lu co Q W F w LL w - Z) cc LOT #2 LOT #3 w Q U 0 ❑ z Q J i ❑ W d } F- 0 N 6 20' TYPE D LANDSCAPE BUFFER EASEMENT 20' TYPE D LANDSCAPE BUFFER EASEMENT re, ESTATES I ESTATES (SINGLE-FAMILY (SINGLE-FAMILY RESIDENTI L) RESIDENTIAL) VANDERBILT BEACH ROAD- RIGHT-OF-WAY ESTATES (UNDEVELOPED) ESTATES (SINGLE-FAMILY RESIDENTIAL) ESTATES (SINGLE-FAMILY RESIDENTIAL) ESTATES (UNDEVELOPED) PUD MISSION HILLS TRACT 1 (WATER MANAGEMENT AND COMMERCIAL) PUD MISSION HILLS TRACT 5 (COMMERCIAL) ESTATES (SINGLE-FAMILY RESIDENTIAL) PUD MISSION HILLS TRACT 6 (COMMERCIAL; ESTATES (SINGLE-FAMILY RESIDENTIAL) PRELIMINARY — NOT FOR CONSTRUCTION I I } z o W F- O rn O Z M ozz O L a V O �z`w�0 V O O J V w m J J � _ LL m JO Ln V W z zZ w O O z V LO_0 N > Q o 0 m M0 z � m ZC M It 1—o_ ILLI O N z Y W (D _� N N O U) Lu Lu z NN LL� LL= ° o \� U a CL a N o 0-1 w U (n Lw Q w ZQ❑ ❑ 0 ❑ J (n a �w w >> O O U U Of fy_ w w J J O O U U Of ly- w w Q- 0- U) N z z O O Ln U) > > ww Offy_ 0o w 00 r a N N ❑ W 0-1 } z o W F- O rn O Z M ozz O L a V O �z`w�0 V O O J V w m J J � _ LL m JO Ln V W z zZ w O O z V J Q U N > Q o 0 m M0 z � m ZC M It 1—o_ ILLI z z Y W (D _� T_ U O U) Lu Lu Lu LL� LL= ° Q Q U a cvi z o W F- O rn O Z M ozz O L a V O �z`w�0 V O M O J V w m J J � _ LL m JO Ln V W LLI J Z_ w LL Z a zZ w O O z V J Q U N > Q o Lu U J � J � O� U 0 . 00 0� co 2 Q Q U W m LLLJ I— m0 � U W 00 w Q J O > In J Q 1 W 7 U Z o- O� U W O co 1 m 2 wX J W F_ w W _ r O rn O O L � O O 'to m Z M O N . V♦LL L N �W A, —Z O L s"� Q o QLo O m M0 z � ZC M It T 0_ c� £ O U SHEET NO: 1 OF 1 DE DAVIDSON ENGINEERING EXHIBIT "P" BOUNDARY SURVEY Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com N. W. CORNER OF THE I I I I I MH #103 ,s J TOP= 15.17 2' VALLEY GUTTE S 1/2 OF THE I I a. ,h' '�!`' Qs n1 S. W. 1/4 OF THE S. E. 1/4 N /NV=8.05 PAVEMENT E /NV=7.76�� ba s Q W INV=1.83 ,y J OF SECTION 34 I MH 1O1 TOP4.90 2' VALLEY GUTTER E lNV=0.69 I I INV=1.92 s' ,a' CA TVI O O^ V=5.24 I a�P 14 3 ' 9 1 -.�'� 1 CP 'L ✓B 18 RCP �� -n , ti , , 6 14 61 14.27 W IN �a1 1a. I n I SW /NV=7.76 18" CPP cn lYD S /NV=9.57 a �a°ry FLUME • 2' CURB AND GUTTER co GRA TE=14.00 a0^ NW /NV=6.32 1a�i\O7, E /NV=7.66 YD • PA VEMENT GRA TE=14.12 N /NV=8.21 Q Q +, W /NV=6.31 4 tSlot W /NV==7.67 E /NV=7.86 yI V=8.02 �ro SW /NV=9.56 - - 24" RCP �aeo W=7.65 ala DS -28 a` W IN W 14.86 O Q � +` N � • +`a / 14.1415 C co �I N /NV=7.26 Co f CO 'L g5I Off`. 3 n� I ip ly W zI� zj I m `: U �rj \ (14 h is 10. A C. UE. O.R. 4209, PAGE 4027 O.R. 4209, PAGE 4007 A. E. & U. E. O.R. 3789, PAGE 246 A. E. & U. E. O.R. 3537 PAGE 980 I 30' PUBLIC RIGH T -OF- WA Y O.R. 592, PAGE 1480 I I DS -11 GRATE EL=11.57 NE /NV==8.78 DS -12 GRATE EL=15.20 S INV=9.02 E IN V=8.81 JB U. _C. E. 420 _ 18" CPP }� R. 9, GE PA4027 I I O.R. 4209, PAGE 4007 A. E. & U. E. O.R. 3789" PAGE 246 A.E. & U.E. 4O.R. 3537, PAGE 980 I I +,�,� I I �20' L.B.E. I I DS -31 GRA TE EL=11.61 S IN V=8.34 i I J I --------------- DS-13 GRA TE EL=15.50 W /NV -8 77 [fir..♦„ -,/t L , h10/1 C - ` 7/-1 VER/FY SIZE OF n r nn/; �4 CJni.r r BLEEDER `Ln/ Bvv1\ t.., \7L- GRA TE EL=13.50 SW INV=7.34 11 0 30 60 120 GRAPHIC SCALE /N FEET 1"-60' POINT OF BEGINNING N.E. CORNER OF 3 BLEEDER 6' CHAINLINK FENCE N. SIDE BOX CAROLINA COMMONS SE /NV=8.81 (BOB) IN V=9,911 P.B. 48, PAGES 78 & 79 S 89.4736 E N. LINE OF THE S 112 OF THE S W. 114 OF THE S. E. 114- OF SECTION 34 1213.86 ' 2bb66.06( TRACT '3 T " ss.o, PRESERVE AREA, C. E. DS -16 t - 10' L.B.E. GRATE EL= 11.62 � cs� OS 10' L.B.E. T ( I SW /NV=8.85 / �� = A�eUMA F r� / I SE /NV=9.87 \�_ ,y. / _ _ � � ah ,y� 20' A.E. I ho + yati / +\`�' +h +a• DS -23 & L.B.E. I a ; I GRA TE=14.18 o y+ yo I 14 DS -18 E /NV=9.11 56 1 • GRA TE=Il. 56I e YD / I MEs� I YD I S INV=7.20 S /NV=8.93 I DS 17 I I I I i NE /NV= 7.35 i I \ I I II YD c TRACT "1" Yo YD • I TRACT "1" ayao I FUTURE DEVELOPMENT 20' L.B.E. (FUTURE DEVELOPMENT) a I I 5' A. S. E. I- ti ,y ( ) ^� a + `a 'o, i, ab I i D.E. & L.M.E. I I +1h�1 ++�a v �I \apOh°� +°4' I +%0 + + 2 y I • I CS -2- VER/FY CS -1 I I I ^I I I m I YD GRA TE EL =13.58 I I SIZE BLEEDER i I YD DS -14 NE INV==7.56 I GRA TE EL=14.21 I Co•I I zt z I GRATE EL=14.26 DS -15 I DS -8 --I L5' A.S.E. S /NV=S 64 I I /OS -19 21 y NW /NV==8.78 GRA TE EL=14.25 I GRA TE EL=11.74 I 3" BLEED4-r I / GRA TE=1 .11 I DS -20 GRA TE I DS -22 I E /NV=8.68 W IN V=8.90 S /NV=7.71 DS -9 N. SIDE -3 I N /NV=10.11 GRA GRATE=14.64 /� GRA TE=14.28 NE /NV=8.89 • _ I Ge/v NE /NV=7.44 /NV=10.0ATE EL=14.28 I S INV=10.11 Y0 E /NV=8.86 / N /NV==8.83 R DS -5 I r0 I E INV==7.23 W /NV=7.35 �� INV=8.06 I y. co •� NW /NV=10.03 OS -1 W /NV=8.89 GRA TE EL=14.37 15" D.E. _ + +hk6oy N /NV= 7.17 GRA TE=14.36 SE /NV=6.41 I S /NV=7.94 I 9 aQp a• cA I S lNV=8.42 I I Q o`•�C0 , • -o O 15.16 5.62 ------ r BFP + �• ---* D.E. �1"+ --_-�- -- 20' A.E.&D. - . - - + N". io 10' P.U.E. & L.B.E. Co--- 6- 18�eP- - - +- . -XIMATE TOB - --- iry --CS • BFP M6 RCP ✓B 18" CPP -------------- ----------- \h--- ------- --157 zr-, ,'-------- -+`- +� --- -------- BFP 14.97 U. E. 14.95 tea• 5' i • P _ a?1 OA JR♦RR 4 .79 g9�' A 6' CURB ,h' ,' k° 15' 0:U.E �h 6" CURB gY y� 15.1 15.21 ?_--_--_--wry_-^ - - ?--- tea? - -----"L _-_-----�. - ,._ •_15. 148E _ ASPHALT ,'1• `V , , k• MH #104 O TOP= 14.99 ',S,, GRATE EL=14.35 'Sr e v ASPHAL T MH #103 ,s J TOP= 15.17 2' VALLEY GUTTE Jy ,y v dv v ASPHALT PAVEMENT! ' BM 1 MH # , ,a• u o a`' !" ,a ,'' ASPHAL T rr it TOP=14.74 (R. O. W., A. E., L E., P. U. E. & D. E.) A a. ,h' '�!`' Qs n1 SW IN V=0.57 N /NV=8.05 PAVEMENT E /NV=7.76�� ba s Q W INV=1.83 ,y J ,R ,A,R� '9 TRACT s O PAVEMENT A �qW INV=334 �hCAROLINA WA) o� 1 U. � a° a o� �� MH 1O1 TOP4.90 2' VALLEY GUTTER E lNV=0.69 14.42 a INV=1.92 s' ,a' a°�',a' E INV=345 ,a' h C�,r O O^ V=5.24 GRATE EL=14.10 a�P 14 3 ' 9 1 -.�'� 1 CP 'L ✓B 18 RCP �� -n , ti , , 6 14 61 14.27 W IN �a1 1a. 14.36 14 15.01 ,g. .�0• GRASS 14.86 .50 14.52 �• GRASS - - - o� BFP - �_Y1 - - - - 14.7.78 14.33 14.2 1 --- 1;.24----- a.1Uar�`9 ��- 4--- , 9--- �LE P DS -30 Z4-:-CPi I I L a GRATE EL=11.63 2' CURB AND GUTTER a ♦ 14.6 BFP -y ♦r �c,�ah a`'' L N /NV=8.28 20' L.B.E. DS -29 I -NE INV==7.89 roI GRATE EL=14.10 '�------------------ '• ----- S /NVo8.33 DS -7 E /NV=7.80 GRASS & L.B.E. $,T230 RCP `a, +,aOL FLUME SW /NV=7.76 18" CPP „+°ham *Co + lYD S /NV=9.57 tea• �a°ry FLUME • 2' CURB AND GUTTER co GRA TE=14.00 a0^ NW /NV=6.32 1a�i\O7, E /NV=7.66 YD • PA VEMENT GRA TE=14.12 N /NV=8.21 -2' CURB AND GUTTER A. E. & U.E. I�O.R. 3537, PAGE 980 i- FL UME +1aa0+'a^ II � o •YD +1a. -I---20' L.B.E. � f .yam `a. 14. ♦ 14 14.4 4.99 ,g. 1h• ASPHALT 14.42 14.55 � 1 BM#2 I I 06 ,A 1 14.31 14,2 14.78 16 '� o� GRASS ♦ 14.6 BFP -y ♦r �c,�ah a`'' - - a• 20' L.B.E. --------- ----------------------��------------�a-------- I ------ -•�--------------- 'i ----------------- �+ , a. SARV DS -32 GRA TE EL=14.26 E INV==7.90 •GA ✓B• WUP • SARV ASPHALT h• '\ f .yam `a. 14. ♦ 14 14.4 4.99 ,g. 1h• ASPHALT 14.42 14.55 S S O 14.47 4.4 ,h' •♦ •�h• y�' 14.96 '` 1 BM#2 �I GRASS ,a m 06 ,A 1 14.31 14,2 14.78 16 '� o� GRASS ♦ 14.6 BFP -y ♦r �c,�ah a`'' y� Jb a`'a BFP • a0o 20' L.B.E. --------- ----------------------��------------�a-------- DS- J4 ------ -•�--------------- 'i ----------------- ----------e ------ -- 1- --- '�------------------ '• ----- h --- DS -7 DS -4 sP.U.E. GRASS & L.B.E. $,T230 RCP `a, +,aOL FLUME DS -27 18" CPP 2' CURB AND GUTTER GRA TE EL=15.22 N /NV==7.70 GRA TE EL =14.14 I 2' CURB AND GUTTER ASPHALT CO • OS -2 / • 2' CURB AND GUTTER co GRA TE=14.00 a0^ NW /NV=6.32 1a�i\O7, E /NV=7.66 N /NV=8.15 PA VEMENT GRA TE=14.12 N /NV=8.21 Q Q +, W /NV=6.31 4 tSlot W /NV==7.67 E /NV=7.86 yI V=8.02 �ro SW /NV=9.56 - - 24" RCP �aeo W=7.65 ala DS -28 a` W IN W 14.86 +` a6�GRA TE EL=14.12 I • +`a / 14.1415 C co �I a /NV=7.26 Co f CO 'L g5I 1aa ti ry I +,a° +,`'' W /NV= 7.93 YD 1y?i1 YD +,0a yOLFL UME 14. 2 W S /NV=7.78 + a.sef Na GRA TE EL=13.98 E INV==7.89 20' L.B.E. W /NV=7.98 -----ay i---,�LJN�7.88 ------------a�- ,a ,a6+ +, NOR THERL Y R. 0. W. LINE 1206.00 311 o, �N ^ O ZI I S. W. CORNER OF THE S. E. 1/4 OF SECTION 34-48-26 S LINE OF THE S.E. 1/4 OF SECTION 34 IJANUARY 29, 2016 - UPDA TED SURVEY W/TH RECORDED PLA T LEGAL. 1ANUAR Y 19, 2016 - UPDA TED SUR VEY WI TH REVISED TI TLE WORK. V/ -I/ VL/L�Li/L_ / �1:, 1, 7 / \ l// -IU BENCHMARK #1 F. P. K. D. LB #6897 ELEV. =14.44 BENCHMARK #2 S.P.K.D. LB #6897 ELEV. =14.38 PANEL NO.: MAP REVISION DATE 12021 C 0402H MAY 16, 2012 FLOOD ZONE: ZONE AH 13.5 (N.A.V.D.) ZONE X-500 ZONE X 2' CURB AND GUTTER I TRACT 72" 15.00 �I TRACT 72" (FUTURE DE VEL OPMENT)II PIPE SIZE (FUTURE DE VEL OPMENT) 20' L.B.E. NI DS- J4 GRASS ID.E. -{-�- -15' 1 4.4 1 E /N V= 8.33 I I GRASS 7. W /NV=90 +,aOL FLUME III 18" CPP CSI DS -35 ao1 +\ 1V ,hyo 1a�i\O7, ,�yb + -------- W/NV=8.38 I �y. - - 24" RCP -033 - - - - 24" RCP GRA TE EL=13.98 E INV==7.89 20' L.B.E. W /NV=7.98 -----ay i---,�LJN�7.88 ------------a�- ,a ,a6+ +, NOR THERL Y R. 0. W. LINE 1206.00 311 o, �N ^ O ZI I S. W. CORNER OF THE S. E. 1/4 OF SECTION 34-48-26 S LINE OF THE S.E. 1/4 OF SECTION 34 IJANUARY 29, 2016 - UPDA TED SURVEY W/TH RECORDED PLA T LEGAL. 1ANUAR Y 19, 2016 - UPDA TED SUR VEY WI TH REVISED TI TLE WORK. V/ -I/ VL/L�Li/L_ / �1:, 1, 7 / \ l// -IU BENCHMARK #1 F. P. K. D. LB #6897 ELEV. =14.44 BENCHMARK #2 S.P.K.D. LB #6897 ELEV. =14.38 PANEL NO.: MAP REVISION DATE 12021 C 0402H MAY 16, 2012 FLOOD ZONE: ZONE AH 13.5 (N.A.V.D.) ZONE X-500 ZONE X r 1 FIR LLE( r r Sn Lo !vl O a: � O X \A U) /� n F" Z 74.07 -(De -- -- L - -- -- 2644.29'-- -- -- -- -- FPK LB 4 NOTES 1. BEARINGS ARE BASED ON THE SOUTHERLY BOUNDARY OF BLACK BEAR RIDGE - PHASE I, PLAT BOOK 43, PAGES 89 THROUGH 92 (INCLUSIVE) AS BEING SOUTH 89-47J6" EAST AND RELA TE TO THE STA TE PLANE COORDINA TE SYSTEM ESTABLISHED BY THE NATIONAL GEODETIC SURVEY FOR FLORIDA EAST ZONE, 1983 DATUM WITH 1990 ADJUSTMENT. 2. ELEVA TIONS ARE BASED ON N. A. V. D., 1988 UNLESS NO TED. 3. REFERENCE BENCHMARK. NA TIONAL GEODETIC SURVEY (NGS) BENCHMARK #E 534, HA VING AN ELEVA TION 15.15 FEET N.A. V.D. J. FIELD MEASUREMENTS ARE IN SUBSTANTIAL AGREEMENT WITH PLAT AND/OR DEED CALLS UNLESS NOTED. 4. BASED SOL EL Y UPON MY EXA MINA TION OF THE TI TLE CER TIFICA TION BY KEVEN A. DEN T1, DA TED DECEMBER 30, 2015, AS PROVIDED BY CLIENT AND INFORMATION KNOWN BY, OR SUPPLIED TO THE UNDERSIGNED, THERE ARE NO EASEMENTS OF RECORD EXISTING OTHER THAN THOSE SHOWN ON THIS SURVEY. 5 THIS SURVEY PERFORMED WITH BENEFIT OF TITLE COMMITMENT BY CHICAGO TITLE INSURANCE COMPANY, HAVING POLICY NUMBER 7230609-96144430, WITH AN EFFECTIVE DATE OF FEBRUARY J,, 2015, AS UPDATED BY MEANS OF ATTORNEYS ' TITLE FUND SERVICES LLC AUTOMATED TITLE INFORMATION DATA SYSTEM TITLE SEARCH HAVING AN EFFECT/ VE DA TE OF DECEMBER 30, 2015 (AS TO EASEMENT INFORMA TION ONL Y). 6. SURVEYORS CER TIFICA TION DOES NOT APPL Y TO MA TTERS OF TITLE, ZONING, OR FREEDOM OF ENCUMBRANCES, AND IS NOT VALID WITHOUT THE SIGNATURE AND ORIGINAL RAISED SEAL OF A FL OR/DA LICENSED SURVEYOR AND MAPPER. 7. NO UNDERGROUND UTILITIES, FOUNDAT/ONS OR OTHER UNDERGROUND INSTALLATIONS WERE LOCATED UNLESS SHOWN. 8. NO OTHER PERSONS OR ENTITIES, OTHER THAN SHOWN, MA Y REL Y ON THIS SURVEY. 9. ALL DIMENSIONS ARE IN FEET AND DECIMALS THEREOF, UNLESS OTHERWISE NOTED. 10. PROPERTY OWNER SHOULD OBTAIN WRITTEN FLOOD ZONE DETERMINATION FROM OUR LOCAL PERMITTING, PLANNING AND BUILDING DEPARTMENT PRIOR TO ANY CONSTRUCTION PLANNING AND/OR CONSTRUCTION FIR 2LE LEGAL DESCRIPTION BEING ALL OF VANDERBIL T COMMONS, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLA T BOOK 60, PAGES 31 AND 32 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. CONTAINING 631,262 SQUARE FEET OR 14.492 ACRES, MORE OR LESS. LINE TABLE LINE LENGTH BEARING Ll 28.94' S 02 `14 '23" E L2 37.23 S 10-10'04- W w i/^,,^/nn/ / /// / ,^ / n7CJ/n/i, ,'r-Alrr7 /V,l lv/v F7/LL F7/ vL/v/Gl\ p/ n r inn'55/r e e �Jn,.r- 2F LEGEND BOB = BASIS OF BEARING O.R. = OFFICIAL RECORDS BOOK LB = LICENSED BUSINESS C.E. = CONSERVATION EASEMENT C.U.E. = COUNTY UTILITY EASEMENT 1. E. = IRRIGATION EASEMENT D.E. = DRAINAGE EASEMENT A.E. = ACCESS EASEMENT P.U.E. = PUBLIC UTILITY EASEMENT L.B.E. = LANDSCAPE BUFFER EASEMENT L.M.E. = LAKE MAINTENANCE EASEMENT A.S.E. = AIR SPACE EASEMENT FIR = FOUND 5/8" IRON ROD BM = BENCHMARK (P) = PLAT (D) = DEED (M) = MEASURED FPKD = FOUND PK NAIL AND DISK SPKD = SET PK NAIL AND DISK LB 6897 SIR = SET 5/8 IRON ROD AND CLAP LB 6897 PSM = PROFESSIONAL SURVEYOR AND MAPPER R.O.W. = RIGHT OF WAY LINE CO =SANITARY CLEANOUT YD = YARD DRAIN SARV = SANITARY AIR RELEASE VALVE JB = JUNCTION BOX WUP = WOOD UTILITY POLE GA = GUY ANCHOR BFP = BACKFLOW PREVENTER CS = CONTROL STRUCTURE LS = LIFT STATION EP = ELECTRIC PANEL MH = MANHOLE TOB = TOP OF BANK CATV = CABLE TELEVSION ff) MITERED END SECTION CONCRETE LIGHT POLE O TELEPHONE BOX El ELECTRIC SERVICE BOX S SANITARY MANHOLE FH ■ CATCH BASIN X METAL LIGHT POLE I I S.E. CORNER OF SECTION 34-48-26 CERTIFICATION: / CERTIFY THA T THIS SURVEY WAS MADE UNDER MY DIRECTION AND THA T /T MEETS THE MIN/MUM TECHNICAL STANDARDS SET FORTH BY THE BOARD OF PROFESSIONAL LAND SURVEYORS IN CHAPTER 5J-17.050-052, FLORIDA ADMINISTRATIVE CODE, PURSUANT CHAPTER 472.027, FLORIDA STATUTES. BY: THOMAS E. RHODES, S.R PSM #5854 BOUNDARY AND TOPOGRAPHIC SURVEY design: CERTIFIED TO: drawn: VANDERSIL T COMMONS, LLC RWC RHODES & RHODES A�AND SURVEYING, INC. LICENSE #LB 6897 bk: pg: 2' CURB AND GUTTER II NEED LOCA TE 15.00 897 66 AND INVERT AND PIPE SIZE 20' L.B.E. 17 DS- J4 GRA TE EL=14.08 4.4 1 E /N V= 8.33 87 7. W /NV=90 +,aOL FLUME 14 18" CPP CSI DS -35 GRA TE EL=14.16 -------- W/NV=8.38 �y. r 1 FIR LLE( r r Sn Lo !vl O a: � O X \A U) /� n F" Z 74.07 -(De -- -- L - -- -- 2644.29'-- -- -- -- -- FPK LB 4 NOTES 1. BEARINGS ARE BASED ON THE SOUTHERLY BOUNDARY OF BLACK BEAR RIDGE - PHASE I, PLAT BOOK 43, PAGES 89 THROUGH 92 (INCLUSIVE) AS BEING SOUTH 89-47J6" EAST AND RELA TE TO THE STA TE PLANE COORDINA TE SYSTEM ESTABLISHED BY THE NATIONAL GEODETIC SURVEY FOR FLORIDA EAST ZONE, 1983 DATUM WITH 1990 ADJUSTMENT. 2. ELEVA TIONS ARE BASED ON N. A. V. D., 1988 UNLESS NO TED. 3. REFERENCE BENCHMARK. NA TIONAL GEODETIC SURVEY (NGS) BENCHMARK #E 534, HA VING AN ELEVA TION 15.15 FEET N.A. V.D. J. FIELD MEASUREMENTS ARE IN SUBSTANTIAL AGREEMENT WITH PLAT AND/OR DEED CALLS UNLESS NOTED. 4. BASED SOL EL Y UPON MY EXA MINA TION OF THE TI TLE CER TIFICA TION BY KEVEN A. DEN T1, DA TED DECEMBER 30, 2015, AS PROVIDED BY CLIENT AND INFORMATION KNOWN BY, OR SUPPLIED TO THE UNDERSIGNED, THERE ARE NO EASEMENTS OF RECORD EXISTING OTHER THAN THOSE SHOWN ON THIS SURVEY. 5 THIS SURVEY PERFORMED WITH BENEFIT OF TITLE COMMITMENT BY CHICAGO TITLE INSURANCE COMPANY, HAVING POLICY NUMBER 7230609-96144430, WITH AN EFFECTIVE DATE OF FEBRUARY J,, 2015, AS UPDATED BY MEANS OF ATTORNEYS ' TITLE FUND SERVICES LLC AUTOMATED TITLE INFORMATION DATA SYSTEM TITLE SEARCH HAVING AN EFFECT/ VE DA TE OF DECEMBER 30, 2015 (AS TO EASEMENT INFORMA TION ONL Y). 6. SURVEYORS CER TIFICA TION DOES NOT APPL Y TO MA TTERS OF TITLE, ZONING, OR FREEDOM OF ENCUMBRANCES, AND IS NOT VALID WITHOUT THE SIGNATURE AND ORIGINAL RAISED SEAL OF A FL OR/DA LICENSED SURVEYOR AND MAPPER. 7. NO UNDERGROUND UTILITIES, FOUNDAT/ONS OR OTHER UNDERGROUND INSTALLATIONS WERE LOCATED UNLESS SHOWN. 8. NO OTHER PERSONS OR ENTITIES, OTHER THAN SHOWN, MA Y REL Y ON THIS SURVEY. 9. ALL DIMENSIONS ARE IN FEET AND DECIMALS THEREOF, UNLESS OTHERWISE NOTED. 10. PROPERTY OWNER SHOULD OBTAIN WRITTEN FLOOD ZONE DETERMINATION FROM OUR LOCAL PERMITTING, PLANNING AND BUILDING DEPARTMENT PRIOR TO ANY CONSTRUCTION PLANNING AND/OR CONSTRUCTION FIR 2LE LEGAL DESCRIPTION BEING ALL OF VANDERBIL T COMMONS, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLA T BOOK 60, PAGES 31 AND 32 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. CONTAINING 631,262 SQUARE FEET OR 14.492 ACRES, MORE OR LESS. LINE TABLE LINE LENGTH BEARING Ll 28.94' S 02 `14 '23" E L2 37.23 S 10-10'04- W w i/^,,^/nn/ / /// / ,^ / n7CJ/n/i, ,'r-Alrr7 /V,l lv/v F7/LL F7/ vL/v/Gl\ p/ n r inn'55/r e e �Jn,.r- 2F LEGEND BOB = BASIS OF BEARING O.R. = OFFICIAL RECORDS BOOK LB = LICENSED BUSINESS C.E. = CONSERVATION EASEMENT C.U.E. = COUNTY UTILITY EASEMENT 1. E. = IRRIGATION EASEMENT D.E. = DRAINAGE EASEMENT A.E. = ACCESS EASEMENT P.U.E. = PUBLIC UTILITY EASEMENT L.B.E. = LANDSCAPE BUFFER EASEMENT L.M.E. = LAKE MAINTENANCE EASEMENT A.S.E. = AIR SPACE EASEMENT FIR = FOUND 5/8" IRON ROD BM = BENCHMARK (P) = PLAT (D) = DEED (M) = MEASURED FPKD = FOUND PK NAIL AND DISK SPKD = SET PK NAIL AND DISK LB 6897 SIR = SET 5/8 IRON ROD AND CLAP LB 6897 PSM = PROFESSIONAL SURVEYOR AND MAPPER R.O.W. = RIGHT OF WAY LINE CO =SANITARY CLEANOUT YD = YARD DRAIN SARV = SANITARY AIR RELEASE VALVE JB = JUNCTION BOX WUP = WOOD UTILITY POLE GA = GUY ANCHOR BFP = BACKFLOW PREVENTER CS = CONTROL STRUCTURE LS = LIFT STATION EP = ELECTRIC PANEL MH = MANHOLE TOB = TOP OF BANK CATV = CABLE TELEVSION ff) MITERED END SECTION CONCRETE LIGHT POLE O TELEPHONE BOX El ELECTRIC SERVICE BOX S SANITARY MANHOLE FH ■ CATCH BASIN X METAL LIGHT POLE I I S.E. CORNER OF SECTION 34-48-26 CERTIFICATION: / CERTIFY THA T THIS SURVEY WAS MADE UNDER MY DIRECTION AND THA T /T MEETS THE MIN/MUM TECHNICAL STANDARDS SET FORTH BY THE BOARD OF PROFESSIONAL LAND SURVEYORS IN CHAPTER 5J-17.050-052, FLORIDA ADMINISTRATIVE CODE, PURSUANT CHAPTER 472.027, FLORIDA STATUTES. BY: THOMAS E. RHODES, S.R PSM #5854 BOUNDARY AND TOPOGRAPHIC SURVEY design: CERTIFIED TO: drawn: VANDERSIL T COMMONS, LLC RWC RHODES & RHODES A�AND SURVEYING, INC. LICENSE #LB 6897 bk: pg: date: MARCH 18, 2015 scale: 1 = 60' 927 23-28,40-43 897 66 Gogo #: 13-438SP 28100 BONITA GRANDE DRIVE SUITE 107 BONITA SPRINGS, FL 34135 (239) 405-8166 (239) 405-8163 FAX DE DAVIDSON ENGINEERING EXHIBIT"CZ" TRAFFIC IMPACT STATEMENT Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com TPBDIICOCN planning •engineering Traffic Impact Statement Vanderbilt Commons (fka Carolina Village) Planned Unit Development (PUDA) and Growth Management Plan (GMPA) Amendments Prepared for: Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, FL 34104 Phone: 239-434-6060 Collier County, FL 11/01/2016 Prepared by: Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 Phone: 239-566-9551 Email: ntrebilcock(@trebilcock.biz Collier County Transportation Methodology Fee — $ 500.00 Collier Countv Transaortation Review Fee — Small Scale Studv — No Fee Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Statement of Certification I certify that this Traffic Impact Statement 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. TR .`�Q�P'•�C•EN3. p'. �2:• No 47116 o O'.• STATE OF : :I/ This item has been electronically signed and sealed by Norman J. Trebilcock, PE using a SHA -1 authentication code. Printed copies of this document are not considered signed and sealed, and the SHA -1 authentication code must be verified on any electronic copies. Norman J. Trebilcock, AICP, P.E. 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 P a g e 1 2 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Table of Contents ProjectDescription......................................................................................................................... 4 TripGeneration............................................................................................................................... 6 BackgroundTraffic.......................................................................................................................... 9 Existing and Future Roadway Network......................................................................................... 10 Project Impacts to Area Roadway Network Link Analysis............................................................ 11 Site Access and Intersection Turn Lane Analysis.......................................................................... 12 ImprovementAnalysis.................................................................................................................. 15 Mitigationof Impact..................................................................................................................... 15 APPENDICES Appendix A: Project Master Site Plan.......................................................................................... 16 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 18 Appendix C: Trip Generation Calculations ITE 9th Edition.......................................................... 27 Appendix D: Turning Movements Exhibits.................................................................................. 32 Trebilcock Consulting Solutions, PA P a g e 1 3 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Project Description The Vanderbilt Commons (fka Carolina Village) development is an approved Mixed Use Planned Use Development (MPUD) located in northwest quadrant of the intersection of Vanderbilt Beach Road (CR 862) and Collier Boulevard (CR 951), about % mile west of Collier Boulevard, in Section 34, Township 48 South, Range 26 East, in Collier County, Florida. The project is approximately 15.88 acres in size and it is located in Section 34, Township 48 South, Range 26 East, Collier County, Florida. Refer to Fig. 1 — Project Location Map, which follows and Appendix A: Project Master Site Plan. a Gwe�P awnrmu Fig. 1— Project Location Map JLyp 7pRrnw�u ,.ter... : Ik PROJECT LOCAECTTION ,... The approved MPUD currently allows the site (consisting of approximately 15.88 acres) to be developed with up to 150,OOOsf of commercial uses and up to 64 residential units. The Vanderbilt Commons Planned Unit Development Amendment (PUDA) — Growth Management Plan Amendment (GMPA) proposes to reduce the overall acreage of the PUD to 14.92 acres. The maximum allowed development under proposed zoning application is illustrated in Table 1A. Trebilcock Consulting Solutions, PA P a g e 14 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Table 1A Maximum Allowed Development Program Development Land Use ITE Land Use* ITE LUC Total Size Commercial Office Park 750 60,000sf Commercial Shopping Center 820 90,000sf Residential Residential Condominium/ Townhouse 230 64 dwelling units Note(s): *ITE land uses illustrated in agreement with approved Major Traffic Study for Carolina Village PUD, dated 08-07-2004. Under the proposed rezone petition, the Vanderbilt Commons PUDA — GMPA project will continue to be developed as a mixed-use project by proposing a potential development scenario as shown in Table 113. Table 113 Proposed Development Program —Scenario 1 Development Land Use ITE Land Use ITE LUC Total Size Self -Storage Mini -Warehouse 151 95,550sf General Office General Office Building 710 10,000sf Medical Office Medical -Dental Office 720 10,000sf Pre -Kindergarten (Pre -K) Day Care Center* 565 160 students Retail Shopping Center 820 71,650sf Residential Residential Condominium/Townhouse 230 58 dwelling units Note(s): *per ITE description, "a day care center is a facility where care for pre-school age -children is provided". For the purposes of this evaluation, the project build -out year is assumed to be consistent with the Collier County 2021 planning horizon. A methodology meeting was held with the Collier County Transportation Planning staff on October 26, 2015, via email, as illustrated in Appendix B: Initial Meeting Checklist. Please note that although the proposed land use scenarios have changed from the initial methodology application, the existing approved methodology concepts are still applicable and are reflected in this report. Trebilcock Consulting Solutions, PA P a g e 15 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Connections to the site are currently provided via one full movement access on Pristine Drive and one full movement access on Buckstone Drive. No new connections are proposed as part of this application. 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, 9t" 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 C: 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. 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. Based on the multi -use nature of this development and in agreement with Collier County TIS Guidelines and Procedures and coordination with Collier County Transportation staff, a 10% internal capture rate is assumed for the overall project traffic. 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 proposed PUDA — GMPA project trip generation is illustrated in Table 2A — 1 (and detailed in Table 2A-2). Trebilcock Consulting Solutions, PA P a g e 1 6 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Table 2A - 1 Trip Generation — Proposed GMPA Conditions — Average Weekday* Development Enter PM Peak Hour Exit Total Proposed GMPA 338 389 727 Totallnternal 33 39 72 Total External 305 350 655 Total Pass -By 52 56 108 Total Non -Pass -By 253 294 547 Note(s): *Trip generation details — refer to Appendix C. Table 2A - 2 Trip Generation — Proposed GMPA Conditions — Average Weekday — PM Peak Hour Trips* Note(s): *Trip generation details — refer to Appendix C. Trebilcock Consulting Solutions, PA P a g e 17 Internal Total Pass -By Total Non - Development ITE Land Use Unadjusted Capture External Capture Pass -By Land Use Code Size Entry - Exit Entry - Exit Entry - Exit Entry - Exit Entry - Exit 11 LUC LUC 1 1 5 Self -Storage 13-12 1 - 1 12-11 0 - 0 12-11 General LUC 710 6-28 1 - 3 5-25 0 - 0 5-25 Office 10,OOOsf Medical- LUC 720 10-27 1 - 3 9-24 0 - 0 9-24 Dental Office 10,OOOsf Day Care LUC 565 54-60 5 - 6 49-54 0 - 0 49-54 Center 160 students Shopping LUC 820 230-249 23-25 207-224 52-56 155-168 Center 71,650sf LUC 230 Residential 25-13 2 - 1 23-12 0 - 0 23-12 58 du Total 338-389 33-39 305-350 52-56 253 —294 Note(s): *Trip generation details — refer to Appendix C. Trebilcock Consulting Solutions, PA P a g e 17 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 The trip generation analysis based on currently approved zoning conditions is shown in Table 213 –1 (and detailed in Table 213 – 2). Table 213 – 1 Trip Generation – Approved MPUD Conditions – Average Weekday* Development Approved MPUD PM Peak Hour Enter Exit Total 320 32 288 449 769 44 76 405 693 Totallnternal Total External Total Pass -By 60 66 126 Total Non -Pass -By 228 339 567 Note(s): *Trip generation details — refer to Appendix C. Table 2B - 2 Trip Generation – Approved MPUD Conditions – Average Weekday – PM Peak Hour Trips* Note(s): *Trip generation details — refer to Appendix C. The projected net new trip generation is illustrated in Table 2C which shows total proposed conditions versus existing approved (the difference between Table 2A –1 and Table 213 –1). 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). Trebilcock Consulting Solutions, PA P a g e 18 Internal Total Pass -By Total Non - Development ITE Land Use Unadjusted Capture External Capture Pass -By Land Use Code Size Entry - Exit Entry - Exit _ Entry - Exit Entry - Exit _ Entry - Exit _ LUC 230 Residential 28-14 3 - 1 25-13 0 - 0 25-13 64 du Shopping LUC 820 268-290 27-29 241-261 60-66 181-195 Center 90,OOOsf 70 5 LUC LUC 7 0 Office Park 24-145 2-14 22-131 0 - 0 22-131 32-44 Total 320-449 88-405 60-66 288-405- 228 – 339 Note(s): *Trip generation details — refer to Appendix C. The projected net new trip generation is illustrated in Table 2C which shows total proposed conditions versus existing approved (the difference between Table 2A –1 and Table 213 –1). 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). Trebilcock Consulting Solutions, PA P a g e 18 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Pass -by trips are not deducted for traffic operational analysis. As such, the total external generated traffic (PM Peak Hour 305 — 350 illustrated in Table 2A — 2) is computed for the site access turn lane analysis. The projected net new trip generation for project is illustrated in Table 2C. Table 2C Trip Generation (Projected Net New Traffic) — Average Weekday Note(s): * Refer to Table 2A — 1. **Refer to Table 213 —1. 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. Background Traffic Future projected background traffic volumes are calculated based on approved growth rates and trip bank volumes for the segments of the roadway network in the study area, as shown in Collier County 2015 Annual Update and Inventory Report (AUIR). The higher of the two determinations, is to be used in the Roadway Link Level of Service analysis. Based on Collier County Transportation Planning Staff guidance, a minimum of 2% growth rate is considered. Table 3, on the next page, illustrates the projected background peak hour peak direction traffic volume (without project) for the future build -out year 2021. Trebilcock Consulting Solutions, PA P a g e 19 PM Peak Hour Development Enter Exit Total Proposed GMPA* Total Non -Pass -By Trips 253 294 547 Approved MPUD** Total Non -Pass -By Trips 228 339 567 Proposed Net New Traffic Total Non -Pass -By Trips 25 (45) (20) Net Increase/(Net Decrease) Note(s): * Refer to Table 2A — 1. **Refer to Table 213 —1. 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. Background Traffic Future projected background traffic volumes are calculated based on approved growth rates and trip bank volumes for the segments of the roadway network in the study area, as shown in Collier County 2015 Annual Update and Inventory Report (AUIR). The higher of the two determinations, is to be used in the Roadway Link Level of Service analysis. Based on Collier County Transportation Planning Staff guidance, a minimum of 2% growth rate is considered. Table 3, on the next page, illustrates the projected background peak hour peak direction traffic volume (without project) for the future build -out year 2021. Trebilcock Consulting Solutions, PA P a g e 19 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Table 3 Background Traffic without Project (2015 - 2021) Note(s): *Annual Growth Rate — estimated for 2009-2014 peak hour, peak direction traffic volumes, or 2% minimum. **Growth Factor = (1+Annual Growth Rate) ^6. 2021 Projected Volume= 2015 AUIR Volume x Growth Factor. ***2021 Projected Volume= 2015 AUIR Volume + Trip Bank. The projected 2021 Peak Hour— Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Existing and Future Roadway Network The existing roadway conditions are extracted from the 2015 Annual Update and Inventory Report (AUIR). Future projected roadway conditions are based on the current Collier County 5 - Year Work Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement program (CIP) are considered to be committed improvements. As no such improvements are identified in the Collier County 2015 AUIR, the evaluated roadways are anticipated to remain as such through project build -out. The existing and projected future roadway conditions are illustrated in Table 4, Existing and Future Roadway Conditions. Trebilcock Consulting Solutions, PA P a g e 1 10 2021 Projected 2021 Projected 2015 AUIR Projected Pk Hr, Peak Dir Pk Hr, Peak Dir CC Pk Hr, Pk Dir Traffic Background Background Roadway AUIR Roadway Link Background Annual Growth Trip Traffic Volume Traffic Volume Link Link Location Traffic Growth Factor w/out Project Bank w/out Project 1D# Volume Rate (trips/hr) (trips/hr) (trips/hr) (%/yr)* Growth Factor** Trip Bank*** Vanderbilt Beach Rd 112.0 West of Collier Blvd 1,250 4.0% 1.2653 1,582 189 1,439 (CR 862) Collier Blvd. North of Vanderbilt (CR 951) 30.1 Beach Rd 11480 4.0% 1.2653 1,873 461 1,941 Collier Blvd. South of Vanderbilt (CR 951) 30 2 Beach Rd 1,120 2.0% 1.1262 1,262 166 1,286 Note(s): *Annual Growth Rate — estimated for 2009-2014 peak hour, peak direction traffic volumes, or 2% minimum. **Growth Factor = (1+Annual Growth Rate) ^6. 2021 Projected Volume= 2015 AUIR Volume x Growth Factor. ***2021 Projected Volume= 2015 AUIR Volume + Trip Bank. The projected 2021 Peak Hour— Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Existing and Future Roadway Network The existing roadway conditions are extracted from the 2015 Annual Update and Inventory Report (AUIR). Future projected roadway conditions are based on the current Collier County 5 - Year Work Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement program (CIP) are considered to be committed improvements. As no such improvements are identified in the Collier County 2015 AUIR, the evaluated roadways are anticipated to remain as such through project build -out. The existing and projected future roadway conditions are illustrated in Table 4, Existing and Future Roadway Conditions. Trebilcock Consulting Solutions, PA P a g e 1 10 Vanderbilt Commons — PUDA and 6MPA — TIS — November 2016 Table 4 Existing and Future Roadway Conditions Note(s): 2U = 2 -lane undivided roadway; 4D, 6D, 8D =4 -lane, 6 -lane, 8 -lane divided roadway, respectively; LOS = Level of Service. Project Impacts to Area Roadway Network Link Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which were evaluated to determine the project impacts to the area roadway network in the future. The Collier County Transportation Planning Services guidelines have determined that a project will be considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3% for other subsequent links, and if the roadway is projected to operate below the adopted LOS standard. Based on these criteria, this project does not create any significant and adverse impacts to the area roadway network. None of the analyzed links are projected to operate below the adopted LOS standard with or without the project at year 2021 future conditions. Table 5, Roadway Link Level of Service, illustrates the LOS impacts of the project on the studied roadway network. Trebilcock Consulting Solutions, PA P a g e 1 11 Exist Peak Dir, Future Min. CC AUIR Roadway Link Exist Peak Hr Project Roadway Link St rd Link ID # Location Roadway Capacity Build out LOS Volume Roadway Vanderbilt Beach 112.0 West of Collier Blvd. 6D E 3,000 (EB) 6D Rd (CR 862) Collier Blvd. North of Vanderbilt 30.1 6D E 3,000 (NB) 6D (CR 951) Beach Road Collier Blvd. South of Vanderbilt 30.2 6D E 3,000 (SB) 6D (CR 951) Beach Road Note(s): 2U = 2 -lane undivided roadway; 4D, 6D, 8D =4 -lane, 6 -lane, 8 -lane divided roadway, respectively; LOS = Level of Service. Project Impacts to Area Roadway Network Link Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which were evaluated to determine the project impacts to the area roadway network in the future. The Collier County Transportation Planning Services guidelines have determined that a project will be considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3% for other subsequent links, and if the roadway is projected to operate below the adopted LOS standard. Based on these criteria, this project does not create any significant and adverse impacts to the area roadway network. None of the analyzed links are projected to operate below the adopted LOS standard with or without the project at year 2021 future conditions. Table 5, Roadway Link Level of Service, illustrates the LOS impacts of the project on the studied roadway network. Trebilcock Consulting Solutions, PA P a g e 1 11 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Table 5 Roadway Link Level of Service (LOS) — With Project in the Year 2021 Note(s): *Not applicable as proposed project has negative net new traffic. **2021 Projected Volume= 2021 background (refer to Table 3) + Project Volume Added. Site Access and Intersection Turn Lane Analysis No changes to the approved project accesses and no new connections are proposed with this GMPA application. The project accesses are evaluated for turn lane warrants based on the Collier County Construction Standards Handbook: (a) two-lane roadways — 40vph for right -turn lane/20vph for left -turn lane; (b) multi -lane divided roadways — right turn lanes shall always be provided; when new median openings are permitted, they shall always include left -turn lanes. Turn lane lengths required at build -out conditions are analyzed based on the number of turning vehicles in an average one -minute period for right -turning movements, and two -minute period for left -turning movements, within the peak hour traffic. The minimum queue length is 25 feet and the queue/vehicle is 25 feet. For more details refer to Appendix D: Turning Movements Exhibits. Pristine Drive — Western Access Pristine Drive is a two-lane undivided local roadway and has a posted legal speed limit of 30 mph in the vicinity of the project. A southbound left -turn lane is not warranted as the project does not meet the traffic volume criterion. The existing northbound right -turn lane is approximately 195 feet long. At the minimum, the right -turn lane should be 195 feet long (145 feet deceleration lane with taper and 50 feet of storage), as the project is expected to generate 76vph inbound right -turning movements during Trebilcock Consulting Solutions, PA P a g e 1 12 Roadway 2015 Peak 2021 Peak % Vol. Min LOS Min LOS Link Peak CC AUIR Dir Peak ' Dir Peak Capacity exceeded exceeded Roadway Roadway Link Dir, Peak Hr Link ID Hr Hr Volume Impact without with Link # Location Capacity (Project w/Project By Project? Project? Volume Volume ** Project Yes/No Yes No Yes No Added)* Vanderbilt Beach Rd 112.0 West of Collier Blvd. 3,000 (EB) N/A 1,582 0.0% No No (CR 862) Collier Blvd. 30.1 North of Vanderbilt 3,000 (NB) N/A 1,941 0.0% No No (CR 951) Beach Road Collier Blvd. South of Vanderbilt 30.2 3,000 (5B) N/A 1,286 0.0% No No (CR 951) Beach Road Note(s): *Not applicable as proposed project has negative net new traffic. **2021 Projected Volume= 2021 background (refer to Table 3) + Project Volume Added. Site Access and Intersection Turn Lane Analysis No changes to the approved project accesses and no new connections are proposed with this GMPA application. The project accesses are evaluated for turn lane warrants based on the Collier County Construction Standards Handbook: (a) two-lane roadways — 40vph for right -turn lane/20vph for left -turn lane; (b) multi -lane divided roadways — right turn lanes shall always be provided; when new median openings are permitted, they shall always include left -turn lanes. Turn lane lengths required at build -out conditions are analyzed based on the number of turning vehicles in an average one -minute period for right -turning movements, and two -minute period for left -turning movements, within the peak hour traffic. The minimum queue length is 25 feet and the queue/vehicle is 25 feet. For more details refer to Appendix D: Turning Movements Exhibits. Pristine Drive — Western Access Pristine Drive is a two-lane undivided local roadway and has a posted legal speed limit of 30 mph in the vicinity of the project. A southbound left -turn lane is not warranted as the project does not meet the traffic volume criterion. The existing northbound right -turn lane is approximately 195 feet long. At the minimum, the right -turn lane should be 195 feet long (145 feet deceleration lane with taper and 50 feet of storage), as the project is expected to generate 76vph inbound right -turning movements during Trebilcock Consulting Solutions, PA P a g e 1 12 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 the PM peak hour. As such, the existing turn lane is adequate to accommodate proposed traffic. Eastern Access — Buckstone Drive Buckstone Drive is a two-lane undivided local roadway and has a posted legal speed limit of 30 mph in the vicinity of the project. The existing southbound right -turn lane is approximately 210 feet long. A right -turn lane is warranted as the project meets the traffic volume criteria. The project is expected to generate 61vph inbound right -turning movements during the PM peak hour. At the minimum, the southbound right -turn lane should be 170 feet long (145 feet deceleration lane with taper and 25 feet of storage). As such, the existing turn lane is adequate to accommodate proposed traffic at build -out conditions. The existing northbound left -turn lane is approximately 250 feet long. A dedicated left -turn lane is warranted as the project meets the traffic volume criteria. The project is expected to generate 153vph inbound left -turning movements during the PM peak hour. At the minimum, the northbound left -turn lane should provide 150 feet of storage. Due to low speeds expected on this segment, the existing turn lane is considered adequate as it accommodates traffic storage at build -out conditions. Vanderbilt Beach Road (CR 862) — Existing Conditions Vanderbilt Beach Road (CR 862) is under Collier County Department of Transportation jurisdiction. This roadway is an east -west six -lane divided arterial roadway to the south of the subject parcel. This roadway has a posted legal speed of 45 mph in the vicinity of project. Based on FDOT Construction Standards Index #301, the minimum turn lane length is 185 feet (which includes a 50 feet taper) plus required queue. CR 862 & Pristine Drive Intersection — Right-in/Right-out Connection: A right -turn lane on CR 862 is warranted as the project meets the multi -lane criteria. The project is expected to generate 76vph inbound right -turning movements during the PM peak hour. At the minimum, the westbound right -turn lane should be 235 feet long (185 feet deceleration lane with taper and 50 feet of storage). CR 862 & Buckstone Drive Intersection — Full median Opening Connection: The existing westbound right -turn lane is approximately 350 feet long. The project is expected to generate 122vph inbound right -turning movements during the PM peak hour. At the minimum, the westbound right -turn lane should be 260 feet long (185 feet deceleration lane with taper and 75 feet of storage). As such, the existing turn lane is adequate to accommodate proposed traffic at build -out conditions. Trebilcock Consulting Solutions, PA P a g e 1 13 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 The existing eastbound U/left-turn lane is approximately 400 feet long. The project is expected to generate 92vph inbound U/left-turning movements during the PM peak hour. At the minimum, the eastbound left -turn lane should be 285 feet long (185 feet deceleration lane with taper and 100 feet of storage). As such, the existing turn lane is adequate to accommodate proposed traffic at build -out conditions. Vanderbilt Beach Road (CR 862) — Potential Future Conditions To enhance safety operations on Vanderbilt Beach Road, a potential future modification on CR 862 is analyzed as follows: a full median opening on CR 862 at Pristine Drive intersection, and replacement of the existing full median opening with a directional opening for left -turns from two directions at Buckstone Drive intersection. CR 862 & Pristine Drive Intersection — Full median Opening Connection: A right -turn lane on CR 862 is warranted as the project meets the multi -lane criteria. The project is expected to generate 61vph inbound right -turning movements during the PM peak hour. At the minimum, the westbound right -turn lane should be 235 feet long (185 feet deceleration lane with taper and 50 feet of storage). A left -turn lane on CR 862 is warranted as the project meets the multi -lane criteria. The project is expected to generate 61vph inbound left -turning movements during the PM peak hour. At the minimum, the eastbound left -turn lane should be 260 feet long (185 feet deceleration lane with taper and 75 feet of storage). A U/left-turn lane on westbound CR 862 is warranted as the project meets the multi -lane criteria. This turn lane would provide for safe U-turns for potential background trips wanting to go eastbound on CR 862. At the minimum, the eastbound left -turn lane should be 285 feet long (185 feet deceleration lane with taper and 100 feet of storage). CR 862 & Buckstone Drive Intersection — Right in/Right-out/Left-in Connection: The existing westbound right -turn lane is approximately 350 feet long. The project is expected to generate 76vph inbound right -turning movements during the PM peak hour, under this scenario. At the minimum, the westbound right -turn lane should be 235 feet long (185 feet deceleration lane with taper and 50 feet of storage). As such, the existing turn lane is adequate to accommodate proposed traffic at build -out conditions. The existing eastbound left -turn lane is approximately 400 feet long. The project is expected to generate 31vph inbound left -turning movements during the PM peak hour. At the minimum, the eastbound left -turn lane should be 235 feet long (185 feet deceleration lane with taper and 50 feet of storage). As such, the existing turn lane is adequate to accommodate proposed traffic at build -out conditions. Trebilcock Consulting Solutions, PA P a g e 1 14 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 A more detailed evaluation of applicable access points and intersection connections for various scenarios will be performed at the time of site development permitting/platting when more specific development parameters will be made available, to determine turn lane requirements and signalization, as they are warranted, as applicable. Improvement Analysis Based on the results of the trip generation analysis, the proposed development shall be limited to 727 unadjusted two-way PM peak hour trips, allowing for unforeseen impacts on the adjacent roadway network. It is our recommendation that for the purposes of calculation of the weekday PM peak hour trips for this project, the most current ITE Trip Generation Manual be utilized. The proposed project traffic generation is less intensive compared to the Approved MPUD Development Program resulting in negative net new traffic. The proposed project is not a significant and adverse traffic generator for the roadway network traffic at this location. There is adequate and sufficient roadway capacity to accommodate proposed development generated trips without adversely affecting adjacent roadway network level of service. Based on the turn lane analysis performed as part of this report, turn lanes improvements are recommended at the Vanderbilt Beach Road analyzed intersections. A more detailed evaluation of applicable access points and intersection connections and nearby intersections will be performed at the time of Site Development Plan (SDP)/Construction Plans and Plat (PPL) submittals, 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 P a g e 1 15 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Appendix A: Project Master Site Plan (1 Sheet) Trebilcock Consulting Solutions, PA P a g e 1 16 W 3 o i RPUD WOLF CREEK (PRESERVE) z c LOT ;Yd al Iauy � LOT#1 TRACT B - WATER MANAGEMENT I LOT#5 TRACTA•VANOERBRTWAYRO.W.IAE.l I.E. I P.U.E.IG.E. MUS - LOT 02 I m+..c ow�ern rxaAErae.v.� VANDERBILT REACH ROAD RIGHT-OF-WAY LOT N6 PUD MISSION NRL$ TRACT 1 ICOMMERCIAL) PUG ULSS W HILL$ TRACTS (COMMERCLL) Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Appendix B: Initial Meeting Checklist (Methodology Meeting) (8 Sheets) Trebilcock Consulting Solutions, PA P a g e 1 18 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 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, or NIA (not applicable). Date: October 26, 2015 Time: NIA Location: NIA —Via Email People Attendine: Name, Organization, and Telephone Numbers 1) Michael Sawyer, Collier County Growth MWnt. Division 2) Norman Trebilcock, TCS 3) CCi rian Malaescu. TCS Study Prevarer Preparer's Name and Title: Norman Trebilcock, AICP, PE Organization: Trebilcock Consulting Solutions, PA Address & Telephone Number: 1205 Piper Boulevard, Suite 202, Naples, Fl 34110: ph 239-566-9551 Reviewer(s): Reviewer's Name & Title: Michael Sawyer, Proiect Manager Organization: Collier County Transportation Planning Department Address & Telephone Number: 2885 S. Horseshoe Drive, Naples, FL, 34104, nh. 239- 252-2926 Applicant: Applicant's Name: Davidson Engineering, Inc. Address: 4365 Radio Road, Suite# 201, Naples FL 34104 Telephone Number: 239-434-6060 Proposed Development: Name: Vanderbilt Commons PUD (fka Carolina Village PUD) — Growth Management Plan Amendment (GMPA) Location: northwest quadrant of the intersection of Vanderbilt Beach Road (CR 862) and Collier Boulevard (CR 95 1) - refer to Fig.] ITE Land Use Type: Existing Proposed — refer to Attachment 1 ITE Code 9: Existing/ Proposed — refer to Attachment 1 Description: Pursuant to adopted Collier County Ordinance No. 2005-19, the subject parcel is allowed for development of up to 150,000sf of commercial development and up to 64 residential dwellins units located on the second and/ or third floor of mixed use buildings that have commercial uses on at least the first floor. Page I of 8 Trebilcock Consulting Solutions, PA P a g e 1 19 Vanderbilt Commons - PUDA and GMPA - TIS - November 2016 Vanderbilt Commons GMPA proposes 20,000sf Shopping Center On include 4,000sf Sit Down Restaurant and 16,OOOsf Retail and/ or Office], 6,000sf Convenience Store with Fuel Pumps, 4,500sf Fast Food Restaurant, 13,OOOsf Office (to include 2,600sf Medical Office and 10,400sf General Office 1, 10,000sf Daycare and 95,000sf of Self-Storaae. Fig. 1- Project Location Map 0 etmama name Pr+OXCT Go -91C Zoning; Approved Carolina Village PUD - per Collier County Ordinance No. 2005-19 Comprehensive plan recommendation: NIA Requested: To allow proposed commercial development. Findings of the Preliminary Study: Since estimated net new project traffic is less than 100 peak hour trips, this study qualifies for a Minor Scale TIS - no significant operational impacts with minimal roadway impacts and work within the county right-of-way. The TIS will include PM peak hour trip generation, traffic distribution and assignments, significance test, roadway link analysis and site access points turn lane analysis. Existigg allowed ITE land uses are consistent with the approved Major Impact Study for Carolina Village PUD, dated August 7, 2004. Internal Capture - estimate conservative 10% assumed for project. Pass -By Rates - consistent with ITE Guidelines and capped in agreement with Collier County TIS Guidelines and Procedures - 25% Shopping Center; 50% Fast -Food Restaurant and 50% for Convenience Market with Gasoline Pumps. Roadway concurrency analysis - based on Total Non -Pass -By PM Pk Hr trip generation -2%/20/aJ3% criterion. Operational Site Access Analysis - based on Total External PM Pk Hr trip generation. No chances to the existing access improvements onto Vanderbilt Beach Road and Collie Blvd, are requested. Page 2 of 8 Trebilcock Consulting Solutions, PA P a g e 1 20 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Transportation requirements per Ordinance No. 2005-19 will be address in the GMPA application by others. Studv Type: (if not net increase, operational study) Small Scale TIS ❑ Minor TIS Maior TIS ❑ Study Area: Adjacent roadways: west — Pristine Drive: east — Buckstone Drive Additional intersections to be analyzed: NIA Horizon Year(s): 2021 Analysis Time Period(s): PM Pk Hr Future Off -Site Developments: NIA Source of Trip Generation Rates: ITE 9a' Edition Reductions in Trip Generation Rates: None: N/A Pass -by trips: per ITE and Collier County TIS Guidelines and Procedures Internal trips (PUD): 10% max estimate Transit use: N/A Other: NIA Horizon Year Roadway Network Improvements: 2021 Methodology & Assumptions: Non -site traffic estimates: Collier County traffic counts and 2015 AUIR Site -trip generation: OTTIS Software — ITE 9'�' Edition Trip distribution method: engineer's estimate, refer to Fig. 2 Traffic assignment method: project trip generation with background growth Traffic growth rate: historical growth rate or 2% minimum Turning movements: Engineer's estimate — refer to Fig. 3. Page 3 of S Trebilcock Consulting Solutions, PA P a g e 1 21 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Fig. 2 — Project Trip Distribution by Percentage ti,� ray iff } ... . •30 0°h �1h emWa . Www iw»n wuM 25 0% PROJECT TRIP ""R!BUTTON MAP BY PERCENTAGE ' 10 0% Z .. --Google" _ Fig. 3 —Project Turning Movements Map by Percentage N �.[ta%}� PROJECT TURNING MOVEMENTS 5n6 r••••••••• 200% PERCENTAGE �T ! (5%) {10 (10%) `i (20%) LJ$ 50 096 EWE= INBOUND } � [20%) r2n% OUTBOUND �� SJ L} 20.9% 10996 [7a%4 [20 461 Trebilcock Consulting Solutions, PA P a g e 1 22 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Special Features: from preliminary study or prior experience) Accidents locations: NIA Sight distance: NIA Queuing: NIA Access location & configuration: NIA Traffic control: MUTCD Signal system location & progression needs: NIA On-site parking needs: Per CC LDC Data Sources: ITE Trip Generation 9" Edition Base maps: NIA Prior study reports: NIA Access policy and jurisdiction: NIA Review process: NIA Requirements: NIA Miscellaneous: NIA Small Sulo Study No Poe Minor Study - $750.00 s + Methodology - $500.00 = $1,250.00 Major Study - $1500.00 _ Includes 2 intersections Additional Intersealions - $500.00 each 111f eeswiQ be agreed to daring the 6ie6todoings! meeting ar ear sign -off on the appl& SIGNATURES NOyt ayt.-rnbUrpc1z Study PreparerNorman Trebilcock Reviewer(s) Applicant Trebilcock Consulting Solutions, PA P a g e 1 23 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 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 Studv" Review - No Additional Fee Qncludes 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. Page 6 of S Trebilcock Consulting Solutions, PA P a g e 1 24 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 VanderbiX Commons -EAs0rg Approved No'. 1373IM15 City: ZIPIPOItal Cade: Client Name: i30-ResId-tia1 Cond—iM-97 rrh— Reductian i rlemal Pass -by Nara -Pass by 820 - Shopping Centra Reduction I rrerlWl Pass -by Non -pass -by 750 - OFRce Park Reduction inlarnal Pass -by tVan-pass-by 1=l ld:U 54 Fear Grass lecaW�aru. !31 Tp0p Sy Feer GraSS Filar Arps Trebilcock Consulting Solutions, PA P a g e 1 25 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 p.ajaitNwt YaaNb4 common& p p"w M. Naas M,237015 Ciq. Sm.1P..N.M Tipfpa.lal C...• C..": cll.n. Nam.: A,Wy.e. N... EdNi- ITE TOM 94h Edon PM Pk I*E.-" ` LW.Sdu E.M 161-w'4-Wwd.l6.w 95M 17 12 Redum on inemal 0 0 P..w 0 8 N—M.,ey 11 7 I 665-h7 Cu. C.mr 10^' 59 65 Fim.a. 8 6 Hy -1 0 0 Pa V" o 0 Npnpa5slw 53 59 T10- R.nn.l alk. 9WkWQ 104 75 15 R.Wn. $ 1 M"al 0 0 P—t'y 8 0 N— -w 14 59 770 •M.dkv)-G.n I CM..euilding IS ^' S e R.d.m 0 in.m.r 0 0 P— by 0 0 Na.Passb/ 7 7 Wo - Sk.pping C...q. 20M 99 108 RmUMM 10 11 I—C 0 0 Pa5s4Y 42 79 Nv Vassw BB 11 934-F.et-F"d ftl mwitti wi�d.w 45 p' 78 71 ReW*. B 7 ml e.nal 0 0 pussn 3. 33 ... „a_. v. 31 32 953 153 153 Re]�rnon 15 15 denial 0 0 Pass by 09 BB 11 a 03.4b. BB BB T...1 418 690 Tvul R.dded.n 0 48r T.e.l lnl.rn.l 0 Q T.ul Pxd-by 175 in Tout Non -p... -by 250 31T !Il )1FAOSq Fed Glow Fbf Wee !21 r0pi0sg Fea Glenensxli9M Page 8 of 8 Trebilcock Consulting Solutions, PA P a g e 1 26 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Appendix C: Trip Generation Calculations ITE 9th Edition (4 Sheets) Trebilcock Consulting Solutions, PA P a g e 1 27 Project Name: Vanderbill Commons • Wwrinu m Allowed No: Date: imr n816 CRY: StateiProvirce: ZIplPostal Code: Country: Client Nems: Analyst's Name: Edition: ITE -TCM 91h Edison PM PI( HR LANDUSE SIZE Entry Exit 230 • Residential CondominlpmfTOWnhoUae 64 0) 28 14 Redaction 3 1 Interni 0 0 pass -by 0 0 Non-pass•by 25 13 810 • Slopping Center 90 P1 268 290 Reduction 27 29 Internal 0 0 Pass.by 60 66 Non -pass -by 181 185 M - OMce Perk 60 ai 24 145 Reduction 2 14 Internal 0 0 Pass -by 0 0 Non -pass -by 22 131 Total 320 449 Total Reduction 32 44 Total Irternal 0 0 Total Pas"Y 60 66 Total Non -pus -by 228 339 0 DWAV UAO (2) 1070 SQ Fee! Gnxs Le9SaWe Aea (3) 10.70 SQ FL'Cr G�M$F10prAr2g Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 PERIOD SETTING V 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. PROJECTNAME: VANDERBILT 00MMONS-OA91MUM ALLOWED ANALYSIS NAME PM Pk Hr LAND USE INDEPENDENT SIZE TIME PERIOD METHOD ENTRY EXIT TOTAL VARIABLE C. 230- Residentlal Y DwetOng Units E] 64 Weekttey, Peak HOL v Best Ftt (LOG) V v 28 14 42 CondaminiumrTownhouse I Ln=0.62Ln (+0.32 Ck. 520 - Shopping center 1. 1000 Sq. Feet Grose V 90 Weekday, Peak HOLE V Best Fit (LOG) 9 268 290 558 unM= 0.67Ln(X)+3.31 C� 750 - Olrfce Park 1000 Sq. Feet Gros! 60 Weekday,P.M. Pea Best H! (UN) � � 24 146 169 T=1.22(X) +9523 The time periods do not match. TRAFFIC REDUCTIONS Specify a percentage by which the Entry Trip and Exit Trip will be reduced for each Land Use. This reduction is applied to the Entry Trip and Exit Trip from the previous section_ To record any notes, click • Add Notes above. LAND USE ENTRY REDUCTION ADJUSTED ENTRY rXIT REDUCTION ADJUSTED EXIT 230 - Residential Candominlumlrownhause 10 25 10 13 820- Shopping Center 10 241 1D 261 750- Office Pdik K)%22 19 131 INTERNAL TRIPS 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 0 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% PASS -BY TRIPS NON -PASS -BY TRIPS 230- Residential Condom In lu mrrcwnh ous e 38 V 0 38 620- Shopping Center 502 25 126 376 750- Office Park 153 C,96 0 153 Trebilcock Consulting Solutions, PA P a g e 1 29 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Trebilcock Consulting Solutions, PA P a g e 130 Project Name: Vandarbill Commons- Sconanu 1 No: Data: 7 01251 2 0 1 6 City: StatelProvince: ZiplPoshal Code: Country: Client Name: Analyst's Name: Edition: ITE-TGM 9tp Edbon FM {EAI( HOUR LAND! F -E cl-:F Entry( Exit 161 - Mint -Warehouse 95.55 p3 13 12 Redu Mon 1 1 Intornal U 9 Pass -by 0 a Nan -pass -by 12 11 710 - General Office Building 10 ul B 28 Reduction 1 3 Intsrnal 0 Pass -by 0 0 Non -pass -by 5 25 720 -Medical -Dental Office Building '1001 10 27 Reduction 3 Internal ii 0 Pass -by 0 0 Non-pass.by 9 24 666 - Day Care Center 10.1 54 60 Reduction 5 6 Internal 0 0 Fass-try U G Non-pass.by Q 54 820 - Shopping Center 71.65 P1 230 249 Reduction 23 25 Intarnal 0 0 Pass -by 52 56 Ncn.pass-Uy 155 168 230 - Residential Candominium7Townhouse 58 M 25 13 Reduction 2 1 Internal 0 0 Pass -by 0 0 Non-pass,[y 23 12 Total 338 389 Total Reduction 33 .39 Total Internal 0 0 Total Pass -by 52 58 Total Non -pass -by 259 294 (tJ ta,!.tl 9P Fit Grosz FworR�:'a (.1 5'R.dry�s (3) 1cmSq Feet Gross LeWaW Ata (aJ [hL eA'irLo VrNts Trebilcock Consulting Solutions, PA P a g e 130 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 PERIOD SETTING ,,o 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. ADJUSTEDEY.IT 151 - Min1-Worehouse 10 PROJECT NAME: VANOERBIIT COMmIONS- SCENARIOI E)%11 23 7 10 - General Office Wilding 10 ANAL''151s NAME PM Peak Hour 10 25 720- Mstlicak0ental Office Building 10 9 LAND USE INDEPENDENT VARIABLE SIZE TIME PERIOD METHDC, ErJTP'v FYI T'T4t 54 620 - Shopping Can tar 10 207 i 0 224 Q 151 - Mini -Warehouse 1000 Sq. Feet Grosr w 95.55 Weekday, Peak Hoc V Average w❑ 13 12 25 0.26 Q 710- General Office Buildin 9 1060 Sq. Feet Gros 10 Weekday, P.M. Peel CustoRRate v 6 25 3�1 Rats : 3.44 :.1720 -Medical -Dental Office Bullding 1000 Sq.FeetGrosw 10 Weekday, PeakHor.HFast FA(LOGw) ID 10 27 37 i = D.9Ln X - 1.53 Q 565 - Day Care Center Studentsw 160 Weekday, Peak Hou w Best i (LOG) w 54 66 114 Ln(T)0 $SLn X + 0.27 Q 820. Shopping Center 1060 Sq. Feet Grosv 71.65 Weekday, Peak Har. w Best Fir (LOG) w ® 230 249 479 Ln T=0.67LnX +3.31 8230 -Residential IDwelfrngUnim w 58 Weekda Peak v 1 BBSt i(LOG) v Ilp 25 13 38 CondominlurNTownhouse Ln(T) = 0.62La(X) + 0.32 1Thenme penuds do not march TRAFFIC REDUCTIONS Specify a percentage by which the Entry Trip and Exit Trip will be reduced for each Land Use. This reduction is applied to the Entry Trip and Exit Tnp from the previous section. To record any notes, click • Add Notes above. LANE 1VSE ENTRY REDUCTI iN ADJUSTED ENTPY EAT REOU+_firON ADJUSTEDEY.IT 151 - Min1-Worehouse 10 12 E)%11 23 7 10 - General Office Wilding 10 5 10 25 720- Mstlicak0ental Office Building 10 9 1D 24 555 - Day Care Can ter 9 0 49 t 0 54 620 - Shopping Can tar 10 207 i 0 224 230- Residential CondominlumlTownhause 10 23 i0 12 INTERNAL TRIPS 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, dick - Add Nates above, The V 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. LANCU=E EXTERNAL7RIFS PASS-SYh PASS-BYTRIPSNON-PASS-BY TRIPS 151- M In l- Warehouse 23 1 1 `° 0 23 710- General Office Building 30 E�l' 0 30 720- Medical -Dental Office Building 33 l 1^ 0 33 555- Day Cara Center 103 I" r 0 103 820- Shopping Center 431 Q 25 108 323 230-Ros,dantial CondominlumfTownhouse 35 �- - 0 35 Trebilcock Consulting Solutions, PA P a g e 131 Vanderbilt Commons — PUDA and GMPA — TIS — November 2016 Appendix D: Turning Movements Exhibits (4 Sheets) Trebilcock Consulting Solutions, PA P a g e 132 N PROJECT TURNING MOVEMENTS 6Y PERCENTAGE 24 °/o ...INBOUND (2001.) JOUTBO= v on W W x j 20.0°l0 � 5.0 rear � • eros � 20.0% ..d..,....w� on.,w... (10 (20%) 50 0% (20} I � 25.0 to ...=...: f�, 40.0% 1100% 10 0/0 {20%}"' i PROJECT TURNING MOVEMENTS BY PM PM -16 f a w w w w r r r r ■ . ■ : PM -81 W - °"' "•.• • PK HR ,.�.. PM -17) (PM -35 (PM -70) PM -1S3 PM -19 INBOUND (PM -70) fM_ QPM -228 ■ 35 (PM -22) OUTBOUND E -J 76 o m w o w u..:) PM -193) PM -61 PM -122 PM -31 3 a Go gle W A rD a- 0 r) 0 0 0 c 00 0 0 c 0 v D s �V ' (10 0 k POTENTIAL FUTURE CONDITIONS ON VANDERBILT BEACH RD PROJECT TURNING MOVEMENTS BY PERCENTAGE 20 °r° INgouND (20 %) JOUTBOUND ; _7 } . (10%) " (10%) (75 %) (20%) * 40.0°!0 (10%) `� ■ .. 5.0°!0 .........r.r i3 �FJ.Q°!0 �0.00l0 20.0°!0 (10 %) (25 ° 20.0°!0 (55%) 10.0°!0 (10%) 30.0 !o (20 °!o) POTENTIAL FUTURE CONDITIONS ON VANDERBILT BEACH RD PROJECT TURNING MOVEMENTS BY PM PK HR pM_1 g INBOUND (PM -22) JOUTBO=D hhr pm •K fiK a a PM -15 olwwww.ww..ww■ m PM -61 C~0-.. ...-„_.._.. '` (PM -1$) (PM -35) ; io (PM-262) (PM -70) PM -122 (PM -3 �..... s -, ww�www� PM -76 PM -61w PM -61 (PM -192) PM -31 (PM -35) Google r r_ � s el G�osM. a� a a PM -15 olwwww.ww..ww■ m PM -61 C~0-.. ...-„_.._.. '` (PM -1$) (PM -35) ; io (PM-262) (PM -70) PM -122 (PM -3 �..... s -, ww�www� PM -76 PM -61w PM -61 (PM -192) PM -31 (PM -35) Google r DE DAVIDSON ENGINEERING EXHIBIT "R" LEVEL OF SERVICE COMPARATIVE ANALYSIS Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING EXHIBIT "R" COMPARATIVE LEVEL OF SERVICE (LOS) ANALYSIS The proposed development known as Vanderbilt Commons is a 14.49 acre commercial property located in Section 34, Township 48 South, and Range 26 East, Collier County, Florida. The property is bounded by Vanderbilt Beach Road to the south, Pristine Drive to the west, and Buckstone Drive to the east. The subject property has a mixed-use designation under the current Carolina Village Mixed Planned Unit Development (MPUD) zoning; Ordinance #05-19. The property is platted with an existing 60 -foot private right-of-way (Vanderbilt Way) and six proposed lots. For this analysis, the site will be conceptually developed to the maximum standards using the current project zoning and the proposed zoning amendment. Currently, the site contains an existing gravity sanitary system servicing the six proposed site development lots and 8' diameter lift station with ultimate discharge into the North County Water Reclamation Facility (NCWRF) via a 16" force main via C.R. 951. All proposed lots will gravity flow to the lift station where is will be conveyed through low pressure pipe to the aforementioned NCWRF. Fire and potable water utilities will be provided through an existing on-site 8 -inch water main within Vanderbilt Way right-of-way. The previously proposed MPUD (current zoning) lots consist of the following residential and non-residential uses at build -out: Office Park 60,000 sf Total: 60,000s Shopping Center 90,000 sf Total: 90,000S Residential Condominium/Townhouse 64 Dwelling Units Total: 64 Dwelling Units Vanderbilt Beach Rd/ Collier Blvd Commercial Subdistrict GMPA Exhibit "R"- Comparative Level of Service (LOS) Analysis January 2017 www.davidsonengineering.com DE DAVIDSON ENGINEERING The newly proposed Mixed Use Planned Unit Development (proposed zoning amendment) consists of the following at build -out: Self -Storage 95,550 sf Total: 95,550s Daycare Building 12,800 sf Total: 12,800s General Office 10,000 sf Medical Office 101000 sf Total: 20,000s Shopping Center Retail /Restaurant 71,650 sf Total: 71,650s Residential Condominium/Townhouse 58 Dwelling Units Total: 58 Dwelline Units The Capital Improvement Element of the Growth Management Plan establishes Levels of Service for the following: Arterial and Collector Roads Surface Water Management Systems Potable Water Systems Sanitary Sewer Systems Solid Waste Disposal Facilities Parks and Recreation Facilities Public School Facilities Each of the areas will be examined for the proposed developments in this summary report. Vanderbilt Beach Rd/ Collier Blvd Commercial Subdistrict GMPA Exhibit "R"- Comparative Level of Service (LOS) Analysis January 2017 www.davidsonengineering.com DE DAVIDSON ENGINEERING Arterial and Collector Roads Based on the roadway network link analysis result, the proposed development at build -out is not a significant and adverse traffic generator for the roadway network traffic at this location. There is adequate and sufficient roadway capacity to accommodate proposed development generated trips without adversely affecting the adjacent roadway network level of service. Table 1- Proiect Trip Generation (Net New)—Average Weekdav Surface Water Management Systems Currently the site's surface water management system is designed with two stormwater management basins. Basin #1 consists of the Pristine Drive right-of-way allocated within the cost sharing agreement (OR 3,635 Page 1,672) – this basin consists of ±1.00 acres. Basin #2 will consist of ±14.35 acres (the proposed Vanderbilt Commons development), with the omission ±0.14 acres that are included within Basin #1 due to stormwater management locations. Basin #1 The proposed water management system will utilize existing inlets to convey storm water volume to detention areas. The off-site water management improvements within Basin #1 will provide water quality volumes and attenuate the 25 -year storm event within its designated basin (±1.00 acres). Outfall for the basin will be directly into the Vanderbilt Canal. Basin #2 The interconnected stormwater management system will provide 0.50 -inch dry pre-treatment system and outfall via two control structures into the on-site existing lake where the remaining water quality volume and attenuation of the 25 -year 3 -day storm event will be provided. The stormwater management system for the site has been approved by Collier County under PL201500014563. Therefore, no level of service issues is created by either of the proposed site build -out conditions with respect to surface water management. Vanderbilt Beach Rd/ Collier Blvd Commercial Subdistrict GMPA Exhibit "R"- Comparative Level of Service (LOS) Analysis January 2017 www.davidsonengineering.com PM Peak Hour Development Enter Exit Total Proposed GMPA (Total non -Pass -By Trips) 253 294 547 Approved MPUD (Total Non -Pass -By Trips) 228 339 567 Proposed Net New Traffic (Total Non -Pass -By Trips) 25 (45) (20) Net Increase/(Net Decrease) Surface Water Management Systems Currently the site's surface water management system is designed with two stormwater management basins. Basin #1 consists of the Pristine Drive right-of-way allocated within the cost sharing agreement (OR 3,635 Page 1,672) – this basin consists of ±1.00 acres. Basin #2 will consist of ±14.35 acres (the proposed Vanderbilt Commons development), with the omission ±0.14 acres that are included within Basin #1 due to stormwater management locations. Basin #1 The proposed water management system will utilize existing inlets to convey storm water volume to detention areas. The off-site water management improvements within Basin #1 will provide water quality volumes and attenuate the 25 -year storm event within its designated basin (±1.00 acres). Outfall for the basin will be directly into the Vanderbilt Canal. Basin #2 The interconnected stormwater management system will provide 0.50 -inch dry pre-treatment system and outfall via two control structures into the on-site existing lake where the remaining water quality volume and attenuation of the 25 -year 3 -day storm event will be provided. The stormwater management system for the site has been approved by Collier County under PL201500014563. Therefore, no level of service issues is created by either of the proposed site build -out conditions with respect to surface water management. Vanderbilt Beach Rd/ Collier Blvd Commercial Subdistrict GMPA Exhibit "R"- Comparative Level of Service (LOS) Analysis January 2017 www.davidsonengineering.com DE DAVIDSON ENGINEERING Potable Water and Sanitary Sewer Systems The proposed build -outs will be served by Collier County Public Utilities; the same operating entity for the existing site. Build -out conditions are shown in each table of calculations below. Although the previously approved mixed-use development is less than the potable demand created by the maximum conceptually proposed commercially developed site, the increase is insignificant and will not create an adverse effect on the existing system. The Florida Administrative Code 64E-6 was used to identify level of service for each type of development. Table 2 —Previously Approved Mixed Use Level of Service Description Unit Type GPD/Unit # Units Average Daily Demand, GPD Peak Daily Demand, GPD* General Office 60,000 sf 100 sf 15 600 9,000 40,500 Shopping Center 90,000 sf 1 sf 0.1 90,000 9,000 40,500 Residential 64 Units Units 200 64 12,800 57,600 Total (GPD): 1 30,800 gpd 1 138,600 gpd *Factor of 4.5 was used to determine Peak Daily Demand Table 3 —Proposed Conceptual Development Level of Service *Factor of 4.5 was used to determine Peak Daily Demand Solid Waste Disposal Facilities Solid waste is provided by Waste Management, a private contract provider. Commercial accounts are charged by the service provider directly with rates set by the Board of County Commissioners through contract negotiation with the provider. As previously mentioned, the Vanderbilt Beach Rd/ Collier Blvd Commercial Subdistrict GMPA Exhibit "R"- Comparative Level of Service (LOS) Analysis January 2017 www.davidsonengineering.com Average Daily Peak Daily Description Unit Type GPD/Unit # Units Demand, GPD Demand, GPD* Unit /Every 2 Units Self -Storage 478 Units over 200 1 1 200 139 339 1,526 160 students/ Student/ Daycare Facility 28 staff Staff 10 15 160 28 4,630 20,835 General Office 10,000 sf 100 sf 15 100 1,500 6,750 1 Doctors/4 Doctor/ Medical Office Employees Employee 250 15 1 4 310 1,395 Shopping Center 61,650 sf 1 sf 0.1 61,650 6,165 27,743 Restaurant 155 Seats Seats 40 155 6,200 27,900 Fast Food 50 Seats Seats 20 50 1,000 4,500 Residential 58 Units Units 200 58 11,600 52,200 Total (GPD): 31,744 gpd 142,848 gpd *Factor of 4.5 was used to determine Peak Daily Demand Solid Waste Disposal Facilities Solid waste is provided by Waste Management, a private contract provider. Commercial accounts are charged by the service provider directly with rates set by the Board of County Commissioners through contract negotiation with the provider. As previously mentioned, the Vanderbilt Beach Rd/ Collier Blvd Commercial Subdistrict GMPA Exhibit "R"- Comparative Level of Service (LOS) Analysis January 2017 www.davidsonengineering.com DE DAVIDSON ENGINEERING proposed zoning will decrease the intensity of the development and thereby will not negatively impacts the existing implemented systems. Parks and Recreation Facilities None of the proposed build -outs will create a negative impact on Parks and Recreation Facilities. The level of service is not significantly or adversely impacted by either of the proposed build - outs. Public School Facilities None of the proposed build -outs will create a negative impact on Public School Facilities. The uses will not impact school attendance. The level of service is not significantly or adversely impacted by either of the proposed build -outs. Fire and EMS Facilities The proposed build -outs have no measurable impact on Fire and EMS Facilities. It should be assumed that newer buildings will be constructed to current NFPA and building code standards which may reduce the likelihood of related calls. The level of service is not significantly or adversely impacted by either of the proposed build -outs. Vanderbilt Beach Rd/ Collier Blvd Commercial Subdistrict GMPA Exhibit "R"- Comparative Level of Service (LOS) Analysis January 2017 www.davidsonengineering.com Based on FAC; 64E-6.008 System Size Determinations *Factor of 4.5 was used to determmine Peak Daily Demand. 1 Assumes 150 sf per unit with additional space as corridors and stairwells. ' Assumes fast food (i.e. coffee shop with drive-through or fast food without drive-through) location at 4,000 sf and sit down restaurant location at 6,000 sf; both within Shopping Center Vanderbilt Commons - Proposed Usage Type of Establishment (GPD) COMMERCIAL: Sewage/Potable Water Demand Per Practitioner 250 Add per employee per 8 hour shift Description Unit Type GPD/Unit # Units Average Daily Demand, GPD Peak Daily Demand, GPD* General Office 10,000 sf 100 sf 15 100 1,500 6,750 Medical Office 1 Doctor/4 Employees doctor / employee 250 15 1 4 310 1,395 Storage' 478 Units Unit / 2 Units over 200 1 1 200 139 339 1,526 Day Care Facility 160 students / 28 Workers Day -type / Workers 10 15 160 28 4,630 20,835 Residential 58 units dwelling unit 200 58 11,600 52,200 Shopping Center 61,650 sf 1 sf 0.1 61,650 6,165 27,743 Fast Food' 50 Seats Seats 20 50 1,000 4,500 Restaurant' 155 Seats Seats 40 155 6,200 27,900 Total (GPD): 31,744 gpd 142,848 gpd Based on FAC; 64E-6.008 System Size Determinations *Factor of 4.5 was used to determmine Peak Daily Demand. 1 Assumes 150 sf per unit with additional space as corridors and stairwells. ' Assumes fast food (i.e. coffee shop with drive-through or fast food without drive-through) location at 4,000 sf and sit down restaurant location at 6,000 sf; both within Shopping Center Dr= DAVID50N ENGINEERING Demand Type of Establishment (GPD) COMMERCIAL: Doctor and Dentist Office Per Practitioner 250 Add per employee per 8 hour shift 15 Food Operations Open 16 hours per day or less 40 Using single service articles only and operating less than 16 hours per day 20 Office Building per 100 sf of floor space 15 Shopping Centers w/out food or laundry per square foot of floor space 0.1 Warehouse Self -storage, per unit (up to 200 units) 1 add 1 gallon for each 2 units over 200 INSTITUTIONAL: Schools per student Day -type 10 Add for day school workers 15 RESIDENTIAL: Residences Single or multiple family per dwelling 2 Bedrooms with 751-1200 sq. ft. of building area 200 Dr= DAVID50N ENGINEERING DE DAVIDSON ENGINEERING EXHIBIT "S" UTILITY AVAILABILITY STATEMENT Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com Exhibit "S" August 12, 2015 Jessica Harrelson, Project Coordinator Davidson Engineering 4365 Davis Blvd., Suite 201 Naples, FL 34104 VIA: E-MAIL Subject: Vanderbilt Commons (fka Carolina Commons) Parcels #: 25525600520, 25525600546, 25525600562, 25525600588, 25525600041, 25525600067, 25525600083, 25525600096, and 25525600025 Water & Wastewater Availability Dear Ms. Harrelson: Wastewater service is available for the above referenced parcels via an existing 10" wastewater force main adjacent to the property along Pristine Drive. Water service is available for the above referenced parcels via an existing 10" water main stub out adjacent to the property along Pristine Drive. Specific connection points for the system tie-ins to wastewater lines may be made after submission and approval of the hydraulic calculations by the Planning and Project Management Division, validating that the up/downstream systems are adequate to handle the increase in flow. This letter implies no guarantee that other developments throughout the District will not have an impact on the quantity of sewage treatment and disposal capacity available to this property until the project has received a commitment for service. Should sewage treatment and disposal capacity not be available, the Developer would be required to provide an interim means to provide these services until the District's facilities have the adequate capacity to serve the project. Should you have any further questions, please feel free to contact me at (239) 252-2583. Sincerely, J Nathan Beals, PMP, Project Manager Planning and Project Management Division cc: Aaron Cromer, Principal Project Manager Eric Fey, Engineering Review DE DAVIDSON ENGINEERING EXHIBIT "T" NARRATIVE & JUSTIFICATION OF THE PROPOSED GMPA Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING Narrative & Justification of the Proposed Growth Management Plan Amendment (GMPA) EXHIBIT "T" Introduction In coordination with Collier County staff regarding the 15.88 -acre expansion area, it was discovered that the allowable 150,000 square feet of gross leasable floor area was not added to the original GMPA text language along with a proposed 60/40 square footage split (90,000 square feet of retail and 60,000 square feet of office). The previously approved square footage (without the original proposed split contemplated in 2001), along with an additional 50,000 square feet for commercial land uses is now being requested to the Subdistrict's expansion area. The proposed total of 200,000 square feet, in the amended 15.88 -acre expansion area, and the proposed Vanderbilt Commons MPUD (formerly known as the Carolina Village MPUD), will be available for all of the previously permitted land uses along with the approved air conditioned, enclosed mini- and self -storage warehousing (Group 4225) per HEX NO. 2014— 38. Growth Management Plan Policy Adherence The proposed GMPA also furthers the vision of the Collier County's Future Land Use Element. The following Objectives and Policies have been considered in this application: Policy 5.3: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use Map; requiring that any changes to the Urban Designated Areas be contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use planning techniques and innovative approaches to development in the County's Agricultural/Rural designated area, which will better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and services. Response: The proposed GMPA does not contribute to urban sprawl. The subject property is within the existing urban service area and will not require any special or additional costs to provide necessary services. The property has been contemplated for mixed- residential and or commercial land uses per the existing Subdistrict lanquage. The permitted land uses will place no greater burden on community facilities than did prior uses of the property. Policy 5.4: New developments shall be compatible with, and complementary to, the surrounding land uses, subject to meeting the compatibility criteria of the Land Development Code (Ordinance 91-102, adopted October 30, 1991, as amended. Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING Response: The subject property is compatible with and complimentary to its surrounding land uses. The Subdistrict is bordered to the west and north by residential land uses and PUD zoning. To the south lies Vanderbilt Beach Road and across its right-of-way, the land is designated Estates Zoning with residential homes present. The expansion area is bound to the east by the commercial PUD - Mission Hills; which is also within the Vanderbilt Beach Road / Collier Boulevard Commercial Subdistrict without restriction. Policy 7.3 All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. Response: The proposed GMPA will be a companion petition to a PUD amendment that will continue to provide appropriate connections and interconnections. Additionally, the platted Vanderbilt Way right-of- way furthers the intent of Policy 7.3. State Statutory Criteria: Chapter 163.3177 (6)(a) 2 and 8 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. Response(s): a. The amount of land being considered for this request remains the some and will accommodate the land uses as defined and proposed. b. The projected permanent and seasonal population — Please see Attachment D c. The land is still mostly undeveloped. There is an SDP in approval for the self -storage use. There is also an approved plat that has set the site up for future commercial development. d. County water and sewer utilities facilities are currently available in the Vanderbilt Beach Road right-of-way and will not be significantly impacted by development of the subject property as identified by Exhibit R (the Level of Service report) Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING e. As this site had previously never been developed, it does not rise to the level of redevelopment. This criteria is not applicable. f. As this site is not near any military installation, this criteria is not applicable. g. As this site is not near any airport, this criteria is not applicable. h. As this site has already been zoned for mixed-use development and has pone through a previous growth management plan amendment, this request does not add to the problem of urban sprawl. The request is in keeping with the existing plan of commercial development in Collier County. i. As noted above, his site has already been zoned for mixed-use development and has gone through a previous growth management plan amendment. By virtue of its previous land use and zoning entitlements, the subject property will continue to advance the job creation, capital investment, and economic development goals within Collier County. j. As noted above, his site has already been zoned for mixed-use development and has gone through a previous growth management plan amendment. The request to increase and define square footage within this request, continues in line with the planned development pattern for this portion of Collier County. 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. Response(s): a. County water and sewer utilities facilities are currently available in the Vanderbilt Beach Road right-of-way and will not be significantly impacted by development of the subject property as identified by Exhibit R (the Level of Service report). Additionally, other County resources such as emergency services are available and show no significant impacts to service by the proposed and existing land uses already deemed appropriate by Collier County. b. The land is still mostly undeveloped. There is a Site Development Plan approval for the proposed self -storage use. There is also an approved plat that has set the site up for future commercial development. As noted above, his site has already been zoned for mixed-use development and has gone through a previous growth management plan amendment. The request to increase and define square footage within this request, continues in line with the planned development pattern for this portion of Collier County. c. The amount of land being considered for this request remains the some and will accommodate the land uses as defined and proposed. Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DIE DAVIDSON ENGINEERING BACK-UP INFORMATION FROM ORIGINAL GMPA APPLICATION (CP -2003-1) DIE DAVIDSON ENGINEERING ATTA C H M E NT "A" CCPC Transmittal Hearing Minutes, held on May 20, 2004 (from original GMPA Application CP -2003-1) Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com May 20, 2004 Second by Mr. Adelstein. Motion fails with 4 yes — 4 no. (Those voting affirmative not provided for the record) This will move forward to the Board of Commissioners without a recommendation from the Planning Commission. E. CP -2003-1, Petition requesting amendment to Future Land Use Element and Future Land Use Map to expand Vanderbilt Beach/Collier Blvd. Commercial Sub -district, and to restrict some of the uses in this expansion area to include +/-15.88 acres located on the north side of Vanderbilt Beach Road and 1/4 mile west of CR -951. Mr. Budd stepped out for a few minutes in which Mr. Strain presided over the meeting. PETITIONER Rich Yovano — e ione ey ar iT d the existing Vanderbilt Be h/Colli B Co erci dist t to add 15 acre parcel to the west. showe re alize me isills. (Shopping Center) Prope is at e f Va rb' oad llier Blvting to add approx. 150,0 e feet f retail ffice — ,0 square il, 90,000 square feet of office. Located next to the Wolf Creek PUD, the Nagel Craig Business Park has not yet been adopted, but shown on map. Across the street from the Mission Church, a PUD and Vanderbilt County Club. Going through the process they held meeting with Vanderbilt County Club representatives and Island Walk to let them know what they are requesting to do. They were favorably impressed so far with the Comp Plan Amendment knowing a more specific PUD will be presented in the future. No opposition from those major communities. The Wolf Creek PUD is not yet developed with similar people involved in this particular request to go to commercial use. Obviously they will not put a commercial use next to a residential development which would in any way hurt that proposed development. The staff report is recommending approval and made a couple of clarifications. One provision in the district stating uses limited to single story — they want to clarify that retail is limited to the first floor only in that multi-level building. If they wanted to do retail with one or two floors above that, wanted to clarify it is consistent with the language in the District — Second — Don Scott has no concerns with 951 north of Golden Gate Blvd, scheduled to begin construction early next year and no issues with Vanderbilt Road. He knows they meet concurrency management rules. Not deficient from a concurrency standpoint. Mr. Weeks and he have discussed how the concurrency management provisions of the Comp 27 May 20, 2004 Plan work with Policy 1. 1.2 in a Capital Improvement Element. Agreed to discuss beyond the meeting to figure out if there is an inconsistency. Need to work on language. Mr. Murray asked about the loop road - was a requirement of the Mission Hills PUD and is still valid. Mr. Strain asked Mr. Weeks if he had any concerns of the clarifications Mr. Yovanovich is asking for. Mr. Weeks did not — they will discuss further at a later date. The second thing in which it may be mute is staff wants to look at the traffic information submitted. As he said earlier, the significant impact threshold of 3% is only applicable if an affected segment of the roadway is deficient. Staff may have misread some of the information submitted by the applicant in which the deficient segment of Vanderbilt Beach Road may not be significantly impacted. Mr. Bill Hoover — Hoover Planning — held meetings with the neighbors -Island Walk. They have a committee of 12 he has met with. He had met at the Vanderbilt County Club with Commissioner Coletta, Mr. Feder and members of Development Services staff of what they were doing in the neighborhood. Both neighborhoods know what is being proposed. Mr. Strain as o ey of a egati . he q s ion was an ere due to a different own hip. All of the com uniti ill inte ed wi h op road tha ill be there. Wolf Creek will ha s to it. STAFF Glenn Heath — staff's recommended language is a bit different than that submitted by the petitioner but discussed the disagreement on the transportation language which is the primary difference between the two. Other than that they are shown with strike through and underlines. Mr. Yovanovich stated they need to clarify the stories and David and he need to work, before the Board meeting, about the double underlined language in pursuant to Policy 1.1.2. (How the concurrency management system works) They don't agree to the underlined language. Mr. Richardson asked if it would be appropriate to add language to make mixed use permissive. Mr. Heath said it would be hard to put residential on this particular parcel and have commercial because of size. Mr. Richardson suggested some incentives be added. Discussion followed on the Growth Management, the density allowed, guidance on units per acre and height. They should all be in the plan amendment. Hearing was closed for motion and discussion. WN May 20, 2004 Mr. Richardson moved to recommend this Growth Management Plan Amendment 2003-1 be transmitted with the following additions: Those already covered between the applicant and staff concerning traffic, definition of stories, and further recommend to put some wheels underneath the direction the CCPC and BCC had on their discussion on including mixed use and Growth Management Plan changes. Give direction to staff that mixed use be permitted, residential and commercial in this property, and appropriate, in order to have an incentive to permit that, that the density is allowed to go up to 16 units to the acre, which he would say would include raising the number of stories that would be permitted up to 4 stories. Second by Brad Schiffer. Mr. Murray recognizes the density is required in order to motivate but thinking two things. When getting to the 4th story it becomes an issue with elevators and cost rise etc. What are the permitted uses in the area that are to be developed and are they compatible with residential. He asked how they would envision it. Mr. Richardson said they are trying to provide incentives to the development community to have residences mixed in with an opportunity with Commercials. An appropriate density is to get something more A rdable th w :'le in housing stock and sun re Mr. Murrayed ab p m plan the proje Mr. Schiffer element. two Mr. Richardson accepted the change. day trying to it a 4 story Mr. Strain was concerned that they went to the neighborhood and if they make changes those neighbors are not aware of what those changes are. Mr. Yovanovich reminded them they still have to go through a PUD. Many of the issues will be dealt with at the adoption hearing. Mr. Adelstein stated now they could create something that is very, very bad and would like to take out the number of units per acre and let it be decided at a future date. Marjorie Student stated they need some kind of guidance and the density and intensities need to be in the plan. Comp Plan is supposed to be like a constitution and set general parameters and already expressed her concerns in the past years of getting as specific as they are. It is not supposed to be that way. She has a concern about every time they want to change it they get to a long drawn out amendment process and if DCA has a problem, and then the County has to defend a lawsuit. Not a land development. Mr. Abernathy said the County has had zero success with mixed use residential over commercial and fanciful thinking that someone 10 miles from downtown is going to want to be on the 4th floor. They are talking about what is doable in Collier County. 29 May 20, 2004 Motion carried unanimously 8-0. BREAK — 2:13 PM RECONVENED — 2:25 PM CP -2003-2, Petition requesting amendment to the Future Land Use Element and Future Land Use Map to establish Livingston/Radio Road Commercial Infill Sub -district, allowing commercial uses in the C-3 district with a maximum of 50,000 square feet, for a +/- acre parcel located at the northwest corner of Livingston/Radio Road. PETITIONER Robert Duane — Hole Montes & Assoc. — property is located at Radio Road and Livingston Road and 5 acres zoned industrial. Demonstrated a need for alternate uses in the location, especially retail uses. There are no compatibility issues and appreciate their support. Mr. Strain A Briarwood, F Mr. Duane re )d, surrounded by industrial development surrounded by two arterial roadways and did not provide any other specific notice. No sign was put on the property. The area is now vacant. Mr. Richardson wondered if he would support the discussion they had on the previous Growth Management Plan adding residential components to this project. Mr. Duane had no problem adding that to the mix — not a requirement, surrounded by industrial buildings, an arterial roadway will carry up to 60,000 vehicles a day, a small site of 5 acres, not lending itself to mixed use, but for his support, if he wanted to add similar language that it is a permitted residential development and is a permitted use up to 16 units per acre, and increase the height of the building from 35 feet to 45 feet, they will take it into consideration when they come in for their PUD. Mr. Strain asked who Radio Joint Venture was — response was John Walklin — 85% interest and Roderick LeeWynn of Naples has a 15% interest with a general limited partnership. The issue is the ownership of Radio Joint Venture is; persons could be someone that the Commissioners know or have done or do business with. Mr. Weeks apologized that they did not catch the information. The staff will work with the petition to gather that information. DIE DAVIDSON ENGINEERING ATTACHMENT "6" ORIGINAL GMPA- APPLICATION TO AMEND THE GMP Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER CO-aC�03_l DATE RECEIVED al aN (OA PRE -APPLICATION CONFERENCE DATE DATE SUFFICIENT This application, with ail required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 941-403-2300 (Fax 941-643-6968). The application must be reviewed by staff for sufficiency within 30 calendar days fallowing 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 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941- 443-2300. SUEIMISSION REQUIREMENTS L GENERAL INFORMATION A. Name of Applicant William L. Hoover Manager Company Catalina Plaza, LLC. Address 3785 Airport Road N., Suite B-1 City Naples State Florida Zip Cade 34103 Phone Number 239-403-8899 Fax Number 239-403-9009 B. Name of Agent Richard D. Yovanovich Company Goodlette Coleman & Johnson P.A. Address 4001 Tamiami Trail North, Suite_ 300 City Naples State Florida Zip Code 34143 Phone Number 239-435-3535 Fax Number 239-435-1218 and Name of Agent William L. Hoover AICP Company Hoover Planning & Dev., Inc. Address 3785 AiMort Road North, Suite B-1 City Naples State Florida Zip Code 34105 Phone Number 239-403-8899 Fax Number 239-403-9009 C. Name of Owner(s) of Record Vanderbilt Beach Road Land Trust, c/o Mark L. Lindner. Trustee Na les Realty Services Address 4099 N. Tamiarn.i Trail. 2nd Floor City Naples State Florida Zip Code 34103 Phone Number 262-4333 Fax Number 262-7811 D. Name, Address and Qualifications of Persons Working on Petition: Jeff L. Davidson, P.E., Davidson Engineering, Inc., 2154 Trade Center Way, Suite 43, Naples, FL 34109 Bachelor's Degree in Civil Engineering, Univ. of S. Florida, Tampa, FL William L. Hoover, AICP, Hoover Planning & Dev., Inc., 3785 Airport Road N., Suite B-1, Naples, FL 34105 Associate's Degree in Real Estate, Bachelor's Degree in Business Services, and Master's Degree in Geography and Urban Planning, all from the University of Toledo, Toledo, GH Richard D. Yovanovich, Goodlette, Coleman & Johnson, P.A., 4001 Tamiami Trail North, Suite 300, Naples, FL 34013 Bachelor's Degree in Business and Economics from Furman University. Law Degree from University of South Carolina. Jeremy Sterk, Hoover Planning & Dev., Inc., 3785 Airport Road N., Suite B-1, Naples, FL 34105 Bachelor's Degree in Biology, St. Cloud State University, St. Cloud, MN Nicola Weston, Hoover Planning & Dev., Inc., 3785 Airport Road N., Suite B-1, Naples, FL 34105 Bachelor's Degree in Marketing, University of Florida, Gainesville, FL Peter Schoenauer, P.E., Davidson Engineering, Inc., 2154 Trade Center Way, Suite 43, Naples, FL 34109 Bachelor's Degree in Civil & Environmental Engineering, Clarkson University, Potsdam, NY 1-A 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). Nance and Address Percentage of Ownership Not A Iicable 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 Not Applicable C. If the property is owned by a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Stock Vanderbilt Beach Road Land Trust Mark L. Lindner Trustee Naples Realty Services 4499 N. Tamiarni Trail, 2nd Floor Naples, Florida. 34103 The Vanderbilt Beach Road Land Trust has the following beneficiaries: See the Page 2-A. D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general andJor limited partners. Name and Address Percentage of Stock Not Applicable 2 Vanderbilt Beach Road Land Trust Breakdown of Beneficiaries Name Address Ownership Philip Duff Trust 6 Regency Circle Lake, St. Louis, MO 2.5% Sole Beneficiary of the Philip Duff Trust: Betty Ann Duff (Same address as Trusty Betty Ann Duff Trust 6 Regency Circle Lake, St. Louis, MO 2.5% Sole Beneficiary of the Betty Ann Duff Trust: Philip Duff' (Same address as Trust) Charles & Helen Marie Zell Trust 12183 Bluebird Circle, Coon Rapids, MN 2.5% Beneficiaries of the Charles & Helen Marie .Zell Trust: Charles Zell, (Same address as Trust) Helen Marie Zell (Same address as Trust) Dean Lind IRA 1930 Princess Court, Naples, FL 5% Ronald Plassman 7024 Woodcroft Lane, Ft. Wayne, IN 20% Mark Plassman 2882 Brookside Bend Drive, Carmel, IN 15% Anne Plassman Trust 2882 Brookside Bend Drive, Carmel, IN 15% Sole Beneficiary of the Anne Plassman Trust: Anne Plassman (Same address as Trust) William Rapps 6580 Sable Ridge Lane, Naples, FL 2.5% Raymond Eschelman 13101 Pond Apple Drive, Naples, FL 5% Edwin F. Boynton Trust 13342 Rosewood Lane, Naples, FL 7.5% Sole Beneficiary of the Edwin F, Boynton Trust; Edwin F. Boynton (Same address as Trust) Robert F. Reynolds IRA 4423 Silver Fox Drive, Naples, FL 5% Robert J. McCracken 9362 Gulfshore Drive, Naples, FL 1.25% Joyce L. McCracken 9362 Gulfshore Drive, Naples, FL 1.25% Don P. Knopke Trust 14208 Canterbury Court, Leawood, KS 5% Beneficiaries of the Don P. Knopke Trust: Don P. Knopke (Same address as Trust) Carolyn Knopke (Same address as Trust) George Riebesell 6883 Redbay Park Road, Naples, FL 2.5% John Saltsman 194 14th Avenue South, Naples, FL 2.5% Mark Lindner 2206 Majestic Court, Naples, FL 2.5% U. Smith 5170 10 Avenue SW, Naples, FL 2.5% 2-A E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. !rMr M MMIMI:R- Percentage of Ownership William L. Hoover, Manager _ See Breakdown on Page 3-A Catalina Plate LLC. 3785_ Airport Road N., Suite B- I Naples, FL 34105 Date of Contract: Febru 2403 F. If any contingency clause of 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 leased( ): NA Term of lease---yrs/mos. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing date H_ Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to 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. $REpYnnWN OF MEMBERSHIP IN CATALINA PLAZA LLC Percents a Qwned Members' Names/Addresses N FL 34104 5% Thomas Seaver, 345 Esther Street, Naples 13% Q. Grady & Nancy Minor, 3800 Via Del Rey, Bonita Springs, FL 34134 3% Peter Schoenauer, 2154 Trade Center Way, Naples, FL 34149 & Leaetta Davidson, 2154 Trade Center Way, Naples, FL 34109 2.5% Jeffrey 5% Richard & Catherine Shanahan, 427 Barcelona Court, Marco Island, FL 34145 5% Randy Rose, 3775 Airport Road N., Suite A,, Naples, 3410 FL 34109 3.5% William & Charlene Hoover, 5690 Wax MY y2Naples, 1.5% Jeremy Sterk & Rita Bhaduri-Sterk, 2875 Garland Road, Naples, FL 34117 20°/n Thomas & Julie Hoover, 4025 Hillman Road, Morral, GH 43337 30% Morning Glorys, Inc* 9225 Gulfshore Drive N., Naples, FL 34108 6.5%Robert & Kay Hartman, 21149 Pargillis Road, Bowling Green, OH 43402 5% Donald Rife 516 Brook Run Drive Westerville DH 43081 144% Total *Peter Tierney is President and Michael Moore is Vice -President c President and own all of the stock of Morning Glorys, Inc. and their office is at this same Catalina Land Group, Inc. is the manager of Catalina Plaza, LLC. William and Charlene Hoover own 100% of the stock in Catalina Land Group, Inc. William Hoover Gradyis esMin4id tr en Charlene Hoover is Secretary/Treasurer, Jeremy Sterk is a Vice -President, and Q. is a Vice -President of Catalina Land Group, Inc. 3-A DESCRIPTION OF PROPERTY A. LEGAL DESCRIPTION THE SOUTH h OF THE SOUTHWEST /. OF THE SOUTHEAST'/, OF SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST; SUBJECT To EXISTING RESTRICTIONS AND RESERVATIONS OF RECORD, SUBJECT TO AN EASEMENT FOR PUBLIC ROAD RIGHT-OF-WAY OVER AND ACROSS THE WEST 30 FEET THEREOF AND THE SOUTH 30 FEET THEREOF. SEE ATTACHED SURVEY SKETCH LABELED ITEM IIIA B. GENERAL LOCATION immediately north of Vanderbilt Beach Road, approximately `/ of a mile west of Collier Boulevard. C. PLANNING COMMUNITY Urban Estates D. TAZ 51 E. SIZE IN ACRES 15.88 Acres F. ZONING Agricultural G. SURROUNDING LAND USE PATTERN Being Developed as Residential H. FUTURE LAND USE MAP DESIGNATION (S) Urban Residential Sub -district of the Urban - Mixed Use District M 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 COME Element X Future Land Use Element Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE(S) 24 & 25 OF THE FUTURE LAND USE ELEMENT AS FOLLOWS: (Use Cross throughs to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: The revised language is attached as Item W.B. C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Urban Residential Subdistrict To Additional Acreage in the Vanderbilt BeaCMCollier Blvd. Sub -district D • AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) MAP 5B OF PAGE 29 of the FUTURE LAND USE ELEMENT-. A revised map is attached as Item IV.D1 Also propose to amend the FUTURE LAND USE MAP. A revised FUTURE LAND USE MAP is attached as Item IV.D2, E- DESCRIBE ADDITIONAL CHANGES REQUESTED: Not Applicable 4 V. REQUIRED IlVFORMATION NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"-4001. At least one copy reduced to 81/2x H shall be provided of all aerials and/or maps. A. LAND USE �— Provide general location map showing surrounding developments (FUD, DRI'S, existing zoning) with subject property outlined. xx -Provide most recent aerial of site showing subject boundaries, source, and date. XX 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 DESIGNATION xx 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 xx Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WTM 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. %X 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,). HX 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 DR "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 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)Tb, 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 Additional Area uses permitted in a specific land use designation and district identified to Sub–District: (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 See attached data and analysis to support the suitability of land for the proposed use, and Marketing Study compatibility of use with surrounding land uses, and as it concerns protection V . D . 4 of environmentally sensitive land, ground water and natural resources. (Reference Rule 91-1 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: XX Potable Water XX Sanitary Sewer XX Arterial & Collector Roads: Name specific road and LOS Vanderbilt Beach Road— LOS S Collie B .R.951)—LOS F See attach,aH 'Traffic Impact Study _(item V,F._1C) XX Drainage XX Solid Waste XX 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 amend- ment. (Reference Capital improvement Element Policy "I.1,5) 2. XX Provide a map showing the location of existing services and public facilities that will serve the subject property (Le. water, sewer, fire: protection, police protection, schools and emergency medical services_ 3. XX 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: 'laQd Zane "X" xx Flood zone based on Flood Insurance Rate Map data (FIRM). — NA Location of weilffelds and cones of influence, if applicable. {Identified on Collier County Zoning Maps) NA Traffic Congestion Boundary, if applicable 11A_ Coastal Management Boundary, if applicable NA High Noise Contours (55 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps), G. SUPPLEMENTAL INFORMATION XX $3,000 non-refundable filing fee, plus $30/acre for each affected acre for Future Land Use map amendments, made payable to the Board of County Commissioners due at time of submittal, NA $1,500 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. X_ Proof of ownership (Copy of deed) XX Notarized Letter of Authorization if Agent is not the Owner (See attached form) XX 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 small include: North arrow, name and location of principal roadways and shall be at a scale of 1"=400' Brat a scale as determined during the pre -application meeting. (.1 Item IIIA SUR IIEY SKETCH OF SUBJECT SI TE 'iAa� SNC V4 [K nr $r Ir. �MNu (VACANT) J of 4 u- LMA i1FSCMFTIQN 7HE SOUTH 1/2 OF THE SOU774HEST 1/4 OF 714E SOUTHEAST 114 OF SEC770N 344 TOWNSHIP 48 SOUTH, RANGE 26 EAST. • SUBJECT TO EXISTING RES7RICTIONS AND RESERVA77ONS OF RECORD; SUB„ECT TO AN EASEMENT FOR PUBIJC ROAD RIGHT—OF WAY OBER AND ACROSS THE WEST 3O FEET THEREOF AND THE SOUTH 30 FEET THEREOF. M . �xiLF�M M •A.G . MlIO LCMOKOOfI � " �s nrNoorr �rO1i ' �■ore�Pr�xr - ��c�e■a'a��[�� .per �7ra°�r •J. L KOU= 8Lw R = Aw lef1P I/p LiV L eNf 7rp.w ewr w ..r+nnm urr. urnru�wrr wo+Q+n� aoar w . rime rm " 7r . rw�vowur uaporr ww • ..mue amara �cncw. w�ev rr. -W eye lar . Saar on . a�wiw NAQ c.le.r . G■cum7 xxr . LNYrq s[mne 'r vw" arN . cswaw R6 V6ZVW EJr S NC V4 d a9rK Al RFMW5 9" 392 pf SC �I�� t rp (VACANT) ' PAGE NdW (VACANT} 7� SW. 114 Or %H£ S£ 114 ei x =TAW 30 3 r i d 4 u- LMA i1FSCMFTIQN 7HE SOUTH 1/2 OF THE SOU774HEST 1/4 OF 714E SOUTHEAST 114 OF SEC770N 344 TOWNSHIP 48 SOUTH, RANGE 26 EAST. • SUBJECT TO EXISTING RES7RICTIONS AND RESERVA77ONS OF RECORD; SUB„ECT TO AN EASEMENT FOR PUBIJC ROAD RIGHT—OF WAY OBER AND ACROSS THE WEST 3O FEET THEREOF AND THE SOUTH 30 FEET THEREOF. M . �xiLF�M M •A.G . MlIO LCMOKOOfI � " �s nrNoorr �rO1i ' �■ore�Pr�xr - ��c�e■a'a��[�� .per �7ra°�r •J. L KOU= 8Lw R = Aw lef1P I/p LiV L eNf 7rp.w ewr w ..r+nnm urr. urnru�wrr wo+Q+n� aoar w . rime rm " 7r . rw�vowur uaporr ww • ..mue amara �cncw. w�ev rr. -W eye lar . Saar on . a�wiw NAQ c.le.r . G■cum7 xxr . LNYrq s[mne 'r vw" arN . cswaw Item IV.B 10. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict This Subdistrict is located on the fierdt� northwest ouadrant of the intersection between the two (2) major roadways of Vanderbilt Beach Road and Collier Boulevard, consisting of approximately 33.45 acres of land for the existing area and 15.88 acres of land for the expansion area as de icted an Ma 5-B. The intent of the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas. The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict will reduce driving distances for neighboring residents and Golden Gate Estates residents, assist in minimizing the road network required, and reduce traffic impacts in this part of Collier County. This sSubdistrict is fiarther intended to create a neighborhood focal point and any development within this Subdistrict will be designed in a manner to be compatible with the existing and future residential and institutional development in this neighborhood. Development intensity for this Subdistrict shall be limited to a maximum of 280-,099 350,000 square feet of gross floor area. Rezonings are encouraged to be in the form of a PUD zoning district, which trust contain development standards to ensure that all commercial uses will be compatible with neighboring residential and institutional uses. In addition to retail uses and other uses permitted in the Plan, financial institutions, business services, and professional and medical offices shall be permitted. Exclusive of the 33.45 acres within the reviousi a raved Mission Hills PUD, the following laud uses shall not be permitted, Ras stations convenience stores with gas puml2s, fast food restaurants with drive-throu h lanes and tire stores. Retail uses shall be limited to a single -story. Financial services and offices shall be limited to three stories. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height. Development within each project or PUD Rezoning the Sul d shall be required to have common site, signage and building architectural elements. The pr-epeFty Each pLoiect or PLTD Rezoning shall provide for potential both pedestrian and vehicular interconnections with adjacent properties. Item IV. DI MAP 5.13 VANDERBILT BLACK t COLLIER BOULEVARD COMM-RRCIAL SUBDISTRICT ECLUER COUNTY. 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SEu +w+•Ar. +aom - r _cry.+ na boas - r.r, rrM .w �•" ••• ..Dern - x,o.a ,r, .�,� • S - ,er.uar. ave �`t•'% 4� V7 .bEFe yrep�r >�W �yi LAvERVIANp _ � AW.1 low -W -_ w><ar.Cr •awnyee acep. ru�rr�r�eE+TeW[RI 28 E R 27 E R 28 E R 29 E l— p gR E E • s FLORIDA PANTHER NATIONAL MOUE£ REFUGE I 1 A s2 E R 33 E + A 94 f i1RRAM OES1 NAEIP PR�IILRYB AI/p to uM -1 eeliRc> SPECI L F ATI/RE _ [] ,..M ...«.,. +as.., n.r. ^ ❑ .�..>u.l ...., � ^ �...,. a.a. r,.o,,.lr rtn �lMo ._,i ,urr ❑ [�fiGa�.na Lai1R[I t [.Y•gegr ®u•e•[af A ^wwa•a. hM rr� eyVf eK, • El[.v�rlrra ren= •�nr[I �� ® uw. a 1e • iw.i.[w t I ACeICI1LT ew ,� e • R`T � f llxuprr ,.�. ems.. �� errca llwYleliea wale Iny [aiyGT 1 U _ .: LJ N �• � Rw4 �Rrna[ pihe[e ESTATES DE 41w1ATIOM ` CPNSERWAtION CCMMATION reh i lel 1rc ed,ro[r[S d w ,.�nx� p,�y yi wex.i ep y� nth � e+n�w nw..�� Ww*e run,x uuuueF.l nw f+].arLe fei •• .ra v y n..rivx� a anus .r.Rs[.,.sa v KAw f4 �co-wr. s uvannw n w�+•�dcrrc F a ..cl ..Is .cewae � wr.yew wonvs *e H] rw Gnu e+.v rail uin ..c.s NN, r •welts + er<.4Lawµ� ieu uw us[. wa .w x1+w.ca.* er.wtr .e oa.., rown tin..os "°I • �mwr«. .em.,r n.R.c. � � Ie1 .vui w ,{� edaw e.11 .a. wnA n,r, n<..Iw.E rl. r.suA n,,. nw *�r reAeR ivaq Sulu nw .el w Nr : •Rt WMI{. •N`(AHATC"EE' `MANO STATE PRESERVE 7 . _ BIG CYPRESS I `{' HATIONA4 1 PRESERy[ A 28 E R 29 E R 3fl E R 31 E" •-__.. R 92 E �l ti R 33 E R 34 E Herllage Greens Wandwalk DRI ITEM V.A.1. General Location Map ftr1CWWrEd ZorurQ Undewroped Indigo Lak" AgrlcWtuml Zorli% Undeveloped Wo11 Greek PUD Subject Aomltuml Zoning Undeveloped Wolf creek PUD Brinany Bay Apartments The Swrre! PUD AgRCWIWBI Zordru Undeveloped Vanderhllt Beach Road (145'RCW) Eslates Zor g Naget-Craig Buslr a Parc Bnstpl Pines AgrW turas Zoning Undeveloped Dora'. Lendac po iY Fowy 9 uok's Run PUD The Ul sslon Church E stales Zoning Nic da Academy PUD Vanderbllt Country Club Agdeultural Zoning Undareleped ;,;.-- At d .4y W 46 :u 7 ITEM V.A.3 SURROUNDING LAND USE I ZONING MAP ' Proposed Nagel -Craig Business Park I Proposed Office 1 Business Park (Existina. Undeveloped_ Agricultural Zoning) 300' Offset j of Subject Property I Proposed Wolf Creek PUD Proposed Single & Mufti Family Residential (Existing: Undeveloped -Agricultural Zoning) 17.2 Acres V a Vanderbilt Beach Road (145' ROW) Golden Gate Estates (Existing' Estates Zoning -Undeveloped) 14.7 Acres — — — — — _ Existing Land Use 1 Zoning Breakdown" Acreage Land Use Zoning 39.7 Undeveloped Agricultural 2.0 Farming Agricultural 21.0 Undeveloped Estates 3.8 Churoh\School Institutional Uses 58.5 Total Golden Gale Estates Pending Plan Amendment for office Uses (Existing: Estates Zoning - Undeveloped) 4.3 Acres *Within 300' of subject parcet & existing commercial subdistrict, excluding ROWS Dona`s Landscape Nursery y}� (Existing: Agricultural Zoning) + 2.0 Acres Buck's Run PUD Proposed Institutional Uses (Existing: Undeveloped - Agricultural Zoning) 4.5 Acres I J—The Mission Church PUD (Existing: Institutional Uses) 3,$ Acres Golden Gate Estates (Existing: Estates Zoning - Undeveloped) 2.0 Acres 0 a Q N ITEM V.B FUTURE LAND USE DESIGNATIONS URBAN RESIDENTIAL 10,0 Acres 350' Offset k of Subject Property URBAN RESIDENTIAL 17.2 Acres Mission Hills Existing Vanderbilt Beach Road 1 Collier Blvd. Commercial Subdistrl Catalina Plaza 33.45 Acres / Proposed Additional Area lo/S//s/c// CURRENTLY URBAN. RESIDENTIAL Vanderbilt Beach Road (145' ROW) GOLDEN GATE ESTATES 14.7 Acres GOLDEN GATE ESTATES Existing Land Use I Zoning Breakdown` Pending Plan Amendment for Office Uses Acreage Future Land Use 4.3 Acres 37.5 Urban Residential 21.0 Golden Gate Estates 58.5 Total *Within 300' of subject parcel & existing commercial subdistrict, excluding ROWS t➢ W O C (D C v 0 0 URBAN RESIDENTIAL 2.0 Acres URBAN RESIDENTIAL 4,5 Acres s 4 a n m w O URBAN RESIDENTIAL 3.8 Acres N I� GOLDEN GATE ESTATES 2,0 Acres N ITEM V.C.I FLUCCS MAPPING FLUCCS Legend Cods Desdptlon 211 Improved Pasture 14,78 Ac 624 -Drained -Grapevine Dralned Pins-Cypress-Cabbege Palm -with Grapevine 1,10 AG 15.96 Acres Total Proposed Additional Area for Subdistrict 211 14.78 Vanderbilt Beach Road R.O.W. Existing Vanderbilt Beach Rd. l Collier Blvd. Commercial Subdistrict LO HOOVER PLANNING & DEVELOPMENT INC. Land, Environmental & Traffic Planning Consultants 3785 Airport Road North, Suite B-1, Naples, Florida 34105 U3-[}5.03 Catalina Plaza FLUCCS MaDDit Rcvimx 03 U v 4J U ITEM V.C.I NRCS SOILS MAPPING NRCS Soils Legend Code Description 02 Holopaw fine sand, limestone substratum (H) 15.88 AC 15.88 Acres Total {H) = Listed as Hydric Proposed Additional Area for Subdistrict 02 15.88 Acres (Entirs Parcel) Vanderbilt Beach Road R.O.W. Existing Vanderbilt Beach Rd. 1 Collier Blvd Commercial Subdistrict HOOVER PLANNING & DEVELOPMENT, INC. Land', Environmental & Traffic Planning Consultants Scalei 1"- flucc HP Fi]e: fluccs: 3785 Airport Road North, Suite S-1, Naples, Florida 34105 Deu: OM5-03 Catalina Plaza NRCS Soils Mar Revi= M A" A" oa-ts-os 1 ITEM V.C.2 LISTED PLANT & ANEVIAL SUNEVIARY TABLE Catalina Plaza No listed species have been observed on the Catalina Plaza property and due to the high level of human activity no listed species are expected. The various listed species which may occur in the FLUCCS communities found on this parcel are shown in Table i _ Table 1. Potential protected species listed according to FLUCCS category. FLUCCS Potential Listed Species Scientific Name Designated Status FWC or FDA FWS 211 Florida Panther Felis concolor coryi E E Florida Sandhill Crane Grus canadensis pratensis T - 624- American Alligator Alligator mississippiensis SSC T(SIA) Drained- Everglades Mink Mustelavison evergladensis T - Grapevine Florida Black Bear Ursus americanus floridanus T - Florida Panther Felis concolor coryi E E Gopher Frog Rana capito SSC - Little Blue Heron Egretta caerulea SSC - Snowy Egret Egretta thula SSC - Lirnpkin Aramus guarauna SSC - Tricolored Heron Egretta tricolor SSC - Wood Stork Mycteria americana E E Abbreviations: Agencies FWC=Florida Fish and Wildlife Conservation Commission FDA=Florida Department of Agriculture and Consumer Services FWS=United States Fish and Wildlife Service Status E=Endangered T=Threatened T(SIA)=Threatened/Similarity of Appearance SSC=Species of Special Concern T E M V.0 . 3 P. 0l/01 850 245 6439 i5' 45 FL MPSTER 5 f TF F I LF- wMffiFik (XTMawtm F1�R-i3 7 7� _ assn q[taVWT W,Ovox cam of _ �ririt� aE FLORA DEPARTUMNT M STATE T)IVV01q OF HISTOWCAL FISOURM April 7, 2003 Nlr, 7emu y Stark Hoover p1mr ing & Dcve1oPn=t- 3785 AirPMt "Ncr+h, Naples, FL 3E4105 Fax: 941-A18-0672 T]eRz W. Stark: In response to Yom mq�Y of A�1.1-, 2043, for Florida Master Site File lists no p�viausly reoord�d euparal resaurccs in the following Pgred: T48S, R257,, SeCOGM 34 In iawrett the rrsults of Msewh, Please ren a ber the fallowing Ppmtt: soh as yv�rre, m�Y rota#aix� wnrecordea Alm which have not heels MMletely surv��• 4 s3tcMr or bnth. urchaeologica3. sites, =,ccarded bistoxically importan r AL yonm0ay 1wow, state and federal laws of the Fla d Mister site File da of Constitute projects. Record searches bY thesUff ou should ancb� a review of tnHas cvic�v Sectio" o£ the Bureaus esources. If YGM, Projea of nndereo � � ese�rvation at $so - Contact the comp 24s-63.33 or at this address. gimmly, zw,(- 6W*� Star Duncan, 856-245-6444 Data Analyst, Florida Mafcr Site File Divisim of HiMriasl F=QU"!S R. A. Cray Bvaldiug 504 Soutb Brom S"wt TaIlalassac, Florida 32399-0254 State SunCc= 2D5 -644D Fax Jim, B50_245-6439 P raul. fp1fJegmai1•ddx:sWfe-us Web: http:IAvww-dos.smacs--[• "Idhr'�� DMECi'CiR^S 0MCP- RA Gray Bidding . 500 South 0ronauo Street ` T��, �8tida .f[Ut sus r ($SQ�S-I48� FAX: (95o) 4M -M53 . WWW Addxess t�tlp',Ifww1e•dos,eFa4`e_fM C; ARCn4EOLOC�ICAL RESEARCH © HISTOM PRESHRVATiON ��H��RICP�L l+£i1S�L7MS Item V.D.4 MARKETING ANALYSI S FOR THE PROPOSED EXPANSION OF THE VANDERBILT BEACH ROADICOLLIER BOULEVARD COMMERCIAL SUBDISTRICT BY ADDING THE CATALINA PLAZA OFFICE PARD AND SPECIALTY RETAIL CENTER TO THE SUBDISTRICT LOCATED ON VANDERBILT BEACH ROAD NAPLES, FLORIDA PREPARED BY: NICOLA WESTON AND WILLIAM L. HOOVER, AICP HOOVER PLANNING & DEV., INC. 3785 AIRPORT ROAD NORTH, SUITE B-1 NAPLES, FLORIDA 34105 DATE PREPARED: APRIL 2003 TABLE OF CONTENT EXECUTIVE SUMMARY PURPOSE AND FOCUS PHYSICAL DESCRIPTION OF SUBJECT PROPERTY TRADE AREA ANALYSIS . DEMOGRAPHICS OF TRADE AREA TRADE AREA POPULATION GROW I3 . COMMERCIAL PROPERTY INVENTORY COMMERCIAL RETAIL DEMAND CONCLUSIONS 1 PAGE 2 4 5 5 7 8 9 10 15 EXECUTIVE SUMMARY The subject property is located on 15.88 acres of land, on the north side of Vanderbilt Beach Road. The site has about 1/4 mile of frontage along Vanderbilt Beach Road and its eastern boundary is located about '/4 mile and its western boundary about '/s mile west of the signalized intersection between Vanderbilt Beach Road and Collier Boulevard. The subject property is proposed for an upscale office park/specialty retail center with a maximum size of 150,000 square feet. If the site is approved for both a PIan Amendment and PUD Rezoning permitting the requesting uses construction should commence in late 2044. An environmental analysis shows the site to have very tnirumal on-site environmental issues. This site is located in the northeast corner of the Naples urban area where potential competitive sites are limited due to the Collier County Comprehensive Plan. The site's trade boundaries are 1-75 to the west, Immokalee Road and Randall Boulevard to the north, just beyond DeSoto Boulevard to the east, and approximately to Green Boulevard to the south. The growth rates within the project's trade area, especially in the vicinity of the project, demonstrate why the Naples Metropolitan Area has consistently been in the top 10 metropolitan areas in the U.S. as far as population growth. Based on statistics from the Collier County Lang Range PIanning Section and the U.S. Census Bureau, the trade area had a population of 15,381 in 2 516 14 1995 and 5-3'in 2000, Based on the growth rates from 1995 to 2000, population in the trade area was projected to be 31,467 in 2003, 3 5, 847 in 2005, 45,080 in 2010, and 51,933 in 2013 Based on the marketing analyses there is a major demand for and a substantial shortage of retail within this trade area. In the 2003 analysis, marketing demand was projected at 255 acres of retail development. Since the supply was estimated at only 59 acres., a shortage was projected of 195 acres. In 2 00 5, the demand was 310 acres, the supply 148 acres and a shortage of 162 acres. In 2010, the demand was 467 acres, the supply 2 1. 4 acres and a shortage of 253 acres. In 2010, 2 the demand was 583 acres, the supply 240 acres and a shortage of 343 acres. The subject site seems to be ideal for the location of some additional retail and office space due to its location. PIM SE AND FOCUS The intention of this marketing study is to provide an analysis regarding the proposed expansion of the e?dsting Vanderbilt Beach Road/Collier Boulevard Commercial Subdistrict. The existing Subdistrict is located at the northwest corner of the signalized intersection between Vanderbilt Beach Road and Collier Boulevard (see Vicinity Map). The eastern boundary of the proposed expansion area abuts a portion of the western boundary of the existing 33.45 -acre Vanderbilt Beach Road/Collier Boulevard Commercial Subdistrict (hereinafter "Existing Subdistrict"). The proposed expansion area (or "subject site") is 15.88 acres in area and is currently a cow pasture. It is under conditional purchase contract by the applicant. The expansion area has 1324 feet of frontage along Vanderbilt Beach Road and about 525 feet of depth. The Collier County Comprehensive Plan currently designates the expansion area as being within the Urban Residential Subdistrict, which is part of the Urban - Mixed Use District. The expansion area is proposed for commercial uses, via a Comprehensive Plan Amendment, that would reclassify the subject land as also being within the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict. The proposed Comprehensive Plan Amendment would limit the maximum commercial gross leasing area on the expansion area to 150,000 square feet. Upon final approval and adoption of the proposed Comprehensive Plan Amendment, the land would need to be rezoned for commercial uses by a PUD Rezoning. Prior to construction, a formal Site Development Plan or plat would also have to be approved through Collier County Development Services and applicable pernuts would have to be obtained through numerous permitting agencies. Since the Comprehensive Plan Amendment process should be completed by late March 2004 and the PUD Rezoning petition would be submitted in about January 2004, the 2 public hearing processes should be completed by July 2004. The remaining developmental processes are expected to be completed by late 2404. 4 PHYSICAL DESCRIPTION OF SUBJECT PROPERTY Recently environmentalist Jeremy Sterk, of Hoover Planning & Development, Inc., prepared a Florida Land Use Cover Classification System (FLUCCS) map and Protected Species Survey on the subject site. It shows all of the subject site being uplands and the site being predominantly cow pasture. The Protected Species Survey advises there were no protected species observed on-site. TRADE AREA ANALYSIS "Trade area" is considered to be the market area that will support a project. Trade areas vary based on: type of subject commercial project, the location and makeup of competing commercial projects in the vicinity, composition of residential properties in the vicinity, and traffic network in the vicinity of the project. A community's comprehensive plan and zoning patterns can also substantially affect trade areas. There are several types of trade areas: primary trade area, secondary trade area, and tertiary area. The primary trade area is the geographical area from which a project will normally generate 70% to 80% of its business. The secondary trade area normally provides an additional 15% to 20% of a project's business. A commercial project will derive the remaining 5% to 10% of its business from its tertiary trade area. Typically this is a more distant geographical area, which will attract customers due to something "unique" or something "better" at the subject site. The land uses of the proposed project will significantly influence the size and layout of the primary trade area. The anticipated trade area for the subject project is shown on the next page (see Project's Trade Area). Initially, the trade area seems out of proportion, since it extends much further to the east and southeast from the subject site than in the other directions. Several key factors formulate the trade area boundaries for this project, including: 1) There is a very limited arterial/collector 5 roadway network in the rural portion of Collier County, located east of Collier Boulevard, north of I-75, and south of Iramokalee Road (referred to as the Rural Estates). Golden Gate Boulevard is the main arterial roadway leading from the heart of the Rural Estates into Naples and it ends at Collier Boulevard. Traffic going to Naples then heads 1 mile to the north or south and uses either Vanderbilt Beach Road or Pine Ridge Road for the rest of their commute. 2) Except for commercial centers along I-75 and along Collier Boulevard there are few opportunities for commercial centers within this trade center. The commercial centers along I-75 and the one at the southwest corner of Immokalee Road and Collier Boulevard are all located at the perimeter of the trade area along either its northern or western boundary, which makes those commercial sites inconvenient for many of the residents in this trade area. Key competing commercial centers to the Vanderbilt Beach Road/Collier Boulevard Commercial Subdistrict are the following driving distances from the subject site; a) Two miles north at the intersection between Immokalee Road and Collier Boulevard. b) Five miles northwest at the Interstate 75 - Immokalee Road Interchange, that is partly out of this trade area. c) Five miles west at the intersection between Airport Road and Vanderbilt Beach Road, that is actually 2 miles outside the trade area. d) Five miles southwest at the Interstate 75 - Pine Ridge Road Interchange, that is again partly out of this trade area. e) Two miles south on the western half of the intersection between Collier Boulevard and Pine Ridge Road. 0 The neighborhood centers along Golden Gate Boulevard (at its intersection with Wilson Boulevard and Everglades Boulevard but only 2 of the S quadrants have been approved for commercial uses at this time). g) A proposed 5.14 -acre office park across Vanderbilt Beach Road at the southwest corner of the intersection with Collier Boulevard. Essentially, this trade area is located within 2 planning communities and 6 census tracts (refer to Project's Trade Area), The portion of the trade area within the Urban Estates Planning Community is basically located west of the subject site and portion of the trade area within the 6 Rural Estates Planning Community east of the subject site. To more accurately analyze and discuss this trade area, the trade area was further broken down along census tract boundaries into 6 study districts. Two of the six study districts were within the Urban Estates Planning Community were labeled the Central Urban Estates and the South Urban Estates study districts. Four of the study districts were within the Rural Estates Planning Community and were relabeled the Southwest Rural Estates, the North Central Rural Estates, the Northeast Rural Estates, and the Southeast Rural Estates. DEMOGRAPHICS OF TRADE AREA Demographics of a trade area are excellent indicators of demand for retail products. Population and income statistics within the trade area were the key factors utilized in projecting retail demand. The population statistics for the trade area were determined in the following manner. Each of the 6 study districts was typically comprised of traffic analysis zones that dwelling unit statistics were available for, see "Breakdown of Trade Area By Study Districts & Traffic Analysis Zones". In about several instances the boundaries of the study districts did not perfectly conform with the boundaries of a particular TAZ, so we reviewed more specific data from the Property Appraiser's office or Feasinomics, Inc. to estimate the number of dwelling units within each study district. The exhibit entitled "Dwelling Units in Trade Area" shows the number of dwelling units within the applicable traffic analysis zones for 1995 and 2000. This exhibit additionally shows the increase in dwelling units over the five-year period from 1995 to 2000 for each of the 6 study districts. The population for each of the 6 trade districts was calculated by multiplying the dwelling units by the average population per household, which were obtained by Census Tract, U.S. Census Bureau, 2000. The population of each study district was projected to increase throughout the future projected time frames by the same increase rate as those shown on the exhibit labeled "Annual 7 Population Increase". The 2003, 2005, 3010, and 2013 population projections are each shown on the attached individual exhibits. TRADE AREA POPULATION GROWTH The exhibit labeled "5 -Year Population and Percentage Increase" for all of the study districts within the trade area demonstrates why Collier County has consistently been ranked in the top 10 fastest growing metropolitan areas in the United States for the last 15 years. The study districts averaged a 67% increase in population between 1995 and 2000. Overall the trade area shows an annual increase in of 2047 persons, Exclusive of approximately '/2 of the Central Urban Estates and the western and northern area of the North Central Rural Estates, the study districts are true estate areas that are typically comprised of single-family homes developed at a density of less than 1 borne per acre. About one-half of the Central Urban Estates and the most westerly mile of the North Central Rural Estates are typical urban areas where the Collier County Comprehensive Plan normally permits densities between 4 to 7 units per acre. The north central portion of the North Central Rural Estates is proposed as a rural receiving area for a transfer of density rights from other rural lands that are typically located in more environmentally sensitive areas. The Central Urban Estates area., located north of Vanderbilt Beach Road, and the urban portion of the North Central Rural Estates (area just east of Collier Boulevard) should be major growth areas in the next 5 to 10 years based on a large number of residential PUD Rezoning applications that have been submitted over the past 5 years. Many of these residential projects are still in the development review stages. The Rural Estates study districts should continue to flourish due to their plentiful supply of reasonably priced single-family estate home sites and the recent 4 -laving of Golden Gate Boulevard, which is the areas key commuting route to Naples. As demonstrated in the individual S exhibits, the trade area's population is projected to increase firom 31,467 in 2003 to 51,933 in 2013. COMMERCIAL PROPERTY INVENTORY Key to any marketing analysis is a review of existing and potential commercial sites within the project's trade area. Within the urban area commercial land uses are restricted by the Collier County Comprehensive Plan to locate within primarily Commercial Activity Centers. Within the project's trade area is the southern half of the Activity Center, located at Lnmokalee Road and Copier Boulevard. The southwest quadrant of this Activity Center is currently open (#1 on the map exhibit entitled "Commercial Office/Retail Property Inventory" and a table entitled "Commercial Office/Retail Property Inventory"). This center is about 2 miles north of the subject site and includes a Publix-anchored shopping center and a free-standing Walgreens. Additionally, there are 2 Interchange Activity Centers located along I-75 along the western and northwestern boundaries of the project's trade area. Three commercial projects are proposed at the southeast quadrant of the Immokalee Road/Interstate 75 Activity Center (#2, #3 & #4 on the map and table). Six acres of the Crestwood PLJD (#3) are approved for industrial uses and were excluded from the inventory. The Pine Ridge Road/Interstate Activity Center already has a shopping center in the northeast quadrant (#20 on the map and table) with a Publix and Ben Franklin as the anchor tenants, The southeast quadrant of this Interchange Activity Center has some medical offices open (#19). An additional commercial project in the southeast quadrant of the interchange has been approved and we believe is intended for further medical offices (#18). Finally just east and northeast of the subject site, there is an approved Albertson's shopping center (48) that is expected to be developed nearly exclusively for retail uses and a proposed business park (99) with up to 30% of its area for retail and offices uses. 9 The other centers shown on the Commercial CfficelRetail Property Inventory exhibits are primarily governed by the Golden Gate Area AUster Plan and include: 7.38 acres (#5 & 46) of existing convenience -oriented commercial land uses, located about 9 driving miles to the northeast at the Itnmokalee Road/RandIe Boulevard intersection. There are both existing and proposed commercial uses at the intersection of Golden Gate Boulevard and Wilson. Boulevard (#10, 411 & 912) and at the intersection of Pine Ridge Road\Collier Boulevard (#15 & 916). A small office project is proposed in the southwest corner of the intersection between Vanderbilt Beach Road & Collier Boulevard (414). The Sungate Center is an existing commercial project at the northwest corner of the intersection of Green Boulevard and Collier Boulevard (# 17). CCNIlIMRCIAL RETAIL DEMAND A market support analysis was utilized to project retail demand. This section analyzed the total income level and expendable income in the subject trade area. By determining the income and expenditures in a given area, the retail sales potential of that area was projected. The following pages show projections of market support for retail commercial space in the subject trade area. They are based on projected population and retail sales potential. The data cover 4 time frames: 2403 (current), 2005, 2010 and 2013. Demand for retail space is based on population projections and the annual projected retail expenditures for all persons within the trade P -441I To project market demand the following methodology was used. The projected population for each of the 6 study districts was multiplied by the estimated per capita income of that study district or census tract to reveal its total income. The 20001 Florida Statistical Abstract indicates an average 6% annual growth factor for Collier County per capita income in the previous 5 years. This 6% figure was utilized to project Fixture annual increase in per capita income for each study district. iO Source: FIA Statistical % of Increase income per Capita Collier County 1984-1995 $ 32,123 $ 32,938 2,21959 "% 1995-1996 $ 32,836 $ 35,001 6.59337313% 1996-1997 $ 35,001 $ 36,210 3.4541870296 1997-1998 $ 36,210 $ 41,913 15.7497929% 1998-1999 $ 41,913 $ 42,813 2.14730513% Average Annual Increase 6.0328603% Source: Florida StatiAcal Abstract, 1993,19919,2000 The total income was multiplied by a ratio of .4411 to determine the total retail expenditure of permanent residents. If we divide the total retail expenditure for permanent residents by .8857, the result will be the total retail expenditure for permanent and seasonal residents (all residents). The total retail expenditure for all residents was divided by the average sales per square foot factor, which was determined to be $220.87 for 1995 by the Collier County Comprehensive Planning Section. This figure was increased annually by 2.3% to reflect expected inflation throughout the study time frames. This revealed the supportable retail square footage. To determine the supportable retail commercial acreage, the supportable square footage was divided by .1867, the floor area ratio for the planning communities,'and then divided by 43,554 square feet per acre. Current and future demands were projected for retail commercial space based on projected income and expenditures or market support. Tables with detailed analyses are shown on the following pages. 11 Demand 2003 �.._ 11,173 X PFR CAPITA INCOME 145,113 TOTAL INCOME $504,271,009 X (.4411) RETAIL E)TE-NDMJRES-PERMAN1aNT RESIDENTS $222,433,942 /(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $251,139,147 SUPPORTABLE SQUARE FOOTAGE (Q $263.26) $953,958.62 SUPPORTABLE SQ- FT. WI M 5% VACANCY $1,001,656.55 S.F. SUPPORTABLE COMIvtERCTAL ACREAGE(FAR =. 1867) 123.116 ACRES SCi� H=iJRBAT['C'REA 'AI'1�':1 1,914 X PER CAPITA INCOME 1A 120 TOTAL INCOME $67,219,680 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $29,650,601 /(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $33,477,025 SUPPORTABLE SQUARE FOOTAGE (@ $263.26) $127,163.35 .SUPPORTABLE SQ. FT. WITH 5% VACANCY $133,521.52 S -F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 16.42 ACRES IY THC Tel i hT LtAi. F ilL i Imo( A A' '. -tt 7,190 X PER CAPITA INCOME $28269 TOTAL INCOME $203,254,110 X (.4411) RE'T'AIL EXPENDITURES -PERMANENT RESIDENTS $89,655,388 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $301,225.458 SUPPORTABLE SQUARE FOOTAGE (@ $263.26) $384,507.55 SUPPORTABLE SQ. FT. WITH 5% VACANCY $403,732.93 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =.1867) 49.64 ACRES ICRiHEAST`URt.G.P[l`tiv�y�D11r.' .,�5 . 2,197 X PER CAPITA INCOME $21,618 TOTAL INCOME $47,494,746 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $20,949,932 I(_8857) RETAIL EXPENDI'T'URES -ALL RESIDENTS $23,653,531 SUPPORTABLE SQUARE FOOTAGE (@ $263.26) $89,848.56 SUPPORTABLE SQ. FT. WITH 5% VACANCY $94,340.98 S.F. SUPPORTABLE COM ERCIAL ACREAGE(FAR =. t 867) 11.60 ACRES SOC��iS .R[ AA - dPr1i �C U�1�f 'I'H�f RADE j 777 1,794 X PER CAPITA INCOME $21.68 TOTAL INCOME $38,901,096 X (_4411) RETAIL EXPENDnUiZES•PERMANENT RESIDENTS $17,159,273 /(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $19,373,686 SUPPORTABLE SQUARE FOOTAGE (@ $263.26) $73,591.45 SUPPORTA13LE SQ. FT. WITH 5% VACANCY $77,271.02 S_F_ SUPPORTABLE COMMERCIAL ACREAGE(FAR = .1867) 9.50 ACRES SU>FIHWSI`RCQA " 7,200 X PER CAPITA INCOME 25 389 TOTAL INCOME $182.8001800 X (,4411) RETAIL E) PENDITURES-PERMANENT RESIDENTS $80,633,433 1(.8857) RETAIL EXPENDITURES -ALT. RESIDENTS $91,039,215 SUPPORTABLE SQUARE FOOTAGE (Q $263.26) 5345,814.84 SUPPORTABLE SQ. FT. WITH 5% VACANCY $363,105.58 S.F. SUPPORTABLE CONMERCIALACREAGE(FAR=.1867) 44.65 ACRES --_ _ -. - - w .. SUPPORTABLE COMMERCIAL ACREAGE WITHIN TRADE AREA 254.98 ACRES total income $1,043,941,441 77 A"A'l,. 12,822 X PER CAnT'A INCOMS $50,549 TOTAL INCOME $648,139,278 X(.4411) RETAIL EXPENDTIURES-PERMANENT RESIDENTS $285,894,236 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $322,789,021 SUPPORTABLE SQUARE FOOTAGE (@ $275.37) $1,172,201.11 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $1,230,811.17 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 151.34 ACRES ... -.' .:.....1 2,004 X PER CAPITA INCOME $39,334 TOTAL. INCOME $78,825,336 X(.4411) RETAIL EXPENDTIURES PERMANENTRESIDENTS $34,769,856 /(.8857) RETAIL EXPEIVI I TUREES-ALL RESIDENTS $39,256,922 SUPPORTABLE SQUARE FOOTAGE (@ $275.37) $142,560-63 S.F. SUPPORTAI3LE SQ. FT. WIM 5% VACANCY $149,688.(57 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR = .1867) 18.41 ACRES i11. 2,057 X PER CAPITA 19CONE $24,286 TOTAL INCOME $49,956,302 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $22,035,725 1(.8857) RETAIL EXFENDJTURES-ALL RESIDENTS $24,879,445 SUPPORTABLE SQUARE FOOTAGE (@ $275.37) $90,349.15 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $94,866.61 S.F. SUPPORTABLE COMMERCIAL, ACREAGE(FAR =. 1967) 11.66 ACRES 8`i"Jtli p ` ` 7, 891 X PER CAPITA INCOME $29,435 TOTAL INCOME $224,380,585 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $98,974,275 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $111,746,953 SUPPORTABLE SQUARE FOOTAGE (@ $275.37) $405,806.56 S.F- SUPPORTABLE SQ. FT. WITH 5% VACANCY $426,096.89 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 52.39 ACRES SUPPORTABLE COMMERCIAL ACREAGE WITHIN TRADE AREA 310.54 ACRES total income $1.330,355,015 X PER CAPITA INCOME $31,662 TOTAL INCOME $259,153,470 X(.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $114,312,596 1(.8857) RETAIL E)a ENDTIURES-ALL RESIDENTS $129,064,690 SUPPORTA13LE SQUARE FOOTAGE (@ $275.37) $468,695.54 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $492,130.31 S.F. SUPPORTABLE COMMERCIAL ACREAGWAR =.l 867) 60.51 ACRES Yi I . . 2,887 X PER CAPITA INCOME 24 212 TOTAL INCOME $69,900,044 X(.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $30,832,909 1(.8857) RETAILEXPENDr=S-ALL RESIDENTS $34,811,911 SUPPORTABLE SQUARE FOOTAGE (@ $275.37) $126,418.68 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $132,739.61 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 1.6.32 ACRES i11. 2,057 X PER CAPITA 19CONE $24,286 TOTAL INCOME $49,956,302 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $22,035,725 1(.8857) RETAIL EXFENDJTURES-ALL RESIDENTS $24,879,445 SUPPORTABLE SQUARE FOOTAGE (@ $275.37) $90,349.15 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $94,866.61 S.F. SUPPORTABLE COMMERCIAL, ACREAGE(FAR =. 1967) 11.66 ACRES 8`i"Jtli p ` ` 7, 891 X PER CAPITA INCOME $29,435 TOTAL INCOME $224,380,585 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $98,974,275 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $111,746,953 SUPPORTABLE SQUARE FOOTAGE (@ $275.37) $405,806.56 S.F- SUPPORTABLE SQ. FT. WITH 5% VACANCY $426,096.89 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 52.39 ACRES SUPPORTABLE COMMERCIAL ACREAGE WITHIN TRADE AREA 310.54 ACRES total income $1.330,355,015 _ Demand 2010 _ ;G�i�7'#7� �7RSN 1UF_E i 16,944 X PER CAPITA MCOME63 3,713- TOTAL INCOME $1,113,441,072 X (,4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $491,138,857 1(.8857) RETAIIL, EXPENDITURES -ALL RESIDENTS $554,520,556 SUPPORTABLE SQUARE FOOTAGE (@ $307.04) $1,806,420.57 S.F. SUPPORTABLE SQ. FT_ WITH 5% VACANCY 7+1.896,321.60 S.F. SUPPORTABLE COMMERCLAL ACREAGE[FAR =. 1967) 233.17 ACRES 9-T),'ip$AI'�1V V4}lIt�33; "• _ . 2,229 - X PER CAPITA INCOME $571,353 TOTAL INCOME $l14,465,837 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $50,490,881 1(.8857) RETAIL EXPEiVDn URES-ALL RESIDENTS $57,006,753 SUPPORTABLE SQUARE FOOTAGE (u@ $307.04) $185,665.56 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $194,948.83 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 23.97 ACRES -]�CFRTE ENI A iRAllrrCf UL�l3i`IOl '*WM' " _ - 14,673 X PER CAPITA INCOME 4I I E0 TOTAL INCOME $439,300,680 X(.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $193,775,530 1(,8857) RETAIL EXPENDITURES -ALL RESIDENTS $218,782,353 SUPPORTABLE SQUARE FOOTAGE (@ $307.04) $712,553.26 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $748,18092 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR=.1867) 92.00 ACRES BT RETRAL-'';I'GG 3,899 X PER CAPITA INCOME3$ 1 475 TOTAL INCOME $122,721,025 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $54,132,244 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $61,118,036 SUPPORTABLE SQUARE FOOTAGE (@ $307,04) $199,055.6I S.F. SUPPORTABLE SQ. FT. WTTII5% VACANCY $209,008.39 S.F. SUPPORTABLE CONUV ERCIAL ACREAGE(FAR = , 1867) 25.70 ACRES h5{?tJ`1'1EA511'C3 Pg1 i -7I _.. At�l .y 2,716 X PER CAPITA INCOME $31.572 TOTAL INCOME $85,749,552 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $37,824,127 1(.8857) RETAIL EXPENDICI]RES-ALL RESIDENTS $42,705,349 SUPPORTABLE SQUARE FOOTAGE (@ $30704) 5139,087.25 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $146,041.61 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR = .1867) 17.96 ACRES X PER CAPITA INCOME $36.966 TOTAL INCOME. $355,575,954 X (.4411) RETAII EXPENDITURES -PERMANENT RESIDENTS $156,844,553 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $177,085,416 SUPPORTABLE SQUARE FOOTAGE (@ $307.04) $576,750.31 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $505,587.83 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR = .1867) 74.46 ACRES SUPPORTABLE COMMERCIAL ACREAGE WITHIN TRADE AREA 467.26 ACRES [otal income $2,231,254,120 Demand 2013 19,416 X PER CAPITA INCOME $77,541 TOTAL INCOME $1,505,536,656 X(.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $664,091,954 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $749,793,332 SUPPORTABLE SQUARE FOOTAGE (@ $328.22) $2,284,423.05 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $2,398,644.20 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 294.94 ACRES 15. -:. .- . r 2,364 X PER CAPITA INCOME $60,339 TOTAL INCOME $142,641,395 X (441 l) RETAIL EXPENDITURES -PERMANENT RESIDENTS $62,9I9,120 !(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $71,038,862 SUPPORTABLE SQUARE FOOTAGE (@ $328.22) $216,436.72 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $227,258.56 S.F. SUPPORTABLE COMMERCIAL. ACREAGE(FAR =. 1867) 27.94 ACRES OM �.-....Ea.:..,....12,166 X PER CAPITA INCOME 4 569 TOTAL INCOME $590,890,454 X(.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $260,641,779 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $294,277,723 SUPPORTABLE SQUARE FOOTAGE (@ $328.22) $896,586.81 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $941,436.15 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR = .1867) 115.76 ACRES YR ,7 .. 4,220 X PER CAPITA INCOME $37-141 TOTAL INCOME $156,735,020 X(.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $69,135,817 1(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $78,057,827 SUPPORTABLE SQUARE FOOTAGE (@ $328-22) $237,821.67 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $249,712.75 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 30.70 ACRES `�►tii]A'T'I� 3,110 X PER CAPITA INCOME 131255 TOTAL INCOME $115,863,050 X (.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $51,107,191 /(.8857) RETAIL EXPENDITURES -ALL RESIDENTS $57,702,598 SUPPORTABLE SQUARE FOOTAGE (@ $328.22) $175,804.64 S.F. SUPPORTABLE SQ. FT- WITH 5% VACANCY $184,594.87 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR = .1867) 22.70 ACRES ��xa •, 40,656 X PER CAPITA INCOME $43,620 TOTAL INCOME $464,844,720 X(.4411) RETAIL EXPENDITURES -PERMANENT RESIDENTS $205,029,773 1(.8857) RETAIL EXPENDITURES -ALL. RESIDENTS $231,488,961 SUPPORTABLE SQUARE FOOTAGE (@ $328.22) $705,285.97 S.F. SUPPORTABLE SQ. FT. WITH 5% VACANCY $740,550.27 S.F. SUPPORTABLE COMMERCIAL ACREAGE(FAR =. 1867) 91.06 ACRES SUPPORTABLE~ COMMERCIAL ACREAGE WITHIN TRADE AREA 583.10 ACRES total income $2,976,480,696 CONCLUSIONS: Based on the marketing analyses there is currently and will be substantial future demand for retail and office space within this trade area, In the 2003 analysis, there is a projected marketing demand of approximately 255 acres of retail development. The commercial inventory schedule for 2003 indicates a supply of only 59 acres, resulting in a shortage of 196 acres. In the 2005 study, the total personal income would continue to increase, supporting commercial retail acreage of over 310 acres. The commercial 'inventory schedule for 2405 indicates a projected total of 148 acres developed for retail and office uses, resulting in a shortage of 162 acres. In the analysis for 2014, the retail demand would be to over 467 acres. The commercial inventory schedule for 2010 projects 214 acres of retail/office development, leaving a shortage of 253 acres. In the analysis for 2013, the retail demand should increase to over 583 acres. The commercial inventory schedule for 2013 projects a total of 240 acres developable for retail and office space, still leaving a shortage of 343 acres of land needed for retail and office space. The subject site seems to be ideal for the location of some additional retail and office space due to its location. It is within 1 mile of where Golden Gate Boulevard dead ends into Collier Boulevard forcing commuters from the Rural Estates to either travel north one mile to Vanderbilt Beach Road or south one mile to Pine Ridge Road to complete their commute. Additionally, the latest AUIR budgets $15,400,404 for right-of-way purchases in FY 2007 for the extension of Vanderbilt Beach Road all the way to Wilson Boulevard. This will make Vanderbilt Beach Road another major roadway into the Rural Estates. 16 This report was prepared by: William L. Hoover, AICP Hoover Planning and Dev. Nicola J_ Weston, Marketing Coordinator Hoover Planning and Dev. 17 f .Item VE. Z.C. HOOVER PLANNING & DEYELOPMENT INC. m Rezonings, PUDs, Conditional Uses, Variances, Plan Amendments, Trac, Parking, & Land Use Studies, Site Planning & Subdivisions lin�l April 24, 2443 RE: Major Traffic impact Study for Catalina Plaza to Allow 15.88 Acres of Commercial Land Uses, Located in Sec. 34, Twp. 48S, Rug. 26E, in Unincorporated Collier County, Florida INTRODUCTION The subject property is 15.8 acres and is located on the north side of Vanderbilt Beach Road and west of Collier Blvd. (C.R. 951). The site has about'/4 mile of frontage along Vanderbilt Beach Road, with its eastern boundary located about '/4 mile west of Collier Boulevard and its western boundary located about Yz mile west of Collier Boulevard. The site is currently zoned Agricultural and is being utilized as cow pasture. The subject property is proposed for inclusion within the Vanderbilt Beach/Collier Boulevard Subdistrict, via a Plan Amendment and PUD Rezoning petitions. The gross floor area on the subject 15.8$ acres would be a maximum of 150,000 square feet. The Vanderbilt Beach/Collier Boulevard Subdistrict currently comprises the 33.45 -acre Mission Hills PUD, that is approved for up to 200,000 square feet of retail uses. The Mission Hills PUD is being developed as a neighborhood shopping center with an Albertsons' grocery as the anchor tenant, adjacent smaller retail spaces, and about 7 - 9 out -parcels. The proposed Catalina Plaza is intended to complement the Mission Hills PUD by creating an upscale office park and retail center in a pedestrian friendly environment. Land uses are envisioned as medical and professional offices, banks, restaurants, and a variety of retail uses. Specifically excluded on the subject property will be: gas stations, convenience stores with gas pumps, tine stores, and fast food restaurants with a drive-thru. These more intensive land uses generate a high volume of traffic, are better oriented with the Mission Hills PUD, and are not conducive to the upscale pedestrian -friendly environment we intend to create. The Mission Hills PUD has been designed to allow convenient cross -accesses to residential properties north of Vanderbilt Beach Road and west of Collier Boulevard and this project is intended to continue that planning strategy. TRIP GENERATION The ITE's 6th Edition of Trip Generation was utilized to estimate the number of trips for the proposed land uses. Category "Office Park (750)" was utilized to estimate traffic for most of the project's floor area (with 60% or 90,000 square feet designated as office park). The ITE advises on page 1134 of Trip Generation, "Office Parks are usually suburban subdivisions or planned unit developments containing general office buildings and support services such as banks, savings and loan institutions, restaurants, and service stations, arranged in a park- or campus -like atmosphere." Since many retail and commercial uses are not included in the Office Park (750) classification, the remaining 40% of the project's floor area was determined differently. Category "Shopping Center (820)" was used to estimate the remaining 60,000 square feet of retail and commercial uses based on gross leasing area. 3785 Airport Road North, Suite P-1, Naples, Florida 34105 ■ Phone: 239-403-8899 - Fax: 239-403-9009 OFFICE PARK (750) - 90,Q00 S . Ft. ased on 1000 S _ Ft. Gross Floor Area Formula = Number of Trips per Time a Period Enter % /Exit % 674(50"74(54034) o o 0 OFFICE PARK E50J - 90 000 S. Ft.(Based on 1 000 Sq. Ft. Grass Floor Area Formula = Number of Tris per Time Period Enter{°/n}/Exit[°/) Ave. Rate = 11.42 x 90 = 1028 Weekday Daily Trips 514(50%)/514(50%) Ave. Rate =1.74 x 90 = 157 Weekday AM Peak Hour. 140(89%)117(11%) Ave. Rate =1.50 x 90 =135 Weekday PM Peak Hour 19(14%)/116(860/0) SHOPPING CENTER 820 - 60 000 S4. Ft. Oased an 1 000 S . Ft_ G.L.A. Formula = Number of Tris ILer Time Period Enter(%)IExrt(%� 2454(500%)A2454(500%) Ln(T) 596 Ln(k) +2-�2 1 — 1 1 8 1iI11Edy. AM PK i.7R of Adj. St 72(61'1A)!46(39-%) 215(480%Y233(520%) SHOPPING CENTER 820 - 60 000 Sq. Ft(Based on 1.000 Sq. Ft. G.L.A. Formula = Number of Tris ILer Time Period Enter(to) !Exit(%) Ave. Rate = 42.92 x 60 r 2576 Weekday Daily Trips 12.88(50%)/1288(50%) Ave. Rate = 1.03 x 60 = 62 Wkdy. AM PK HR of Adj. St. 38(61%)/24(39%) Ave. Rate = 3.74 x 60 = 224 Wkdy. PM PK HR of Adj. St. 108(48%)1116(52%) In my opinion, the computations from the above "Fitted Curve Equations" were not utilized as they were substantially distorted. Since an argument might possibly be made that the above computations were not distorted regarding the "Fitted Curve Equations", no adjustments for the Office Park computations were made for multi -use development, as described in Chapter 7 of the ITE's Trip Generation Handbook, nor were adjustments made for the Shopping Center computations regarding multi -use development or pass -by traffic, as described in Chapter 5 of the ITE's Trip Generation Handbook. Additionally, it can be argued that the shopping center calculations were overstated for the retail uses of the subject project, as the petitioner has specifically excluded 4 high traffic generation uses (see Introduction), whose uses are typically included with many shopping centers and the computations for Shopping Center (820) classification. PROJECT'S TOTAL TRAFFIC TOTAL PROTECT FOR 150.000 Sp. Ft. Total Trips for Office Park & Shopping Center Enter(%)%Exit °/a} 1028 + 2575 = 3604 Weekday Daily Trips 1802(50%)/1802(50%) 157 + 62 = 219 Weekday. AM Peak Hour 178141 135 + 224 = 359 Weekday PM Peak Hour 1271232 2 TRIP DISTRIBUTION The project's trips were assigned and distributed based on total dwelling unit counts within the six study districts that comprise the project's trade area or marketing area. A map showing the marketing area for the project and the trip assignment for each study district is shown on Exhibit 2. The trade area was projected to extend to Immokalee Road to the north, Interstate 75 to the west, Green Boulevard to the south and to just beyond DeSoto Boulevard to the east. The trade area extends further to the east and southeast due to the scarcity of commercial uses in the Golden Gate Estates and the limited road network within Golden Gate Estates. To determine the number of dwelling units within each of the six study districts the following methodology was utilized. First, the TAZ numbers within the trade area were put on- a _column in numerical order (see Appendix) and the incmase between the 1995 and the 2000 dwelling unit counts were determined for each TAZ. In about 3 instances the boundaries of the study districts did not perfectly match the boundaries of a particular TAZ so we reviewed more specific data from the Property Appraiser's office or from Feasinomics, Inc. to determine the applicable dwelling units within each study district. After utilizing the 5 -year increase to project the number of dwelling units within each TAZ for 2005 (when the subject project will start having a traffic impact), the total dwelling units from all the TAZ for each study district were totaled. After totaling all of the dwelling units within each of the 6 study districts (trade area), ratios for the number of dwelling units within each study district compared. to those for the trade area were computed for each of the six study districts. These ratios for each of the 6 study districts were rounded to the nearest full percentage point. Finally, the traffic for each of the study districts were assigned to the County's major road network based on dwelling units already constructed, units expected to be developed by 2005, and units most likely within each study district to utilize the subject project. The trip assignments are also shown on Exhibit 2. The project's cumulative trip distribution was then determined by having the traffic utilize the most likely route to and from the site (see Exhibit 3). Due to the loop road running around the previously approved Mission Hills (shopping center) PUD and the nearby intersection between Vanderbilt Beach Road and Collier Boulevard, the project's traffic for entering movements varied slightly from its exiting movements in close vicinity to the project site. The trip distribution for the project's turning movements in close vicinity to its subject site are shown on Exhibit 5 and Exhibit 6. PLANNED ROADWAY IMPROVEMENTS This traffic study has incorporated planned roadway improvements from the latest AUIR through FY 2007 and these are shown on Exhibit 7. Based on recent discussions with Collier County Transportation key staff' members, the following key improvements are planned for Collier Boulevard and Vanderbilt Beach Road, within the project's RDI. Collier Boulevard, between Golden Gate Boulevard and Immokalee Road. will commence construction for widening in January to February 2004 3 and this will be a 1 -year to 14 -month project. This project is designated a "fast-track" and Collier Boulevard will be widened to 4 lanes, between Golden Crate Boulevard and Vanderbilt Beach Road, and to 6 lanes, between Irnmokalee Road and Vanderbilt Beach Road. Additionally, Collier Boulevard will be widened to 6 lanes through the Vanderbilt Beach Road intersection and for the next 640 feet south of such intersection. Vanderbilt Beach Road is scheduled to be widened to 6 lanes between, Collier Boulevard and Airport Road, with construction commencing in November 2403. Vanderbilt Beach Road is scheduled to be widened to 6 lanes in 3 separate 1 -year projects. November 2003 to November 2444 is the widening between Airport Road and Livingston Road, November 2404 to November 2005 is the widening between Livingston Road and Logan Boulevard, and November 2005 to November 2406 is the widening between Logan Boulevard to Collier Boulevard. The first portion of the Collier Boulevard widening project will be to make the intersection improvements at Vanderbilt Beach Road and Collier Boulevard. RADIUS OF DEVELOPMENT IMPACT Exhibit 8 shows the greater of the project's A.M. or P.M. Peak trips for and what that ratio is versus the applicable roadway segment's LOS C traffic at Peals Hour. The RDI was based upon the County's determination that the RDI for a proposed conunercial PUD Rezoning is any arterial roadway within S miles where the project's trips exceed 1% of LDS C for that roadway segment. EXISTING TRAFFIC 2403 For the existing 2403 traffic, the 2002 annual counts were obtained from the Collier County Transportation staff. The 2002 traffic figures were increased by 108% to project the 2003 existing traffic on all roadway segments. Peak Season Daily Traffic figures (see Exhibit 9) were based on the Peak/Annual Ratios shown in the County's 2001 traffic counts, as these were not provided with the 2002 annual counts. The Annual Average Daily Traffic (AADT) and Peak Season Daily Traffic (PSDT) for each roadway segment within the project's RDI and that roadway segment's LOS for each is shown for 2403 on Exhibit 10. All arterial roadways within the project's RDI are currently at an acceptable LOS during PSDT except for segments on Vanderbilt Beach Road and Collier Boulevard, that are scheduled for the commencement for construction of widening in the next 10 months as previously described. FUTURE TRAFFIC The 2003 existing traffic figures were increased annually by 108% to reflect future traffic on all roadway segments throughout the project's build -out schedule. One key adjustment was made when projecting the 2004 traffic conditions. Since Livingston Road., between Immokalee Road and Radio Road, is planned on being opened as at least a 4 -lane arterial roadway it's opening will have significant impacts on north -south arterial roadways within the project's study area. For this traffic study in 2004, Collier Boulevard's traffic was increased by the 108% annual growth factor but then an estimated 4 10% of its traffic was expected to be lost to Livingston Road. Likewise in 2004, Logan Boulevard's traffic was increased as previously mentioned and then 15% of its traffic was expected to be lost to Livingston Road. No farther adjustments were made beyond 2004 in regards to the opening of Livingston Road Exhibit 11 shows the Peak Season Daily Traffic in 2005, both with and without 50% of the project's total traffic. Since construction will not commence prior to late 2004, it will likely be late 2005 before a significant number of buildings will be completed and occupied. Hence Exhibit 11, shows the PSDT in late 2005 with 50% of the project's traffic impacting roadways within its RDI. All roadways within the project's radius of development impact will be either at LOS B or LDS C. Additionally, 50% of the project's traffic at such time will not lower the LOS on any roadway within its radios of development impact. Exhibit 12 depicts the Peak Season Daily Traffic in late 2006, both with and without 100% of the estimated traffic for the project. All roadways within the project's radius of development impact will be at LOS B or LOS C. Additionally, the project's total traffic in late 2005 will not lower the LOS on any roadway within its radius of development impact. SIGNALIZED INTERSECTION ANALYSES Si alined Analyses at the Intersection of Vanderbilt Beach Road and Collier Boulevard Exhibits 13 and 14 were prepared to assist in the project's traffic movements at this intersection. Exhibit 13 shows the project's traffic movements at the AM Peak Hour and Exhibit 14 at the PM Peak Hour. These 2 exhibits were based on the trip distribution figures shown on Exhibits 4 and 5. The intersection analyses were performed using HCS 2000 software. Intersection counts were manually taken at the subject intersection on March 4, 2402, during the P.M. Peak Hour (see Exhibit 15). Since the counts were taken in prime season they were considered Peak Season counts. The 5:00 PM to 6:00 PM time frame was determined to be the PM Peak Hour. To project future traffic these traffic counts were increased annually by 8%. In 2003 for existing traffic, during the PM Peak Hour for Peak Season the intersection was at LOS D, with an average intersection delay of 47.5 seconds per vehicles, as shown on Exhibit 16. To reflect the opening of the Livingston Road Corridor in 2004, Collier Boulevard's traffic was increased by the 108% annual growth factor but then an estimated 10% of its traffic was expected to be lost to Livingston Road. In 2005, with the planned roadway improvements in place, the intersection was projected to be at LDS D during the PM Peak Hour, both with and without the project's traffic. The average delay was 35.8 seconds per vehicle without the project's traffic and 35.6 seconds 5 per vehicle with 50% of the project's traffic (see Exhibits 17 and 18). Per Donald Scott, Transportation Planning Manager, 10% of the southbound right and 10% of the eastbound left movements at the intersection were estimated to utilize the loop road in 2004. With the impact of the loop road, 500/9 of the project's traffic only adds 88 trips to the intersection in 2405 during PM Peak Hour. In 2406, the intersection was projected to remain at LDS D during the PM Peak Hour, both with and without the project's traffic. The average delay was 36.5 seconds per vehicle without the projeefs traffic and 39.1 seconds per vehicle with the project's traffic (see Exhibits 19 and 20). Per Donald Scott, Transportation Planning Manager, 20% of the southbound right and 20% of the eastbound left movements at the intersection were estimated to utilize the loop road in 2006. With the impact of the loop road, the project's total traffic only adds 175 trips to the intersection in 2006 during PM Peak Hour. COMPREHENSIVE PLAN CDMI ANTS 1.311.4 Exhibit 13 shows numerous key roadway widening projects in North Naples in scheduled in FY 2004. Exhibit 10 shows the 2003 existing traffic with a significant number of roadway segments at LOS F during PSDT. However, all of the roadways segments shown at LDS F during 2003 PSDT will be widened commencing in FY 2004. Vanderbilt Beach Road is at LOS F in 2043 PSDT, between Logan Boulevard and Airport Road. It is scheduled for adding 4 additional lanes: between Airport Road and Livingston Road in FY 2004, between Livingston Road and Logan Boulevard in FY 2005, and between Logan Boulevard and CR 951 in FY 2006. Exhibit 10 also shows Collier Boulevard at LOS F, between Immokalee Road and Golden Gate Boulevard. Commencing in about February 2004, the segment from Immokalee Road to Vanderbilt Beach Road will be widened to 5 lanes, and the segment from Vanderbilt Beach Road to Golden Gate Boulevard will be widened to 4 lanes. That construction project is estimated to tame 12 to 14 months. In 2005, Exhibit 11 shows all roadways to be at LOS A or LOS B within the project's RDI, even with 50% of the project's traffic impacting such roadways. In 2006, Exhibit 12 shows all roadways within the project's RDI to be at LOS A or LDS B, even with 100% of the project's traffic included. 4_4 Not applicable. 5.115.2 Exhibit 8 shows that the project's total traffic will impact several roadway segments that are currently at LOS F. These are Vanderbilt Beach Road, between Logan Boulevard and Oakes Boulevard, and Collier Boulevard, between Golden Gate Boulevard and Immokalee Road. However, both of these arterial roadways are scheduled for widening in FY 2003 or FY 2004. Exhibit i I shows that prior to 50% of the subject project's traffic impacting either of these roadway segments in late 2005, the widening for each is scheduled for completion. 6 7.2 By sharing in the construction costs of the proposed loop road the subject site is proposing to share a common access onto Collier Boulevard and Vanderbilt Beach Road with the neighboring property to the northeast (the proposed Nagel -Craig Business Park PUD), the abutting land to the east (the approved Mission Hills commercial PUD), and the land to the west and north (the proposed Wolf Creek residential PUD). The project will also proposing a connector road from the proposed north -south roadway along the subject property's western boundary to the loop road, located along the subject site's eastern boundary. This will allow residents of the proposed residential Wolf Creek PUD to gain access to the proposed Mission Hills Shopping Center, the proposed business park, and the subject project without getting onto the County's arterial roadway network. 7.3 The project will meet the latest parking requirements within the LDC at the time of SDP review and approval. Prepared by: HOOVER PLANNING & DEV., INC. William L. Hoover, AICP HP #340TIS 1.REP 7 Reviewed by: DAVIDSON ENGINEERING, INC. Peter S. Schoenauer, PE K WE 5 C Golden Gate IParkwo EXHI BI T 1 VICINITY MAP r� r:a 0 ? Mile T Subject Project + -� IS Blvd. White Blvd. Interstate 75 NO A CCE55 To 1-75 EXHIBIT 2 BREAKDOWN DWELLING UNITS PROJECT'S TRADE AREA & TRIP A SSI GNMEN T SOF TUDY DISTRICTS WITHIN STU • SOUTH URBAN 6% CENTRAL URBAN 439 NORTH CENTRAL RURAL 209 NORTHEAST RURAL 79" --STUDY DISTRICT BOUNDARIES ❑i! Well Read C.R. 856 SOO THWEST RURAL 199' TRADE AREA BOUNDARY SOUTHEAST RURAL 5% ci TOTAL 1007 Immokalee Road C.R. 846) Randal! Blvd. 5 v CENTRAL a? ¢'� 52e I o � URBAN �.. ESTATES 0 c NORTHEAST RURAL d a C4 NORTH CENTRAL RURAL ESTATES y l ESTA YES I 2Z V erbilf Beach Road � I 2�' Site 1� Sx 2 CENTRAL -;6 CENTRAL URBANii --- NORTH CENTRAL RURAL E 7ATES r CENTRAL b � URBAN URBAN ESTRTES ESTATES I G Ig�gn ate Blvd. ES TA TES FZ m a+ MAL O VRBAN 41 K 1�'ATFs � 14% SOUTHWEST J7. �4� RURAL ESTA TES Pure Ridge Rd. White Ivd. SOUTHWEST RURAL ESTATES 3 So TH 2� URBAN ESTATES 2Z N SOUTHEAST ATES E'S e � I S I °' �axe 0 7 2 3 4 Miles Interstate 75 NO A CCE55 To 1-75 EXHIBIT 3 CUMULA TI VE TRIP DIS TRIBU TION Interstate 75 NO ACCESS --1 1-75 Immokalee Road (C.R. 846) Randall Blvd. 7 9: a q m fig' 49 27 m Site `o Q ❑ ,� U0Z a, % w 2% 7 �� erbilt Beach Road 49 9z qq vanes* WIT 27ro' 47% m v, Golden Gate Blvd, S9' m 87. rWhite Pine Ride Rd, Blvd. 2� Green Blvd. b w a e h *Varies Due to the Loop Road Around the Mission Hills Center cr- 499' Entering, 397 Exiting (See Exhibits 5 & 6) Miles Interstate 75 NO ACCESS --1 1-75 EXHIBIT 4 TRIP DIS TRIBU TION FOR PROJEC T'S INGRESS POIN TS r- rn cc PROPOSED PROPOSED WOLF CREEK BUSINESS z RESID_ PUD PARK 47. ]9.5.9 L ooD Rd. 0.5z PROPOSED 200 WOLF CREEK I BUCKS RUN PUD RESID. PUD •I� MISSION Subject HILLS CEN TER Site 377. VANDERBIL T 12Z q��:-12% <----a--- 7Z !J\ BEA CH RD_ 77 41% N W � S �7 EXHI BI T 5 TRIP DIS TRIBU TION FOR PROJEC T'S EGRESS PCIN TS Cl PROPOSED j� WOLF CREEK z RESID. PUD T 49 PROPOSED WOLF CREEK RESID. PUD Subje c t 209 �7. 10A Site 29Z 79 107.—> PROPOSED BUSINESS PARK Loo Rd. MISSION 309' HILLS CEN TER 77. 39 5,-. BUCKS RUN PUD VANDERBIL T BEACH RD. 3 I 1a3_ 14 9 35 m 153 144 79 577 1583 a 129 57 0 59 9 m ]297 o, 973 147 Golden Gate 51vd. p 1478 y, n� 1a 2 s 180 4 Pine Ride Rd. 3s White Blvd. 3 4 144 72 7 72 Randall Blvd CI oto N w Q E 0 1 2 3 4 S Miles Interstate 75 } w 4 72 14 144 7 1� 4y 36 NO ACCESS TO 1-75 EXHIBI T 6 PROJECT'S DAILY TRAFFIC KEY..- 1) AM PEAK HOUR (219) 2) PM PEAK HOUR (359) 3) WEEKDAY DAILY (3604) Immokolee Road (C.R. 846) 13 y 4— 22 215 m L 14 4 3s s¢¢ Site U 44 721 C 0 .18 I 1a3_ 14 9 35 m 153 144 79 577 1583 a 129 57 0 59 9 m ]297 o, 973 147 Golden Gate 51vd. p 1478 y, n� 1a 2 s 180 4 Pine Ride Rd. 3s White Blvd. 3 4 144 72 7 72 Randall Blvd CI oto N w Q E 0 1 2 3 4 S Miles Interstate 75 } w 4 72 14 144 7 1� 4y 36 NO ACCESS TO 1-75 EXHI BI T 7 PL A NNED R OA D WA Y I MPR 01VEMEN TS i i C() (D Ne w Rood"A! --"K in FY 2005 a� C) 4 —r f 3 V erbil t Bead Jmmokolee Road (C.R. 846) a 4-Lanin Q:) in FY 2003 il- (b gg Site U ---"in FY 2❑04 I 4-Lanin 12 6 -Lon' in FY 4 fi-Laning in FY 2004 b in FY 2004 a6 Golden m Q) -O 6—Lanin ❑, in FY 2007 O -� Pine Ridge Rd. White Blvd. I Green Blvd. q LO vd. 2 3 4N Mmes o Interstate 75 S 0 m° Green Blvd. q LO vd. 2 3 4N Mmes o Interstate 75 S V EXHIBIT S DETERMINA TION OF PROJECT'S RDI KE Y. - 2j PERCENT OF ROAD WA Y'S LOS C AT PEAK HOUR 3} WITHIN RDI? (17. OR MORE OF LOS C) Immokolee Road (C.R. 846) 22 '14 1. 2, m 0.8z YES a� 97 Site ❑ 72 Z. 3.59" U SFS YESYES it t BeachL Road 4 32 153 p I.2% 5.5Z 14 YES YES 8.09 En - YES Golden Gate Blvd. cn 29 C 18 0.989' 129 7.2% .19 ❑ J. No YES YES 0 D —+ Pine Ridqe Rd. White Blvd 14 NO a Fn - co co ❑ 49 Green Blvd. NO q Interstate 75 EXHIBI T 9 SEASONAL TRAFFIC FACTORS KEY H 1) PSDTIAADT RA770 wE p .5 1 d Immokalee Rey Mile - 108.829 `n � w T3 m v 707 419 Ct En o 24 ri p 102.099 Zvonderbilt Beach Rd. T m subject Project 103.689, 99.689 96.61% L Blvd. 99.099 0 a V .c a -a Pine Ridge Rd White Blvd Green B/vd. � a m 0 L � Q m C O V7 Gelden Gate Parkwa Q .q Golden Gate IParkwa EXHIBIT 10 2003 EXISTING TRAFFIC KEY 1) AADTILOS 2) PSD TIL OS Q .5 ] Mile N 22,103/LOS 8 24, 052/LOS B � a L a� Q)° 18,9671LOS F 119,363/LOS F Subjec! m 11, 7481L OS B Prajecf 11, 7101LOS B 1 1.298/LOS 61 11, 7141L OS 8 ° 18,5581L O5 17, 929%LOS F co C C m 19, 672/LOS F 21,13OILOS F Blvd. -a 20,8 L O_S 0,888/LOS 8 20, 698%LOS B i to Blvd- EXHIBIT I 1 2005 PEAK SEASON DAIL Y TRAFFIC KEY 1) WITHOUT PROJECTS TRAFFIC/LOS 2) PROJECTS TRAFFIC (BASED ON 509' OF PROJECT'S TRAFFIC) 3) WITH PROJECT'S TRAFFIC/LOS N we a ImmokalpQ Rd. Mile 28, 054/LOS 8 ab 108 rn 28,162/LOS B o ; cr- 22,78 71L OS B ❑ami °[ m v 360 -4- co22,541 9) 22,5851L 05 B 13, 659%LOS B LOS B 0 152 487 22, 747/L OS B 14,146/LOS B vanderbi! ch Rd. L,�7 Subject b Pmject a m 13, 659/LOS B z 11, 6141L0S B o 791 14, 450/LOS B b m a 144 ,,Gold 11, 7581L OS B 18,82 11L OS B Blvd a 739 24,142/LOS C 19,560/LDS B 648 .z 24, 790/LOS C =� Pine Ridge Rd. White Blvd. Green Blvd. a v 0 ct� ° q cc7 C ❑ Golden Gofe Parkway EXHIBIT 12 2006 PEAK SEASON GAIL Y TRAFFIC KEY 1) WITHOUT PROJECTS TRAFFIC/LOS 2) PROJECTS TRAFFIC (BASES ON 1009 OF PROJECT 5 TRAFFIC) 3) WTH PROJECT'S TRAFFIC%LOS N WE ❑ -� � a Lmmokalee Rd. Mile 30, 298/LOS C a, 216 Cn U 3O, 5141L OS C U 23, 955/LOS B v m 721 24, 392/L OS B 14, 7521L OS B 24,6 751L 05 B Q 32A 973 24, 716LOS B 15, 725/LO5 B V nderbilt Becch Rd. " Ril- submit a Project a m 14, 752/LOS B c 12, 543/LOS B a 1, 583 1'5, 3351L OS B m tr 288 J Blvd. 12, 831 /LOS B 20, 3271L05 Q 1,478 L 26, 073%L 05 C 21,805/LOS B 1,297 Az 27, 370/LOS C a =" Pine Ridge Rd. White Blvd. Green Blvd. a a � 0 m a m C a Golden Gate Porkwa EXHIBI T 13 PROJECT'S AM PEAK DOUR TRIPS KEY - 1) ENTERING TRIPS (178) 2) EXI TING TRIPS (4 1) rn PROPOSED BUSINESS PARK 35 Too Rd. <-J <--1 36 °---> BUCKS RUN PUD 4 MISSION 12 HILLS CEN TER 3 1 fib VANDERBIL T 21 <-- 14 / 2--> BEA CH RD. 14� 73 PROPOSED t j WOLF CREEK z RESID. PUD 7 T2 1: PROPOSED WOLF CREEK HE -SID. PUD Su bje c t � 4 3 12 .Site 36� 12--- 32 4 rn PROPOSED BUSINESS PARK 35 Too Rd. <-J <--1 36 °---> BUCKS RUN PUD 4 MISSION 12 HILLS CEN TER 3 1 fib VANDERBIL T 21 <-- 14 / 2--> BEA CH RD. 14� 73 EXHIBI T 14 PROJECT'S PM PEAK HOUR TRIPS KEY - 1) ENTERING TRIPS (127) 2) EXITING TRIPS (232) r - Ln rn PROPOSED v BUSINESS PARK 25 Loco Rd. J <---I 23� BUCKS RUN PUD ' MISSION 70 HILLS CEIV TER 's 7 47 41VANDERBIL T > > BEACH RD. 52 N -6 A—d' 0 v PROPOSED t j WOLF CREEK RESID. PUD 5 9 PROPOSED WOL F CREEK RESID. PUD Subject 46 23 15 Site 57 X75 — 1s 25 � 9 23 r - Ln rn PROPOSED v BUSINESS PARK 25 Loco Rd. J <---I 23� BUCKS RUN PUD ' MISSION 70 HILLS CEIV TER 's 7 47 41VANDERBIL T > > BEACH RD. 52 N -6 A—d' 0 v Exhibit 15 �4��1y dry A Road /We athe r Conditions CC, Z .SA41WE1-J Date -d 'Q�ll Time 1,'do Intersection %'L71 .� Cpf/IE't' +vlirG3 North-Southp Roadvay as - Wept Roadway e. Roadvav Annrnar-hinrr Tnf-- Cni�thltintiinri 1,,-T y 't -7V .26 2/ 1 A r-,�,T•_r�vr A -T-. .-.-- --64- Tr-.t- �w■rr�L��.-.�4..�.... .7 AM 1 = :00--7:1/5 2 = 3 = 5 4 - 0 �ww■w�w��w�■w��aw l�llraw�#+�FAM■R"lN r��r ��rir��t■■rr�w� 07 = 58 = Tat - Totals ,29 .5' 1 .771&' �. 1�I�Ifui�iii� �.w.n�wr■■��wrrr� ��Y�� Ml��rw■�lrllurirrr�.-�� e�mmee■m■© � �Y�fii�rJ ��rw irir.�rr■s�rir��ui�i �©�eo�e■m■o�m ��w��r��r� siur�ra�■w�..��rr v iii 1,,-T y 't -7V .26 2/ 1 A r-,�,T•_r�vr A -T-. .-.-- --64- Tr-.t- �w■rr�L��.-.�4..�.... .7 13 67 o 20? l4- 14q KEY LT = Left Turns ST � Straights RT = Right Turns #HV = t Heavy vehicles TM = Time Periods* PD = Pedestrians RR = Right Turn' -an .'Red BS = Buses Stopping VOL = LT + ST + RT *TIME PERIOD KEY AM 1 = :00--7:1/5 2 = 3 = 5 4 - 0 5 = 56 = 07 = 58 = Tat - Totals ,29 .5' 1 .771&' �. 3 �.w.n�wr■■��wrrr� ��Y�� Y�fii�rJ ��rw irir.�rr■s�rir��ui�i ��w��r��r� siur�ra�■w�..��rr v iii �►L,Y��■C�I � w rrr■ ��ri.Ts �■■ � �w� w■w� waMM MM R'S M Wr��J� momw�■■r■w�rw M mom m©®em■m■ �o■�e : o■o■© 13 67 o 20? l4- 14q KEY LT = Left Turns ST � Straights RT = Right Turns #HV = t Heavy vehicles TM = Time Periods* PD = Pedestrians RR = Right Turn' -an .'Red BS = Buses Stopping VOL = LT + ST + RT *TIME PERIOD KEY PM 4:00--:15542 4:15-4:30 493 4:30-4_.45 -'- ' - 4: 45-5; 00 4J8 5:00-5-15 75' 5:15-5:30 5131596 5:30-5:45 gL61 1969 5: 45-6: 00 199q Totals NORTH Rnadwav Annroachincc Int. Westbound AM 1 = :00--7:1/5 2 = 3 = 5 4 - 0 5 = 56 = 07 = 58 = Tat - Totals PM 4:00--:15542 4:15-4:30 493 4:30-4_.45 -'- ' - 4: 45-5; 00 4J8 5:00-5-15 75' 5:15-5:30 5131596 5:30-5:45 gL61 1969 5: 45-6: 00 199q Totals NORTH Rnadwav Annroachincc Int. Westbound �V g7 S 9-"/- 1z �6 z t 16i Roadway Approaching Int. Northbound LT 6A ST #H RT 1*0 P RR j Bj TMI vnr. 20 -71141121 7 '61 10115-036 =11 MW 4 //7 j3 6 l 6 1�9 1)57/ 33 6Il6 IS -2 0 d 7 ,29 .5' 1 .771&' 3 jol S ��Y�� Y�fii�rJ r�—r�rnr■�r� waMM MM R'S M Wr��J� M mom �o■�e : o■o■© �V g7 S 9-"/- 1z �6 z t 16i Roadway Approaching Int. Northbound LT 6A ST #H RT 1*0 P RR j Bj TMI vnr. 20 -71141121 7 '61 10115-036 3� 4 //7 j3 6 l 6 1�9 1)57/ 33 6Il6 IS -2 0 d 7 ,29 .5' 1 .771&' 3 jol S Y6 llS 18' +7Y _SY 1$ 2 o (015 Exhibit 16-A HCS2000: Signalized Intersections Release 4.1 zalyst: Bill Hoover, AICP Inter.: CR 951/Vanderbilt Beach Rd. Agency: Hoover Planning & Dev., Inc. Area Type: All other areas Date: 4-24-03 Jurisd: Existing Traffic Period: PM Peak Hour Year 2003 Peak Season Project ID: Catalina Plaza Plan Amendment E/W St: Vanderbilt Beach Road NIS St: Collier Blvd. {CR 951) SIGNALIZED INTERSECTION SUMMARY Eastbound I Westbound { Northbound I Southbound I L T R! L T R J L T R J L T R I I 1 No. Lanes I 1 1 0 f I 0 1 0 1 J 1 1 D I ! 1 1 1 I LGConfig I L TR LTR I L TR J L T R I Volume 1384 72 226 151 102 28 1127 517 19 133 464 134 I ane Width 112.0 12.0 J 12.0 112.0 12.0 112.0 12.0 12.0 RTOR Vol 1 0 1 ! 0 I 0 I 58 Duration 4.25 Area Type: All other areas Signal Operations Phase Combination 1 EB Left P Thru P Right P Peds Thru WS Left P Thru P Right P Peds NB Right Peds SB Right Green 28.0 Yellow 4.0 All Red 1.0 secs 2 3 4 N. 5 6 7 NB Left P Thru P P Right P P Peds SB Left P Thru P P Right P P Peds EB Right WS Right 12.0 15.0 9.0 4.4 4.0 4,0 1.0 1.0 1.0 Cycle Length: 85.0 N. Exhibit 16-B Pa e Z KCS -5i nela 1.1 File: 36 a-03yB{R95Iff0 �-•mmary �_pr/ Lane Lane Group Grp Capacity Eastbound L 375 TR 555 Westbound Intersection Performance Adj Sat Flow Rate (s) 1138 1684 Ratios v/c g/C 1.14 0.33 0.60 8.33 Lane Group Approach Delay LOS Delay LOS 118.3 F 28.5 C 79.1 E LTR 399 - - -1210 0.58 4.33 27.4 C 27.4 C Northbound L .255 1805 0.55 0.14 42.4 D TR 734 1894 0.81 8.39 32.7 C 34.5 C Southbound L 191 1885 0.19 0.11 36.9 D T 671 1900 0.77 0.35 32.7 C 31.2 C R 570 1615 0.15 0.35 19.3 B Intersection Delay = 47.5 (sec/veh) Intersection LOS = D HCS2000: Signalized Intersections Release 4.1 Bill Hoover, AICP Hoover Planning & Dev., Inc. Hoover Planning & Dev., Inc. 3785 Airport Road N., Suite B-1 Naples, FL 34185 Phone: 239-403-8899 Fax: 239-403-9009 E -Mail: Hooverplanningl@aol.com OPERATIONAL ANALYSIS Analyst: Bill Hoover, AICP Agency/Co.: Hoover Planning & Dev., Inc. Date Performed: 4--24-03 Analysis Time Period: PM Peak Hour Intersection: CR 951/Vanderbilt Beach Rd. Area Type: All other areas Jurisdiction: Existing 'Traffic "nalysis Year: 2003 Peak Season .;oject ID: Catalina Plaza Plan Amendment East/west Street North/South Street Vanderbilt Beach Road Collier Blvd. (CR 951) Exhibit 17-A HCS2000: Signalized Intersections Release 4.1 Analyst: Bill Hoover, AICP Inter.: CR 951/Vanderbilt Beach Rd. gency: Hoover Planning & Dev., Inc. Area Type: All other areas nate: 4-24-Q3 Jurisd: Without Project's Traffic Period: PM Peak Hour Year 2005 Peak Season Project ID: Catalina Plaza Plan Amendment E/W St: Vanderbilt Beach Road NIS St: Collier Blvd. (CR 951.) SIGNALIZED INTERSECTION SUMMARY I Eastbound I Westbound I Northbound I Southbound I I L T R I L T R I L T R I L T R I _ I i I I i No. Lanes 1 2 2 1 I 1 2 1 I 2 3 1 I 1 3 1 1 LGConfig I L T R I L T R I L T R I L T R I Volume 1448 84 264 159 119 32 1134 543 21 136 487 140 1 Lane Width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 1 11�`TOR Vol I 53 { 7 I 4 I 62 Duration 0.25 Operations Phase Combination I EB Left Thru Right Peds WB Left P Thru P Right P Peds NB Right SB Right Area Type: All other areas Signal 2 P P P Green 14.0 25.0 Yellow 4.0 4.0 All Red 1.0 1.0 secs 3 4 5 6 7 $ NB Left P Thru P Right P Peds SB Left P Thru P Right P Peds EB Right WB Right 15.0 36.0 4.0 4.0 1.0 1.0 Cycle Length: 110.0 Exhibit 17-B Intersection Performance Summary -)pr/ Lane Adj Sat Ratios .uane Group Flow Rate Grp Capacity (s) v/c g/C Eastbound Lane Group Approach Delay LOS Delay LOS L 796 3502 0.63 0.23 42.0 D T 820 3610 0.11 0.23 34.0 C 42.4 D R 367 1615 0.64 0.23 46.6 D Westbound L 230 1805 0.29 0.13 46.6 D T 459 3610 0.29 0.13 45.1 D 45.4 D R 206 v 1615 0.14 0.13 44.0 D Northbound L 478 3502 0.31 0.14 44.5 ❑ T 1698 5187 0.35 0.33 28.7 C 31.7 C R 529 1615 0.04 0.33 25.3 C Southbound L 246 1805 0.16 0.14 43.4 D T 1698 5187 0.32 0.33 28.3 C 29.0 C R 529 1615 0.16 0.33 27.0 C Intersection Delay = 35.8 (sec/veh) intersection LOS = D HCS2000: Signalized Intersections Release 4.1 Bill Hoover, AICP Hoover Planning & Dev., Inc. Hoover Planning & Dev., Inc. 3785 Airport Road N., Suite 3-1 Naples, FL 34105 Phone: 239-403-8899 Fax: 239-403-9009 E -Mail: Hooverplanningl@aol.com OPERATIONAL ANALYSIS Analyst: Bill Hoover, AICP Agency/Co.: Hoover Planning & Dev., Inc. Date Performed: 4-24-03 Analysis Time Period: PM Peak Hour Intersection: CR 951/Vanderbilt Reach Rd. Area Type: All other areas Jurisdiction: Without Project's Traffic Analysis Year: 2005 Peak Season roject ID: Catalina Plaza Plan Amendment East/West Street North/South Street Vanderbilt Beach Road Collier Blvd. (CR 951) Exhibit 18-A HCS2000: Signalized Intersections Release 4.1 nalyst: Bill. Hoover, AICP Inter.: GR 951/Vanderbilt Beach Rd. Agency: Hoover Planning & Dev., Inc. Area Type: All other areas Date • 4-24--03 Jurisd: With 505 of Project's Traffic Period: PM Peak Hour Year 2005 Peak Season Project ID: Catalina Plaza Plan Amendment E/W St: Vanderbilt Beach Road NIS St: Collier Blvd. (CR 951) SIGNALIZED INTERSECTION SUMMARY Eastbound I Westbound Northbound I Southbound I L T R I L T R I L T R I L T R I No. Lanes I 2 2 1 f 1 2 1 I 2 3 1 I 1 3 1 LGConfig I L T R J L T R t L T R I L T R Volume 1448 90 303 159 124 32 1160 543 21 140 495 140 ,ane width 11.2.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.( 1 RTOR Vol I 61 I 7 1 4 I 62 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 EB Left Thru Right Peds WB Left P Thru P Right P Peds NB Right SB Right 2 3 4 P 6 7 8 P Left P Green 14.0 25.0 Yellow 4.0 4.0 X11 Red 1.0 1.0 secs j 5 6 7 8 ' NB Left P Thru P Right P Peds SS Left P Thru P I Right P I Peds f EB Right I WB Right 15.0 35.0 4.0 4.0 1.0 1.0 Cycle Length: 110.0 Exhibit 18-B pa HCS -51 nal- 4.1 Fil- 340-05vd-CR951NP Intersection Performance Summary ,,pr/ Lane Adj Sat mane Group Flow Rate Grp Capacity (s) Eastbound Ratios Lane Group Approach v/c L 796 3502 0.63 T 820 3610 0.12 R 367 1615 0.73 Westbound 0.13 L 230 1805 0.29 T 459_ _ 3610 0.30 R 206 1615 0.14 Northbound 0.14 45.4 L 478 3502 0.37 T 1698 5187 0.36 R 529 1615 0.04 Southbound 0.14 43.6 D L 246 1805 0.18 T 1698 5187 0.32 R 529 1615 0.15 (sec/veh) Intersection Delay = 35.6 g/C Delay LOS Delay LOS 0.23 42.0 D 0.23 34.1 C 44.1 D 0.23 51.E ❑ 0.13 46.6 ❑ 0.13 45.2 D 45.5 D 0.13 44.0 D 0.14 45.4 D 0.33 28.7 C 32.4 C 0.33 25.3 C 0.14 43.6 D 0.33 28.3 C 29.2 C 0.33 27.0 C (sec/veh) Intersection LOS = D ECS2000: Signalized Intersections Release 4.1 Bill Hoover, AICP Hoover Planning & Dev., Inc. Hoover Planning & Dev., Inc. 3785 Airport Road N., Suite B-1 Naples, FL 34105 Phone: 239-403-8899 Fax: 239-403-9009 E -Mail: Hooverplanningl@aol.com OPERATIONAL ANALYSIS Analyst: Bill Hoover, AICP Agency/Co.: Hoover Planning & Dev., Inc. Date Performed: 4-24-03 Analysis Time Period: PM Peak Hour Intersection: CR 951/Vanderbilt Beach Rd. Area Type: All other areas Jurisdiction: With 50% of Project's Traffic Analysis Year: 2005 Peak Season Iroject ID: Catalina Plaza Plan .Amendment East/West Street North/South Street Vanderbilt Beach Road Collier Blvd. (CR 951) Exhibit 19-A HCs2000: Signalized Intersections Release 4.1 analyst: Bill Hoover, AIC? Inter.: CR.951/Vanderbilt Beach Rd. Agency: Hoover Planning & Dev., Inc. Jurisd. Without a Type: All aProject's Traffic Date: 4-24-03 Period: PM Peak Hour Year 2006 Peak Season Project ID: Catalina Plaza Plan Amendment N'S 5t: Collier Blvd. SCR 95y EIW St: Vanderbilt Beach Road SIGNALIZED INTERSECTION SUMMARY I Eastbound I Westbound I Northbound I Southbound 1 L T L T R L L T R j L T R I R 1 I I I I I No. Lanes 1 2 2 1 1 2 LGConfig I L T R I L T R L T R ! L T R I Volume 1484 91 285 164 129 35 1145 585 23 139 526 151 1 .ane Width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12-( 1 6 ! 5 67 RTOR Vol I 57 1 I - Duration 0.25 Area Type: All other areas signal Operations 3 4 1 5 6 7 8 Phase Combination 1 2 I NB Left P EB Left P 1 Thru P Thru P p I Right P Right I Peds Peds I SS Left P WB Left P I Thru Thru P Right P Right P I Peds Peds I EB Right NB Right I W$ Right SB Right 36.0 Green 14.0 25.0 4.0 4.0 4.0 4. Yellow 4.0 4.0 1.fl 1.00 All Red 1.0 1.0 Cycle Length: 110.0 secs 4.1 File: Summary 1,ppr/ Lane Lane Group Grp Capacity Eastbound Exhibit 19-B Intersection Performance . Adj Sat Flow Rate (s) Kar-zos v/c g/C Lane Group Approach Delay LOS Delay LOS L 796 3502 0.68 0.23 43.4 D T 820 3610 0.12 0.23 34.1 C 43.9 D R 367 1615 0.69 0.23 49.1 ❑ Westbound L 230 1805 0.31 0.13 47.1 D T 459 3610 0.31 0.13 45.4 D 45.7 D R 206 1615 0.15 0.13 44.2 D Northbound L 478 3502 0.34 0.14 44.9 D T 1698 5187 0.38 0.33 29.1 C 32.1 C R. 529 1615 0.04 0.33 25.3 C Southbound L 246 1805 0.17 0.14 .43.6 D T 1698 5187 0.34 0.33 28.6 C 29.3 C R 529 1615 0.18 0.33 27.1 C Intersection Delay = 36.5 (sec/veh) Intersection LOS = D HCS2000: Signalized Intersections Release 4.1 Bill Hoover, AICP Hoover Planning & Dev., Inc. Hoover Planning & Dev., Inc. 3785 Airport Road N., Suite B--1 Naples, FL 34105 Phone: 239-403-8899 Fax: 239-403-9009 E -Mail: Hooverplanningl@aol.com OPERATIONAL ANALYSIS Analyst: Bill Hoover, AICP Agency/Co.: Hoover Planning & Dev., Inc. Date Performed: 4-24-03 Analysis Time Period: PM Peak Hour Intersection: CR 951/Vanderbilt Beach Rd. Area Type: All other areas Jurisdiction: Without Project's Traffic Analysis Year: 2006 Peak Season Project ID: Catalina Plaza Plan Amendment East/West Street North/South Street Vanderbilt Beach Road Collier Blvd. (CR 951) Exhibit 20-A HCS2000I Signalized Intersections Release 4.1. Analyst: Bili Hoover, AICP Inter.: CR 951/Vanderbilt Beach Rd.' Agency: Hoover Planning & Dev., Inc. Area Type: Withl100% of Project's Date; 4-24-03 Traffic Period: PM Peak Hour Year 2046 Peak Season Project ID: Catalina Plaza Plan Amendment 51) St: collier Blvd. SCR 951.7 EIW St: Vanderbilt Beach Road SIGNALIZED INTERSECTION SUMMARY !- Eastbound i Westbound j Northbound I Southbound I L T R I L T R { L T R I L T R I I No. Lanes 1 2 2 1 I I 2 1 1 2 3 1 1 1 3 1 I LGConfzg j L T R I L T R I L T R I L T R 1 Volume 1489 103 364 164 139 35 1197 586 23 146 542 15 1 Lane Width 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12. 1 8 i 5 1 67 RTOR Vol 1 73 1 l Duration 0.25 Area Type: All other areas Signal Operations 4! 5 6 7 8 Phase Combination 1 2 3 N EB Left P H Left P Thru P k Thru P Right P I Right P Peds 1 Peds WB Left P 1 SB Left P Thru P Thru P Right P I Right P Peds Peds NB Right EB Right SP Right ! WB Right 0 .0 Green, 14.0 25.0 4. 36.4 Yellow 4.0 4.0 1.0 1 All Red 1.0 Z.❑ 1.0 1.0 Cycle Length: 110.0 secs 4.1 Summary Appr/ Lane Lane Group Grp Capacity Eastbound Exhibit 20-B Intersection Performance Adj Sat Flow Rate (s) xar-ios v/c g/C Lane Group Approach Delay LOS Delay LOS L 796 3502 0.68 0.23 43.4 D T 820 3610 0.14 0.23 34.3 C 49.7 ❑ R 367 1615 0.88 0.23 65.8 E Westbound L 230 1805 0.31 0.13 47.1 D T 459 - 3510 0.34 0.13 45.7 D 45.9 D R 206 1615 0.15 0.13 44.2 D Northbound L 478 3502 0.46 0.14 46.9 D T 1698 5187 4.38 0.33 29.1 C 33.4 C R 529 1515 0.04 0.33 25.3 C Southbound L 245 1805 0.21 0.14 44.1 D T 1698 5187 0.35 0.33 28.7 C 29.6 C R 529 1615 0.18 0.33 27.1 C Intersection Delay = 39.1 (sec/veh) Intersection LOS = D HCS2000: Signalized Intersections Release 4.1 Bill Hoover, AICP Hoover Planning & Dev., Inc. Hoover Planning & Dev., Inc. 3785 Airport Road N., Suite B-1 Maples, FL 34105 Phone: 239-403-8899 Fax: 239-403--9009 E -Mail: Hooverplanningl@aol.com OPERATIONAL ANALYSIS Analyst: Bill Hoover, AICP Agency/Co.: Hoover Planning & Dev., Inc. Date Performed: 4-24-03 Analysis Time Period: PM Peak Hour Intersection: - CR 951/Vanderbilt Beach Rd. Area Type: All other areas Jurisdiction: With 100% of Project's Traffic Analysis Year: 2006 Peak Season Project ID: Catalina Plaza Plan Amendment East/West Street North/South Street Vanderbilt Beach Road Collier Blvd. (CR 951) ITEM V.E. 1-3 Davidson Engineering, Inc. LAND DEVELOPMENT • LIrIUTIES • PERMITTING • WATER MANAGEMENT • F'EAStBILITYSTUDIES April 22, 2003 Collier County Development Services Long Range Planning Department Attn: David Weeks, Chief Planner 2800 North Horseshoe Drive Naples, Florida 34104 Ref: Comprehensive Plan Amendment: Additional 15.88 acres of land to the Vanderbilt Beach/Collier Boulevard Commercial Sub -district. Dear Mr, Weeks, The following addresses the items listed in section V.E of the Application for a Request to Amend the Collier County Growth Management Plan: V.E.1 Public Facilities The following is an analysis for the Potable Water and Sanitary flows for the proposed retail and office space square footage under the proposed Camp. Plan amendment. Potable Water Estimated Flows under Proposed Amendment The following calculations are derived from information found in Potable Water Sub - Element of the Public Facilities Element of the Collier County Growth Management Plan, Ordinance No. 2002-54, The proposed Comp. Plan Amendment 60,000 s.f. of retail space and 90,000 s.f of office space. The typical water use rate for retail space is 0.1 gpd/s.f. The typical water use rate for office space is 20 gpd per employee. The total potable water use for this development is estimated at 19,500 GPD or 0.0195 MGD. Total 19,500 GPD (.0195 MGD) The project is located in the service area of the North Collier County Water Treatment Facility. The subject project is located within the Urban Area with standards for Potable Water established in the Capital Improvement Element of the Collier County Growth Management Plan. The currently adopted minimum Level of Service (LOS) Standards and 2002 Annual Update and Inventory Report (AUIR) for Potable Water are as follows: 2154 TRADE CENTER WAY, SUITE #3, NAPLES, FLORIDA 34109 • 239.597.3916 • FAX 2.39-597-5169 Potable Water LDS Standard 185 GPD/Capita Available Inventory as of 9130102 32.0 MGD Required Inventory as of 9130107 38.5 MGD Planned CIE FY 03-07 20.0 MGD 5 -Year Surplus or (Deficit) 13.5 MGD Minimum standards for Potable Water are being met or exceeded and the proposed increase of 0.0195 MGD will not significantly change the projection. SanitaEy Sewer Estiruated Flows under Proposed Amendment The following calculations are derived from information found in Sanitary Sewer Sub - Element of the Public Facilities Element of the Collier County Growth Management Plan, Ordinance No. 2002-54. Atypical sanitary sewer use for retail space is 0.10 gpd/s.f. The typical sewer use rate for office space is 20 gpd per employee. This would equate to approximately 19,500 GPD or 0.0195 MGD for the proposed project. Total 19,500 GPD (0.0195 MGD) The project is located in the service area of the North Collier County Water Reclamation Facility. The subject project is located within the Urban Area with standards for Sanitary Sewer established in the Capital Improvement Element of the Collier County Growth Management Plan. The currently adopted minimum Level of Service (LOS) Standards and 2002 Annual Update and Inventory Report (AM) for Sanitary Sewer are as follows: Sanitary Sewer LOS Standard 145 GPD/Capita Available Inventory as of 9130102 18.8 MGD Required Inventory as of 9130107 17.7 MGD Planned CIE FY 03-07 5.3 MGD 5 -Year Surplus or (Deficit) 6.4 MGD Minimum standards for Sanitary Sewer are being met or exceeded and the proposed increase of 0.0195 MGD will not significa4dy change the projection.. Drainage The subject project is located within the Urban Area with standards for Drainage established in the Capital Improvement Element of the Collier County Growth Management Plan.. The currently adopted minimum Level of Service (LOS) Standards and 2002 Annual Update and Inventory Report (ALAR) for Drainage are as follows: Drainage LOS Standard Future Development — 25 year, 3 day storm Existing Development — current service level Available inventory as of 9130102 374 Canal Miles Required Inventory as of 9130147 374 Canal Miles Planned CIE FY 03-07 14 Canal Miles 5 -Year Surplus or (Deficit) NIA The proposed development in the amendment area will be designed to comply with the 25 yr, 3 day routing requirements. Solid Waste: The established LOS for capital solid waste facilities is two years of landfill lined cell disposal capacity at present fill rates and ten years of landfill raw land capacity at present fill rates. No adverse impacts to the existing solid waste facilities are anticipated from this 154,400 square foot project. The subject project is located within the Urban Area with standards for Solid Waste established in the Capital Improvement Element of the Collier County Growth Management Plan. The currently adopted minimum bevel of Service (LOS) Standards and 2002 Annual Update and Inventory Report (ALAR) for Solid Waste are as follows: Solid Waste LOS Standard Available Inventory as of 9130102 Required Inventory as of 9130107 Planned. CIE FY 03-07 5 -Year Surplus or (Deficit) Parks: Community and Reeional 14 year ofpermittable capacity at average disposal rate/previous (5) years 8,833,453 Site Tons 5,655,833 Site Tons 0 Site Tons 912,258 Site Tons The subject project is located within the Urban Area with standards for Community and Regional Parks established in the Capital Improvement Element of the Collier County Growth Management Plan, The currently adopted minimum Level of Service (LOS) Standards and 2002 Annual Update and Inventory Report (AUIR) for Community and Regional Parks are as follows: Community Park Lands LOS Standard 1.2882 acres per 1000 population Available Inventory as of 9130102 459.6 Acres Required Inventory as of 9130147 390.9 Acres Planned CIE FY 03-07 0 Acres 5 -Year Surplus or (Deficit) 87.7 Acres Regional Park Lands LOS Standard Available inventory as of 9130102 Required Inventory as of 9130107 Planned CIE FY 00-04 5 -Year Surplus or (Deficit) 2.9412 acres per 1000 population 1045.1 Acres 1016.3 Acres 108.0 Acres 136.8 Acres Minimum standards for County Community and Regional Parks are being met or exceeded. V.E.3 — Pudic. Facilities The proposed commercial project would have no effect on schools. The proposed project would increase the requirement for fire/police protection and emergency medical services but the estimated costs of these 3 services would be offset by the applicant paying impact fees, at the time of permitting. Police protection would be provided by the Collier County Sheriff's Department. Fire protection would be provided the North Naples Fire District. Emergency medical services would be provided by Collier County EMS. Thank you for your consideration. Please call if you require additional information. Sincerely, PL Peter S. Schoenauer, P.E. Project Manager Davidson Engineering, Inc. ITEM V.E. 1-3 Continued PUBLIC FACIL177ES LOCA T70N MAP Ea7ST7NG SERVICES AND PUBLIC FACIL177E-S MAP HLY FO FIRE DEPT. FYI DNERGENCY MEDICAL SERVICES O SHEiRIFF'S SUBS TA77ON O SCHOOLS © WATER TREA TMENr PLAINT ® WASTE WATER TREATMENT PLANT Uo O D P110, QC pL6 4f QI tr! ti, q O U S�hfect � prq]eGt � I Vonder6li Bet7ch Road Vaf7derbllf BegaLgoof Ext a a ❑I � Orange I m' Blossom pr. nl a p, o Item Y.E2 z Golden Gate Blvd. 0 0a J&� �,� g (D Phe RJd a Rood Pine Ride Rd. �J —m o .s r --p ; Mile a Green Rlvd Green g!v L th 41 V CFO d I Q o d U W E F p O a den Gate Pkwy OS S K Gcd �Zfarstata 75 a 5 r Ex1t 15 Mile Ea7ST7NG SERVICES AND PUBLIC FACIL177E-S MAP HLY FO FIRE DEPT. FYI DNERGENCY MEDICAL SERVICES O SHEiRIFF'S SUBS TA77ON O SCHOOLS © WATER TREA TMENr PLAINT ® WASTE WATER TREATMENT PLANT Proof of Ownership Map r - H H M Item V.G.3.a 2628633 OR: 2670 PG, 0578 'This Instrument Prepared By RECORDID In OPPICIAL RECORDS of COLLIER COUNTY, FL 05/W2000 at 03:542M NIGHT S. BROCK, CLSH and Please Return To: CONS 504764.00 RIC PEE 15.00 �4 JOHN F. STEWART DOC -.70 3568,64 SHEPPARD, BRETT, STBWART Retn: 4� `ry & HERS�H, P, A, SBIPPAR6 W77 E7 AL . '�• �$ 212I West First Street Y 0 DRAYIS 400p7 KYERE FL 33902 P. 0. Drawer 400 Fort Myers, Florida 33902 Grantee(s) S.S. #65-0877951 THIS WARRANTY DEED, made this 3 as - day of i 2000, between Harvey Bros. Farms, Inc., a Maryland corporation whose post office address is: 7373 Vanderbilt Beach Road Extension Naples, Florida 34119 hereinafter called the grantor, to Mark L. Lindner, Trustee unrecorded Land Trust UITID 1- 4-99 with full power And authority either to pavtect, conserve and to sell, or to lease or to encumber or otherwise manage and dispose of the real property described herein whose post office address is: 4099 Tamiami Trail North, 2nd Floor Naples, Florida 34103 hereinafter called the grantee: (Wherever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives and assigns of individuals, and the successors and assigns of corporations) WITNESSETH, that the grantor, for and in consideration of the sum of S 10.00 and other valuable considerations, receipt whereof is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto the grantee all that certain land situate in Collier County, State of Florida, viz: SEE ATTACHED EXHIBIT "A" Subject to easements, restrictions and reservations of record, if any, and taxes for 1999 and subsequent years, Property Appraiser's Parcel Identification Number: A portion of 00204040002 Item V.G.3.a OR: 2670 PG, 0579 TOGETHER, with all the tenements, hereditaments and appurtenances therein belonging or in anywise appertaining. TO HAVE AND TO HOLO, the same in fee simple forever. AND the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land, and hereby warrants the title to said land and will defend the same against the lawful claitns of all persons whomsoever; and that said land is free cf all encumbrances, except taxes accruing subsequent to December 31, 1999. IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the clay and year first above written. Signed, Sealed and Delivered in O Presence: r' ' • Witness Si ature Pri a of Wi ss tness Si tur . , .., :i Printed Name of Witness STATE OF FLORIDA COUNTY OF LEE Harvey Bros. Farms, Inc., a Maryland corporation By: tr oer1 e� Fred R. Harvey, Pres n 1 The foregoing instrument was acknowledged before me this _�W! day of _ A Pd' 2000, by FRED R. HARVEY, as President of Harvey Bros. Farms, lnc:., a Maryland corporation, who is personally known to me or who has produced _ tjA_ _ as identification.�� - -------------- (Seal) Notary blit My Commission Expires; Printed Notary Signature SHERRY N. SIMEB _ VY CDUMISSION M CC 510566 EKRIAES;.Srwbor 1B, 2000 s tWdDd Th.-, Namry PAA W doo. MP 2 Item V.G.3.a *** GR! 2670 PG, 0580 *** EXHIBIT "A" A tract or parcel of land located in the S '/: of the SR '/4 of the SE 'I. of Section 34, Township 48 South, Range 26 East, Collier County, Florida and more particularly described as follows: Commencing at the Southeast corner of said Section 34 run N 01° 26` 37" W along the Easterly right-of-way of State Road 951 and the Easterly line of said Section 34 for 145.13 feet; thence run N 88` 55' 54" W for 100.09 feet to the Westerly right-of-way of said State Road 951 and the Northerly right-of-way of Vanderhiit Road; thence run N 88° 55' 54" W along said Northerly right-of-way for 665.33 feet to the Point of Beginning of the lands herein described; thence continue N 88° 55' 54" W along. said right-of-way for 665.67 feet; thence run N 01° 26' 38" W for 523.86 feet to the Northerly line of said S 1/2 of the SE 'I4 of the SE 'I. of said Section 34; thence run S 88° 57' 19" E along said fractional lire for 665.66 feet; thence run S 01" 26' 39" E for 524.14 feet to the Point of Beginning. Containing 8 acres, more or less. Ar Item V.G.3.b 'This instrument Prepared By and Please Return To: JOHN F. STEWART SHEPPARD, BRETT, STEWART & HERSCH, P.A. 2121 West First Street P. D, Drawer 400 Fort Myers, Florida 33902 Grantee(s) S.S. #65-0877951 2843171 4R; 2832 PG, 2669 WORM 1n OFFICIAL RICDADS of COLLIIR CODITT, 05I21IN01 at 0.1-NFN NICE? d. BRacxf CLERK CONS 550536 RIC PSS 13 DOC.. 70 354 AM: INIPPAID BRITT tT AL 2121 Y 1sT It lT NTIRS FL 33901 THIS WARRANTY DEED, made this Q I -_- day of 2001, betwvt'n Harvey Bros. Farms, Inc., a Maryland corporation whose post office address is. 7373 Vaoiderbilt Retch Road Extension Naples, Florlds 34119 hereinafter called the grantor, to Mark L. Lindner, Trustee unrecorded Land Trost 1111'ID 1-4.99 with full power and authority either to protect, conserve and to sell, or to lease or to encumber or otherwise mansige and dispose of the real twoperty described herein whose post office address is' 4099 Tarniatni Trail North, 2 ° Floor Naples, Florida 34103 hereinafter called the grantee: (Wherever used heroin the terini "grantor" and "grantee" include all the parties io this instrument and the heirs, logal represomatives and assigns of individual, nitd this successors and asaigna of corporations) WITNESSETH, that the grantor, for and in consideration of the aunt cif $10.00 and other valuable considerations, receipt whereof 19 hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto the grantee all that certain land situate ire Collier County, State of Florida, viz: SEE ATTACHED EXHIBIT "A" Subject to easements, restrictions and reservations of record, if any, and taxes for 2001 and subsequent years. Property Appraiser's Parcel identification Number: A portion of'00204040002 IL Item V.G.3.b OR: 2832 FG; 2870 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 wish said grantee that t1►e grantor is lawfully seized of, said land in fee simple; that the grantor has good right and lawful authority to sell ano conve'V Said land, and hereby warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that saki land is free of rill encumbrances, except taxes Accruing subsequent to December 31, 2000. IN WITNESS WHEREOF, the said grantor has signed and seated these presents the dam and year first above written. Signed, Sealed and Delivered in Our Presence: �I Witness Signature 6. Printed fume of Witness or rne pat F $ or1 Printed Name of Witness STATE OF FLORIDA COUNTY OF LEE I'Iarvey Bros. Farms, Inc., a Mi"Il tud corpornfiun By; _ Fred R. larvey, Presider The foregoing instrument was acknowledged before me this .n3 rl� day of //-,X 2001, by FRED R. HARVEY, as President of Harvey Bros. Farms, Inc., a Maryland corpratinn, rs ersonally k awn Jv me or who has produced as identification. (Seal) My Commission Expires: 'F KaJW"n E4MVaOn] he W co1,409 ON O C011100 EXPIRES DIp9rol�eRbH i� 2004 eO,1f10'fN,iMfAlybtMc�,+nc Notary Public f Printed Notary Signature Item V.G.3.b EXHIBIT "A" *** OR; 2832 PG: 2872 *** A portion of the South'Ii of the Southwest 1I4 of the Saut1►east !/4 of SCe(ion 34. Township 48 South, Range 26 East, Collier County, Florida, being more particularly described as fellows Commence at the Southeast Corner of Section 34, l'ownsltip d8 South. ltutngte '_ti I .est, Collier County, Florida; thence north 88° 59'06" West, along the south line Of the SM111'e"st 'A of said Section 34, a distance of 2,096.56 feet; thence North 01° 28' 07" West, n distance of 145.00 feet to a point on the northerly right-of-way line of Vanderbilt Road, the same being tht: point of beginning of the parcel of land herein described, thence departing from said northerIN right-of-way line, continue North 01° 28' 07" West, a distance of 523 75 feet, thence S01,11, 8') 00' 49" East, a distance of 665,64 feet; thence Sout1101° 28' 07" East, a distance of 524 05 feet t�� a point on the northerly right-of-way line of maid Vanderbilt. Road, thenar North 89" sit' 06" West, along said northerly right-of-way line, a distance of 665.65 !'vet to tate point Ol'begir►ning Containing 8.0 acres, more or less. Item V.G.3.c MH3 29$$374 OR: 3043 PG: 2662 This Instrument Prepared By and Please Return To; JOHN F. STEWART SHEPPARD, BRETT, STEWART HERSCH & KINSEY, P.A. 2121 West First Street P. O. Drawer 400 Fort Myers, Florida 33902 Grantee(s) S.S. #65-0877951 RVORDID In OFFICIAL WORDS of COLLIER COUNTI, FL 05/24/2002 at 02;46P8 OVIGRT A. EROU, CLIRI CONS 594656.04 R$C 1H 19.04 DOC•.70 1162.90 Retn: SHEPPARD BRETT IT AL P 0 DRAVIR 400 FT NVIRS PL 33902 THIS WARRANTY DEED, made this 22nd day of May , 2002, botweon Harvey Bros. Farms, Inc„ a Maryland corporation whose post office address is: 7373 Vanderbilt Beach Rond Extension Naples, Florida 34119 hereinafter called the grantor, to Mark L. Lindner, Trustee unrecorded Land Trust UITID 14-99 with roll power and authority either to protect, conserve and to sell, or to lease or to encumber or otherwise manage and dispose or Me real property described herein whose post office address is: 4980 Tamlami Trail, N., Suite 200 Naples, Florida 34103 hereinafter called the grantee: [Wherever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives and assigns of individuals, and the successors and assigns of corporations) WITNESSETH, that the grantor, for and in consideration of the sum of $ ] 0,00 and other valuable considerations, receipt whereof is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto the grantee all that certain land situate in Collier County, State of Florida, viz: SEE ATTACHED EXHIBIT "A" Subject to easements, restrictions and reservations of record. if any, and taxes for 2002 and subsequent years. Property Appraiser's Parcel Identi ficat ion Number: A portion of 00204040002 Item V. G. 3 . c 0R, 343 PG: 266 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 with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land, and hereby warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2001, IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and year Crst above written. Signed, Sealed and Delivered in Our Presence: Witness Si ure -JC Printed Name f Witness Witness Signature C61-1 C. ,L Printed Name of Witness STATE OF FLORIDA COUNTY OF Harvey Bros, Farris, Inc.. a Maryland corporittlan Fred R. Harvey, Pres lde The foregoing instrument was acknowledged bafore me this _;ID_._ day of_, 2002, by FILED R. HARVEY, as President of Harvey Bros. Farms, Inc., a Maryland coition, who is personally known to me as identification. - (Seal) My Commission Expires: Not;no _ Printed Notary Signature 1CJiav +P�r ! 51'CWART -II%r 4lmIo14•cc l;SFi �01 fLO�� I APIA I!S 6'+'f0 rill) 2 I-KNI l NMAH1 FI. Nulu, rrnredt &Incl1n� L'o Not;no _ Printed Notary Signature iterq V.G.3.c Lmm ENHIBIV *** OR, 3043 PG: 2664 *** A PORTION OF THE SOUTH 1/2 OF THE SOUTHWEST 114 OF THE SOUTHEAST 114 OF SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHEAST CORNER OF SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA: THENCE 88°59'06" WEST, ALONG THE SOUTH LINE OF THE SOUTHEAST 114 OF SAID SECTON 34, A DISTANCE OF 2,096.56 FEET; THENCE NORTH 01°28'07" WEST, A DISTANCE OF 145.14 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF VANDERBILT ROAD, THE SAME BEING THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED, THENCE NORTH 88°59'06" WEST, ALONG SAID NORTHERLY RIGHT- OF-WAY LINE, A DISTANCE OF 341.58 FEET; THENCE NORTH 89°05'46" WEST CONTINUING ALONG SAID NOR'T'HERLY RIGHT-OF-WAY LINE, A DISTANCE OF 124.85 FEET; THENCE DEPARTING FROM SAID NORTHERLY RIGHT-OF-WAY LINT;, NORTH 01026'29" WEST, A DISTANCE OF 523.38 FEET; THENCE SOUTH 89°05'38" EAST, A DISTANCE OF 118.77 FEET TO A POINT ON THE WEST LINE OF THE SOUTHEAST 114 OF SAID SECTION 34; THENCE DEPARTING FROM THE WEST LINE OF THE SOUTHEAST 114 OF SAID SECTION 34; THENCE SOUTH 89°00'49" EAST, A DISTANCE OF 547.40 FEET; THENCE SOUTH 01 °28'07" EAST, A DISTANCE OF 523.65 FEET TO THE POINT OF BEGINNING. CONTAINING 8.0 ACRES, MORE OR LESS. SUBJECT TO EASEMENTS, RESTRICTIONS, AND/OR RESERVATIONS OF RECORD, BEARINGS SHOWN HEREON REFER TO THE SOUTH LINE OF THE SOUTHEAST 114 OF SECTION 34 AS BEING NORTH 88"59'06" WEST (ASSUMED). ITEM V.G.4 LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN: i hereby authorize Davidson En i eering, Inc. & Hoover Pi nnin Dev. , Inc. {Name of Agent} to serve as y Agent in a ireque to amend the Collier County Growth Management Plan affecting propertyPameof in this Applic tion. Signed:§1-1 Date; 6� Owners} of Record} Mark L. Lindner, Trustee I hereby certify that 1 have the authority to make the foregoing application, and that the application is true, correct and complete to the best of my knowledge. Signature of Applicant William L Hoover Name - Typed or Printed STATE OF 4 } COUNTY OF 5wor o and subscribed before me this f t clay of r I I p� MY COMMISSION EXPIRES: Notary—Public; JESSICA BERGERON CH SE ONE OF THE FOLLOW]NG: NOTARYPUBLIC - STATE 0FFLORIDA COMMISSION �I CC873970 wh9-is personally known to me, EMRFSSQ3003 � Wlid has produced �C1YYVS� BONDED THRUASA 7-0EB-NOTARY1 f [ as identification and did take an Oath did not take an Oath NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Statements Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant 1n the performance of his official duty shall be guiity of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of $500.00 andlor maximum of a sixty day jail term." 7 DATE -1�- ❑3 TOPIC OF MEETING CA MEETING NOTES COLLIER COUNTY **** DEVELOPMENT SERVICES DEPARTMENT **** TIME I j • 39 C� I NOTES BY jK-)( "J Vx .)[r-C/f ATTEND CE (print name iclearly) & -bxrrU, -n,r g h L � Ail V19A �n�- �1✓� Eye..• `� r EA CAIrG,[ l -v• KEY POINTS/UNDERSTANDINGS/CONCLUSIGNS %i GYtt. 7`f✓ C. 3 rv-' �'i1�. • ar f4+� a-.Gf�� f �- � �1J7�1� , • f - ,,., '7�"L� �x�f7�1 n 5v 45 TTIL]� i+� r 6 r ff. f 0�+' Ci I T i is �./ Vjel ! ado f4k 3 Ir ro l t vil"ill � � � Lvia � � G1� • k �"t rs�`or �� i Srs� rpt 3 a { C�+.u�mr, o••,•��shi ��kt-fe �,• . vtr. � �i►•. �� j„ ��c�fi.�ti J:. 112-h-0,14 S 7 r �7 rrG L�HGv►7^�G..f 14 f fap�'TI �f � . �fY11' f 6/7� /4 f i�j,' t��" I �Y ,p j� c—lmI �7 rrkt w; }� ,]� n %SA-I1"Ie Iz �h - b Vn7 ,/ OAC -APA A MCe-; L [ }'+Q �� Sia` — ISG[✓+Lt r f CL,� . J�IHGe � fir• r 5uh;rS v of A Hqc �. -n fk 4 eA-- a tlli spll ow" Sui - )'r wh 5-I - -1Vm r �e�'' ha.(�' k►'8i, 7� ar �a/ % 1. f% Iiifi4i,i� �'"' +!,V 7 nvI 1 Ls ZUUu I 1 J.'1 r ❑�» , i . P•p npr 17 03 01;55F A DDAUSM CNEECXLIST submit in the Addressing Section i'ar Review, �Io_t all hems w� apt?ly. to c►+c :Sse compkte the following ani o'set. Ite m hold c e ubd, 1. 1 description of subject property pi'°p (copy gghy P he atrnche �� pr les co a len desert titin may 2. FoWr (Property }p) num-her(s) of above (alrach 10. or associate with, legal descriptian f more than d e)r 19 � �r C�� 3 d a " ❑ G � �n 3. SiTect address or addresses (as applicable, if already assigned) i! .{- 8Ch e - 4. Location map, showing exact location of projecIlsitc in relation to r�eaicsi public road rip�t-of--way (attpeFrj 5. Copy of survey CNEEDED OIv'I.Y FOR UNPI-ATTER PROPERTIES) 6. Pxoposed project name (if applicable) C 7. Proposed Street na=SS (f applicable) w�Tlr Ft fqJ> L! h , t 5 k7. u. 1 i -� � _►� a. Site Development Ptan Number (FOR FXISTING P OJECTSISITES ONLY) SDP 9. Petition Type — (Campletc a separate Addressing Checklist for each Petition Type) * SDP (Site Development Plan) a PPL (flans & Plat Review) ❑ SDPA (SDP Amcndmmt) l7 PSP (Preliutinary Subdivision flat) ❑ SDPI (SDF insubstsn W Change) ❑ FP (Final. Plat) i7 LLA (Lot LiDe AdjusIment) ❑ SIP (Site ImproveMOTA Pian) ❑ SIPA (SIF Aimendment) © BL (Blasting Pemui) ❑ SNP, (Si rest Name ChaD9c) ❑ ROW (Right -o£ Way Permit) VegetationlExotic (Veg. Removal Permits) ❑ Land Use Petition (Variance, COnditi=al Use, Q EXP (Excavation Pernik) C3 VRSFP (Vcg. Removal & Site Fill Permit) Haat Dock Ext., Rezone, PUD rezone, etc.) Other -Describe: l a r d *- t 14. Project or developrrr-w names proposed fur, or already appearing in, condominium documents {i£applicahle; indicate whether proposed or existing) IV 4 11, Please Check ❑ne: 19 Checklist is to be Faxed Back Nsme �; a e +� r ❑ Personally Picked Up Phone %3- Fax ]Z. Applicant 13. Signature on Addressing ChccUst does not constitute Project andlor Stmt Name approval and is subject to Bather review by the Addressing Section. FOR STAFF USE ONLY Primary Number StInY-� Address Number 35 Address Number 3! Z Address Number Approved by� rate JL=1 $ -� DIE DAVIDSON ENGINEERING ATTACHMENT "C" ORIGINAL GMPA APPLICATION - NEIGHBORHOOD INFORMATION MEETING SYNOPSIS Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DIE DAVIDSON EN GIBE E R1 N6 ATTACHMENT "C' ORIGINAL GMPA APPLICATION - NEIGHBORHOOD INFORMATION MEETING SYNOPSIS Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA February 2016 www.davidsonengineering.com NEIGHBORHOOD INFORMATION MEETING (NIM): Synopsis provide by Lisa Koehler, Public information Coordinator The NIM was held on March 10, 2005 at 5:30 P.M. at North Naples Baptist Church. Six people attended the meeting. Bill Hoover, representing the applicant, gave an overview of the project and the PUD document. There were no concerns expressed about the rezoning or the proposed uses and development. Those attending asked clarifying questions about uses allowed in the PUD document. Mr. Hoover explained that there would be no gas stations, no convenience stores with gas pumps, no tire store, and no fast food with drive-thru. He did explain that they were anticipating a bank building, an upscale restaurant, retail and offices with up to 64 condominiums on the second and third floors of the office/retail area. He also clarified that none of those units were affordable housing units. Maximum building height proposed in the PUD would be three stories. Carolina Village PUD 5 Neighborhood Information Meeting --b��-�4) Thursday, March 10, 2005 �a G6}�- Sign -in Sheet NAME ADDRESS PHONE n 1/ v,r � _ - - 2 r -i.11 �. 0419P'l0v �-�.-. ��•� +� Sw.�ora3s 535 Tr' 385-A14ADLi Rk-,1 ,uo2T� ,5 i�3- S yo3-�3S9 IL �� Y4 DIE DAVIDSON ENGINEERING ATTACHMENT "D" EXISTING AND PROPOSED POPULATION DATA Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON E N GI HE E R I NG Existing Local Population: Demographic information is an excellent indicator of demand for proposed services that are currently in short supply. Population statistics for the market study were determined based upon a 3.5 -mile radial distance from the intersection of Vanderbilt Beach Road and Collier Boulevard (please refer to Attachment E). In order to identify an accurate depiction of the population within the area of study the AUIR 2016 based upon BEBR medium growth rate projections information obtained from Collier County has been referenced. The AUIR 2016 identifies the area of study within four planning communities; refer to Attachment F. Within these planning communities the percentage of land representative of the 3.5 -mile radius boundary was calculated to obtain a more precise population within the area of study, please refer to Table 1— Planning Community Area Calculations. Table 1— Planning Community Area Calculations for 3.5 -Mile Distance Golden Gate Planning Community Total Area w/in Planning Community 9,539 Acres Study Area w/in Planning Community 1,146 Acres Percentage of Planning Community 12.01% Urban Estates Planning Community Total Area w/in Planning Community 22,257 Acres Study Area w/in Planning Community 14,941 Acres Percentage of Planning Community 67.13% Rural Estates Planning Community Total Area w/in Planning Community 75,188 Acres Study Area w/in Planning Community 6,822 Acres Percentage of Planning Community 9.07% Corkscrew Planning Community Total Area w/in Planning Community 181,924 Acres Study Area w/in Planning Community 1720 Acres Percentage of Planning Community 0.95% Utilizing the percentage calculated within Table 1, the following projections for permanent populations has been interpreted for the four aforementioned planning communities within Table 2. Please refer to Attachment E for specific AUIR 2016 referenced data. Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING Table 2 — Calculated Permanent Population 2015 within Market Study (3.5 Mile Distance) Golden Gate Planning Community Permanent Population in 2016 45,540 Percentage of Study Area w/in Planning Community 12.01% Approximate Population w/in 3.5 mile 5,469 Urban Estates Planning Community Permanent Population in 2016 43,878 Percentage of Study Area w/in Planning Community 67.13% Approximate Population w/in 3.5 mile 29,455 Rural Estates Planning Community Permanent Population in 2016 36,052 Percentage of Study Area w/in Planning Community 9.07% Approximate Population w/in 3.5 mile 3,270 Corkscrew Planning Community Permanent Population in 2016 11,541 Percentage of Study Area w/in Planning Community 0.95% Approximate Population w/in 3.5 mile 110 Total Permanent Population w/in Market Study: 38,304 To interpret the Peak population, additional information from the AUIR 2016 was evaluated resulting in a calculated 16.67% increase in population during peak season. This information ultimately, results in a base permanent population of 38,304 persons and peak seasonal population of 44,689 persons. To further define the population directly impacted by the proposed services, the same analysis was performed within a 0.5 -mile radius from the development site. The AUIR 2016 identifies the aforementioned area of study within two planning communities; refer to Attachment G. Using the same technique previously completed for the 3.5 -mile distance, the following results were obtained. Table 3 — Planning Community Area Calculations for 0.5 Mile Distance Urban Estates Planning Community Total Area w/in Planning Community 22,257 Acres Area in Study 6,060 Acres Study Area w/in Community 27.23% Rural Estates Planning Community Total Area w/in Planning Community 75,188 Acres Area in Study 67 Acres Study Area w/in Community 0.09% Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING Table 4 - Calculated Permanent Population 2015 within Market Study (0.5 Mile Distance) Urban Estates Population in 2016 43,878 Planning Percentage of Study Area w/in Planning Community 27.23% Community Approximate Population w/in 3.5 mile 11,948 Rural Estates Population in 2016 36,052 Planning Percentage of Study Area w/in Planning Community 0.09% Community Approximate Population w/in 3.5 mile 32 Total Population: 11,980 This information ultimately, results in a base permanent population of 11,980 persons and peak seasonal population of 13,977 persons. Proposed Population Growth: To further define a population in need of services, an analysis of the growth patterns within Collier County has been completed based on the AUIR 2016. Table 5 - Projected Populations within 3.5- Mile Distance Year 2011 2016 2021 2026 Golden Gate Planning Permanent 5,405 5,471 5,490 5,509 Community Peak 6,306 6,383 6,405 6,427 Urban Estates Planning permanent 26,067 29,455 34,822 39,554 Community Peak 30,412 34,365 40,627 46,148 Rural Estates permanent 3,156 3,271 3,534 3,767 Planning Community Peak 3,682 3,816 4,123 4,395 Corkscrew Planning Permanent 43 109 156 207 Community Peak 1 51 1 127 1 167 217 Permanent 34,671 38,306 44,002 49,037 Total: Peak 40,451 44,692 51,322 57,187 Per the BEBR medium growth rate projections, the planning communities directly impacted by the development are growing at a rate of ±9.0% every 5 years. As a result, placing the County within the top ten growth rates in the state of Florida; please refer to Attachment E. Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com ■ DAVIDSON ENGINEERING To verify growth within the defined limits, a review of permitted zoning rights and available properties has also been reviewed, specifically, the ±15.88 acre expansion area. This area is bordered by a large residential Planned Unit Development, Wolf Creek, to the west and north. Within Wolf Creek, 671 residential units have been permitted within the ±167.96 -acre zoned property. To the south is Estates zoning with some undeveloped properties and properties developed with single family homes. To the west is a Commercial Planned Unit Development; Mission Hills. Mission Hills is currently 89% built out with approximately ±3.73 acres of available commercial development with zoning restrictions. Also, to further promote growth within the area, transportation infrastructure within the vicinity has improved and has provided additional capacity on the adjacent roadways. Improvements include the widening of Collier Boulevard and Golden Gate Boulevard that have provided efficient alternative routes; both of which are arterial roads. Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING EXHIBIT "U" DISCLOSURE OF INTEREST Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com DE DAVIDSON ENGINEERING EXHIBIT "U" DISCLOSURE OF INTEREST NAME OF OWNER (LOTS 1 and 2) Florida Trust Holdings, LLC, a Delaware limited liability company, as Trustee of the Vanderbilt Commons Land Trust dated 8/1/16 Percentage of Ownership: 100% Sole Member of Florida Trust Holdings, LLC: Sam Saad III Trust beneficiaries of the Vanderbilt Commons Land Trust: • Welsh Sponsor, LLC — George Vukobratovich 100% ownership • Richardson Holdings of Naples, LLC — Melody Richardson 100% ownership • TG Vander FL, LLC— Todd Green 100% ownership • Millie & Susan Investments, LLC —Susan Vukobratovich 100% ownership NAME OF OWNER (LOTS 3, 5, 6) Vanderbilt Commons, LLC Percentage of Ownership — 100% List of Owning Entities & Officers of Vanderbilt Commons, LLC: • VC Investor, LLC - 33.33% - Ownership of Vanderbilt Commons, LLC - Ralph Cioffi 50% ownership of VC Investor, LLC - Fred Pezeshkan 50% ownership of VC Investor, LLC • SMS -USA Holdings, LLC - 33.33% - Ownership of Vanderbilt Commons, LLC - Fred Benoit 100% ownership of SMS -USA Holdings, LLC • Jam Properties, Inc. - 33.33% - Ownership of Vanderbilt Commons, LLC - Daniel E. Smith 100% ownership of Jam Properties, Inc. NAME OF OWNER (LOT 4) Midgard Self -Storage Naples, LLC Percentage of Ownership- 100% List of Owning Entities of Midgard Self -Storage Naples, LLC: • East Property Management, LLC - 25% owner of Midgard Self -Storage Naples, LLC - Kim Pegula, President 100% ownership of East Property Management, LLC • Reliant Property Management, LLC - 41.25% owner of Midgard Self -Storage Naples, LLC Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA - PL20150002167 / CP -2015-2 January 2017 DE DAVIDSON ENGINEERING - Lewis Pollack, Manager 50% ownership of Reliant Property Management, LLC - Todd Allen, Manager 50% ownership of Reliant Property Management, LLC • Midgard I, LLC (33.75% owner of Midgard Self -Storage Naples, LLC - Ralph Cioffi, Manger 100% owner of Midgard 1, LLC NAME OF OWNER (TRACTS A, B and Q Vanderbilt Commons Owner's Association, Inc. Percentage of Ownership- 100% c/o Welsh Companies FL, Inc. 2950 Tamiami Trail North, Suite 200 Naples, FL 34103 List of Officers of Vanderbilt Commons Owner's Association, Inc. • Ralph Cioffi, President - 50% ownership of Vanderbilt Commons Owner's Association, Inc. • George Vukobratovich, Vice President- 50% ownership of Vanderbilt Commons Owner's Association, Inc. Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA - PL20150002167 / CP -2015-2 January 2017 DE DAVIDSON ENGINEERING EXHIBIT "V" PLANNING COMMUNITIES MAP Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com LEGEND QVANDERBILT BEACH RD./ COLLIER BLVD. COMM. SUBDISTRICT (EXP. AREA 15.88 AC) i 3.5 MILE RADIUS - North Naples _ Urban Estates - Central Naples - Golden Gate Rural Estates - Corkscrew Z:\Active Projects\V\Vanderbilt Comm ons\DWG\PIan ning\GIS\GMPA\2016-02-04 VC GMPA-EXHIBIT V (PLANNING COMM.).mxd 3.5 MILES _Corkscrew 00 00 IMMOKALEE RD/GR 846IMMOFtLEE RDI R 846 h 4apl s m 0 12 Urba Estates 1 � 1 � 1 I 1 � I ,O VANDERBILT BEACH RE m � 1 0� 1 � � 1 u r I E tales j n_ni nen ren � QI in E RIDGE RD w j J GREEN BLVU p Central Naples SOURCES: COLLIER COI. MILES DAVIDSON ENGINEERING, INC. VANDERBILT BEACH RD. / COLLIER BLVD. DE4365 RADIO ROAD, SUITE 201 COMMERCIAL SUBDISTRICT GMPA NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 EXHIBIT V: PLANNING COMMUNITIES ENGINEERING DE DAVIDSON ENGINEERING EXHIBIT "W" EXISTING LAND USE MAP Vanderbilt Beach Rd/Collier Blvd Commercial Subdistrict GMPA November 2016 www.davidsonengineering.com = zjw�w -AGRICULTURAL IIIII!!!. �--" - , INDIGO LAKES_PUD-L (INDIGO -PRESERVE -RESIDENTIAL). -� -' -! , BRITTANY BAY PUI (CAMDEN COVE -RESIDE �RYSTAL�LAKEjPUD R SIDENTIAfr L� -CHRIST COMMUNITY Til �� LUTHERAN SCHOOLBRISTOL-SPINES PUD AGRICULTURAL; I I PALERMO COVE SUMMIT PLACE ' (RAFFIA PRESERVE) -- I I ►,, w-�'I I _ �IN,�NAPaLES�P�UD W (RESIDENTIA (UNDE\ I •O GG FIRE�DIST. MPUD.' 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SYS�TEMS'02;016) I DAVIDSON ENGINEERING, INC. la 4365 RADIO ROAD, SUITE 201 NAPLES, FL 34104 DAVIDSON PHONE: 239-434-6060 E N G I N E E R I N G Z:\Active Projects\V\Vanderbilt Comm ons\DWG\Planning\GIS\GMPA\2016-02-04 VC GMPA-EXHIBIT W (EXIST. & FUTURE LAND USES.).mxd =oTjir= ►GRICUUTUI ,ESIDENTIA C ELS A -AGRICULTURAL C IWATER & SEWER J Q _moi W a A - AGR!CUIPLI CALU AMA. GRICULTURAL ; ; OLDE I FLORIDA (UNDEVELOPED) ____ GOLF CLUB T (GOLF COURSE A -AGRICULTURAL A -AGRICULTURAL `(UNDEVELOPED) (UNDEVELOPED) _ _ VANDERBILT BEACH ROAD EXIT. Fit'r--E--' ESTATES (SINGLE=FAMILY'& UNDEVELOPED) I HI I I I I III a - I -- A -AGRICULTURAL CALUSA PINES GOLF CLUB (GOLF COURSE) ' - A -AGRICULTURAL I* CALOOSAI RESERVE ; RESIDENTIAL) I A _AGRICULTURAL A -AGRICULTURAL; (CALOOSA RESERVE i (UNDEVELOPED) RESIDENTIAL). _ . r I i l ��-- A -AGRICULTURAL., � � � � I _ (CALOOSA RESERVE i • AGRhCULTURAL RESIDENTIAL) A -AGRICULTURAL (RESIDENTIAL OLDE FLORIDA DEVELOPED & ; GOLF CLUB __UNDEVELOPED)I A -AGRICULTURAL; (GOLF COURSE) (CALOOSA RESERVE RESIDENTIAL) I I 1 A=AGRICUUTURAL (UNDEVELOPED), i I I I A -AGRICULTURAL A -AGRICULTURAL I ,(UNDEVELOPED) ` (SINGLE-FAMILY) A -AGRICULTURAL_. A -AGRICULTURAL (RESIDENTIAL (UNDEVELOPED) " DEVELOPED & ; - . ... - UN,EILO�PED) AMA. GRICULTURAL ; ; OLDE I FLORIDA (UNDEVELOPED) ____ GOLF CLUB T (GOLF COURSE A -AGRICULTURAL A -AGRICULTURAL `(UNDEVELOPED) (UNDEVELOPED) _ _ VANDERBILT BEACH ROAD EXIT. Fit'r--E--' ESTATES (SINGLE=FAMILY'& UNDEVELOPED) I HI I I I I III LEGEND r------ � __--_ PARCELS ZONING DESIGNATION AGRICULTURAL Q AGRICULTURAL (MOBILE HOME OVERLAY) ESTATES MIXED-USE PLANNED UNIT DEVELOPMENT Q PLANNED UNIT DEVELOPMENT Q RESIDENTIAL PLANNED UNIT DEVELOPMENT VANDERBILT BEACH RD. I COLLIER BLVD. COMMERCIAL SUBDISTRICT GMPA EXHIBIT W: EXISTING LAND USE MAP I I I LEGEND r------ � __--_ PARCELS ZONING DESIGNATION AGRICULTURAL Q AGRICULTURAL (MOBILE HOME OVERLAY) ESTATES MIXED-USE PLANNED UNIT DEVELOPMENT Q PLANNED UNIT DEVELOPMENT Q RESIDENTIAL PLANNED UNIT DEVELOPMENT VANDERBILT BEACH RD. I COLLIER BLVD. COMMERCIAL SUBDISTRICT GMPA EXHIBIT W: EXISTING LAND USE MAP EXECUTIVE SUMMARY Recommendation to approve the single petition within the 2015 Cycle 3 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 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict on the north side of Vanderbilt Beach Road approximately one-quarter mile west of Collier Boulevard. (Transmittal Hearing) (CP -2015-2/ PL20150002167) OBJECTIVE: For the Board of County Commissioners (Board) to approve the single petition in the 2015 Cycle 3 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 2015 Cycle 3 petition on February 16, 2017 (one petition only, CP-2015-2/PL20150002167). • This Transmittal hearing for the 2015 Cycle 3 considers an amendment to the Future Land Use Element (FLUE). The GMP amendment requested is specific to a site comprising approximately 14.49 acres of the larger Subdistrict and is located on the north side of Vanderbilt Beach Road (CR 862) and approximately one- quarter mile west of Collier Boulevard (CR 95 1) in Section 34, Township 48 South, Range 26 East. The subject site encompasses the Carolina Village MPUD, is already approved for 150,000 sq. ft. of office and retail commercial uses, 64 residential units over commercial uses, and preserve — and is currently under development. Petition CP-2015-2/PL20150002167 seeks to amend the FLUE text of the GMP to revise the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict to: 1) add 50,000 square feet of gross leasable floor area of commercial land uses to the 150,000 square feet in the (originally) 15.88 -acre expansion area, which is the site of the Carolina Village PUD, resulting in a total of 400,000 square feet of commercial land uses in the entire Subdistrict; 2) remove a development restriction related to transportation impacts; and, 3) amend and re -order the text. One-half of these 400,000 square feet will be allocated to each of the two Planned Unit Developments within the Subdistrict. The Mission Hills PUD portion is not involved with any of the changes proposed by this amendment. The 200,000 square feet that is allocated to the Carolina Village PUD is split between the 150,000 sq. ft. previously requested in 2003, and the additional 50,000 square feet that is the subject of this request, CP-2015-2/PL20150002167. The 2003 GMP amendment did not carry over the 150,000 square footage to the adoption ordinance, so it is included in this amendment. The net effect is an increase of 50,000 square feet of building floor area in the Carolina Village PUD. The following findings and conclusions result from the reviews and analyses of this request: • A number of documents submitted with this application confirm that the 150,000 overall maximum square footage and the 60,000/90,000 office/retail square footage split were requested in the original 2003 GMP amendment application; however, it did not carry over to the adoption ordinance. -1- • The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. • The impact from the development on the environment does not pose concerns, including historic or archaeological sites. • Documentation submitted confirms that small pieces of land have been, or are being, dedicated to the County, thereby reducing the size of the property from the original 15.88 acres to 14.49 acres. • The property is presently zoned "Carolina Village Mixed Use PUD", and the site is partially developed with a self -storage facility, building pads, infrastructure, street improvements, etc. • The property is presently designated in the GMP for commercial development. The amendment increases commercial square feet within the existing commercially -designated site; the net effect is an increase of 50,000 sq. ft. of building floor area. The amendment does not carry over the previously -requested commercial split of 60,000 sq. ft. for offices and 90,000 sq. ft. for retail. • Based on data and analysis submitted for the supply of, and demand for, existing and potential commercial development within the study area for the subject property, the need for the additional commercial floor area contemplated by this amendment has been demonstrated. This location fulfills the localized need to provide convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas. • Correlating amendments to the Carolina Village Mixed Use PUD may be submitted subsequent to, or concurrent with, the Adoption phase of this GMPA application. The data and analysis provided for the amendment generally supports the proposed changes to the FLUE. 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 July and September of 2017. LEGAL CONSIDERATIONS: This Growth Management Plan 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." 163.3177(1)(f), FS In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. -2- e. The need for redevelopment, including the renewal of blighted areas and the elimination of non- conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. This item is approved as to form and legality. A majority vote is needed for Board approval for this transmittal hearing. However, please note if approved today, the item will require an affirmative vote of four when this item returns for the adoption hearing of the GMP amendment. [HFAC] STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition CP-2015-2/PL20150002167 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 (for proper code language, format, clarity, etc. only — not intended to change allowable uses, intensities, development standards, or other items of substance) as contained in the staff report to the CCPC. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their February 16, 2017 meeting. There was discussion by the CCPC about allowing coffee shops with drive-through lanes, as this use is currently one of those uses not permitted in the Subdistrict ("fast food restaurants with drive-through lanes"). Staff presented new language regarding an exception for coffee shops from those not -permitted uses, which was not part of staff's recommendation to the CCPC. Following discussion and consideration of an exception for coffee shops, the CCPC did not endorse this special exception. Seven speakers made presentations in the CCPC hearing. Most of the concerns stated were pertinent to the companion PUD and an outside, third -party agreement. Speakers were clear however, in their desire for retaining the current prohibition on certain commercial uses, and in their opposition to any specific exceptions. The CCPC forwards petition CP -2015-2/ PL20150002167 to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity with the staff -recommended revisions (vote: 4/1) except for the allocation of 95,550 square feet (of the 200,000 square feet total) to self -storage use, and except for the allocation of remaining square feet to retail and office land uses. The CCPC also recommended the addition of a parenthetical reference to the Mission Hills PUD that comprises the acreage of the original subdistrict property. STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: To transmit petition CP-2015-2/PL20150002167 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 -3- Agenda Item 9. Coer Co-rz-h.ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: February 16, 2017 SUBJECT: PETITION CP -2015-2 / PL20150002167, GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) APPLICANTS/OWNERS/AGENTS: Vanderbilt Commons, LLC — Ralph Cioffi, Manager c/o Welsh Companies of Florida, Inc. 2950 Tamiami Trail North, Suite 200 Naples, Florida 34103 Fred Hood, AICP Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, Florida 34104 GEOGRAPHIC LOCATION: The subject property comprises approximately 14.49 acres (originally 15.88) and is located on the north side of Vanderbilt Beach Road (CR 862) approximately one-quarter mile west of Collier Boulevard (CR 951), in Section 34, Township 48 South, Range 26 East. The subject property is a component of the larger, 47.94 -acre (originally 49.33) parent Vanderbilt Beach / Collier Blvd. Commercial Subdistrict, which encompasses two geographic areas; the easterly "existing area" (33.45 acres) and the westerly "expansion area" (originally 15.88 acres). (Urban Estates Planning Community) REQUESTED ACTION: Bruce Anderson, Esq. Cheffy Passidomo, PA 821 5th Avenue South Naples, Florida 34102 r The petitioner seeks to amend the Future Land Use Element (FLUE) of the Growth Management Plan (GMP) to revise the Vanderbilt Beach / Collier Blvd. Commercial Subdistrict to: 1) add 200,000 square feet of gross leasable floor area of commercial land uses in the (originally) 15.88 - acre expansion area, which is the site of the Carolina Village PUD (150,000 sq. ft. was requested as part of the 2003 GMP amendment to expand the Subdistrict but was not actually included in the Subdistrict text though the Carolina Village PUD is approved for that 150,000 sq. ft., plus an —1— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. additional 50,000 sq. ft.), resulting in a total of 400,000 square feet of commercial land uses in the entire Subdistrict; 2) remove a development restriction related to transportation impacts; and, 3) amend and re -order the text. PURPOSE/DESCRIPTION OF PROJECT: The amendment proposes to add a previously -requested 150,000 square feet (sq. ft.) allotment of commercial space per petition no. CP -2003-1, increase the maximum floor area from 150,000 sq. ft. to a maximum of 200,000 sq. ft., and remove a development restriction related to transportation commitments — now met. The net effect of this amendment is to allow an additional 50,000 sq. ft. of commercial development. [Note that, while this amendment recognizes and corrects the gross leaseable 150,000 sq. ft. figure, it does not recognize or include the (also) previously requested split in 2005 between 90, 000 sq. ft. retail and 60, 000 sq. ft. office uses. No allotment of commercial space differentiates retail space from office space in the current request.] STAFF ANALYSIS: SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Existina Conditions: Subject Property: The (original) 15.88 -acre "expansion area" subject property is zoned Carolina Village Mixed Use Planned Unit Development (MPUD). This acreage has since been reduced to 14.49 acres by the dedication in fee simple of small, adjacent land areas to Pristine Drive and Buckstone Drive. This PUD is approved for 150,000 sq. ft. of office and retail commercial uses, 64 residential units over commercial uses, and preserve area — and a portion is currently being developed with a self -storage facility. [Note that, while the Carolina Village MPUD provides for this 150,000 overall square footage maximum, it does not divide this total between 90,000 sq. ft. retail and 60,000 sq. ft. office uses as requested in CP -2003-1.] The 33.45 -acre "existing area" portion of the parent Subdistrict is zoned Mission Hills PUD. This PUD is approved for 200,000 sq. ft. of commercial, financial, health and office uses, and preserve areas. Of the 200,000 sq. ft. approved, 121,817 sq. ft. have been developed — with two undeveloped outlots remaining. The current Future Land Use Map designation for these properties is the Urban Mixed Use District, Vanderbilt Beach/Collier Blvd. Commercial Subdistrict. Surroundina Lands: North: A large portion of bounding lands to the north of the subject "expansion area" property are zoned Residential PUD (Wolf Creek, aka Black Bear Ridge), approved for a variety of residential uses (754 residential units), and preserve and open space. Of the 754 residential units approved, 162 single- family units and 118 multi -family units have been built. The area north of the "existing area" property is zoned MPUD (Sonoma Oaks), which allows for 120,000 sq. ft. of commercial and office uses, single- and multi -family residential uses (up to 114 residential units) or a senior housing facility (up to 456 units), and essential services (including a County well site and pump house), and preserve areas. This PUD is currently undeveloped. The current Future Land Use Map designation of these lands is Urban Mixed Use District, Urban Residential Subdistrict. East: Land to the east of the subject "expansion area" property is zoned Mission Hills PUD. The Mission Hills property is reaching commercial (grocery store, automotive service centers, convenience store, eating establishment, commercial strip center, branch bank, etc.) buildout. The current Future Land Use Map designation is also Urban Mixed Use District, Vanderbilt Beach/Collier Blvd. Commercial Subdistrict. This is the 33.45 -acre "existing area" portion of the Subdistrict. —2— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. South: Avast majority of the land to the south of the subject property, across Vanderbilt Beach Road, is zoned Estates and developed with estate residences. The Golden Gate Area Master Plan Future Land Use Map designates this estate residential area Estates Mixed Use District, Residential Estates Subdistrict. The Commercial Western Estates Infill Subdistrict West: Land to the west of the subject property is zoned Residential PUD (Wolf Creek, aka Portofino Falls), approved for residential uses (754 residential units), and preserve and open space. Of the 754 residential units approved, 162 single-family units and 118 multi -family units have been built. The current Future Land Use Map designation of this land area is Urban Mixed Use District, Urban Residential Subdistrict. In summary, the existing land uses in the area immediately surrounding the subject property are predominately urban residential in nature to the west and north; estates residential to the south; and, commercial to the east (within the "existing area" of the Subdistrict). A place of worship is located farther east, across Collier Blvd. 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. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. 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. —3— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. 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 necessary, that data and analysis. Application Exhibit "T", the Narrative & Justification of the Proposed GMPAmendment, addresses these requirements. BACKGROUND, CONSIDERATIONS AND ANALYSIS: Future Land Use and Zoning History: • 1998 — The first PUD, the Golden Pond PUD, is designated for the 33.45 -acre property at the northwest quadrant of the Vanderbilt Beach Road and Collier Boulevard, to allow up to 75 multi -family dwelling units. This PUD would remain undeveloped. • 2001 — The GMP amendment is approved to establish the [subject] Vanderbilt Beach/Collier Blvd. Commercial Subdistrict, to allow up to 200,000 sq. ft. of commercial uses, financial institutions, business services, and professional and medical offices on the same 33.45 -acre property. • 2003 — The next PUD, the Mission Hills PUD, replaces Golden Pond on the 33.45 -acre property at the northwest quadrant of the Vanderbilt Beach Road and Collier Boulevard, to allow 200,000 sq. ft. of general commercial uses. • 2005 — The GMP amendment is approved to expand the Vanderbilt Beach/Collier Blvd. Commercial Subdistrict, which prohibits certain commercial uses considered incompatible with residential uses in the mixed-use setting. The adoption Ordinance for the Subdistrict, unintentionally omitted language for an additional amount of commercial floor area (150,000 sq. ft.), and its office — retail split (90,000 sq. ft./60,000 sq. ft.). • 2005 — The Carolina Village MPUD is approved for the (original) 15.88 -acre "expansion area" property at the northwest quadrant of Vanderbilt Beach Road and Collier Boulevard, to allow up to 150,000 sq. ft. of commercial uses and, up to 64 residential -over -commercial units. This MPUD does not include the gas stations, convenience stores with gas pumps, fast food restaurants with drive-through lanes, and tire stores prohibited by Subdistrict provisions. Also, this MPUD does not include a square feet limitation for office/retail use categories. The Subdistrict language proposed by this amendment is found in Exhibit "A", and proposes to: • Correct a text omission from the formal adoption document related to the amount of commercial space allowed within the (original) 15.88 -acre expansion area. The (then) petitioner requested a maximum floor area of 150,000 sq. ft. split between 90,000 sq. ft. retail and 60,000 sq. ft. office uses. These figures did/do not appear in the adoption Ordinance or FLUE however. • Increase the maximum commercial floor area from 150,000 sq. ft. to 200,000 sq. ft. within the (original) 15.88 -acre expansion area. The 200,000 sq. ft. will be allocated to air conditioned and mini- and self -storage warehousing, retail and office uses. • Dedicate up to 95,550 sq. ft. of commercial floor area to air conditioned and mini- and self - storage warehousing within the (original) 15.88 -acre expansion area. An air conditioned and enclosed self -storage facility has been determined to be comparable in nature to other permitted commercial uses (HEX (Hearing Examiner) decision: 11/19/2015]. —4— CP -2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. • Increase the commercial density for the entire Subdistrict from [the corrected] 350,000 sq. ft. on (originally) 49.33 acres to 400,000 sq. ft. on 47.94 acres (7,095 sq. ft./ac. to 8,343 sq. ft./ac.). • Remove a development restriction related to transportation impacts. Note that the application provides a number of support materials, including Exhibit "T", the Narrative & Justification of the Proposed GMPAmendment, which provides CCPC Minutes from the May 2004 consideration of the request to approve the 15 -acre "expansion area", and original application materials and revised FLUE Subdistrict language for the 15 -acre "expansion area". The public has also submitted materials, including a signed petition of opposition and individual letters of concern. These materials are included in the documents being provided to you along with this Staff Report. The PUD related to this GMPA is the "Carolina Village Mixed Use PUD." An amendment to this PUD will become a companion item for consideration at the adoption stage of this GMP amendment. Applicant's Justifications: (Refer to application Exhibit "T", the Narrative & Justification of the Proposed GMPAmendment) The justifications for the proposed amendments stated in the Introduction section of the exhibit [with staff assessments in italics] are: • The square footage figure to be corrected was originally requested but was not added to the original GMP text language; [Staff Assessment: Acknowledged, as a number of documents submitted by the petitioner— as discussed and evident in public record, including minutes from meetings when the Subdistrict was under initial consideration — support this statement. The square footage cap was clearly requested to appear in Subdistrict language as a maximum of 150,000 sq. ft., with 90,000 and 60,000 sq. ft. split between retail and office uses.] • The additional 50,000 sq. ft. is requested for currently -permitted commercial uses; [StaffAssessment: Acknowledged, as the residential and commercial uses are already allowed in this Subdistrict, either by its original 2005 approval or by a 2015 HEX decision.] The applicant's narrative and justifications generally support the proposed GMP amendments. Commercial Analysis Commercial Development: The intersection of Vanderbilt Beach Road and Collier Boulevard is anchored by the subject Subdistrict and the Commercial Western Estates Infill Subdistrict (on the west side of Collier Boulevard). The subject property lies within approximately 2 miles south of the Immokalee Road — Collier Boulevard Mixed Use Activity Center (No. 3), and within approximately 2 miles north of the Collier Boulevard — Pine Ridge Road Neighborhood Center. The Golden Gate Estates Commercial Infill Subdistrict lies within approximately 3 miles south of the subject property. Three of these locations provide opportunities for commercial development as follows: • The Commercial Western Estates Infill Subdistrict comprises ±6.23 acres in the southwest quadrant of the Collier Boulevard — Vanderbilt Beach Road intersection, and is currently zoned for estate residential land uses. This Subdistrict has 41,490 undeveloped yet —5— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. developable sq. ft. on approximately 3.93 acres available for low intensity office uses, medical uses, and financial institutions permitted whether by right or by conditional use, in the C-1 (Commercial Professional and General Office) zoning district. Undevelopable open space comprises the balance of the ±6.23 -acre area. (The two parcels comprising this Subdistrict were acquired by Collier County in 2004 and 2006, and no longer provide opportunities for commercial development.) The Collier Boulevard — Pine Ridge Road Neighborhood Center Subdistrict comprises approximately 30 acres in the northwest and southwest quadrants of the Collier Boulevard — Pine Ridge Road intersection; is zoned (NW) for ±182,000 sq. ft. of C-3 (Commercial Intermediate) uses and developed with a gas station -convenience store and commercial strip center and, Brooks Village Commercial PUD (SW), that is 22.7 acres in area providing up to 105,000 sq., ft. of C-3 uses with a grocery store, commercial strip center, branch bank, and pharmacy -convenience store. This Subdistrict has approximately 49,643 undeveloped yet developable sq. ft. on approximately 5.41 acres (net) available for Neighborhood Center Uses. The Collier Boulevard — Immokalee Road Mixed Use Activity Center comprises approximately 120 acres in of all four quadrants of the Collier Boulevard — Immokalee Road intersection; is zoned for 541,000 sq. ft. of office and commercial uses, group/retirement housing facilities, essential services, hotels/motels, etc., as parts of Addie's Corner and Tree Farm MPUDs (NW) [fully undeveloped], Heritage Bay PUD (NE) [with an emergency -outpatient healthcare facility, pharmacy -convenience store, Cameron Corners commercial strip center] and, Richland PUD (SW) (aka Pebblebrook Lakes) [with eating establishments, pharmacy -convenience store, grocery store, animal hospital, branch banks, commercial strip center] and, agricultural uses (SE) [Pelican wholesale nursery]. This Activity Center has approximately one-half of its undeveloped yet developable sq. ft. remaining on ±80 acres (net) available for Activity Center Uses. Current PUD amendment applications pending approval forAddie's Corner and Tree Farm MPUDs may reduce this commercial floor area by ±40, 000 sq. ft. — leaving approximately 230,000 sq. ft. available for Activity Center Uses. The Golden Gate Estates Commercial Infill (GGECI) Subdistrict comprises ±10 acres in the northwest quadrant of the Collier Boulevard — Green Boulevard intersection, and is zoned for 83,000 sq. ft. of commercial uses in the Sungate Center Commercial PUD and partially developed [with a USPS facility]. This Subdistrict has approximately 68,874 undeveloped yet developable sq. ft. on ±6.50 acres (net) available for Commercial Infill Uses, which are low intensity commercial uses that are compatible with both residential and intermediate commercial uses, in order to provide for small scale shopping and personal needs, and intermediate commercial uses to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic — similar to C-1, C-2 (Commercial Convenience), or C-3 zoning districts. The above -listed sites are located within the Support Area described in the Alternative Site Analysis submitted with this petition, and currently provide a total of nearly 806,000 sq. ft. of commercial space — while more than 421,433 sq. ft. already approved for commercial development have yet to be developed. Just one of the four locations allow more than C-3 intensity, intermediate commercial uses. This one site, the Immokalee Road — Collier Boulevard Mixed Use Activity Center, is either partially developed with only small parcels remaining (NE), agriculturally active (SE), fully developed commercially (SW) or, pending [re -]approval of mixed- use developments (NW) involving PUD and/or PDI changes that will allow up to 350 multi -family residential dwelling units and up to 75,000 sq. ft. of commercial development, or up to 135,000 sq. ft. of commercial development, and/or a retirement community/group housing, and/or a —6— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. hotel/motel on a ±12.87 acre parcel; and, up to 281 multi -family residential dwelling units or 138 single-family residential dwelling units and up to 120,000 sq. ft. of commercial retail, and professional and medical office development on a ±18.69 acre parcel. If the proposed changes are approved for these two mixed-use PUDs located in the northwest quadrant of the Immokalee Road — Collier Boulevard intersection, the total amount of commercial space provided is closer to 766,000 sq. ft. — while the more than 348,517 sq. ft. that is approved for commercial development has yet to be developed. 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 development, neighborhood commercial, community commercial, regional commercial, and so forth. Based on specific studies and/or demographic data for an area, such as population, income, household size, percentage of income spent on retail goods, etc., an analyst is able to estimate supportable commercial square feet for different commercial intensities for that geography by shopping center type. Petitioner's Market Demand Study: The firm of Davidson Engineering prepared an Alternative Site Analysis (Exhibit "N") dated October 2015, and revised through November 2016, as a "market study light" in support of the increased commercial square feet. This exhibit provides an evaluation of alternative sites within the site's "support area" that would function for the commercial uses found in this PUD. Comprehensive Planning staff utilized the Subdistrict's Support Area as described in the Alternative Site Analysis submitted with this petition and available County resources to conduct an evaluation of the CP -2015-2 proposal, with the following results: Market Study and Trade Area Analysis Section The Analysis studies a radial Support Area extending 3.5 miles from the subject property. Existing Local Population subsection Permanent population presently estimated in the Support Area is 38,304 (44,689 peak). Within the more -immediate, one-half mile area, the permanent population is estimated at 11,980 (13,977 peak). Proposed Population Growth subsection Year 2021 population in the Support Area is projected to be 44,002 (51,322 peak); while year 2026 population in the Support Area is projected to be 49,037 (57,187 peak). Existing Services subsection Ten (10) restaurants, coffee shops, and cafes are identified within 1.7 miles of the subject property; no others were reported within the 3.5 mile Support Area. Three (3) child care or pre-school facilities are identified within 2.3 miles of the subject property; no others were reported within the 3.5 mile Support Area. Thirteen (13) medical and general offices are identified within 1.8 miles of the subject property; no others were reported within the 3.5 mile Support Area. Seven (7) retail establishments are identified within 2.0 miles of the subject property; no others were reported within the 3.5 mile Support Area. —7— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. Two (2) self -storage facilities are identified within 3.2 miles of the subject property; no others were reported within the 3.5 mile Support Area. Property Availability Section Alternative Site Analysis subsection Three key criteria for site development chosen by the petitioner are identified as those properties that are: 1) eligible for C-4 (General Commercial) zoning, 2) a minimum 10 acres in size, and 3) located with frontage on an arterial or collector roadway. These criteria were chosen to "provide an alternative site that will function for all proposed uses". Proposed Site Location subsection The subject property is a PUD providing commercial intensity ranging from C-3 to C-4, approximately 14.5 net developable acres, and frontage on Vanderbilt Beach Road - classified as a Minor Arterial roadway. Alternative Site Locations subsection The Alternative Site Analysis identified two alternative sites within the Support Area extending 3.5 miles from the subject property that meet all three (original] key criteria for site development; the ±17.26 acres (±12.87 net) acres in the Addie's Corner MPUD [allowing up to 135,000 sq. ft. of commercial retail and office development] and, the ±51.04 acres (±18.69 net) acres in the Tree Farm MPUD [allowing up to 175,000 sq. ft. of commercial retail and office development] located at the Immokalee Road and Collier Boulevard intersection. Both locations pose limitations that make them less suitable, and are pending [re -]approval of their owners' proposed PUD and/or PDI changes to residential and commercial square feet in the mixed-use developments, making them unavailable. Conclusion The Alternative Site Analysis provided by the petitioner evaluated the commercial uses and the number of alternative sites meeting criteria for site development to conclude demand is evident for additional commercial development, of the type proposed with this amendment, within the subject property's support area. Staff Assessment: Comprehensive Planning staff utilized the Subdistrict's market area as described in the Alternative Site Analysis submitted with this petition and available County resources to conduct an assessment of the CP -2015-2 proposal, with the following results: Guidelines for Commercial Development utilize information about the different commercial centers in the County for this assessment and provide the figures for: An 11 -acre land area and a 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 for a Community Center (7.48 sq. ft. per capita). The above acreage and floor area figures are the average sizes of Neighborhood and Community Centers in existence (built) 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. Demand in year 2016 for commercial development in the proposed Subdistrict's market area is calculated to be 334,274 (for Community Center commercial space), and 377,622 (for -8- CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. Neighborhood Center commercial space), while the County's PUD Master List reports more than 1,205,649 sq. ft. of existing and potential commercial space is available. This market area currently provides a surplus of 69% more than the 711,896 sq. ft. of commercial space needed to serve the estimated current [peak seasonal] population of 44,689. [Staff also found an inventory of 1,637,128 sq. ft. of existing and potential commercial space available employing Property Appraiser's GIS database figures. These figures are believed to be more accurate than the PUD Master List, and this current supply calculates to a surplus of 129% more than the commercial space needed.] The market demands of the population projected for the proposed Subdistrict's market area in year 2026 increase to 427,759 (for Community Center commercial space), and 483,230 (for Neighborhood Center commercial space), while the PUD Master List figure of more than 1,205,649 sq. ft. would still be developed or available — providing a surplus of 32% more than the 910,989 sq. ft. of the commercial space needed to serve the estimated year 2026 [peak seasonal] population of 57,187. [Again, staff utilized the figure of 1,637,128 sq. ft. of existing and potential commercial space available employing Property Appraiser's GIS database figures. These figures again, are believed to be more accurate than the PUD Master List, and this future supply calculates to a surplus of 79% more than the commercial space needed.] Note here how the figures derived above for the supply of commercial space appear far greater than demand will ever support. This amount of commercial supply is due to the full range of the types of commercial centers found in the market area — Neighborhood, Community and Regional centers. Regional centers are characteristically anchored by one or more full -line department stores, developed with or developable for 300,000 to 1,000,000 sq. ft. of the commercial space on 30, or 50 acres or more. One Regional commercial center is found inside the market area — the Malibu Lake Target plaza at 1-75 and Immokalee Road. One more Regional commercial center is found at the outer edge of the market area — the Donovan Center Walmart plaza in the southwest quadrant of 1-75 and Immokalee Road. These two commercial centers provide for 330,000 sq. ft. and 250,000 sq. ft., respectively — which in an apples -to -oranges comparison, ostensibly reduces the commercial space figures by approximately 580,000 sq. ft. — leaving just the Neighborhood and Community centers to compare the subject property. Again employing Property Appraiser's GIS database figures, this calculation reveals a current surplus closer to 48% and a future surplus closer to 16% more than the commercial space needed. A surplus of 25% may not be unreasonable. As reported above, all but one of the other locations — along with the subject property itself — allow more than C-3 intensity, intermediate commercial uses. That one site, the Immokalee Road — Collier Boulevard Mixed Use Activity Center, is either partially developed with only small parcels remaining, agriculturally active, fully developed commercially, or pending approval of proposed development. This assessment lends support to the proposition that a need is evident for a future land use change to introduce an additional amount of commercial land uses to this area, and that this location is appropriate to fulfill the need for providing convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas, and ...to create a neighborhood focal point ...designed in a manner to be compatible with the existing and future residential and institutional development in this neighborhood. Appropriateness of the Site and the Change: The proposed amendment identifies climate -controlled self -storage as a commercial use that will share the overall amount of commercial floor area approved with office and retail uses. FLUE provisions primarily direct new commercial development into Mixed Use Activity Centers, and —9— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. gives preference to commercial expansion adjacent to both Mixed Use Activity Centers and other commercial designations when additional demand can be demonstrated. This application increases commercial square feet within an existing commercially -designated site. Environmental Impacts: Collier County Development Review staff reviewed this petition and provided the following analysis: The majority of the property has been previously cleared and filled when the PUD was subdivided and subdivision improvements constructed, with a required 0.17 acre preserve located along the north property line adjacent to a platted common area and preserve within Wolf Creek PUD (Black Bear Ridge — Phase I subdivision). A letter from the Florida Master Site File (the State's official inventory of historical, cultural resources) lists no previously recorded cultural resources on the subject property. The project will be subject to the requirement of accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element (CCME) Policy 11.1.3. The provision is also included in Subsection 2.03.07 E of the LDC. Staff has identified that a portion of the identified Subdistrict is within wellfield risk management special treatment overlay zone W-4 as defined in LDC Section 3.06.00. LDC Section 3.06.00 does not provide any prohibitions or restrictions for the land uses described in the proposed GMP amendment. The proposed GMP amendment will have no effect on the requirements of the Conservation and Coastal Management Element (CCME). [Stephen Lenberger, Senior Environmental Specialist Environmental Planning Section Development Review Division] Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: Trebilcock Consulting Solutions submitted a Traffic Impact Statement (Exhibit "Q"), dated November 1, 2016. Collier County Transportation Planning personnel reviewed this petition and provided the following analysis: The 2004 AUIR reported the Airport Rd. -to -Collier Blvd. segment of Vanderbilt Beach Rd. as an existing deficiency and identified the project programmed to remedy it as "under construction". By the 2005 AUIR, construction to remedy the deficient nature of Vanderbilt Beach Rd. was underway, and no longer mapped as a deficiency. The 2016 AUIR does not indicate this segment of roadway as being deficient, so specific mitigating stipulations are no longer needed. No fewer than four "Capacity Enhancement Projects" in the surrounding area are identified in the AUIR. Plus, no projected deficiencies are present in the same area. The net new trips, while significant on Vanderbilt Beach Road, do not indicate that they would cause adverse impacts. The project is consistent with Policy 5.1 of the Transportation Element, and as such, no mitigation would be required within the project's area of significant impacts to accommodate the identified impacts on network capacity. The project's significant impacts are found only on the first link of Vanderbilt Beach Road. These significant impacts are expected from 183 Southbound trips (6.10% impact), and 104 Northbound Trips (3.47% impact). In this case, only the 104 northbound trips are of interest in reviewing the —10— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. project for consistency with the Transportation Element, as this is the peak direction of the network. No other subsequent impacts are expected to exceed the 2% (or consequent 3%) threshold(s). [Michael Sawyer, Project Manager Transportation Planning Section] Public Facilities Impacts: No issues or concerns have been identified regarding impacts upon potable water, wastewater, solid waste, drainage, park and recreational facilities, schools, or EMS and fire protection services. • Potable Water System: The subject project will be served by Collier County potable water services and lies in the North County Water Service Area. The anticipated average daily demand for potable water for the project is 16,610 gallons per day (gpd) [74,745 gpd "Peak"]. Collier County has sufficient capacity to provide water services. • Wastewater Collection and Treatment System: The subject project will be served by Collier County wastewater collection and treatment services and lies in the North County Water Reclamation Service Area. The anticipated average daily demand for wastewater collection and treatment for the project is estimated at 16,610 gallons per day (gpd) [74,745 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 2015 AUIR identifies that the County has sufficient landfill capacity up to the year 2070 for the required lined cell capacity. • Stormwater Management System: The 2015 AUIR does not identify any stormwater management improvement projects in the vicinity of the subject property. Future development is expected to comply with the SFWMD and/or Collier County rules and regulations that assure controlled accommodation of stormwater events by both on-site and off-site improvements. • Park and Recreational Facilities: There will be no adverse impacts to park facilities from the proposed commercial development. • Schools: There will be no adverse impacts to public school facilities from the proposed commercial development. • EMS and Fire Protection: The subject property is located within the Golden Gate Fire and Rescue District. EMS services are provided by Collier County. The Golden Gate Fire and Rescue District Station 73 is located at 14575 Collier Boulevard. The proposed commercial development is anticipated to have no significant impacts on these safety services. NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: [Please note the following synopsis summarizes the formal Neighborhood Information Meeting that covered an earlier version of the proposed GMP amendment. Since that time, the application team considered the neighbors' concerns and submitted a revised proposal — as reflected in this current review and report. Portions of the NIMproceedings reflected below no longer apply.] A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly advertised, noticed and] held on Wednesday, September 7, 2016, 5:30 p.m. at the Vineyards Community Park — Meeting Room, located at 6231 Arbor Boulevard West. Approximately 49 people other than the application team and County staff attended — and heard the following information: —11— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. The agent representing this application (Fred Hood, of Davidson Engineering) provided a full description of the proposed changes to the group, including how the two companion requests (Growth Management Plan amendment-GMPA/Planned Unit Development amendment-PUDA) mainly cover potential future uses allowed in the C-3, Commercial Intermediate and C-4, General Commercial zoning districts, including a use determined to be a comparable and compatible use — enclosed mini and self -storage warehousing. Please be reminded the NIM presentation and discussion covered the GMPA, the PUDA, [indirectly] a recent HEX determination, and a recently - approved Site Development Plan (SDP) for the self -storage facility in -combination simultaneously. Mr. Hood provided to attendees print handouts of a NIM outline, the PUD amendment application, conceptual development plans and copy of Naples Daily News article regarding the proposal. Mr. Hood explained the hearing process for the Transmittal phase of the GMP amendment request and how the first set of public hearings will not be concerning Planned Unit Development amendments. He reviewed an anticipated hearing schedule for these requests. The later Adoption phase of the GMP amendment request will also take the companion PUD amendment into consideration. Mr. Hood took [and addressed] questions and comments from those in attendance, covering topics such as, if and how signalization would be required and introduced at Vanderbilt Beach Road intersections with Pristine Drive and Buckstone Drive [when warranted at Pristine, along with specific directional traffic controls and median changes at Buckstone]; clarification about the 150,000 commercial square footage approved and the additional 100,000 square footage requested [with the under -construction self -storage facility already consuming 100,000 of the approved 150, 000 sq. ft.]; plans for stormwater management [that will still be tied into southbound flow from the community located to the north], and; plans for lighting and adequate protection to neighboring properties [to be accomplished by limiting fixtures to wall -mounted sconce lamps mounted on the interior sides of walls built along the northern and southern edges of the development]. One speaker voiced opposition to that part of the proposed GMP amendments removing specific prohibitions that will allow gas stations, convenience stores with gas pumps, fast food restaurants with drive through lanes and tire stores ono longer proposed]. Another speaker spoke of a `third - party' cost sharing agreement, which requires a number of property owners to pay the costs associated with roadway and intersection improvements in this area north of Vanderbilt Beach Road. Changes that accelerate the need for these improvements are opposed. Mr. Hood took more questions and comments about the proposed reduction of the buffer area along the northern edge of the development [which can be reduced, as the size of the property has been reduced to less than (a buffer -specific threshold)15 acres]; locating internal traffic circulation drives behind businesses located on the north half of the property, including driveways, parking areas, back -side entries and delivery and services' activities [plans do not include an internal drive along the full length of the business properties, as each individual commercial property/use may propose these features and activities on a lot -by -lot basis]. A speaker observed how construction of the self -storage facility leaves only a small portion of the developable commercial square footage to be developed on a large portion of the subject property. Statements found in the "permitted uses" section of the draft PUD exhibit read as though the self -storage facility is limited/allocated to the additional 100,000 commercial sq. ft. proposed. But this is not the case, as the already -approved self -storage facility square footage has been allocated from the original 150,000 sq. ft. The developers would find themselves in a predicament [with this PUD provision, or the amount of developable space remaining] if the additional commercial square footage is not approved. Another speaker pointed out the length of time this —12— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. partially -developed property had sat idle, and asked about the possibility of another lengthy period of inactivity [which should not occur if the new uses and additional square footage are approved]. A speaker voiced concerns over the proposed strip commercial centers for parcels fronting Vanderbilt Beach Road, and how the front of these buildings will face this roadway; while the back of the buildings will face the east -west Vanderbilt way — internal to the property. This leaves a similar set of issues [posed by traffic circulation areas situated behind businesses located on the south half of the property, including driveways, parking areas, back -side entries and delivery and services' activities] to address and resolve, or to remain another item of opposition. A speaker revisited the traffic circulation issue to and from Collier Boulevard and Vanderbilt Beach Road. Any signalization or other changes at Pristine Drive and Buckstone Drive affects the individual Wolf Creek communities, Mission Hills, and undeveloped lands to the north. Much discussion took place about how future eastbound Vanderbilt Beach Road traffic will be limited to northbound left turns at the Pristine Drive signal or, to crossing Collier Boulevard to U-turn to become westbound, crossing Collier Boulevard again, to then make northbound right turns at Buckstone Drive. Using Collier Boulevard adds further inconvenience and distance to access these areas from Vanderbilt Beach Road. Another speaker characterized this as making a bad traffic situation worse. Speakers asked the application team to communicate with them more and consider holding discussion meetings with the neighbors [agreeable to application team], and emphasized the importance of getting and staying involved. Nearly everyone in attendance [by show of hands] expressed opposition to the proposed changes. The meeting was completed by 7:15 p.m. NIM summary minutes, prepared by the application team, are included in this petition package. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] [The application team presented information to more than 35 residents during a November 9 meeting with the Black Bear Ridge Property Owners Association. This presentation was held as a courtesy to inform the neighbors of the changes to the application, and did not serve as an additional NIM.] Following the applicant's November 9, 2016, informational presentation and revised resubmittal, the Comprehensive Planning Section of the Zoning Division received a petition with 119 signatures and 115 individual letters from nearby residents stating their objections and concerns. These materials have been copied and are provided as an appendix to this Staff Report. In summary, these materials address the following main points: • Proposed changes [are] out of character with the intents and purposes of Subdistrict; • Increased commercial square feet [and project's] ability to mitigate for associated noise and light; • Types of businesses allowed, redundancy with uses in Mission Hills; • Prohibition on fast food restaurants, drive-through establishments [and project's] ability to handle vehicular stacking/traffic; • Clarity [needed] regarding uses at the self -storage facility; • Increased buffering [needed] along the northerly property line; • Traffic congestion attributable to increased commercial density; and, —13— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. • Uncertainty and restrictions on future changes, effect on property values. FINDINGS AND CONCLUSIONS: The following findings and conclusions result from the reviews and analyses of this request: • A number of documents submitted with this application confirm that the 150,000 overall maximum square footage and the 60,000/90,000 office/retail square footage split were requested [by the original 2003 GMP amendment application] but did not carry over to the adoption ordinance. • The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. • The impact from the development on the environment does not pose concerns. • This amendment effects no known historic or archaeological sites. • Documentation submitted confirms that small pieces of land have been dedicated to the County, thereby reducing the size of the property from original 15.88 acres to 14.49 acres. • The property is presently zoned "Carolina Village Mixed Use PUD" and the site is partially developed with a self -storage facility, building pads, infrastructure, street improvements, etc. • The property is presently designated in the GMP for commercial development. This application increases commercial square feet within an existing commercially -designated site; the net effect is an increase of 50,000 sq. ft. of building floor area, and removal of the previously -requested commercial split of 60,000 sq. ft. for offices and 90,000 sq. ft. for retail — which did not carry over. • Based on data and analysis submitted for the supply of, and demand for, existing and potential commercial development within the study area for the subject property, the need for the additional commercial floor area contemplated by this amendment has been demonstrated. This location fulfills the localized need to provide convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas. • Correlating amendments to the Carolina Village Mixed Use PUD may be submitted subsequent to, or concurrent with, the Adoption phase of this GMPA application. 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 Section 163.3177(6)(a)2. and 8., Florida Statutes. This staff report was reviewed by the County Attorney's Office on January 30, 2017. [HFA C] [Remainder of page intentionally left blank] —14— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition CP -2015-2 /PL20150002167 to the Board of County Commissioners with a recommendation of approval of the petition with 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 S4r ,,.I, three g are deleted — as proposed by petitioner; words double underlined are added, wordsare deleted — as proposed by gl.staff. 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict This Subdistrict is located in the northwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, consisting of approximately 47.94 acres, comprised of 33.45 acres of land for the existing area and 45.88 14.49 acres of land for the expansion area, as depicted on the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map. The intent of the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas, as well as to promote mixed-use development (residential uses over commercial uses). The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict will reduce driving distances for neighboring and Golden Gate Estates residents, assist in minimizing the road network required, and reduce traffic impacts in this part of Collier County. This Subdistrict is further intended to create a neighborhood focal point and any development within this Subdistrict will be designed in a manner to be compatible with the existing and future residential and institutional development in this neighborhood. ' 000 squape feet e gross leasable fleer areaTranspertatiGR Pursuant te PGIOGY 1. 1.2 ef the Collier County Capital 1 rnprevemeRt EleMeRt and PGIMGY 5.1 ef the Element, develepmeRt and design standards te eRSYre that all GeMmerGial uses will be GOMpatible wit4 ReighbeFiRg resideRtial and 'RStitYtiGRaI uses. in additieR te retail uses and other uses permitted finaRGial Plan, institutions, permitted. Within the 15.88 aGre e the following Iand uses shall Ret be e e pumps, fast feed restaurants with drive threugh , and fire To eRGOUrage mixed use prejeGtS, this SubdiStFiGt also permits residential development wheR leGated on a mixed LAse lbuildiRg (resideRtial uses ever GemmerGial uses). SUGh residential ' the preien4 is used in naIG dating residential densi41i i i —15— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Agenda Item 9. Retail uses shall be limited te single story. FiRaRG'al serViGes and effiGes shall be limited te three stories. A GGmbinatiGR ef these uses iR a GiRgle build'Rg fiRaRG'al SeFVIGes andiGF OffiGeG over retail uses shall be i'moted te three stories. Also, mixed use build'RgS, GeRtaiRiRg resideRtial uses ever GOFRrRerGial uses, shall be limited to three stories. All PrORG'pal buildiRgS shall be se DeVeIGPMeRt withiR eaGh pPGj8Gt er yet te be established PUD DiStFiGt shall be required to have To encourage mixed use projects, this Subdistrict also permits residential development when located in a mixed-use building (residential uses over commercial uses). Such residential development is allowed at a maximum density of 16 dwelling units per acre; the gross acreage of the aroiect is used in calculatina residential densitv. Retail uses shall be limited to single -story. Financial services and offices shall be limited to three stories. A combination of these uses in a single building - financial services and/or offices over retail uses — shall be limited to three stories. Also, mixed-use buildings, containing residential uses over commercial uses, shall be limited to three stories. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height. Development within each prosect or yet to be established Planned Unit Development (PUD1 District shall be required to have common site, signage and building architectural elements. Each project or PUD District shall provide for both pedestrian and vehicular interconnections with abutting properties, where feasible_ Rezonings are encouraged to be in the form of a PUD zoning district, which must contain development and design standards to ensure that all commercial uses will be compatible with neighboring residential and institutional uses. In addition to retail uses and other uses permitted in the Plan, financial institutions, business services, and professional and medical offices shall be permitted. A total of 400,000 square feet of gross leasable floor area is permitted within this Subdistrict as follows:: Development intensity for the existing area of this Subdistrict shall be limited to a maximum of 200,000 square feet of gross leasable floor area. Within the 14.49 -acre expansion area, 200,000 square feet of gross leasable floor area for commercial land uses is permitted. Of the square footage provided, up to 95,550 square feet may be for air conditioned and mini- and self -storage facilities. The remainder of the square footage may be for retail and office land uses_ The following land uses shall not be permitted_ gas stations, convenience stores with gas pumps, fast food restaurants with drive-through lanes, and tire stores. [Remainder of page intentionally left blank] —16— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict PREPARED BY: Agenda Item 9. DATE: CORBY SCHMIDT, AICP, PRINCIPAL PLANNER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: DATE: DAVID WEEKS, AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: DATE: MIKE BOSI, AICP, DIRECTOR, ZONING DIVISION APPROVED BY: RITA92I JAMES FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT APPROVED BY: DATE: DAVID S. WILKISON, DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT PETITION No.: CP -2015-2 / PL20150002167 Staff Report for the February 16, 2017, CCPC Meeting. NOTE: This petition has been scheduled for the March 28, 2017, BCC Meeting. —17— CP-2015-2 / PL20150002167 Vanderbilt Beach/Collier Boulevard Commercial Subdistrict DE DAVIDSON ENG I N EER IN C, www.davidsonengineering.com September 14, 2016 4365 Radio Road, Suite 201 • Naples, FL 34104 • P: (239) 434.6060 F: (239) 434.6084 MEMORANDUM TO: Corby Schmidt, AICP — Collier County Growth Management Fred Reischl, AICP — Collier County Growth Management FROM: Jessica Harrelson, Senior Project Coordinator REVIEWED BY. Frederick Hood, AICP, Senior Planner RE: Vanderbilt Commons PUDA - PL20150002166; GMPA - PL20150002167 / CP -2015-2 Neighborhood Information Meeting — Meeting Notes A Neighborhood Information Meeting was held on Wednesday, September 7th, 2016 at the Collier County Vineyards Community Park, located at 6231 Arbor Blvd W, Naples, 34119. The following individuals associated with the review and presentation of the project were present: • Frederick Hood, Davidson Engineering, Inc. • Josh Fruth, Davidson Engineering, Inc. • Jessica Harrelson, Davidson Engineering, Inc. • Jenna Woodward, Davidson Engineering, Inc. • Megan Polk, Davidson Engineering, Inc. • Bruce Anderson, Cheffy Passidomo • Corby Schmidt, Collier County • Fred Reischl, Collier County Fred Hood started the meeting by making a presentation, reading the following: Introduction: o Good evening. My name is Fred Hood with Davidson Engineering. I am the land development consultant representing the applicant Vanderbilt Commons, LLC for a Growth Management Plan Amendment (GMPA) and a Planned Unit Development Amendment (PUDA) application. o Per the land development code, tonight's meeting will be recorded. At the end of my presentation I will be happy to answer any questions you may have about the rezone. Page 1 of 8 DE DAVIDSON E N G I N E E R I N G o Here with me tonight is Bruce Anderson with Cheffy Passidomo (our land use attorney and co -agent for the PUDA and GMPA applications), Josh Fruth, Jenna Woodward and Jessica Harrelson with Davidson Engineering (project engineers and project coordinator) and George Vuko with Welsh Properties, the applicant and developer. o Corby Schmidt and Fred Reischl with the Collier County Growth Management Department are also in attendance tonight and are the reviewing planners for Collier County. Size and Location: o The subject property is approximately 14.5 acres and is located immediately north of Vanderbilt Beach Road about 1/4 of a mile west of Collier Boulevard. The property has frontage along Vanderbilt Beach Road, Pristine and Buckstone Drives; with internal access provided from Vanderbilt Way which bisects the property per an existing and approved plat. o Along the western boundary, there is developed and undeveloped property within the Falls of Portofino residential development within the Wolf Creek RPUD zoning across the Pristine Drive right - of way. Preserve for the Black Bear Ridge residential community, also within the Wolf Creek RPUD, is situated along northern boundary of the subject property. To the immediate east is Buckstone Drive with the commercially zoned and developed Mission Hills CPUD across the Buckstone right-of-way. To the south of the subject property is Vanderbilt Beach Road right-of-way with Estates zoned properties (developed and undeveloped) beyond. Purpose of the GMPA and Rezone: o As I noted earlier, there are two parts to the land use entitlement of the subject property. o The Growth Management Plan describes the vision for the future of the County to ensure that all lands are developed in a manner that makes sense and consistent with the goals and objectives that Collier County has determined for its future. o The PUD defines the development and design standards as well as the commitments outlined as part of the zoning for the specific Vanderbilt Commons property. o Because we are requesting to add the previously excluded land uses in the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict to the PUD (thereby making them permitted uses), not only do we need to change the zoning, we are required to amend the future land use of the subject property. The GMPA process is the application that allows that change to the future land use. o The uses allowed in the current PUD are typically permitted in the C-3 and C-4 commercial Districts as outlined by the LDC. o Per the land development applications in for review with Collier County, the applicant is requesting to make the following changes and or additions: Page 2 of 8 DE DAVIDSON E N G I N E E R I N G ■ Amend the future land use element to revise the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict of the Urban Mixed -Use District, identified in the Collier County Growth Management Future Land Use Element, to remove an outdated development restriction imposed to address transportation impacts that have been resolved; ■ Revise certain provisions specific to the 15.88 -acre "expansion area" of the 49.33 -acre Subdistrict; ■ Update the acreage in the PUD to show a reduction, from 15.88 acres to roughly 14.5 acres, to reflect portions of Pristine & Buckstone Drive ROWS being deeded to Collier County; ■ Remove excluded uses to allow gas stations, convenience stores with gas pumps, fast food restaurants with drive through lanes and tire stores; ■ Remove mixed residential -over -commercial uses; ■ To correct a scrivener's error that omitted the previously approved square footage (150,000); ■ Add an additional 100,000 square feet (to the existing permitted 150,000 square feet) for the self - storage land use; ■ And to include indoor self -storage as an allowed use. ■ Amending the Carolina Village MPUD to change the name of the PUD to "Vanderbilt Commons CPUD"; ■ Replace the PUD master plan with an updated "conceptual master plan"; ■ Permit a deviation from Land Development Code (LDC) Section 5.03.02 H.1.b, in order to remove the requirement to place a wall 4 feet in height a minimum of 3 feet from the rear of the right-of- way landscape buffer line of Vanderbilt Beach Road; and ■ Reduce the 20 -foot perimeter landscape buffers to the widths as required by the LDC as the property is no longer 15 acres. Impacts and Summary of the GMPA and Rezone: o The land use and square footage additions to the PUD and GMP, as outlined previously, have been analyzed through the traffic and utilities level of service studies provided to the County. It has been shown that the proposed developable square footage, at build -out, is not significant or adverse from a traffic generation or utilities consumption standpoint; and in some cases the impacts are less for the available infrastructure at this location. o The stormwater management system for the site has been approved by Collier County under PL20150001453. Therefore, no level of service issues is created by either of the proposed site build- out conditions with respect to surface water management. Page 3 of 8 DE DAVIDSON E N G I N E E R I N G o The proposed development, upon completion, will be served by Collier County Public Utilities. The previously proposed mixed-use development has been shown to be significantly higher than those created by the maximum conceptually proposed commercially developed site. With the development of a fully commercial development, less demands will be made on the existing water and sewer systems. o It should also be noted that these land use change requests do not propose revisions to the development standards of the commercial use areas identified per the PUD document, with the exception of the addition of development standards for the air conditioned and enclosed self -storage facility. The addition of development standards have been added to the PUD document in place of the residential standards; which are no longer applicable. o The updated Conceptual Master Plan for both the rezone and the growth management plan amendment, shows a development envelope for the property with required setbacks, buffers and on- site native preservation as required by the Land Development Code and the existing PUD document. o All required vehicular and pedestrian interconnections shall be adhered to with the development of any future projects on the property subject of this application. o The proposed self -storage and additional commercial land uses will result in increased development options for the subject property but will not cause any detrimental level of service to the surrounding area. QUESTIONS: 1. The building under construction will be self -storage? Is it being built without the proposed amendment? Response: Fred explains the Comparable Use Determination and how the self -storage facility was deemed comparable and compatible with the approved land uses within the existing PUD. 2. When was the additional 100,000 square feet added? Our community wasn't made aware of the additional square feet. Response: Fred explains the scrivener's error that occurred within the previous Growth Management Plan Amendment. 3. Do you still have a line that will be connected into Black Bear Ridge's (BBR) drainage system? Response: Fred responded that a connection to the BBR's drainage system is no longer proposed. 4. How will the site lighting be set up to not interfere with Black Bear Ridge? Response: Fred uses the conceptual site plan to show the site and explains his current knowledge of lighting on the site. He also explains that the back of the buildings will have wall -type sconces Page 4 of 8 DE DAVIDSON E N G I N E E R I N G and not light poles. 5. What are you proposing to do about traffic control within the development? We've had a problem with the private road being used as a "drag strip". Response: Fred and Josh Fruth both responded that typical traffic calming devices will be installed along the private right of way (stop signs, etc.). Also, that once the properties develop the opportunity for using the private right of way as a "drag strip" will no longer be available. Fred also mentioned they may add speed bumps to the private road. 6. Residents expressed concerns with traffic controls and ingress/egress onto Vanderbilt. Are you proposing a light at Buckstone? Response: Fred stated that a traffic light is not proposed at Buckstone but instead being proposed at Pristine. Fred also mentioned that out the County has plans to possibly close the access point from Buckstone to Vanderbilt. 7. BBR residents expressed opposition for the additional uses proposed for the PUD and increasing the intensity. The residents also expressed their concerns regarding traffic, safety, noise, pollution, lights, taxes and the potential negative impacts to their property values. The residents further inquired why the amendment is being requested? Response: Fred replied that the developer is just looking for the opportunity to explore different options. 8. Is there a specific tenant proposed at this time? Response: Fred answered that just the zoning is being sought and there are no specific tenants at this time. 9. What are the benefits to the BBR Community? Response: Fred replied the additional land uses being sought. 10. Where will the reduced landscape buffers be and where will the wall be eliminated? Response: Fred uses the conceptual site plan to indicate the landscape buffers and the location of the wall deviation. 11. A resident requests information on why "neighboring properties" are responsible for a portion of the roadway improvements. Response: Fred explains the recorded Third -Party Cost Sharing Agreement that was previously established. 12. Traffic control and issues were again discussed by several residents. Page 5 of 8 DE DAVIDSON E N G I N E E R I N G 13. Why is there a reduction in the landscape buffer being requested? Response: Fred replied that it is no longer required because the site does not meet the criteria in the Land Development Code for the buffer. He also states that it is the developer's right to request it. 14. Is there going to be an access road at the rear of the back lots/buildings? There is a road there now. Response: Fred answered that there is not an access road proposed in that location and explains that the existing road is for construction purposes only. Plans for access along the rear of lots could happen depending on the site development plan but are not proposed at this time. Fred uses the conceptual site plan to show the currently approved access points to the site. Fred later explains, per code, you have to be able to access three sides of the building. Corby Schmidt requests that everyone speak one at a time. 15. Why is there a reduction in the acreage on the site? Response: Fred explained the ROWS that were deeded to Collier County for both Buckstone and Pristine reduced the acreage on the site. 16. Explanation of the scrivener's error and when the PUD was approved? How was the self -storage facility approved? Response: Fred explained the 15.88 - expansion area of the GMP and the approved 150,000 square feet that was omitted from the text language. Fred also explained the Comparable Use Determination and that the self -storage facility was deemed comparable by Collier County, being viewed as more of a retail establishment than an office use. 17. If you don't get the approval for the additional square footage, does the self -storage facility take up all of the retail space, only leaving office space square footage? Response: Fred replied that was correct. 18. What are the next steps in the process and the timeframe? Response: Fred and Corby explain the hearing processes and timelines for both the PUDA and GMPA and the purpose of the Neighborhood Information Meeting. 19. If this is not approved, what will be the developer's options for retail space? How much remaining? Response: Fred replied about 50,000 square feet of retail space remains currently on site. Page 6 of 8 DE DAVIDSON E N G I N E E R I N G 20. Are they selling parcels off or will there be a single owner? Response: Fred uses the conceptual site plan to show the current plan of ownership/tenants. 21. Where are you going to have parking for the proposed two strip center buildings with the proposed 16 units? Response: Fred explained the parking standards for Collier County and how the site will meet the standards. 22. How do we express our concerns in an organized fashion? Response: Fred Reischl stated that emails, attendance to hearings, and phone calls would all be ways to express concerns. 23. Will this project drag out? Response: Fred replied that the developer is aggressively looking to develop the property. 24. Will the shopping centers have free standing units? Response: Fred uses the conceptual site plan to indicate that there will be two separate buildings for the shopping center. 25. Will these have retail on the first floor and offices on the second? Response: Fred replies that the shopping centers are currently only proposed to be one story. 26. Will you look at the rear of the buildings when driving east on Vanderbilt? Response: Fred responded that the front of the buildings would face Vanderbilt, and explains the landscape buffers. 27. If this change is approved, there could be more than one drive-thru? Response: Fred responds that there could potentially be more than one drive thru, but currently only one is proposed. 28. Has the proposed daycare gone away? Response: Fred replied that the daycare use has not been eliminated. 29. Is there a possibility of a movie theater? Response: Fred responded that a movie theater is a possibility but not feasible at this time. Page 7 of 8 DE DAVIDSON E N G I N E E R I N G 30. Are the proposed changes lot specific? Response: Fred answered that the changes are for the entire development. 31. Are there requirements for security cameras? Response: Fred replied security cameras are not a requirement but could be installed. 32. Will the preserve remain? Response: Fred answered the existing preserve will remain. He also explained the Type "A" landscape buffer requirement. 33. What is a Type "A" buffer? Response: Fred responded that he believed it was a 10 foot wide buffer with trees planted 30 feet on center and no shrubs required. 34. What triggers the traffic study? (More discussion regarding concerns with traffic & safety). Response: Fred replied that the residents need to contact Collier County regarding their concerns about existing intersections and traffic issues. Fred Reischl also replied and directed the residents to contact Collier County Staff with their concerns. Fred discusses the traffic impact statement that was prepared for the existing PUD and the proposed PUDA. 35. What are all of the roadway improvements that are part of the shared costs? Response: Fred responded that there is information on the costs within the third -party agreement. 36. Can you install a barrier of some sort along the back so we can't see headlights? Response: Fred replied that it would be looked at. Fred Reischl spoke more about the purpose of the Neighborhood Information Meeting and why they were instituted. 37. Is the recording of the meeting available to the public? Response: The recording becomes part of the public record and will be available. The meeting was adjourned at approximately 7:00p.m. End of memo. Page 8 of 8 VANDERBILT COMMONS NIM 9.7.2016 1) DAVIDSON F-NIC,lIII CER1NC-, ■ GMPA-PL20150002541 / CPSS-2015-4 and RZ-PL20140002642 Address• 6-3461M WIllerl m-, 41wq i0o, m7f44 ©N-11 lei E,_ •� ,.L ' • MENEM W — 4 N —� mWAR / i GMPA-PL20150002541 / CPSS-2015-4 and RZ-PL20140002642 VANDERBILT COMMONS NIM 9.7.2016 11 DAVIDS0N ENGINE E R I N G GMPA-PL20150002541 / CPSS-2015-4 and RZ-PL20140002642 U a s ••• -, - • - Elefflum . lj, ® � / MEN � ' ;' Wo GMPA-PL20150002541 / CPSS-2015-4 and RZ-PL20140002642 U a s VANDERBILT COMMONS NIM 9.7.2016 11 PAYDAVIDSON FN ialN FFR 1N C_ GMPA-PL20150002541 / CPSS-2015-4 and RZ-PL20140002642 6-7 Name Address Phone 37 2`l 7 3 l �3�� 38 �o �o ►-TGor�. �G, v0. Sia �� a 39 v G D CG V JZ5 min, 40 0AA ( ZZ AqLA WU44b 41 M/ v( VL — COZ .-/ 42 �43 � �( 44 45 46 47 48 49 50 51 52 53 54 GMPA-PL20150002541 / CPSS-2015-4 and RZ-PL20140002642 6-7 0115 MPUD GOLDEN GATE FIRE DISTRICT RPUD PALERMO STATION COVE RPUD UA CU MPUD WOLF SONOMA CREEK OAKS RPUD R1 PUD UD MISSION HILLS CAROLINA MPUD LANDWALK VILLAGE SITE LOCATION E Location Map Zoning Map Petition Number: PUDA - PL -2015-2166 �0-5 �� p Vanderbilt Beach RD ZRo.A E PROJECT LOCATION o mGolden Gate BLVD W ��xE.a i tU O D J m c c� O J Pine pidrip RD 0115 MPUD GOLDEN GATE FIRE DISTRICT RPUD PALERMO STATION COVE RPUD UA CU MPUD WOLF SONOMA CREEK OAKS RPUD R1 PUD UD MISSION HILLS CAROLINA MPUD LANDWALK VILLAGE SITE LOCATION E Location Map Zoning Map Petition Number: PUDA - PL -2015-2166 In the Know: Restaurants, retail coming to new center on Vanderbilt Beach Road 2016 Vanderbilt Commons retail center will include more than 30 units fronting Vanderbilt Beach Road just west of Collier Boulevard. (Photo: Welsh Companies Florida) 346 CONNECTTWEET 6 LINKEDIN I COMMENTEMAILMORE Q: What is being built on that strip of vacant land just east of Island Walk and west of Tuffy (Tire and Auto Service Center) on Vanderbilt Beach Road? After laying quiet for many years, there is now a lot of movement on that parcel of land. John W. Zasoba, North Naples A: What you see being built is merely the beginning of what is planned by this time next year for Vanderbilt Commons, a new commercial development with restaurant, retail and medical space. A proposed retail center fronting Vanderbilt Beach Road just west of the shopping center on Collier Boulevard anchored by Winn-Dixie, Vanderbilt Commons will include more than 30 units, said George Vukobratovich, president/broker of Welsh Companies Florida. Welsh, a Naples -based commercial real estate firm, will own and operate the new retail center, Vukobratovich said."This is a big project," he said. "We're invested in this, our company, our investors. We are going to own it and operate it." Vanderbilt Commons retail center will be built fronting Vanderbilt Beach Road just west of Collier Boulevard. Midgard Self Storage's three-story warehouse is under construction at the rear of the property. (Photo: Tim Aten/Naples Daily News) The first phase — a nearly 35,000 -square -foot, one-story strip center — is targeted for completion in the first quarter of 2017. The second phase a nearly 37,000 -square -foot strip center that practically mirrors the first — is scheduled for completion in the third quarter of next year. "We want Phase 2 to come on line maybe a year from now, maybe sooner if we can do it," Vukobratovich said. Midgard Self Storage, under construction on more than 2 acres on the northwest corner of Vanderbilt Commons, will be a 95,550 -square -foot, three-story, climate -controlled miniwarehouse. A conceptual sketch of Midgard Self Storage, the first business under construction in Vanderbilt Commons, a commercial project on Vanderbilt Beach Road west of Collier Boulevard. (Photo: Patrick M. Pillot Architect Inc.) "That was the first stage of selling a piece of that property, but it's not anything to do with the retail that's going across the front," Vukobratovich said. The two strip centers, in line on 6.5 acres along Vanderbilt Beach Road, will have about 16 units of varying sizes. The intention is to open three restaurants in each building, but no more," Vukobratovich said. "We are going to be part of trying to do a good mix of local tenants and also national tenants," he said. "That creates a synergy that makes a center work." The only tenant specifically named so far is CPR Cell Phone Repair Naples, a company that repairs cellphones, computers and other electronic devices. Another CPR location operates on Radio Road in East Naples. "That's a very needed service out there," Vukobratovich said. Although none of the restaurants were named, the endcap on the eastern edge of the second phase is planned for a drive-thru window. "We don't have that signed yet, but that's there," Vukobratovich said. Other businesses expected to sign on include a pet store, nail salon, hair salon and a cellphone provider. The project has medical zoning, as well, Vukobratovich said."We anticipate some medical services," he said. 5caandi�r Eps� E:�1n►p#ion - �ildin� Architectural renderings show the first retail center proposed for Vanderbilt Commons, a retail center coming to Vanderbilt Beach Road west of Collier Boulevard. (Photo: Don Stevenson Design) The exterior of the strip center is planned to have an Old Florida look, with shell rock stone on the face of part of the buildings. "We are going to do some things we know fit our environment, our community," Vukobratovich said. "This site is really going to serve the local community." Because Vanderbilt Beach Road doesn't have an Interstate 75 interchange, as do neighboring Pine Ridge and Immokalee roads, it lacks the businesses necessary to serve residents in that fast- growing area. Vanderbilt Commons is one of the first commercial centers designed to serve local residents driving west from Golden Gate Estates, Vukobratovich said. "The amount of rooftops coming out there will blow your mind. It's unbelievable," he said. Immediately to the east of the self -storage business will be a water retention area. To the east of the pond are two lots, each more than 1 acre, for future development. This northeast corner is directly behind the second strip center. Vanderbilt Commons will occupy more than 14 acres bordered to the east by Mission Hills shopping center, to the west by The Falls of Portofino townhomes, and to the north by preserve area for the Black Bear Ridge subdivision. At one time planned to be the Carolina Commons condominium complex, the project's scope changed overtime from a residential neighborhood to a mixed-use project to a solely commercial development. RESOLUTION NO. 17- 72 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 TO REVISE THE VANDERBILT BEACH/COLLIER BOULEVARD COMMERCIAL SUBDISTRICT OF THE URBAN MIXED USE DISTRICT TO ADD THE PREVIOUSLY REQUESTED 150,000 SQUARE FEET OF COMMERCIAL LAND USES FOR THE 14.492 ACRE TRACT PER PETITION NO. CP -2003-1; TO ADD 50,000 SQUARE FEET OF GROSS LEASABLE FLOOR AREA TO THE EXISTING 200,000 SQUARE FEET OF COMMERCIAL LAND USES AND THE PREVIOUSLY REQUESTED 150,000 SF OF COMMERCIAL LAND USES FOR A TOTAL OF 400,000 SQUARE FEET OF GROSS LEASABLE FLOOR AREA OF COMMERCIAL LAND USES; TO REMOVE A DEVELOPMENT RESTRICTION RELATED TO TRANSPORTATION IMPACTS; TO AMEND AND RE -ORDER THE TEXT; AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT SUBDISTRICT IS 47.94± ACRES AND LOCATED ON THE NORTH SIDE OF VANDERBILT BEACH ROAD AND APPROXIMATELY % MILE WEST OF COLLIER BOULEVARD IN SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PL20150002167/CP-2015-2] 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, Petitioner, Vanderbilt Commons, LLC, has initiated this amendment to the Future Land Use Element; and WHEREAS, on February 16, 2017, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it [15 -CMP -00959] 138 PL20150002167/CP-2015-2 Page 1 of 2 3/15/17 Words underlined are added, words* ti^'�roug= have been deleted. :r by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, on April 11, 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 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 A 32017. '.... BOARD OF COUNTY COMMISSIONERS ATTEST: DWIGHT E. BROC CLERK Attest as O', Chaimwvj' ybepu `y le —" signature on1�. Appr ved as to form an egality: Heidi Ashton-Cicko 3 ` Managing Assistant County Attorney Attachment: Exhibit "A" — text [15 -CMP -00959] 138 PL20150002167/CP-2015-2 Page 2 of 2 3/15/17 COLL E LINTY, FLORIDA BY: Pe aylor, C611an Words underlined are added, words struck through have been deleted. EXHIBIT "A" FUTURE LAND USE ELEMENT Urban Mixed Use District 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict P L20150002167/C P-2015-2 [Page 37] (Paragraphs are re -arranged) This Subdistrict is located in the northwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, consisting of approximately 47.94 acres, comprised of 33.45 acres of land for the existing area and 15.88 14.49 acres of land for the expansion area, as depicted on the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map. The intent of the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict is to provide convenient shopping, personal services and employment for neighboring and Golden Gate Estates residential areas, as well as to promote mixed-use development (residential uses over commercial uses). The Vanderbilt Beach/Collier Boulevard Commercial Subdistrict will reduce driving distances for neighboring and Golden Gate Estates residents, assist in minimizing the road network required, and reduce traffic impacts in this part of Collier County. This Subdistrict is further intended to create a neighborhood focal point and any development within this Subdistrict will be designed in a manner to be compatible with the existing and future residential and institutional development in this neighborhood. Words underlined are added; words struck through are deleted. PI -20150002167/C P-2015-2 PUD D46tF*Gt 6hall prGvide for both pedestrian and vehmG61laF mnteFGGRReGtiqR6 with abutting properties. To encourage mixed use projects, this Subdistrict also permits residential development when located in a mixed-use building (residential uses over commercial uses). Such residential development is allowed at a maximum density of 16 dwelling units per acre; the gross acreage of the project is used in calculating residential density. Retail uses shall be limited to single -story. Financial services and offices shall be limited to three stories. A combination of these uses in a single building — financial services and/or offices over retail uses — shall be limited to three stories. Also, mixed-use buildings, containing residential uses over commercial uses, shall be limited to three stories. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of buildinq height. Development within each project or yet to be established Planned Unit Development (PUD) District shall be required to have common site, signage and building architectural elements. Each project or PUD District shall provide for both pedestrian and vehicular interconnections with abutting properties, where feasible. Rezonings are encouraged to be in the form of a PUD zoning district, which must contain development and design standards to ensure that all commercial uses will be compatible with neighboring residential and institutional uses. In addition to retail uses and other uses permitted in the Plan financial institutions, business services, and professional and medical offices shall be permitted. A total of 400,000 square feet of gross leasable floor area is permitted within this Subdistrict as follows: Development intensity for the existing area (Mission Hills Planned Unit Development) of this Subdistrict shall be limited to a maximum of 200,000 square feet of gross leasable floor area. Within the 14.49 -acre expansion area 200,000 square feet of gross leasable floor area for commercial land uses is permitted. The following land uses shall not be permitted: gas stations, convenience stores with gas pumps fast food restaurants with drive-through lanes, and tire stores. Words underlined are added; words StrUGk through are deleted.C/� N LUz J a O W J a a z f` r- 0 N N N w m 2 W 0 z Q Lf) z . v LU to NOTICE OF PUBLIC HEARING. - NOTICE OF INTENT TO CONSIDER ORDINANCE(S) Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on December 12 2017 commencing at 9:00 a.m., in the Board of County Commissioners Chamber, Third Floor, Collier County Government Center, 3299 E. Tamiami Trail, Naples, FL The purpose of the hearing is to consider: AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDERBILT L�RBOULSPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT IYITII�D USE DISTRIEVISE THE CT T ADD THE PREVIOUSLY REQUES'T'ED EVARD COMMERCIAL SUBDISTRICT OF THE URBAN 150,400 SQUARE FEET OF COMMERCIAL LAND USES FOR THE 14.492 ACRE TRACTA O THE EXISTING ZOOI000 SQUARE ON NO. CP - 2003 -1; TO ADD 50,000 SQUARE FEET OF GROSS LEASABLE FLOOR � FEET OF COMMERCIAL LAND USES AND THE PREVIOUSLY REQUESTED 150,000 SF OF CONIlVIERL� USES FOR A TOTAL OF 4009000 SQUARE FEET OF GROSS LEASABLE FLOOR AREA OF COMMSR IAL USES; TO REMOVE A DEVELOPMENT RESTRICTION RELATED �TOOTR�SP�OROp�D ��ME�S TO THE ND AND RE -ORDER THE TEXT; AND PROVIDING FOR TRANSMITTAL PROVIDING FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PR AC�ING� LOCATED ONI1'SE NORTH SIDE OF AN EFFECTIVE DATE. THE SUBJECT SUBDISTRICT IS 47.94 VANDER.BILT BEACH ROAD AND APPROXIMATELY'/ MILE 'WEST OF COLLIER BOULEVARD IN SECTION 349 TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PL20150002167] AN ORDINANCE OF' BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2005-19, THE CAROLINA VILLAGE PLANNED UNIT DEVELOPMENT BY CHANGING NAME OF THE PLANNED UNIT DEVELOPMENT TO VANDERBILT COMMONS PUD; BY ADDING 50,000 SQUARE FEET OF GROSS LEASABLE AREA FOR A TOTAL OF 200,000 SQUARE FEET OF GROSS LEASABLE AREA FOR COMMERCIAL USES; BY DECREASING THE MAXIMUM NUMBER OF DWELLING UNITS FROM 64 TO 58 a DWELLING UNITS; BY REVISINGTHE LEGAL DESCRIPTION AND REDUCING THE ACREAGE OF THE PUD FROM f 15.88 ACRES TO 14.49 ACRES; AND PROVIDING AN EFFECTIVE DATE. THESUBJECTR�D PROPERTY, � CONSISTING OF 15.8+/- ACRES, IS LOCATED ON THE NORTH SIDE OF VANDE 1/4 MILE EAST OF COLLIER BOULEVARD IN SECTION 34, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PUDA PL20150002166] i lmmokalee RD PROJECT 0 1 LOCATION J m 1 CD =75 0 U o Vanderbilt Beach RD C J 0° Golden Gate BLVD W ca .> o Pine Ridge RD w E S 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 Department, Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, I 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 Comprehensive Planning Section of the GMD Department, Zoning Division. Written comments filed with the Clerk to the Board's Office prior to December 12, 2017 will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Board of County Commissioners with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA PENNY TAYLOR, CHAIRMAN DWIGHT E. BROCK, CLERK By: Martha Vergara, Deputy Clerk (SEAL) ND -1826069 November 22, 2017 L