Agenda 03/10/2015 Item #17B 3/10/2015 17.B.
EXECUTIVE SUMMARY
Recommendation to review and approve (adopt) the 2013 Cycle 2 Growth Management Plan
Amendment— Immokalee big box store project. (Adoption Hearing) (Companion to PUD rezone
petition PUDZ-PL20130001241, SR29 Commercial Planned Unit Development(CPUD)).
OBJECTIVE: For the Board of County Commissioners (BCC) to review the 2013 cycle 2
amendment to the Collier County Growth Management Plan (GMP) and consider approving
(adopting) said amendment for transmittal to the Florida Department of Economic Opportunity
(Immokalee big box store petition).
CONSIDERATIONS:
• Chapter 163, F.S., provides for an amendment process for a local government's adopted
Growth Management Plan.
• Resolution 12-234, provides for a public petition process to amend the Collier County GMP.
• For this Adoption hearing,the sole petition in the 2013 cycle 2 of GMP amendments is being
considered, that being petition PL20130001345/CP-2013-8, Immokalee big box store.
• 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,
comprising the 2013 cycle 2 of GMP amendments, on April 29, 2014. The BCC held its
transmittal hearing on June 24, 2014. The respective transmittal hearings
recommendations/actions are contained in the CCPC adoption hearing Staff Report.
• The CCPC held its adoption hearing on January 15, 2015. The staff and CCPC adoption
hearing recommendations are presented further below.
• The Comments Letter from the Florida Department of Economic Opportunity (DEO), dated
August 4, 2014, indicated "no comment" within the Agency's authorized scope of review.
Similarly, Comments Letters from the Florida Department of Environmental Protection,
Florida Fish and Wildlife Conservation Commission, Florida Department of State, Division
of Historic Resources, and South Florida Water Management District all indicated either "no
comments" or "no concerns" within those Agencies' authorized scope of review. The
Florida Department of Transportation (FDOT) provided the following comments
[summarized by staff]: (1) a portion of S.R. 29 is projected to operate at adverse conditions
(LOS E) by 2019 with the proposed project, and certain segments of S.R. 29 and S.R. 82 are
projected to operate at adverse conditions (LOS E) during the FDOT's 2035 long term
planning time frame — however, FDOT's comments indicate that the proposed project may
proceed as planned, due to programmed improvements for S.R. 29 and S.R. 82 within the
Department's Five Year Work Program; and, (2) the project is subject to FDOT's Access
Management standards for S.R. 29. The remaining reviewing agencies did not provide a
Comment Letter. All review agency Comments Letters received are contained in the back-up
materials.
• This adoption hearing considers an amendment to the Immokalee Area Master Plan (IAMP)
text and Future Land Use Map (FLUM).
This petition requests an amendment to the Immokalee Area Master Plan Element and Future
Land Use Map to: 1) change the designations of a +24.99 acre site from Urban Mixed Use
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District, Neighborhood Commercial Subdistrict (±19.07 acres), Low Residential Subdistrict
(±5.72 acres), and High Residential Subdistrict (±.20 acres), to the Urban Commercial District,
S.R. 29 and Jefferson Avenue Commercial Subdistrict; and, 2)provide that this site would not be
subject to architectural and site design standards or sign standards of the Land Development
Code (LDC), rather be allowed to establish such standards in a Planned Unit Development
(PUD) zoning district for this site. The proposed project site is located at the northwest corner of
Westclox Street and S.R. 29, within Section 29, Township 46 South, Range 29 East, Immokalee.
Staff analysis of this petition is included in the CCPC Transmittal Staff Report.
LEGAL CONSIDERATIONS: This item is approved as to form and legality. An affirmative
vote of four is needed for adoption and transmittal to DEO. --HFAC
FISCAL IMPACT: There will be no fiscal impacts to Collier County as a result of approving
this petition.
GROWTH MANAGEMENT IMPACT: This is an adoption public hearing for the sole
petition in the 2013 cycle 2 of amendments to the Collier County Growth Management Plan.
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 package is 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 BCC 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: The site of petition PL20130001345/CP-2013-8 is partially
vegetated, and a portion of the site is used for agricultural purposes (grazing); there are no listed
plant and/or animal species occurring on site. Further, as part of the process of obtaining
subsequent development orders (e.g. site development plan), this site will be subject to all
applicable local, state and federal environmental protection regulations, including applicable
portions of the Conservation and Coastal Management Element of the Growth Management
Plan, and the Collier County Land Development Code.
HISTORICAL/ARCHAEOLOGICAL IMPACT: This petition site is not identified on the
County's Historical/Archeological Probability Maps as being in an area of historical or
archaeological probability. Communications from the Florida Department of State, Division of
Historical Resources, indicates no significant archaeological or historical sites recorded for, or
likely to be present within, the petition site.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION: That the CCPC forward petition PL20130001345/CP-2013-8 to the Board with
a recommendation to adopt and transmit to the Florida Department of Economic Opportunity.
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COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The Collier
County Planning Commission held its required Adoption public hearing on January 15, 2015.
The CCPC voted unanimously to forward the subject petition to the BCC with a recommendation
to adopt and transmit to the Florida Department of Economic Opportunity. There were no public
speakers.
STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS:
Same as to the CCPC—to adopt and transmit petition PL20130001345/CP-2013-8 to the Florida
Department of Economic Opportunity.
Prepared by: David Weeks, AICP, GMP Manager, Comprehensive Planning Section, Planning
& Zoning Department, Growth Management Division
Attachments:
1) CCPC Adoption Staff Report
2)Adoption Ordinance with Exhibit"A"text and map
3)DEO and State Agency Review Letters
4) CP-2013-8 BCC_Trans
5) CCPC Transmittal Staff Report
6)NIM Minutes
7)Approved Transmittal Resolution
8) Complete application and documentation are available at:
http://www.colliergov.net/ftp/AgendaMarch1015/GrowthMgmt/Binder-IBCGMPA March 10-
2015 BCC Hearing Packet.pdf
9) Staff-Applicant Correspondence
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.17.B.
Item Summary: Recommendation to review and approve (adopt)the 2013 Cycle 2
Growth Management Plan Amendment- Immokalee big box store project. (Adoption Hearing)
(Companion to PUD rezone petition PUDZ-PL20130001241, SR29 Commercial Planned Unit
Development (CPUD)).
Meeting Date: 3/10/2015
Prepared By
Name: KendallMarcia
Title:Planner, Senior, Comprehensive Planning
2/11/2015 1:00:07 PM
Approved By
Name: PuigJudy
Title: Operations Analyst,Community Development&Environmental Services
Date: 2/12/2015 9:16:11 AM
Name: BosiMichael
Title: Director-Planning and Zoning, Comprehensive Planning
Date: 2/12/2015 2:08:53 PM
Name: AshtonHeidi
Title: Managing Assistant County Attorney, CAO Land Use/Transportation
Date: 2/24/2015 9:57:12 AM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Planning
Date: 2/25/2015 9:17:02 AM
Name: KlatzkowJeff
Title: County Attorney,
Date: 2/25/2015 1:44:44 PM
Name: IsacksonMark
Title: Division Director-Corp Fin&Mgmt Svc, Office of Management&Budget
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Date: 3/2/2015 9:25:31 AM
Name: OchsLeo
Title: County Manager,County Managers Office
Date: 3/2/2015 5:10:03 PM
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION, PLANNING
AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION
HEARING DATE: JANUARY 15, 2015
SUBJECT: 2013 CYCLE 2 GROWTH MANAGEMENT PLAN AMENDMENTS — PETITION
PL20130001345/CP-2013-8 ONLY (ADOPTION HEARING) [Companion to Petition
PUDZ-PL20130001241]
ELEMENTS: IMMOKALEE AREA MASTER PLAN (TAMP) AND !AMP FUTURE LAND USE MAP
Transmittal hearings on this amendment were held on April 29, 2014 (CCPC, Collier County Planning
Commission) and June 24, 2013 (BCC, Board of County Commissioners). The Transmittal
recommendations are presented further below.
Within the CCPC binder you will find the Transmittal Executive Summary from the June 24, 2013 BCC
hearing and certain attachments referenced therein; the Transmittal CCPC Staff Report that provides
staffs detailed analysis of the petition; and, the petition Ordinance with Exhibit "A" text and Future
Land Use Map which was approved by the BCC for transmittal.
REVIEW AGENCY COMMENT LETTERS
After review of the transmitted Growth Management Plan (GMP) amendment, the Florida Department
of Economic Opportunity (DEO) rendered its Comment Letter indicating "no comment" within the
Agency's authorized scope of review, as did the Florida Department of Environmental Protection,
Florida Fish and Wildlife Conservation Commission, Florida Department of State, Division of Historic
Resources, and South Florida Water Management District. The Florida Department of Transportation
(FDOT) provided the following comments [summarized by staff]: (1) a portion of S.R. 29 is projected
to operate at adverse conditions (LOS E) by 2019 with the proposed project, and certain segments of
S.R. 29 and S.R. 82 are projected to operate at adverse conditions (LOS E) during the FDOT's 2035
long term planning time frame — however, FDOT's comments indicate that the proposed project may
proceed as planned, due to programmed improvements for S.R. 29 and S.R. 82 within the
Department's Five Year Work Program; and, (2)the project is subject to FDOT's Access Management
standards for S.R. 29. The remaining reviewing agencies did not provide Comment Letters. The
Comment Letters received are located within the CCPC binder.
PROPOSED AMENDMENT, PETITION PL-201300001345/CP-2013-8
Petition requesting an amendment to the Immokalee Area Master Plan Element and Future
Land Use Map to: 1) change the designations of a +24.99 acre site from Urban Mixed Use
District, Neighborhood Commercial Subdistrict (±19.07 acres), Low Residential Subdistrict
(±5.72 acres), and High Residential Subdistrict (±.20 acres), to the Urban Commercial District,
S.R. 29 and Jefferson Avenue Commercial Subdistrict; and, 2) provide that this site would not
be subject to architectural and site design standards or sign standards of the Land
Development Code (LDC), rather be allowed to establish such standards in a Planned Unit
Development (PUD) zoning district for this site. The proposed project site is located at the
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northwest corner of Westclox Street and S.R. 29, within Section 29, Township 46 South, Range
29 East, Immokalee.
With the requested re-designation, the S.R. 29 and Jefferson Avenue Subdistrict would be expanded
to add the subject ±24.99 acres and the property would become eligible for all land uses and
intensities within the Subdistrict — all permitted and conditional uses of the C-1 through C-4 zoning
districts of the LDC, including a large format retailer such as Wal-Mart; and, the site would not be
subject to the architectural and site design standards of LDC Section 5.05.08, and the sign standards
of LDC Section 5.06.00. If this GMP amendment is adopted, then the property will need to be
rezoned from the Rural Agricultural zoning district to a PUD zoning district. (A companion PUD rezone
petition[PUDZ-PL20130001241)is scheduled for this same hearing).
TRANSMITTAL
STAFF RECOMMENDATION: That the CCPC forward petition CP-2013-8 (with the changes made at
the CCPC meeting, as contained within the Exhibit "A" text) to the Board with a recommendation to
approve for transmittal to the Florida Department of Economic Opportunity, subject to the petitioner
working with the Immokalee CRA advisory board, CRA staff and County Planning staff to establish
architectural and site development design standards and sign standards for the subject commercial
development prior to Adoption hearings, and requiring that the subject project be capped at 162,000
square feet, consistent with the demand and public facilities analyses provided within the GMPA
submittal.
CCPC RECOMMENDATION: Transmit to DEO (vote: 7/0), with the petitioner's proposed text
changes presented at the hearing, and subject to the petitioner working with the Immokalee CRA
advisory board, CRA staff and County Planning staff to establish architectural and site development
design standards, and sign standards for the subject commercial development prior to Adoption
hearings. Additionally, the CCPC expressed the desire for the applicant to work with the Florida
Department of Transportation to address the timing of a traffic signal at Westclox Drive and S.R. 29.
BCC ACTION: Transmitted to DEO (vote: 5/0), per CCPC recommendation.
ADOPTION
The petitioner submitted the building design and treatment standards, and sign standards for the
proposed commercial development to staff for review and comment. Zoning and sign review staff met
with the petitioner to address the proposed sign standards only. At that meeting, the petitioner agreed
to reduce the aggregate sign area on the three building frontages and also reduce the height of the
proposed pole sign from thirty (30) feet to fifteen (15) feet.
Subsequent to staff review and signage meeting with the petitioner, the building design and treatment
standards, and the sign standards for the proposed commercial development were presented to the
CRA Advisory Board at their November 19, 2014 regular meeting. The petitioner made reference to
the agreed upon sign changes, as modifications were not reflected within the presentation materials,
for Board consideration and vote. The CRA Advisory Board unanimously recommended approval
(vote 11-0) of the building design and treatment standards, and modified sign standards.
Future Land Use Element Policy 5.4 requires new development to be compatible with the surrounding
land uses. Comprehensive Planning staff generally leaves this determination to Zoning Services staff
as part of their review of the petition in its entirety. Comprehensive Planning staff offers the following
comments: (1) The architectural design standards proposed for the large scale retailer/commercial
development differ significantly from the architectural design regulations within the Land Development
Code; and, (2) This project is located approximately 'A mile from the northern edge of the Immokalee
Urban boundary, but based on the present Future Land Use Map designation, will be the first
commercial project at this entrance to Immokalee. As such, it would make a first impression on
visitors to the community, and may be viewed as "setting the standard" for future commercial
development and redevelopment in Immokalee. Accordingly, building design standards (e.g.
orientation, height, glazing, etc.) and site standards (e.g. buffering, pervious area, pedestrian access,
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etc.) should be carefully considered when evaluating project compatibility with existing and future land
uses on surrounding properties.
STAFF RECOMMENDATION :
That the CCPC forward Petition CP-2013-8 to the BCC with a recommendation to adopt, and to
transmit the petition to the Florida Department of Economic Opportunity and to reviewing agencies
that provided comments, subject to the below text modifications to the Subdistrict.
[Words underlined are added-as proposed by the applicant and approved for Transmittal;
Words double underlined are added,and words double sti=u61414roug4i are deleted-as recommended by staff and agreed to
by the applicant]
URBAN DESIGNATION [Page 16]
B. Urban - Commercial District
1. Commercial Subdistrict-S.R. 29 and Jefferson Avenue
The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities
and highway commercial uses that serve the needs of the traveling public. Commercial uses
allowed within the Subdistrict are generally similar to the C-1 through C-4 Commercial Zoning
Districts, as identified in the Collier County Land Development Code. These commercial uses
must be located on a major arterial or collector roadway.
A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land
Development Code must be met for future development within the Commercial Subdistrict along
SR-29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and 7905N; and
6929.
B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land
Development Code must be met for future development within the Commercial Subdistrict along
Jefferson Avenue as identified on Zoning Map 6933S.
C. That portion of the Subdistrict located at the northwest quadrant of the intersection of Westclox
Street and S.R. 29 shall be rezoned in the form of a Planned Unit Development (PUD). The PUD
shall include an appropriate list of commercial land uses designed to serve the needs of the
Immokalee community. Development within this portion of the Subdistrict shall not be required to
meet the specific architectural and site design standards for commercial development required for
PUDs, identified in Section 5.05.08, and the signaqe requirements of Section 5.06 of the Collier
County Land Development Code; however, the PUD shall include specific site design and building
architectural and signaqe standards for the commercial development.
Non-commercial Uses
In addition to those mixed-uses permitted within the Commercial Designations, uses such as parks,
open space and recreational uses, churches, libraries, cemeteries, public and private schools, day-
care centers and those essential services as defined in the Land Development Code.
****** ************ ******* ***************Text break**************************************
LEGAL CONSIDERATIONS:
This staff report has been approved as to form and legality by the Office of the County Attorney.
[HFAC]
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PREPARED BY:
: ' --- DATE: 11 1 r
MICHELE R. MOSAICP, PRINCIPAL PLANNER
"COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT
REVIEWED BY:
DATE: k
DAVID WEEKS,AICP, GROWTH MANAGEMENT PLAN MANAGER
COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT
REVIEWED BY:
--� DATE: / L - )t, - 1�
MIKE BOSI,AICP, DIRECTOR, PLANNING AND ZONING DEPARTMENT
APPROVED BY:
DATE:
NICK CASALANGUIDA,ADMINISTRATOR
GROWTH MANAGEMENT DIVISION
NOTE: This petition has been scheduled for the March 10, 2015, BCC Meeting.
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ORDINANCE NO. 15-
AN ORDINANCE AMENDING ORDINANCE 89-05, AS AMENDED, THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN OF THE
UNINCORPORATED AREA OF COLLIER COUNTY FLORIDA,
SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN
ELEMENT AND IMMOKALEE AREA FUTURE LAND USE MAP TO ADD
APPROXIMATELY 24.99 ACRES TO THE SR-29 AND JEFFERSON
AVENUE COMMERCIAL SUBDISTRICT OF THE URBAN-
COMMERCIAL DISTRICT, TO ALLOW FOR THE DEVELOPMENT OF
UP TO 162,000 SQUARE FEET OF C-1 (COMMERCIAL PROFESSIONAL
AND GENERAL OFFICE DISTRICT), C-2 (COMMERCIAL
CONVENIENCE DISTRICT), C-3 (COMMERCIAL INTERMEDIATE
DISTRICT), AND C-4 (GENERAL COMMERCIAL DISTRICT)
COMMERCIAL USES AS DESCRIBED IN THE LAND DEVELOPMENT
CODE (LDC); TO EXEMPT DEVELOPMENT ON THE SUBJECT SITE
FROM THE ARCHITECTURAL AND SITE DESIGN STANDARDS OF
LDC SECTION 5.05.08, AND THE SIGN STANDARDS OF LDC SECTION
5.06.00; AND TO PROVIDE THAT ARCHITECTURAL, SITE DESIGN
AND SIGN STANDARDS BE ESTABLISHED THROUGH THE
REZONING OF THE SUBJECT SITE; PROVIDING FOR TRANSMITTAL
OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT
OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY;
AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT
PROPERTY IS LOCATED ON THE NORTHWEST CORNER OF
WESTCLOX STREET AND STATE ROAD 29 IN SECTION 29,
TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY,
FLORIDA. [PL20130001345/CP-2013-8]
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, Barron Collier Investments, Ltd., has initiated this amendment to
the Immokalee Area Master Plan Element and Immokalee Area Future Land Use Map; and
[14-CMP-0091 5/1 1 51 1 96/1)72-rev.2/5/15 1
Words underlined are additions;Words°truck through are deletions
*** *** *** ***are a break in text
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3/10/2015 17.B.
WHEREAS, Collier County transmitted the Growth Management Plan amendments to
the Department of Economic Opportunity for preliminary review on July 3, 2014, 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 Map 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 January 15, 2015, and the Collier
County Board of County Commissioners held on March 10, 2015; 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 amendment to the Immokalee Area Master Plan Element and Immokalee Area
Future Land Use Map, attached hereto as Exhibit "A" and incorporated herein by reference, is
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
[1 4-CMP-0091 5/1 1 51 1 96/1]72-rev.2/5/15 2
Words underlined are additions;Words struck-threteh are deletions
*** *** *** ***are a break in text
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3/10/2015 17.B.
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 affiuning 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 2015.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
BY:
Deputy Clerk TIM NANCE, Chairman
Approved as to form and legality:
tdk
Heidi Ashton-Cicko '
ti
Managing Assistant County Attorney
Attachment: Exhibit A—Text and Map Amendment
[14-CMP-0091 5/1 1 51 1 96/1]72-rev.2/5/15 3
Words underlined are additions;Words std-through are deletions
*** *** *** ***are a break in text
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Exhibit A
CP-2013-8
URBAN DESIGNATION [Page 16]
B. Urban — Commercial District
1. Commercial Subdistrict—S.R. 29 and Jefferson Avenue
The purpose of this Subdistrict is to provide for retail and office uses, transient lodging
facilities and highway commercial uses that serve the needs of the traveling public.
Commercial uses allowed within the Subdistrict are generally similar to the C-1 through C-4
Commercial Zoning Districts, as identified in the Collier County Land Development Code.
These commercial uses must be located on a major arterial or collector roadway.
A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land
Development Code must be met for future development within the Commercial Subdistrict
along SR-29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; asei
7905N; and, 6929.
B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land
Development Code must be met for future development within the Commercial Subdistrict
along Jefferson Avenue as
identified fed on Zoning Map
6933S.
C. That portion of the Subdistrict located at the northwest quadrant of the intersection of
Westclox Street and S.R. 29 shall be rezoned in the form of a Planned Unit Development
(PUD). The PUD shall include an appropriate list of commercial land uses designed to
serve the needs of the Immokalee community. Development within this portion of the
Subdistrict shall not be required to meet the specific architectural and site design standards
for commercial development required for PUDs, identified in Section 5.05.08, and the
signaqe requirements of Section 5.06 of the Collier County Land Development Code;
however, the PUD shall include specific site design and building architectural and signaqe
standards for the commercial development.,
Non-commercial Uses
In addition to those mixed-uses permitted within the Commercial Designations, uses such as
parks, open space and recreational uses, churches, libraries, cemeteries, public and private
schools, day-care centers and those essential services as defined in the Land Development
Code.
*** ****************** **** *** ********* ***Text break********************* *** *** ***********
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Packet Page -1678.7-3
- a-N.
3/10/2015 17.B.
Rick Scott Jesse Panuccio
GOVERNOR EXECUTIVE DIRECTOR
. FLORIDA DEPARTMENT d
ECONOMIC OPPORTUNfTY
August 4,2014
The Honorable Tom Henning,Chairman
Collier County Board of County Commissioners
3299 Tamiami Trail East,Suite 303
Naples, Florida 34112-5746
Dear Chairman Hennning:
The Department of Economic Opportunity has completed its review of the proposed
comprehensive plan amendment for Collier County(Amendment No. 14-3ESR),which was received on
July 7,2014. We have reviewed the proposed amendment pursuant to Sections 163.3184(2)and(3),
Florida Statutes(F.S.),and identified no comments related to important state resources and facilities
within the Department's authorized scope of review that will be adversely impacted by the amendment
5 if adopted.
The County is reminded that pursuant to Section 163.3184(3)(b), F.S.,other reviewing agencies
have the authority to provide comments directly to the County. If other reviewing agencies provide
comments,we recommend the County consider appropriate changes to the amendment based on those
comments. If unresolved,such reviewing agency comments could form the basis for a challenge to the
amendment after adoption.
The County should act by choosing to adopt,adopt with changes,or not adopt the proposed
amendment. Also,please note that Section 163.3184(3)(c)1, F.S., provides that if the second public
hearing is not held within 180 days of your receipt of agency comments,the amendment shall be
deemed withdrawn unless extended by agreement with notice to the Department and any affected
party that provided comment on the amendment. For your assistance,we have enclosed the
procedures for adoption and transmittal of the comprehensive plan amendment.
Florida Department of I,conomic Opportunity Caldwell Building 107 E.Madison Street 'Tallahassee,FL 32399
866.1:I.A.2345 ' 850.245.7105 850.921.3223 Fax
www.tloridaiobs.org ' www.twittcr.corn/II,D10 j www.faccbc ok.com/1:11)f?0
•
• Packet Page-1679-
•
The Honorable Tom Henning 3/10/2015 17.B.
August 4,2014
Page 2 of 2
j
If you have any questions concerning this review, please contact Scott Rogers, Planning Analyst,
at(850)717-8510, or by email at scott.rogers @deo.mvflorida.com.
• Sincerely,
Ana Richmond
Comprehensive Planning Manager
AR/sr
Enclosure: Procedures for Adoption
cc: Michael Bosi, Director,Collier County Planning&Zoning Department
Margaret Wuerstle, Executive Director,Southwest Florida Regional Planning Council
Packet Page-1680-
3/10/2015 17.B.
+11 F'DOT
Florida Department of Transportation
RICK SCOTT 605 Suwannee Street ANANTH PRASAD,P.E.
GOVERNOR Tallahassee,FL 32399-0450 SECRETARY
August 7, 2014
Mr.Nick Casalanguida
Administrator
Collier County Growth Management Division
2800 North Horseshoe Drive
Naples,Florida 34104
RE: Collier County 14-3ESR Proposed Comprehensive Plan Amendment(Expedited State
Review Process)—FDOT Comments and Recommendations
Dear Mr. Casalanguida:
The Florida Department of Transportation, District One, has reviewed the Collier County 14-
3ESR, Proposed Comprehensive Plan Amendment, (received by the FDOT on July 10t, 2014),
transmitted under the Expedited State Review process (transmitted by the Board of County
Commissioners on June 24, 2014) in accordance with the requirements of Florida Statutes(F.S.)
Section 163 and Chapter 9J-11 of the Florida Administrative Code (F.A.C.). The Department
offers the Collier County the following comments and recommendations for your consideration
regarding the proposed amendment:
Petition PL20130001345/CP-2013-8(Text and Map Amendment):
The site that is the subject to this amendment is located at the northwest corner of the intersection
of CR 29A/Westclox Street and SR 29 in Collier County.
The comprehensive plan amendment proposes to amend the Immokalee Area Master Plan(TAMP)
Element and Future Land Use Map(FLUM)to:
1. Change the designations of a 24.99 acres from Neighborhood Center Subdistrict (NCS) for
19.07 acres,Low Residential Subdistrict(LRS)for 5.72 acres,and High Residential Subdistrict
(HRS) for 0.20 acre, located in the Urban Mixed Use District, within the LAMP to the
Commercial Subdistrict - S.R. 29 and Jefferson Avenue (CS-SR 29 &JA), located in Urban
Commercial District,within the TAMP.
2. Provide that this site would not be subject to architectural and site design standards or sign
standards of the Land Development Code(LDC),rather be allowed to establish such standards
in a Planned Unit Development(PUD)zoning district for this site.
• ..
www.dot.state.fl.us
Packet Page-1681-
3/10/2015 17.B.
Mr.Nick Casalanguida
Collier County 14-3ESR—FDOT Comments and Recommendations
August 7,2014
j Page 2 of 5
"/ According to the existing FLU designation, the maximum development that can occur on 19.07
acres of the NCS is 183 multi-family dwelling units(12 DU's/Acre over 80%of the Gross Acres),
and 166,138 square feet of non-residential/commercial uses (1.0 FAR over the remaining 20%of
the Gross Acres), the maximum development that can occur on the 5.72 acres of the LRS is 23
single family dwelling units(4 DU's/Acre), and the maximum development that can occur on the
0.20 acres of the HRS is 2 multi-family dwelling units (8 DU's /Acre), which would result in
11,087 daily trips or 1,007 p.m.peak hour trips.
According to the proposed FLU designation,the maximum development that can occur on 24.99
acres of CS-SR 29 & JA is 761,995 square feet of commercial uses (0.70 FAR), which would
result in 24,018 daily trips and 2,210 p.m.peak hour trips. As indicated in the following table,
the proposed amendment under the maximum development scenario could result in a net increase
of 12,931 daily trips or 1,203 p.m.peak hour trips.
Based on the review of the staff report, it is noted that the applicant proposes to develop a large
format retail center(e.g.Wal-Mart)with up to 162,000 square feet of commercial retail uses,which
would result in 9,292 daily trips or 828 p.m.peak hour trips.As indicated in the following table,
the proposed amendment as requested by the applicant could result in a net decrease of 1,795
daily trips or 179 p.m. peak hour trips.
PETITION PL20130001345/CP-2013-8,TRIP GENERATION UNDER MAXIMUM
POTENTIAL
Manmum �" 15 ►,Rf ll�svelopme� =F a„
PM
�$cena�imrJ Lane * and
gn ae Acres flowed` i P
Desi
-ryt , e Donaiipment
NCS(RES)2 12 DU's/Acre 220 15.27 183 DU's 1,233 118
Adopted
NCS(NON-RES)3 1.0 FAR 820 3.80 166,138 S.F. 9,446 842
Adopted LRS 4 DU's/Acre 210 5.72 23 DU's 272 28
Adopted HRS 8 DU's/Acre 220 0.20 2 DU's 136 19
Proposed
(Maximum CS-SR 29&JA 0.7 FAR4 820 24.99 761,995 S.F. 24,018' 2,210'
Development
Scenario)
°a►ge in Trtll* +1
I. Trip generation based on the rates and equations obtained in the ITE Trip Generation Manual (9th
Edition).
2. Assuming 80% of the Neighborhood Center Subdistrict(NCS)is going to be developed as multi family
residential units.
3. Assuming 20%of the Neighborhood Center Subdistrict(NCS)is going to be developed as commercial
4. Assumed 0.7 FAR based on the Land Development Code.
5. Pass-by trips was limited to 10%of the background trips along SR 29.
www.dot.state.fl.us
Packet Page-1682-
3/10/2015 17.B.
Mr.Nick Casalanguida
Collier County 14-3ESR—FDOT Comments and Recommendations
August 7,2014
• Page 3 of 5
PETITION PL20130001345/CP-2013-8,TRIP GENERATION AS PROPOSED BY THE
APPLICANT
zimiun fl f �11f61Ydop tea_.
'u, Land-Use ''"mot: rid a
▪`Scenario :Yt_ .
Mesigna �"'Use Acres T
,. Taft
- ,Eye; Kr r. r.. � � .
NCS(RES)2 12 DU's/Acre 220 15.27 183 DU's 1,233 118
Adopted
NCS(NON-RES)3 1.0 FAR 820 3.80 166,138 S.F. 9,446 842
Adopted LRS 4 DU's/Acre 210 5.72 23 DU's 272 28
Adopted HRS 8 DU's/Acre 220 0.20 2 DU's 136 19
Proposed
(Requested CS-SR 29&JA NA 820 24.99 162,000 S.F. 9,292 828
by the
Applicant) •iaolTtps s "= n x1,795 -179
1. Trip generation based on the rates and equations obtained in the ITE Trip Generation Manual (9th
Edition).
• 2. Assuming 80% of the Neighborhood Center Subdistrict(NCS) is going to be developed as multi family
residential units.
3. Assuming 20%of the Neighborhood Center Subdistrict(NCS)is going to be developed as commerciaL
YEAR 2013 EXISTING ROADWAY CONDITIONS
:,;;?7,,
From( Tu' a „K SiS? LOS Stile, o 61t `
�• *, �-ry* La* - 1 b'f Acceptable?
a.� .,
Lee SR 82 , unty SR 29 Emerging Srgmg D 2 23,100 10,532 C Yes
SR 29 SR 82 New Market Emerging D 2 23,100 14,038 C Yes
Road N. SIS
SR 29 New Market 9th Street Emerging D 2 19,514 14,200 C Yes
Road N. SIS
SR 29 9th Street CR 846 E Sung D 4 34,020 14,200 C Yes
1. Service Volumes at the County LOS Standard were obtained from the 2013 FDOT Quality/Level of Service Handbook
• www.dot.state.fl.us 40111
Packet Page -1683-
3/10/2015 17.B.
Mr.Nick Casalanguida
Collier County 14-3ESR-FDOT Comments and Recommendations
August 7,2014
IWO Page 4 of 5
YEAR 2019 SHORT TERM HORIZON ROADWAY CONDITIONS
Roadway From g,: To 4,Citirt,service' 2019'od Pro' Toml z
Iasi Backgro Dist% ratICL Traffic 9 r
Lee
SR82 County SR29 2 23,100 12,000 15.00% 1,940 13,940 C Yes
Line
New
SR 29 SR 82 Market 2 23,100 16,000 20.00% 2,586 18,586 D Yes
Road N.
New
SR29 Market Street 2 19,514 15,900 40.00% 5,172 21,072 E No
Road N.
SR 29 Stir et CR 846 4 34,020 15,900 20.00% 2,586 18,486 D Yes
1. Service Volumes at the County LOS Standard were obtained from the 2012 FDOTQuality/Level of Service Handbook.
2. The short term planning horizon year 2019 background traffic volumes were obtained using historical trend growth
rates.
3. The project traffic distribution percentages were obtained from the traffic study accompanying the CPA.
YEAR 2035 LONG TERM HORIZON ROADWAY CONDITIONS
way ® 1 No of c md Projects roject Total=
Lanes neninie 1.1�s
Lee
SR 82 County SR 29 2 23,100 21,848 15.00% 1,940 23,788 E No
Line
New
SR29 SR82 Market 2 23,100 24,413 20.00% 2,586 26,999 E No
Road N.
New
SR29 Market 9th Street 2 19,514 16,568 40.00% 5,172 21,740 E No
Road N.
SR 29 9th Street CR 846 4 34,020 24,275 20.00% 2,586 26,861 D Yes
1. Service Volumes at the County LOS Standard were obtained from the 2013 FDOT Quality/Level of Service
Handbook
2. The long term planning horizon year 2035 background traffic volumes were obtained using FSUTMS model
3. The project traffic distribution percentages were obtained from the traffic study accompanying the CPA.
FDOT Comment# 1:
a. The Department notes that SR 29 and SR 82 currently in 2013 operate within acceptable
LOS standard D.
b. The Department notes that under the short term(2019)timeframe,SR 29 from New Market
Road to 9th Street is projected to operate at adverse conditions (LOS E) with the project.
The Department notes that SR 29 from Oil Well Road to SR 82 (FM # 417540-1) is
programmed for a PD&E Study in 2015.
www.dot.state.fl.us
Packet Page -1684-
3/10/2015 17.B.
Mr.Nick Casalanguida
Collier County 14-3ESR—FDOT Comments and Recommendations
August 7,2014
4111
Page 5 of 5
Nrite
c. The Department notes that under the long term(203 5)timeframe,SR 82 west of SR 29 and
SR 29 from New Market Road to 9th Street are projected to operate at adverse conditions
(LOS E)with the project. Also, SR 29 from SR 82 to New Market Road is projected to
operate at adverse conditions (LOS E) under the background conditions and with the
project.
The Department notes that SR 82 west of SR 29 (FM# 430849-1) is programmed for
Preliminary Engineering and Right-of-Way phases in 2016 and 2017, respectively. Also,
the Department notes that SR 82 from SR 29 to Hendry County Line is identified as a six-
lane facility in the Collier Metropolitan Planning Organization (MPO) 2035 Adopted
Highway Needs Plan.
The Department notes that SR 29 from 9th street to Hendry County Line is identified as a
four-lane facility in the Collier MPO 2035 Adopted Highway Needs Plan. In addition, a
new two-lane arterial (SR 29 Loop Road) from SR 29 S. to Florida Tradeport Boulevard
and a new four-lane arterial (SR 29 Loop Road) from Florida Tradeport Boulevard to SR
29 N.is identified in the Collier MPO 2035 Adopted Highway Needs Plan.
d. Therefore, based on the fact that there are programmed improvement phases for SR 29
(PD&E Study) and SR 82 (Preliminary Engineering and Right-of-Way) are identified
within the FDOT Five Year Work Program and capacity improvements along SR 29, SR 82
and SR 29 Loop Road are identified in the Collier MPO 2035 Adopted Highway Needs
Plan.
• FDOT Comment#2: ,, .
a. The subject property is located along SR 29.Any access to SR 29 will be subject to FDOT
permitting process as described in Rule 14-96 FAC. The FDOT may require that the
applicant provide mitigation for any such impacts as a condition of a permit. The FDOT
Access Management standard for SR 29 is access class 3 from CR 29A/Westclox Street
(M.P. 39.819) to Hendry County Line (M.P. 44.884). The FDOT standards for Access
Class 3 require a minimum spacing of 2,640 feet (one half of a mile) for signals and full
median openings, 1,320 feet (one quarter of a mile) for directional median openings, and
440 feet between access points for any single parcel, at posted speed limits of 45 MPH or
less. The Department offers no further comments.
If you need additional information or would like to discuss these comments, please contact me at
(863)519-2395 or bob.crawley @dot.state.fl.us.
Sincerely,
Bob Crawley
District Transportation Modeling Coordinator
FDOT District One
CC: Mr.Ray Eubanks,Florida Department of Economic Opportunity
• www.dot.state.fl.us
Packet Page -1685-
3/10/2015 17.B.
From: Hight, Jason [mailto:Jason.Hight @MyFWC.com]
Sent: Wednesday,August 06, 2014 2:28 PM
Sad To: DCPexternalagencycomments; WeeksDavid
Cc: Wallace,Traci; Chabre, Jane; Krueger, Marissa
Subject: Collier County 14-3 ESR
Mr. Weeks,
Florida Fish and Wildlife Conservation Commission(FWC) staff has reviewed the proposed
comprehensive plan in accordance with Chapter 163-3184(3), Florida Statutes. We have no
comments,recommendations, or objections related to fish and wildlife or listed species and their
habitat to offer on this amendment.
If you need any further assistance,please do not hesitate to contact Jane Chabre either by phone
at(850)410-5367 or by email at FWCConservationPlanningServices(a,MyFWC.com. If you
have specific technical questions, please contact Marissa Krueger at(561) 882-5711 or by email
at Marissa.Krueger@myfwc.com.
Sincerely,
Jason Hight
Biological Administrator II
Office of Conservation Planning Services
Division of Habitat and Species Conservation
620 S. Meridian Street, MS 5B5
Tallahassee, FL 32399-1600
office: 850-413-6966
cell: 850-228-2055
CP-2013-8, TAMP/S.R.29 and Jefferson Avenue Commercial Subdistrict expansion
FFWCC Transmittal Review Comments 8-6-14
G:ICDES Planning Services\Comprehensive\COMP PLANNING GMP DATAIComp Plan Amendments12013 Cycles&Small Scale Petitions12013 Cycle 2-
June12013.2 Letters to or from DEO_State-Trans&Adopt dw/8-6-14
•
a
Packet Page -1686-
3/10/2015 17.B.
KendallMarcia
From: WeeksDavid
Went: Thursday, July 31, 2014 3:42 PM
: MoscaMichele
Cc: KendallMarcia; BosiMichael
Subject: FW: Collier County 14-3ESR-Proposed [CP-2013-8, TAMP subdistrict expansion]
fyi
From: Stahl, Chris [mailto:Chris.Stahl(adeo.state.fl.us]
Sent:Thursday,July 31, 2014 10:14 AM
To: WeeksDavid
Cc: Craig, Kae; DEO Agency Comments
Subject: FW: Collier County 14-3ESR—Proposed
This amendment memo was read supposed to be Proposed NOT ADOPTED.Sorry for the confusion.
From:Stahl, Chris
Sent: Monday,July 28,2014 1:20 PM
To:davidweeksPcolliergov.net
Cc:Craig, Kae; DEO Agency Comments
Subject:Collier County 14-3ESR—Adopted
To:David Weeks,GMP Manager
ee:Collier County 14-3ESR—Expedited Review of Adopted Comprehensive Plan Amendment '`
The Office of Intergovernmental Programs of the Florida Department of Environmental Protection (Department) has
reviewed the above-referenced amendment package under the provisions of Chapter 163, Florida Statutes.The
Department conducted a detailed review that focused on potential adverse impacts to important state resources and
facilities,specifically:air and water pollution;wetlands and other surface waters of the state;federal and state-owned
lands and interest in lands, including state parks,greenways and trails, conservation easements;solid waste;and water
and wastewater treatment.
Based on our review of the submitted amendment package,the Department has found no provision that would result in
adverse impacts to important state resources subject to the Department's jurisdiction.
Please feel free to contact me with any questions.
Chris Stahl
Office of Intergovernmental Programs
Florida Department of Environmental Protection
3900 Commonwealth Blvd., MS 47
Tallahassee, FL 32399-3000
(850)245-2169
fitAA Customer
aav Service
k Survey
1
Packet Page -1687-
3/10/2015 17.B.
N t tom...`•
FLORIDA DEPARTMENT Of STATE
r ,
RICK SCOTT KEN DETZNER
Governor Secretary of State
Mr.Nick Casalanguida July 29.2014
Collier County Growth Management Division
2800 North Horseshoe Drive
Naples,Florida 34104
Re: DHR Project File No.2014-3163
Historic Preservation Review of the Collier County 14-3ESR Comprehensive Plan
Amendment—CP-20 13-8/PL20130001345
Dear Mr. Casalanguida:
According to this agency's responsibilities under Section 163.3184(3)(b)Florida Statutes,we
reviewed the above document to determine if proposed amendments may adversely impact
significant historic resources.
A review of the information in the Florida Master Site File indicates that the area in question has not
undergone a systematic cultural resources assessment survey.Therefore,we are unable to determine
whether the proposed amendment may adversely impact significant resources at this time.
In the event that plans to develop this property are submitted to this office for review,we may
request that this tract be subjected to a cultural resource assessment survey to locate and evaluate
archaeological and historical resources. Should significant resources be encountered,measures must
be taken to protect and preserve them,or if this is not feasible,data recovery should be conducted to
mitigate adverse effects.
If you have any questions,please contact Deena Woodward,Community Assistance Consultant,by
email at Deena.Woodward@dos.myflorida.com,or by telephone at 850.245.6333 or 800.847.7278.
Sincerely
Robert t. Bendus, Director
Division of Historical Resources
& State Historic Preservation Officer
jor Division of Historical Resources yax�
R.A.Gray Building•500 South Bronough Street.Tallahassee,Florida 32399
850.245.6300•850.245.6436(Fax) nheritage.com
VIVA FEORIOA Promoting Florida's History and Culture VivaFlorida.org
Packet Page-1688-
3/10/2015 17.B.
SOUTH FLORIDA WATER MANAGEMENT DISTRICT
✓IBS .,,`l,�l
July 23, 2014
Nick Casalanguida, Administrator
Collier County Growth Management Division
2800 N. Horseshoe Drive
Naples, FL 34104
Subject: Collier County, DEO#14-3ESR
Comments on Proposed Comprehensive Plan Amendment Package
Dear Mr. Casalanguida:
The South Florida Water Management District (District) has completed its review of the
proposed amendment package from Collier County (County). The amendment changes
the land use designation on a 24.99-acre site from Urban Mixed Use District,
Neighborhood Commercial Subdistrict, Low Residential Subdistrict, and High
Residential Subdistrict to Urban Commercial District and S.R. 29 and Jefferson Avenue
Commercial Subdistrict. There appear to be no regionally significant water resource
issues; therefore, the District forwards no comments on the proposed amendment
• package.
The District offers its technical assistance to the County and the Department of
Economic Opportunity in developing sound, sustainable solutions to meet the County's
future water supply needs and to protect the region's water resources. Please forward a
copy of adopted amendments to the District. For assistance or additional information,
please contact Deborah Oblaczynski, Policy and Planning Analyst, at (561) 682-2544 or
doblaczvCa'D.sfwmd.aov.
Sincerely,
Ot- -W
Dean Powell
Water Supply Bureau Chief
DP/do
c: Ray Eubanks, DEO
Deborah Oblaczynski, SFWMD
David Weeks, Collier County
Brenda Winningham, DEO
Margaret Wuerstle, SWFRPC
• 3301 Gun Club Road,West Palm Beach,Florida 33406 • (561)686-8800 • FL WATS 1-800-432-2045 .
Mailing Address:P.O.Box 24680,West Palm Beach,FL 33416-4680 • www.sfwmd.gov
Packet Page-1689-
3/10/2015 17.B.
EXECUTIVE SUMMARY
Recommendation to review and consider approving the 2013 Cycle 2 Growth Management
Plan Amendment for transmittal to the Florida Department of Economic Opportunity for
review and Comments response. (Transmittal Hearing)
OBJECTIVE: For the Board of County Commissioners to review the 2013 cycle 2 amendment to
the Collier County Growth Management Plan (GMP) and consider approving said amendment
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
Growth Management Plan.
• Resolution 12-234,provides for a public petition process to amend the Collier County 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 2013 cycle 2 petition on
April 29, 2014.
• This Transmittal hearing for the 2013 cycle 2 considers an amendment to the Immokalee
Area Master Plan Element and Future Land Use Map.
Note: Because the support materials are voluminous, the Agenda Central system does not
contain all of the related documents pertaining to this GMP amendment petition. The entire
Executive Summary package, including all support materials, is included in the binder that is
available for review in the Comprehensive Planning Section office at 2800 North Horseshoe
Drive, Naples, as well as in the Clerk of Courts/Minutes and Records office at 3299 Tamiami
Trail East, Suite 401. Or, to view back-up materials, please refer to the following link:
http://www.colliergov.net/ftp/AgendaJune24/GrowthMgmt/PL20130001345 CP-2013-
8IMM Hearing Packet.pdf
Petition PL20130001345/CP-2013-8 is a petition submitted by Barron Collier Investments, Ltd.
requesting an amendment to the Immokalee Area Master Plan Element and Future Land Use
Map to: 1) change the designations of a +24.99 acre site from Urban Mixed Use District,
Neighborhood Commercial Subdistrict (+19.07 acres), Low Residential Subdistrict (±5.72
acres), and High Residential Subdistrict (±.20 acres), to the Urban Commercial District, S.R. 29
and Jefferson Avenue Commercial Subdistrict; and, 2)provide that this site would not be subject
to architectural and site design standards or sign standards of the Land Development Code
(LDC), rather be allowed to establish such standards in a Planned Unit Development (PUD)
zoning district for this site. The proposed project site is located at the northwest corner of
Westclox Street and S.R. 29, within Section 29, Township 46 South, Range 29 East, Immokalee.
With the requested re-designation, the S.R. 29 and Jefferson Avenue Subdistrict would be
expanded to add the subject +24.99 acres and the property would become eligible for all land
uses and intensities within the Subdistrict—all permitted and conditional uses of the C-1 through
C-4 zoning districts of the LDC, including a large format retailer such as a Wal-Mart; and, the
site would not be subject to the architectural and site design standards of LDC Section 5.05.08,
1
Packet Page-1690-
3/10/2015 17.B.
and the sign standards of LDC Section 5.06.00. If this GMP amendment is adopted, then the
property will need to be rezoned from the Rural Agricultural zoning district to a PUD zoning
district. (A PUD rezone petition has been submitted and is under review.)
At the CCPC hearing, the petition agents asserted that the proposed commercial is supported by
the market demand analysis, there are limited sites for large format retail centers in Immokalee,
and the proposed land use change has fiscal and economic benefits.
It is staff's opinion that the data and analysis provided with the GMPA submittal supports the
proposed 162,000 square feet of commercial development, there are limited sites for large format
retail centers, and there are potential fiscal and economic benefits to the community resulting
from the proposed commercial development.
Staff, however, notes that this same data and analysis provided with the submittal identifies the
potential impacts of the proposed large format retailer — Wal-Mart, on directly competing
businesses within the community. Adapting to the referenced retailer entering the market will be
essential to these businesses maintaining or increasing sales, retaining employees and avoiding
closures.
Staff analysis of this petition is included in the CCPC Staff Report.
FISCAL IMPACT: There are no fiscal impacts to Collier County as a result of this amendment.
Petition fees account for staff review time and materials, and for the cost of associated legal
advertising/public notice.
LEGAL CONSIDERATIONS: This item is ready for Board consideration and approval. A
majority vote of the Board is needed for transmittal to DEO. --HFAC
GROWTH MANAGEMENT IMPACT: Approval of this proposed amendment by the Board for
Transmittal to the Florida Department of Economic Opportunity will commence the
Department's thirty-day (30) review process and ultimately return this amendment to the
Planning Commission and the Board for final Adoption hearings to be held later in 2014.
ENVIRONMENTAL ISSUES: The site of petition CP-2013-8 is partially vegetated, and a
portion of the site is used for agricultural purposes (grazing); there are no listed plant and/or
animal species occurring on site. Further, as part of the process of obtaining subsequent
development orders (e.g. site development plan), this site will be subject to all applicable local,
state and federal environmental protection regulations, including applicable portions of the
Conservation and Coastal Management Element of the Growth Management Plan, and the
Collier County Land Development Code.
HISTORICAL/ARCHAEOLOGICAL IMPACT: This petition site is not identified on the
County's Historical/Archeological Probability Maps as being in an area of historical or
archaeological probability. Communications from the Florida Department of State, Division of
Historical Resources, indicates no significant archaeological or historical sites recorded for, or
likely to be present within, the petition site.
2
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. r
3/10/2015 17.B.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION: That the CCPC forward petition CP-2013-8 (with the changes made at the
CCPC meeting, as noted below) to the Board with a recommendation to approve for transmittal
to the Florida Department of Economic Opportunity, subject to the petitioner working with the
Immokalee CRA advisory board, CRA staff and County Planning staff to establish architectural
and site development design standards and sign standards for the subject commercial
development prior to Adoption hearings, and requiring that the subject project be capped at
162,000 square feet, consistent with the demand and public facilities analyses provided within
the GMPA submittal.
COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION:
At the April 29, 2014, CCPC meeting, the applicant for petition CP-2013-8 proposed text
changes; these are reflected in the Resolution Exhibit"A"text. The text changes include:
1) removing the word "exempt" and replacing it with the phrase, "not be required to meet" —
pertaining to architectural and site design standards, and signage requirements, of the Collier
County Land Development Code; and, 2) restructuring the Subdistrict text for clarity. The
CCPC forwarded petition CP-2013-8, with the petitioner's changes, to the Board with a
recommendation to approve for transmittal to the Florida Department of Economic Opportunity
(vote: 7-0). There were five public speakers, all in support, and three of the five speakers
expressed concerns about traffic near the subject site and the need for a traffic signal at S.R. 29
and Westclox Street.
STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS:
Same as to the CCPC — to transmit petition CP-2013-8, as revised at the CCPC meeting, to the
Department of Economic Opportunity (subject to the petitioner working with the Immokalee
CRA advisory board, CRA staff and County Planning staff to establish architectural and site
development design standards and sign standards for the subject commercial development prior
to Adoption hearings, and requiring that the subject project be capped at 162,000 square feet,
consistent with the demand and public facilities analyses provided within the GMPA submittal).
Prepared By: Michele Mosca, AICP, Principal Planner, Comprehensive Planning Section,
Planning and Zoning Department, Growth Management Division/Planning and Regulation
Attachments: 1) CP-2013-8 CCPC Staff Report; 2) CP-2013-8 Resolution with Exhibit"A"text
and map
Executive Summary Transmittal 2013 Cycle 2 GMPAs3
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION,
PLANNING AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING
SECTION
HEARING DATE: April 29, 2014
RE: PETITION NO. PL20130001345/CP-2013-8, S.R. 29 and Jefferson Avenue
Commercial Subdistrict Expansion — GROWTH MANAGEMENT PLAN
AMENDMENT (TRANSMITTAL HEARING) [Companion to PUDZ-
PL20130001241]
AGENTS/APPLICANT/OWNER:
Agent: D. Wayne Arnold,AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Agent: Richard Yovanovich, Esq.
Coleman, Yovanovich and Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, Florida 34103
Owner: Barron Collier Investments, Ltd.
2600 Golden Gate Parkway, Suite 200
Naples, Florida 34105
Contract
Purchaser: Wal-Mart Stores East, LP
2001 S.E. 10th Street
Bentonville,Arkansas 72716
GEOGRAPHIC LOCATION:
The subject site includes approximately 24.99 acres and is located at the northwest corner of Westclox
Street and S.R. 29, within Section 29, Township 46 South, Range 29 East, Immokalee, Collier County,
Florida. (Refer to aerial map on the following page for project location.)
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
Project Location Map
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REQUESTED ACTION:
This petition seeks to amend the Immokalee Area Master Plan (TAMP) Element text and Future Land Use
Map (FLUM) by: 1) expanding the Urban Commercial District, S.R. 29 and Jefferson Avenue Commercial
Subdistrict, to add the subject ±24.99 acres; 2) amending the subdistrict to exempt development on the
subject site from the architectural and site design standards of LDC Section 5.05.08, and the sign
standards of LDC Section 5.06.00; and, 3) amending the subdistrict to provide that architectural, site
design and sign standards be established through the rezoning of the subject site. This amendment
would re-designate the site from Neighborhood Commercial Subdistrict (±19.07 acres), Low Residential
Subdistrict (±5.72 acres) and High Residential Subdistrict (±0.20 acres) so as to allow rezoning of the
site for development of uses allowed in the C-1 (Commercial Professional and General Office District), C-
2 (Commercial Convenience District), C-3 (Commercial Intermediate District), and C-4 (General
Commercial District) zoning districts as described in the Collier County Land Development Code (LDC).
The petitioner's proposed text changes, shown in strike-through/underline format (words underlined are
added, words struck-througth are deleted.), are as follows [This text is reflected in the Resolution Exhibit
A; staff recommended changes are located at the end of this report.]:
Proposed immokalee Area Master Plan Element Text and Map Amendment: [page 16]
B. Urban Commercial District
************************* ***************Text break*** *** ********* ********************* ***
1. Commercial Subdistrict—S.R. 29 and Jefferson Avenue
The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and
highway commercial uses that serve the needs of the traveling public. Commercial uses allowed
within the Subdistrict are generally similar to the C-1 through C-4 Commercial Zoning Districts, as
identified in the Collier County Land Development Code. These commercial uses must be located on
a major arterial or collector roadway.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda item 4.A.
A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development
Code must be met for future development within the Commercial Subdistrict along SR-29, as
identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and 7905N.
B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development
Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue
as identified on Zoning Map 6933S.
C. Commercial development located at the Northwest quadrant of the intersection of Westclox Street
and S.R. 29 as identified on Zoning Map 6929 is encouraged to be rezoned in the form of a Planned
Unit Development (PUD). The PUD shall include an appropriate list of commercial land uses and
development standards designed to serve the commercial needs of the Immokalee Community.
Development within this portion of the Subdistrict shall be exempt from the architectural and site
design standards identified in Section 5.05.08, and the signaqe requirements of Section 5.06 of the
Collier County Land Development Code; however, the PUD shall include specific building
architectural and signaqe standards for the commercial development.
Non-commercial Uses
In addition to those mixed-uses permitted within the Commercial Designations, uses such as parks, open
space and recreational uses, churches, libraries, cemeteries, public and private schools, day-care
centers and those essential services as defined in the Land Development Code.
********* ******************************* Text break***************************************
Project Description:
The petitioner is requesting an expansion of the S.R. 29 and Jefferson Avenue Commercial Subdistrict
without identifying specific uses or intensities. However, within the application materials the petitioner
states the proposed development is a large format retail center(e.g. Wal-Mart) with up to 162,000 square
feet of commercial retail uses.
EXISTING CONDITIONS, SURROUNDING LAND USES, ZONING AND FUTURE LAND USE MAP
DESIGNATION:
Existing Conditions:
The subject project is 24.99 acres; undeveloped; zoned A, Rural Agricultural with a Mobile Home
Overlay; and, has three different future land use designations on the subject property — +19.07 acres
designated Urban Mixed Use District, Neighborhood Center Subdistrict, +5.72 acres designated Urban
Mixed Use District, Low Residential Subdistrict, and +.20 acres designated Urban Mixed Use District,
High Residential Subdistrict. The entire site is located within the Immokalee Community Redevelopment
Area, established in 2000.
Surrounding Land Uses, Zoning and Future Land Use Map Designation:
North: Undeveloped; zoned A, Agricultural Rural, Mobile Home Overlay; and, designated Urban Mixed
Use District, Low Residential Subdistrict on the TAMP Future Land Use Map.
South: Across Westclox Street, undeveloped land and crop fields; zoned A, Agricultural Rural, Mobile
Home Overlay; and, designated Urban Mixed Use District, Neighborhood Center Subdistrict on
the TAMP Future Land Use Map.
East: Across S.R. 29, undeveloped and developed acreage with medical facilities (FSU Medical
Campus, Immokalee Outpatient Rehabilitation Center and Collier Health Services), zoned
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
Heritage PUD, and, designated Urban Mixed Use District, Low Residential Subdistrict; and
undeveloped and developed acreage with commercial buildings, zoned C-1, Commercial
Professional and General Office District and, designated Urban Commercial District, S.R. 29
and Jefferson Avenue Commercial Subdistrict on the TAMP Future Land Use Map.
West: Undeveloped; zoned A, Agricultural Rural, Mobile Home Overlay; and, designated Urban Mixed
Use District, High Residential Subdistrict on the TAMP Future Land Use Map.
STAFF ANALYSIS:
Appropriateness of Change
If approved as submitted, this Growth Management Plan amendment will allow the development of a
large format retailer (e.g. Wal-Mart) or any other development allowed in the C-1 through C-4 zoning
districts. This development would be abutting lands designated on the FLUM for residential uses to the
north and west, and commercial uses to the south and, east across S.R. 29.
The suitability of the proposed Growth Management Plan amendment to accommodate the petitioner's
request is to be established through an evaluation of relevant and appropriate data for population growth,
commercial inventory, infrastructure development, and other considerations within the surrounding area,
BACKGROUND— Immokalee Area Master Plan (TAMP):
TAMP— 1991 to present
The Board of County Commissioners adopted the Immokalee Area Master Plan (TAMP) in 1991.
Subsequent to that date, the most significant changes to the Plan occurred with the Rural Lands
Stewardship Area Overlay amendments in 2002 and the Evaluation and Appraisal Report in 2004. The
Master Plan and corresponding Future Land Use Map (FLUM) provide the framework for development
within the community. The TAMP restricts commercial uses and intensity to specific Subdistricts and
existing commercially zoned lands within the Immokalee Urban area. Relevant to the subject petition, the
TAMP Neighborhood Center Subdistrict and the S.R. 29 and Jefferson Avenue Commercial Subdistrict
allow the following commercial uses and land use intensities. (Refer to the existing TAMP FLUM on page
6 for the portion of the subject site (19.07 ac.) located within the Neighborhood Center and the location of
the S.R. 29 &Jefferson Ave. Commercial Subdistrict.)
• Neighborhood Center Subdistrict
The purpose of this land use classification is to provide for centers of activity that serve the needs
of the surrounding neighborhoods. The centers should contain a mix of neighborhood oriented
uses such as day care center, parks, schools, and governmental activities. Other development
criteria that shall apply to all neighborhood centers includes the following:
a. To achieve a neighborhood character, these centers are encouraged to be anchored by
elementary schools, neighborhood scale parks, and/or churches.
b. A center should be limited to 80-120 acres in size, and will serve a population ranging
between 5,000 to 7,500 people, or accommodate a service area of one (1) mile radius.
c. The Neighborhood Centers should be no closer than one (1) mile.
d. Non-residential uses shall be at least 20% of the size of the Neighborhood Center.
e. Residential development within the designated Neighborhoods Centers shall permit a
maximum density of twelve (12) units per gross acre. Residential dwelling units shall be
limited to multi-family structures and less intensive units such as single-family and
duplexes provided they are compatible with the district. Mobile home developments shall
be permitted only in the form of mobile home subdivisions or parks as defined in the Land
Development Code.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
f. Commercial development shall be permitted within a Neighborhood Center provided all of
the following criteria are met;
1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli;
meat market; bicycle services; restaurant; dry cleaning; veterinary clinics; medical
offices; laundry facilities; any other convenience commercial uses which is
compatible in nature with the foregoing uses. The Collier County School Board will
be notified of any proposed use to avoid conflict with the nearby schools; and
2. No commercial use shall be permitted within a % mile of an existing school
property line within a Neighborhood Center; and
3. Access to the commercial development must in no way conflict with the school
traffic in the area; and
4. The design of any proposed commercial development must take into consideration
the safety of the school children; and
5. The projects within the Neighborhood Centers shall encourage provisions for
shared parking arrangements with adjoining developments; and
6. Driveways and curb cuts shall be consolidated with adjoining developments; and
7. Projects directly abutting residentially zoned property shall provide, at a minimum,
a 50 foot setback and landscape buffer; and
8. Projects shall provide a 10 foot wide landscaped strip between the abutting
right-of-way and the off-street parking area.
From time to time new Neighborhood Centers may be proposed. No two centers may be closer
than one mile from each other. New Neighborhood Centers would require market justification and
must meet size, spacing and use criteria expressed earlier.
• Commercial Subdistrict—S.R. 29 and Jefferson Avenue
The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities
and highway commercial uses that serve the needs of the traveling public. Commercial uses
allowed within the Subdistrict are generally similar to the C-1 through C-4 Commercial Zoning
Districts, as identified in the Collier County Land Development Code. These commercial uses
must be located on a major arterial or collector roadway.
A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land
Development Code must be met for future development within the Commercial Subdistrict
along SR-29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and
7905N.
B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land
Development Code must be met for future development within the Commercial Subdistrict
along Jefferson Avenue as identified on Zoning Map 6933S.
Non-commercial Uses
In addition to those mixed-uses permitted within the commercial designations, uses such as
parks, open space and recreational uses, churches, libraries, cemeteries, public and private
schools, day-care centers and those essential services as defined in the Land Development
Code.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
Existing TAMP Future Land Use Map
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TAMP — Immokalee Restudy Committee and Immokalee Area Master Plan and Visioning
Committee
', In 2003, as part of the Evaluation and Appraisal Report, the Board of County Commissioners (BCC)
established the Immokalee Area Master Plan Restudy Committee to assist staff with preparing
amendments to the TAMP. During this process, the Restudy Committee determined that a more in depth
study of the Master Plan was needed: As a result, the Board sunsetted the Restudy Committee and
established the Immokalee Area Master Plan and Visioning Committee (IMPVC). The IMPVC worked
with County staff, consultants and the community to evaluate the vision and needs of the community,
such as identifying appropriate areas to locate and/or expand commercial development. The IMPVC
recommendations to the BCC included provisions for commercial opportunities within the Urban area.
Relevant to this petition, the IMPVC and staff recommended to re-designate a portion of the subject site
(Neighborhood Center acreage) to Commercial Mixed Use District (CMU), which would have allowed C-1
through C-4 development on the subject site, including a large format retailer, had the IMPVC
amendments to the LAMP been adopted by the Board in 2012. (Refer to the proposed TAMP FLUM on
page 7 for the location of the subject site (±19.07 acres) currently within the Neighborhood Center
proposed for re-designation to CMU.)
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
Proposed TAMP Future Land Use Map
ATTACHMENT TO EAMIUT"A" P£7911014 CP-200BS
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To determine the appropriateness of the proposed Growth Management Plan amendment to allow C-1
through C-4 development on the project site, including a large format retailer (e.g. Wal-Mart) at an
intensity of 162,000 square feet, staff reviewed the Neighborhood Information Meeting minutes and other
submittal documents, including the Commercial Needs Analysis, Economic and Fiscal Benefits analysis,
and various studies for consistency and compliance with applicable provisions of Section
163.3177(6)(a)2. a-j, F.S. (below). Staff's analysis of the submittal documents, etc. is further below.
Section 163.3177(6) (a) 2. a-i, F.S.
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.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
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.
Justification, Commercial Analysis, Economic and Fiscal Benefits, Community Desires and
Compatibility:
• Justification
The justification identified within the applicant's Commercial Needs Analysis for the proposed
development, is that: (1) community serving commercial square feet is needed within the Immokalee
Planning Community; (2) there is no suitable supply of commercial acreage to accommodate a large
format retail center (e.g. Wal-Mart); and, (3) there are economic and fiscal benefits to the community
resulting from the proposed commercial development.
• Commercial Analysis
Generally, commercial development within a community can be categorized as strip-commercial
development, neighborhood commercial, community commercial, regional commercial, etc. 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 can estimate supportable
commercial square feet for various lines of goods and services for that geography by shopping center
type. Relevant to the subject petition, the proposed large format retailer is categorized as community
commercial.
The firm of Fishkind and Associates, Inc. conducted a Commercial Needs Analysis identifying the
market conditions within the Immokalee Planning Community. This analysis provided an overall
context for assessing the community commercial needs for the existing and projected population
within the lmmokalee Planning Community. The applicant's Commercial Needs Analysis identifies
that there is zero square feet of community commercial supply within the Immokalee Urban Area. The
Commercial square feet demand findings from the study are as follows:
Table 1: Community Commercial Square Feet Analysis
Population 25,165 26,243 27,243
Households 6,291 6,561 6,811
Total Household Income for
Community Commercial $116,727,175 $134,397,765 $154,040,321
Total Community
Commercial Sq. Ft. Demand 216,351 249,103 285,510
Market Factor 1.25 1.25 1.25
*Adjusted Community
Commercial Sq. Ft. Demand 270,439 311,379 356,888
**Community Commercial
Sq. Ft. Supply 0 0 0
* figures have been adjusted to reflect a 1.25 market factor to allow for market flexibility(125%of market demand)
** figure is based on existing community serving commercial square feet within the Immokalee Urban area
Based on the data submitted by the applicant, Table 1 above identifies the community commercial
square feet demand that can be supported by the area's population projected for 2015 (216,351 sq.
ft.), 2020 (249,103 sq. ft.), and 2025 (285,510 sq. ft.). To allow for flexibility within the market, the
application of a 1.25 market factor yields supportable community square feet of 270,439 in 2015, and
311,379 in 2020 and 356,888 in 2025.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
Table 2 below identifies the projected demand allocation of community commercial square feet
needed by type, as provided within the applicant's analysis. Based on these square feet estimates,
the retailer will need to adjust their commercial square feet for the proposed project so as to avoid the
potential oversupply of any one type of commercial line of goods and services within the market area.
Table 2: Community Commercial Square Feet Allocations Based On Demand Figures
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General Merchandise 7,211 8,303 9,517
Food 31,395 36,148 41,431
Food Service 18,810 21,657 24,823
Clothing and Accessories 2,268 2,611 2,993
Shoes 265 305 350
Home Furnishings 16,738 19,272 22,089
Home Appliances/Music 3,210 3,696 4,236
Building Material/Hardware 33,319 38,363 43,970
Automotive 79,714 91,781 105,195
Hobby/Special interest With Gift/Specialty
Gift/Specialty 3,544 4,080 4,676
Jewelry 73 84 96
Liquor With Food Service
Drugs 1,162 1,338 1,533
Other Retail 1,641 1,889 2,165
Personal Servicers 1,966 2,263 2,594
Entertainment 15,036 17,313 19,843
Total Commercial Demand 216,351 249,103 285,510
Market Factor 1.25 1.25 1.25
Total Commercial Demand
adjusted by Market Factor 270.439 311.379 356.888
Data and Analysis:
Household figures: The occupied housing figure from the 2010 Census for the Immokalee Census
Designated Place is 5,795. Based on the applicant's analysis, the number of households increased
from 2010 to 2015 by 8.6%, from 2015 to 2020 by 4.3%, and 2020 to 2025 by 3.8%.
Income figures: The median (50% point in the data) household income figure from the 2010 Census
for the Immokalee Census Designated Place is $21,322 and the mean (average) household figure is
$31,791. The applicant used the 2010 Census mean figure to calculate household income because
it correlates to the percentage of retail household expenditure. The applicant applied an annual
increase of 2% to the household income figures after 2010.
Existing Area Businesses: The applicant did not provide (though requested by staff) a detailed
analysis of the area businesses' sales data, employment figures, and the lines of goods and/or
services offered by those businesses that may directly compete with the proposed large format
retailer. The applicant did, however, provide a generalized analysis of the potential impacts that a
large format retailer may have on "mom and pop" businesses, national chains and regional chains
within Immokalee.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
Other Considerations—Wal-Mart Studies:
There have been various studies published that describe both the positive and negative impacts
resulting from a Wal-Mart entering the market. It appears from the studies submitted with this
application that existing businesses offering overlapping lines of goods and services with those
offered at the large format retailer may be most affected, depending on their adaptability in the
market. However, existing and future businesses within the area that offer services or products that
do not directly compete with the proposed retailer's lines of goods and services have the potential to
experience improved sales due in part to increased consumer traffic that the proposed retailer brings
to, or captures from within, the community.
Staff Assessment:
(1) Based on the data submitted with this petition it is unknown the number of existing businesses
within the lmmokalee community that will compete directly with or offer overlapping goods and
services with those offered at the proposed large format retailer.
(2) Area businesses with overlapping lines of goods and services with those offered at the proposed
large format retailer may potentially experience an increase or decrease in sales, depending on
how these existing businesses are able to respond or adapt to the proposed retailer entering the
market(e.g. match prices, offer superior service, etc.). [Refer to the document titled, "How Local
Merchants Can Compete"located with the applicant's Commercial Needs Analysis.]
(3) Impacts from excess overlapping goods and services entering the market may result in the
proposed large format retailer capturing more consumers within the existing market; that is
diverting consumers from existing competing businesses.
(4) The existing businesses'ability to compete with the proposed large format retailer's price points
on like goods and services may affect their viability.
(5) The large format retailer may have the effect of pulling more consumers into the area and/or
capture consumers living within the area but shopping outside the area.
(6) The large format retailer has the potential to increase demand for certain non-competing
businesses, e.g. restaurant.
(7) The large format retailer has the potential to benefit consumers by offering lower prices, the
convenience of one-stop shopping, and more shopping options.
• Economic and Fiscal Benefits
Job Creation:Job creation brings direct and indirect social and economic benefits for those employed
and the community as a whole.
•
Based on the applicant's estimates, the proposed large format retailer (e.g. Wal-Mart) has the
potential to generate 83 construction jobs, including 11 indirect jobs (jobs created when the proposed
business buys goods and services from local firms) and 19 induced jobs (jobs created when
employees from the proposed development spend a portion of their wages on locally produced goods
and services), with a total labor income of over $6.2 million during the construction phase of the
project. Salary ranges of these employees were not provided.Additionally, the project will generate
$7.3 million in value added dollars to the economy and generate an economic output of$12.8 million
during the construction phase.
Based on the applicant's estimates, once built out, the proposed retailer will generate 361 total jobs
of which 300 will be full time equivalent, 22 indirect jobs and 39 induced jobs, with a total labor
income of $12.3 million at the build-out stage of development. Salary ranges of these employees
were not provided. Additionally, the project will generate $20.6 million in value added dollars to the
economy and generate an economic output of $27 million annually once the proposed project is up
and running.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
Staff Assessment:
(1) Existing area businesses that directly compete with the proposed large format retailer— exact
number is unknown—may experience a decline in sales due to the diverting of those sales to the
proposed large format retailer; in turn, this may require an employer to reduce jobs or in case of a
business closure, eliminate all jobs.
(2) Non-competing businesses, such as a restaurant, recreational attraction or niche retailer, may
add jobs within the community in response to increased consumer traffic directly related to the
proposed large format retailer's presence in the community.
(3) It is unknown at this time if the jobs that are to be created by the proposed large format retailer
will be a net gain or a net loss to the community.
Taxes and Tax Increment Financing (TIF) District: TIF realizes the incremental increase in property
tax revenues resulting from development. Those dollars are then used to finance improvements
needed to support and encourage new development and/or redevelopment. Eligible activities for TIF
include, but are not limited to, the acquisition of land and improvements, relocation of displaced
residents, demolition of deteriorated structures, site preparation, infrastructure improvements, etc.
Based on the applicant's calculations, the proposed commercial development has the potential to
increase TIF by approximately 2.25% or$37,462.82 annually.
Based on the applicant's calculations, the proposed project has the potential to increase the ad
valorem taxes in Immokalee by $38,223 annually, and could also generate an additional $6,413 in 1/2
cent sales tax revenues annually.
Impact Fees: Generally, new developments are required to pay impact fees for the purpose of
providing new or expanded public capital facilities needed to serve that new development. Impact
fees are calculated based on the type and size of the proposed development and are used to finance
improvements offsite, but to the benefit of the development.
Relevant to this subject petition, the submittal did not include an analysis of the Impact Fees to be
paid by the proposed project. However, the Agent representing the property owner informed the
public at their Neighborhood Information Meeting (NIM) that the project would be required to pay
impact fees (refer to page 27 of the NIM transcript). Staff assumes this to mean that all impact fees
will be paid, that no waivers will be sought.
• Community Desires
lmmokalee Area Master Plan & Visioning Committee (IMPVC): The IMPVC spent years working with
the community, consultants, Community Redevelopment Agency (CRA) Advisory Board members
and staff to establish a community-wide vision to address the needs of the lmmokalee area.
Subsequently, the IMPVC in coordination with the CRA Advisory Board staff and their consultant
prepared amendments to the TAMP to implement the community's vision, which included new and
expanded commercial opportunities throughout the Urban area. Data and analysis for these
amendments were supported with various studies, including a commercial needs analysis and
economic analysis, which concluded that additional commercial acreage was needed to support
future population growth within the community. Relevant to the subject petition, an area
recommended for commercial intensification and expansion included the±19.07 acres of the subject
+24.99 project site designated as Neighborhood Center.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
Neighborhood Information Meeting(NIM):Approximately 400—500 people attended the NIM held by
the applicant on January 13, 2014 for the subject petition. Based on comments from the public
present, such as the need for jobs, need for additional shopping options, etc. and a "show of hands"
in favor of the project, County staff can report that the majority of those present at this meeting
indicated they were in support of the Applicant's proposal as a large format retailer.
lmmokalee Community Redevelopment Agency(CRA)Advisory Board:
Generally, the purpose of the CRA Advisory Board is to ensure that the interests of residents,
property owners, businesses and other stakeholders are represented in key decisions relating to the
Community Redevelopment Plan and budget for their area. The Advisory Board members provide
input and make recommendations to Community Redevelopment Agency Board concerning their
Community Redevelopment area.
The CRA Advisory Board met on March 19, 2014 to discuss the proposed Growth Management Plan
amendment, and voted unanimously (7-0, 3 members were absent) to support the petition. A second
motion was made and supported unanimously to send a letter to the Collier County Planning
Commission to voice concerns about roadway traffic congestion resulting from the petition.
• Compatibility
Site Design: The subject lmmokalee Area Master Plan amendment exempts development on the
subject site from the architectural and site design standards of Land Development Code (LDC)
Section 5.05.08, and the sign standards of LDC Section 5.06.00; and provides that architectural, site
design and sign standards be established through the rezoning of the subject site. As a result, the
compatibility of the proposed large format retail development with its surrounding land uses will need
to be addressed in the consideration of the companion Planned Unit Development (PUD) request.
The applicant has not provided justification with this petition for these requested exemptions.
Suitability of the Property for Change:Approximately±19.07 acres of the subject property is currently
designated Neighborhood Center and allows for limited neighborhood commercial development. The
remaining ±5.92 acres outside of the Neighborhood Center are designated high and low residential.
The proposed lmmokalee Master Plan amendments would have changed the designation on that
acreage to Commercial Mixed Use Subdistrict, which would have allowed the same uses as the
proposed Subdistrict. As noted below, there are no public facilities impact concerns and no
environmental concerns. The site can accommodate the proposed development and adequately
buffer from adjacent properties.
Environmental Impacts:
The subject property is partially vegetated with native vegetation. Pursuant to Policy 6.1.1. of the
Conservation and Coastal Management Element (CCME), the proposed commercial project shall be
required to retain fifteen percent of the native vegetation on site. According to aerials available on the
Property Appraisers website, much of the subject property was cleared prior to 1985 for pasture. The
areas cleared for agricultural purposes prior to the adoption of Ordinance No. 76-42 are exempt from
agricultural clearing permit requirements and native vegetation retention requirements of CCME Policy
6.1.1. Documentation of when the property was cleared shall be required as part of the rezoning
submittal for the subject site.
A listed species survey was conducted on June 12, 2013 by the environmental consultant for the project
and no listed species or signs of listed species were observed during the survey. Given the disturbed
nature and location of the site, it is unlikely that listed species would occur on the property.
The subject property is located outside County well field protection zones.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
The proposed amendment will have no effect on the requirements of the Conservation and Coastal
Management Element.
Historical and Archaeological Impacts:
The project shall be subject to the accidental discovery of archaeological or historical sites, as required
by Policy 11.1.3. of the Conservation and Coastal Management Element and Section 2.03.07 E of the
Land Development Code.
Public Facilities Impacts:
The petitioner prepared public facilities calculations, which were submitted with this petition and are
summarized below.
• Potable Water: The subject property is located within the Immokalee Water and Sewer District
(IWSD). The analysis indicates that the IWSD has a current estimated existing plant capacity of
approximately 52 mgd and the proposed project demand of 36,450 gpd demand for the estimated
162,000 sq. ft. of community commercial land uses can be accommodated by the IWSD.
• Sanitary Sewer: The subject property is located within the Immokalee Water and Sewer District
(IWSD). The proposed project will create a demand of approximately 31,590 gpd on the system,
which according to the applicant can be accommodated by the Utility.
• Solid Waste: The project will be served by Collier County Solid Waste Management. The project is
expected to generate waste at a rate of approximately 92.25 tons/year, approximately 35.47
tons/year less than the development of single family and neighborhood commercial uses allowed by
right on the existing site. According to the applicant, there is sufficient capacity to accommodate the
project.
• Drainage: The proposed project will be required to comply with the SFWMD and County rules and
regulations that assure controlled accommodation of storm water events by both on-site and off-site
improvements.
• Transportation: The roadway network adjacent to the subject site has sufficient capacity to
accommodate the subject project within the 5-year planning period, and the conceptual site design is
consistent with the Long Range Transportation Plan. Accordingly, the project can be deemed
consistent with Objective 3 and Policy 5.1 of the Transportation Element of the Growth Management
Plan.
• Schools, Libraries, Parks and Recreational Facilities: The application does not propose an increase
in residential density; therefore, no additional demand for services is anticipated.
• EMS, Fire, and Police: The subject project is located within the Immokalee Fire Control District,
Station 31. Fire and EMS services are located at 502 East New Market Road and 1107 Carson
Road; and, the sheriff substation is located at 112 South 1St Street.
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
NEIGHBORHOOD INFORMATION MEETING (NIM)SYNOPSIS:
The Neighborhood Information Meeting (NIM) required by Land Development Code Section 10.03.05 F
was [duly advertised, noticed and] held on January 13, 2014, at the Southwest Florida Works Building,
located at 750 South Fifth Street. Approximately 400+ people other than the applicant's team and
County staff attended the NIM. Please refer to the NIM transcript immediately following this Staff Report
for specific details of the meeting.
FINDINGS AND CONCLUSIONS:
The following are findings and conclusions as a result of the review and evaluation of this GMPA request:
• As a result of this amendment, there are no significant impacts to public facilities, as defined in
the Capital Improvement Element, with respect to Transportation, Potable Water, Sanitary Sewer,
Drainage and Solid Waste facilities.
• Approximately 19.07 acres of the total project acreage is presently designated to accommodate
lower intensity commercial zoning.
• There is a demand for the proposed 162,000 square feet of community commercial development
to serve existing and future populations, and there are no existing suitable sites to accommodate
the proposed project in the Immokalee Planning Community.
• The large format retailer has the potential to benefit consumers by offering lower prices, the
convenience of one-stop shopping, and more shopping options.
• The project has the potential to capture consumer demand for community commercial presently
being met outside of the community.
• Non-competing businesses may add jobs within the community in response to increased
consumer traffic directly related to the proposed large format retailer's presence in the
community.
• The project has the potential to generate 300 full time equivalent jobs within the community.
• The project has the potential to generate an economic output of $27 million annually once retail
operations begin.
• The project has the potential to increase the CRA's TIF by approximately 2.25% annually.
• The petition was unanimously supported by the CRA Advisory Board.
• At the Neighborhood Information Meeting there were no speakers opposed to the proposal and a
"show of hands" indicated significant support for the petition.
• Area businesses with overlapping lines of goods and services with those offered at the proposed
large format retailer may potentially experience an increase or decrease in sales, depending on
how these businesses are able to respond or adapt to the proposed retailer entering the market.
• Impacts from excess overlapping goods and services entering the market may result in the
proposed large format retailer capturing more consumers within the existing market; that is
diverting consumers from existing competing businesses.
• Existing area businesses that directly compete with the proposed large format retailer may
experience a decline in sales due to the diverting of those sales to the proposed large format
retailer; in turn, requiring an employer to reduce jobs or in case of a business closure, eliminate
all jobs.
LEGAL CONSIDERATIONS:
This Staff Report has been reviewed by the County Attorney's Office on April 22, 2014 [HFAC]
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CP-2013-8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A.
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition CP-2013-8 to the Board
of County Commissioners with a recommendation to approve for transmittal to the Florida Department of
Economic Opportunity, subject to the following changes below.
C. = --_-- _-- T - •ortion of this subdistrict located at the W northwest •uadrant of the
intersection of Westclox Street and S.R. 29. •u•ri in• •r• im- -I r-
ZeRioci—Moia.-68ag 46-044604000061=t0 shall be rezoned in the form of a Planned Unit Development
(PUD) and shall be limited to a maximum of 162,000 square feet of gross leasable floor area of
commercial uses. The PUD shall include an appropriate list of commercial land uses a+ai
designed to serve the aommereiai needs of the Immokalee G community,
and shall include -_••r••i- e •-v-I.•men - •-r.s. - _ - .--- _ ---__--
- - - - -- -- ' --- - - - - - -
la 14 VW k 641 6464)01=1408fit.
PREPARED BY: i °�'
DATE: 41-/-/. /4(
• ele R. M.:4 AIC9incipal Planner
„/r' Comprehe,e ve Planning Section
Planning and Zoning Department
,(� DATE: - /a- P-1
REVIEWED BY: " . `.
David Weeks,AICP, GMP Manager
Comprehensive Planning Section
Planning and Zoning Department
REVIEWED BY: DATE: ( I S'- f`(
Michael Bosi,AICP, Director
Planning and Zoning Department
Growth Management Division
7'
APPROVED BYE ,� ' , �- DATE: ,
Nick Casalarguida,Administrator
Growth Management Division
PETITION NO. CP-2013-8
NOTE: This petition has been scheduled for the June 24, 2014 BCC Meeting.
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2 TRANSCRIPT OF THE
3 NEIGHBORHOOD INFORMATION MEETING
4 FOR SR29 CPUD AND IMMOKALEE MASTER PLAN
5
J
6
7
c
9
10 Appearances:
11 RICHARD YOVANOVICH, ESQ.
12 WAYNE ARNOLD
13 DAVID GENSON
14 JIM BANKS
15 RUSS WEYER
16 MICHELE MOSCA
17 KAY DESELEM
18 JIM FLANAGAN
19
20
21
22
23
24
25
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1 MR. YOVANOVICH: Are we going to need to use a
2 Spanish interpreter this evening? Do all of you
3 understand English and will there be any problems
4 with my doing the presentation in English? We can
5 answer any questions later in Spanish, but if we
6 need to do it where I talk for awhile and then we
7 interpret what I'm saying, we're happy to do that,
8 but if people can let know, generally, if that's
9 the way I need to do it or I should just go and do
10 the presentation.
11 So I'm just going to ask you, if you need me
12 to do the presentation where I speak a little bit
13 and then have the interpreter interpret, just go
14 ahead and raise your hand and let me get an idea of
15 how many people would like me to do it that way.
16 UNIDENTIFIED MALE VOICE: Check with the
17 Haitian (indiscernible) .
18 MR. YOVANOVICH: I don't have -- we could not
19 find (indiscernible) .
20 (Indiscernible. Multiple people speaking. )
21 UNIDENTIFIED MALE VOICE: Yeah, we're going to
22 need a Spanish interpreter.
23 MR. YOVANOVICH: All right. Okay. And
24 (indiscernible) .
25 UNIDENTIFIED MALE VOICE: And Creole also.
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1 (Indiscernible. Multiple people speaking. )
2 MR. YOVANOVICH: All right. We also have the
3 ability to interpret in Creole. Are we going to
4 need to do that?
5 MULTIPLE SPEAKERS: Yes.
6 MR. YOVANOVICH: Okay. All right. Well,
7 that' s what we'll do, and bear with us, because
8 it's probably going to take a little bit longer,
9 but we want to make sure we get the information out •
10 to everybody. And we only have this one microphone
11 tc project. So we're going to have to share the
12 microphone between me and the two interpreters.
13 And also, again, I really have to emphasize, I
14 really need you all to -- that's a perfect level
15 background noise. If we can keep it, keep it to
16 that, that would be appreciated.
17 We are trying to set up as well a video or we
18 want to project some of the exhibits on the screen,
19 if we can. So give us a second to get that set up
20 and then we'll go ahead and go forward with the
21 presentation this evening.
22 I assume, I feel like I'm a little bit on an
23 airplane, but I assume everybody is here for the
24 presentation of the, basically, 25-acre piece of
25 property at the corner of 29, the Westclox --
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1 UNIDENTIFIED MALE VOICE: Hold up.
2 MR. YOVANOVICH: Well, let me finish that.
3 Let me finish.
4 UNIDENTIFIED MALE VOICE: (Indiscernible)
5 remember too much.
6 MR. YOVANOVICH: He can remember that we're
7 all here for that -- for the large foLniat retail on
8 the corner of Westclox and State Road 29; is that
9 correct? If you're not here, you're in the wrong
10 place.
11 (Interpretation. )
12 MR. YOVANOVICH: A couple of other -- a couple
13 of other housekeeping details before Brad gives me
14 the signal that he's set up.
15 We will be doing a presentation about what
16 we're doing and we will be taking questions from
17 everybody, but I would like you to let us do our
18 presentation first and then we'll open it up for
19 questions and comments.
20 (Interpretation. )
21 MR. YOVANOVICH: Another thing, there will be
22 -- the purpose of tonight's meeting is basically to
23 tell you about the project and get feedback from
24 the community, both positive and negative. There
25 are going to be people here, I'm sure, who are in
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1 favor of the project, and there are going to be
2 people who are possibly opposed to the project.
3 We need to respect everybody's position, so I
4 would ask you not to clap for anybody and not to
5 make any negative comments about anybody so we can
6 go ahead and keep this moving.
7 (Interpretation. )
8 MR. YOVANOVICH: Okay. While Brad is picking
9 up a -- or pulling up an aerial that will show you
10 where the property is located, I want to introduce
11 a few people who are here with me tonight that can
12 answer any questions that I am not be able to
13 answer.
14 We have Dave Genson with Barron Collier
15 Companies. He represents the property owner in
16 this matter.
17 We have Jim Banks, who's our transportation
18 consultant.
19 (Interpretation) .
20 MR. YOVANOVICH: And at this table over here
21 is Sharon Umpenhour. She is keeping the minutes
22 and recording. So please, when you speak, speak up
23 if you can. We'll have a microphone for people to
24 speak if they want to.
25 We have Wayne Arnold with GradyMinor
•
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1 Associates. He's the land planner for this
2 petition.
3 (Interpretation. )
4 MR. YOVANOVICH: And the final person here who
5 can answer any questions is Russ Weyer with
6 Fishkind and Associates. He is our economist and
7 has done the economic analysis of the project.
8 (Interpretation. )
9 MR. YOVANOVICH: I'm going to go ahead and get
10 started while we try to get a visual that we can go
11 ahead and pull up onto the screen.
12 What we're here to talk about tonight are two
13 public petitions that are making their way through
14 the process with Collier County. And the two
15 public petitions are, first, a growth management
16 plan amendment and, second, a rezone to PUD.
17 (Interpretation. )
18 MR. YOVANOVICH: The purpose of tonight's
19 meeting is -- it's called a neighborhood
20 information meeting, and it's one of the first
21 steps we take after we submit our petition and get
22 our first round of comments from county staff
23 regarding the two petitions that we've submitted.
24 (Interpretation. )
25 MR. YOVANOVICH: After we do this neighborhood
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1 information meeting, we'll go ahead and respond
2 back to county staff, and with -- here tonight are
at least -- well, there's three members of county
4 staff that I can see.
5 We have Michele Mosca, who is here from county
6 staff. She is processing the growth management
7 amendment.
8 And Kay Deselem behind her is processing the
9 PUD rezone.
10 (Interpretation. )
11 MR. YOVANOVICH: After we get done with the
12 neighborhood information meeting, we will go to the
13 Collier County Planning Commission for a hearing to
14 transmit the comp. plan amendment to the state for
15 review, and then well go to the Board of County
16 Commissioners meeting for their hearing to transmit
17 the proposed comp. plan amendment to the state for
18 review.
19 (Interpretation. )
20 MR. YOVANOVICH: After the state reviews our
21 petition, the petitioners will come back again and
22 will repeat the process for the growth management
23 plan amendment and go to the planning commission
24 for an adoption hearing and the Board of County
25 Commissioners for an adoption hearing for the comp.
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• 1 plan amendment.
2 (Interpretation. )
3 MR. YOVANOVICH: At the same time, we will be
4 going through a first hearing to the Planning
5 Commission for our rezone petition to actually
6 allow the uses that we want on the property, and
7 then after we go to the Planning Commission, we'll
•
8 go to the Board of County Commissioners for
9 approval of the rezone of the property for the uses
10 that we want to put on the property.
11 (Interpretation. )
12 MR. YOVANOVICH: It's a very long process that
13 we go through, with a lot of public input, and
14 you'll be notified of every one of those meetings I
15 just talked about, and you're welcome to attend
16 those hearings and voice your opinion or you can
17 write to your Planning Commissioners, your County
18 Commissioners to voice your opinion.
19 (Interpretation. )
20 MR. YOVANOVICH: Up on the screen is the
21 actual property that we're here to talk about and
22 it's roughly this 25-acre piece right here that's
23 on the corner of 29 and Westclox.
24 (Interpretation.)
25 MR. YOVANOVICH: The -- the allowed uses on
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1 the property today under the comprehensive plan
2 already allow for some retail-type uses. However,
3 it does not allow for the large format retailer
4 that we would like to place on the property. So we
5 have to go through this process to get the property
6 approved for a large format retailer.
7 (Interpretation. )
8 MR. YOVANOVICH: As we go through this
9 process, we're basically asking for up to 162,000
10 square feet of retail uses on the property.
11 (Interpretation. )
12 MR. YOVANOVICH: As we've been going through
13 this process and receiving both information from
14 the State Department of Transportation and from the
15 community, we're aware of, I would say, two primary
16 concerns that we've heard going through this
17 process.
18 (Interpretation. )
19 MR. YOVANOVICH: One of the concerns that
20 we've heard is the concern about traffic on this
21 road, and in particular the intersection right here
22 and the need for a -- I'm sorry -- a need for,
23 basically, a traffic signal and pedestrian crossing
24 improvements, and our traffic analysis indicates
25 that (indiscernible) will -- will trip FDOT's
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•
1 ability to put a traffic signal and new pedestrian
2 improvements at this intersection, which we will
3 pay our proportionate share of those improvements.
4 (Interpretation. )
5 MR. YOVANOVICH: In preparing our traffic
6 analysis, there's some confusion that people have.
7 The report is dated in June of this year. However,
8 the traffic counts that we use are actually from
9 the peak month and peak hour that we're supposed to
10 use for our traffic analysis. So don't get
11 confused if you see a June date on that report.
12 We're not using June traffic numbers.
13 (Interpretation.)
14 MR. YOVANOVICH: Another concern that we heard
15 from people in the community is how is a large
16 format retailer going to impact your local
17 businesses.
18 (Interpretation.)
19 MR. YOVANOVICH: What we're confident about is
20 that the large format retailer is not going to
21 compete with your smaller specialty-type businesses
22 that are within this community. They simply don't
23 provide those types of merchandise in the store.
24 So we do not see that as a competition for your
25 local small businesses. .
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11
1 (Interpretation. )
2 MR. YOVANOVICH: We do think that there will
3 probably be some healthy competition for some of
4 your more regional or national businesses that
5 already exist in your community.
6 (Interpretation. )
7 MR. YOVANOVICH: And the person who's doing
8 the recording says she can hear a little bit of
9 mumbling, so if we can try to keep the background
10 noise down, I'd appreciate it.
11 As I mentioned, there will be some healthy
12 competition for your, probably your more regional,
13 like your Winn Dixie and other businesses like
14 that. And we think that, you know, competition is
15 good and it's healthy. And in other communities,
16 those businesses have adjusted and have done fine
17 with the competition from a large format retailer.
18 (Interpretation. )
19 MR. YOVANOVICH: I would like to point out
20 some of the -- what we see as economic benefits of
21 this proposed project in your community.
22 First, we expect to create about 300 permanent
23 jobs when the business is actually up and
24 operating.
25 (Interpretation. )
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1 MR. YOVANOVICH: Those numbers don't include
2 the construction-related jobs that will be
3 necessary to actually build the project.
4 (Interpretation. )
5 MR. YOVANOVICH: I would expect that this
6 project will result in many millions of dollars
7 being spent, obviously, in the community, that is
8 currently being spent in other communities. So it
9 provides an opportunity for the money to stay,
10 basically, here and be spent in Collier County and
11 specifically in Immokalee.
12 (Interpretation. )
13 MR. YOVANOVICH: I brought with me a proposed
14 master plan that I don't have -- that I could show
15 on the screen. So bear with me. I'll try to use
16 what's up on the screen. Wayne will show it to
17 you, but I'll try to walk you through the screen to
18 see it better.
19 (Interpretation. )
20 MR. YOVANOVICH: As you can see up on the
21 screen and also on what Wayne just showed you, is
22 basically the access point off of 29 is going to be
23 in approximately this location. There is already
24 existing access. You see this here? It will line
25 up with the existing access on 29.
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1 (Interpretation. )
2 MR. YOVANOVICH: For those of you who can see
3 up front, the gray area is where the actual
4 development will occur. The blue area is where the
5 water management for the project will be.
6 (Interpretation. )
7 MR. YOVANOVICH: In addition to the access
8 that we have up here on 29, there will be two more
9 access points in about this location and about that
10 location on Westclox.
11 (Interpretation. )
12 MR. YOVANOVICH: As one of the requirements of
13 doing this project, we'll also be required to
14 construct sidewalks along our road frontages here
15 and here, so you'll be able to walk to this
16 property as well.
17 (Interpretation. )
18 MR. YOVANOVICH: And I'm told there's already
19 sidewalks in this area right here leading to the
20 property, as well as along this area as well.
21 (Interpretation. )
22 MR. YOVANOVICH: That's a general overview of
23 what we're requesting for the property and the
24 process that we're going to be going through.
25 (Interpretation. )
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1 MR. YOVANOVICH: What we'll do at this point
2 is we'll open the microphone up for people who have
3 questions regarding the petition or statements you
4 want to make.
5 If someone has already said what you wanted to
6 say, and that's okay, you don't have to repeat
7 yourself. There's a lot of people in this room.
8 So if we can keep your comments to, you know, a
9 couple of minutes per person, that would be
10 appreciated.
11 (Interpretation. )
12 MR. YOVANOVICH: So since we only have one
13 microphone, this is it, I'm going to ask you, if
14 you want to speak, to kind of come up to the corner
15 of the room. We'll give you the microphone and you
16 can say what you got to say and we'll have the
17 interpreter interpret what you have to say.
18 (Interpretation. )
19 MR. YOVANOVICH: And, again, it's tough, but
20 if we could try to keep the murmur down a little
21 bit, that would be appreciated.
22 (Interpretation. )
23 MR. THOMAS: Good morning. (Indiscernible)
24 Ray Thomas. Ray Thomas. I've been here for a long
25 time.
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This concept is not new because they've been
2 planning something like this cn the north end of
3 town over 25 years ago.
4 (Interpretation. )
5 MR. THOMAS: On the south end of our town, the
6 casino is an anchor that brings a lot of strangers
7 in, some of them that walk up to Main Street just
8 to get a pinata or something like that.
9 (Interpretation. )
10 MR. THOMAS: With this facility on the north
11 end of town, we'll be pulling people in from
12 Labelle, Lehigh Acres, going out on 846 East,
13 coming this way, to pick up stuff, buy stuff and
14 maybe go to the casino while they're here.
15 (Interpretation. )
16 MR. THOMAS: And we have a lot of married
17 couples in here now. If you happen to live out in
18 Golden Gate or in Ave Maria, and the couple, one of
19 them wants to go to the casino, but the other one
20 wants to go up to the big box store to buy this,
21 that or the other, two things can happen at once.
22 Thank you.
23 (Interpretation. )
24 MS. MARTINEZ: Hi. My name is Mary Martinez
25 (indiscernible) Gonzalez. A lot of people are
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16
1 probably here because they read my (indiscernible) ,
2 but suggestion. Next time, you might want to use
3 the auditorium at the high school, because this is
4 just the people that heard about it
5 (indiscernible) .
6 But my question is you were saying that the
7 income will stay in Immokalee instead of like --
8 well, I 'm just going to say it straight up, okay?
9 Most of -- most of the taxes go to Naples. And we
10 see only a percentage of what we generate.
11 So how is it going to be different? How --
12 can you explain, please, how it's going to be
13 different that this money will stay to benefit our
14 community? Because, frankly, I've been here 35
15 years, and this is long overdue, and I regret the
16 last time that Walmart wanted to come here, some of
17 the -- the only bigger chain store tried to keep it
18 out and the competition is good, because you know
19 what? Frankly, we're overcharged, and maybe
20 they're complaining that it will break their
21 business. No, it will make them have to actually
22 give us fair prices.
23 (Interpretation. )
24 MR. YOVANOVICH: To answer the question
25 regarding tax dollars, this property is part of the
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1 CRA, and the CRA was established to basically
2 provide a mechanism for tax dollars to be -- stay
3 and to be utilized within the Immokalee community.
4 And that's what those tax dollars will be due --
5 will happen. That money will stay and be utilized
6 for projects like ours and for other projects to
7 provide opportunities for those types of businesses
8 to come to Immokalee and finance and fund other
9 projects within Immokalee.
10 (Interpretation.)
11 UNIDENTIFIED MALE VOICE: (Through Creole
12 Interpreter) First, he say he would like to thank
13 you guys for coming here, for thinking about the
14 Immokalee population. And other than business like
15 this, they also need hospital, because they don't
16 have a place to go to the hospital when they have a
17 problem with their families. They are asking the
18 commissioners from the Collier County to take note
19 and make sure that project come to the community
20 because there's really a need for that.
21 (Interpretation.)
22 MR. YOVANOVICH: During the introductions, I
23 forgot to introduce somebody. Jim Flanagan
24 (phonetic) is here, and he is also with Collier
25 County, and he is Commissioner Nance's aide or
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1 assistant to -- so I'm sure he's taking notes and
2 will be reporting back to the commissioner.
3 (Interpretation.)
4 UNIDENTIFIED MALE VOICE: (Through Creole
5 Interpreter) We're listening to you. The reason
6 why I (indiscernible) that's -- he say that his
7 name is Evan Swalzi (phonetic) . He was talking in
8 the name of the Haitian population in this
9 community and he asked them to stand up so you can
10 see them.
11 It's hard for that population to survive
12 around here. It's really hard for them. And he
13 wants to make sure that, first, the employees that
14 you're going to hire need to come from the area,
15 not from other places, but from here directly so
16 they can benefit from that.
17 (Interpretation. )
18 MR. CRUZ: Good morning. My name is Floyd
19 Cruz (phonetic) and I do live here in Immokalee.
20 And I'm going to tell you all one of the biggest
21 problems we've got is going to be the roads. Our
22 road network is terrible. This is not Naples.
23 We have semi-trucks. We have large trucks.
24 We have gooseneck trailers. We cannot have just a
25 simple road. We're going to have to have
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1 acceleration lanes for them.
2 And we got another thing in transportation
3 here that most of these people I look out here have
4 got to depend on, and that's called the bus. We've
5 got to have some bus pull-off spots where we are
6 not hampered by the traffic coming in, because we
7 don't want to cause a bottleneck.
8 You want to talk about that first?
9 (Interpretation. )
10 MR. CRUZ: The next thing is you all have
11 asked for exemptions in the signage and in some of
12 the landscape. This is another thing that
13 Immokalee is a little bit different on. Wendy's
14 down here, they couldn't put their sign up. A lot
15 of places around here, we need our signs up. We
16 don't need to be hampered by Naples' signage
17 standards or the landscape problem, because we have
18 a little bit of problem with blowing trash here.
19 It's hard to keep it clean.
20 (Interpretation. )
21 MR. CRUZ: David, Wayne -- folks, I know all
22 these people up here. But I want you all to help
23 us get some roads coming into Immokalee, just not
24 just one intersection, but we're going to have to
25 have some roads. Immokalee is going to depend on
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1 having transportation. We all depend on it. And
2 it's one thing that we really lack. And I'm going
3 to quit on that.
4 (Interpretation. )
5 UNIDENTIFIED MALE VOICE: (Through Creole
6 interpreter) My last question is how long it will
7 take for the project to start and when will be
8 done.
9 (Interpretation. )
10 MR. YOVANOVICH: Well, there are a whole lot
11 of questions from Floyd and from this gentleman.
12 Let me do the one I can remember, which is the last
13 one.
14 We expect, if everything goes well, it will
15 probably take us till April 2016 for the doors to
16 be open.
17 (Interpretation. )
18 MR. YOVANOVICH: Now, regarding some of
19 Floyd's comments, we will obviously be required to
20 have appropriate turn lanes on 29 as well as
21 Westclox to assure that we have appropriate --
22 appropriately address traffic wanting to come to or
23 leave our project. So we will address that as part
24 of the site development plan and review process,
25 along with the bus stops that you mentioned will be
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1 part of the site development plan process.
2 (Interpretation. )
3 MR. YOVANOVICH: Anybody else want to aet in
4 line?
5 UNIDENTIFIED FEMALE VOICE: I have two things.
6 One, a question is, is it going to be a 24-hour
7 Walmart, and will there (indiscernible) .
8 And I know we're here to talk about Walmart,
9 but I do want to say something about what he was
10 saying about the hospital. 16 years ago, I buried
11 my five-year-old son with cancer. In his end stage
12 of cancer, we had to drive back and forth on a
13 daily basis to Fort Myers.
14 A lot of people -- some people don't make it
15 to the hospital in Naples, don't make it to Lehigh.
16 That causes deaths. That causes huge expenses on
17 the county, and babies are born at home. A lot of
18 people -- I, myself, I was a single mom for a long
19 time and half the time I would have to choose to go
20 way over there, be 50 miles away from my kids or
21 stay home. And guess what won out? Most of the
22 time, stayed home.
23 So I know what they're talking about, Walmart,
24 but I'm going to take advantage of that this is the
25 first time that there's really a lot of people
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1 here. There's people here that care enough to hear
2 our voice. And we were promised a hospital back
3 before my son was diagnosed. My son would have
4 been 21 years old this June.
5 So there's other -- there's another child that
6 was just diagnosed with cancer that goes to our
7 school. So it is something that is really, really
8 desperately needed in this community.
9 (Interpretation. )
10 MR. YOVANOVICH: I was just told that we need
11 to be ready to move out of this room at about 7:45,
12 which gives us about another 35 minutes or so. So
13 I just wanted to let everybody know about that
14 before we -- as we progress.
15 (Interpretation. )
16 UNIDENTIFIED MALE VOICE: As some of you know,
17 I serve on the board of the Chamber of Commerce. I
18 also serve on the citizens advisory group committee
19 for the MPO, which handles transportation issues.
20 Right now, I 'm talking to that bald-headed man
21 right over there.
22 We are behind Lee County and Hendry County
23 getting good roads to Immokalee. You understand?
24 I'm not going to be long, but I do know, on our
25 committee, we were told, and I'm trying to move it
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1 up to 2015, that in 2016 they' re going to do a
2 study, an impact study on State Road 29 coming from
3 Labelle, 82 from the Hendry County line coming
4 here. So we' ll be getting to some of these issues
5 real quick, as we put pressure on him to move it up
6 for us.
7 (Interpretation. )
8 UNIDENTIFIED MALE VOICE: I also told you that
9 I serve on the Chamber of Commerce, and the Chamber
10 of Commerce wants to make sure they go in the
11 direction that our people want to go, not the money
12 wants to go.
13 Now, no clapping. I don't want no clapping
14 now. I want you to raise your hand if you think
15 this project is a good project that would help
16 Immokalee. Raise your hands.
17 Okay. I'll tell that to the Chamber board and
18 we'll follow your direction. Thank you.
19 UNIDENTIFIED MALE VOICE: This is just real
20 quick and simple. I would like to know, has
21 Walmart agreed or has set terms in a contract on
22 coming to Immokalee, and if so, what are the
23 implementations?
24 (Interpretation. )
25 MR. YOVANOVICH: What I can tell you is the
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1 property is under contract. I can tell you that it
2 is the property owner's obligation to take the
3 property through this process to get the property
4 properly zoned for the use. However, the purchaser
5 has included a confidentiality provision in the
6 contract.
7 So I can tell you that, yes, it's under
8 contract. I can tell you, yes, we're going through
9 this process. But I'm not in a position, at this
10 point, that I can tell you who the purchaser is.
11 (Interpretation. )
12 UNIDENTIFIED MALE VOICE: Hello. Good
13 evening. I just -- my question is, is that who --
14 you might have asked, but who has the final say in
15 this? Is it county commissioners, one
16 commissioner, their district? Because I know Nance
17 is for us, if I'm right on that. So I just would
18 like to know, you know, just who -- who has the
19 final say? That way, he knows that, as a community
20 of voters, that just like he aot voted in, he can
21 be voted right out.
22 (Interpretation. )
23 MR. YOVANOVICH: To answer the question of who
24 has the final say, the final say is the Board of
25 County Commissioners. There are five county
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1 commissioners, and it requires four out of the five
2 county commissioners to support the project.
3 (Interpretation. )
4 UNIDENTIFIED FEMALE VOICE: My question is, as
5 grateful as we are for this project, an area as low
6 economy as we are, a company has a tendency of
7 coming with project like this, where you said the
8 hiring will be about 300 jobs in Immokalee. My
9 question is that how many of those positions, high
10 positions, will actually be filled in Immokalee?
11 They have a tendency of giving the low wages job
12 and bringing outside for the higher positions of
13 managers, directors and all positions. Well, they
14 are under the impression that there's not -- ain't
15 no qualified people within our areas. Whereas, we
16 do have.
17 So how many of those high positions will
18 actually be filled within Immokalee with the youth
'19 that we have that needs a job with a college degree
20 not doing anything?
21 (Interpretation. )
22 MR. YOVANOVICH: To answer the question, I
23 will have to, frankly, get back to the company tc
24 find out what their track record is in drawing from
25 the managerial positions from the local community,
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1 but I don't know why a company wouldn't look at
2 local qualified individuals to be part of both the
3 lower entry level positions all the way up through
4 management.
5 I don't know why they wouldn't look for local
6 qualified people. They know the community. They
7 know the people. They speak the local languages,
8 and there's many languages in this community.
9 So I think qualified people would stand a very
10 good chance of being hired by a company that comes
11 to Immokalee both for entry level as well as upper
12 level positions.
13 (Interpretation. )
14 UNIDENTIFIED MALE VOICE: (Through Creole
15 Interpreter) He say they need lights in town
16 because -- especially when you're driving at night,
17 you can see. So, really, to put more lights around
18 the town. Especially where the business is going
19 to take place, they need more lights.
20 If you want to be convinced of that, try to
21 drive around the town by 7, 8:00 at night
22 (indiscernible) talking about.
23 (Interpretation. )
24 UNIDENTIFIED FEMALE VOICE: My question is,
25 what impact do you expect a project this size to
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1 have on our local EMS and fire station, and should
2 Immokalee residents expect to pay any type of
3 expense to have this project come in? For example,
4 do we expect to have higher property taxes or how
5 do you cover those improvements?
6 (Interpretation.)
7 MR. YOVANOVICH: This project will be required
8 to obviously pay property taxes, and the property
9 taxes will go up once the project is built,
10 property taxes for this specific project.
11 Local property owners will not be subsidizing
12 this project through their taxes. Your taxes won't
13 go up because this project is being built.
14 The project will be required to pay impact
15 fees and the like for EMS and all the other types
16 of services that a commercial project pays impact
17 fees for.
18 (Interpretation. )
19 .MR. YOVANOVICH: And, typically, your
20 commercial development actually subsidizes other
21 development in the community because they usually
22 are taxed more than the actual services they
23 receive.
24 By way of example, a retail user pays school
25 taxes. Obviously, they don't generate any
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1 school-aged children. So, typically, they require
2 less police protection than other types of uses.
3 So this type of use actually will donate to or
4 contribute to the community in that way.
5 (Interpretation. )
6 MR. YOVANOVICH: We've got about 15 minutes
7 left, and I know we have three people that haven't
8 spoken yet, and I want to make sure we hear from
9 everybody who hasn't spoken yet, so we'll move on.
10 UNIDENTIFIED MALE VOICE: (Indiscernible)
11 lights.
12 UNIDENTIFIED FEMALE VOICE: The lights.
13 MR. YOVANOVICH: The lights within the
14 community itself are on our project.
15 UNIDENTIFIED MALE VOICE: (Indiscernible) on
16 our project?
17 MR. YOVANOVICH: On our project, we will
18 actually have lighting at our entrances to make
19 sure they're lit up on our entrances.
20 (Interpretation. )
21 MS. CANTE: Hi. My name is Natasha Cante
22 (phonetic) . As a veteran of Immokalee and
23 everything, I know we did some -- there's
24 guidelines for employment, but the veterans that
25 does live in Immokalee, it's hard to get employment
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1 because either you're too qualified or you're --
2 they consider you not qualified enough.
3 Is there a guarantee or a chance that the
4 veterans of Immokalee will get priority and get any
5 kind of employment? Because I've been out of work
6 for seven years. And I've been out of the military
7 for eight. So it's hard to like -- and I'm a
8 single parent, so it's hard to have that chance to
9 raise your child and go to school and work if there
10 is no employment offered to you, because every time
11 you put your resume in or your application, they'll
12 be like, oh, well, you're too qualified, or there's
13 a loophole in the employment applications and
14 everything in hiring.
15 Is there a guarantee, as a veteran, like me,
16 or a disabled vet, any disabled vet, is there a
17 guarantee that we will be looked upon tc get a job
18 at this location?
19 (Interpretation. )
20 MR. YOVANOVICH: Well, at this point, since I
21 can't disclose who the potential buyer is, I have
22 to talk generalities. I will have to honestly
23 check to see if they -- if they provide any special
24 incentives or rankings to veterans and things like
25 that. I don't know the answer as I sit here today.
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1 I'll have to check on that.
2 (Interpretation. )
3 UNIDENTIFIED FEMALE VOICE: Hi. My name is
4 Tammy. I'm up here because everyone keeps bringing
5 up the competition with the stores, competition --
6 oh, competition with other, you know, stores.
7 Nobody is really bringing up the whole minimum wage
8 thing, the whole median income for Immokalee, which
9 is below poverty level. I mean, people around here
10 make what, less than 20, 000 a year?
11 I was talking to the economist. He says the
12 average income for Immokalee is 31,000, which
13 doesn't make any sense to me, but he's going by the
14 census of permanent residents. You got to look at
15 the migrants that come here off season. It
16 doubles. So that brings it down substantially low.
17 UNIDENTIFIED FEMALE VOICE: 21.
18 UNIDENTIFIED FEMALE VOICE: Well, the 21,
19 that's still -- that's still pretty high
20 considering Immokalee.
21 But, you know -- and he was also telling me
22 that if this comes to this community, minimum wage
23 right now is at what, seven?
24 UNIDENTIFIED MALE VOICE: 7.93.
25 UNIDENTIFIED FEMALE VOICE: 7.93? The average
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1 hourly is going to be 12.93, which is substantially
2 high, which will bring more competition to other
3 stores, you know, to bring up the minimum wage so
4 that they can keep their employees. I mean, that's
5 a plus, that's a real good plus.
6 And also, when you guys have these meetings, I
7 understand you had one last week? Last Wednesday?
8 Is there any way that you could move them till
9 around this time of night so that more of the
10 community can show up? Because, I mean,
11 realistically, everybody works at that time and
12 there's no way people can make it here.
13 (Interpretation. )
14 MR. YOVANOVICH: With regard to the meeting
15 that was held last Wednesday, that was actually a
16 meeting where we were asked to come to present to
17 the CRA and the MSTU -- MSTBU advisory board. So
18 we presented our project to that board. It wasn't
19 a meeting that we asked -- the reason we had --
20 it's tonight is we have our neighborhood
21 information meetings at night in recognition of the
22 fact that people do work, and this is why we had
23 the meeting this evening.
24 (Interpretation.)
25 MS. PATTERSON: Hi. My name is Misty
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Patterson. And, first, I want to give thanks to
2 Southwest Florida Works and Suzette Cunningham
3 (phonetic) and all of their staff for getting this
4 building available and ready for us in about 15 to
5 20 minutes. So applause to Southwest Florida
6 Works. I really, really appreciate it.
7 Our community definitely only has a couple
8 locations where we can all meet, and it is here and
9 the high school, like one of the other residents
10 said earlier.
11 So if you would, contact our local high school
12 or Southwest Florida Works for a meeting place for
13 all of our residents to come in and actually sit
14 down.
15 Thank you for having it at this hour. A lot
16 of our residents do work. They're getting off
17 buses and all kinds of things at this hour in order
18 for everyone to get here.
19 Also, thank you for the opportunity for our
20 residents to have an option. We don't have -- we
21 didn't have any options in our community.
22 I definitely don't want to put any of our mom
23 and pops out of business, but we definitely need an
24 option for employment. Minimum wage is better than
25 no wage at all. I do agree with that. And so
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1 thank you for the option.
2 And also, my only concern is with the impact
3 fees. And if you ask for an exemption for the
4 impact fees, they go directly -- they cut off some
5 of the funding for our Immokalee residents in our
6 community.
7 What the CRA has done for our community has
8 been fantastic. And I know they haven't -- you
9 don't really get a lot of accolades for exactly
10 what you've been doing, Brad, here in our
11 community, but with the water, the holding system
12 and more locations for our buses to stop, I really,
13 really appreciate it, because it affects my family
14 personally. So thank you, CRA, for that. So I
15 just want to say that.
16 But thank you again. We -- like the gentleman
17 said here, we do need streetlights. We definitely
18 need streetlights. We do need more ways of
19 transportation.
20 And I know the meeting is definitely coming to
21 a close, but please take those items into
22 consideration. Our community is a small,
23 close-knit, migrant, agricultural community that,
24 just by word of mouth, these people were here.
25 Just by word of mouth.
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80 percent of our population does not speak
2 English as their first language. So by
3 communicating in our lmmokalee Bulletin, that's not
4 the most efficient way to get to our community. We
5 have a lot of other opportunities. We have La Lay
6 (phonetic) , we have other means of mass
7 communications for our community that may not be so
8 -- that may not be in the forefront that you may
9 not know about. So, definitely get in touch with
10 our community.
11 As far as jobs go and when it's time for
12 placement, definitely, whoever the big box is, and
13 I know everyone is saying it's Walmart, but it can
14 be any number of big box companies, Walmart,
15 Target, whatever, make sure you partner with our
16 local employment office, because we know our
17 community. We know our community. We know where
18 the best qualified persons are.
19 We did have a question about hiring in
20 management positions. That's really an issue.
21 Most people, they come into our community, they do
22 not hire in management positions in our community.
23 So we have a lot of degreed residents in our
24 community that need to take advantage of these
25 positions. So, if you would, whomever the big box
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1 person, entity that you're speaking of, definitely
2 have them consult with our Southwest Florida Works,
3 our local employment office, okay?
4 I thank you for your time. And I do want to
5 say, as we exit, we all need to go out that door
6 and the one around the corner. And if we could
7 have a few more people to stay after, if you would
8 be generous, to assist us with putting the chairs
9 back.
10 Southwest Florida Works did do a major
11 overhaul in this room to try to get it ready for
12 our residents . So if we could have at least about
13 ten people to stay after to assist us putting the
14 chairs back for them, that would be greatly
15 appreciated. Thank you.
16 (Interpretation. )
17 MR. YOVANOVICH: Unfortunately, I think I'm
18 out of time, and I want to thank Brad for putting
19 this together for us last minute. We did kind of
20 get a bigger crowd than I think everybody expected.
21 If you didn' t aet a chance to speak, you can
22 obviously contact me or Kay Deselem, who just put
23 her hand up, Michele Mcsca, who's going to put her
24 hand up. They're with the county.
25 If you've got -- we can hang out, outside, if
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36
1 you've got some comments. We're happy to answer
2 questions, but -- and they will be there as well if
3 you want to make comments to them, but I do need to
4 close it down and help break down the room and put
5 it back together for Brad. And thank you for
6 coming.
7 (Interpretation. )
8 (Recording concluded. )
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
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37
1 STATE OF FLORIDA
2 COUNTY OF COLLIER
3
4 I, Joyce B. Howell, do hereby certify that:
5 1. The foregoing pages numbered 1 through 36
6 contain a full, true and correct transcript of
7 proceedings in the above-entitled matter, transcribed
8 by me to the best of my knowledge and ability from a
9 digital audio recording.
10 2. I am not counsel for, related to, or
11 employed by any of the parties in the above-entitled
12 cause.
13 3. I am not financially or otherwise
14 interested in the outcome of this case.
15
16 SIGNED AND CERTIFIED:
17
18 Date: January 27, 2014
Joyce B. Howell
19
20
21
22
23
24
25
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RESOLUTION NO. 14- 138
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
PROPOSING AN AMENDMENT TO THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS
AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA
MASTER PLAN ELEMENT AND IMMOKALEE AREA FUTURE
LAND USE MAP TO ADD APPROXIMATELY 24.99 ACRES TO THE
SR-29 AND JEFFERSON AVENUE COMMERCIAL SUBDISTRICT OF
THE URBAN-COMMERCIAL DISTRICT, TO ALLOW FOR THE
DEVELOPMENT OF UP TO 162,000 SQUARE FEET OF C-1
(COMMERCIAL PROFESSIONAL AND GENERAL OFFICE
DISTRICT), C-2 (COMMERCIAL CONVENIENCE DISTRICT), C-3
(COMMERCIAL INTERMEDIATE DISTRICT), AND C-4 (GENERAL
COMMERCIAL DISTRICT) COMMERCIAL USES AS DESCRIBED
IN THE LAND DEVELOPMENT CODE (LDC); TO EXEMPT
DEVELOPMENT ON THE SUBJECT SITE FROM THE
ARCHITECTURAL AND SITE DESIGN STANDARDS OF LDC
SECTION 5.05.08, AND THE SIGN STANDARDS OF LDC SECTION
5.06.00; AND TO PROVIDE THAT ARCHITECTURAL, SITE DESIGN
AND SIGN STANDARDS BE ESTABLISHED THROUGH THE
REZONING OF THE SUBJECT SITE, AND FURTHERMORE
RECOMMENDING TRANSMITTAL TO THE DEPARTMENT OF
ECONOMIC OPPORTUNITY (DEO). THE SUBJECT PROPERTY IS
LOCATED AT THE NORTHWEST CORNER OF WESTCLOX
STREET AND STATE ROAD 29 IN SECTION 29, TOWNSHIP 46
SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA.
[PL20130001.345/CP-2013-8]
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 PIan 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, Barron Collier Investments, Ltd., has initiated this amendment to
the Immokalee Area Master Plan Element and Immokalee Area future Land Use Map; and
WHEREAS, on April 29, 2014, the Collier County Planning Commission considered the
proposed amendment to the Growth Management Plan pursuant to the authority granted to it by
Section 163.3174, F.S., and has recommended approval of said amendment to the Board of
County Commissioners; and
Words underlined are additions; Words struck through are deletions
*** *** *** *** are a break in text
PL201300013451CP-2013-8
Rev.5,221)4
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WHEREAS, on June 24, 2014, 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
of ., , 2014.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E.BROCK, CLERK COLLIER OUNT FLORIDA
4f
a� tb e)- dn' OM RENNIN airman
signature on{y, -
Approved as to form and legality:
tiL I di. f t<C'
eeidi As toil-Cic o C
Managing Assistant County Attorney
Attachment: Exhibit"A"—Text and Map
CP 14-CMP-00915'v26
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*** *** *** **'* are a break in text
PL20130001345/CP-2013-8
Rev. 5/22114
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Exhibit A
CP-2013-8
URBAN DESIGNATION [Page 16]
B. Urban—Commercial District
1. Commercial Subdistrict— S.R. 29 and Jefferson Avenue
The purpose of this Subdistrict is to provide for retail and office uses, transient lodging
facilities and highway commercial uses that serve the needs of the traveling public.
Commercial uses allowed within the Subdistrict are generally similar to the C-1 through C-4
Commercial Zoning Districts, as identified in the Collier County Land Development Code.
These commercial uses must be located on a major arterial or collector roadway.
A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land
Development Code must be met for future development within the Commercial Subdistrict
along SR-29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and
7905N.
B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land
Development Code must be met for future development within the Commercial Subdistrict
along Jefferson Avenue as identified on Zoning Map 6933S.
C. That portion of the Subdistrict located at the northwest quadrant of the intersection of
Westclox Street and S.R. 29 shall be rezoned in the form of a Planned Unit Development
(PUD). The PUD shall include an appropriate list of commercial land uses designed to
serve the needs of the Immokalee community. Development within this portion of the
Subdistrict shall not be required to meet the specific architectural and site design standards
for commercial development required for PUDs, identified in Section 5.05.08, and the
signage requirements of Section 5.06 of the Collier County Land Development Code;
however, the PUD shall include specific site design and building architectural and signage
standards for the commercial development.
Non-commercial Uses
in addition to those mixed-uses permitted within the Commercial Designations, uses such as
parks, open space and recreational uses, churches, libraries, cemeteries, public and private
schools, day-care centers and those essential services as defined in the Land Development
Code.
*** ****** *** ****** ********** ****** ******Text break*** ****** *** ****** ****** *** *** *** *** **
Page 1 of 2
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•
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PETITION CP-20134
EXHIBIT A
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Page 2 of 2
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Co tl -r Cvv�L-►�ty
Comprehensive Planning
Memorandum
August 7,2013 Sent Via E-Mail
Mr. Richard Yovanovich,Esq.
Coleman, Yovanovich and Koester,P.A.
850 Park Shore Drive,Trianon Centre
Naples, FL 34103
and
Mr.Wayne Arnold,AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs,FL 34134
RE: Sufficiency Review of Growth Management Plan Amendment Petition PL20130001345/CP-
2013-8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element
and Future Land Use Map of the Growth Management Plan to allow the re-designation of±24.5
acres from the Neighborhood Center Subdistrict(±19.07 ac.) , Low Residential Subdistrict (±5.28
ac.) and High Residential Subdistrict(±.20 ac.)to the S.R. 29 and Jefferson Avenue Commercial
Subdistrict to accommodate a Large Format Retail Center of up to 162,000 sq.ft.
Dear Mr.Yovanovich and Mr.Arnold:
Pursuant to Paragraph B. (ii) of Resolution No. 12-234, this letter is to inform you that the
referenced application is not sufficient to enable staff to conduct a formal [substantive] review.
Below is the list of deficiencies that need to be corrected/addressed.
APPLICATION AND EXHIBITS:
Each deficiency below corresponds to the application numbers and letters.
Generally Sequentially number all text/exhibits/maps
I.A. Provide documentation that authorizes David Genson to act on behalf of Barron
Collier Investments, Ltd.
II.D. Disclosure of Interest Information:Provide the beneficiaries of each Trust
II.D. Disclosure of Interest Information and Limited Partnership Annual Report: Explain
why the partnership information is not consistent on both documents
Exhibit IV.B. Text modifications may be proposed by staff as part of the ongoing review of the
petition. [Please note that the S.R. 29 and Jefferson Ave. Commercial Subdistrict
limits commercial uses/intensities to those commercial uses of the Cl through C4
zoning districts of the Collier County Land Development Code (LDC). Additionally,
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Sufficiency Transmittal Memorandum
CP-2013-8
Page 2 of 6
the proposed project shall be subject to the S.R. 29 and Jefferson Ave.
Commercial Overlay of the LDC,unless exempted.]
Narrative/ Data and analysis to support the suitability of land for the proposed use.
Exhibit V.D./
Pre-app. Notes
Narrative: Provide the justification/explanation for expanding the commercial
boundary for the proposed project beyond the limits of the existing
Neighborhood Center acreage into the Low Residential and High Residential
Subdistricts.
Exhibit V.D (Request for supplemental data is based on the meeting between
staff and representatives from Fishkind and Associates- held on June 10, 2013-
prior to the formal project submittal; pre-application meeting notes, dated May
31,2013;and,the formal market study submittal-Exhibit V.D.I:
• Provide an economic and fiscal impact assessment. This analysis should
address the following: (1) evaluate the impacts of the large format retailer
on the local economy and community (i.e. (a.) identify goods and services
offered by proposed retailer, forecast sales for each line of goods and
services, and estimate jobs and wages associated with the forecast sales;
and (b.)compare the proposed retailer's line of goods and services with
existing local businesses to determine product overlap and if the new
retailer provides additional public choice); (2) evaluate how the existing
retail/service economy will likely respond to the proposed retailer (i.e.
estimate (low and high range) how much of the proposed retailer's
projected sales will be drawn from existing retailers/service providers and
how much will be new to the community); and (3) evaluate the project's
impact on retail/service employment, wages, tax revenues, community's
potential changes in spending patterns,costs to the County/CRA, and, etc.
• Commercial Needs Analysis document. Provide the following additions,
revisions and/or explanations: (1) page 2, demonstrate that the proposed
project is a "Pareto improvement" (response may be incorporated into the
above economic and fiscal assessment); (2) page 7, table 2, (a.) provide
2010 Census base year data; (b.) provide support data/specific source
information for household (occupied unit) and household income figures,as
the figures within the table appear higher than staff's data, which includes
figures from the 2010 Census and ACS estimates; (3) page 12,Appendix A 2,
same request as noted for table 2, on page 7; (4) page 12, based on data
provided within the "income and expenditure table," the income
expenditure percentage on retail is±54 percent - please provide specific
data source and raw data, so staff may verify figure (figure appears high);
(5) page 12, provide a table that includes all potential retail expenditures
and supportable square feet within the community; (6) pages 12- 14,revise
the footnotes on all tables to include the source year for"Dollars and Cents
of Shopping Centers," (7) quantify actual retail sales within the market area
by the line of goods and services; and, (8) quantify the existing retail and
service employment within the community.
2
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Sufficiency Transmittal Memorandum
CP-2013-8
Page 3 of 6
Pre-application Meefina Notes:
• Economic Incentives & Market Demand Analysis- (1) provide a listing of all
state, federal or local economic incentives, including tax increment
financing, that the proposed development may receive (response may be
incorporated into above request); and, (2) provide an employment
analysis,including earnings calculations,for the potential+400 jobs resulting
from the proposed development (response may be incorporated into
above request).
Exhibit V.E. Public Facilities
• Potable Water, page 1: (1) delete incorrect references to the County and
replace with "Immokalee Water and Sewer District or IWSD"; (2) delete
incorrect square feet figure and replace with "1 62,000"square feet; (3) delete
incorrect single-family figure and replace with "20"single-family units;and, (4)
provide a footnote to explain the"1.5 max month"figure.
• Sanitary Sewer, page 2: Delete incorrect single-family figure and replace with
"20"single-family units.
• Potable Water and Sanitary Sewer, "Request for Service Availability": Provide
the water and sewer available capacity response letter from the IWSD.
• Transportation:Refer to John Podczerwinsky's review comments below
Exhibit V.G. Notarized Letter of Authorization: Based on the document titled "Action by
Unanimous Consent and Designation of Authority of Barron Collier Investments,
LTD," it appears that two individuals must provide authorization for the Agents' to
act on their behalf;please review document and address accordingly.
Additional Staff Comments
Stephen Lenberger, Senior Environmental Specialist, Surface Water and Environmental
Planning:
The subject property is partially vegetated with native vegetation, fifteen percent of
which is required to be retained in accordance with CCME Policy 6.1.1, if the project is
developed as commercial. According to aerials available on the Property Appraisers
website, much of the property was cleared for pasture prior to 1985. Clearing for
agricultural purposes prior to Ordinance No.76-42 is exempt from the requirements for an
agricultural clearing permit. Documentation of when the property was cleared will be
required during review of the PUD.
A listed species survey was conducted on June 12,2013 by the environmental consultant
for the project and no listed species or signs of listed species were observed during the
survey. Given the disturbed nature and location of the site,it is unlikely that listed species
would occur on the property.
A letter from the Florida Master Site File regarding previously recorded cultural resources
was not included in the application package. The project would be subject to the
requirement for accidental discovery of archaeological or historical sites as required by
Conservation and Coastal Management Element Policy 11.1.3. The provision is also
included in Subsection 2.03.07 E of the Land Development Code.
3
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Sufficiency Transmittal Memorandum
CP-2013-8
Page 4 of 6
The proposed GMP amendment will have no affect on the requirements of the
Conservation and Coastal Management Element.
John Podczerwinsky,Development Review Project Manager,Transportation Planning Section:
Transportation Element Objective 5, Policy 5.1:
T1S Comments(Also reflected In the PUD review comments):
1. Table 2A-There is a discrepancy with Figure 2A;2%distribution versus 5%distribution
on Immokalee Rd between Oil Well and SR-29. Please correct.
2. Figure 2B- There should be 29VPH Southbound in PM Peak Hour approaching
intersection from Northern access drive.
3. Page A-1 shows PHF=0.95. However,Sheets A-5,A-6, A-8. A-8,and A-9 use PHF=0.97.
Staff suggests a PHF=0.90 is more appropriate for this rural area.
4. Please provide an unsignalized analysis of the 2019 condition (with project traffic) for
comparison purposes against conditions without project traffic.
5. Please reconcile any discrepancies throughout the report that are caused by these
comments. Staff recognizes that some analyses may require to be redone, but that
conclusions may not change.
Staff Note-The following are Developer Commitments required in the companion PUD
application:
Signal:
1. The requirement of, and permitting for, a signal at the intersection of SR-29 and
Westclox/NewMarket is at the discretion of FDOT. Any proportionate, partial, or full
payment for signal installation shall be determined by FDOT. Please modify the
Transportation commitment to reflect this. Also, remove any statement that requires
the County to operate and maintain the signal.
2. If a signal at the intersection of is not determined to be required at the
commencement of this project, the developer must commit to provide a signal
warrant study annually,along with the PUD Traffic Monitoring Report (for a minimum
of the first year after the CO is issued for the main structure). The additional warrant
study report shall be due until such time that a signal is deemed unnecessary for two
consecutive years.
3. The developer must commit to pay proportionate share for maintenance of the
signal at SR-29 and Westclox/New Market once installed.
Transportation Element Objective 4-Pathways:
The proposed Growth Management Plan Amendment is not consistent with Objective 4,
policies 4.2 and 4.6, of the Transportation Element. The developer will be required to
interconnect to (and extend) the existing Bicycle and Pedestrian System to serve this
project. The following recommendations are made (all are requirements of the
• simultaneous PUD review that has been submitted):
1. Staff requests that the developer commit to pay-in-lieu for the LDC required 6'
sidewalk along SR-29. Please detail this as a developer commitment in the
Transportation section on Exhibit E of the PUD. Payment would be required at the
time of SDP application. The amount of the payment should follow FDOT guidelines.
4
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Sufficiency Transmittal Memorandum
CP-2013-8
Page.5 of 6
2. Connection to all existing and committed pedestrian facilities at the intersection of
SR-29 and Westclox/New Market intersection is necessary. Off-site improvements
(such as curb ramps and crosswalks) will be necessary to provide connection to this
site. As an informational comment, the developer shall be required to make these
connections at the time of SDP application.
3. Please add a developer commitment to install or fund, at no cost to Collier County,
pedestrian facilities (ped-heads) at the time this intersection is signalized. Pedestrian
crossing(s) at this intersection are site-related and are attributable to this
development, as they would not be necessary to install without this proposed up-
zoning.
4. Please provide a commitment to include bicycle racks within the PUD.
Transportation Element Objective 6 Policy 6.1:
Demonstrate consistency with the MPO's Long Range Transportation Plan. SR-29 along
the project frontage is demonstrated to have a "need"to be widened to 4LD, and is also
within the SR-29 Loop Road study area.
Transportation Element,Objective 12-Transit Requirements:
Demonstrate consistency with Objective 12 of the Transportation Element by addressing
Transit-related accommodations at, or within, the site.
Note: The following requirement(s) are stated in the companion PUD review:
Please provide transit facilities to serve altemative modes of transportation to this parcel.
County requests provision of a bus shelter within the site that will serve both Transit routes
connecting to this facility, along with any necessary supporting easements and/or rights
of entry. Please contact TrinitvScott @Collieraov.net or BrandvOtero @Collieraov.net to
discuss design recommendations.
Kris VanLermen,Principal Planner,Public Utilities Engineering:
Public Utilities' staff has determined that there are no issues with the application at this
time.
5
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Sufficiency Transmittal Memorandum
CP-2013-8
Page 6 of 6
The original application is available for pick-up. Once the petition has been modified to address
the above items, please re-submit the original, plus three copies-all properly assembled-and
an electronic submittal on a CD,for a second sufficiency review. Resolution #12-234 provides 30
days (September 6,2013) for you to respond to this letter with supplemental data.
Should you have questions and/or wish to schedule a meeting with staff to discuss the
sufficiency comments, please contact me at 239.252.2466 or via email at
michelemosca@collieraov.net.
Regards,
Michele R. Mosca,AICP
•
Principal Planner
cc:
Michael Bosi,AICP, Planning and Zoning Director
David Weeks,AICP,Growth Management Plan Manager,Comprehensive Planning Section
CP-2013-8 File
6
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GradyMinor
Civil Engineers • Land Surveyors • Planners • Landscape Architects
October 7,2013
Michele R. AICP
Principal Planner
Growth Management Division/Planning and Regulation
Land Development Services Department
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples,FL 34104
RE: Sufficiency Review of Growth Management Plan Amendment Petition
PL20130001345/CP-2013-8, a Growth Management Plan amendment to the Immokalee
Area Master Plan Element and Future Land Use Map of the Growth Management Plan
Dear Ms.Mosca:
This letter contains responses to staff comments received August 7, 2013, via email. In addition
to the responses below, we have included one original and four copies of the application,
including revised exhibits as requested. Please note that the boundary and acreage of the project
has been increased slightly along the northern boundary to accommodate a request by FDOT to
insure adequate site access from State Road 29.
APPLICATION AND EXffiBITS:
Each deficiency below corresponds to the application numbers and letters.
Generally Sequentially number all text/exhibits/maps
I.A. Provide documentation that authorizes David Genson to act on behalf of Barron
Collier Investments,Ltd.
Response: -
Documentation of authority is enclosed as requested.
II.D. Disclosure of Interest Information:Provide the beneficiaries of each Trust
LLD. Disclosure of Interest Information and Limited Partnership Annual Report: '
Explain why the partnership information is not consistent on both documents
Response:
The partnership information is different because the Disclosure of Interest is a Hsi of
owners, whereas the Annual Report is a list of partners for Ban-on Collier Investments,
LTD.
Exhibit N.B. Text modifications may be proposed by staff as part of the ongoing review of the
petition. [Please note that the S.R 29 and Jefferson Ave. Commercial Subdistrict
limits commercial uses/intensities to those commercial uses of the Cl through C4
Q. Grady Minor&Associates, P.A. Ph. 239-947-1144 • Fx:239-947-0375
3800 Via Del Rey EB 0005151 • LB 0005151 • LC 26000266
Bonita Springs,FL 34134 www.gradyminor.com
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Ms.Michele Mosca
Szciency Review of Growth Management Plan Amendment Petition PL20130001345/CP-2013-8, a Growth
Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the
Growth Management Plan.
October 7,2013
Page 2of8.
zoning districts of the Collier County Land Development Code (LDC).
Additionally, the proposed project shall be subject to the S.R. 29 and Jefferson.
Ave. Commercial Overlay of the LDC,unless exempted.]
Response:
Comment acknowledged.
Narrative/Data.and analysis to support the suitability of land for the proposed use.
Exhibit V.DJ
Pre-app.Notes
Narrative: Provide the justification/explanation for expanding the commercial
boundary for the proposed project beyond the limits of the existing Neighborhood
Center acreage into the Low Residential and High Residential Subdistricts.
Response:
A description of the proposed amendment is included in the application. The current land
use designations do not permit the type of commercial proposed at this location.
Exhibit V.D(Request for supplemental data is based on the meeting between staff
and representatives from Fishkind and Associates—held on June 10,2013 —prior
to the formal project submittal; pre-application meeting notes, dated May 31
2013;and.,the formal market study submittal—Exhibit V.D.):
• Provide an economic and fiscal impact assessment. This analysis should
address the following: (1) evaluate the impacts of the large format retailer
on the local economy and community (i.e. (a.) identify goods and services
offered by proposed retailer, forecast sales for each line of goods and
services, and estimate jobs and wages associated with the forecast sales; and
(b.)compare the proposed retailer's line of goods and services with existing
local businesses to determine product overlap and if the new retailer
provides additional public choice); (2) evaluate how. the existing
retail/service economy will likely respond to the proposed retailer (i.e.
estimate(low and high range)how much of the proposed retailer's projected
sales will be drawn from existing retailers/service providers and how much
will be new to the community); and (3) evaluate the project's impact on
retail/service employment, wages, tax revenues, community's potential
changes in spending patterns,costs to the County/CRA,and,etc.
Response:
You had requested an analysis of the impact a large format retail facility would have on
Iocally owned retailers. Answering this question requires very complex analysis, which
would require a significant and expensive effort to obtain the required data in order to
2
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•
M.Michele Mosca
Sufficiency Review of Growth Management Plan Amendment Petition PL20130001345/CP-2013-8, a Growth
Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the
Growth Management Plan.
October 7,2013
Page 3 of8
complete the analysis. Further,there appears to be no single accepted methodology used in
fiscal and economic analyses to attempt to address impacts to small businesses. The fact is
that Immokalee already has a significant number of national and regional retail service
providers and no required comparison for those b •:. was a prerequisite to their
establishing business operations in Immokalee. e includ ket demand information
does address the anticipated positive economic impac a,at will result from construction of
a large format retail center in the Immokalee Community, including employment and
taxable real estate values.
• Commercial Needs Analysis document. Provide the following additions,
revisions and/or explanations: (1) page 2, demonstrate that.the proposed
project is a "Pareto improvement" (response may be incorporated into the
above economic and fiscal assessment); (2) page 7, table 2, (a.) provide
2010 Census base year data; (b.) provide support data/specific source
information for household(occupied unit)and household income figures,as
the figures within the table appear higher than staff's data, which includes
figures from the 2010 Census and ACS estimates; (3)page 12, Appendix A
2, same request as noted for table 2, on page 7; (4) page 12, based on data
provided within the"income and expenditure table,"the income expenditure
percentage on retail is±54 percent—please provide specific data source and
raw data, so staff may verify figure (figure appears high); (5) page 12,
provide a table that includes all potential retail expenditures and supportable
square feet within the community;(6)pages 12— 14,revise the footnotes on
all tables to include the source year for "Dollars and Cents of Shopping
Centers,"(7)quantify actual retail sales within the market area by the line of
goods and services; and, (8) quantify the existing retail and service
employment within the community.
Response:
1. Pareto Improvement—addressed in economic and fiscal assessment.
2. Page 7, table 2
a. 2010 Census base year data provided in appendix.
b. Household Size - Revised report acknowledges 2010 persons per household
figure of 4.16 based on 2010 Census population and households. This figure
includes group quarters population and therefore differs from the 3.96
persons per household shown in 2010 Census table DP-1. Fishkind revised
analysis in years 2015 to 2025 to include a range of persons per household
figures from 4.0 to 3.5. The range is intended to better capture future
conditions in the community with regard to revitRlization efforts currently in
place,investment in a more diversified economy and the character of growth
3
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Ms.Michele Mosca
Si5zciency Review of Growth Management Plan Amendment Petition PL20130001345/CP-2013-8, a Growth
Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the
Growth Management Plan.
October 7,2013
Page 4 of 8
expected to occur in Immokalee — all of which are likely to decrease
household size over time as incomes and housing opportunities improve.
Incomes—Analysis uses mean household income from U.S. Census 2009-2011
ACS for the Immokalee CDP escalated at 2% per year through analysis
horizon year. Figures shown in 2009-2011 Census ACS table reflect 2011
inflation adjusted-dollars. The revised report uses 2011 as the base year for
escalating incomes rather than 2010 used in the original report.
3. Page 12 Appendix A2 tables - 2010 Census base year data provided in appendix;
HH Size and income explanation provided above also applies to these tables.
4. . Specific data source and raw data provided.
5. Revised report includes appendix tables that show all potential retail expenditures
and supportable square feet in the community.
6. Pages 12-14 table notes revised.
7. Information does not relate to submitted land use need study.
8. Revised report includes requested information in appendix.
Pre-application Meeting Notes:
• Economic Incentives & Market Demand Analysis — (1)provide a listing of
all state, federal or Iocal economic incentives, including tax increment
financing, that the proposed development may receive (response may be
incorporated into above request); and, (2)provide an employment analysis,
including earnings calculations, for the potential± 400 jobs resulting from
the proposed development (response may be incorporated into above
request).
Response: •
The above comments have been addressed in the revised demand analysis.
Exhibit V.E. Public Facilities
• Potable Water, page 1:(1) delete incorrect references to the County and
replace with "Immokalee Water and Sewer District or IWSD"; (2) delete
incorrect square feet figure and replace with"162,000" square feet; (3) delete
incorrect single-family figure and replace with "20" single-family units; and,
(4)provide a footnote to explain the"1.5 max month"figure.
• Sanitary Sewer,page 2:Delete incorrect single-family figure and replace with
"20"single-family units.
4
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M.Michele Hosea
Sr 7Iciency Review of Growth Management Plan Amendment Petition PL20130001345/CP-2013-8, a Growth
Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the
Growth Management Plan
October 7,2013
Page 5 of 8
• Potable Water and Sanitary Sewer, "Request for Service Availability":
Provide the water and sewer availahle capacity response letter from the
IWSD.
• Transportation:Refer to John Podczerwinsky's review comments below
Response:
Exhibit V.E. has been revised as requested and the water and sewer available capacity
letter from IWSD is included with this submittaL
Exhibit V.G. Notarized Letter of Authorization: Based on the document titled "Action by
Unanimous Consent and Designation of Authority of Barron Collier Investments,
LTD," it appears that two individuals must provide authorization for the Agents'
to act on their behalf;please review document and address accordingly.
Response:
Revised authorization forms have been provided with this resubmittal.
Additional Staff Comments
Stephen LenberRer, Senior Environmental Specialist, Surface Water and Environmental
Planning:
The subject property is partially vegetated with native vegetation, fifteen percent of
which is required to be retained in accordance with CCME Policy 6.1.1, if the project is
developed as commercial. According to aerials available on the Property Appraisers
website, much of the property was cleared for pasture prior to 1985. Clearing for
agricultural purposes prior to Ordinance No. 76-42 is exempt from the requirements for
an agricultural clearing permit. Documentation of when the property was cleared will be
required during review of the PUD.
A listed species survey was conducted on June 12, 2013 by the environmental consultant
for the project and no listed species or signs of listed species were observed during the
survey.Given the disturbed nature and location of the site,it is unlikely that listed species
would occur on the property.
A letter from the Florida Master Site File regarding previously recorded cultural
resources was not included in the application package. The project would be subject to
the requirement for accidental discovery of archaeological or historical sites as required
by Conservation and Coastal Management Element Policy 11.1.3. The provision is also
included in Subsection 2.03.07 E of the Land Development Code.
5
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M.Michele Mosca
Szciency Review of Growth Management Plan Amendment Petition PL20130001345/CP-2013-8, a Growth
Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the
Growth Mmmagement Plan.
October 7,2013
Page 6 of 8
The proposed GMP amendment will have no affect on the requirements of the
Conservation and Coastal Management Element.
Response:
Comment Acknowledged.
John Podczerwinskp, Development Review Project Manager,Transportation Planning Section:
Transportation Element Objective 5,Policy 5.1:
TIS Comments(Also reflected in the PUD review comments.):
1. Table 2A- There is a discrepancy with Figure 2A; 2% distribution versus 5%
distribution on Immokalee Rd between Oil Well and SR-29. Please correct.
2. Figure 2B- There should be 29VPH Southbound in PM Peak Hour approaching
intersection from Northern access drive.
3. Page A-1 shows PHF-0.95. However, Sheets A-5, A-6, A-8. A-8, and A-9 use
PHF ).97. Staff suggests a PHF9.90 is more appropriate for this rural area.
4. Please provide an unsignalized analysis of the 2019 condition (with project traffic)
for comparison purposes against conditions without project traffic.
5. Please reconcile any discrepancies throughout the report that are calmed by these
comments. Staff recognizes that some analyses may require to be redone, but that
conclusions may not change.
Response:
These comments have been addressed and are included with the revised TIS.
Staff Note—The following are Developer Commitments required in the companion PUD
application:
Signal:
1. The requirement of and permitting for, a signal . the intersection of SR-29 and
Westclox/NewMarket is at the discretion of DOT. Any proportionate, partial, or
full payment for signal installation shall be .-termined by FDOT. Please modify the
Transportation commitment to reflect .' . Also,remove any statement that requires
the County to operate and maintain .- signal.
2. If a signal at the intersection of is not determined to be required at the
commencement of this proj- the developer must commit to provide a signal
warrant study annually, al..: with the PUD Traffic Monitoring Report (for a
minimum of the first y:. after the CO is issued for the main structure). The
additional warrant • report shall be.due until such time that a signal is deemed
►mnecessary for twoonsecutive years.
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M.Michele Mosca
Sufficiency Review of Growth Management Plan Amendment Petition PL20130001345/CP-2013-8, a Growth
Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the
Growth Management Plan.
October 7,2013
Page 7 of 8
3. The developer must commit to pay proportio share for maintenance of the signal '
at SR-29 and Westclox/New Market once' ed
Response:
These comments have been addressed in the PUD sufficiency response letter rather than
/the GMP amendment.
Transportation Element Objective 4-Pathways:
The proposed Growth Management Plan Amendment is not consistent with Objective 4,
policies 4.2 and 4.6, of the Transportation Element. The developer will be required to
interconnect to (and extend) the existing Bicycle and Pedestrian System to serve this
project. The following recommendations are made (all are requirements of the
simultaneous PUD review that has been submitted):
1. Staff requests that the developer commit to pay-in-lieu for the LDC required 6'
sidewalk along SR-29. Please detail this as a developer commitment in the
Transportation section on Exhibit E of the PUD. .Payment would be required at the
time of SDP application. The amount of the payment should follow l'DOT
guidelines.
2. Connection to all existing and committed pedestrian facilities at the intersection of
SR-29 and Westclox/New Market intersection is necessary. Off-site improvements
(such as curb ramps and crosswalks)will be necessary to provide connection to this
site. As an informational comment, the developer shall be required to make these
connections at the time of SDP application.
3. Please add a developer commitment to install or fund, at no cost to Collier County,
pedestrian facilities(ped-heads) at the time this intersection is signalized. Pedestrian
crossing(s) at this intersection are site-related and are attributable to this
development, as they would not be necessary to install without this proposed up-
zoning.
4. Please provide a commitment to include bicycle racks within the PUD.
Response:
These comments have been addressed in the PUD sufficiency response letter rather than
the GMP amendment.
Transportation Element Objective 6 Policy 6.1:
Demonstrate consistency with the MPO's Long Range Transportation Plan. SR-29 along
the project frontage is demonstrated to have a "need" to be widened to 4LD, and is also
within the SR-29 Loop Road study area.
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Ms.Michele Mosca
Szgiciency Review of Growth Management Plan Amendment Petition PL20130001345/CP-2013-8, a Growth
Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the
Growth Management Plan
October 7,2013
Page 8of8
Response:
These comments have been addressed in the PUD sufficiency response letter rather than
the GMP amendment.
Transportation Element, Objective 12-Transit Requirements:
Demonstrate consistency with Objective 12 of the Transportation Element by addressing
Transit-related accommodations at, or within, the site.
Note: The following requirement(s)are stated in the companion PUD review:
Please provide transit facilities to serve alternative modes of transportation to this parcel.
• County requests provision of a bus shelter within the site that will serve both Transit
routes connecting to this facility, along with any necessary supporting easements and/or
rights of entry. Please contact TrinitvScott@Colliergov.net or
BrandvOtero @Colliergov.net to discuss design recommendations.
;Response:
These comments have been addressed in the PUD sufficiency response letter rather than
the GMT amendment.
Please contact me if there are any questions.
Sincgrely,
D. Wayne Arnold,AICP
cc: David B. Genson,PE
Richard D. Yovanovich,Esq.
GradyMinor File
8
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s-r- Cws.-y ty
Comprehensive Planning Section
Memorandum
February 4,2014 Sent Via E-Mail
Mr.D.Wayne Arnold,AICP
Q.Grady Minor and Associates,P.A.
3800 Via Del Rey
Bonita Springs,FL 34134
and
Mr.Richard Yovanovich,Esq.
Coleman,Yovanovich and Koester,P.A.
4001 Tamiami Trail North,Suite 300
Naples,FL 34103
RE: Sufficiency Review of Growth Management Plan Amendment Petition PL20130001345/CP-
2013-8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and
Future Land Use Map of the Growth Management Plan to allow the re-designation of+24.5 acres from
the Neighborhood Center Subdistrict (±19.07 ac.) , Low Residential Subdistrict a-S.28 ac.) and High
Residential Subdistrict x.20 ac.) to the S.R. 29 and Jefferson Avenue Commercial Subdistrict to
accommodate a Large Format Retail Center of up to 162,000 sq.ft.
Dear Mr.Arnold and Mr.Yovanovich:
As a follow-up to the January 24, 2014 meeting concerning the market study/needs analysis for the
above-referenced petition,below is list of items that should be addressed within the re-submittal.
Market Study:Items 1-14
(1) Page 8,Household PPH figurer. Use a 4.0 pph figure,and also provide the pph studies
referenced on page 7 of the Report.(Note:Comprehensive Planning's population figures
include all population groups, including group quarters. So,the 4.17 pph figure from the
2010 Census is most accurate considering that pph figure includes all pop.groups,
consistent with Comp.Planning data.)
(2) Page 8:Delete the 3.75 pph and 3.5 pph figures and corresponding data,unless justification
can be provided to support use of those figures.(Note:These figures have the potential to
inflate the number of households,thereby resulting in greater retail expenditure figures.)
(3) Page 8,Household Income:Evaluate the use of a weighted average for median household
income rather than using the"mean"which has the potential for skewing income figures.
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(4) Page 9,Table 4:Remove the 3.75 and 3.5 pph tables/data, unless justification can be
provided to support the use of these figures/data.
(5) Page 13,Expenditure tables: The consumer expenditure figure of 53.9%does not appear to
be consistent with the manual calculation of 52%;accordingly,provide an explanation or
revise to reflect the 52%figure. Also,provide a narrative with the consumer expenditures
document that explains how the figures are characteristic of the Immokalee community,
including age,race,expenditures,and etc.
(6) Appendix A-2,Pages 13-17:Remove the 3.75 and 3.5 pph data,unless justification can be
provided to support the use of these figures/data.
(7) Page 16,4.0 PPH Table: This table provides community square feet demand for various
categories for years 2015,2020 and 2025. Explain why square feet caps should not be
imposed,consistent with these categories.
(8) Appendix A-4,DP-1,page 4:The occupied household unit count is listed as 5,795 and the
DP03(2009—2011)report lists a household unit count of 3,836;accordingly,please explain
the difference in these figures.
(9) Provide legible copy of the Consumer Expenditures document.
(10) Economic Contribution Tables 1 and 2:(1) Employment figures/calculations appear to be
inconsistent;accordingly,provide explanation/footnotes;and,(2)Table 2—provide raw
data(on CD)for all employment data.
(11) Economic Contribution Tables 3 and 4:(1)Employment figures/calculations appear to be
inconsistent;accordingly, provide explanation/footnotes;and,(2)Table 4—provide raw
data(on CD)for all employment data.
(12) Pareto Improvement—If result of development leads to business closures/layoffs—explain
how proposed project is a pareto improvement.
(13) Economic Information,page 4 of 6,last paragraph:This statement may not necessarily be
true if jobs aren't filled by Immokalee residents;remove,modify or provide explanation.
(14) Economic Information,Tax Dollar Calculations,page 5 of 6:The square feet figure of
140,000 is not consistent with project's square feet figure of 162,000;please correct or
provide an explanation.
General Discussion Items — Evaluate Project's Impacts on Businesses within the
Community
(1) (This is a repeat from the staff letter dated,August 7,2013,and is the preferred approach to
evaluating the project impacts.) Provide an economic and fiscal impact assessment. This
analysis should address the following: (1) evaluate the impacts of the large format retailer
on the local economy and community, i.e. (a.) identify goods and services offered by
proposed retailer, forecast sales for each line of goods and services,and estimate jobs and
wages associated with the forecast sales; and (b.)compare the proposed retailer's line of
goods and services with existing local businesses to determine product overlap and if the
new retailer provides additional choice;(2) evaluate how the existing retail/service economy
will likely respond to the proposed retailer (i.e. estimate how much of the proposed
retailer's projected sales will be drawn from existing retailers/service providers and how
much will be new to the community);and, (3)evaluate the project's impact on retail/service
2
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employment, wages, tax revenues, community's potential changes in spending patterns,
costs to the County/CRA,and,etc. As an alternative,see number(2)below.
(2) Windshield Survey: Evaluate competing commercial projects within the community to
determine potential impacts (positive and/or negative). This evaluation should include
employment impacts.
(3) Calculate or estimate the capture rate of persons and/or households presently leaving
Immokalee for goods and services(e.g.to Lehigh Acres, Naples,etc.)that may instead utilize
the proposed project site.
Please call me at 239.252.2466 should you have any questions.
Regards,
Michele R. osca,AICP
Principal Planner
cc:CP-2013-8 File
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FISHKIND
& ASSOCIATES
ECONOMIC CONSULTANTS
MEMORANDUM
TO: Michele R. Mosca, AICP
Principal Planner
Collier County Comprehensive Planning Section
FROM: G. Russell Weyer
Senior Associate
SUBJECT: Re-submittal of market study/needs analysis report for
GMP Amendment Petition PL20130001345/CP 2013-8
DATE: March 5, 2014
Michele R. Mosca, AICP
Principal Planner
Collier County Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, FL 34104
Dear Ms. Mosca,
The following are responses to your sufficiency letter #2 questions dated February 4,
2014 regarding Growth Management Plan Amendment Petition PL20130001345/CP
2013-8:
Market Study: Items 1-14
(1) Page 8, Household PPH figures: Use a 4.0 pph figure, and also provide the pph
studies referenced on page 7 of the Report. (Note: Comprehensive Planning's
population figures include all population groups, including group quarters. So, the 4.17
pph figure from the 2010 Census is most accurate considering that pph figure includes
all pop. groups, consistent with Compo Planning data.)
A: Took out 3.5 and 3.75 PPH portions of the report and only used 4.0 PPH. The two
studies referenced on page 7 of the report are included with this response: The FGCU
Immokalee Master Plan Economic Analysis Study and the RWA Data Analysis Rewrite
32410.
1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254-8585
Page 1 of 4
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(2) Page 8: Delete the 3.75 pph and 3.5 pph figures and corresponding data, unless
justification can be provided to support use of those figures. (Note: These figures have
the potential to inflate the number of households, thereby resulting in greater retail
expenditure figures.)
A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report.
(3) Page 8, Household Income: Evaluate the use of a weighted average for median
household income rather than using the"mean"which has the potential for skewing
income figures.
A: The commercial needs analysis relies on consumer expenditure survey data from the
Bureau of Labor statistics which is based on average incomes and average
expenditures; therefore the analysis is also based on average incomes. We have
included the Bureau of Labor Statistics CEX methodology for collecting data for the
consumer expenditure surveys. The methodology explains why the mean and not the
median is used in their collection methods.
(4) Page 9, Table 4: Remove the 3.75 and 3.5 pph tables/data, unless justification can
be provided to support the use of these figures/data.
A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report.
(5) Page 13, Expenditure tables: The consumer expenditure figure of 53.9% does not
appear to be consistent with the manual calculation of 52%; accordingly, provide an
explanation or revise to reflect the 52% figure.Also, provide a narrative with the
consumer expenditures document that explains how the figures are characteristic of the
Immokalee community, including age, race, expenditures, and etc.
The BLS CEX table provided with this response shows how the 53.9% is calculated.
The attached Bureau of Labor Statistics data collection methodology document
indicates that their methodology is impractical to narrow the focus of the survey to cover
a small area such as Immokaiee. There are currently no known sources that track the
spending patterns of the Immokalee therefore the BLS survey is considered the best
available data.
(6) Appendix A-2, Pages 13-17: Remove the 3.75 and 3.5 pph data, unless justification
can be provided to support the use of these figures/data.
A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report.
1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254-8585
Page 2 of 4
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(7) Page 16,4.0 PPH Table: This table provides community square feet demand for
various categories for years 2015, 2020 and 2025. Explain why square feet caps should
not be imposed, consistent with these categories.
A: The total square feet of the proposed large format retailer building is 162,000 square
feet. The square footage of each category will be dictated by market demand. The
supplier will adjust each category accordingly based on that market demand.
(8)Appendix A-4, DP-I, page 4: The occupied household unit count is listed as 5J95
and the DP03{2009-2011) report lists a household unit count of 3,836; accordingly,
please explain the difference in these figures.
A: The difference in figures is due to the Census collection methodology. DP-1 is the
complete decennial census from 2010 and DP-3 is the American Community Survey
(also conducted by the Census Bureau), which is a three-year on-going estimate of a
small percentage of the population rather than a complete census.
(9) Provide legible copy of the Consumer Expenditures document.
A: A legible copy of the BLS CEX table is provided as a part of this sufficiency
response.
(10) Economic Contribution Tables 1 and 2: (1) Employment figures/calculations appear
to be inconsistent; accordingly, provide explanation/footnotes; and, (2) Table 2- provide
raw data {on CD)for all employment data.
A: The lmplan economic model default table only provides the top 10 job descriptions
from the total direct, indirect and induced employment figures. Since Table 2 defaults to
the top 10, there is no other raw data to provide.
(11) Economic Contribution Tables 3 and 4: (1) Employment figures/calculations appear
to be inconsistent; accordingly, provide explanation/footnotes; and, (2) Table 4 - provide
raw data{on CD)for all employment data.
A: The Implan economic model default table only provides the top 10 job descriptions
from the total direct, indirect and induced employment figures. Since Table 2 defaults to
the top 10, there is no other raw data to provide.
(12) Pareto Improvement- If result of development leads to business closures/layoffs—
• explain how proposed project is a pareto improvement.
A: The focus of the revised report is on the numerical need calculation which shows that
there is a net positive need for the development.
1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254-8585
Page 3 of 4
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(13) Economic Information, page 4 of 6, last paragraph: This statement may not
necessarily be true if jobs aren't.filled by Immokalee residents; remove, modify or
provide explanation.
A: We have modified the statement by adding the word 'could' in the first sentence and
added the last sentence noting that the unemployment rate should fall in a certain range
depending on the number of Immokalee residents that are hired.
(14) Economic Information, Tax Dollar Calculations, page 5 of 6: The square feet figure
of 140,000 is not consistent with project's square feet figure of 162,000; please correct
or provide an explanation.
A: We corrected the project's square feet to 162,000 in the calculation.
General Discussion Items - Evaluate Project's impacts on Businesses within the
Community
(1) {This is a repeat from the staff letter dated, August 7, 2013, and is the preferred
approach to evaluating the project impacts.} Provide an economic and fiscal impact
assessment. This analysis should address the following: {1} evaluate the impacts of the
large format retailer on the local economy and community, i.e. {a.}identify goods and
services offered by proposed retailer, forecast sales for each line of goods and services,
and estimate jobs and wages associated with the forecast sales; and (b.}compare the
proposed retailer's line of goods and services with existing local businesses to
determine product overlap and if the new retailer provides additional choice; (2)
evaluate how the existing retail/service economy will likely respond to the proposed
retailer{i.e. estimate how much of the proposed retailer's projected sales will be drawn
from existing retailers/service providers and how much will be new to the community);
and, {3}evaluate the project's impact on retail/service 2 employment, wages, tax
revenues, community's potential changes in spending patterns, costs to the
County/CRA, and, etc. As an alternative, see number(2) below.
(2) Windshield Survey: Evaluate competing commercial projects within the community
to determine potential impacts (positive and/or negative). This evaluation should include
employment impacts.
(3) Calculate or estimate the capture rate of persons and/or households presently
leaving Immokalee for goods and services (e .g. to Lehigh Acres, Naples, etc.)that may
instead utilize the proposed project site.
A: We have provided an analysis of the impact a large format retailer would have on the
Mom & Pop businesses in lmmokalee and an analysis of the impact on the nearby
regional and national chains. This analysis is complete with independent studies
supporting the study. The independent studies provide empirical evidence and good
sound post-development data on the effect of a large format retailer on local
businesses. Included in this analysis are studies showing the pull factors that a large
format retailer has on small rural communities like Immokalee.
1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254-8585
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Collier County Community Redevelopment Agency
IMMOKALEE CRA
CRA Board i The Place to Call Home l
Commissioner
Donna Fiala
Chair l Michael Facundo
Commissioner Chairman, Immokalee CRA
Tom Henning Redlands Christian Migrant Association(RCMA)
Commissioner 318 Washington Avenue
Tim Nance Immokalee,FL 34142
Commissioner 239.658.3560
Fred W.Coyle MikeF @RCMA.org
Commissioner
Georgia Hiller Via email
Collier County Planning Commission
CRA Advisory Board Attn:Mark Strain,Chairman
Michael Facundo Collier County Growth Management Division
Chairman 2800 North Horseshoe Drive
Edward"Ski"Olesky Naples,FL 34104
Robert Heiman MarkStrainCBCollierGov.net
Ex-officio 239.252.4446
Julio Estremera
Floyd Crews
James Wall 1 April 22,2014
Carrie Williams
Cristina Perez
Eatil Null RE:CP-2013-8 Proposed Amendment to the Immokalee Area Master Plan for Large Format
Frank Nappo Retailer
MSTU Advisory
Committee Dear Chairman Strain:
Cherryle Thomas During the March 19,2014 Immokalee Community Redevelopment Agency(CRA)regular monthly
Chair Advisory Board meeting,the Advisory Board voted unanimously in support of the above
Lucy Ortiz
William Deyo referenced amendment. However,the Advisory Board also passed a companion motion voicing its
Andrea Hillman concern over the effect that this project will have on the local transportation network.See
Norma Garcia
minutes below.
CRA Stair Although we are specifically concerned with the lack of signalization at the intersection of
Bradley Muckel Westclox Road and SR 29(North 15th Street), we are also concerned with the overall volume of
Executive Director
traffic along the already busy and frequently congested SR 29 corridor.Items such as roadway(Interim)
widening,acceleration/deceleration lanes,off-site pedestrian facilities(sidewalksfcrosswalks/CAT
Christie Betancourt bus stops/etc) g
CRA Administrative and street lights need to be addressed.
Assistant
James Sainvilus Please see that this letter is included in the agenda packet for next Tuesday's CCPC public meeting
MSTU Project Manager in Immokalee,related to this proposed amendment. Feel free to contact me directly if you would
Marie Capita like to discuss this matter.
IBDC Manager
Sincerely,
ike Facundo
I Cc:Michelle Mosca, Principal Planner,Collier County Comprehensive Planning Department
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Minutes from the 3/19/14 Immokalee CRA Advisory Board Meeting:
CRA Old Business
a. CP-2013-8 Proposed Amendment to the IAMP for large scale retailer-Q&A(Enc 5)
CRA staff provided board with a hard copy and email copy of the new back-up documentation in the application packet
for the large scale retailer. Mr.Wayne Arnold reported that his firm updated the economic impact data in their packet
and that the application would now go before the Collier County Planning Commission on Tuesday,April 29,2014 at
5:00 PM at the Immokalee High School auditorium. Notices will be sent out to residents within 500 ft.of the property
and signs will be posted at the site location.
The Collier County Growth Planning Department staff will provide translators at the meeting and will be sending out the
meeting notice.
Board Comments:
• Floyd Crews would like to see road improvements on the corner of Westclox Road and State Road 29.
• Frank Nappo supports the proposed amendments and he informed the board,public and staff that 125
families that live within the Immokalee Housing and Family Services area would benefit from a large
retailer in their area,
• Carrie Williams said she took a poll from her local bank and all were in support their only concern was
traffic congestion and the cleanliness of the area. They said that most businesses in Immokalee don't
keep up with the upkeep regarding the facades of their building and the parking lot areas.
• Estil Null supports the proposed amendments but would like to know if roads are sufficient to handle a
large retailer.
Public Speakers on this item:
• Paul Midney said he was in support of the proposed amendment.
• Armando Yzaguirre who works with A&M Maintenance is in support of the proposed amendment.
• Danny Gonzalez who owns Lozano's Restaurant in Immokalee is in support of the proposed
amendment. He said that his family is expanding the restaurant and encourages competitive business.
Action:Mr.Nappo made a motion to support CP-2013-8 Proposed Amendment to the Immokalee Area Master Plan
for the large scale retailer. Ms. Williams seconded the motion and the motion passed by unanimous vote 7-0.
Action: Mr Crews made a motion that the Advisory Board send a letter to the Collier Coon&Planning
Commissioner to voice concern over the road traffic congestion that will be<conthig from CP-2913-8 Proposed
Amendment to the Immokalee Area Master Plan for larger scale retailer. Mr. Nappo seconded the motion and the
motion passed by unanimous vote 7-0
Other areas of concern that were discussed by the board were adding a stop light and a merge lane from New Market
Road to SR 29. They would also like to see the MSTU triangle area either moved or made smaller.
2
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NAPLES DAILY NEWS K Wednesday,February 18,2015 K 3D
PUBLIC NOTICE PUBLIC NOTICE -°s,PUBLIGNOTICE
NOTICE OF PUBLIC HEARING "-""'"
NOTICE OF INTENT TO CONSIDER ORDINANCES
f Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing
on March 10,2015,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 89-05,AS AMENDED,THE COWER COUNTY GROWTH
MANAGEMENT PLAN OF THE UNINCORPORATED AREA OF COWER COUNTY FLORIDA,
SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND IMMOKALEEAREA
FUTURE LAND USE MAP TO ADD APPROXIMATELY 24.99 ACRES TO THE SR-29 AND JEFFERSON
AVENUE COMMERCIAL SUBDISTRICT OF THE URBAN-COMMERCIAL DISTRICT,TO ALLOW FOR
THE DEVELOPMENT OF UP TO 162,000 SQUARE FEET OF C-1(COMMERCIAL PROFESSIONAL AND
GENERAL OFFICE DISTRICT),C-2(COMMERCIAL CONVENIENCE DISTRICT),C-3(COMMERCIAL
INTERMEDIATE DISTRICT), AND.C-4 (GENERAL COMMERCIAL DISTRICT) COMMERCIAL USES
AS DESCRIBED IN THE LAND DEVELOPMENT CODE(LDC);TO'EXEMPT DEVELOPMENT ON THE,
SUBJECT SITE FROM THE ARCHITECTURAL AND SITE DESIGN STANDARDS OF LDC SECTION 5.05.08,
AND THE SIGN STANDARDS OF LDC SECTION 5.06.00;AND TO PROVIDE THAT ARCHITECTURAL,
SITE DESIGN AND SIGN STANDARDS BE ESTABLISHED THROUGH THE REZONING OF THE
SUBJECT SITE;PROVIDING FOR TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA
DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY;AND PROVIDING
FOR AN EFFECTIVE DATE.THE SUBJECT PROPERTY IS LOCATED ON THE NORTHWEST CORNER
OF WESTCLOX STREET AND STATE ROAD 29 IN SECTION 29,TOWNSHIP 46 SOUTH,RANGE 29
EAST,COLLIER COUNTY,FLORIDA. (PL20130001345/CP-2013-8)
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COWER COUNTY, FLORIDA
AMENDING ORDINANCE NO.2004-41,AS AMENDED,THE COLLIER COUNTY LAND DEVELOPMENT
CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FO}I 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 AN AGRICULTURAL(A)ZONING DISTRICT WITH AMOBILE HOME
OVERLAY(A-MHO)TO A COMMERCIAL PLANNED UNIT DEVELOPMENT(CPUD)ZONING DISTRICT
WITHIN THE STATE ROAD 29 COMMERCIAL OVERLAY SUBDISTRICT(SR29COSD)TO ALLOW UP TO
162,000 SQUARE FEET OF COMMERCIAL USES FOR A PROJECT TO BE KNOWN AS THE SR29 CPUD '
ON PROPERTY LOCATED AT THE NORTHWEST QUADRANT OF SR-29 AND WESTCLOX STREET IN
SECTION 29,TOWNSHIP 46 SOUTH,RANGE 29 EAST,COLLIER COUNTY,FLORIDA CONSISTING OF
24.99*ACRES;AND BY PROVIDING AN EFFECTIVE DATE.(PUDZ-PL20130001241)
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All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCES will be made
available for inspection at the Planning &Zoning Department,Comprehensive Planning Section, 2800 N.
Horseshoe Dr.,Naples,FL.,between the hours of 8:00 A.M.and 5:00 P.M.,Monday through Friday.Furthermore
the materials will be made available for inspection at the Collier County Clerk's Office,fourth floor,suite 401,
Collier County Government Center, East Naples,one week prior to the scheduled hearing.Any questions
pertaining to the documents should be directed to the Planning &Zoning Department, Comprehensive
Planning Section.Written comments filed with the Clerk to the Board's Office prior to March 10,2015 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.
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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 Department,located at 3335 Tamlami 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
TIM NANCE,CHAIRMAN.
DWIGHT E.BROCK,CLERK '
By: Teresa Cannon • Deputy Clark(SEAL)
No.231123958 February 18.2015
Packet Page -1776---
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