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Agenda 11/10/2015 GMP Amendment (CPSS-2014-4/PUDZ-PL20140002077)
Clerk's Office COLLIER COUNTY GROWTH MANAGEMENT PLAN SMALL SCALE AMENDMENT (ADOPTION HEARINGS) Project: GMPA-PL20140002143 Petition: CPSS-2014-4 & Companion Zoning Petition PUDZ-PL20140002077 m DA V1NCI N ESTATES IN o } OLDE CYPRESS 3 PELICAN (// o (MAC LONLGASKHEORE OWE CYPRESS STRAND Lo 61 c- F (DRI) CARLTON (DRI) N: 41 20 21 LAKES 19 W I 0 PROJECT CLF NORTHBPOOKE o\ LO C AT I O N 1 EBOLI Z PLAZA ffi 6 z�ta1 • NAPLES-IMMOK. EE RD. %<< jZ k (C.R.846) .0 ZW OV O UVINGSTON p - LAKES i 29 - MA KE GOLDEN GATE ESTATES m 28 BOSLEY 30 LAKE UNIT 97 z s. 0O RIGAS HERITAGE GREENS u BREEZEWOOD J . CCPC: September 03, 2015 (continued from August 06, 2015) BCC: November 10, 2015 EXECUTIVE SUMMARY Recommendation to deny the Southbrooke Office Subdistrict small-scale amendment to the Collier County Growth Management Plan,Ordinance 89-05,as Amended,and not to transmit to the Florida Department of Economic Opportunity. (Adoption Hearing) (PL20140002143/CPSS-2014-4) [Companion to Petition PUDZ-PL20140002077]. OBJECTIVE: For the Board of County Commissioners (BCC) to deny (not adopt)the proposed small-scale Growth Management Plan amendment and not to approve said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment. As such, per Florida Statutes, the request is heard once only by the Collier County Planning Commission(CCPC) and the BCC. If approved by the BCC, the petition is transmitted to the Florida Department of Economic Opportunity (DEO). If denied by the BCC,the petition is not transmitted to the DEO. Per Chapter 163.3187, Florida Statutes, there are limitations for this type of small-scale amendment, as identified below, followed by staff comments in[brackets]. 1. The proposed amendment involves a use of 10 acres or fewer. [The subject site comprises ±5.18 acres.] 2. The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. [As of July 7, 2015, three small scale GMP amendments have been approved in calendar year 2015 for a total of 18.776 acres (0.876 + 7.9 + 10); no other small scale GMP amendments have been approved since July 7. Including the subject site, a total of three small scale GMP amendments are presently under review — comprising 22.06 acres total (5.18 + 6.96 + 9.92).] 3. The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment are permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly related text change.] 4. The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] Note: Because the support materials are voluminous, and some exhibits may be oversized, 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,Naples. This petition seeks to amend the Golden Gate Area Master Plan Element(GGAMP) of the Collier County Growth Management Plan to: a. Establish the new Southbrooke Office Subdistrict on the subject 5.18-acre site to allow up to 40,000 square feet of gross floor area for uses allowed in the C-1, Commercial Professional and General Office zoning district; b. Revise the area-wide Golden Gate Area Future Land Use Map (FLUM)to reflect this new map designation; and, c. Create the new Southbrooke Office Subdistrict inset map, part of the FLUM Series, to reflect the new designation of the subject site. The proposed amended Subdistrict text and maps are depicted on Ordinance Exhibit A. FINDINGS AND CONCLUSIONS: Based on the review of this petition, including the supporting data and analysis, staff makes the following findings and conclusions. More analysis is provided in the Staff Report to the CCPC. • The Future Land Use Element (FLUE) and the GGAMP currently provide for future commercial development to accommodate the growing population in, and direct it to, Urban Designated Areas, Mixed Use and Interchange Activity Centers, and Neighborhood Centers; • The 2011 Evaluation and Appraisal Report (EAR) did not call for any amendments to this segment of the Immokalee Road corridor, and the existing GGAMP continues to reflect the adopted vision of the greater community; • The re-study of the GGAMP taking into consideration the desires of the greater community should remain paramount, and not be set aside by a single, piecemeal proposal; • The existing Future Land Use designation allows for non-commercial uses already recognized as viable transitional uses on the subject site (essential services); • The existing Future Land Use designation allows for viable residential development of one single family dwelling unit per tract (two units total), albeit at a price point reflective of the site's location. Staff does not accept the petitioner's assertion to the contrary and staff notes there are existing developed single family neighborhoods that back up to a 6-lane divided roadway—including Pebblebrooke Lakes about two miles to the east on Immokalee Road, and Regent Park about two miles to the west on Immokalee Road (other locations are identified in the CCPC Staff Report). These other locations are all urban sized lots - 1/4 to 1/3 of an acre with about 130 feet of depth- vs. the subject site comprised of two Golden Gate Estates tracts of about 2.5 acres each and 300 feet of depth; • The commercial development across Immokalee Road to the north does not render the subject site incompatible for single family development. Most of those commercial uses are office or other non-retail uses; and, those uses are oriented to the north where they access Executive Drive, not Immokalee Road. While many may find the subject site undesirable for single family development, some may find it acceptable as would be reflected in the price point for this location; • This petition introduces commercial development on the south side of Immokalee Road,within the Estates designation, where none presently exists; • If this petition is approved, the parcel adjacent to the east will become eligible for Transitional Conditional Uses (conditional uses allowed in the E, Estates zoning district, e.g. church, child care, nursing home, social and fraternal organization, etc.) and more-attractive to commercial development; • The site's mid-block location introduces isolated commercial development, which is discouraged by the GMP; • Approving this single mid-block commercial property is akin to spot zoning; • Of all of the privately-initiated amendments to the GMP since its adoption in 1989, to allow commercial-only development, none are located mid-block—this would be the first one; • No infrastructure related concerns result from this amendment. Concerns related to vehicular access to Immokalee Road are worth noting, but are addressed in the companion PUD rezone petition; • No adverse environmental impacts result from this amendment; • No historic or archaeological sites are affected by this amendment; • Based on data and analysis submitted for the supply of existing and potential commercial professional and medical office development and demand within the trade area for the subject site, the additional need for commercial professional and medical office uses contemplated by this amendment to serve the surrounding residential areas has been demonstrated; • Located within Activity Center No. 4 are a number of Planned Unit Developments and commercially zoned properties, totaling approximately 1,106,400 sq. ft. commercial professional and medical office floor area and more than 188 acres — developed and undeveloped — with more than 45,380 undeveloped square feet approved for commercial development that can accommodate a portion of this identified need. FISCAL IMPACT: The cost to process, review and advertise this petition was borne by the petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this amendment. LEGAL CONSIDERATIONS: This Growth Management Plan(GMP)amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." 163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. And FLUE map amendments shall also be based upon the following analysis per Section 125.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an Adoption hearing of the GMP amendment. [HFAC] GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the BCC for transmittal to the Florida DEO will commence the thirty-day(30)challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one days (31) after BCC adoption. COMPREHENSIVE PLANNING STAFF RECOMMENDATION: That the BCC not adopt and transmit this small-scale GMP amendment to the Florida Department of Economic Opportunity. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC heard this petition at their September 3, 2015 meeting. 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,with a minor text change which is reflected in the proposed ordinance. There were two speakers at the CCPC meeting; one spoke in favor of the petition; the other, representing the Oakes Estates Neighborhood Association, the residential neighborhood to the south,east and west,expressed non-objection to the petition and thanked the petitioner for working with the neighborhood to address their concerns. That Association also provided a letter of non- obj ection. Prepared by: Corby Schmidt,AICP, Principal Planner, and David Weeks,AICP, Growth Management Manager, Comprehensive Planning Section, Zoning Division, Growth Management Department Attachments: 1) CCPC Adoption Staff Report 2) Ordinance and Exhibit"A"text and maps 3) Project application and documentation- available at: http://www.colliergov.net/ftp/2015BCCMeetings/AgendaOct 1315/GrowthMgmt/CPS S- 2014-4 Southbrooke%20Subdistrict Petition.pdf ORIGINAL Co er Co-rz-ri.ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: September 3, 2015 (continued from August 6) SUBJECT: PETITION CPSS-2014-4/ PL-2014-0002143, SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING) ELEMENT: GOLDEN GATE AREA MASTER PLAN (GGAMP) APPLICANT/OWNER/AGENTS: Thomas H. Dahbura D. Wayne Arnold HUB Condo Rentals, LLC Q. Grady Minor&Associates, PA 18223 Shawley Drive 3800 Via Del Rey Hagerstown, Maryland 21740 Bonita Springs, Florida 34134 Steven J. Bracci, PA 9015 Strada Steil Court, Suite 102 Naples, FL 34109 GEOGRAPHIC LOCATION: The ±5.18 acre subject property is located mid-block, on the south side of Immokalee Road (CR 846) and north side of Autumn Oaks Lane, approximately 0.7 mile east of I- 75, and comprised of Tracts 51 and 70 of Golden Gate Estates Unit 97, in Section 29, Township 48 South, Range 26 East. REQUESTED ACTION: Amendment to the Golden Gate Area Master Plan (GGAMP) of the Growth Management Plan and to the GGAMP Future Land Use Map and Map Series, to establish the Southbrooke Office Subdistrict in the Estates - Commercial District for up to 40,000 square feet of gross floor area for uses allowed in the C-1, Commercial Professional and General Office zoning district, affecting fewer than ten (10) acres. The proposed GGAMP map amendment is accompanied by new Subdistrict text, as follows: B. Estates - Commercial District *** *** *** *** ***text break *** *** *** *** *** 7. Southbrooke Office Subdistrict The Southbrooke Office Subdistrict is approximately five (5) acres and is located approximately 1/4 mile east of Oakes Boulevard on the south side of Immokalee Road. The intent of the subdistrict is to permit general office, medical office, and business service uses generally consistent with those uses permissible by right, or as conditional use in the C-1 commercial professional and general office zoning district. This subdistrict will serve as a transitional use from the general commercial uses found on the north side of Immokalee Road and the 6-lane Immokalee Road arterial roadway, to the low density, large-lot Estates residential area south of the subdistrict. Development within the subdistrict is encouraged to be rezoned as a PUD in order to provide greater specificity of permitted land uses, development standards and any necessary operational characteristics. A maximum of 40,000 square feet of commercial development shall be permitted. All buildings will be limited to single-story, and shall be constructed in a common architectural theme. A - 1 - minimum 30' wide vegetated buffer shall be provided adjacent to Autumn Oaks Lane, which shall consist of retained native vegetation. Access to the subdistrict shall only be from Immokalee Road. PURPOSE/DESCRIPTION OF PROJECT: To re-designate the property from the Residential Estates Subdistrict in the Estates - Mixed Use District, to the Southbrooke Office Subdistrict in the Estates - Commercial District. A companion petition [PUDZ-PL-2014-0002077] would rezone the ±5.18 acre property from the Estates zoning district to the Southbrooke Office PUD. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subject Property: The subject ±5.18 acres is currently zoned E, Estates District and undeveloped. The present Future Land Use designation of Estates - Mixed Use District, Residential Estates Subdistrict as identified on the GGAMP Future Land Use Map allows single-family residences, and limited non-residential uses (e.g. community facilities, essential services, etc.). Surrounding Lands: North of the Subject Property: Across Immokalee Road, a 6-lane divided arterial roadway, and an east-west drainage canal, is land currently zoned Quail II PUD and developed commercially [allowing for C-3 uses] with an automobile service station, bagel place, walk-in medical clinic, specialty medical providers and labs, dental offices, real estate offices, child daycare facility, home care services provider, and other similar uses located along Executive Drive. Approximately 89,598 commercial sq. ft. are developed of the 184,000 sq. ft. approved. Further to the north are residential portions of Quail II where 512 residences are approved for development. The Future Land Use designation is Urban Mixed Use District, Urban Residential Subdistrict on the Future Land Use Map. West of the Subject Property: Land is currently zoned E, Estates and developed with a water management feature. Further to the west are places of worship and vacant Estates parcels. The Future Land Use designation is Estates - Mixed Use District, Residential Estates Subdistrict on the Future Land Use Map. The "1-75 and Immokalee Road Interchange Activity Center" lies less than one-half mile west. South of the Subject Property: Across Autumn Oaks Lane, a 2-lane undivided local road, land is currently zoned E, Estates where single-family residences and residential lots, as parts of the Golden Gate Estates subdivision are found. The Future Land Use designation is Estates - Mixed Use District, Residential Estates Subdistrict on the Future Land Use Map. East of the Subject Property: Land is currently zoned E, Estates and undeveloped. Further to the east are places of worship (including one providing a child care and preschool educational "academy", and elementary school, and another providing accessory classrooms), and North Naples Fire Station 42. The Future Land Use designation is Estates - Mixed Use District, Residential Estates Subdistrict on the Future Land Use Map. In summary, along with the commercial development on the north side of Immokalee Road, the current zoning and, existing and planned land uses in the area immediately surrounding the mid-block subject property are primarily suburban- and estate-type residences or residential lots in all directions. STAFF ANALYSIS: Background and Considerations: The Estates designation is characterized by low density semi-rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal non-conforming lots as small as 1.14 acres. Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation. -2- Generally, the Estates Designation also accommodates future non-residential uses, including: • Conditional uses and essential services as defined in the Land Development Code, except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the various nonresidential uses allowed in the Conditional Uses Subdistrict. • Parks, open space and recreational uses. • Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22, 2004, effective October 18, 2004)and consistent with locational requirements in Florida Statutes. Group Housing includes the following type facilities: • Family Care Facility if occupied by not more than six (6) persons shall be permitted in residential areas. • Group Care Facility, • Care Units, • Adult Congregate Living Facilities, and • Nursing Homes. • Schools and school facilities in the Estates Designation north of 1-75, and where feasible and mutually acceptable, co-locate schools with other public facilities, such as parks, libraries and community centers to the extent possible. The existing Future Land Use designation allows for viable residential and the above non-residential uses on the subject site. Most of the uses allowed by conditional use would also require a GMP amendment at the subject site's location. Application materials however, do not suggest that these non-commercial uses were taken into consideration in the analysis of the site. When the GMP was adopted in 1989, it established the Mixed Use Activity Center Subdistrict (MUAC), the Commercial Under Criteria [infill] provision, and the PUD Neighborhood Commercial Subdistrict in the Future Land Use Element (FLUE) as the only provisions to allow establishment of new commercial zoning. The MUAC states, in part: "The Mixed Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community." MUACs are located at the intersection of two arterial roads or an arterial road and a collector road. Coinciding with the MUAC concept, FLUE Policy 3.1 included the provision to establish a zoning reevaluation program for the purpose of evaluating properties whose existing zoning was inconsistent with the FLUE and FLUM (Future Land Use Map) and the properties were unimproved. Relevant to this petition, the overall objective was to rezone the inconsistently zoned and unimproved commercial properties to zoning districts consistent with the FLUE so as to eliminate strip and isolated commercial zoning while directing most new commercial zoning to MUACs. [emphasis added] With the exception of private sector initiated GMP amendments that established site-specific commercial subdistricts, broad provisions for commercial-only development (as opposed to mixed use) have not changed significantly since 1989: MUACs at 1-75 interchanges are now labeled Interchange Activity Centers, all MUACs have become boundary-specific, and some Activity Center boundaries were expanded and some contracted; the Commercial Under Criteria provision was replaced with a new infill subdistrict (Office and Infill Commercial); and, the PUD Neighborhood Commercial Subdistrict was modified and re-named PUD Neighborhood Village Center Subdistrict. When the Golden Gate Area Master Plan Element (GGAMP) was adopted in 1991, it established within the Estates designation (as opposed to the Urban designation for Golden Gate City and Rural Settlement Area designation for the present day area zoned Orangetree PUD and Orange Blossom Ranch PUD) the Neighborhood Center Subdistrict, Randall Boulevard Commercial Subdistrict, Pine -3- Ridge Road Mixed Use District, and Estates Commercial Infill Subdistrict as the only provisions to allow establishment of new commercial zoning. Neighborhood Centers are located at the intersection of two collector roads or higher classification. With the exception of private sector initiated GMP amendments that established, or expanded, site-specific commercial subdistricts, broad provisions for commercial-only development have not changed significantly since 1991: a new Commercial Western Estates Infill Subdistrict was established - but will not be developed as the site is now owned by Collier County. In summary, the FLUE and GGAMP still direct most new commercial development toward Activity Centers and Neighborhood Centers. Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically Section 163.3177(6) (a)2.A-j, listed below. 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. In addition to the requirements enumerated above, it is recognized that community desires may be considered (e.g. if the community has an articulated vision for a particular area as to the type of development desired, such as within a Community Redevelopment Area), and if existing incompatibilities are present (e.g. presently allowed uses would be incompatible with surrounding uses and conditions). It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address the statutory requirements for a GMP amendment, then present and defend, as necessary, that data and analysis. Application's Justifications for Proposed Amendment: (Refer to Explanation/Justification for Proposed Amendment) The justifications asserted in the application's supplemental information for the proposed amendment are: • The site is not well suited to agricultural uses; • The site is not well suited to residential development due to its shallow depth adjacent to an arterial roadway; • The site is well suited to office development due to its access and exposure to an arterial roadway; -4- • Residential development is not evident along this segment of Immokalee Road; Examples of uses along this corridor include churches, a fire station and a County Water retention area; and, • A companion PUD project will provide native vegetation preservation in excess of the minimum required, in an effort to further the rural character encouraged by the GGAMP. Assessment of the application's justifications finds them to be mainly unsupportive or not applicable toward the proposed amendment, as follows:Agricultural uses are not planned at this location;Access and exposure to Immokalee Road make the site comparably-well suited for other residential and non- residential uses; Institutional and other non-residential uses evident along this segment of Immokalee Road lend support to developing other similar, limited uses already recognized as viable transitional uses and allowed by this land use designation (i.e. essential services) - not to establishing new commercial land uses not now allowed; and, efforts to reflect the semi-rural character of the Estates are expected from all such project proposals. As to residential suitability, staff acknowledges the depth of the two subject parcels (±300 feet) is far less than the typical Golden Gate Estates tract (660 feet), and the location on a 6-lane divided arterial road. However, staff notes there are numerous examples of single family dwellings located on such roadways - including urban size lots much smaller than the subject parcels which are +2.25 acres in size. Some examples include: A) 13 lots in Regent Park PUD, located between Airport Road and Livingston Road, on the south side of 6-lane, divided Immokalee Road; B) 20 lots in Pebblebrooke Lakes Phase Three subdivision (Richland PUD), located between Gulf Coast High School and Collier Blvd., on the south side of 6-lane, divided Immokalee Road; C) 30 lots within Naples Twin Lakes First Addition, Morning Side, Sorrento Gardens Unit 3, and Hill Top subdivisions, located between Pine Ridge Road and Solana Road, on the west side of 6-lane, divided Goodlette Road - including one lot that also backs up to an FPL substation and another that also abuts a retail center; D) 16 lots within Northgate Village Units Two and Three, located between Goodlette Road and Forest Lakes Blvd., on the south side of Pine Ridge Road -all of which are opposite developed properties zoned commercial on the north side of Pine Ridge Road including fire station, funeral home, offices, retail, self-storage, car wash; and, E) Numerous single family lots/parcels along 1-75 including in Golden Gate Estates between Pine Ridge Road and Golden Gate Canal, within Berkshire Lakes PUD between Golden Gate Canal and Santa Barbara Blvd. Additionally, along Oil Well Road in Golden Gate Estates, between Desoto Blvd. and Orange Blossom Ranch PUD, there are 63 privately owned tracts (as small as 0.8 acres but mostly 1.7 acres) zoned E, Estates, of which 14 contain a single family dwelling unit. Oil Well Road varies from 2 lanes to 6 lanes in this area. Further, desirability and acceptability is subjective-what one person finds desirable and/or acceptable, another person may not. Desirability, or relative lack thereof, impacts price point (think of the real estate mantra: location, location, location). Nonetheless, this application for a GMP amendment provides data and analysis in support of commercial office development. Detailed analyses are provided further below. Commercial Development: The segment of Immokalee Road between I-75/Northbrooke Drive and Collier Boulevard (CR 951) is anchored at each of these intersections by Mixed Use Activity Center (MUAC) Subdistricts. The MUACs in Collier County are comprehensively planned to provide ample commercial development opportunities. These planned locations are purposely sized and spatially arranged to encourage and support a healthy business environment Countywide and, to discourage and avoid over commercialization and strip development. The subject property lies within a few hundred feet of Mixed Use Activity Center No. 4. • Activity Center No. 4 comprises 59 acres in the northeast quadrant of the Immokalee Road - 1-75 interchange, and is zoned for 270,000 sq. ft. of commercial uses, in the Northbrooke Plaza MPUD, with a private university, an automobile service station, restaurants, private school, walk-in veterinary clinic, specialty medical providers and labs, dental offices, personal service providers, and other similar uses located along International Drive, Northbrooke Plaza Drive and other local -5- streets. This quadrant has more than 18,000 undeveloped yet developable sq. ft. on approximately 10 acres available for Mixed Use Activity Center Uses. • Activity Center No. 4 comprises 49.2 acres in the southeast quadrant of the Immokalee Road - I- 75 interchange, and is zoned for 330,000 sq. ft. of commercial uses and developed as the Malibu Lake PUD (now including Brentwood and Crestwood PUDs), with a Super Target, restaurants, multiple retail establishments, branch banks, and other similar uses located along Tarpon Bay Boulevard and local streets. This quadrant has more than 58,210 undeveloped yet developable sq. ft. on approximately 1.5 acres (net) available for Mixed Use Activity Center Uses. However, staff acknowledges the available 1.5 acres cannot accommodate this entire available square feet figure; instead, perhaps actual potential development may be a "rule of thumb"figure of 10,000 sq. ft./acre yielding an undeveloped yet developable sq. ft. figure of 15,000 sq. ft. • Activity Center No. 4 comprises 40 acres in the northwest quadrant of the Immokalee Road - 1-75 interchange, and is zoned for 200,000 sq. ft. of commercial uses, as part of Pelican Strand PUD/DRI, with an automobile service station, fast food restaurant, professional services offices, specialty medical providers and labs, grocery store, branch banks, and other similar uses located along Strand Boulevard and Tavilla Circle. This quadrant is fully developed with Mixed Use Activity Center Uses. • Activity Center No. 4 comprises 40 acres in the southwest quadrant of the Immokalee Road - 1-75 interchange, and is zoned for 250,000 sq. ft. of commercial uses and developed as the Donovan Center, and other PUDs, with a WalMart Super Center and a cellular phone service provider located along Juliet Boulevard and local streets. This quadrant has approximately 12,382 undeveloped yet developable sq. ft. on 2.05 acres (net) available for Mixed Use Activity Center Uses. Additional commercial development [that provides additional opportunities for office uses] is evident outside Activity Center No. 4, including the following approved projects: ♦ Olde Cypress commercial component (12.5 acres/165,000 sq. ft. of commercial) in the Olde Cypress DRI [approximately 3/ mile east at Immokalee Road-Preserve Lane intersection] ♦ Quail II commercial component (184,000 sq. ft. of commercial) in the Quail II PUD [immediately north via Executive Drive]. The above-listed sites are located within the Support Area described in the needs analysis submitted with this petition, and currently provide a total of nearly 349,000 sq. ft. of commercial space - while more than 45,380 square feet already approved for commercial development have yet to be developed. Sources: March, 2015 Planned Unit Development(PUD) Master List (prepared and maintained by the Collier County Transportation Planning Section) and the Collier County Interactive Growth Model(CIGM). This subject property is regulated by provisions of both the Golden Gate Area Master Plan (GGAMP) and the Future Land Use Element (FLUE) of the Growth Management Plan. FLUE provisions direct new commercial development into areas designated for commercial land uses - 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts'. Similarly, GGAMP provisions direct new commercial development into areas designated for commercial land uses - 'Urban Designated Areas' and 'Neighborhood Centers'. All of these areas designated for commercial land uses by the GGAMP and FLUE are counted toward the inventory of land available for development, even if they are not yet zoned commercial. Generally, commercial development within a community can be categorized as strip commercial development, neighborhood commercial, community commercial, regional commercial, and so forth. Based on specific studies and/or demographic data for an area, such as population, income, -6- household size, percentage of income spent on retail goods, etc., an analyst is able to estimate supportable commercial square feet for professional and general offices for that geography by shopping center type. Collier County provides for commercial opportunities in numerous neighborhood, community and regional centers, but does not support any strip development. Commercial Demand Analysis: (Refer to Attachment "V..D., Commercial Needs Analysis) The firm of MJT Realty Economic Advisors, Inc. conducted a Commercial Needs Analysis dated November 14, 2014 with an amended date of February 4, 2015, identifying the market conditions within a 5-minute and 10-minute drive time from the subject site. This analysis provided an assessment of the professional and medical office needs for the existing and projected population within the site's "trade area". Comprehensive Planning Department staff utilized the Subdistrict's Support Area as described in the Commercial Needs Analysis submitted with this petition and available County resources to conduct a thorough evaluation of the CPSS-2014-4 proposal, with the following results: Section 3.0, Overview of Needs Analysis The Analysis provides a geographic Trade Area that is not the typical radial measurement or a road mileage distance mirroring expected traffic patterns. This Trade Area represents vehicular travel times, and is divided between 5-minute and 10-minute drive times, as follows: • The 5-minute drive time Trade Area is approximately 5.5 miles long centered along the 1-75 corridor, by approximately 5.5 miles wide centered along the Immokalee Road corridor. • The 10-minute drive time Trade Area is approximately 15 miles long centered along the 1-75 corridor, by approximately 9.5 miles wide centered along the Immokalee Road corridor. Section 4.0, Demand for Professional and Medical Office Space Year 2030 build-out population in the 5-minute drive time Trade Area is projected to be 20,115; while build-out population in the 10-minute drive time Trade Area is projected to be 116,220. These 5-minute drive time and 10-minute drive time Trade Area populations will support 3,068 office employees and 20,540 office employees by 2030, respectively. In turn, the amount of office space needed to accommodate office employees in the 5-minute drive time and entire 10-minute drive time Trade Areas is projected to be 460,145 sq. ft. and 3,081,027 sq. ft. by 2030, respectively. Section 5.0, Supply of Professional and Medical Office Space The existing supply of professional and medical office square feet is 261,370 sq. ft. within the 5- minute drive time and 1,510,767 sq. ft. within the entire 10-minute drive time. Another undeveloped 14.5 acres zoned for comparable office uses in the Trade Area provide approximately 109,000 sq. ft. of potential professional and medical office space. More than 61 undeveloped acres designated for comparable land uses in the Trade Area potentially provide another 521,255 sq. ft. of professional and medical office space to be developed by 2030. Together, the potential and existing supply of professional and medical office can be projected to be 302,689 sq. ft. within the 5-minute drive time and 2,141,022 sq. ft. within the entire 10-minute drive time by 2030, respectively. Section 6.0, Calculation of Net Need and Conclusions The Commercial Needs Analysis found that the professional and medical office square feet demand that can be supported by the area's population projected in 2020 is 88,577 sq. ft. within the 5-minute drive time and 418,468 sq. ft. within the entire 10-minute drive time [157,456 sq. ft. and 940,005 sq. ft. in 2030, respectively]. Commercial Needs Analysis concludes there is a demand for professional and medical offices within the 5-minute and 10-minute drive-time trade areas. -7- Staff Assessment: The petition has not demonstrated that incompatibilities exist on the subject site such that a change to the future land use designation is needed, or that there is an established community desire or vision for the subject site to be developed as proposed (historically acceptable considerations by the state land planning agency). The petition does show, however, the subject site's present designation presents incompatibilities such that a change to the future land use designation is reasonable, and that there is an established community acceptance of the subject site being developed as proposed. Accordingly, the Commercial Needs Analysis may lend support to only the first part of a key consideration - is there a need for a future land use map change to increase the amount of commercial allowed in this area, and if so, is this the appropriate location to fulfill that need? Appropriateness of the Site and the Change: The proposed amendment introduces an additional amount of commercial development, uses and activities to existing land zoned for residential use. FLUE and GGAMP provisions primarily direct new commercial development into Mixed Use Activity Centers and Neighborhood Centers. The County's most recent Evaluation and Appraisal Report (EAR) [2011] did not call for any amendments to this segment of the Immokalee Road corridor. Thus, existing GGAMP Policies and provisions continue to reflect the adopted vision of the greater community - consistent with past recommendations on GGAMP GMPAs. Staff acknowledges that the BCC gave direction in February 2015 to initiate a re-study of the GGAMP which would be expected to include this Immokalee Road corridor. Until the GGAMP re-study is completed, it is appropriate to uphold the existing GGAMP and not approve individual, piecemeal proposals. If the amendment is approved, then the abutting parcel to the east, zoned "E, Estates" will become eligible for Transitional Conditional Uses and more-attractive for commercial development. Also, approval of this amendment may be an impetus for the owners of the other undeveloped properties on Immokalee Road within this portion of Golden Gate Estates to seek an amendment for commercial development. The undeveloped parcels affected by this change in eligibility are illustrated in the map exhibit attached to this Report. This scenario is characteristic of the incremental encroachment of isolated commercial zoning into non-commercial areas. Thus, approval of this petition may ultimately lead to an increase in the amount of commercial development. FLUE and GGAMP provisions direct new commercial development into Urban Designated Areas, Mixed Use Activity Centers and Neighborhood Centers. The County's ability to manage growth in accordance with its adopted Growth Management Plan is tested by requests to expand or allow commercial development outside Neighborhood Centers, Mixed Use Activity Centers and other planned locations. These planned locations are purposely sized, spatially arranged and separated to encourage and support a healthy business environment County-wide and, discourage and avoid over commercialization, strip development, and the introduction of urban-type uses into a non-urban area. Preference is typically given to commercial expansion adjacent to Neighborhood Centers, Mixed Use Activity Centers and other commercial designations when additional demand can be demonstrated. By approving this single mid-block commercial property, the County yields its capacity to manage growth, only to support the incremental encroachment of isolated commercial development akin to spot zoning. Identification and Analysis of the Pertinent Small-Scale GMPA Criteria in Florida Statutes Chapter 163.3187: Process for adoption of small-scale comprehensive plan amendment. (1) A small scale development amendment may be adopted under the following conditions: -8- (a) The proposed amendment involves a use of 10 acres or fewer. [The subject site comprises±5.18 acres.] (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. [As of July 7, 2015, three small scale GMP amendments have been approved in calendar year 2015 for a total of 18.776 acres (0.876 + 7.9 + 10). Including the subject site, a total of three small scale GMP amendments are presently under review - comprising 22.06 acres total(5.18 + 6.96 + 9.92).] (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment are permissible under this section. (This amendment is for a site-specific Future Land Use Map change and directly related text change.] (d) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (2) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained if the amendment is approved.] Environmental Impacts: Boylan Environmental Consultants, Inc. submitted an environmental report. Collier County Department of Natural Resources personnel reviewed this report and provided the following analysis: Native habitats on site consist solely of pine/cypress/cabbage palm, with no listed wildlife species observed on the subject property by the environmental consultant for the project. Approximately 4.74 acres of potential jurisdictional wetlands occur on site. Also on site are approximately 0.44 acres of disturbed land within public road Right-of-Way (ROW). The proposed change in land use will require preserves to be established pursuant to Conservation and Coastal Management Element (CCME) Policy 6.1.1. In accordance with LDC section 3.05.07 H.1.a, identification of preserves will occur at time of PUD. CCME Policies 6.2.1 and 6.2.2 require boundaries of jurisdictional wetlands pursuant to Section 373.019 Florida Statutes to be verified by jurisdictional field delineation at the time of Environmental Resource Permitting. The subject property is not located within a County wellfield protection zone. [Stephen Lenberger, Senior Environmental Specialist Surface Water&Environmental Planning Section] Historical and Archaeological Impacts: Development of the site is subject to CCME Policy 11.1.3, concerning accidental discovery of archaeological or historical sites, should any archaeological or historical sites be found on the property. A letter provided from the Florida Department of State, Florida Master Site File states that the proposed undertaking is not likely to have an effect on historic properties. The letter also includes an unexpected discovery contingency clause similar to that of the County. [Stephen Lenberger, Senior Environmental Specialist Surface Water&Environmental Planning Section] -9- Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: JMB Transportation Engineering, Inc. submitted a traffic impact statement, dated November 25, 2014. Transportation Planning staff reviewed the Traffic Impact Statement provided with this application and determined that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period. Therefore the subject application can be deemed consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan without mitigation. Staff however notes that the companion PUD petition for this project contains a recommended condition of approval to remove the western most access because it does not meet minimum separation distance requirements of the County Access Management Handbook, Resolution 13-257. [Mike Sawyer, Project Manager Transportation Planning Section] Public Facilities Impact: • Water: The subject project will be served by Collier County potable water services and lies in the North Water Service Area. The anticipated demand for potable water for the project is 9,000 gallons per day. Collier County has sufficient capacity to provide water services. • Wastewater: The subject project will be served by Collier County wastewater collection and treatment services and lies in the North County Water Reclamation Service Area. The anticipated demand for wastewater collection and treatment for the project is estimated at 7,800 gallons per day. Collier County has sufficient capacity to provide wastewater services. • Solid Waste: The solid waste disposal service provider is Collier County Solid Waste Management. The 2014 AUIR identifies that the County has sufficient landfill capacity up to the year 2070 for the required lined cell capacity. • Stormwater Management: The 2014 AUIR does not identify any stormwater management improvement projects in the vicinity of the subject property. Future development is expected to comply with the SFWMD and/or Collier County rules and regulations that assure controlled accommodation of stormwater events by both on-site and off-site improvements. • Park and Recreational Facilities: There will be no adverse impacts to park facilities from the proposed commercial development. • Schools: There will be no adverse impacts to public school facilities from the proposed commercial development. • EMS and Fire: The subject property is located within the North Naples Fire Control and Rescue District. EMS services are provided by Collier County. The North Naples Fire Control and Rescue District Station 42 is located at 7010 Immokalee Road. The proposed commercial development is anticipated to have no significant impacts on these safety services. The substantive review of application materials was performed by the Public Utilities Planning & Project Management Dept. and their personnel had no further substantive comments or objections to the proposed amendment. [Kris Van Lengen, Principal Project Manager Public Utilities Planning & Project Management Dept.] NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly advertised, noticed and] held on Tuesday, March 10, 2015, 6:00 p.m. at the North Naples Baptist Church, located at 1811 Oakes Boulevard, Naples. Eleven people other than the application team and County staff attended-and heard the following information: - 10- The agent representing this application (Wayne Arnold) provided a full description of the proposed changes to the group, including how the two companion requests (GMPA/PUDZ) cover potential future uses - professional and medical office uses allowed by the C-1 (Commercial Professional and General Office)zoning district. Some of the features specific to the project site were discussed, including how a wall constructed along the south side of the property next to vehicular activity and parking areas will be extended up the east and west sides in order to further shield traffic lights from the Autumn Oaks neighbors; single- story office buildings, additional landscaping and limited business hours. At least one speaker thought commercial activities interrupted the development pattern on this side of Immokalee Road, as this proposal could predictably lead to more unwanted strip commercial development. The proposed office complex does not fit with the churches and community uses, and the County should take a stronger stand on protecting these existing uses. Discussion took place about the need for more office space in the area. The agent explained how the Immokalee Road corridor is dominated by retail commercial development, and how this site provides another opportunity to offer commercial office space. A speaker pointed out that approximately twenty (20) acres is available for offices near the hospital. More discussion surrounded traffic, lighting and noise concerns, as the clearing of properties located along Immokalee Road has increasing these impacts on residents. The sources of these impacts now lie on or across Immokalee Road. But allowing them to move across Immokalee Road, closer the residential neighbors amplifies these impacts, is unwelcome. Attendees also discussed their lack of support for vehicular and non-vehicular access to the site from Autumn Oaks Lane. More discussion surrounded traffic concerns, as the subject property's location along Immokalee Road would allow at most, a westbound left turn onto the property and a separate right-in right-out access point to accommodate all traffic. Discussion took place about whether these office spaces would be rentals or condominiums, and how the Oaks Estates Neighborhood Association could be involved with steering the architectural design, buffering and landscaping for the project. The agent assured attendees that they will be kept apprised through the Neighborhood Association, and reiterated how the subject site is located in an urbanized part of the County while still governed by the Golden Gate [Estates]Area Master Plan. The meeting was completed by 6:35 p.m. Post-NIM Information: The Oaks Estates Neighborhood Association has provided a letter of non-opposition to the companion PUD. [Synopsis prepared by C. Schmidt, A/CP, Principal Planner] FINDINGS AND CONCLUSIONS: • The FLUE and the GGAMP currently provide for future commercial development to accommodate the growing population in, and direct it to, Urban Designated Areas, Mixed Use Activity Centers and Neighborhood Centers. • Based on data and analysis submitted for the supply of existing and potential commercial professional and medical office development and demand within the trade area for the subject site, the additional need for commercial professional and medical office uses contemplated by this amendment to serve the surrounding residential areas has been demonstrated. • Located within Activity Center No. 4 are a number of Planned Unit Developments and commercially zoned properties, totaling approximately 1,106,400 sq. ft. commercial professional and medical office floor area and more than 188 acres - developed and undeveloped -with more than 45,380 undeveloped square feet approved for commercial development that can accommodate a portion of this need. - 11 - • CPSS-2014-4 extends the encroachment of non-residential uses eastward from Activity Center No. 4 to develop commercial professional and medical office uses mid-block. • The existing Future Land Use designation allows for non-commercial uses already recognized as viable transitional uses on the subject site. • The 2011 Evaluation and Appraisal Report (EAR) did not call for any amendments to this segment of the Immokalee Road corridor, and the existing GGAMP continues to reflect the adopted vision of the greater community. • The re-study of the GGAMP taking into consideration the desires of the greater community should remain paramount, and not be set aside by a single, piecemeal proposal. • No infrastructure related concerns result from this amendment. Concerns related to vehicular access to Immokalee Road however, are worth noting. • No adverse environmental impacts result from this amendment. • No historic or archaeological sites are affected by this amendment. • If this petition is approved, the property adjacent to the east will become eligible for Transitional Conditional Uses and more-attractive to commercial development. • The site's mid-block location introduces isolated commercial development, which is discouraged by the GMP. • Approving this single mid-block commercial property is akin to spot zoning. LEGAL CONSIDERATIONS: The criteria for land use map amendments are in Section 163.3177(6)(a)2. and 8., Florida Statutes. This staff report was reviewed by the County Attorney's Office on May 29, 2015. [HFAC] STAFF RECOMMENDATION: It appears that the need for professional and medical office space can be demonstrated. But FLUE and GGAMP provisions primarily direct new commercial development to Mixed Use Activity Centers or Neighborhood Centers, and this is not the appropriate location to fulfill that need. There are the greater concerns of undesirable incremental encroachment of isolated commercial zoning into non- commercial areas and preventable strip development. There are also the concerns over introducing urban-type uses into a non-urban area, and the request not being consistent with the vision of GGAMP to consider. Given these concerns, staff recommends that the Collier County Planning Commission forward Petition CPSS-2014-4 to the Board of County Commissioners with a recommendation not to approve for adoption and transmittal to the Florida Department of Economic Opportunity. [REMAINER OF PAGE INTENTIONALLY LEFT BLANK] - 12- PREPARED BY: -: DATE: Lb CORBY SCHMI ,AIGP, `RINCIP L PLANNER GOMPREHENSI PLANNING SECTION, ZONING DIVISION RE IEWED BY: DATE: a � DAVID WEEKS,AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: DATE: P.' i -i t MIKE 8051,AICP, DIRECTOR, ZONING DIVISION ED BY: DATE: M SF- N H, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT AP OV- ► = /1 DAVID S.WILKISON, RE,, DEPARTMENT HEAD DATE: g/2-5 GROWTH MANAGEMENT DEPARTMENT PETITION NO.: CP - 014-4 I PL-2014-0002143 Staff Report for the September 3, 2015, CCPC Meeting. NOTE This petition has been scheduled for the October 13, 2015, BCC Meeting. - 13- NMI 1 1. Z mow. A,•L. rY Q O LL• I° /1�8 Ut?B—_ 0 `° an re WAY .� gst�o ao 1 0 / �/ r J I Q� Q 1 =. t e 0 R C am a ir.,.! O U ( - i t t 1��ewlnd , :, it cts ;tom '. "`-,q CO 1Cr N- R te ail•Ails 0 C aP� � � o . ;a , M• 1'14 mj . N ozze ed ia ana � i 174 CD rr IA y - 41 F j L C t td. - - �:� -, a. r ' poonnale/� ti L Nil a43eaH [ r• •� U Q .. : -- Oa BLVD _ to driitiki kes �iQ j a-+ nna6p18 . 's 'C 0 Cl) 1 _ ,a 0 m �� Tarpon SL ay B j •-' �.�usoisa•oJd , , ` - _,+ •.1".'r+ i4 '1; ORDINANCE NO. 15- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND GOLDEN GATE AREA FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE SOUTHBROOKE OFFICE SUBDISTRICT TO THE ESTATES-COMMERCIAL DISTRICT TO ALLOW A MAXIMUM OF 40,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED IN THE C-1 COMMERCIAL PROFESSIONAL AND GENERAL OFFICE ZONING DISTRICT. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD EAST OF VALEWOOD DRIVE IN SECTION 29, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING OF 5.19 ACRES; AND FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20140002143/ CPSS-2014-4] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Hub Condo Rentals LLC requested an amendment to the Golden Gate Area Master Plan Element and Golden Gate Area Future Land Use Map and Map Series to create the Southbrooke Office Subdistrict; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or an area of critical economic concern; and [15-CMP-00952/1210162/1] 54 1 of3 Southbrooke Small Scale GMP Amendment PL20140002143/CPSS-2014-4—9/17/15 Words underlined are added,words stFusk-thfough have been deleted. WHEREAS, the Collier County Planning Commission (CCPC) on September 3, 2015 considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan on November 10, 2015; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA,that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small scale amendment to the Golden Gate Area Master Plan Element and Golden Gate Area Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text amendment is attached hereto as Exhibit"A"and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its effective status, a copy of which resolution shall be sent to the state land planning agency. [15-CMP-00952/1210162/1]54 2 of 3 Southbrooke Small Scale GMP Amendment PL20140002143/CPSS-2014-4—9/17/15 Words underlined are added,words stfuek-thfeugh have been deleted. 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: •, Heidi Ashton-Cicko, 4,1\\ Managing Assistant County Attorney Attachment: Exhibit A—Proposed Text Amendment & Map Amendment [15-CMP-00952/1210162/1] 54 3 of3 Southbrooke Small Scale GMP Amendment PL20140002143/CPSS-2014-4—9/17/15 Words underlined are added,words struck have been deleted. PL20140002143 CPSS-2014-4 EXHIBIT"A" GOLDEN GATE AREA MASTER PLAN ELEMENT Policy 1.1.2: [Page 4] The ESTATES Future Land Use Designation shall include Future Land Use Districts and Subdistricts for. **** **** **** **** t*** **.* **** **** **** **** **** **** B. ESTATES—COMMERCIAL DISTRICT **** **** **** **** **** **** **r* **** *r** **r* r*** **** 5. Golden Gate Estates Commercial Infill Subdistrict 6. Estates Shopping Center Subdistrict 7. Southbrooke Office Subdistrict r**r rrr* **** **** **** **** **** **** **** **** **** *r** 7. Southbrooke Office Subdistrict [Page 44] The Southbrooke Office Subdistrict is approimately five (5) acres and is located aooroximately Y. mile east of Oakes Boulevard on the south side of Immokalee Road. The intent of the Subdistrict is to permit general office. medical office. and business service uses generallysgnsistent with those uses permissible by right, or as a conditional use in the C-1 Commercial Professional and General Office zoning district. Development within the Subdistrict is encouraged to be rezoned as a PUD in order to provide greater specificity of permitted land uses. development standards and any necessaryraij9nal characteristics. A maximum of 40.000 square feet of commercial development shall be permitted. All buildings will be limited to single-story. and shall be constructed in a common architectural theme. A minimum 30 feet in width veaetated buffer shall be provided adjacent to Autumn Oaks Lane. which shall consist of retained native vegetation. Access to the Subdistrict shall only be from Immokalee Road. **** *rr* **** **** **** **** **** **** **** **** **** **** FUTURE LAND USE MAP SERIES [Page 46] **** **** **** **r* **** **** **** **.* **r* **** **** **** Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Southbrooke Office Subdistrict Page 1 of .3 EXHIBIT"A" PETITION PL20140002143/CPSS-2014-4 SOUTHBROOKE OFFICE SUBDISTRICT IN 01 Collier County, Florida 0� IMMOKALEE ROAD PA e 41.1 SUBJECT SITE Al CPSS-2014-4 VANDERBILT BEACH ROAD oz, Prr PINE RIDGE � -• • :► D 0 n i A A F . ce Q J Z m J < m Q .... • , , . .. , , CO n J U r ,iii A LEGEND 0 GOLDEN GATE SOUTHBROOKE / ESTATES SUBDISTRICT PREPARED BY: GIS/CAD MAPPING SECTION GROWTH MANAGEMENT DEPARTMENT NTS FILE: CPSS-2014-4A.DWG DATE: 5-2015 • Page EXHIBIT "A" PETITION PL20140002143/CPSS-2014-4 LEGEND Q — yawl OBEIEOATOE ESTATES DE/IENAT70U AiEC4LI AUENIAL OEEOEATON DS R i.. W M um NM. S IAN MOOT ❑0.41.Ir1MMr NC 05nAtt ' ce El MN-� R o�Mn_.R•M Y�'1t OyEyAM AND MOO MST/A on&10051.7 MOSINIINAL 1I'wna EVEC1AL MAMMAS GOLDEN GA TE AREA 9101,o01 MIA C°AIOOY 11'b'lleCi 0 r mmormm CDITT.0.01C7 El r........47.7;.'....7.rt •-.u• °"r°T FUTURE LAND USE MAP ■rim us.cnsn mmA 1ArorlRer °w'v"na.Ii">wmncr CI] •Anna s,crmcr ` 1t 0 nMn.0 0 W. 09/10001 OSTOOT sNrMA WA..10.10Cr 019./0O O.T.mFO MOOR ■1 MCOMM&SPONSOR K (AS AO WA R.nIwNY r"VI TO r.1 .MANN nrl.Nn ca.MAoo srOS1ACT 1=1"...«.Am°r]M ur'°'n`r IMMOKALEE ROAD ■1w9.M wuvwo cmAOR sfn'necr N. 0 M.O.MOON canon ❑01100 ao... 1 111 WOW=WO.R11N5sICT OM 1101...MOT M 015Ptm WNW,M pat v MOO MI Nor WO WE COMM. n101 1[0101 R K MW MOO MI MM WOO WA rA 0 • V41 OIL WELL ROAD F 111) 111 s IMMOKALEE ROAD QQQz RANDALL BOULEVARD SUBJECT CPSS-2014.4 El _ VANDERBILT qq�� BEACH ROAD ; .�PJ s4 Z 8 GOLDEN GATE 1---. BOULEVARD 0 U PINE RD. ^�jwmTEBLVD q O9 O i I 7 < 5 y O.O.PKWY. I t F. MIL S a, ' °I w tNTE�rAr '6 w a L. B.R.84 E. Z_ _. < DAVIS BOULEVARD°) —._ _- 8.R.84 > I tl 1 W y L.b W R a O T , „ 3 . c t GOLDEN GATE FUTURE LAND USE NAP "` - MXPTE0 - FEBRUARY.1991 AMENDED - DEMON 0.2007 0R0.NO.2007-77 AMENDED - MAY 19,1992 ANQIOFD - OCTOBER 14.20Ce AMENDED - MAY 25,1113 OM.NO.2000-59 AMENDED - 2.Y 27,1903 AMENDED - JULY 20,2010 ORB.NO.2910-31 (n AMENDED - APRIL 12,1054 AMENDED - JULY 10.2010 1ti NAMED - MARDI 14,1995 pO.NO.2070-32 FAMENDED - OCTOBER 27.1997 NOEO . 0011-29,.,2011 AMENDED - APRIL 14,1900 AMENDED - 9P100(0 a ION VOIDED FEBRUARY]D 1999 CI AMENDED - NAY 0,2000 AMEII(0 - 0AA01 13,2001 AMENDED - NAY 14,2002 AMENDED - ZIMMER 10 2003 SCALE — 050.No.2003-44 0500(0 - OCTOBER 20 2004 1 I 000.N0.2004-71 0 1 MI. 2 MI. 3 MI. 4 MI. 5 MI. WOOED - JIMMY 25.2005 ORO.NO.2005-3 PREPARED BT OS/CAD MAPPMG SECTION AMOCO - JANUARY 25,2007 000505 MMAOEMENT DEPARTMENT ORB.000.2007-10 DATE: 5/2015 FRI.CPSS-2014-4.DRG I R26E I R27E I R28E I • POOP '; Of A� NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCES Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on Tuesday,November 10,2015,commencing at 9:00 a.m.,in the Board of County Commissioners chamber, Third Floor,Collier County Government Center,3299 E.Tamiami Trail, Naples,FL. The purpose of the hearing is to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.89-05,AS AMENDED,THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA,SPECIFICALLY AMENDING THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND GOLDEN GATE AREA FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE SOUTHBROOKE OFFICE SUBDISTRICT TO THE ESTATES- COMMERCIAL DISTRICT TO ALLOW A MAXIMUM OF 40,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED IN THE C-1 COMMERCIAL PROFESSIONAL AND GENERAL OFFICE ZONING DISTRICT.THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD EAST OF VALEWOOD DRIVE IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 5.19 ACRES;AND FURTHERMORE,RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20140002143/CPSS-2014-4] AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATES (E) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT TO ALLOW UP TO 40,000 SQUARE FEET OF GROSS FLOOR AREA OF COMMERCIAL DEVELOPMENT ON A 5.19±ACRE PARCEL TO BE KNOWN AS THE SOUTHBROOKE CPUD,LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD,EAST OF VALEWOOD DRIVE IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA;AND BY PROVIDING AN EFFECTIVE DATE.[PUDZ-PL20140002077] m DA VINCI v,v ESTATES IN OWE CYPRESS LONGSHORE PELICAN o 2 QUAIL E OLDE CYPRESS STRAND v, Q F (DRI) CARLTON (DRI) '; ¢41 5 20 21 LAKES 19 r 8 � PROJECT ) B0OKE ' LOCATION EBOU z PLAZA IlIiPi NAPLES-IMMO I EE RD. UVMGSTON 111, LAKES 29 MAUBU GOLDEN GATE ESTATES m 28 THE BOSLEY 30 LAKE UNIT 97 < RIGAS HERITAGE GREENS BREEZEWOOD All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCES will be made available for inspection at the GMD Zoning Division,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 GMD Zoning Division,Comprehensive Planning Section.Written comments filed with the Clerk to the Board's Office prior to Tuesday, November 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. 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 Tamiami Trail East,Suite#101, Naples, FL 34112-5356, (239)252-8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,FLORIDA TIM NANCE.,CHAIRMAN DWIGHT E.BROCK,CLERK By: Teresa Cannon Deputy Clerk(SEAL) No.744367 October 21.2015 . . ... , .4 , ,,,,.-. 'At!;flAMT:4 e 1,14.-616''...,4,4s'i,ir. 1'01.14- Iti,g....taut.0.• .,,,,. e T. r,-..-•-, - -‘:, - ---•• ,. OT - -tl° k PUSH... ' EAR' ''7.;-----.'•.'41:-'''''..T-,.' A .i.eoi. , •,.,„..:•• .;,.. 4... . : ,......... .,. . 7.....4.1...-. .. • ....-.. EAR } NOTICE OF1NTENT-TO CONSIDER ORDINANCES . • . C ... .3.V.% !•••1:-.L.-T:..-,"..:,..•.F.,.,*i - •-•., • . -.,.: '':"' ,t I.::s: •7.:" ., ,.-A . •....:g;yri, 1;:e;No*..1sIttert■hy:Owntthitt:the.comor County.Pianstbigpontridasioieiwill hold tits#1110:1nestirkepri.A4W,t: -•'.9,i2°151-.991wiriZit;034-.01.:lethiiitio''W.&.00trntkOw-Irttitit6para'.cttaitotilkiThlitialkoi;c9titit,4, NAPLES DAILY NEWS ;:;;" Zgti.i.iitritiumitl'clittoi,7329■11:EillitOittleinifIrrillNaales;fL., .:.:•'!.-. -.'..*.:,stf,'-:... '..7.;;•-Z-Ct'‘:. .'.-5...r;'..: •-,...• :.'-.1 A ,-- ..;.; •..• '-• ",. .11/4,' --• , 1--".: .:17-.. -;•• !:-......ki---• •.-1,...c..:`• .. .'.;;.-'-.-. .,t-N...!t:' - ,n;.---•-• Published Daily ;'.7,:mutourpoa,scuittlatiiting—iilp.' ...:-. .:,.-,.•..•,. io 7..::-_,.: -...4.9.A,,.. ....Iv • ..f..,. .,cx....,. ...4.,.... Naples,FL 34110 . Pi/pi ORbitaigteorICIR,OARrOWCOUNtlVOMARRSIONEAS 0000LUERiCOUNrforLdRIDA ::,A1Apipimik oft/RAGE iix.,e9105;k0Plagt4ogo,nic‘coCuO.kbouterfciktiviri-Cit*Aaglitt4T.--; . PLAN-FdRIlit iiiitiCOMMIATEIYAKEA OOCOLIOENCOONTY,',1kORIDN'SIMCIWCACitiMENDING Affidavit of Publicati ;•..:104.4touidk Atrei.,044..,Astiwpoi.logimpiauiticiCxitisisiuttakFutimViiricivel . .. AltiOARititAAPAILFIREP,___,,„_._)IfYIPPO.4(krisit8015T,MB.R09RE.0019..E5LTISPIKT:TO PRIEST** i State of Florida ...:4-CONIMilACAo.DIRTRICTIOALIONN AJMA/CRAIACON40;600 sausiREFEET-OFOROIRCFLOOR.ARRAi: ,-47.0R,* VOW— 0VIED ittINTFIg...;C:i 40. MPARCIRO— 'ilERSOES81_ MAC_ :.AND GENERAL okk... , ., . .p'xiiNkria.% . :,,,-Ditirgioici...:;:titaibey,po..POrmistLorAftovri*Iltscrinvespeokir - • Eat Counties of Collier and Lee :,-,,OFvAdwo_....004:1_n14,„___11150T101$____VC7001111.0.-.44PAPUTtitliAN._...9e211E04,001 ...—rOF'011.;!` rAr•RER;i1MDFFM.R1rEIRAIOREr,RECOMMENPINOXRAA3MITTML.OkerHE AtioPTEPAMENCIttlERT•Vi, THE FLORIDA taliOrtMERT OF ECONOMIC OPPORTUNITY.pitoin. cilkialok iwitii0 AND Before the undersigned they serve as tt- i;.conoviii,iticiltobuiri*Ecnil,bAV:11061-4116021431-CPtiS4014641 i',..'7":":'',;;„•:-.1.41:. rtj--' -,. :4.1,.. . , ..e,-?Nly.f:0,,,„f 4.4.t.g-';-..-,74 ..,Iti.. 'i:-,2 ;;:?..:-:. „::::-....*4 y.,..i.i.-.,,,v appeared Daniel McDermott,who on Q. 2,,,A0..iiiixild4iyof-Dikilewa;ii.c&igtifsetimUn77‘&ERs'''-bklifiter ricieimmm.""iii:o.nibd--' -(04 •.,./44EmoiNonoiwicE..mumeEk.stowL4,..--0..-1 EIDEO:cTHE COWER R .Rm.,LAND. , Inside Sales Manager of the Naples Lfis.*:r' ''. -. . '. ." ---*--''lime .-..'''.. '. We '404:. . ... .. ir.:'....4EVEiciild.kfiriecipAtiopicrifetiaimi.:flistecomTalionixgootarick,RiouLATIorisTOR-Tok: newspaper published at Naples,in Cot; ,...:origiconoomtobARE00:.661111110(echitirreEtioliiimpatipicoisititifAraokbkeettzorithir distributed in Collier and Lee • counties r--.4g4-414"R.904-14M-Proftkitige.mg4gra:NAJP1-0.03sTAATIortiggT.00,Fititrmalisaliew.: • :...RE4).renopf.ttrydypom.Wilrorktikzeiriiiiiiiolirmfor'7;TiOgtdomilmcixatimtito.usig, attached copy of the advertising,being':'AztotopmENToceupfkiitatifoistincf,l_tii.mirow UP n:04os%SQUARE TELT.OF:.OROSIC 7 fifik.boltiAREK OF.pglamptcquitei ixopiiiir.rOtimiropiltoREOARcs.46 RE KNOWN AS nit:. '•- 010TFIBROPKE4;15u17:‘Cock7010N:.04.ic),Ptif POOP Rifid4LiERCAkE4St COMERViOdif PUBLIC NOTICE 1.:-..MuypipostdrioNTAirinoviritifiur..aceoem*saf26..EAIT,COLLign.c•ciakr,Y.FONibli. :MOW )"..iii4OvilifigiatAiltaat-erii,favATCfpubt-kaoi4o0okiftl: ,;i-'44--'..:, .1;-,r..t.,*44:::4;-r.,f-,.•-,i'': -..4.:',4f..,...- 7' -- .....,,,, - • • .. • - • - - - . i ci.t,p-i......,::;;.).-4; .11,.-:•?...4..,:..-, Fa 1.§::::;,#:„?--- .-..1....:;;':,... . :•,,.1.'ESiA1B1111 0•• e;4.04-71:A"? --.r in the matter of PUBLIC NOTICE . ---4t....:•:,--::::.,W-:,i '1, -!..='!.,:::•: 7.1...,,il 4,..L,'v'..::;15e't-7;14...‘i4.,..."C... .' ;-;'-'11.-1:,'At(icrtirs',„ ..-'1„; *rik,.•.-...IN•11+,.,;.- ' 4'. '.,::,-....,,, :.'::=., *-.;%•30.L.L..*:.' .::c..011..t..; 7.,,,--,•*..._.,iti;at;,,. "......k'-. ,. i;.•:7.i.e-t, f..;gfi was published m said newspaper 1 tint..:-.-- -.- ••-- - ,-........4..gui■ii-:',7:11-..• ..:.°14"; •..,..,b4,1• •V-.:-... ax,,,..scv5ss.' ; _,--.. ..::- .):. . ..:-.7. ‘•.-4....,4 ...i.,. ..-...,,sume:t. -... : . ,..... - ....,,,s,.., • .... ,...:.t.... . .,,..- -..-4-...... - ,,, ,...p... on July 17,2015. ... ....-::•rl,•- • =mot...,oato• •..' 'a r .'• "v-• tract,- . • - •-- 21,,. •, ■••• 'Yr-' .. -.EC '•::‘ *:`'-,4-'-`-.:- .r.r... '1' larrt..e.•.4- .,. ri",;.... •-..-tv,,,;:.:...: •,•- .,:,, , ..-.-.,..,,..;:.;.....,.4•;:,.1-.I' --... -,...,;!':":.'f.,v k.....,54° ';-kt-" ,i. -•'''*.f;: .... F..i-Of Ci>.:),FOT,. -14_,k1-* IX)dofINIV Kr] t 1;i4.' ) Affiant further says that the said Napi''.4A.;,,,;;:,.-....... ,.4,7.--.z.". ,-'11°4-.."r .'•-.s.-.,4,t\.N. ... fil'.--'..4,---A:'-....,.. ' KL_ ,- .5 7 '--'a' -' .--,... ...„... - ---;-- - -- '-• • -2....:7, - _,-,-7--,r--- ,• ,, -77= --- .*-- f;''.fl, •:- .:..;.„.i.r.--,:t.....,3 a, storn„„ ..,. pi. .:-.. iv-' On : 4,-..c..: ,.:,‘,.t. published at Naples, in said Collier Co- ;'f*g- .:-•.4...4 kill r,.,: , it t4.)1v.,.:.t,.,...,..54q1,1, - -.,.7 ,o..f ."...,',.:;4 4:,-1- ,-.,-..4.e.: newspaper has heretofore been contink v.p.:::' i..-:.'''.4,1: -a ,. !-- ,,!.,:,:;.:,:":.i-,,.•' !..,1:';''..4.=:?=:-1::',', .-. 7:.;:-.:17-',-,--■i:Psilie:::-....-+:71i1-11 I 1:. s'1:,,,4.7:: 7p-z .. • 1.-.. r. ..:...i...t.t.:1-,J.-...,....:..N.,,,a.f.... - ,, . -Z.•!71 4.1-•,Frilt,.::-.::.•,, County, Florida; distributed in Collier ;, -.. . ... - -, ' !4, ',_i ';‘•''''n...:'- , --'.!'''' i..4..7.,'.441.: L each day and has been entered as secork:li'''..41.::-.''-' ...:-.--ri:,. 1. -1 !:',...4.: ..': .*-97r---.47°7-71'":k;:;!':" :;!'mY'' z''''''',. =A ,4ZIT••• • , *:-.'•,- '.. . 'i•.......1:, • !. . . , z•-,,`".'. .1.. !,:;,'"- 11,1!*., 1".. '.'?i:•..-w,• .1;-.-.. - - • •-...,r. .. .,i rt.- ,-,'.. ,A. .%,-.,. . -.. . -A« . • ‘,. office in Naples, in said Collier Coun , ,,:,N,':-..,...., -:.-,,;.' -..-.1.......MF.77.Y r,..:e ...-7,...,-..: i.-,--.:‘..,-..: - - : : 7. '''.''. I : ''.... ..A .'' #•---41 • -a Re tit.4t;"'''r. ., , "*.;)'1'i.;;••••1*."' ...‘.4.":...' ..•;;/..:4:k....:V.,.....(.... ft,":,'.;c;•‘. %,-,..,` year next preceding the first pubbcanci:.,--...,,ki-..,:.,.';',-.3-•,_,.., -.'. -1:•-'-'. . .-- '•-"- -.' P ---t---: ..---"9-.;...---- advertisement; and affiant further saystr 6';,,,-;PiIiitelt-,......it,..;:-..:118-1"..,:,.".1144.,...,-.4-14-4"Lit:“ .4:4...10,:i4a;i1, -- ....-.'444-.• .61-544.'144`1446-,. . .:*.:,.ISigAtides, ... -.74. .1.17;21;;;(4..---..:f ..:1 :litmilabi.I.,._ --Icf..-,-.. ,. litthltrWrgcOng'PLXVOte9nerit/Y*frar.Mi4'§1.059: _____1.1,f./DSA4't4.. .. ,,.. 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Trali:'7,slgikogisriii...,,,..044411-4..... iktd{t,:;.,igertAirsc--hiday hatiii: ,i3O§J.90,4-itizi4. ... publication in the sad ne wspap r ?. ..:404#101)4q1.t9cifOritistrib914.,idtecteilif0.1.therPfADAtnimiciviViliWpiitihini.sitARrankitiisection;f:. 4,yortispLawrititsliro:iiinttiii.ciefittofthspoatd%Dmiik-prfoi icsiTliubidalc:€0014#08;1014 will read; e.-- •*i.1:;inti.dekleicktokafttifiliPielliiiihirr,!:..'-:1:1,...5,-..,•;•;i:.:,,,41.,...i::: .-k:',,-1:,....: '. -7, 7. i_p______e_ .N.L'er4,;..i',-. 41:-..4-,..i.:,6;;....7-k......!,;:w,.....,.;".*:±11441:tek._-.*4.•ko'•ii.."--.1 4;J:1:634-A14% :',f• -„,„;.!..'::,4. - -:' Phalier00.10001dasittiliPPealin:f;d0OrliOnitNticelPit Pv.uMettalihkil .. -. - ' 11:alf?•& (Signature of a f f i a n t) 4 L.t 9'O N T a t t l-r'F'9.n e k k"5 k a t's u P h r : ,.. 9: 9 '9'rerdpf- --prc,dlnnd br•40-th' '"..: ,.•,§u4xyki:taigrlygriiiid-titranii*thaftikirerbittim.riipcirkrcifaillkiiiesidihgailtragteliti,,,,ythlohireicid.10.6kides:ffie; •..."1.`*01.Tiory,lanchiNirlitriiVetin.ItilaitiielOWItgolo:bliiitclI\i;‘-'-',..447,i.,:;....:„..• --.i..5;:-''s ' .::.-....,:?:.1;; :,,1 4,--',e4,:fF. :.-.2t..",t'.4 1"'^',',;■7 •••.'.±-.111,2-41-tezie,r7'.7.1V:g?!;,,,-.2. .`.-,...r>,,- ...„!.,:-...?,....(:rtn-grii":;. ..•:,0 x2yOgare a INgscitilLrOttita,ifiFOWiikcipixaistiyacaomrficidaficiifitir.to , 'kith's, : 4 .c.: Y.:01-1 life eiltithkeli art*.otWev.9citli,tt 41fittijidia6fr driertilmitisfttitcoF!eitmeihoiittiatt thel,.. County Sworn to and subscribed before me , Ariiiiities.gfa6clemiAt Division' 'Ibritatrpi,a388;fratsktointatesiksttlfe)ikriseila?,W 3411iiv:56'., , . ... . _ , w This 21st day of July,2015 -..,twg24.1tickameastqviofsiays-itriiiv,..toithro.-nteritjhgr••Assisted.:11stankViraykras,lor2Ifirtittatnemixtrtilyini . trt z- .44106t,triiii;ocIiiika dOuriltif.driviliiiiihilr.s01fici.%.":...r.*.:-.%-'0- 7-t;: 4.-...sb-1-,•i;,:.7,N,.P',';.,...-::4,; . 4:.:44..:4.,'tV,' ,I, ...;.,.... --,' . ::.•.1;... :-1'1, •.":40/..! . .,...1 S>atElt40-4— 1't:Aarie..:stroP74(trati•,*--t*,'.1'•z..-"s:"..' :,1-. ...-*-4,,-;;E::-:-..,-....:f:..,:, ,,,...:,: ;;.=:.-/::..... , ir,011.1t Cgairlty:MahrintrCithiSialibit,V.u..Y...:,-,.-'l',;''•'...i.;.k7, ,-; f*:...,;,!.i".....•;-'''**-1:-:"•P-.-',..f...1 ,,,!Wi-. ... -4, -,;,..;42.7'.-'.4.-.:..:kr,:.,.-•. 1'1'A!.:.4:.79i4,:,I.*.?in..t-i."..„1....f.-,;,•,..i (Signature of notary public) •• • -....;.--..-.:-••-•,,,,, e'.-...•i-* .''N'4v -17 ivq-,,,'.;.:"•'•-..-1*.=,'.' -;t--;',4-......:. -: 7:4,..... s' •-'....N.1.4%g,r■,.r., : .', •:-. I '4 .,.irc.,,-,...t...4,-*•:''•... t, •-.‘.7- N:l.I'rt:t' .1."-'-'" :..;-'"-7.,.7.7"-'..:: ...7'•.*.::::- --• .--7-,--•- L-,-7----;:',.;1-::•;••-` •...",',.7." 1 . . 4,:fr tis Notary Pudic State or Florida . Susan 0 Flom .• . : . Sou, °EglY Commission FF 040250 apses' 07/28/2017 , . • PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NOTICE OF PUBLIC HEARING - NOTICE OF INTENT TO CONSIDER ORDINANCES Notice is hereby given that the Collier County Planning Commission,will hold a public meeting on August 06, 2015, commencing at 9:00 A.M. in the Board of County Commissioners Chamber, Third Floor, County Government Center,3299 East Tamiami Trail,Naples,FL. The purpose of the hearing is to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.89-05,AS AMENDED,THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA,SPECIFICALLY AMENDING THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND GOLDEN GATE AREA FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE SOUTHBROOKE OFFICE SUBDISTRICT TO THE ESTATES- COMMERCIAL DISTRICT TO ALLOW A MAXIMUM OF 40,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED IN THE C-1 COMMERCIAL PROFESSIONAL AND GENERAL OFFICE ZONING DISTRICT.THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD EAST OF VALEWOOD DRIVE IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 5.19 ACRES;AND FURTHERMORE,RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20140002143/CPSS-2014-4] AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATES (E) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT TO ALLOW UP TO 40,000 SQUARE FEET OF GROSS FLOOR AREA OF COMMERCIAL DEVELOPMENT ON A 5.191-ACRE PARCEL TO BE KNOWN AS THE SOUTHBROOKE CPUD,LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD,EAST OF VALEWOOD DRIVE IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA;AND BY PROVIDING AN EFFECTIVE DATE.[PUDZ-PL20140002077] DA 01NCI ESTATES IN oy OLDE CYPRESS 3¢ o LONGSEORE — PELICAN 8 i- QUAIL via � p LAKE OWE CYPRESS STRAND u, o (DRI) CARLTON (DRI) 20 21 LAKES 19 F o x PROJECT NOR ABP.00KE LOCATION EBOU Ng NAPLES-IMMOK7 EE RD. a ow L� (C.R.846) o LUNNGSTON 0 LAKES jI 29 THE / "I KEU GOLDEN GATE ESTATES - 28 " BOSLEY 30 UNIT 97 Z O RIGAS HERITAGE GREENS BREEZE WOOD All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCES will be made available for inspection at the GMD Zoning Division,Comprehensive Planning Section,2800 N.Horseshoe Dr., Naples,between the hours of 8:00 A.M.and 5:00 P.M.,Monday through Friday.Furthermore the materials will be made available for inspection at the Collier County Clerk's Office,Fourth Floor,Collier County Government Center, 3299 East Tamiami Trail, Suite 401 Naples, one week prior to the scheduled hearing.Any questions pertaining to the documents should be directed to the GMD Zoning Division,Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Thursday,August 06,2015,will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Division,located at 3335 Tamiami Trail East,Suite 101, Naples, FL 34112-5356,(239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Mark P.Strain,Chairman Collier County Planning Commission No.231121368 July 17,2015 COPY CH nocT T ouBLorio 1 MCI APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN SECTION 29 TOWNSHIP 48 SOUTH RANGE 26 EAST PREPARED FOR: HUB Condo Rentals, LLC 18223 Shawley Drive Hagerstown, MD 21740 BY: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 And Steven J. Bracci, PA, Attorney at Law 9015 Strada Steil Court, Suite 102 Naples, Florida 34109 November 2014 February 2015 April 2015 Explanation/Justification for Proposed Amendment CP-PL20140002143 Southbrooke Office Subdistrict This amendment proposes to amend the Future Land Use Element to redesignate approximately 5.18± acres from the Estates Designation to the Southbrooke Office Subdistrict. The change is necessary in order to develop commercial land uses on the identified property to allow a maximum of 40,000 square feet of general office, medical office, and business service uses generally consistent with those uses permissible by right, or as conditional use in the C-1 commercial professional and general office zoning district. Other services wherein the function is for the administration of a commercial use similar to other C-1 uses, may be permitted when approved through the PUD rezoning process. The application and data supporting the need for the change have been included in the submittal materials. APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER DATE RECEIVED PRE-APPLICATION CONFERENCE DATE DATE SUFFICIENT This application,with all required supplemental data and information,must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Department,Suite 400,2800 North Horseshoe Drive, Naples,Florida 34104.239-252- 2400(Fax 239-252-2946). The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing.The applicant will be notified in writing,of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18(both attached). If you have any questions,please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant Thomas H. Dahbura Company HUB Condo Rentals, LLC Mailing Address 18223 Shawley Drive City Hagerstown State MD Zip Code 21740 Phone Number(239) 596-9111 Fax Number(239) 596-2637 B. Name of Agent" D.Wayne Arnold • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company/Firm Q. Grady Minor and Associates, P.A. Mailing Address 3800 Via Del Rey City Bonita Springs State Zip Code 34134 Phone Number 239.947.1144 Fax Number 239.947.0375 Email Address warnold(cgradyminor.com Company/Firm The Law Firm of Steven Bracci, PA Mailing Address 9015 Strada Stell Court, Suite 102 City Naples State FL Zip Code 34109 Phone Number 239.596.2635 Fax Number 239.431.6045 Email Address stevena braccilaw.com C. Name of Owner(s)of Record Thomas H. Dahbura Company HUB Condo Rentals, LLC Mailing Address 18223 Shawley Drive City Hagerstown State MD Zip Code 21740 Phone Number(239) 596-9111 Fax Number(239) 596-2637 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. (Please see Exhibit I.D. attached) Page 1 of 5 SBIR II. DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. Name and Address, and Office Percentage of Stock HUB Condo Rentals LLC 100% 18223 Shawlev Drive Hagerstown, MD 21740 C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Name and Address Percentage of Ownership Southbrooke Partners, LLC 100% 13180 Livingston Rd, Suite 204 Naples, FL 34109 F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address Percentage of Ownership Page2of5 SBIR G. Date subject property acquired (February 2005) leased (): _Terms of lease_yrs/mos. If, Petitioner has option to buy, indicate date of option: September 15 2014 and date option terminates: , or anticipated closing: September 15 2015. H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf,to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY A. LEGAL DESCRIPTION GGE Unit 97 TR 51 Less N 50ft and GGE Unit 97 TR 70 less N 50ft Collier County, Florida; B. GENERAL LOCATION Subject property is located on the south side of Immokalee Road, approximately 360ft east of Valewood Drive. C. PLANNING COMMUNITY Urban Estates D. TAZ 188 E. SIZE IN ACRES 5.18± F. ZONING E, ESTATES • G. SURROUNDING LAND USE PATTERN Developed and undeveloped residential, north of Immokalee Road is developed commercial ZONING: E and PUD H. FUTURE LAND USE MAP DESIGNATION (S) Estates Designation, Estates— Mixed Use District, Residential Estates Subdistrict IV.TYPE OF REQUEST A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB-ELEMENT(S)TO BE AMENDED: Housing Element Recreation/Open Space Traffic Circulation Sub-Element Mass Transit Sub-Element Aviation Sub-Element Potable Water Sub-Element Sanitary Sewer Sub-Element NGWAR Sub-Element Solid Waste Sub-Element Drainage Sub-Element Capital Improvement Element CCME Element Future Land Use Element ✓ Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE(S) 44 OF THE Golden Gate Area Master Plan AS FOLLOWS: (Use Strike- through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: Please refer to Exhibit IV.B C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Estates Designation, Estates— Mixed Use District, Residential Estates Subdistrict TO Estates Designation, Estates—Commercial District, Southbrooke Office Subdistrict D. AMEND OTHER MAP(S)AND EXHIBITS AS FOLLOWS: (Name&Page#) E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Create Southbrooke Office Subdistrict Map Page 3 of 5 SBIR V. REQUIRED INFORMATION NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1" = 400'. At least one copy reduced to 8%x 11 shall be provided of all aerials and/or maps. A. LAND USE Exhibit V.A. Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning)with subject property outlined. Exhibit V.A. Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit V.A. Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION Exhibits V.B Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL Exhibit V.C. Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN"A"ABOVE. Exhibit V.C. Provide a summary table of Federal (US Fish &Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT"Y" FOR YES OR"N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5),F.A.C.) If so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-11.006(1)(a)7.a, F.A.C.) N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Y, Exh. VD Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? Page 4 of 5 SBIR (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-11.007, F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on the following public facilities: Exhibit V.E Potable Water Exhibit V.E Sanitary Sewer Exhibit V.E.1.c Arterial &Collector Roads: Name of specific road and LOS Immokalee Road Exhibit V.E Drainage Exhibit V.E Solid Waste Exhibit V.E Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit V.E Provide a map showing the location of existing services and public facilities that will serve the subject property(i.e. water, sewer, fire protection, police protection, schools, and emergency medical services.) 3. Exhibit V.E Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: Zone AH Flood zone based on Flood Insurance Rate Map data(FIRM). N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). N/A Traffic Congestion Boundary, if applicable. N/A Coastal Management Boundary, if applicable. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable(Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION N/A $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. Provided $9,000.00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. To be provided Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly. Exhibit V.G. Proof of ownership (Copy of deed). Exhibit V.G. Notarized Letter of Authorization if Agent is not the Owner(see attached form). Provided 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 25 copies of the complete application will be required. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1"=400' or at a scale as determined during the pre-application meeting. Page 5 of 5 SBIR COPY EXHIBIT I . D . PROFESSIONAL CONSULTANTS Southbrooke Office Subdistrict Exhibit I.D. Professional Consultants Planning/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 239.947.0375 fax warnold @gradyminor.com Steven J. Bracci, PA, Attorney at Law 9015 Strada Steil Court, Suite 102 Naples, Florida 34109 239.596.2635 239.431.6045 fax steve @braccilaw.com Transportation: James M. Banks, P.E., President JMB Transportation Engineering, Inc. 761 21st Street NW Naples, FL 34120 239.919.2767 jmbswte @msn.com Environmental: Boylan Environmental Consultants, Inc. Kim Schlachta 11000 Metro Parkway, Suite #4 Fort Myers, FL 33966 (239) 418-0671 (239) 418-0672 fax kims @boylanenv.com Market Analysis: Michael J. Timmerman, CRE, FRICS, SRA CEO & President MJT Realty Economic Advisors, Inc. 1415 Panther Lane, Ste 428 Naples, FL 34109 239.269.0769 mtimmerman @mjtrea.com D. Wayne Arnold, AICP Principal, Director of Planning GI'ad '�% 1I1OI' Education Mr. Arnold is a Principal and co-owner of the firm and serves as the • Master of Urban Planning, Secretary/Treasurer and Director of Planning. As Director of Planning, Mr. University of Kansas, Arnold is responsible for and oversees services related to plan amendments, Lawrence property rezonings, expert witness testimony, ROW Acquisition, public • Bachelor of Science,Urban participation facilitation, and project management. Mr. Arnold previously and Regional served as the Planning Services Director at Collier County, where he oversaw Planning/Geography, the County's zoning, comprehensive planning, engineering, platting and Missouri State University Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has Professional Registrations/ prior Florida planning experience with Palm Beach County Government and Affiliations the South Florida Water Management District. • American Institute of Mr. Arnold has been accepted as an expert in land planning matters in local and Certified Planners(AICP) • American Planning state proceedings. Association(APA) • Urban Land Institute,S.W. Florida Chapter,Board of Relevant Projects Directors 1996 • Collier County Rural Fringe • Collier County Growth Management Plan Committee,Chairman, 1999 • Marco Island Master Plan • Collier County Streetscape • Immokalee Area Master Plan Ad hoc Committee, 1999 • Collier County Land Development Code • Leadership Collier,Class of 2000 • Logan Boulevard Right-of-Way Acquisition Planning Analysis • Bonita Springs Chamber of • U.S. 41 Right-of-Way Expansion Planning Analysis Commerce Government • Copeland Zoning Overlay Affairs Committee • Collier County Government Center Development of Regional Impact(DRI) • Collier Building Industry • Winding Cypress DRI Association,Board of • Pine Ridge/Goodlette Road Commercial Infill District Directors • Lely Lakes PUT) Rezoning • Collier County Jr. Deputy • Henderson Creek Planned Development/Growth Management Plan League,Inc.,Board of Directors Amendment • Orangetree (Settlement Area) Growth Management Plan Amendment • Mercato Mixed Use Planned Development • North Point DRI/MPD rt • Vornado RPUD • Orange Blossom Ranch MPD • Palermo Cove RPD Q. Grady Minor&Associates, P.A. Civil Engineers•Surveyors •Land Planners •Landscape Architects JMB Transportation Engineering, Inc. Key Personnel-James M. Banks, P.E., President JAMES M. BANKS, P.E., PRESIDENT Certifications&Positions Bachelor of Science Degree in Civil Engineering - University of Kentucky, 1986 Professional Engineer- State of Florida —Reg. No.43860, 1991 to Present JMB Transportation Engineering,Inc., President/Owner-2007 to Present Q&E Overview Mr. Banks has been actively involved in the fields of traffic/transportation engineering and planning since 1987. During the past 25 years, he has developed a comprehensive knowledge within these disciplines and is regarded as an expert within his profession. Mr. Banks has represented a wide range of clientele in both the public and private sectors. Public sector clients include airport authorities & FAA, local and state municipalities, county commissions, public school boards, city councils, planning boards,and city/county attorneys. Private sector clients have been land planners, land use attorneys, right-of-way acquisition attorneys, engineers, surveyors, architects and developers. Corridor Planning Mr. Banks has conducted a significant number of roadway corridor studies for both the public and private sectors. His work efforts included developing a comprehensive and strategic corridor improvement plan to meet the long term transportation objectives for the area. By forecasting area- wide long range traffic demands, Mr. Banks developed transportation needs plans in order to ensure adequate roadway capacity. Example projects are Alico Road Six-Laning, Lee Boulevard Improvements, Southwest International Airport's Transportation Needs Plan, Bonita Beach Road Access Management Plan, and Fort Myers Beach -Time Square Traffic Circulation Study. Transportation Design Mr. Banks has been engineer of record on numerous transportation design projects;such as, complex intersection design, signalization, street lighting, maintenance of traffic plans, signing and pavement marking plans,vehicular accident analysis, major roadway improvement design,traffic calming plans, railroad crossing design, and access management plans. Projects include Colonial Boulevard Improvements,Immokalee Road Widening Project, Lee Boulevard Six-Laning, Bonita Beach Road and Alico Road Widening. Expert Witness Mr. Banks has provided expert witness testimony at numerous court proceedings and public hearings regarding traffic/transportation related matters. He has testified in various forums; such as, county commission meetings, hearing examiner reviews, courts of law, public workshops, port authority meetings, and peer review functions.Types of issues that Mr. Banks provided testimony for were right-of-way acquisition cases;zoning and land use amendments, land development projects, corridor studies, roadway improvement projects,transportation improvement projects, and airport construction projects. Boylan Environmental f Consultants Von�7 u]tan &is Wetland Wildlife Surveys,Environ'ental Permitting, Ll Impact Assessment CURRENT RESPONSIBILITIES Kimberly Schlachta, CSE Ms. Schlachta is responsible for project management, Senior Environmental Scientist and assisting in the management and technical supervision of environmental staff. The Clientele Ms. Experience: Schlachta works with include the private and public o 12+years sectors. Education: o Auburn University,BS 1997 RELEVANT EXPERIENCE Since 1998, Ms. Schlachta has managed projects, Professional Affiliations: conducted fieldwork, and produced reports and o Florida Association of Environmental applications for environmental land use planning, Professionals permitting and development. These projects include o National Association of Environmental due diligence assessments for land acquisition Professionals purposes, assistance with environmental land o Certified Senior Ecologist-Ecological planning, coordination on permitting and mitigation Society of America design for wetlands and wildlife, and compliance o Soils and Water Conservation Society monitoring of projects during and after construction. o Association of Southeastern Biologists PROJECT EXPERIENCE Certification: o Artesa MPUD: Corps and SFWMD Permitting, o FWC—Permit GTA-09-00021 FWS/FWC coordination on Florida Panther Gopher Tortoise Authorized Agent impacts, Gopher Tortoise relocation and wetland Areas of Expertise: mitigation design in Collier County o Vegetation and Habitat Mapping utilizing o Bonita 75 CPD: Commercial Land Use Permitting ACAD, GPS in the City of Bonita Springs o Corps and State Wetland Delineation o Camp Keais and Shaggy Strand: Wetland o Impact Assessment Monitoring for Collier Enterprises in Collier o Wildlife Surveys and Relocations County o Gopher Tortoise Surveys,Bucket Trapping, o Coconut Point/Simon Suncoast Mall: Environmental Excavation&Relocation Permit Compliance and Monitoring o Wildlife Habitat Management Planning and o Lee County Halfway Creek Water Quality Permitting Improvements: DEP and Corps Permitting for a o Habitat Restoration and Mitigation Design Restoration Plan in Lee County o Environmental Land Use Permitting and o Imperial Marsh: Permit Compliance and Rezoning Monitoring for Lee County Mitigation Site in Lee o Local, State and Federal Environmental County Permitting o Pine Ridge Center: Corps and SFWMD Permitting, o Post Permit Compliance and Monitoring coordination on RCW habitat, Monitoring and o Planning and Management of Gopher Compliance in Collier County Tortoise Relocation Sites o S.R. 31 Improvements: Caracara Survey and Monitoring for FDOT project in Charlotte County. Contact Information: o SR 78 & SR 29 Realignment: SEIR and Boylan Environmental Consultants Environmental Permitting for FDOT in Hendry 11000 Metro Parkway, Suite 4 o Tamiami Crossing CPD: Land Use Permitting and Fort Myers,Florida 33966 Environmental Permitting in Collier County Telephone: (239)418-0671 o Wulfert Point Estates: SFWMD Permitting and Fax: (239)418-0672 Wildlife Coordination on Gopher Tortoise and Email: kims@boylanenv.com Bald Eagle on Sanibel. Web: www.boylanenv.com Michael J.Timmerman,CRE, FRICS,SRA v ii As President & CEO of MJT Realty Capital Advisors, Michael Timmerman - provides expert consultation and advisory services to clients throughout the n Southeast United States and in particular Florida. In October of 2013 Mr. ' Timmerman was awarded a Fellowship to the Royal Institute of Chartered i. Surveyors, with a professional specialty of Management Consultancy. This �' 1-;,::„ ,E specialty provides independent impartial advice in all areas of business and real '' �P 4, estate lifecycles. In 2007 he was awarded the CRE (Counselor of Real Estate) designation by the Counselors of Real Estate, an international group of high profile real estate practitioners who provide expert advisory services to clients on complex real property and land related matters. Mr. Timmerman has over 30 years of experience in the real estate industry including consulting, valuation and geo-spatial analysis of a broad spectrum of residential and commercial properties. He has been quoted in the Wall Street Journal, Bloomberg News, New York Times, USA Today, Fortune Magazine, Worth Magazine, Builder Magazine and many other state and local newspapers and magazines. He is also frequent speaker for the Urban Land Institute (ULI),The Appraisal Institute, Florida Bar Association, National Association of Home Builders (NAHB), Florida Bankers Association and International Council of Shopping Centers (ICSC). Prior to his founding MJT Realty Capital Advisors, he was a Senior Associate at Fishkind & Associates, Florida's premier economic consulting firm. His position as Senior Managing Director of Hanley Wood Market Intelligence was a continuation of his management after the purchase of his firm, Feasinomics, Inc., by Hanley Wood, LLC in March of 2005. Feasinomics was a full service market research firm offering real estate research,consulting and geo-spatial analysis throughout the State of Florida. EDUCATIONAL AND PROFESSIONAL QUALIFICATIONS • FRICS,Fellow-Royal Institute of Chartered Surveyors • CRE Designation,Counselors of Real Estate • SRA Designation,Appraisal Institute • Advanced coursework in financial and economic analysis, highest and best use analysis, and case studies required for the MAI designation through the Appraisal Institute. • Northland College, B.S.Business Administration and Economics • Licensed Florida Real Estate Broker • State Certified Residential Real Estate Appraiser CIVIC RESPONSIBILITY • Executive Committee Member, Urban Land Institute(ULI) • Board Member, United Cerebral Palsy(UCP)of Southwest Florida • Board Member,Naples Pelican Bay Rotary Club • Past Board Member,Collier County Economic Development Council • Performed Pro bono work for Collier EDC, Naples Chamber of Commerce, Collier Building Industry Association, Lee Building Industry Association, International Council of Shopping Centers (ICSC), Collier County School Board and many others. COPY EXHIBIT II . B . & II . E ARTICLES OF INCORPORATION EXHIBIT II.B & E DISCLOSURE OF INTEREST INFORMATION B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. HUB Condo Rentals LLC 100 % 18223 Shawley Drive Hagerstown, MD 21740 Name and Address, and Office Percentage of Stock Thomas H. Dahbura, Manager 30% 18223 Shawley Drive Hagerstown, MD 21740 Anton T. Dahbura, Manager 30% 18223 Shawley Drive Hagerstown, MD 21740 Tami L. Dahbura, Manager 30% 18223 Shawley Drive Hagerstown, MD 21740 Mary C. Dahbura, Manager 10% 18223 Shawley Drive Hagerstown, MD 21740 Exhibit II.B&E Page 1 of 2 EXHIBIT II.B & E DISCLOSURE OF INTEREST INFORMATION E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Southbrooke Partners LLC 100 % 13180 LIVINGSTON ROAD, STE 204 NAPLES, FL 34109 Name, Title and Address Percentage of Ownership Randy Johns, AMBR 50% 13180 LIVINGSTON ROAD, STE 204 NAPLES, FL 34109 Brian Howell, AMBR 50% 13180 LIVINGSTON ROAD, STE 204 NAPLES, FL 34109 If, Petitioner has option to buy, indicate date of option: Sept 15 2014 and date option terminates: , or anticipated closing: Sept 15 2015. Exhibit II.B&E Page 2 of 2 COPY EXHIBIT IV. B . PROPOSED GROWTH MANAGEMENT PLAN TEXT Exhibit IV.B Amendment Language Add Text on Page 44 of the GOLDEN GATE AREA MASTER PLAN TABLE OF CONTENTS Page I. INTRODUCTION 1 II. OVERVIEW 2 A. County-Wide Planning Process B. Golden Gate Area Planning Process * III. IMPLEMENTATION SECTION 3 Goals, Objectives and Policies 3 Land Use Designation Description Section 13 1. Urban 13 2. Estates 22 3. Agricultural/Rural Settlement Area 45 4. Overlays and Special Features 45 * LIST OF MAPS 46 Golden Gate Area Master Plan Study Areas Golden Gate Area Future Land Use Map High Density Residential Subdistrict 1989 Boundaries of Activity Centers Downtown Center Commercial Subdistrict Urban Mixed Use Activity Centers Golden Gate Parkway and Coronado Parkway Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Golden Gate Parkway Professional Office Commercial Subdistrict Collier Boulevard Commercial Subdistrict Pine Ridge Road (CR 896) —Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Golden Gate Estates Neighborhood Centers Wilson Boulevard/Golden Gate Boulevard Center Collier Boulevard/Pine Ridge Road Center Golden Gate Boulevard/Everglades Boulevard Center lmmokalee Road/Everglades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdistrict Golden Gate Parkway Interchange Conditional Uses Area Golden Gate Parkway Institutional Subdistrict Mission Subdistrict Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Southbrook Office Subdistrict Exhibit IV.B Page 1 of 3 *** *** *** *** *** Text break *** *** *** *** *** Policy 1.1.2: The ESTATES Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. ESTATES—MIXED USE DISTRICT 1. Residential Estates Subdistrict 2. Neighborhood Center Subdistrict 3. Conditional Uses Subdistrict 4. Golden Gate Parkway Institutional Subdistrict 5. Mission Subdistrict B. ESTATES—COMMERCIAL DISTRICT 1. Interchange Activity Center Subdistrict 2. Pine Ridge Road Mixed Use Subdistrict 3. Randall Boulevard Commercial Subdistrict 4. Commercial Western Estates Infill Subdistrict 5. Golden Gate Estates Commercial Infill Subdistrict 6. Estates Shopping Center Subdistrict 7. Southbrooke Office Subdistrict LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** Text break *** *** *** *** *** 2. ESTATES DESIGNATION *** *** *** *** *** Text break *** *** *** *** *** B. Estates - Commercial District *** *** *** *** *** Text break *** *** *** *** *** 7. Southbrooke Office Subdistrict The Southbrooke Office Subdistrict is approximately five (5) acres and is located approximately 1/4 mile east of Oakes Boulevard on the south side of Immokalee Road. The intent of the subdistrict is to permit general office, medical office, and business service uses generally consistent with those uses permissible by right, or as conditional use in the C-1 commercial professional and general office zoning district. This subdistrict will serve as a transitional use from the general commercial uses found on the Exhibit IV.B Page 2 of 3 north side of Immokalee Road and the 6-lane Immokalee Road arterial roadway, to the low density, large-lot Estates residential area south of the subdistrict. Development within the subdistrict is encouraged to be rezoned as a PUD in order to provide greater specificity of permitted land uses, development standards and any necessary operational characteristics. A maximum of 40,000 square feet of commercial development shall be permitted. All buildings will be limited to single-story, and shall be constructed in a common architectural theme. A minimum 30' wide vegetated buffer shall be provided adjacent to Autumn Oaks Lane, which shall consist of retained native vegetation. Access to the subdistrict shall only be from Immokalee Road. *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE MAP SERIES Golden Gate Area Master Plan Study Areas Golden Gate Area Future Land Use Map High Density Residential Subdistrict 1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activity Center/Golden Gate Parkway and Coronado Parkway Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Golden Gate Parkway Professional Office Commercial Subdistrict Collier Boulevard Commercial Subdistrict Pine Ridge Road Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Golden Gate Estates Neighborhood Centers Wilson Boulevard/Golden Gate Boulevard Center Collier Boulevard/Pine Ridge Road Center Golden Gate Boulevard/Everglades Boulevard Center Immokalee Road/Everglades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdistrict Golden Gate Parkway Interchange Conditional Uses Area Golden Gate Parkway Institutional Subdistrict Mission Subdistrict Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Southbrooke Office Subdistrict Exhibit IV.B Page 3 of 3 COPY EXHIBIT V.A. 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FUTURE LAND USE DESIGNATION LEGEND wom ot9fiiAml MA=DESNRIATON A8RICIiL1URAL/N RAL 00221ATION ono Ii=NI= MO MC Asm ❑MAIL MQESI MA Mir °°°°"°` °'® `°°e'�r GOLDEN GATE AREA �r OYEO.AYS AND NNECIAL EEA,IIE.S ❑Amur NIA AnaeAANCI ❑AAA AAAA><t onuns e„owes mum ® r�A�l ® FUTURE LAND USE MAP N. ❑ s;Aga ❑--�' 1 , MOM MO fAANIO.Min F- ❑MIA,worn mos.yawner ❑AAe.lt AVM MO=.IIMINN MI UM Man IC Ea sum A.A.DAAr AAAr QwcEN-o - IMMOKALEE ROAD ®aAIL.AA-MILMAAA. r J N 0 a M°IL AAA ❑ca mat num mod ❑ A M1611,..MGM 0•11.11111.1101INAIM 100111,01 810 616 N1N1 ME ANA N41@ RIK (- PROJECT LOCATION 5.18±ACRES- SOUTHBROOKE OFFICE c pp SUBDISTRICT 1 OIL L ROAD I- U IMMOKALEE ROAD m - EXHIBIT V.B. RAEDAl1 BOULEVARD 5 EXISTING FUTURE 4 LAND USE MAP VANDERBIT m BEACH ROAD GOLDEN GATE g ESTATES m 0 GOLDEN GATE .BOULEVARD ® 5.18+/-ACRES PINE LM9GE RD. § r WHITE BLVD. _.1 0 Ln r N 3 I- v' ge ♦ . o ID = m m G.G.PKWY. ,_ A._ J 4 � <‘ I III 0. ..t- o <m � rATE-75 S.R.84 i-C X . DAVIS BOULEVARD "" """- S.R.84 - -- .- a .. G GOLDEN GATE . �'_... — .-... .".'.`.._.'"'.— FUTURE LAND USE MAP 1 MCP= - IFE_12"1011. Ahem - M®ix 4 ma -'-'.. on Mn 007-77 -AMMO WY M ow AeleN - OCA>EA K DSN AEINED - NAY 6 MN COL 10.10011-10 - v AIMED - ALT A INS ammo - MY 1.SA0 MIMEO - AIL Li. MINIM- ill DA RMO _. ..,_ U) 001 Mn 28110-32 m AOm - AWN 14 OO N 0•30•33 - IA 20i r ... ,. memo - 001®!25 1N! m 20.2111-2I ^�A Amoaro - AIL IA 001 • ••.. -./I .. AINIEal- 001000 411N _ -._.LI.,, - AIEem- AY I. SS.no o _0- AND= - NAY L zoo Alum - NANO(IA DNA ••., ANENOm - NAY 14.U_ AIMED - 39mm 1q Dm SCALE — eo.lm�w I I I 1 I AMENDED - oc106t x IoM 1Q In yp-�1 0 1 ML 2 ML 3 ML 4 IL 5 IN. AIMED - 41MMDr A NOW an Na m0-0 POND W7 . ON OGM�OIM01/PLANING& FbRADON MIMED- AAOr DL m/ Oe.NIL m/-1D DATE f/7011 MB OffiD-100.010 026E ' 027E I R28E I • EXHIBIT V.B. Page 1 of 2 SOUTHBROOKE OFFICE SUBDISTRICT Collier County, Florida PROJECT LOCATION 5.18±ACRES- SOUTHBROOKE OFFICE SUBDISTRICT p — T 0• LANE m w o / VANDERBILT BEACH ROAD EXT. Ir V/AP4 Lv • • co A Ai4 Q W z PINE RIDGI' =0 : r, , A/A. //lc) LEGEND ADOPTED — _, 2015 (Ord. No. 2015—__) GOLDEN GATE / OFFICE ROOKS ESTATES OFFICE / SUBDISTRICT I I I 0 1/2 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: ""?DWG DATE: 7'?" EXHIBIT V.B. Page 2 of 2 COPY EXHIBIT V. C . ENVIRONMENTAL Celebrating 'BOYLAN CONSULTANTS,*J 'j IN Sw FLOi t�, LT g South brook Section 29; Township 48 South; Range 26 East Collier County, Florida Protected Species Survey November 2014 Project No.2014-50 11000 Metro Parkway Suite 4 Fort Myers, Florida 33966 (239) 418-0671 phone/ (239) 418-0672 fax Southbrook Protected Species Survey INTRODUCTION An environmental scientist from Boylan Environmental Consultants, Inc. conducted a field investigation on the 5.18± acre property on November 12, 2014. The site is located in portions of Section 29, Township 48 South, and Range 26 East in Collier County, Florida. Specifically, it is situated between lmmokalee Road and Autumn Oaks Lane approximately 0.75± miles east of 1-75. Please see the attached Project Location Map (Exhibit A). The purpose of the field investigation was to identify and document the presence of any listed species and any potential listed (endangered, threatened, etc.) species inhabiting the site that are regulated by the U.S. Fish & Wildlife Service (USFWS) and the Florida Fish & Wildlife Conservation Commission (FWC). METHODOLOGY The survey method consisted of overlapping belt transects performed for all FLUCFCS communities onsite in compliance with the Collier County Land Development Code 10.02.02.A.4.g.i. This survey is comprised of a several step process. This survey is comprised of a several step process. First, vegetation communities or land-uses on the study area are delineated using the Florida Land Use, Cover and Forms Classification System (FLUCFCS). Please see the attached FLUCFCS Map (Exhibit B) and FLUCFCS Map with Aerial (Exhibit C). Next, the FLUCFCS codes are cross- referenced with the Protected Species List. This protected species list names the species which have a probability of occurring in any particular FLUCFCS community. An intensive pedestrian survey is conducted using parallel belt transects that are approximately 10-40 feet apart as a means of searching for listed species. The distance between transects depends upon both the thickness of vegetation and line of sight visibility. In addition, periodic "stop-look-listen" and quiet stalking methods are conducted for animals. Signs or sightings of these species are then geo-located via a hand held GPS unit and marked in the field with flagging tape. The table at end of the report lists the FLUCFCS communities found on the parcel and the corresponding species which have a probability of occurring in them. Transects were walked approximately as shown on the attached Protected Species Survey Map (Exhibit D) and Protected Species Survey Map with Aerial (Exhibit E). TABLE 1: SURVEY DATE AND WEATHER CONDITIONS Date Survey Survey Weather Conditions 12-Nov-2014 10 AM - 1 PM Clear skies with light winds and temperatures in the low 80's Boylan Environmental Consultants, Inc. 2 Southbrook Protected Species Survey EXISTING SITE CONDITIONS Site Details - The boundary was survey located and is 5.18± acres. The site was undeveloped but appears to have a long history of disturbance due to the surrounding roadways and residential developments. In general, the property is composed of exotic wetland hardwoods. The site is bordered by roadways to the north and south, a manmade water body to the west, and more exotic wetland hardwoods to the east. Soil Type - The soils on the property have been mapped by the National Resource Conservation Service (NRCS, formerly the Soil Conservation Service). Please see the attached NRCS Soils Map (Exhibit F). These mappings are general in nature but can provide a certain level of information about the site as to the possible extent of wetland area. According to these mappings, the parcel is underlain by Holopaw Fine Sand; Limestone Substratum (2; hydric). Vegetation Communities - Each community was mapped in the field according to the system in use by the agencies, the Florida Land Use Cover and Forms Classification System (FLUCFCS). Listed below are the vegetation communities or land-uses identified on the site. Vegetation is one parameter used in determining the presence of a wetland; the other parameters include the presence of wetland hydrology and hydric soils. These community mappings will generally reflect whether an area could be considered as wetlands. We identified approximately 4.74± acres of potential jurisdictional wetland communities on the site The following descriptions correspond to the mappings on the attached FLUCFCS map. See Florida Land Use, Cover and Forms Classification System (Department of Transportation 1999) for definitions. FLUCFCS CODES/DESCRIPTION 619 Exotic Wetland Hardwoods (4.74± acres) This wetland habitat type occupies 4.74± acres of the property. The canopy contains melaleuca (Melaleuca quinquenervia), slash pine (Pines elliottii), earleaf acacia (Acacia auriculiformis), bald cypress (Taxodium distichum), and cabbage palm (Sabal palmetto). Sub-canopy vegetation includes melaleuca, earleaf acacia, slash pine, bald cypress, Brazilian pepper (Schinus terebinthifolius), and myrsine (Myrsine guianensis). The groundcover contains poison ivy (Toxicodendron radicans), grapevine (Vitis rotundifolia), swamp fern (Blechnum serrulatum), cocoplum (Chrysobalanus icaco), catbrier (Smilax spp.), dog fennel (Eupatorium capillifolium), and saw palmetto (Serenoa repens). 740 Disturbed Land (0.44- acres) This upland area occupies 0.44± acres of the property. The canopy and sub- canopy are open. The groundcover is dominated by bahiagrass (Paspalum notatum). Boylan Environmental Consultants, Inc. 3 Southbrook Protected Species Survey TABLE 2: FLUCFCS COMMUNITY TABLE :FLUCFCS- Coin ititi tty Code Descraption Acreage 619 Exotic Wetland Hardwoods 4.74± ac. 740 Disturbed Lands 0.44± ac. otat 5.18± ac. SPECIES PRESENCE During the field survey for protected species on the property, no protected species or signs thereof were observed on-site. No nest-like structures or tree cavities were noted, and gopher tortoise burrows were not identified. The various listed species that may occur in the FLUCFCS communities have been tabulated on the attached table. In general, this site does not contain native, undisturbed community types in which protected species would typically inhabit. DISCUSSION The lack of tortoise burrows is likely due to the relatively high water tables in the area and the lack of habitat. The abundance of exotic plant species and the historic land- use of the site makes it unlikely that this site supports or would provide habitat for protected species. In addition, due the lack of corridors or contiguous habitat of the property with off-site areas, it is not anticipated that other listed species would occupy the property. The nearby roads also create a barrier and a hazard to other animals. No other non-listed animal species were noted. Community locations were estimated and drawn by using a non-rectified aerial with approximate property boundaries hence, their location, aerial extent, and acreage is approximate. Boylan Environmental Consultants, Inc. 4 O• a u D l tt/ 0) � 0T` a) cD J IL II Q/� ' I W CS U. 0 C a) • co 0 2 c) 0 H (l 1 i , , a) C Q 0 • 2. a'= rn U) Q. . may 4 • Q.ii. 0 a) U a) 0_ CO £;'' II 2 0 = i C 1 Z a) 0 C Cl) a I I- (1) a) 0 W E gg CC Z CO 0 G: c < < Q U E,: Z Z Q I I- �_ O Q I E in g o 0) c I 2• °, a 11 w c y w i— c m V Ili) St 0 e m U vii nI ) Ei Cl) C Lj *a' 0 C CD LII lL >, CD I- crs C N U 7 O _i 3 a ry$C� L 1 - Z$y-7i CO N C 0 Fi cu Q H A I- 0 o m Southbrook Protected Species Survey Exhibit A Project Location Map Boylan Environmental Consultants, Inc. �, y - _^-..moo^T7= , � 4 � i..AS'r'• _ _ HENDRY • f' �r ��`'4. */fAll-4,, ,IPL'4Aiklii"Tlillikli. AI iv. — Bilk. ••a1.?y, i.èlj iirovot.45,114Z1 __ -..ruivr4NNIII6 • imill ,'- ' i Ildki ' � . 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E CO m I 4e m is a d a o g G Q Southbrook Protected Species Survey Exhibit E Protected Species Survey Map with Aerial Boylan Environmental Consultants, Inc. ,3 bpi ,i - 4 s 9 a O u "` 277,--s -21..:.s0 `/°of 7 ..k 1-.1-1 S i.:2 1 n te a Ilk, , _i se_F 1, s ' El.', > G! 5'. m !4 Y• t I .: .. 2 {R � - yyea �� ,rte U'� '›.. 2.,,,,,,'a'�i^� :a U P :6_';i r r 7� ate'.�,J • s s !p ms=s„ �' r i a� u � m r: _ " s 2 f c 1° ^F s' *°tom r„5 �� -� W C :`ie � a- f � # o 8 .422g1 ;�s �CO ati t - , 'y![ jam° v-� '}�I^� �� � _ .�---ai� " - jam; t CL cCI Q. �' Y` 1” t { m3 o Is i 1�w. 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GROWTH MANAGEMENT i M .J 1415 Panther Lane, Suite 428 Naples, FL341o9 0:239-269-0769 www.mjtrea.com Commercial Needs Analysis of Proposed Southbrooke Office Subdistrict Naples, Collier County, FL Effective Date of report November 14, 2014 Revised February 4, 2015 Prepared by: Michael J.Timmerman, CRE, FRICS, SRA MJT Realty Economic Advisors, Inc. 1 dip �.../ D V S >.:C E O V" February 5, 2015 Mr. Brian Howell Southbrooke Partners, LLC. c/o Phoenix Associates of S. Florida 13180 Livingston Road,Suite 204 Naples, FL 34109 Dear Mr. Howell, Per your request,we have completed the commercial needs analysis for the 5+/-acres site on Immokalee Road,east of the Valewood Drive extension. Our objective was to provide an estimate of professional and medical office needs for the trade area surrounding the site. Based on our analysis,we have found that the 5 minute trade area has a current net need for the specific use of over 56,000 square feet growing to 157,000 square feet by 2030. For the 10 minute trade area,we estimate a current net need for professional and medical office space of 210,000 square feet growing to over 940,000 square feet by 2030.The sites location close to the 1-75 interchange aids in its overall demand as many businesses that would occupy this type of space can easily travel to other areas using the interstate.The fact that the site is also on the main route to Ave Maria and Immokalee further enhances its potential. Please review the report and let me know if you have any questions or clarifications. It was a pleasure to work with you on this project and I look forward to continuing on your development team. Sincerely, l Michael J.Timmerman, CRE, FRICS,SRA Principal 2 TABLE OF CONTENTS 1.0 CONDITIONS OF THE REPORT 4 1.1 INTENDED USE OF THIS REPORT 4 1.2 INTENDED USER OF THIS REPORT 4 2.0 SCOPE OF STUDY 4 2.1 TASK PLAN 4 2.2 SITE INSPECTION 5 3.o OVERVIEW OF NEEDS ANALYSIS 6 3.1 GENERAL METHODOLOGY 6 3.2 DEFINITION OF MARKET AREA AND TARGET POPULATION 6 3.3 ANALYSIS PROCESS 14 4.o DEMAND FOR PROFESSIONAL AND MEDICAL OFFICE SPACE 14 4.1 DEMAND ESTIMATE METHODOLOGY 14 5.o SUPPLY OF PROFESSIONAL AND MEDICAL SPACE 19 5.1 SUPPLY ESTIMATE METHODOLOGY 19 6.o CALCULATION OF NET NEED AND CONCLUSIONS 23 BUSINESS SUMMARY 25 SUPPLY OF EXISTING OFFICES 5 MINUTE DRIVE TIME 26 SUPPLY OF EXISTING OFFICES BETWEEN 5 AND io MINUTE DRIVE TIME 27 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS 29 APPRAISAL CONSULTING 31 RESTRICTION UPON DISCLOSURE AND USE 32 COPYRIGHT,TRADEMARK AND LEGAL DISCLAIMER 33 TERMS AND CONDITIONS OF USE 34 PHOTOS 36 3 Introduction As we understand it, SOUTHBROOKE PARTNERS, LLC. ("Client") would like MJT Realty Economic Advisors, Inc. ("Consultant")to prepare a commercial needs analysis for a 5+/-acre site located on the south side of Immokalee Road, east of Valewood Drive in Collier County, FL.The site is being proposed for a maximum of 40,000 square feet of General Office, Medical Office and Business Uses consistent with those uses permitted by right, or as conditional uses in the C-z, Commercial Professional and General Office zoning district adopted by Collier County.The site will be known as the Southbrooke Office Subdistrict. i.o Conditions of the Report The Client and designated representatives are responsible for representations pertaining to the properties future development plans, marketing expectations and for disclosure of any significant information that might affect the ultimate realization of the projected results. There will usually be differences between projected and actual results because events and circumstances frequently do not occur as expected, and the differences may be material. i.z Intended Use of This Report The intended use of the analysis is to provide SOUTHBROOKE PARTNERS, LLC. ("Client") with a market supportable conclusion of commercial net need to change the Collier Growth Management Plan to allow the proposed uses on the site. 1.2 Intended User of This Report The intended user of this analysis is SOUTHBROOKE PARTNERS, LLC. ("Client")only for the sole purpose of changing the GMP to accommodate the proposed uses. No other users are authorized to use the report for any other purpose. 2.0 SCOPE OF STUDY Based on our understanding of the current situation,the Consultant has developed a scope of work to analyze the Project as identified above.The scope is based on the Client's objectives, as described to the Consultant,which includes the following interrelated tasks. 2.1 Task Plan Task 1—Based on the anticipated buildable square footage on the site, inventory existing comparable properties within the appropriate market trade area to determine the total supply of existing competing commercial square footage. Task z—Based on the proposed use, inventory vacant sites that are approved for comparable development and identify the proposed square footage within the appropriate market trade area.This will result in the forecasted supply of potential competing commercial square footage. 4 Task 3—Estimate the existing and potential market demand for office and medical office for the specified trade area.The total demand will be based on current and forecasted population as well as the potential build out of newly developing and planned communities within the trade area. Task 4—Provide conclusions and recommendations as to the commercial need based on the forecast horizon year. 2.2 Site Inspection The site was inspected on November 14, 2014 by Michael Timmerman,therefore November 14th,2014 will be the effective date of this study.The site photos are located in the addendum to this report. 5 3.o OVERVIEW OF NEEDS ANALYSIS 3.1 General Methodology The process for determining the need for additional commercial office square footage takes the form of a comparison between: • The combined supply of existing professional and medical office space and vacant commercially approved land that could be developed with professional and medical office uses in the future; • The demand for commercial square footage based on current and projected employment for businesses that occupy such space. The process starts by defining a trade area that encompasses a logical market with easy access to consumers who travel to retail outlets or to a destination based business that locates close to its customer base. The demand is derived by identifying NAICS codes of businesses that would occupy professional and medical office space and estimating the number of employees that are at these businesses. The conversion of employees per business to square feet required to accommodate these employees is reflective of the demand for this type of space. The calculation of existing and potential office space in the trade area reflects the supply that currently exist in the trade area.This supply is subtracted from the estimated demand in order to estimate a net need for space in the trade area. 3.2 Definition of Market Area and Target Population The site is a 5+/- acre parcel located in north Collier County, south of Immokalee Road approximately 400 feet east of the Valewood Drive extension and 3,500 feet east of the Immokalee Road interchange with 1-75. The site has good access to both the east and west bound lanes of Immokalee Road via the signalized intersection of Immokalee Road and Valewood Drive. The site is current classified as Vacant Residential and is zoned "E"for Estates, a residential zoning classification specifically designated for Golden Gate Estates, a platted subdivision within Collier County. Located below is the information on the site from the Collier County Property Appraisers records. 6 Attribute Parcel 1 Parcel 2 S_SECTION 29 29 S_TOWNSHIP 48 48 S_RANGE 26 26 SUBDIV_ID 356500 356500 SUBDIV_NM GOLDEN GATE EST UNIT 97 GOLDEN GATE EST UNIT 97 BLOCK_PIN 51 70 LOT_PIN 0 0 PIN 41933320007 41934920008 ACRES_GIS 2.58 2.56 CONDO NO NO NAME_MISC 0_NAME1 HUB CONDO RENTALS LLC HUB CONDO RENTALS LLC. O_ADDRESS1 18223 SHAWLEY DR 18223 SHAWLEY DR 0_CITY HAGERSTOWN HAGERSTOWN 0_STATE M D MD O_ZIPCODE 21740 21740 SALE1_AMT $ 550,000 $ 550,000 SALE1_YEAR 2005 2005 SALE1_DATE 2005-02-24 2005-02-24 SALE1_VAC SALE1_TYP SALE1_BK 3739 3739 SALE1_PG 4093 4093 SALE1_DOCN SALE1_GRAN SALE2_AMT $ 320,000 $ 320,000 SALE2_YEAR 1999 1999 SALE2 DATE 1999-10-14 1999-10-14 SALE2_VAC SALE2_TYP SALE2_BK 2601 2601 SALE2_PG 2205 2205 SALE2_DOCN SALE2_GRAN SALE3_AMT $ 86,000 $ 86,000 SALE3_YEAR 1996 1996 SALE3_DATE 1996-02-27 1996-02-27 SALE3_VAC SALE3_TYP SALE3_BK 2144 2144 SALE3_PG 1529 1529 SALE3_DOCN SALE3_GRAN MRKT_LND $ 129,000 $ 128,000 MRKT_TOT $ 129,000 $ 128,000 TAXABLE_TO $ 127,710 $ 126,720 LUSEDOR 00 00 LUSEDOR_D Vacant Residential Vacant Residential ZONING LEGAL1 GOLDEN GATE EST UNIT 97 GOLDEN GATE EST UNIT 97 LEGAL2 TR 51 LESS N SOFT TR 70 LESS N SOFT Located below is a map showing the regional location of the site and an aerial showing the surrounding uses. The aerial photographs do not depict the Valewood Dr extension or the water retention area that has been recently completed. 7 a.,. `i Southbraoke Office Subdistrict C Ti:. i t y n ]a s Rl Ai^:-li CR d.== i' }'Y3f ia,mir CRit ri LfC-=. _ _...,-_ , ..._:iflYr:!".•I l I Subject Site I = = • w. - .�. . h G wl C,r.;Esri,HERE,iii•eL ire, - J. *rr;?c;1^.-.e.7.,,I F Ca-p., riIR CAN,Esti„apsT,'ii E7 Es,CT;? tii—.,sidfs'Tb-,Esri;7{51191'•j, r=5.="0r", TirntT n,s..ia q Ir,',ia,e.G S4Se-tf 9flp-x- it.Lit r ...d tire S s=_r 8 Southbrooke Office Subdistrict a [IV.(. Langfia'r Hs,r,„Irstsn loll age tikF g n - F - it - 6.-U.4 Y(L<.,Zic X XA 3,y dS.0-'_ ..._ 9'44'....1•14,,,,, .R. e+cs.<r 2e • I Subject Site Nalcu LAI. r" iii Sr,/ Earl,HEM 3�L,-,e.uSC 1rts�r.fi ia¢e ,:tP Cm-;., hrt,S%-X Esn,:spar,. I 31ETI.Esri --i it: Vcr.gi.E.r,.Thailard).T-r ,Iorr, hilt rryl ait:S OperSt- th',a� t iv;:t anc the E.15 Uss rrrn city. 9 t'r 11 y Southbrooke Office Subdistrict ,-� � t e m.: ��%% 1 $ E [ t 1‘ t _„_ ,,, -.X44 °t`Rn,.,'f ' , ,, i � � _ € .4.',4;„,,:-4-, 3. r a °s a i ��: t y ' .' a `" ':< .E, p rA i I � s _ -",:. 1} (( y4* , 1 -",1. - r -l'4,-.r'° _(tom 'r ..,-. ".. 't ./ Ri �,� Mkt � '. la !°"`' ... _"~`,,.....y 77---- -as Mi^-=_.a„ _L.�., „* ,E S :,k - ‘ - ---m subject Site 4 x f r t $r 't 1 11 (ty YY a r 9 -Art / ., ro' 4i3EFIS�i a� 1t`'.. , _a1,,,,4:+y.-5 rnoi+3.19{S 3 r,sz s-IT,irdi'- ,..1 t,=i,'ontn i 10 . n 1 �� : �trict 7 24 - �dhs ,office k� - .x �,�uth e• ,_�7" s 'fir' �a° 7#� : §�s-�* �� -� >€ : a 1 r 3x � tom •HIs :' a t > r„,.,,,:..,..,p4:,,„:7...,,,,,, , .., ..,,..:.„ ..:,,,:-. :::,-:4-7,.- .",,,k--,:ilsw, -".'!4:::,,, ---- ti,, it",.,,,- :,,,T.:!„:"'-fl.;:T.-`4:`.4i-',:,'L,.,.. 7t'i-r4"';',...7.:,.::,,:”.1t. :2;:::::::;",4.::'i,li.-::.,77,4".::,:,-;:ii--1'.,-',.:1,14,-:'4-',-:::,!.,-;',!-,::-.'::':::1"-,4'-j-:::?.:,.:4"--4- :,1427-7.4.2 4:7'7-::::: :',,,47--,?4 -444:;.-#7. 5"-'71: :-.7.7-7:7,7:7:74'-'"'-'-44-71-i.:' i i°.ka 's. te ` b a , a:s- 5,s.< s 'A 4� ,"e n p� v ,. ,V *4 t"amo }k� - ' t F eJ� ^. 'e V k X c pk- $) r -� "§ 'r ad �= �„ * , °- lY 4 f .x axe.a g r,, a 9 ,.rt k-2 a" .°- _ 11 The site is bordered on the north by Immokalee Road, a six lane divided arterial roadway that travels from US41, its western terminus approximately 5 miles west of the subject site,to the town of Immokalee, its eastern terminus,approximately 32 miles east.Immokalee Road is one of the busiest roadways in the County and is the main east west corridor between the coastal area of Collier County to the Town of Ave Maria and Immokalee. The western border of the site abuts the newly build retention pond and Valewood Dr Extension beyond. This intersection with Immokalee Road will be one of the points of egress west from the site.The eastern border is vacant land currently classified and zoned the same as the subject.The southern boundary is Autumn Oak Lane,a 2 lane local road the services the residential properties south of Autumn Oaks Lane. The site is rectangular in shape and has 730+/-feet of frontage on Immokalee Road and 380+/- feet of depth and consists of approximately 5.1 acres. The sites physical and functional attributes reveal that it has adequate functional utility to accommodate several types of office uses.These attributes were taken into consideration when selecting the primary trade area for professional and medical office uses. The primary market area used for this analysis was developed utilizing guidelines from the Urban Land Use Institutes based on the proposed volume of retail and office space. The primary trade area is neighborhood serving in nature, however because of its easy access to 1-75 from the Immokalee Road interchange and the markets desire to find office space along the 1-75 corridor,we included the major intersections with 1-75 north of Collier Blvd in Collier County and the Bonita Beach Road intersection with I- 75 in southern Lee County.The final trade area for the subject included a 5 and zo minute drive time and included the 1-75 interchanges discussed above. Located below is a map showing each drive time increment for the subject trade area. 1 Beyard, Michael D., W. Paul O'Mara, et al. Shopping Center Development Handbook. Third Edition. Washington, D.C.: ULI-the Urban Land Institute, 1999. p.11 12 Southbrooke Office Trade Area w Bonita ..-. Springs ,.-in�f„..--a - Na r-s a Y Pelican '_' Golden Gate Legend ---, all Subject a East Naples It IllIl 5 Minute Drive rlapies .4u> 5 scires i -E Lcima I-t mgc.inszmmr' COT. 10 Minute Drive �-�`,, t n5 r a>rar MET..E snChi e .n o^y 3Cc. 3 Lei T lL.aap T-Tom. %. t!a„ p_ ra,CCr_$L_tf..13 s~'^ i.::ia, -.d t- i5L;rs Com Lnr�� 13 3.3 Analysis Process Determining the need for additional professional and medical office land is a three-step process,as outlined below. • Using the estimated square feet of space per employee for businesses who would occupy professional and medical office space,we estimated the current and future demand for office space in the trade area based on NAICS codes where professional and medical office space is required. (Demand) • Inventory existing professional and medical office space in the trade area and forecast the potential professional and medical office space based on vacant commercially zoned land that can accommodate these uses.(Supply) • Determine the net need for professional and medical office space by subtracting the current and future demand from the current and potential supply of professional and medical office space. 4.0 DEMAND FOR PROFESSIONAL AND MEDICAL OFFICE SPACE 4.1 Demand Estimate methodology Collier County Population forecast are used to estimate the trade area population over the 16 year time horizon to 2030.These growth rates are applied to the trade area population in order to provide a local population estimate. In the case of this study,we used a 5 and io minute drive time to represent a trade area that encompasses typical demand for the proposed uses. Demand for office space is driven by the employment of business categories that occupy professional and medical office space.Unlike retail,where locational convenience is driven by the surrounding households,office space is more influenced by access to employees, major road connectors like 1-75 is to the subject site or the businesses desire or need to be closer to ancillary facility, such as a hospital. In order to estimate professional or medical office demand,we first obtained information on businesses that are located within our 5 and ao minute trade areas.This information was obtained from Dun&Bradstreet and is located in appendix i in the addendum to this report. The Business Summary report provides information on the number of business and employees per business based on the North American Industry Classification System or NAICS Code.The NAICS codes selected for this study are those that would occupy professional or medical office space and are listed below with a brief summary of their classification. 14 • Information: NAICS 51 o The Information sector comprises establishments engaged in the following processes:(a)producing and distributing information and cultural products,(b)providing the means to transmit or distribute these products as well as data or communications,and(c)processing data.The main components of this sector are the publishing industries,including software publishing,and both traditional publishing and publishing exclusively on the Internet;the motion picture and sound recording industries;the broadcasting industries,including traditional broadcasting and those broadcasting exclusively over the Internet;the telecommunications industries;the industries known as Internet service providers and web search portals,data processing industries,and the information services industries. • Finance& Insurance:NAICS 52 o The Finance and Insurance sector comprises establishments primarily engaged in financial transactions (transactions involving the creation,liquidation,or change in ownership of financial assets)and/or in facilitating financial transactions.Three principal types of activities are identified: o 1.Raising funds by taking deposits and/or issuing securities and,in the process,incurring liabilities. Establishments engaged in this activity use raised funds to acquire financial assets by making loans and/or purchasing securities.Putting themselves at risk,they channel funds from lenders to borrowers and transform or repackage the funds with respect to maturity,scale,and risk.This activity is known as financial intermediation. o 2.Pooling of risk by underwriting insurance and annuities.Establishments engaged in this activity collect fees, insurance premiums,or annuity considerations;build up reserves;invest those reserves;and make contractual payments.Fees are based on the expected incidence of the insured risk and the expected return on investment. o 3.Providing specialized services facilitating or supporting financial intermediation,insurance,and employee benefit programs.In addition,monetary authorities charged with monetary control are included in this sector. • Real Estate, Rental&Leasing: NAICS 53 o The Real Estate and Rental and Leasing sector comprises establishments primarily engaged in renting,leasing,or otherwise allowing the use of tangible or intangible assets,and establishments providing related services.The major portion of this sector comprises establishments that rent,lease,or otherwise allow the use of their own assets by others.The assets may be tangible,as is the case of real estate and equipment,or intangible,as is the case with patents and trademarks. o This sector also includes establishments primarily engaged in managing real estate for others,selling,renting and/or buying real estate for others,and appraising real estate.These activities are closely related to this sector's main activity,and it was felt that from a production basis they would best be included here.In addition, a substantial proportion of property management is self-performed by lessors. • Professional,Scientific&Tech Services: NAICS 54 a The Professional,Scientific,and Technical Services sector comprises establishments that specialize in performing professional,scientific,and technical activities for others.These activities require a high degree of expertise and training.The establishments in this sector specialize according to expertise and provide these services to clients in a variety of industries and,in some cases,to households.Activities performed include:legal advice and representation;accounting,bookkeeping,and payroll services;architectural,engineering,and specialized design services;computer services;consulting services;research services;advertising services;photographic services; translation and interpretation services;veterinary services;and other professional,scientific,and technical services. • Management of Companies and Enterprises: NAICS 55 c The Management of Companies and Enterprises sector comprises(1)establishments that hold the securities of (or other equity interests in)companies and enterprises for the purpose of owning a controlling interest or influencing management decisions or(2)establishments(except government establishments)that administer, oversee,and manage establishments of the company or enterprise and that normally undertake the strategic or organizational planning and decision making role of the company or enterprise.Establishments that administer, oversee,and manage may hold the securities of the company or enterprise. o Establishments in this sector perform essential activities that are often undertaken,in-house,by establishments in many sectors of the economy.By consolidating the performance of these activities of the enterprise at one establishment,economies of scale are achieved. • Administrative&Support&Waste Management&Remediation Services: NAICS 56 o The Administrative and Support and Waste Management and Remediation Services sector comprises establishments performing routine support activities for the day-to-day operations of other organizations.These essential activities are often undertaken in-house by establishments in many sectors of the economy.The establishments in this sector specialize in one or more of these support activities and provide these services to clients in a variety of industries and,in some cases,to households.Activities performed include:office administration,hiring and placing of personnel,document preparation and similar clerical services,solicitation, collection,security and surveillance services,cleaning,and waste disposal services. • Heath Care&Social Assistance: NAICS 62 o The Health Care and Social Assistance sector comprises establishments providing health care and social assistance for individuals.The sector includes both health care and social assistance because it is sometimes difficult to distinguish between the boundaries of these two activities.The industries in this sector are arranged on a continuum starting with those establishments providing medical care exclusively,continuing with those providing health care and social assistance,and finally finishing with those providing only social assistance.The services provided by establishments in this sector are delivered by trained professionals.All industries in the sector share this commonality of process,namely,labor inputs of health practitioners or social workers with the requisite expertise.Many of the industries in the sector are defined based on the educational degree held by the practitioners included in the industry. 15 Public Administration o The Public Administration sector comprises establishments providing general government support,justice, administration of human resource programs,environmental quality programs,housing,urban planning and community development,economic programs and other local and state support. The highlighted section of the Finance and Insurance NAICS code pertains directly to the employment of financial institutions,which is being omitted as a potential use for the subject site. In the calculation of demand,the financial institution employment figure will be subtracted from the overall financial and insurance NAICS employment to reflect only the employment for insurance and investment offices. Now that we have selected the NAICS codes that occupy the proposed uses for the subject, we need to summarize the employment in each drive time of our trade area. Located below is a summary of the total employment in each drive time of our trade area and the number of employees based on the NAICS codes above. 5 Minute 10 Minute Trade Area Trade Area Total Population 15,741 89,407 Total Employees 7,378 49,677 Employee to Res Population Ratio 47% 56% NAICS Category Information 111 803 Finance and Insurance(Less Bank Operations) 192 1,942 Real Estate Rental Leasing 434 2,385 Professional,Scientific&Tech Services 854 4,564 Management of Companies 65 324 Health Care&Social Assistance 496 4,473 Public Adminstration 242 1,187 Total Office Employees 2,394 15,678 Pd of Total Employees 33.9% 33.5%f This summary provides the relationship of total population to total employees and a breakdown of employees per NAICS category.Within the 5 minute drive time of our trade area there are a total of 2,394 employees that currently occupy professional or medical office space.The total 10 minute trade area has 15,678 total employees that currently occupy professional or medical office space. The next step in the process is to forecast employment in these categories to our horizon year of 2030. Using the Collier County Population forecasted growth rate,we forecast the population and employment within each drive time of our trade area. Located below is the current population forecast to 2030 based on Collier County Planning projections. Population Projections 2010 2014 2020 2025 2030 Countywide Population Estates 321,520 334,506 383,200 417,200 447,000 4.0% 14.6% 8.9% 7.1% http://www.colliergov.net/modules/showdocument.aspx?documentid=48763 16 Located below we will forecast the population and employment for each drive time within our trade area using the above referenced growth rates. Trade Area Population 2010 2014 2020 2025 2030 5 Minute Drive 14,782 15,741 17,104 18,774 20,115 Pct of total 4.6% 4.7% 4.5% 4.5% 4.5% Total Employees 7,378 8,039 8,824 9,454 Employee to Res Population Ratio 47% 47% 47% 47% Information 111 121 133 142 Finance and Insurance(Less Bank Operations) 192 209 230 246 Real Estate Rental Leasing 434 473 519 556 Professional,Scientific&Tech Services 854 930 1,021 1,094 Management of Companies 65 71 78 83 Health Care&Social Assistance 496 540 593 636 Public Adminstration 242 264 289 310 Total Office Employees 2,394 2,608 2,863 3,068 Pct of Total Employees 32.4% 32.4% 32.4% 32.4% Trade Area Population 2010 2014 . 2020 2025 2030 10 Minute Drive 84,250 89,407 96,547 108,472 116,220 Pct of Total 26.2% 26.7% 25.2% 26.0% 26.0% Total Employees 49,677 54,066 60,744 65,083 Employee to Res Population Ratio 56% 56% 56% 56% Information 803 874 982 1,052 Finance and Insurance(Less Bank Operations) 1,942 2,114 2,375 2,544 Real Estate Rental Leasing 2,385 2,596 2,916 3,125 Professional,Scientific&Tech Services 4,564 4,967 5,581 5,979 Management of Companies 324 353 396 424 Health Care&Social Assistance 4,473 4,868 5,470 5,860 Public Adminstration 1,187 1,292 1,451 1,555 Total 15,678 17,063 19,171 20,540 Pct of Total Employees 31.6% 31.6% 31.6% 31.6% The population and employment forecast for each drive time in the trade area is the basis for converting employees per NAICS category to estimated square feet of leasable space needed to accommodate the employment growth. This conversion is done by estimating the typical square footage of space needed to accommodate this number of employees.Several studies have been done to estimate the amount of leasable square feet needed to accommodate growing businesses and surveys have been performed to estimate this current need. Based on a survey from CoreNet Global in 2013,they estimate an average of 15o square feet per employee for office space globally.This includes high rise office and corporate cube farms which have much less square feet per employee than typical offices found in the Collier County market. For purposes of this report,we will use the estimate of 15o square feet per employee to covert the employment into professional and medical office square feet. Located below is our estimate of professional and medical office space needed to accommodate the current and future employment within each drive time of our trade area. 17 Trade Area Population 2010 2014 2020 2025 2030 5 Minute Drive 14,782 15,741 17,104 18,774 20,115 Pct of total 4.6% 4.7% 4.5% 4.5% 4.5% Total Employees 7,378 8,039 8,824 9,454 Employee to Res Population Ratio 47% 47% 47% 47% Information 111 121 133 142 Finance and Insurance(Less Bank Operations) 192 209 230 246 Real Estate Rental Leasing 434 473 519 556 Professional,Scientific&Tech Services 854 930 1,021 1,094 Management of Companies 65 71 78 83 Health Care&Social Assistance 496 540 593 636 Public Adminstration 242 264 289 310 Total Office Employees 2,394 2,608 2,863 3,068 Pct of Total Employees 32.4% 32.4% 32.4% 32.4% Total Professional and Medical office space to accomidate employment 150 359,100 391,266 429,469 460,145 Trade Area Population 2010 2014 2020 2025 2030 10 Minute Drive 84,250 89,407 96,547 108,472 116,220 Pct of Total 26.2% 26.7% 25.2% 26.0% 26.0% Total Employees 49,677 54,066 60,744 65,083 Employee to Res Population Ratio 56% 56% 56% 56% Information 803 874 982 1,052 Finance and Insurance(Less Bank Operations) 1,942 2,114 2,375 2,544 Real Estate Rental Leasing 2,385 2,596 2,916 3,125 Professional,Scientific&Tech Services 4,564 4,967 5,581 5,979 Management of Companies 324 353 396 424 Health Care&Social Assistance 4,473 4,868 5,470 5,860 Public Ad m i n strati o n 1,187 1,292 1,451 1,555 Total 15,678 17,063 19,171 20,540 Pct of Total Employees 31.6% 31.6% 31.6% 31.6% Total Professional and Medical office space to accomidate employment 150 2,351,700 2,559,490 2,875,625 3,081,027 Taking into consideration the 150 square feet per employee assumption,we see that the professional and medical office demand in the 5 minute drive time area is 359,000 square feet growing to 460,000 square feet by 2030.Within the entire an minute trade area,the demand is 2,350,000 square feet currently,growing to 3,080,000 square feet by 2030. The conclusions above illustrate that based on the current employment of the NAICS codes selected for this study,the market must have at least 2,350,000 leasable square feet of professional and medical space to accommodate the current employment.The growth of population and concurrently the employment will require more space for these business categories over the next i6 years. 18 5.o SUPPLY OF PROFESSIONAL AND MEDICAL SPACE 5.1 Supply Estimate Methodology The supply is calculated by first identifying the DOR codes that represent the professional and medical office space.The DOR codes selected include, Professional Buildings,One Store Office and Multi-story office. In addition to these DOR codes,several professional and medical office buildings are classified as condominiums,therefore each professional and medical condominium unit was also included in the supply. Because the io minute trade area extends into Lee County,we included the buildings and condominiums in the Lee County portion of the trade area as well.Urgent Care centers are included as a potential use for the subject site.A review of existing urgent care centers revealed the locations are in professional or medical office land use categories or are a condominium form of ownership.One Urgent Care center was located in a community shopping center,which is not the norm in the Collier market. Based on this research,the Urgent Care use has already been accounted for in the supply calculations. Located below is our summary of total professional and medical office based on the DOR codes that represent professional and medical office space and the condominium buildings that are reserved for professional and medical office use. Building Sum of Avg sqft Trade/Category Count SQFT_HTD Site Acres per Acre One Story Office 9 70,385 7.6 9,259 Multi-Story Office 4 63,675 4.1 15,485 Professional Building 0 - - - Condo Units 7 127,310 15.0 8,487 5 Minute Trade 20 261,370 26.7 10,234 One Story Office 32 263,782 28.0 9,422 Multi-Story Office 18 305,398 18.4 16,622 Professional Building 4 22,696 6.5 3,501 Condo Units 24 657,521 79.0 8,323 Between 5 and 10 78 1,249,397 131.9 10,442 One Story Office 41 334,167 35.6 9,387 Multi-Story Office 22 369,073 22.5 16,414 Professional Building 4 22,696 6.5 3,501 Condo Units 31 784,831 94.0 8,349 Total 10 Minute Trade 98 1,510,767 158.6 10,396 The chart shows the summary for each drive time of the trade area and the entire 10 minute trade area.The specific properties identified in a chart are located in the addendum of this report.Within the entire io minute trade area,a total of 1,510,767+/-square feet of professional and medical office space currently exist. The next step in the analysis is to identify vacant commercial sites that have similar size and functional utility to develop a property that could potentially compete with the subject for 19 professional and medical office uses. For purposes of this analysis,we selected vacant sites having between 1 and 7 acres.The subject site is 5+/-acres and sites that are similar in size or smaller are most likely to be developed with professional or medical office space as their site size is not conducive to retail development.Some smaller sites that are located in front of larger retail facilities or outparcels,are more likely to be developed with retail oriented businesses including financial institutions. In the summary above,we calculated the average square feet of leasable space for the existing land use codes which are comparable to the subject.The average square feet developed per acre within the total trade area was 8,5oo square feet.This will be used to estimate the potential professional and medical office space that could be built on these sites. It is highly unlikely that all the sites identified in this analysis will be developed with competing uses, however we must test for this potential in the long range planning exercise. Located below is the list of vacant properties and the estimated square feet of leasable space that could potentially be developed on the site based on the 8,50o square feet average. Potential PIN Acres SQFT 24745002064 1.50 12,778 68815031154 1.30 11,030 25118010103 1.05 8,907 25118010064 1.01 8,603 5 Minute Trade 4.86 . 41,319 38170000009 6.82 58,001 29331180049 6.06 51,547 25118010080 4.86 41,346 38455040001 4.23 35,942 38456200002 4.18 35,524 76720001546 4.15 35,267 25118010022 3.36 28,536 38452120005 3.12 26,546 38450040006 3.09 26,285 38454000000 3.08 26,198 00149720005 2.20 18,680 29331193188 2.04 17,369 29331193201 1.61 13,708 60204200484 1.49 12,706 38450041005 1.43 12,156 49660081103 1.35 11,479 29331190725 1.3 2 11,240 60204200248 1.03 8,781 64280000426 1.01 8,625 Between 5 and 10 56.46 479,936 Total Trade Area 61.32 521,255 The majority of the vacant sites within the 5 minute drive time of the trade area are much smaller than the subject with three located in front of larger retail sites and would therefore 20 be more suitable for retail outparcels vs office space.Several parcels between 5 and 3.0 minute drive time trade area are also more conducive to retail oriented uses due to their location in front of existing retail centers. The last set of supply calculations is based on vacant land that is located within a Future Land Use category that could potentially allow for professional or medical office. Located below is a list of parcels that have the same physical parameters as the vacant commercial parcels identified above,followed by a map of their locations. MAP ID PIN ACRES_GIS CONDO O_NAME1 S_ADDRESS FLUM approvesqft 1 00238000005 5.03 NO VENTAS NAPLES LLC 6925 AIRPORT RD N Orange Blossum/Airport Crossroads 35,000 2 00235280006 4.63 NO PULLING JR TR,JOHN A 7000 AIRPORT RD N Orange Blossum Mixed Use Sub 40,000 3 00237960007 4.88 NO NAPLES ITALIAN-AMERICAN CLUB 7037 AIRPORT RD N Orange Blossum Mixed Use Sub 34,000 Total 109,000 21 FL UM Properties srus Gardens I1 sunshine �..r '2 Ydtay Seer CS 44.4c �ztrhe Place s4ilraW _. •� r Ci Park S3urceaEsi,HERE,El eLerme,USGS Ir:temrap,ir:cr r m ant FCarp' ;ridspan,lIEl,Ean China.Enna Kung;;ESri t a land;-,,•,,. -.. :ern-am,iiapm;;ncia:C CeenStreei;lapcantrihLte and ha Can-minty The three parcels are all located around the Orange Blossom Road and Airport Road intersection in North Naples. 22 Parcel 1 is located on the northwest corner of the intersection and consists of 5 plus acres of land.This site is located in the Orange Blossom/Airport Crossings Commercial Subdistrict which limits professional and medical office uses to 7,000 sqft per acre or a maximum potential of 35,000 sqft on the site as a whole. Parcels i&2 are located on the southwest corner of the intersection and consists of slightly less than 5 acres each.The parcels each have specific requirements regarding maximum professional and medical office space. Parcel 2 has a maximum of 40,00o sqft and parcel has a maximum of 34,00o sqft. The entire intersection has the potential for an additional 109,000 sqft of professional and medical office uses that would add to the potential supply for our analysis. Based on the summary of currently classified vacant commercial parcels within the trade area,assuming 8,5oo square feet development per acre,an additional 521,255 square feet of professional and medical office uses could be developed. In addition to the vacant commercial sites,an additional iog,000 sqft of professional and medical office uses could be developed on parcels that are located within future land use categories that allow for professional and medical office uses.Therefore,the total potential development on all vacant sites is estimated at 630,255 sqft. 6.o CALCULATION OF NET NEED AND CONCLUSIONS The process of estimating the net need for Professional and Medical office space starts with an understanding of the current demand for businesses that occupy this type of building.The trade area selected for this study included locations near 1-75 interchanges in the majority of Collier County and Bonita Springs. It also includes businesses along the major east-west corridors of the northern part of the county.The calculation of current professional and medical office demand within the entire trade area for 2014 was 2,351,700 square feet.The current demand must then be forecasted forward to 2030 using the Collier County Population forecast.After applying this to the population within thetrade area,as see that the demand grows to 3,081,027 square feet by 2030. The next step is to estimate the total supply of leasable square feet of professional and medical office space in the trade area.This process revealed an existing total supply of 1,510,767 square feet within the entire trade area. In addition,vacant commercial land that has the potential to be developed with professional and medical office space and parcels that are vacant and located within Future Land Use Categories that allow these uses are added. Based on our site size criteria of 1 to 7 acres and using an estimated developed square feet of 8,500 per acre,we estimated an additional 521,255 square feet of professional and medical office space could be developed on vacant commercial parcels.Those sites that are located within Future Land Use categories that allow comparable office uses add an additional 23 109,000 sqft to the whole trade area.Therefore a total of 630,255 sqft of potential professional and medical office space could be added to the market. The last step in the process is to subtract the current square feet of leasable professional and medical office space from the current and forecasted demand.The remainder represent the net need of professional and medical office space within the trade area. Located below is our summary table showing the calculation of net need for the 5 minute trade area. 2014 2020 2025 2030 5 Minute Trade Area SqFt Demand 359,100 391,266 429,469 460,145 Existing Professional and Medical SQFT 2014 261,370 261,370 261,370 261,370 Potential SOFT 41,319 41,319 41,319 41,319 Total Existing and Potential sqft(Supply) 302,689 302,689 302,689 302,689 Demand minus Supply(Net Need) 56,411 88,577 126,780 157,456 The conclusion table above reveals a net need for 56,411 square feet of professional and medical office square footage today growing to 157,456 square feet by 2030. The entire 10 minute trade area net need calculation is presented below. 2014 2020 2025 2030 10 Minute Trade Area SqFt Demand 2,351,700 2,559,490 2,875,625 3,081,027 Existing Professional and Medical SQFT 2014 1,510,767 1,510,767 1,510,767 1,510,767 Potential SQFT 630,255 630,255 630,255 630,255 Total Existing and Potential sqft(Supply) 2,141,022 2,141,022 2,141,022 2,141,022 Demand minus Supply(Net Need) 210,678 418,468 734,603 940,005 The conclusions table above reveals a net need for 210,678 square feet of professional and medical office square footage today growing to 940,005 square feet by 2030. The location of the subject site near the Immokalee Road interchange with 1-75 makes it a very desirable location for this type of use.The fact this interchange travels east to Ave Maria and Immokalee aids in its importance for these types of uses, it also in one of the two major commerce oriented interchanges in the county,the other being Pine Ridge Road. 24 BUSINESS SUMMARY • I Business Summary 6130 Autumn Oaks Ln,Naples,Florida,34119 Drive Times: 5, 10 minute radii . Lee '_u 5: -6.:.,.:;,:.l../5 I Businesse Employee Businesse Employee by NAICS Codes II Numbs Percen Numbe Percer Numbe Percer Numbe Percer 1111. .. 1111.. 1111 Agriculture,Forestry,Fishing&Hunting 11 0.49 11 0.29 60 0.59 181 0.49 Mining 1 0.09 1 0.0% 5 0.01 30 0.11 Utilities 2 0.11 8 0.1° 11 0.11 131 0.39 Construction 18: 7.49 735 10.0' 1,11 8.11 5,47, 11.0' __. _.. _. _.. _. 1111..._ _11_11 Manufacturing 4C 1.69 14'., 1.99 277 1.99 1,40 2.89 Wholesale Trade 59 2.49 171 2.41 381 2.6% 1,44 2.91 Retail Trade 11 4.69 87C 11.8 81! 5.69 5,85 11.8' Motor Vehicle&Parts Dealers 9 0.4% 22 0.31 57 0.41 332 0.71 '.. Furniture&Home Furnishings Stores 1° 0.69 5E 0.89 10, 0.79 422 0.8% Electronics&Appliance Stores 6 0.2% 9 0.19 44 0.3% 17, 0.49 Bldg Material&Garden Equipment&Supplies Dealers 7 0.39 2E 0.49 6C 0.49 541 1.1' Food&Beverage Stores 1' 0.4°r 231 3.21 78 0.51 1,98 4.01 Health&Personal Care Stores 7 0.39 25 0.3% 53 0.49 32 0.79 Gasoline Stations 7 0.3% 34 0.5% 37 0.31 19! 0.49 Clothing&Clothing Accessories Stores 9 0.49 111 0.39 90 0.79 28, 0.69 Sport Goods,Hobby,Book&Music Stores 6 021 97 1.39 55 0.41. 361 0.71 General Merchandise Stores 2 0.19 241 3.39 15 0.11 621 1.3° Miscellaneous Store Retailers 26 1.1' 87 1.2° 171 1.2°, 53' 1.11 Nonstore Retailers 9 0.49 12 0.29 4C 0.39 6E 0.1° Transportation&Warehousing 28 1.1' 70 0.9% 171 1.2°, 552 1.11 'Information 38 1.59 11 1.5°, 181 1.39 802 1.61 Finance&Insurance 96 3.91 291 4.1° 621 4.21 2,92! 5.99 • Central Bank/Credit Intermediation&Related Activities 2' 0.89 10' 1.51 13, 0.91 98) 2.09 Securities,Commodity Contracts&Other Financial Investments&I 60 2.4% 151 2.19 361 2.51 1,54 3.19 Related Activities Insurance Carriers&Related Activities;Funds,Trusts&Other Fina 15 0.6% 34 0.5% 121 0.8% 3911 0.89 1,1,-1., Real Estate,Rental&Leasing 141 5.9% 434 5.91 75E 52% 2,38! 4.89 ' Professional,Scientific&Tech Services 295 12.0' 854 11.6' 1,64 11.2' 4,56• 9.29 Legal Services 25 1.0° 51 0.71 131 0.91 41; 0.81 Management of Companies&Enterprises 29 1.21 65 0.91 141 1.01 32' 0.79 Administrative&Support&Waste Management&Remediation Servic 545 22.29 1,32 18.05 2,91 19.9° 8,01 16.1' Educational Services 28 1.1' 351 4.89 141 1.01 1,87, 3.89 Health Care&Social Assistance 11 4.61 49E 6.71 76E 5.2% 4,47: 9.0% Arts,Entertainment&Recreation 47 1.9° 431 5.99 271 1.99 1,89 3.89 Accommodation&Food Services 34 1.4° 262 3.6% 344 2.31 2,93: 5.9 1 Accommodation 3 0.19 3C 0.49 27 0.29 361 0.71 Food Services&Drinking Places 31 1.39 232 3.19 31: 2.21 2,57! 5.21 Other Services(except Public Administration) 14 5.71 47) 6.59 991 6.81 3,20 6.59 Automotive Repair&Maintenance 11 0.41 26 0.4% 11 0.8% 35' 0.71 Public Administration 5 0.21 242 3.31 32 0.21 1,16 2.41 Unclassified Establishments 51: 20.79 4 0.1; 2,89 19.8' 6 0.09 ;Total 2,47: 100.0' 7,37, 100.0' 14,61 100.0' 49,67 100.0' __._.. __._ ___.. 1111 1111. _......... Source: Copyright 2014 Dun&Bradstreet,Inc.All rights reserved.Eon Total Residential Population forecasts for 2014, 25 SUPPLY OF EXISTING OFFICES 5 MINUTE DRIVE TIME PIN Acres Owner Name Street Address City Zipcode Leasable SOFT Year Built Use Code 66261901429 1.25 BANK OF AMERICA NA 15245 COLLIER BLVD NA 34119 4,663 2008 Financial Institution 66679700047 1.23 WACHOVIA BANK 5610 STRAND BLVD NA 34110 4,630 1998 Financial Institution 66261901225 1.14 SUNTRUST BANK 15225 COLLIER BLVD NA 34119 4,368 2006 Financial Institution 34595000028 1.45 BAYROCK COCONUT CREEK EXCHANGE 5350 IMMOKALEE RD NA 34109 4,223 2013 Financial Institution 66261901021 1.15 224466 DELAWARE INC 15219 COLLIER BLVD NA 34119 3,863 2006 Financial Institution 66679700885 1.27 BARNETT BANK N A 5626 TAVILLA CIR NA 34110 3,840 2000 Financial Institution 66679700908 1.27 FIFTH THIRD BANK OF FLORIDA 5636 TAVILLA CIR NA 34110 3,300 1999 Financial Institution 24745001683 1.16 AMSOUTH BANK 2435 TARPON BAY BLVD NA 34119 3,069 2002 Financial Institution 5 Minute Drive Financial Institutions 31,956 74979000141 1.20 NAPOLI PROPERTY HOLDING CO LLC 5644 TAVILLA CIR NA 34110 16,804 2008 Multi-Story Office 68815032205 1.02 EL KOMATI LLC 4521 EXECUTIVE DR NA 34119 12,166 2008 Multi-Story Office 74979000109 1.01 NICKENJOHN ENTERPRISES INC 5621 STRAND BLVD NA 34110 19,417 2005 Multi-Story Office 68815031002 0.88 NEW SOLUTIONS LTD 4500 EXECUTIVE DR NA 34119 15,288 1990 Multi-Story Office 5 Minute Drive Multi-Story Office 63,675 63944000585 1.23 2575 NORTHBROOKE LLC 2575 NORTHBROOKE PLA DR NA 34119 12,732 2011 One Story Office 82950000026 0.91 WINTERVIEW COURT LTD 3000 IMMOKALEE RD NA 34109 10,257 1985 One Story Office 74979000060 0.66 GILHART CO TR,ROBERT H 5633 STRAND BLVD NA 34110 9,000 2000 One Story Office 68815032153 1.02 GLOBAL DYNAMICS LLC 4529 EXECUTIVE DR NA 34119 8,562 2006 One Story Office 63944000488 0.91 NINIGRET TECHNOLOGY EAST LC 2515 NORTHBROOKE PLA DR NA 34119 8,530 2003 One Story Office '74979000073 0.53 GILHART CO TR,ROBERT H 5629 STRAND BLVD NA 34110 6,000 2002 One Story Office '74979000086 0.49 GILHART CO TR,ROBERT H 5625 STRAND BLVD NA 34110 6,000 2002 One Story Office 68815032250 1.38 UNITED AMERICAN TRUST LC 4513 EXECUTIVE DR NA 34119 5,844 2006 One Story Office 63944000569 0.46 TEJERINA,GABRIEL A=&BETTY 2555 NORTHBROOKE PLA DR NA 34119 3,460 2009 One Story Office 5 Minute Drive One Story Office 70,385 NORTH BROOKE SUITES 9,117 TRACI BUILDING A CONDOMINIUM 10,200 QUAIL PLAZA A CONDOMINIUM 10,511 WINTERVIEW COURT II 16,227 NORTHBROOKE WEST A COMMERCIAL 22,258 BORGATA SQUARE OF NAPLES 23,729 STRAND PROFESSIONAL PARK 35,268 5 Minute Drive Office and Medical Condominiums 127,310 Total Square feet in 5 Minute Drive 293,326 26 SUPPLY OF EXISTING OFFICES BETWEEN 5 AND 10 MINUTE DRIVE TIME Leasable PIN Acres Owner Name Street Address City Zipcode SQFT Year Built Use Code 29331190686 1.15 CREEKSIDE WEST INC 1255 CREEKSIDE PKWY Naples 34108 8,853 2003 Financial Institution 66760011221 2.21 TIB BANK OF THE KEYS 6435 NAPLES BLVD Naples 34109 8,463 2006 Financial Institution 34569500169 1.26 FLORIDA COMMUNITY BANK 2325 VANDERBILT BEAC RD Naples 34109 8,106 1999 Financial Institution '60204200400 1.50 SUNCOAST SCHOOLS FED CR UNION 7465 VANDERBILT BEAC RD Naples 34119 6,503 2006 Financial Institution 69587500103 1.12 BARNETT TECHNOLOGIES INC 11120 TAMIAMI TRL N Naples 34110 5,543 1991 Financial Institution '63518000144 1.39 JPMORGAN CHASE BANK N A 2480 VANDERBILT BEAC RD Naples 34109 5,494 2000 Financial Institution 29520003005 0.86 REGIONS BANK 5909 PINE RIDGE RD Naples 34119 5,356 1993 Financial Institution 46690000102 0.90 FIFTH THIRD BANK 2470 IMMOKALEE RD Naples 34109 5,218 1992 Financial Institution 69586500405 1.25 ATLANTIC STATES BANK 1125 IMMOKALEE RD Naples 34110 5,187 2000 Financial Institution 00255084004 0.91 BRANCH BANK&TRUST CO 5475 AIRPORT RD N Naples 34109 4,659 1989 Financial Institution 24825000067 1.08 5S REALTY LLC 12965 COLLIER BLVD Naples 34116 4,588 2010 Financial Institution 25500001801 0.92 WACHOVIA BANK 5094 AIRPORT RD N Naples 34105 4,442 1995 Financial Institution 63518000063 1.30 SUNTRUST BANK SW FL 2420 VANDERBILT BEAC RD Naples 34109 4,297 1999 Financial Institution 67410000109 1.21 NATIONSBANK OF FLORIDA 2412 PINE RIDGE RD Naples 34105 4,214 1994 Financial Institution 60204200523 1.46 FIFTH THIRD BANK 7599 VANDERBILT BEAC RD Naples 34119 4,154 2006 Financial Institution 76720001588 1.50 FIRST NATIONAL BANK OF THE 3580 PINE RIDGE RD Naples 34105 4,139 2008 Financial Institution 00157120008 0.87 DOANE LTD PARTNERSHIP 889 111TH AVE N Naples 34110 4,128 1994 Financial Institution '69586500528 1.49 SUNCOAST SCHOOLS FED CR UNION 1037 CROSSPOINTE DR Naples 34110 4,024 2000 Financial Institution 66760012822 1.08 GLL SELECTION II FLORIDA LP 5795 AIRPORT PULLING RD N Naples 34109 4,005 2009 Financial Institution 32435500101 0.84 FIFTH THIRD BANK 8771TAMIAMI TRL N Naples 34108 3,997 1997 Financial Institution '60204200442 1.00 PROFESSIONAL RESOURCE DEV INC 7485 VANDERBILT BEAC RD Naples 34119 3,981 2006 Financial Institution 62470040007 0.79 WACHOVIA BANK 11075 TAMIAMI TRL N Naples 34108 3,848 1992 Financial Institution 67410000400 0.69 JPMORGAN CHASE BANK 2448 PINE RIDGE RD Naples 34105 3,772 2011 Financial Institution 25500001005 0.62 FIFTH THIRD TRUST CO&SAV BK 5076 AIRPORT RD N Naples 34105 3,538 1994 Financial Institution 64030001109 1.03 MIP NAPLES 1 LLC 8877 TAMIAMI TRL N Naples 34108 3,472 1995 Financial Institution 67988000220 0.80 COMMUNITY BANK OF NAPLES 9194 GALLERIA CT Naples 34109 3,436 2000 Financial Institution 63518000102 1.24 WACHOVIA BANK 2472 VANDERBILT BEAC RD Naples 34109 3,106 2001 Financial Institution 63518000021 1.19 REGIONS BANK 7950 AIRPORT RD N Naples 34109 3,001 2001 Financial Institution 46690000209 1.21 COLOMBO ENTERPRISES 2482 IMMOKALEE RD Naples 34110 372 1995 Financial Institution Between 5 and 10 Minute Drive Financial Institutions 133,896 00177000302 2.51 SOUTHERN HOLDING 999 VANDERBILT Naples 34109 121,386 2002 Multi-Story Office 76720001520 4.91 KRAFT OFFICE CENTER LLC 3530 KRAFT RD Naples 34105 84,824 2007 Multi-Story Office 80670160002 1.00 VINEYARDS DEV CORP 75 VINEYARDS BLVD Naples 34119 38,320 2002 Multi-Story Office 82597000324 0.98 RAMBEH LLC 6610 WILLOW PARK DR Naples 34109 26,976 2003 Multi-Story Office 76421000105 1.49 HM&A BUILDING LLC TR 978 ENCORE WAY Naples 34110 22,592 2000 Multi-Story Office 62764480001 0.93 MILAN 34108 LLC 9465 TAMIAMI TRL N Naples 34108 15,163 2007 Multi-Story Office 64280000400 1.29 1726 MEDICAL BUILDING I LLC 1726 MEDICAL BLVD Naples 34110 14,766 2001 Multi-Story Office 82597000065 0.94 DMA REALTY OF FLORIDA 6609 WILLOW PARK DR Naples 34109 12,452 2004 Multi-Story Office 76421000082 1.22 TAMIAMI I LLC 12810 TAMIAMI TRL N Naples 34110 12,292 2004 Multi-Story Office 62782240003 0.60 BROWN&NELSON LLC 10001 TAMIAMI TRL N Naples 34108 9,880 1999 Multi-Story Office 62770160001 0.87 MIND INVESTMENTS OF FLA LLC , 9655 TAMIAMI TRL N Naples 34108 9,378 2009 Multi-Story Office 82597000201 0.62 WILLOW PARK 8 LLC 6646 WILLOW PARK DR Naples 34109 9,234 2003 Multi-Story Office 64280000442 0.87 J0 PROPERTIES OF NAPLES LLC 1706 MEDICAL BLVD Naples 34110 8,396 2003 Multi-Story Office 82597000188 0.58 JBMB OF NAPLES INC 6645 WILLOW PARK DR Naples 34109 8,224 2000 Multi-Story Office 82597000269 0.50 DIVCO OFFICE LLC 6628 WILLOW PARK DR Naples 34109 8,000 2001 Multi-Story Office 82597000243 0.50 KARATE CENTER BULIDING LLC 6634 WILLOW PARK DR Naples 34109 8,000 2001 Multi-Story Office 82597000120 0.46 AJC HOLDINGS 6627 WILLOW PARK DR Naples 34109 7,399 2004 Multi-Story Office 62787880002 0.31 CLARK AVIATION CORPORATION 868 102ND AVE N Naples 34108 5,790 2006 Multi-Story Office 62413600006 0.31 PHELAN FAMILIES LLC . 868 106TH AVE N Naples 34108 3,712 2001 Multi-Story Office Between S and 10 Minute Drive Multi-Stoty Office 426,784 27 Leasable PIN Acres Owner Name Street Address City Zipcode SQFT Year Built Use Code 064826B20150H0010 2.50 AUSTIN DEVELOPERS LLC 28100 BONITA GRANDE DR BONITA 34135 39,639 2008 OFFICE BUILDING,ONE STORY 29270000044 2.96 COMMERCIAL DEVELOPMENT CO 870 111TH AVE N Naples 34108 26,085 1997 One Story Office 62780960000 1.81 LARRY A THOMAS REV TRUST 9995 TAMIAMI TRL N Naples 34108 17,444 1996 One Story Office 35472583001170020 2.42 CORRION BONITA LLC 27975 OLD 41 RD BONITA 34135 16,239 1963 OFFICE BUILDING,ONE STORY 64280000468 1.50 NAPLES DIAGNOSTIC IMAGING 1715 MEDICAL BLVD Naples 34110 12,633 1998 One Story Office 82597000146 0.92 DD PARTNERSHIP OF NAPLES LLC 6635 WILLOW PARK DR Naples 34109 12,157 2002 One Story Office 00157481006 0.94 WALKERBILT LLC 809 WALKERBILT RD Naples 34110 12,108 1998 One Story Office 74445100805 1.55 MPG HEALTH PARKWAY LLC 1735 HEALTH PKWY SW Naples 34109 12,106 2006 One'Story Office 38334000007 2.33 NAPA RIDGE PROPERTIES INC 6370 PINE RIDGE RD Naples 34116 12,067 1999 One Story Office 69586500162 1.02 MPO PROPERTIES CROSSPOINTE LLC 1020 CROSSPOINTE DR Naples 34110 11,415 2000 One Story Office 02482583004000040 1.11 SOUTHWEST HOLDINGS LLC 28631 NORTH CARGO CT BONITA 34135 11,101 2007 OFFICE BUILDING,ONE STORY 00157481705 0.93 DOANE LTD PARTNERSHIP 877 111TH AVE N Naples 34110 11,096 1998 One Story Office 00157481200 1.00 FLORNES TR,ERIK 11983 TAMIAMI TRL N Naples 34110 11,017 1989 One Story Office 02482582000117040 1.46 SPRINGHILL GROUP 10915 K NINE DR BONITA 34135 10,886 2003 OFFICE BUILDING,ONE STORY 02482583004000030 1.12 INNOVATIVE FOOD HOLDINGS INC 28411 RACE TRACK RD BONITA 34135 9,800 2007 OFFICE BUILDING,ONE STORY 68569990020 1.39 QJR PROPERTIES NAPLES LLC 675 PIPER BLVD Naples 34110 9,596 2004 One Story Office 29270000141 1.31 COMMERCIAL DEVELOPMENT CO 840 111TH AVE N Naples 34108 8,747 1997 One Story Office 51580000100 0.92 12840 TAMIAMI TR LLC 12840 TAMIAMI TRL N Naples 34110 8,281 1995 One Story Office 00169120009 0.96 C&S NATIONAL BANK 899 VANDERBILT BEAC RD Naples 34108 8,109 1984 One Story Office 74445100821 1.01 M T V L LLC 1713 HEALTH PONY SW Naples 34109 8,042 2001 One Story Office 36472584002000770 0.97 LIME STREET DEVELOPMENT LLC 11308 BONITA BEACH RD SE/]BONITA 34135 7,876 2007 OFFICE BUILDING,ONE STORY 77020003104 0.62 TRIGO,ANTONIO 2223 TRADE CENTER WAY Naples 34109 6,290 1994 One Story Office 00236167607 0.16 COLLIER COUNTY EDUCATION 6712 LONE OAK BLVD Naples 34109 5,960 1993 One Story Office 81050000121 0.16 WILLIAMS,ALAN B 6736 LONE OAK BLVD Naples 34109 5,960 1991 One Story Office 81050000189 0.16 WILLIAMS,ALAN B 6722 LONE OAK BLVD Naples 34109 5,960 1994 One Story Office 00236170102 0.16 SHIN TR,YONG HEE 6708 LONE OAK BLVD Naples 34109 5,940 1992 One Story Office 82597000227 0.49 HENRY JOHNSON LLC 6640 WILLOW PARK DR Naples 34109 5,507 2000 One Story Office 364725132000091010 1.00 BONITA SPRINGS UTILITIES INC 11900 E TERRY ST BONITA 34135 5,371 1996 OFFICE BUILDING,ONE STORY 62412480007 0.62 ABS OF NAPLES LLC 875 105TH AVE N Naples 34108 5,365 2009 One Story Office 63000080009 1.11 E MADISON ENTERPRISES LLC 6530 DUDLEY DR Naples 34105 5,304 2006 One Story Office 69586500560 0.46 CROSSPOINTE PARTNERS LLC 1049 CROSSPOINTE DR Naples 34110 5,183 2000 One Story Office 62764530003 0.62 CNC INVESTMENTS LLC 875 94TH AVE N Naples 34108 5,176 1963 One Story Office 82597000285 0.50 UNLIMITED HORIZONS SW FL LLC 6622 WILLOW PARK DR Naples 34109 5,019 2005 One Story Office 65571840006 0.48 SHORES LLC,THE 11980 TAMIAMI TRL N Naples 34110 4,854 2001 One Story Office 02482583004000400 0.62 HYLIFE LLC 10911 HARMONY PARK DR BONITA 34135 4,661 2001 OFFICE BUILDING,ONE STORY 82597000104 0.46 HERRINGTON PROPERTIES INC 6621 WILLOW PARK DR Naples 34109 4,474 2004 One Story Office 62411920005 0.48 NEPH RON INVESTMENST LLC 878 109TH AVE N Naples 34108 4,136 1996 One Story Office 36472583012000260 0.57 ADAMS HAZEL N TR+ 11680 BONITA BEACH RD SE BONITA 34135 3,995 1990 OFFICE BUILDING,ONE STORY 69586500573 0.45 RONRAND OF NAPLES LLC 1055 CROSSPOINTE DR Naples 34110 3,000 2000 One Story Office 62777560002 0.31 NORTH NAPLES VENTURE GROUP LLC 868 99TH AVE N Naples 34108 2,980 1986 One Story Office 35472583001240010 0.45 C L HALL TR 10998 BONITA BEACH RD SE BONITA 34135 2,936 1980 OFFICE BUILDING,ONE STORY 65570560002 0.23 PAPENFUSS,ERIK=&YASMIN 12052 TAMIAMI TRL N Naples 34110 1,771 1997 One Story Office 02482582000117150 0.98 IRISH TIDE VENTURES LLC 10957 K NINE DR BONITA 34135 656 2008 OFFICE BUILDING,ONE STORY Between 5 and 10 Minute Drive One Story Office 376,942 01482582022000060 2.30 FAMILY HEALTH CENTERS OF 11921 SARADRIENNE LN BONITA 34135 19,472 2005 PROFESSIONAL BUILDING 0248258202700004A 1.38 ALLIANCE BONITA SPRINGS LLC 28011 PERFORMANCE LN BONITA 34135 15,454 2010 PROFESSIONAL BUILDING 00255480006 4.92 J D BURT CO INC 3285 PINE RIDGE RD Naples 34109 8,957 2000 Professional Building 74445101105 1.12 NATIONWIDE HLTH PROPERTIES INC 1885 HEALTH PKWY SW Naples 34109 8,497 1999 Professional Building 27167550489 0.25 UZ PROPERTIES LTD 1435 IMMOKALEE RD Naples 34110 3,748 1996 Professional Building 62520240003 0.20 MADEK LLC 871 106TH AVE N Naples 34108 1,494 1979 Professional Building Between 5 and 10 Minute Drive Professional Office 57,622 TWO HUNDRED BUILDING,THE 7,090 RUBELL MEDICAL CENTER 8,006 DESIGN ASSOCIATES OF TRADE 9,696 VENETIAN PLAZA COURTYARD II 13,096 PARK CENTRAL NORTH 14,000 CENTRE AT VETERANS'PARK,THE 14,300 NORTHSI DE MEDICAL PLAZA 18,111 OAK TREE MEDICAL CENTER 19,578 CREEKSIDE MEDICAL COMMERCIAL 21,923 OLYMPIA MEDICAL PARK 22,612 VENETIAN PLAZA COURTYARD 24,506 RIVERCHASE OFFICE PARK 27,775 2210 BUILDING A CONDOMINIUM 27,981 GULF COAST NATIONAL BANK 29,706 GREENTREE PROFESSIONAL CENTRE 29,936 CITIZENS NATIONAL BANK CENTER 30,596 PARK CENTRAL A CONDOMINIUM 31,331 FIRST NATIONAL BANK CENTER 31,591 GULFCOAST MEDICAL ARTS CENTER 33,965 CAMBRIDGE SQUARE OFFICE PARK 34,914 EDGEMONT OFFICE PARK 34,972 VETERANS PARK COMMONS OFFICE 41860 CREEKWOOD LAND CONDOMINIUM 54,267 GALLERIA PLAZA A CONDOMINIUM 75,709 Between 5 and 10 Minute Drive Office Condominiums 657,521 Total Leasble Space between 5 and 10 Minute Dr. 1,652,765 28 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS In conducting this market analysis,the Consultant has assumed,where applicable,that: 1. Title to the land is good and marketable. 2. The information supplied by others is correct,and the revenue stamps placed on the deeds used to indicate the sale prices are in correct relation to the actual dollar amounts of the individual transactions. 3. There are no hidden or undisclosed sub-soil conditions. No consideration has been given to oil or mineral rights, if outstanding. 4. All general codes,ordinances, regulations or statutes affecting the property have been and will be enforced and the property is not subject to flood plane or utility restrictions or moratoriums except as reported to your consultant and contained in this report. 5. The party for whom this report is prepared has reported to the consultant no original existing conditions or development plans that would subject this property to the regulations of the Securities and Exchange Commission or similar agencies on the state or local level. 6. No responsibility is assumed by the consultant for legal matters, nor is any opinion on title rendered herewith. 7. The consultant herein,by reason of this report, is not to be required to give testimony in court with reference to the property analyzed, unless arrangements have been previously made. 8. The consultant has made no survey of the property and assumes no responsibility in connection with such matters. Any sketch or identified survey of the property included in this report is only for the purpose of assisting the reader to visualize the property. 9. No environmental impact studies were either requested or made in conjunction with this study,and the consultant hereby reserves the right to alter, amend, revise,or rescind any of the opinions based upon any subsequent environmental impact studies,research or investigation. so. Unless stated otherwise, no percolation tests have been performed on this property. In making the study, it has been assumed that the property is capable of passing such tests so as to be developable to its highest and best use, as discussed in this report. is. Certain data used in compiling this report was furnished by the client,their counsel, employees,and/or representatives,or from other sources believed reliable. Data has been checked for accuracy as possible, but no liability or responsibility may be assumed for complete accuracy. 29 12. No responsibility is assumed for matters legal in nature,nor is any opinion rendered herein as to title,which is assumed to be good and merchantable. The property is assumed to be free and clear of all liens and encumbrances, unless specifically enumerated herein,and under responsible ownership and management as of the date of this study. 13. The forecasts or projections included in this report are used to assist in the process and are based on current market conditions,anticipated short-term supply and demand factors,and a stable economy. These forecasts are therefore subject to changes in future conditions. 14. The consultant has relied upon the demographic data provided by the Collier County Community Development Department in order to project population trends, housing trends, gross sales trends,and economic trends for the subject area.The information relied upon is referenced within the applicable section of this report.The consultant does not warrant its accuracy. 15. The consultant has obtained data regarding building permits for single family and multi family products from the US Census.It is the consultant's understanding that multi family permits are those for condominiums and for rental apartment complexes. 16. The consultant has obtained data regarding building sales for single family and multi family products from the Property Appraiser's office for the county in which the subject is located or adjoining county Property Appraiser offices.This data includes Developer sales to end users and does not include on your lot sales or construction end loan sales.The consultant cannot warrant the accuracy of the data from this source.The consultant has segmented and amended the data based on market knowledge of the general market; however, no individual sales have been verified.The sales used from these sources reflect statistical trends,with larger samples of data providing a heavier weighting and smaller sample size results in less weighted percentage of the total market. 17. The consultant has obtained data from each of the projects outlined in this report.A physical inspection of each community was made,along with data for each community obtained from a representative of the owner.The data obtained for each project is assumed to be true and correct;however,the accuracy cannot be warranted or guaranteed. 30 APPRAISAL CONSULTING I certify that,to the best of my knowledge and belief; • The statements of fact contained in this report are true and correct. • The reported analysis, opinion,and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial and unbiased professional analyses, opinions and conclusions. • I have no(or the specified)present or prospective interest in the property that is the subject of the work under review and no(or the specific)personal interest with respect to the parties involved. • I have no bias with respect to the property that is the subject of the work under review or to the parties involved in this assignment. • My engagement in this assignment was not contingent upon developing or reporting predetermined results. • My compensation is not contingent on an action or event resulting from the analysis,opinion or conclusions in this report or from its use. • My compensation for completing this assignment is not contingent upon the development or reporting of predetermined value or direction in value that favors the cause of the client,the amount of the value opinion, attainment of a stipulated result,or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. • My analysis, opinion and conclusions were developed and the review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice. • I have made a personal inspection of the subject of the work under review. • No one provided significant real property appraisal or appraisal consulting assistance to the person signing this certificate. Signature Date 31 RESTRICTION UPON DISCLOSURE AND USE The by-laws and Regulations of the Appraisal Institute govern disclosure of the contents of this report. Michael J.Timmerman,SRA is a Member of the Appraisal Institute. The by-laws and Regulations of the Institute require each Member and Candidate to control the use and distribution of each report signed by such Member. This market study report and the contents and data contained herein are confidential and are proprietary property of MJT Realty Economic Advisors, Inc. No reproductions of any sort or release of any proprietary information contained within may be released without prior written consent of MJT Realty Economic Advisors, Inc. 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Except as expressly provided in these Terms of Use, nothing contained herein shall be construed as conferring any license or right, by implication, estoppel or otherwise,under copyright or other intellectual property rights. User agrees that the Information and THE REPORT are protected by copyrights, trademarks,service marks, patents or other proprietary rights and laws. For additional information see Copyright. 5.) Unlawful Activity. Company reserves the right to investigate complaints or reported violations of the Terms of Use and to take any action deemed appropriate including, but not limited to, reporting any suspected unlawful activity to law enforcement officials, regulators,or other third parties and disclosing any information necessary or appropriate to such persons or entities relating to user profiles,e-mail address, usage history, posted materials, IP addresses and traffic information. 6.) Remedies for Violations. Company reserves the right to seek all remedies available at law and in equity for violations of these Terms of Use including, but not limited to,the right to cancel THE REPORT. 34 7.) Modifications to Terms of Use. Company reserves the right to change these Terms of Use at any time. Updated versions of the Terms of Use will appear in THE REPORT and are effective immediately. User is responsible for regularly reviewing the Terms of Use. Continued use of THE REPORT after any such changes constitutes User's consent to such changes. • 35 PHOTOS Y. , `.4 +` :. 'J ;- YY.2 {r Z $} ,-,ii.-',` 1 Y #�, �' '''7,,-- x � r � � � "yam } '+ t A^.�.t t r ia �" - -,t..,�s,. $*� fs.�+ . { : • � t ., -., 7 ,q& . w 4 • -- - - .._-6.- •. .`"`�-". n. View of Subject Site from Autumn Oaks Blvd ,*-1°." fk aV �,#+ -*-,'•".:::-.,, '..-.x - . 4 F ‘4744.-i-•'-.:,17.1":1;-:. .' N Y �i ar r �, rte, .w - - x - v rr - A s View east of Autumn Oaks Blvd.Subject to left of picture. 36 -'-4=‘;"-it"...--ilia, ,„, ,..,.: ,..,d t s x,, Iii____,.., .... ,....:„::: , , 1 "A -,A. , ,,,, '4.77, ,%`•„ - f;',,-.--,A' 1 - i,pa, 1!! '& ��y ,Y y c ax ,-,,,,--4...-- ex N,4 L{ ��? 3 View West of Autumn Oaks Blvd.Subject on the right of the photo. �x7m"' Jfa.'� s :r . k``,rg, " �,. ``` 's z r4 .��a ��. .;sx z- 4 '�.,s• ,0 a 3.x0 ill s --, x ,,,�0 1 f 3 ,�...,_ l p i gi1_„.,_.. --',--,. A- ' a ,,o � °I i ' g i f 'I-1,,,,,-,..s.,-,--4,,,-,,,i< 4,,,,,,A-,:,-;,,,W -„,„,,47.;.,..7...,-,,_ -Jf,,,4`fri..",,, ,,,,:i?-"A''.,-:-A-;,::::::':,,,-, ,-',, ,„-,";4_ ' ." / i. :I- '' View north of Valewood Drive Extension from Autumn Oaks Blvd. 37 *-7 , .�_.�..., .sue A 3-;1';',$'''' ° S �T x ,a 74.-",a AZ "..ter S- + �• v.Vii.h.� t �'' +� X � � i View south of Valewood Drive Extension from Immokalee Road. a - 'K t♦ CRY t a. . . F u. ,e,''' « . - . z T , `- ss ,.., mom- .- u -__ ...._ lax _ _ . View east of Immokalee Road from Valewood Drive Extension.Subject to right of photo. 38 £ . ` rte� ° � &c, z. r ,. � Ana. r :'�v ,€'; mo 4.44 �.,.,f.9' . - . ,'o ^, 4 a_ t fir,-ye ' - k_ t ^` a . ;::,'"e' aq P''''' View west of Immokalee Road from Valewood Extension. t ' . _ a �'r ,...."1-;4.: j i s r S _ eve": .Fy . �r� 3 ". View of drainage pond on the east of Valewood Drive extension.Subject to the left of the photo. 39 DOPY EXHIBIT V. E . PUBLIC FACILITIES EXHIBIT V.E.1 PUBLIC FACILITIES LEVEL OF SERVICE ANALYSIS Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities. Roadway LOS andf facility impacts are discussed in the attached TIS. The subject Growth Management Plan Amendment proposes to permit a maximum of 40,000 square feet of general and medical office/service land uses on the 5.18+acre property. It is expected that this project will commence development in 2015 with anticipated buildout in 2017. The existing plan designation and zoning would permit 2 single family homes on the subject property. Potable Water The property is located within the Collier County potable water service area. The County has existing plant capacity of approximately 52 mgd. Raw water demand in 2013 was 35.5 mgd and by 2017 the demand county wide is projected to be 41.2 mgd. The proposed 40,000 square foot commercial project will not create any LOS issues in the 5 year planning horizon. This Project will have no impact on the potable water system and capacity is available in Collier County. A comparison of the permitted 5 single family homes to the proposed office/service use is shown below. Water Demand: Existing single family homes: NA, single family homes would utilize private well Proposed Office/Service: 40,000 S.F.x 0.15 gpd/sf=6,000 gpd 40,000 S.F. x 0.15 gpd/sf x 1.5 max. month= 9,000 gpd Collier County LOS: 150 gpcd Permitted Capacity: 52 mgd Current Demand (Projected Data): 30.2 mgd Data Source: Collier County 2014 AUIR Sanitary Sewer The subject project is located within the Collier County Utilities service area with standards for Sanitary Sewer established in the Capital Improvement Element of the Collier County Growth Management Plan. This Project will have no impact on the Collier County Regional Sewer System. A comparison of the permitted 2 single family homes to the proposed office/service use is shown below. Sewer Demand: Existing single family homes: NA, single family homes would utilize septic tank for sewage disposal. Exhibit V.E Public Facilities Analysis Page 1 of 3 Proposed Office/Service: 40,000 S.F. x 0.15 gpd/sf= 6,000 gpd 40,000 S.F. x 0.15 gpd/sf x 1.3 max. month= 7,800 gpd Collier County LOS: 100 gpcd Permitted Capacity: 16 mgd Current Demand (Projected Data): 10.6 mgd Data Source: Collier County 2014 AUIR Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussions of the project's impact on level of service for arterial and collector roadways within the project's radius of development influence. Drainage The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. The single project within the proposed subdistrict has been issued a surface water management permit by the South Florida Water Management District which has established criteria for the volume of water stored on site as well as the quality of the water which may be discharged from the site. The development within the subdistrict is consistent with the County LOS standards. The 2 single family homes permitted will have no LOS impact. Solid Waste The adopted LOS for solid waste is two years of lined cell capacity at the previous 3 year average tons per year disposal rate and 10 years of perinittable landfill capacity of the disposal rate. There are no current capacity issues and none are anticipated through the year 2065. Existing Residential: .52/pp disposal rate 2.4 pp/household 2 single family residences permitted 2 x 2.4 pp/household x .53 pp=2.54 tons solid waste/year Source: Collier County 2014 AUIR Proposed Office/Service: At the rate of 5 lbs/1,000 sq ft/day for commercial waste generation the project will generate 92.25 tons of solid waste per year. Capacity is available to meet this generation standard. The calculation for the solid waste generation (disposal rate) is: Exhibit V.E Public Facilities Analysis Page 2 of 3 40,000 sq ft x 5 lbs/1,000 sq ft=200 lbs/day=73,000 lbs/year or 36.5 tons/year. Source: Cal Recycle Current landfill capacity in 2017 is anticipated to be 17,639,413 tons. Surplus Capacity as of July 2015: 15,151,444 tons Source: Collier County 2014 AUIR Parks: Community and Regional The proposed commercial development will have no increased population density and therefore will have no effect on the community and regional parks. No adverse impacts to Community or Regional Parks result from the creation of the subdistrict. Schools The proposed commercial development will have no increased population density and therefore will have no effect on the school district. No adverse impacts to schools result from the creation of the subdistrict. Fire Control and EMS The proposed project lies within the North Naples Fire Control and Rescue District. The North Naples Fire Control and Rescue District Station 42 is located approximately 1/4 mile from the project entrance. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on the square footage per building. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; North Naples Fire Control and Rescue District Station 42 7010 Immokalee Road Collier County Sheriff Substation 776 Vanderbilt Beach Rd Exhibit V.E Public Facilities Analysis Page 3 of 3 ...o:.o:.locii,"mw r3.281,3 ws.‘,5 w...mo.,,,,,,,,i poouew.os-ues,r.:«.a-mm,s,.,.vays I m• • j I I b • • • • COLLIER BLVD _.._._-..___.___ r. —1 • . LL • • s �' • • ® 0I ,I I • • o =i a • Q j . c° Uj W� Q' w W F w m: U > E H J •W r° CO a Q' • L WU O d m o D • •O1 o CO 0 wl CL Z I o — >� i •- '- _ LOGAN BLVD I-1- • • • c> 1 . w �. I 2„ m O IL I d s �� I I� = u ti : via _ z T = E OAKES BEv - - 2 INTERSTATE 75 (I-75) • 8 = s E 1< • ` -- Q° LNINGSTON._ROAA1) .....___ I.! i • r o I o w c w a ° z 9 e xm• v t 0 1 1 \ - _. _.. __. I Jo. • • + '. • • • z O co co , Z p w O Z CC H Q S W U Z S w z I - - O O Z U1 Z Z < < 01 H 1 N =O J NI CD < p U a U 1..,1 C w > Q p Z C) -1 Z I- p Z O w <O F-w L m Z w O O La Z o-J aQ F- < Q J - o J Z ~ ~(/1 J w > U S z Q - O r Z Z Q Q K U N cn F- a z 0O U' Ct _� �LI a w I I � \ o O 1- o z I``_a- C ~ OQ z �cn I 1 cn Et O= cr - w w > CE C i_ CDUl �I o CPQ I■ I 0i < < w O CD Sp m < DO x< o <I ' I a z w O co i ' — 0 • 1E— w * o O 2 Q + ■ I COPY EXHIBIT V. E . 1c TRAFFIC IMPACT STATEMENT JMB TRANSPORTATION ENGINEERING, iNC. TRAFFIC/TRANSPORTATION ENSINEERINB & PLANNINS SERVICPS • T FFIC IMPACT STATEMENT For Southbrooke CPUD Comp Plan Amendment (Immokalee Road, Collier County, Florida) November 25,2014 • Prepared by JP113 TRANSPORTATtON EN3INEERING0 iNO. 761 21ST STRE NW NAPLES, FLoRtDA 34120 (2391 919-2767 CERTIFICATE Or AUTHORIZATION NO. 27830 (PRoJEcT No. 1410141 11 /4" JAMES BANKS, P.E. GATE FLoRta.A REG. No 43860 TABLE OF CONTENTS Conclusions 2 Methodology Scope of Project 2 Table A -Proposed Land Use 2 Figure 1 - Project Location &E+C Road Classification 2.1 Project Generated Traffic 3 Table B-Total Development-Generated Trips 3 Table 1 - Trip Generation Computations 3.1 Existing+ Committed Road Network 4 Table 2A -Area of Impact/Road Classification 4.1 Project Traffic. Distribution 5 Area of Significant Impact 5 Figure 2A-Project Traffic Distribution 5.1 Table 2A-Area of Impact/Road Classification 5.2 2014 thru 2020 Project Build-out Traffic Conditions 6 Table 213- 2014 & 2020 Link Volumes 6.1 Table 2C -2020 Link Volumes/Capacity Analysis 6.2 Appendix 7 1 Conclusions Based upon the findings of this report, it was determined that the proposed small-scale comprehensive plan amendment, which is referred to as Southbrooke CPUD, will not have a significant or negative impact upon the surrounding road network. It was verified that all roadways, within the project's area of influence, currently have a surplus of capacity and can accommodate the traffic associated with the proposed 40,000 square feet of professional &medical office space. As determined, the road network will continue to operate at acceptable levels of service for 2020 project build-out conditions and will not create any off-site transportation deficiencies that need to be mitigated. Methodology On November 10, 2014, a methodology meeting was held with Mr. John Podczerwinsky and Mr. Stephen Baluch of Collier County's Transportation Planning Department. The results of that meeting are provided in the attached Methodology Report Traffic Impact Statement for Southbrooke, dated November 10, 2014. As discussed, the project is proposing to construct a total of 40,000 square feet of professional and medical office space. Because there are no limitations on the ratio of office space vs. medical uses,the Traffic Impact Statement was based upon the most intense use, whi9ch would be 40,000 square feet of all medical use. Scope of Project Southbrooke CPUD is a proposed professional office& medical use development that will consist of 40,000 square feet of leasable floor space when complete. The site is located on the south side of Immokalee Road and to the east of Valewood Drive, Table A Proposed Land Use Proposed Land Use Size Professional Office 40,000 s.f. Medical office 2 I 4 1 NORTH N.T.S. 11 Z E I 1 >> v 0 I' m © o ' w 1 1 8 I I 1 IImmokalee Rd Immokalee Rd w w ..nr aelim .... mowe r ;.F.. ANWO 4Milla a OMi �� �� �rwra � Asa► w awe ww�� 1 a Autumn Oaks Lone v a 0 m 6- hidden Oaks Lane n m I c o Spanish Oaks Lane I-° I Golden Oaks Lane 2 0 -o I \ ca -2 o } V m C o 0+\ o c rn Wolfe Road J • e Q I 4o a tn Vanderbi t Beach Rd a. Vanderbilt Beach Rd ""m' rr, e� w ""m' '''0' a+ �err ...r. . .�e storm rte ammo ammo ammo Amos err .� or 1 n I I 1 LEGEND INTERSTATE HIGHWAY w:—■ 1 I 6-LAME ARTERIAL • - aw 4-LAKE ARTERIAL/C OLLECTOR 2-LANE ARTERIAL !!fi�gg 2-LANE COLLECTOR/LOCAL JIM TRANSPORTATION ENGINEERING, INR. RAIL ROAD - • SQUthbroake Project Location & FIGURE 1 November 18, 2014 Roadway Classification a 1 j.: L4 t.) *7 . . : ,55 1E . X 0- Z g IL! 0. F; § =tr(4 *1 44-L i 20 2 ,-,..., ti O 4 L, 0 !LI Cry IT- +, ! ILI 4E< Lry a i PiZ t',I cA)ti !-3i 02 efi>z L-5! LI 2 2 •:.:: I.0 Li LEI !,„1 z 0 0 oz i.i.tx 15'WIDE TYPE IBI LANPSCAPE BUFFER H \..I 1!..t .\ H 1 \- : I 4(7--- -' r ' ) 1 • i L ' , , - , :-- 1 -''''',,i ..... - ? ,H . g b . . . . • . . . • . . , ••• . • I -'... "\.11 • I .-•i . • . ..5,.• : 1 f 1 , . . • , . .. . ' 1 f ' ---- ; . . . , -13-3 1•3 43i • . . • . :I (3.'.) ' j I 3 F- ;-•;;'1. • i 3 3 3 3 • : • • . • • . . 3 : : .. :I ' 1 : 1 i 1 :•• .. ...,' : r-- : ! ..• . . .• ' ! ' '. ! ' ! 1 !! - !! - - . :I (. . ,I i • ..t. 1 •Lr... .1..2:: i- .; . 1 I ; 44 , ----, : . : : : z ; . ! ;; , _J.__ . . ; 1 { 1 -----' . . . . , . : : II:1 4.-5 I - • 0 G 17-7 a : \, ; '----i . , I ,t,,IWZ W kdit• -. : I I— ,,, 4-- -!.....„ -----!----------: - (..> 'I. tw LJ a '5 CL La 11.1 0 1 55.-- I < •-Z I 1 1 I / : t--- •' 1 1 L_ (.tY: !- !..... 0 w ..w ! ! Ic0 N ..7 Z 0 1.0 --', -- __I , , —' / , : \ ; Z . : ; ,Y id 0 0 tt 1 1 H 1 1 , L. I ! L : _..,.., ! rx ..0, Il w ..# t u)z : ! L. \f ' D<I 2 k H ! ' . . . , . I 'z . I ,',,L., I \ . , : . 3 3 3 ; ',.',/;33.. 3 N H I i , „ . . - : • . 33--H \ 3 3 I r • . . . • . . . 3-33 : • 3.3 3) '3 M i 1 1 --- 1 I I I ! < 1 1 . ; ; . , , I I . '',1 1 I to , . : 1 8 F,,6 Wiwi ■ 1 ' ' . • • • , i : 1 '''- 41. ''' - ' 2 0% : . , : : • : ' I I • : : : : : : • if :1?— . ,-• , I :1 ,‘' 3 H H C 1 ; : :... . . I • . z < , HHiiii . - . , i i— :,.7..'.," ;;;', , : , 1 : " ii; • . . • . • . ... 4 :'' . .. „ . . : \ •, t;) 09 a : 3 3 .• , : . ,3. to a.5- !----i--,4--!-;-4--;--- : ! : : ' Il:-: ;1 I (.--- ; 1 "----[•' J 11 . . , , • ; 3.3.3 , ..., 1 i I c3333. ., H . I ,. . . 183 WIDE TYPE IN LANDSCAPE BUFFER I.-. ,w ' I! u!,' < 0 07 Z tt Lti Lt. La 6 0 LL _4 Z t Er t tt. - .b 0 51,20,-0 a›-Z i 2 z I- La t;Iii tr.0 s.- 1Z f--z 4';co _ti.<, zu-stur- D O-li r i , 0 i r CY 2 . 2. Project Generated Traffic Alote, the proposed land uses include prufesiontil office and medical office and up to 40,000 square feet. Because there are no limitations on the ratio of office space vs. medical use, the trip generation estimates were based upon the most intense development scenario, which would he all medical office. Traffic that can be expected to be generated by Southbrooke was estimated based upon the guidelines established by the Institute of Transportation Engineers, Trip Generation Manual, 9th Edition. That is, historical traffic data collected at similar land uses was relied upon in estimating the project's traffic. It was concluded that land use codes"Medical- Dental Office" (LUC 720) was most appropriate in estimating the new trips associated with the proposed project. As determined, the total development traffic will be 96 vph& 128 vph during the AM and PM peak hours,respectively. Table 1 depicts the computations performed in determining the net new trips, and Table B provides a summary of the results. Table B Total Development-Generated Trips (Summation of-table 1) Daily Weekday AM Peak Hour PM Peak Hour Trips Generated Trips Generated Trips Generated (ADT) I (v.h) (vph) 1,445 96 j 128 TABLE 1 TRIP GENERATION COMPUTATIONS SOUTHBROOKE Land Use Code Land Use Description Build Schedule 720 Medical-Dental Office 40,000 s.f. Land Use Trip Generation Equation Code Trip Period (Based upon lF.) Total Trips Trips Enter/Exit LUC 720 Daily Traffic(ADT) = T=36.13(X) = 1,445 ADT AKA Peak Hour(vph) = T=J.39(X) = 96 vph 76 / 20 vph 79Y6 Enter/2196 Exit= PM Peak Hour(vph)= Ln(T)=U.9OLn(X)+1.S3= 128 vph 36 / 92 vph Z8%Enter/7ZY6 Exit= � �� ^ U Existing+Committed Road Network Figure 1 and Table 2A provide a detail of the surrounding E C road network. Table 2A depicts the minimum level of service performance standards and capacity for the roads within the project's are of influence. Iminokalee Road is classified as a six-lane divided arterial. The road functions as a primary east/west interconnect between the northern Golden Gate Estates Area and northwest Collier County; as well as continues north/south to the Immokalee Community and interconnects with S.R. 29. Within proximity of the site, the posted speed limit of lmmokalee Road is 45 MPH, 4 CO tj 12 C50000 0 '.ic gZZZZ Z elk — .C5 w c O LO CD CN.1 0 ■._ 4OflON- a) tvE -- ci ci ,-. 17 . ,.. 0 la rts -0 cl...' ;§-,•" -4:: -..! -,-,:,' CL C 04 (-NI N N CI 2 2111 co 11 -g 41) cir co 'a- c fl.-1 ill ta z 0- z $,- 0, , 5 C.) ...., ., ....... W "L X• = V- C\I nzt 'r ,_ 0., .2.... o_ o z .... o , ,.... '3' LIJ ili 0 0) L. D. O. Q EL > 2 LL r, 0 ti o o o .R +2) E ..... zgE= •a•-• :3-, z;,---, Q 0 -c-ismo0001..0 0 ... ,.. . ,r (.0 v- cv — < Ill Cs! LL, 0 C 0 0 w < li E -0 o o a o o u) CP CD 0000 a Cb ..O Lc) to in co cp Ca • 0 > co co co co ‘--. co > i— 9 1 oda . n 0 (c31 LLI Ill 0 LEI 0 0- El 0 CO ici 0 0 0 ca c 5 WODC000 D = = . 5 0 2 0 0 co c.o EN w x c 1.1.1 Ltl ts4 CO Co V, ..-_• > Cl/ .11 C in c a, ca i t OS ct c• > — _ Lil a . 0 .0 Et to t C .. i f) 0 m •Z ..v o c Ln ci.)1... t;:t o) E 13 " 5 ..t..t 5. 2 1 5 tt = , O c w 0 in cc to ea 0 lz, I- 1- ir3 ....., ..... to f.3 LI .X 0 E 7). 0 0 0 tu E g 42- - 0. c6 E -i Project Traffic Distribution The project's traffic was distributed to the surrounding roadway network based upon logical means o f ingress/egress; current and future traffic patterns in the area; location of surrounding businesses and commercial centers. Figure 2A and Table 2A provide a detail of the traffic distributions based on a percentage basis and by volume. The project traffic assignments were agreed to during the November 10, 2014 methodology meeting as shown in the attached summary report. Area of Significant Impact The area of significant impact was determined based upon Collier County's 2%, 2% and 3% criteria (i.e., if the project's traffic is 2% or more of a roadway's adopted level of service capacity, then the project has a significant impact upon that link). Table 2A describes the project traffic distributions and the level of impact on the surrounding roadways. Roads that were identified as being within the projects area impact are shown in Table 2A. T r 7• 1# -,,,2 i to NORTH to o o to o ICZ 0 a g T O e KA Ln iA 1\\\''—*—i i (7.---------) 'k... 40% i£I 60% 4t}` 253 t ak —� --i► immakaiee #d * D q----► ® .ww �r ,Baia i k 3° t Autumn Oaks Lane a ori e ` . u Q Hidden Oaks Lane EL i g I Spanish Oaks Lane \ 1 Golden Oaks Lone Z \ in t5 iI a 4 I Q Co 9 EC C \ 44 C O J a b LEGEND 65% PROJECT TRAFFIC DISTRIBUTION BY PERCENT 1 JMB TRANSPORTATION ENGINEERING, INC. out r o ke Project Traffic Distribution ' FIGURE November 18, 2014 5= I 0 ° 0 0 0 0 0 E t Z Z Z Z z co _ ii3 .., - '" --,0 -R •-?, -4?.. -.: , La 10 CO 1.0 C) (N s- ‘-'• 0 tr) c:s I--- co 0 E - ' 0 ••■ s.. 0 co (a "0 '•••?. .'"?, .."-?. '''': e. CN.1 (N CN (N co E 141, — ul 15 -v Ai EV cel z s- o ED A. z L. .... 5 0 1.- 0) O. c o Z ..- L. S.. WI 8 •ey .x Ili U-I CO +.... 0. -V }-- (..) .4) I 6 t•-• Lc) 1--- cO a' 1... eL — CL Q. Q. > E .., LL Q 0 too ° ,.41) 0 10 Ci 0 0 0 1.0 0 < U1 C•4 Ce 0 C 0 0 LU < ZtiEv0000 0 —I co 0W = 0000 0 U) ...,...,- = to to =4-) En 0 CO I— Ill 0 5 > 1 . 0 Lu Lu 0 1.1.1 0 Ce Y -1 CL Q. 0 V) 72 ciP,0 0 ) CP 14 0 0 D cm .c = - re 0 ,s-155- 0 Q (.0 (0 (N :.0 ° '''' '-' LO (.0 • 6 15 CV (0 CD ts, '0 '115 > C? CO t7-, 7 if) C 0, fil II CU H a" — v.) 0 0 Cc. '-.-- "C:t < •■• .,_, CC IX et) 7• .0 C ALI 4, Rs ri 0 (.1) 0 CO Rs 7, 0 C 0 o) 2 < c 0 ."' 1,-- -,---• o s- a et ...„, , en c O 0 o. z v u f.1 g E E re 03 .12 43 .1g 0 Eri .t..; t -V -67' 15' 0 0 0 CP E o) I. ... c,... I i. 2014 thru 2020 Project Build-out Traffic Conditions In order to establish 2014 thru 2020 project build-out traffic conditions, two forecasting methods were used. The first traffic forecasting method was the County's traffic count data was adjusted for peak season conditions,peak hour conditions, peak direction, and an annual growth rate was then applied. The peak season/peak hour/peak direction factor as shown on Table 2B was derived from the 2014 Collier County AUIR Reports. The annual growth rate was extracted from the growth trend determined via the 2008 thru 2014 AUIR Reports. Using the annual growth rate, the 2020 background traffic conditions were determined, which are depicted in Table 2B. The second traffic forecasting method was to add the vested trips(trip bank) identified in the 2014. AUIR report to the adjusted peak season, peak hour and peak direction traffic counts. The 2020 vested trips background traffic volumes are depicted in Table 2B. The greater of the two values produced by the two forecasting procedures was then considered to reflect the 2020 background traffic. The net new project generated traffic was then added to the background traffic. Table 2C provides a summary of the 2014 thru 2020 traffic conditions and the roadways'level of service and remaining available capacity. As shown, all project impacted roadways will continue to operate at the County's adopted minimum level of service thresholds at project build-out. 6 e us ssu cs. ck 0 t e) •os 1 T.- ,-, ..1G ....."" Cri .-,. -Q, ei r4 b •dc z > CNI 04 b- .!, . , a. .... %.4. 0. ..x ; c - - •,....- i, - co co > ty o Z o I. 11). Or i g E CO CO 4: oi co b -)c > 04 cv 1 0 a a. ca L. C,D Cr) +. a) III a. 2 c.i 04 ..J to 0 > Ne -`4, 5217gg I.Li ..1 ›- ... o CO < e 1 tc. to cg p. < 0 0 i-- 0 ,-, ■ < cc D Q. id LIJ ELI Ct < 0 ca 1 ..— — 0 06 C4 0 o Go co 0 I— N c: L-4 -0 > rn C co tr) cn rt 0 F4 —1 6 o < U3 V) c4 0 0 ,(' ,0 0 en- -0 44 0 ce ar a) ez t E - ... c ..... , o ,..,2 0 l ca Ca N aa 0. Y 0. , c N .. al rl It 44 -0' fi3 5 u 6 6 ea et IC > fa. ...: O ,_ ,.. > x a - 00 ..c '0 0 t +0 a ca › '") 0 co .., ,.. , = = (-4 0 N N N CO c. CO ,X 0- 0 ›. ...J 6. < 4., Z 0 z • <2 >- z < ..- c.) ■.. .s. ,-, 0 a. LL1 C■1 = gi x• uc P. col LW 0 1.1 0 ...I Cl. X el O. Ca CO > N Ca -x 6.1 N Da .....- >''' Cl -X 6. 33 ••C 4) Q > 0 • a. Co < O 6,71 Of MI ca Ce ...II CD , = o t1 C) ..ti• = .6 c, 0 N ct s a r‘f .2 gi ,_ — ar EL '' a. 'II 7 CO ca r0 [• 0 0 U 0 ‹C O gi 65 F., .9 < U) gl 0 CC a) w I..x E 6, 2 _ APPENDIX Support Documents 7 COPY EXHIBIT V. G. SUPPLEMENTAL INFORMATION LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN hereby authorize Q. Grady Minor and Associates, P.A. and Steven J. Bracci, PA,Attorney at Law (Name of Agent(s)) to serve as my Agents in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. ~� // /-7 O� //^'��_~�~� Date: / / ' za-T Name:Thomas H. Dahbura as Manacer of HUB Condo Rentals, LLC I hereby certify that I have the authority to make the foregoing application, and that the application is true, correct and complete to the best of my knowledge. _~.moN�� ' --- Signature of Applicant Name:Thomas H. Dahbura as Manaqer of HUB Condo Rentals, LLC Name-Typed or Printed STATE OF ( COUNTY OF ( -4\ S�m�a����b���emat� /�— day of N t,rrOo , 2014 Y ' ' ) MY COMMISSION EXPIRES: /t-4' 'y. (\ / Notary Public CHOOSE ONE OF THE FOLLOWING: 1, who is personally known to me, who has produced as identification and did take an Oath did not take and Oath NOTICE-BE AWARE THAT: Florida Statute Section 837.06 -False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent t mislead a public servant in the performance of his official duty shall be guilty mf a misdemeanor of the second degree, punishable aap,ovldedbyefinetmo maximum of%500.00 and/or maximum of a sixty day jail term." tom 2)TP EXHIBIT A t>rt 3564417 OR: 3739 PG: 4093 *** RECORDED in OFFICIAL RECORDS of COLLIER COMITY, IL 02/24/2005 at 08,133!DEIGRT B. BROCI, CLERI Thb Ral Document Prepared By and Return to: !CS 550000 1 .00 DIE o,00 FELDEN and FELnEN DOC-.70 3850.00 Victoria E. Felden, Esq. ta 3838 Tamiami Trail North Suite 1416 CBRISTIJJ B FILM Naples, Florida 34103 3838 TAEI3lI TIL I 14I6 EDDIES IL 34103 Parcel ID Number. 41933320007/41934920008 Warranty Deed This Indenture, Made this 12th day of February , 2005 A.D., Between James M. Goldie, individually and as Trustee of the Immokalee Land Trust dated of the county of Collier , State of Florida ,grantor, and Hub Condo Rentals, LLC, a Florida limited liability company whose address 1s: 18223 Shawley Drive,Hagerstown, CID 21740 of the County of , State of Maryland ,grantee. Witnesseth that the GRANTOR,for and in consideration of the sum of TEN DOLLARS ($10) DOLARS and other good and valuable consideration to GRANTOR in hand paid by GRANTEE, the receipt whereof f is hereby acknowledged, has granted,bargained and sold to the said GRANTEE and GRANTEE'S heirs,successors and assigns forever,the following described land.situate, lying and being in the County of Collier state of Florida to wit ,r All lots of Tracts 51 and 70, GOLDEN GATE ESTATES, Unit No. 97, in accordance with and subject t• 01,1 c - h��corded in Plat Book 7, pages ti 95 and 96, of the Public -= •11- •-.4! --. County, Florida. G� o p, .£ J, '!Eris Property is vacant • r • '+� — , • of the Grantors 132 ?'''' op TIE CIRG)l } warrant the grantor does hereby fully want the tide to said land, and will defend the same against lawful claims of all persons whomsoever. n In Witness Whereof,the grantor has hereunto set its hand and seal the day and year rust above written. Signed,sealed and delivered in our presence: James M. Goldie, individually and as Trustee of the Immokalee Land i st i � • 'O intf0 ame: :► . L .- .es M. . •'a itnes- ,ndiv' =sally and as Trustee P.O.Address 76999 Old'. 41,Naples,FL 34110 Print• Name: .. , c. •l icv+p Witne s STATE OF Florida COUNTY OF Collier The foregoing instrument was acknowledged before me this 12th day of February ,2005 by James M. Goldie, Individually and as Trustee on behalf of said Florida trust he is persomanv k owa tome or he has prodnad his Florida dui t S license as identification. a se,:., - Nota i -• ,ye, ., MY couwSSioN a OD 117720 R - EXPSRES:! y 0,2:03 DA1BURA Lna0a�aard by O Dacirysys�+.lee,20x3 ma) .SIB' RHSSq Sonia 4 Padua Inc. COPY PRE APPLICATION MEETING NOTES MEETING NOTES COLLIER COUNTY **** P.:.;#PYRI1OPMENT—SERVI4ES DEPARTMENT **** Z-cbeie/6" DATE TIME NOTES BY TOPIC OF MEETING pr--4-t + r z ATTENDANCE(print name clearly) KEY POINTS/UNDERSTANDINGS/CONCLUSIONS t t fe t C H te:6 rr;:e„..„• 5 —2- i /e 3- 71 'th .1,Z.7 7 I, All I kitlk jri-p tc f )1- . /i Jf Ihl o it I r g'ljt ti /T) kitv, 5e:„.t, rz-77L- 4• r-e 171 6"11,4,,,irio r4,111,:r '741:1,60. kl -*1"et- JItt,,,,c e_t-, • 6,, 5 z_6 e„e / I k s,71t. C:r 114-,' Al'r ". A" 'N't-re "rct- /:2 — 1,3.1 is .411 f e I I/ c k'e-d)1-4/ 71-jr, /- 4-let f r I I) 'Ltel 5t 4. Ikn (-7 u (--kez4,-d:it I 4/ fr fejrttli; 7LY 5/4i°' t 5:re; f 5,111c-fii C.4t.i4e,t:;" e, a 5,A,ti /13,T L4; f 4-'6- 4-)dt IP, I:it 7 f / - -I 4-1 e I r" 't- .P• ' `,4t't L.4-/ 60- 1---)t'L 4 5 1- 4f f 44-P4 ir A r k1 I, fe1). C I - 4,/Lc, D-7( 11,e t - s ; P P.5 pt jzrtt e:t f- t-i --f-ff r 0"1i N (NI. , :;) I( _ Y ' 7 (attach additional pages if necessary) Arley County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 Pre-Application Meeting Sign-in Sheet 1#:20140002077 Collier County Contact Information: Name I Review Discipline 1 Phone Email =' David Anthony Environmental Review 252-2497 davidanthony @colliergov.net ❑ Summer Araque Environmental Review 252-6290 summerbrownaraque @ colliergov.net U Alison Bradford,P.E. Engineering Services 252-6820 alisonbradford @colliergov.net ,ti Madelin Bunster Architectural Review 252-8523 madelinbunster @colliergov.net ❑ Mark Burtchin ROW Permitting j 252-5165 markburtchin @colliergov.net U George Cascio Utility Billing 252-5543 georgecascio @colliergov.net ❑ Heidi Ashton Cicko ' Managing Asst.County Attorney 252-8773 heidiashton @colliergov.net 1 ❑ Kay Deselem,AICP Zoning Services 252-2931 kaydeselem @colliergov.net ❑ Paula Fleishman Impact Fee Administration 252-2924 paulafleishman @colliergov.net ❑ Michael Gibbons j Structural/Residential Plan Review 252-2426_ micheelgibbons @ colliergov.net • Nancy Gundlach,AICP,PLA I Zoning Services 252-2484 nancygundlach @colliergov.net ❑ Sher Hingson East Naples Fire District 687-5650 shingson @ccfco.org ❑ John Houldsworth Engineering Services 252-5757 johnhouldsworth @colliergov.net Ei Marcia Kendall Comprehensive Planning 252-2387 marciakendall @colliergov.net El Reed Jarvi, P.E. Transportation Planning 252-5849 reedjarvi @colliergov.net • Stephen Lenberger Environmental Review 252-2915 stevelenberger @colliergov.net ❑ Paulo Martins Utilities 252-4285 paulomartins@colliergov.net El Thomas Mastroberto Fire Safety 252-7348 Thomasmastroberta @ colliergov.net U Jack McKenna,P.E. Engineering Services 252-2911 jackmckenna @colliergov.net ❑_ Matt McLean,P.E. Principal Project Manager 252-8279 matthewmclean @colliergov.net ❑ Gilbert Moncivaiz Utility Impact Fees 252-4215 gilbertmoncivaiz @ colliergov.net sVj Michele Mosca,AICP Comprehensive Planning 252-2466 michelemosca @colliergov.net El Annis Moxam Addressing 252-5519 annismoxam @colliergov.net 1..' Mariam Ocheltree Graphics 252-2315 mariamocheltree @ colliergov.net I Brandy Otero Transit 252-5859 brandyotero @colliergov.net • John Podczerwinsky Transportation Planning 252-5890 johnpodczerwinsky @ colliergov.net 1.. Brandi Pollard Utility Impact fees 252-6237 brandipollard @colliergov.net tg Fred Reischl,AICP Zoning Services 252 4211 fredreischl @colliergov.net ❑ Stacy Revay Transportation Pathways 252-5677 j stacyrevay @colliergov.net ❑ Brett Rosenblum,P.E. Utility Plan Review 252-2905 i brettrosenblum @colliergov.net ❑ Michael Sawyer Zoning Services 252-2926 I michaelsawyer @colliergov.net Coitier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 - Corby Schmidt,AICP Comprehensive Planning 252-2944 corbyschmidt @colliergov.net ❑ Chris Scott Planning and Zoning 252-2460 chrisscott @colliergov.net ❑ Daniel Smith,AICP Landscape Review 252-4312 ' danielsmith @colliergov.net ❑ Scott Stone Assistant County Attorney 252-8400 scottstone @colliergov.net Mark Strain Hearing Examiner/CCPC 252-4446 markstrain @colliergov.net I Carolina Valera Comprehensive Planning 252-8498 carolinavalera @colliergov.net Kris VanLengen Utility Planning 252-5366 krisvanlengen @colliergov.net i ❑ Jon Walsh Building Review 252-2962 jonathanwalsh @colliergov.net David Weeks,AICP Future Land Use Consistency 252-2306 davidweeks @colliergov.net ❑ Kirsten Wilkie Planning and Zoning 252-5518 kirstenwilkie @colliergov.net Additional Attendee Contact information: Jame Representing Phone Email qemegrit, ( f ,