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Agenda 06/24/2014 Item #17C
6/24/2014 17.C. EXECUTIVE SUMMARY Recommendation to review and consider approving the 2013 Cycle 2 Growth Management Plan Amendment for transmittal to the Florida Department of Economic Opportunity for Review and Comments response. (Transmittal Hearing) OBJECTIVE: For the Board of County Commissioners to review the 2013 cycle 2 amendment to the Collier County Growth Management Plan (GMP) and consider approving said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • Resolution 12 -234, provides for a public petition process to amend the Collier County GMP. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Transmittal hearing for the 2013 cycle 2 petition on April 29, 2014. • This Transmittal hearing for the 2013 cycle 2 considers an amendment to the Immokalee Area Master Plan Element and Future Land Use Map. Note: Because the support materials are voluminous, the Agenda Central system does not contain all of the related documents pertaining to this GMP amendment petition. The entire Executive Summary package, including all support materials, is included in the binder that is available for review in the Comprehensive Planning Section office at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of Courts/Minutes and Records office at 3299 Tamiami Trail East, Suite 401. Or, to view back -up materials, please refer to the following link: hLtp : / /www. colli eraov. net /ftp /AaendaJ une24 /GrowthM amt/PL2013 0001345_CP -2013- 8 IMM Hearing_Packet.pdf Petition PL20130001345/CP- 2013 -8 is a petition submitted by Barron Collier Investments, Ltd. requesting an amendment to the Immokalee Area Master Plan Element and Future Land Use Map to: 1) change the designations of a +24.99 acre site from Urban Mixed Use District, Neighborhood Commercial Subdistrict (±19.07 acres), Low Residential Subdistrict ( ±5.72 acres), and High Residential Subdistrict ( +.20 acres), to the Urban Commercial District, S.R. 29 and Jefferson Avenue Commercial Subdistrict; and, 2) provide that this site would not be subject to architectural and site design standards or sign standards of the Land Development Code (LDC), rather be allowed to establish such standards in a Planned Unit Development (PUD) zoning district for this site. The proposed project site is located at the northwest corner of Westclox Street and S.R. 29, within Section 29, Township 46 South, Range 29 East, Immokalee. With the requested re- designation, the S.R. 29 and Jefferson Avenue Subdistrict would be expanded to add the subject +24.99 acres and the property would become eligible for all land uses and intensities within the Subdistrict — all permitted and conditional uses of the C -1 through C -4 zoning districts of the LDC, including a large format retailer such as a Wal -Mart; and, the Packet Page -2106- 6/24/2014 17.C. site would not be subject to the architectural and site design standards of LDC Section 5.05.08, and the sign standards of LDC Section 5.06.00. If this GNP amendment is adopted, then the property will need to be rezoned from the Rural Agricultural zoning district to a PUD zoning district. (A PUD rezone petition has been submitted and is under review.) At the CCPC hearing, the petition agents asserted that the proposed commercial is supported by the market demand analysis, there are limited sites for large format retail centers in Immokalee, and the proposed land use change has fiscal and economic benefits. It is staff's opinion that the data and analysis provided with the GMPA submittal supports the proposed 162,000 square feet of commercial development, there are limited sites for large format retail centers, and there are potential fiscal and economic benefits to the community resulting from the proposed commercial development. Staff, however, notes that this same data and analysis provided with the submittal identifies the potential impacts of the proposed large format retailer — Wal -Mart, on directly competing businesses within the community. Adapting to the referenced retailer entering the market will be essential to these businesses maintaining or increasing sales, retaining employees and avoiding closures. Staff analysis of this petition is included in the CCPC Staff Report. FISCAL IMPACT: There are no fiscal impacts to Collier County as a result of this amendment. Petition fees account for staff review time and materials, and for the cost of associated legal advertising /public notice. LEGAL CONSIDERATIONS: This item is ready for Board consideration and approval. A majority vote of the Board is needed for transmittal to DEO. - -HFAC GROWTH MANAGEMENT IMPACT: Approval of this proposed amendment by the Board for Transmittal to the Florida Department of Economic Opportunity will commence the Department's thirty -day (30) review process and ultimately return this amendment to the Planning Commission and the Board for final Adoption hearings to be held later in 2014. ENVIRONMENTAL ISSUES: The site of petition CP- 2013 -8 is partially vegetated, and a portion of the site is used for agricultural purposes (grazing); there are no listed plant and /or animal species occurring on site. Further, as part of the process of obtaining subsequent development orders (e.g. site development plan), this site will be subject to all applicable local, state and federal environmental protection regulations, including applicable portions of the Conservation and Coastal Management Element of the Growth Management Plan, and the Collier County Land Development Code. HISTORICAL /ARCHAEOLOGICAL IMPACT: This petition site is not identified on the County's Historical /Archeological Probability Maps as being in an area of historical or archaeological probability. Communications from the Florida Department of State, Division of Packet Page -2107- 6/24/2014 17.C. Historical Resources, indicates no significant archaeological or historical sites recorded for, or likely to be present within, the petition site. STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition CP- 2013 -8 (with the changes made at the CCPC meeting, as noted below) to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity, subject to the petitioner working with the Immokalee CRA advisory board, CRA staff and County Planning staff to establish architectural and site development design standards and sign standards for the subject commercial development prior to Adoption hearings, and requiring that the subject project be capped at 162,000 square feet, consistent with the demand and public facilities analyses provided within the GMPA submittal. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: At the April 29, 2014, CCPC meeting, the applicant for petition CP- 2013 -8 proposed text changes; these are reflected in the Resolution Exhibit "A" text. The text changes include: 1) removing the word "exempt" and replacing it with the phrase, "not be required to meet" — pertaining to architectural and site design standards, and signage requirements, of the Collier County Land Development Code; and, 2) restructuring the Subdistrict text for clarity. The CCPC forwarded petition CP- 2013-8, with the petitioner's changes, to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 7 -0). There were five public speakers, all in support, and three of the five speakers expressed concerns about traffic near the subject site and the need for a traffic signal at S.R. 29 and Westclox Street. STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: Same as to the CCPC — to transmit petition CP- 2013 -8, as revised at the CCPC meeting, to the Department of Economic Opportunity (subject to the petitioner working with the Immokalee CRA advisory board, CRA staff and County Planning staff to establish architectural and site development design standards and sign standards for the subject commercial development prior to Adoption hearings, and requiring that the subject project be capped at 162,000 square feet, consistent with the demand and public facilities analyses provided within the GMPA submittal). Prepared By: Michele Mosca, AICP, Principal Planner, Comprehensive Planning Section, Planning and Zoning Department, Growth Management Division/Planning and Regulation Attachments: 1) CP- 2013 -8 CCPC Staff Report; 2) CP- 2013 -8 Resolution with Exhibit "A" text and map 3) Application Backup Information due to the size of the document it is accessible at: http: / /www.colliergov. net/ ftp/ AgendaJune24 /GrowthM:?mt/PL20130001345 CP -2013- 8 IMM Hearing Packet.pdf Executive Summary Transmittal 2013 Cycle 2 GMPAs3 Packet Page -2108- COLLIER COUNTY Board of County Commissioners Item Number: 17.17.C. 6/24/2014 17.C. Item Summary: Recommendation to review and consider approving the 2013 Cycle 2 Growth Management Plan Amendment for transmittal to the Florida Department of Economic Opportunity for review and Comments response. (Transmittal Hearing) Meeting Date: 6/24/2014 Prepared By Name: MoscaMichele Title: Planner, Principal, Comprehensive Planning 5/23/2014 10:45:13 AM Submitted by Title: Planner, Principal, Comprehensive Planning Name: MoscaMichele 5/23/2014 10:45:14 AM Approved By Name: WeeksDavid Title: Manager - Planning, Comprehensive Planning Date: 5/23/2014 1:45:57 PM Name: BosiMichael Title: Director - Planning and Zoning, Comprehensive Planning Date: 6/3/2014 9:18:01 AM Name: PuigJudy Title: Operations Analyst, Community Development & Environmental Services Date: 6/3/2014 4:51:14 PM Name: AshtonHeidi Title: Managing Assistant County Attorney, CAO Land Use/Transportation Date: 6/9/2014 4:59:01 PM Packet Page -2109- 6/24/2014 17.C. Name: MarcellaJeanne Title: Executive Secretary, Transportation Planning Date: 6/10/2014 9:48:52 AM Name: FinnEd Title: Management/Budget Analyst, Senior, Transportation Engineering & Construction Management Date: 6/11/2014 10:59:56 AM Name: KlatzkowJeff Title: County Attorney, Date: 6/13/2014 11:27:37 AM Name: OchsLeo Title: County Manager, County Managers Office Date: 6/16/2014 10:30:13 AM Packet Page -2110- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion C61 er 4z 14-Ftr 6/24/2014 17.C. Agenda Item 4.A. STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DIVISION /PLANNING AND REGULATION, PLANNING AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION HEARING DATE: April 29, 2014 RE: PETITION NO. PL20130001345/CP- 2013 -8, S.R. 29 and Jefferson Avenue Commercial Subdistrict Expansion — GROWTH MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING) [Companion to PUDZ- PL20130001241] AGENTS /APPLICANT /OWNER: Agent: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Agent: Richard Yovanovich, Esq. Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 Owner: Barron Collier Investments, Ltd. 2600 Golden Gate Parkway, Suite 200 Naples, Florida 34105 Contract Purchaser: Wal -Mart Stores East, LP 2001 S.E. 10t" Street Bentonville, Arkansas 72716 GEOGRAPHIC LOCATION: The subject site includes approximately 24.99 acres and is located at the northwest corner of Westclox Street and S.R. 29, within Section 29, Township 46 South, Range 29 East, Immokalee, Collier County, Florida. (Refer to aerial map on the following page for project location.) -I - Packet Page -2111- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion 6/24/2014 17.C. Agenda Item 4.A, REQUESTED ACTION: This petition seeks to amend the Immokalee Area Master Plan (TAMP) Element text and Future Land Use Map (FLUM) by: 1) expanding the Urban Commercial District, S.R. 29 and Jefferson Avenue Commercial Subdistrict, to add the subject +24.99 acres; 2) amending the subdistrict to exempt development on the subject site from the architectural and site design standards of LDC Section 5.05.08, and the sign standards of LDC Section 5.06.00; and, 3) amending the subdistrict to provide that architectural, site design and sign standards be established through the rezoning of the subject site. This amendment would re- designate the site from Neighborhood Commercial Subdistrict (±19.07 acres), Low Residential Subdistrict (±5.72 acres) and High Residential Subdistrict ( ±0.20 acres) so as to allow rezoning of the site for development of uses allowed in the C -1 (Commercial Professional and General Office District), C- 2 (Commercial Convenience District), C -3 (Commercial Intermediate District), and C-4 (General Commercial District) zoning districts as described in the Collier County Land Development Code (LDC). The petitioner's proposed text changes, shown in strike - through /underline format (words underlined are added, words stFUGk- thFoug# are deleted.), are as follows [This text is reflected in the Resolution Exhibit A; staff recommended changes are located at the end of this report.]: Proposed Immokalee Area Master Plan Element Text and Map Amendment: [page 16] B. Urban Commercial District * ** * ** *** *** * ** *** *** **** * ** *** * ** *** * ** Text break * ** *** * ** *** * ** * ** * ** * ** * ** *** *** * ** * ** 1. Commercial Subdistrict — S.R. 29 and Jefferson Avenue The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are generally similar to the C -1 through C-4 Commercial Zoning Districts, as identified in the Collier County Land Development Code. These commercial uses must be located on a major arterial or collector roadway. -2- Packet Page -2112- 6/24/2014 17.C. CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenaa item 4.A. A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along SR -29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and 7905N. B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S. C. Commercial development located at the Northwest quadrant of the intersection of Westclox Street and S.R. 29 as identified on Zoning Map 6929 is encouraged to be rezoned in the form of a Planned Unit Development (PUD). The PUD shall include an appropriate list of commercial land uses and development standards designed to serve the commercial needs of the Immokalee Community. Development within this portion of the Subdistrict shall be exempt from the architectural and site design standards identified in Section 5.05.08, and the signage requirements of Section 5.06 of the Collier County Land Development Code; however, the PUD shall include specific building architectural and signage standards for the commercial development. Non - commercial Uses In addition to those mixed -uses permitted within the Commercial Designations, uses such as parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day -care centers and those essential services as defined in the Land Development Code. *** *** *** *** *** * ** *** **** *** * ** * ** *** *** Text break Project Description: The petitioner is requesting an expansion of the S.R. 29 and Jefferson Avenue Commercial Subdistrict without identifying specific uses or intensities. However, within the application materials the petitioner states the proposed development is a large format retail center (e.g. Wal -Mart) with up to 162,000 square feet of commercial retail uses. EXISTING CONDITIONS, SURROUNDING LAND USES, ZONING AND FUTURE LAND USE MAP DESIGNATION: Existing Conditions: The subject project is 24.99 acres; undeveloped; zoned A, Rural Agricultural with a Mobile Home Overlay; and, has three different future land use designations on the subject property — +19.07 acres designated Urban Mixed Use District, Neighborhood Center Subdistrict, ±5.72 acres designated Urban Mixed Use District, Low Residential Subdistrict, and +.20 acres designated Urban Mixed Use District, High Residential Subdistrict. The entire site is located within the Immokalee Community Redevelopment Area, established in 2000. Surrounding Land Uses. Zoning and Future Land Use Map Designation: North: Undeveloped; zoned A, Agricultural Rural, Mobile Home Overlay; and, designated Urban Mixed Use District, Low Residential Subdistrict on the [AMP Future Land Use Map. South: Across Westclox Street, undeveloped land and crop fields; zoned A, Agricultural Rural, Mobile Home Overlay; and, designated Urban Mixed Use District, Neighborhood Center Subdistrict on the TAMP Future Land Use Map. East: Across S.R. 29, undeveloped and developed acreage with medical facilities (FSU Medical Campus, Immokalee Outpatient Rehabilitation Center and Collier Health Services), zoned -3- Packet Page -2113- 6/24/2014 17.C. CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Heritage PUD, and, designated Urban Mixed Use District, Low Residential Subdistrict; and undeveloped and developed acreage with commercial buildings, zoned C -1, Commercial Professional and General Office District and, designated Urban Commercial District, S.R. 29 and Jefferson Avenue Commercial Subdistrict on the IAMP Future Land Use Map. West: Undeveloped; zoned A, Agricultural Rural, Mobile Home Overlay; and, designated Urban Mixed Use District, High Residential Subdistrict on the IAMP Future Land Use Map. STAFF ANALYSIS: Appropriateness of Chanae If approved as submitted, this Growth Management Plan amendment will allow the development of a large format retailer (e.g. Wal -Mart) or any other development allowed in the C -1 through C -4 zoning districts. This development would be abutting lands designated on the FLUM for residential uses to the north and west, and commercial uses to the south and, east across S.R. 29. The suitability of the proposed Growth Management Plan amendment to accommodate the petitioner's request is to be established through an evaluation of relevant and appropriate data for population growth, commercial inventory, infrastructure development, and other considerations within the surrounding area. BACKGROUND — Immokalee Area Master Plan (IAMPI: TAMP —1991 to present The Board of County Commissioners adopted the Immokalee Area Master Plan (TAMP) in 1991. Subsequent to that date, the most significant changes to the Plan occurred with the Rural Lands Stewardship Area Overlay amendments in 2002 and the Evaluation and Appraisal Report in 2004. The Master Plan and corresponding Future Land Use Map (FLUM) provide the framework for development within the community. The TAMP restricts commercial uses and intensity to specific Subdistricts and existing commercially zoned lands within the Immokalee Urban area. Relevant to the subject petition, the IAMP Neighborhood Center Subdistrict and the S.R. 29 and Jefferson Avenue Commercial Subdistrict allow the following commercial uses and land use intensities. (Refer to the existing IAMP FLUM on page 6 for the portion of the subject site (19.07 ac.) located within the Neighborhood Center and the location of the S.R. 29 & Jefferson Ave. Commercial Subdistrict.) • Neighborhood Center Subdistrict The purpose of this land use classification is to provide for centers of activity that serve the needs of the surrounding neighborhoods. The centers should contain a mix of neighborhood oriented uses such as day care center, parks, schools, and governmental activities. Other development criteria that shall apply to all neighborhood centers includes the following: a. To achieve a neighborhood character, these centers are encouraged to be anchored by elementary schools, neighborhood scale parks, and /or churches. b. A center should be limited to 80 -120 acres in size, and will serve a population ranging between 5,000 to 7,500 people, or accommodate a service area of one (1) mile radius. c. The Neighborhood Centers should be no closer than one (1) mile. d. Non - residential uses shall be at least 20% of the size of the Neighborhood Center. e. Residential development within the designated Neighborhoods Centers shall permit a maximum density of twelve (12) units per gross acre. Residential dwelling units shall be limited to multi - family structures and less intensive units such as single - family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. -4- Packet Page -2114- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion 6/24/2014 17.C. Agenda Item 4.A. Commercial development shall be permitted within a Neighborhood Center provided all of the following criteria are met; 1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli; meat market; bicycle services; restaurant; dry cleaning; veterinary clinics; medical offices; laundry facilities; any other convenience commercial uses which is compatible in nature with the foregoing uses. The Collier County School Board will be notified of any proposed use to avoid conflict with the nearby schools; and 2. No commercial use shall be permitted within a %4 mile of an existing school property line within a Neighborhood Center; and 3. Access to the commercial development must in no way conflict with the school traffic in the area; and 4. The design of any proposed commercial development must take into consideration the safety of the school children; and 5. The projects within the Neighborhood Centers shall encourage provisions for shared parking arrangements with adjoining developments; and 6. Driveways and curb cuts shall be consolidated with adjoining developments; and 7. Projects directly abutting residentially zoned property shall provide, at a minimum, a 50 foot setback and landscape buffer; and 8. Projects shall provide a 10 foot wide landscaped strip between the abutting right -of -way and the off - street parking area. From time to time new Neighborhood Centers may be proposed. No two centers may be closer than one mile from each other. New Neighborhood Centers would require market justification and must meet size, spacing and use criteria expressed earlier. Commercial Subdistrict — S.R. 29 and Jefferson Avenue The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are generally similar to the C -1 through C-4 Commercial Zoning Districts, as identified in the Collier County Land Development Code. These commercial uses must be located on a major arterial or collector roadway. A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along SR -29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and 7905N. B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S. Non - commercial Uses In addition to those mixed -uses permitted within the commercial designations, uses such as parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day -care centers and those essential services as defined in the Land Development Code. -5- Packet Page -2115- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Existing TAMP Future Land Use Map R28E I Rash IMMOKALEE FUTURE LAND USE MAP h `} Neighboahom!,Center (19.07 ac. i1 site) 29 & fPerson .Ave. MO i Subdistrict YP�TY r �c�w.s!�ccunaricur� _ h Q IH 29 & fPerson .Ave. MO i Subdistrict YP�TY 6/24/2014 17.C. Agenda Item 4.A. R 806 • ■ ■ ■ ■ J I TAMP Immokalee Restudy Committee and Immokalee Area Master Plan and Visioning Committee In 2003, as part of the Evaluation and Appraisal Report, the Board of County Commissioners (BCC) established the Immokalee Area Master Plan Restudy Committee to assist staff with preparing amendments to the TAMP. During this process, the Restudy Committee determined that a more in depth study of the Master Plan was needed. As a result, the Board sunsetted the Restudy Committee and established the Immokalee Area Master Plan and Visioning Committee (IMPVC). The IMPVC worked with County staff, consultants and the community to evaluate the vision and needs of the community, such as identifying appropriate areas to locate and/or expand commercial development. The IMPVC recommendations to the BCC included provisions for commercial opportunities within the Urban area. Relevant to this petition, the IMPVC and staff recommended to re- designate a portion of the subject site (Neighborhood Center acreage) to Commercial Mixed Use District (CMU), which would have allowed C -1 through C-4 development on the subject site, including a large format retailer, had the IMPVC amendments to the LAMP been adopted by the Board in 2012. (Refer to the proposed LAMP FLUM on page 7 for the location of the subject site (±19.07 acres) currently within the Neighborhood Center proposed for re- designation to CMU.) Packet Page -2116- r �c�w.s!�ccunaricur� _ 6/24/2014 17.C. Agenda Item 4.A. R 806 • ■ ■ ■ ■ J I TAMP Immokalee Restudy Committee and Immokalee Area Master Plan and Visioning Committee In 2003, as part of the Evaluation and Appraisal Report, the Board of County Commissioners (BCC) established the Immokalee Area Master Plan Restudy Committee to assist staff with preparing amendments to the TAMP. During this process, the Restudy Committee determined that a more in depth study of the Master Plan was needed. As a result, the Board sunsetted the Restudy Committee and established the Immokalee Area Master Plan and Visioning Committee (IMPVC). The IMPVC worked with County staff, consultants and the community to evaluate the vision and needs of the community, such as identifying appropriate areas to locate and/or expand commercial development. The IMPVC recommendations to the BCC included provisions for commercial opportunities within the Urban area. Relevant to this petition, the IMPVC and staff recommended to re- designate a portion of the subject site (Neighborhood Center acreage) to Commercial Mixed Use District (CMU), which would have allowed C -1 through C-4 development on the subject site, including a large format retailer, had the IMPVC amendments to the LAMP been adopted by the Board in 2012. (Refer to the proposed LAMP FLUM on page 7 for the location of the subject site (±19.07 acres) currently within the Neighborhood Center proposed for re- designation to CMU.) Packet Page -2116- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion 6/24/2014 17.C. Agenda Item 4.A. Proposed TAMP Future Land Use Map ATTACMM INT rO EXAW "A" eermer. e.o .+ev.e c To determine the appropriateness of the proposed Growth Management Plan amendment to allow C -1 through C-4. development on the project site, including a large format retailer (e.g. Wal -Mart) at an intensity of 162,000 square feet, staff reviewed the Neighborhood Information Meeting minutes and other submittal documents, including the Commercial Needs Analysis, Economic and Fiscal Benefits analysis, and various studies for consistency and compliance with applicable provisions of Section 163.3177(6)(a)2. a j, F.S. (below). Staffs analysis of the submittal documents, etc. is further below. Section 163.3177(6) (a) 2. a -i, F.S. 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.333.02. h. The discouragement of urban sprawl. -7- Packet Page -2117- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion 6/24/2414 17.C. Agenda Item 4.A. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Justification, Commercial Analysis, Economic and Fiscal Benefits Community Desires and Compatibility: • Justification The justification identified within the applicant's Commercial Needs Analysis for the proposed development, is that: (1) community serving commercial square feet is needed within the Immokalee Planning Community; (2) there is no suitable supply of commercial acreage to accommodate a large format retail center (e.g. Wal -Mart); and, (3) there are economic and fiscal benefits to the community resulting from the proposed commercial development. Commercial Analysis Generally, commercial development within a community can be categorized as strip - commercial development, neighborhood commercial, community commercial, regional commercial, etc. Based on specific studies and /or demographic data for an area, such as population, income, household size, percentage of income spent on retail goods, etc., an analyst can estimate supportable commercial square feet for various lines of goods and services for that geography by shopping center type. Relevant to the subject petition, the proposed large format retailer is categorized as community commercial. The firm of Fishkind and Associates, Inc. conducted a Commercial Needs Analysis identifying the market conditions within the Immokalee Planning Community. This analysis provided an overall context for assessing the community commercial needs for the existing and projected population within the Immokalee Planning Community. The applicant's Commercial Needs Analysis identifies that there is zero square feet of community commercial supply within the Immokalee Urban Area. The Commercial square feet demand findings from the study are as follows: Table 1 Community Commercial Square Feet Analysis F,. g /4,, All ,,. 'k,r' »'}in�� .. Population 25,165 26,243 27,243 Households 6,291 6,561 6,811 Total Household Income for Community Commercial $116,727,175 $134,397,765 $154,040,321 Total Community Commercial S . Ft. Demand 216,351 249,103 285,510 Market Factor 1.25 1,25 1.25 *Adjusted Community Commercial S . Ft. Demand 270,439 311.379 356,888 **Community Commercial Sq. Ft. Supply 0 0 0 11VU1 nave vccn aU)UJICU tU ICIICGL a I.co rnarrcei racior to avow for market nexiomty (izb% of market demand) figure is based on existing community serving commercial square feet within the Immokalee Urban area Based on the data submitted by the applicant, Table 1 above identifies the community commercial square feet demand that can be supported by the area's population projected for 2015 (216,351 sq. ft.), 2020 (249,103 sq. ft.), and 2025 (285,510 sq. ft.). To allow for flexibility within the market, the application of a 1.25 market factor yields supportable community square feet of 270,439 in 2015, and 311,379 in 2020 and 356,888 in 2025. Packet Page -2118- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion 6/24/2014 17.C. Agenda Item 4.A. Table 2 below identifies the projected demand allocation of community commercial square feet needed by type, as provided within the applicant's analysis. Based on these square feet estimates, the retailer will need to adjust their commercial square feet for the proposed project so as to avoid the potential oversupply of any one type of commercial line of goods and services within the market area. Table 2: Community Commercial Square Feet Allocations Based On Demand Figures - tg � General Merchandise 7,211 8,303 9,517 Food 31,395 36,148 41,431 Food Service 18,810 21,657 24,823 Clothing and Accessories 2,268 2,611 2,993 Shoes 265 305 350 Home Furnishings 16,738 19,272 22,089 Home Appliances /Music 3,210 3,696 4,236 Building Material /Hardware 33,319 38,363 43,970 Automotive 79,714 91,781 105,195 Hobby/Special Interest With Gift/Specialty Gift/Specialty Gift/Specialty 3,544 4,080 4,676 Jewelry 73 84 96 Liquor With Food Service Drugs 1,162 1,338 1,533 Other Retail 1,641 1,889 2,165 Personal Servicers 1,966 2,263 2,594 Entertainment 15,036 17,313 19,843 Total Commercial Demand 216,351 249,103 285,510 Market Factor 1.25 1.25 1.25 Total Commercial Demand adjusted by Market Factor 270..439 311,379 '156,888 Data and Analysis: Household figures: The occupied housing figure from the 2010 Census for the Immokalee Census Designated Place is 5,795. Based on the applicant's analysis, the number of households increased from 2010 to 2015 by 8.6 %, from 2015 to 2020 by 4.3 %, and 2020 to 2025 by 3.8 %. Income figures: The median (50% point in the data) household income figure from the 2010 Census for the Immokalee Census Designated Place is $21,322 and the mean (average) household figure is $31,791. The applicant used the 2010 Census mean figure to calculate household income because it correlates to the percentage of retail household expenditure. The applicant applied an annual increase of 2% to the household income figures after 2010. Existing Area Businesses: The applicant did not provide (though requested by staff) a detailed analysis of the area businesses' sales data, employment figures, and the Fines of goods and /or services offered by those businesses that may directly compete with the proposed large format retailer. The applicant did, however, provide a generalized analysis of the potential impacts that a large format retailer may have on "mom and pop" businesses, national chains and regional chains within Immokalee. mom Packet Page -2119- 6/24/2014 17.C. CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Other Considerations — Wal -Mart Studies: There have been various studies published that describe both the positive and negative impacts resulting from a Wal -Mart entering the market. It appears from the studies submitted with this application that existing businesses offering overlapping lines of goods and services with those offered at the large format retailer may be most affected, depending on their adaptability in the market. However, existing and future businesses within the area that offer services or products that do not directly compete with the proposed retailer's lines of goods and services have the potential to experience improved sales due in part to increased consumer traffic that the proposed retailer brings to, or captures from within, the community. Staff Assessment: (1) Based on the data submitted with this petition it is unknown the number of existing businesses within the Irnmokalee community that will compete directly with or offer overlapping goods and services with those offered at the proposed large format retailer. (2) Area businesses with overlapping lines of goods and services with those offered at the proposed large format retailer may potentially experience an increase or decrease in sales, depending on how these existing businesses are able to respond or adapt to the proposed retailer entering the market (e.g. match prices, offer superior service, etc.). [Refer to the document titled, 'How Local Merchants Can Compete" located with the applicant's Commercial Needs Analysis.] (3) Impacts from excess overlapping goods and services entering the market may result in the proposed large format retailer capturing more consumers within the existing market; that is diverting consumers from existing competing businesses. (4) The existing businesses' ability to compete with the proposed large format retailer's price points on like goods and services may affect their viability. (5) The large format retailer may have the effect of pulling more consumers into the area and/or capture consumers living within the area but shopping outside the area. (6) The large format retailer has the potential to increase demand for certain non - competing businesses, e.g. restaurant. (7) The large format retailer has the potential to benefit consumers by offering lower prices, the convenience of one -stop shopping, and more shopping options. • Economic and Fiscal Benefits Job Creation: Job creation brings direct and indirect social and economic benefits for those employed and the community as a whole. Based on the applicant's estimates, the proposed large format retailer (e.g. Wal -Mart) has the potential to generate 83 construction jobs, including 11 indirect jobs (jobs created when the proposed business buys goods and services from local firms) and 19 induced jobs (jobs created when employees from the proposed development spend a portion of their wages on locally produced goods and services), with a total labor income of over $6.2 million during the construction phase of the project. Salary ranges of these employees were not provided.Additionally, the project will generate $7.3 million in value added dollars to the economy and generate an economic output of $12.8 million during the construction phase. Based on the applicant's estimates, once built out, the proposed retailer will generate 361 total jobs of which 300 will be full time equivalent, 22 indirect jobs and 39 induced jobs, with a total labor income of $12.3 million at the build -out stage of development. Salary ranges of these employees were not provided. Additionally, the project will generate $20.6 million in value added dollars to the economy and generate an economic output of $27 million annually once the proposed project is up and running. -10- Packet Page -2120- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion 6/24/2014 17.C. Agenda Item 4.A. Staff Assessment. - (1) Existing area businesses that directly compete with the proposed large format retailer — exact number is unknown — may experience a decline in sales due to the diverting of those sales to the proposed large format retailer, in turn, this may require an employer to reduce jobs or in case of a business closure, eliminate all jobs. (2) Non - competing businesses, such as a restaurant, recreational attraction or niche retailer, may add jobs within the community in response to increased consumer traffic directly related to the proposed large format retailer's presence in the community. (3) It is unknown at this time if the jobs that are to be created by the proposed large format retailer will be a net gain or a net loss to the community. Taxes and Tax Increment Financing (TIF) District: TIF realizes the incremental increase in property tax revenues resulting from development. Those dollars are then used to finance improvements needed to support and encourage new development and /or redevelopment. Eligible activities for TIF include, but are not limited to, the acquisition of land and improvements, relocation of displaced residents, demolition of deteriorated structures, site preparation, infrastructure improvements, etc. Based on the applicant's calculations, the proposed commercial development has the potential to increase TIF by approximately 2.25% or $37,462.82 annually. Based on the applicant's calculations, the proposed project has the potential to increase the ad valorem taxes in Immokalee by $38,223 annually, and could also generate an additional $6,413 in 1/2 cent sales tax revenues annually. Impact Fees: Generally, new developments are required to pay impact fees for the purpose of providing new or expanded public capital facilities needed to serve that new development. Impact fees are calculated based on the type and size of the proposed development and are used to finance improvements offsite, but to the benefit of the development. Relevant to this subject petition, the submittal did not include an analysis of the Impact Fees to be paid by the proposed project. However, the Agent representing the property owner informed the public at their Neighborhood Information Meeting (NIM) that the project would be required to pay impact fees (refer to page 27 of the NIM transcript). Staff assumes this to mean that all impact fees will be paid, that no waivers will be sought. Community Desires Immokalee Area Master Plan & Visioning Committee (IMPVC): The IMPVC spent years working with the community, consultants, Community Redevelopment Agency (CRA) Advisory Board members and staff to establish a community -wide vision to address the needs of the Immokalee area. Subsequently, the IMPVC in coordination with the CRA Advisory Board staff and their consultant prepared amendments to the IAMP to implement the community's vision, which included new and expanded commercial opportunities throughout the Urban area. Data and analysis for these amendments were supported with various studies, including a commercial needs analysis and economic analysis, which concluded that additional commercial acreage was needed to support future population growth within the community. Relevant to the subject petition, an area recommended for commercial intensification and expansion included the +19.07 acres of the subject +24.99 project site designated as Neighborhood Center. - 11 - Packet Page -2121- 6/24/2014 17.C. CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Neighborhood Information Meeting (NIM): Approximately 400 — 500 people attended the NIM held by the applicant on January 13, 2014 for the subject petition. Based on comments from the public present, such as the need for jobs, need for additional shopping options, etc. and a "show of hands" in favor of the project, County staff can report that the majority of those present at this meeting indicated they were in support of the Applicant's proposal as a large format retailer. Immokalee Community Redevelopment Agency (CRA) Advisory Board. Generally, the purpose of the CRA Advisory Board is to ensure that the interests of residents, property owners, businesses and other stakeholders are represented in key decisions relating to the Community Redevelopment Plan and budget for their area. The Advisory Board members provide input and make recommendations to Community Redevelopment Agency Board concerning their Community Redevelopment area. The CRA Advisory Board met on March 19, 2014 to discuss the proposed Growth Management Plan amendment, and voted unanimously (7 -0, 3 members were absent) to support the petition. A second motion was made and supported unanimously to send a letter to the Collier County Planning Commission to voice concerns about roadway traft congestion resulting from the petition. Compatibility Site Design: The subject Immokalee Area Master Plan amendment exempts development on the subject site from the architectural and site design standards of Land Development Code (LDC) Section 5.05.08, and the sign standards of LDC Section 5.06.00; and provides that architectural, site design and sign standards be established through the rezoning of the subject site. As a result, the compatibility of the proposed large format retail development with its surrounding land uses will need to be addressed in the consideration of the companion Planned Unit Development (PUD) request. The applicant has not provided justification with this petition for these requested exemptions. Suitability of the Property for Change: Approximately ±19.07 acres of the subject property is currently designated Neighborhood Center and allows for limited neighborhood commercial development. The remaining +5.92 acres outside of the Neighborhood Center are designated high and low residential. The proposed Immokalee Master Plan amendments would have changed the designation on that acreage to Commercial Mixed Use Subdistrict, which would have allowed the same uses as the proposed Subdistrict. As noted below, there are no public facilities impact concerns and no environmental concerns. The site can accommodate the proposed development and adequately buffer from adjacent properties. Environmental Impacts: The subject property is partially vegetated with native vegetation. Pursuant to Policy 6.1.1. of the Conservation and Coastal Management Element (CCME), the proposed commercial project shall be required to retain fifteen percent of the native vegetation on site. According to aerials available on the Property Appraisers website, much of the subject property was cleared prior to 1985 for pasture. The areas cleared for agricultural purposes prior to the adoption of Ordinance No. 76 -42 are exempt from agricultural clearing permit requirements and native vegetation retention requirements of CCME Policy 6.1.1. Documentation of when the property was cleared shall be required as part of the rezoning submittal for the subject site. A listed species survey was conducted on June 12, 2013 by the environmental consultant for the project and no listed species or signs of listed species were observed during the survey. Given the disturbed nature and location of the site, it is unlikely that listed species would occur on the property. The subject property is located outside County well field protection zones. -12- Packet Page -2122- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion 6/24/2014 17.C. Agenda Item 4.A. The proposed amendment will have no effect on the requirements of the Conservation and Coastal Management Element. Historical and Archaeological Impacts: The project shall be subject to the accidental discovery of archaeological or historical sites, as required by Policy 11.1.3. of the Conservation and Coastal Management Element and Section 2.03.07 E of the Land Development Code. Public Facilities Impacts: The petitioner prepared public facilities calculations, which were submitted with this petition and are summarized below. • Potable Water: The subject property is located within the Immokalee Water and Sewer District (IWSD). The analysis indicates that the IWSD has a current estimated existing plant capacity of approximately 52 mgd and the proposed project demand of 36,450 gpd demand for the estimated 162,000 sq. ft. of community commercial land uses can be accommodated by the IWSD. • Sanitary Sewer: The subject property is located within the Immokalee Water and Sewer District (IWSD). The proposed project will create a demand of approximately 31,590 gpd on the system, which according to the applicant can be accommodated by the Utility. • Solid Waste: The project will be served by Collier County Solid Waste Management. The project is expected to generate waste at a rate of approximately 92.25 tons /year, approximately 35.47 tons /year less than the development of single family and neighborhood commercial uses allowed by right on the existing site. According to the applicant, there is sufficient capacity to accommodate the project. • Drainage: The proposed project will be required to comply with the SFWMD and County rules and regulations that assure controlled accommodation of storm water events by both on -site and off -site improvements. • Transportation: The roadway network adjacent to the subject site has sufficient capacity to accommodate the subject project within the 5 -year planning period, and the conceptual site design is consistent with the Long Range Transportation Plan. Accordingly, the project can be deemed consistent with Objective 3 and Policy 5.1 of the Transportation Element of the Growth Management Plan. • Schools, Libraries, Parks and Recreational Facilities: The application does not propose an increase in residential density; therefore, no additional demand for services is anticipated. • EMS, Fire, and Police: The subject project is located within the Immokalee Fire Control District, Station 31. Fire and EMS services are located at 502 East New Market Road and 1107 Carson Road; and, the sheriff substation is located at 112 South 1St Street. -13- Packet Page -2123- 6/24/2014 17.C. CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: The Neighborhood Information Meeting (NIM) required by Land Development Code Section 10.03.05 F was [duly advertised, noticed and] held on January 13, 2014, at the Southwest Florida Works Building, located at 750 South Fifth Street. Approximately 400+ people other than the applicant's team and County staff attended the NIM. Please refer to the NIM transcript immediately following this Staff Report for specific details of the meeting. FINDINGS AND CONCLUSIONS: The following are findings and conclusions as a result of the review and evaluation of this GMPA request: • As a result of this amendment, there are no significant impacts to public facilities, as defined in the Capital Improvement Element, with respect to Transportation, Potable Water, Sanitary Sewer, Drainage and Solid Waste facilities. • Approximately 19.07 acres of the total project acreage is presently designated to accommodate lower intensity commercial zoning. • There is a demand for the proposed 162,000 square feet of community commercial development to serve existing and future populations, and there are no existing suitable sites to accommodate the proposed project in the Immokalee Planning Community. • The large format retailer has the potential to benefit consumers by offering lower prices, the convenience of one -stop shopping, and more shopping options. • The project has the potential to capture consumer demand for community commercial presently being met outside of the community. • Non - competing businesses may add jobs within the community in response to increased consumer traffic directly related to the proposed large format retailer's presence in the community. • The project has the potential to generate 300 full time equivalent jobs within the community. • The project has the potential to generate an economic output of $27 million annually once retail operations begin. • The project has the potential to increase the CRA's TIF by approximately 2.25% annually. • The petition was unanimously supported by the CRAAdvisory Board. • At the Neighborhood Information Meeting there were no speakers opposed to the proposal and a "show of hands" indicated significant support for the petition. • Area businesses with overlapping lines of goods and services with those offered at the proposed large format retailer may potentially experience an increase or decrease in sales, depending on how these businesses are able to respond or adapt to the proposed retailer entering the market. • Impacts from excess overlapping goods and services entering the market may result in the proposed large format retailer capturing more consumers within the existing market; that is diverting consumers from existing competing businesses. • Existing area businesses that directly compete with the proposed large format retailer may experience a decline in sales due to the diverting of those sales to the proposed large format retailer; in turn, requiring an employer to reduce jobs or in case of a business closure, eliminate all jobs. LEGAL CONSIDERATIONS: This Staff Report has been reviewed by the County Attorney's Office on April 22, 2014 [HFAC] li[31 Packet Page -2124- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion 6/24/2014 17.C. Agenda Item 4.A. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition CP- 2013 -8 to the Board of County Commissioners with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity, subject to the following changes below. C. That portion of this subdistri ct located at the N northwest quadrant of the intersection of Westclox Street and S.R. 29 camprisina approximately 25 acres. ' ^"`^^ map 6929 shall be rezoned in the form of a Planned Unit Development (PUD) and shall be limited to a maximum of 162,000 square feet of gross leasable floor area of commercial uses. The PUD shall include an appropriate list of commercial land uses and designed to serve the eel needs of the Immokalee G community, and shall include appropriate development standards. PREPARED BY: 'r DATE: ele R. M , AIC rincipal Planner Comprehe, ve Planning Section Planning and Zoning Department REVIEWED BY: �y, -=,__ .. �1�1�"''..... DATE: David Weeks, AICP, GMP Manager Comprehensive Planning Section Planning and Zoning Department REVIEWED BY: —'�x� Michael Bosi, AICP, Director Planning and Zoning Department Growth Management Division DATE: c(- I I- / `( APPROVED BYf DATE: - P Nick Casalariguida, Administrator- Growth Management Division PETITION NO. CP- 2013 -8 NOTE: This petition has been scheduled for the June 24, 2014 BCC Meeting. -15- Packet Page -2125- 6/24/2014 17.C. RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89 -05, AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND IMMOKALEE AREA FUTURE LAND USE MAP TO ADD APPROXIMATELY 24.99 ACRES TO THE SR -29 AND JEFFERSON AVENUE COMMERCIAL SUBDISTRICT OF THE URBAN - COMMERCIAL DISTRICT, TO ALLOW FOR THE DEVELOPMENT OF UP TO 162,000 SQUARE FEET OF C -1 (COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT), C -2 (COMMERCIAL CONVENIENCE DISTRICT), C -3 (COMMERCIAL INTERMEDIATE DISTRICT), AND C -4 (GENERAL COMMERCIAL DISTRICT) COMMERCIAL USES AS DESCRIBED IN THE LAND DEVELOPMENT CODE (LDC); TO EXEMPT DEVELOPMENT ON THE SUBJECT SITE FROM THE ARCHITECTURAL AND SITE DESIGN STANDARDS OF LDC SECTION 5.05.08, AND THE SIGN STANDARDS OF LDC SECTION 5.06.00; AND TO PROVIDE THAT ARCHITECTURAL, SITE DESIGN AND SIGN STANDARDS BE ESTABLISHED THROUGH THE REZONING OF THE SUBJECT SITE, AND FURTHERMORE RECOMMENDING TRANSMITTAL TO THE DEPARTMENT OF ECONOMIC OPPORTUNITY (DEO). THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF WESTCLOX STREET AND STATE ROAD 29 IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA. [PL20130001345/CP- 2013 -81 WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 1.0, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Petitioner, Barron Collier Investments, Ltd., has initiated this amendment to the Immokalee Area Master Plan Element and Immokalee Area future Land Use Map; and WHEREAS, on April 29, 2014, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and Words underlined are additions; Words str-uek t4eugh are deletions * * * * ** * * * * * * are a break in text PL20130001345/CP- 2013 -8 Rev. 5/22/14 Packet Page -2126- 6/24/2014 17.C. WHEREAS, on June 24, 2014, the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority vote this day of , 2014. ATTEST: DWIGHT E. BROCK, CLERK Deputy Clerk Approved as to form and legality: Heidi Ashton -Cicko Managing Assistant County Attorney Attachment: Exhibit "A" — Text and Map CP\ 14 -CMP -00915\26 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA M TOM HENNING, Chairman Words underlined are additions; Words stfue . tIffaugh are deletions * * * * * * ** * * * * area break in text PL20'i 30001345/CP- 2013 -8 Rev. 5122/14 Packet Page -2127- Exhibit A URBAN DESIGNATION B. Urban — Commercial District 6/24/2014 17.C. C P- 2013 -8 [Page 16] 1. Commercial Subdistrict — S. R. 29 and Jefferson Avenue The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are generally similar to the C -1 through C -4 Commercial Zoning Districts, as identified in the Collier County Land Development Code. These commercial uses must be located on a major arterial or collector roadway. A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along SR -29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and 7905N. B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S. C. That portion of the Subdistrict located at the northwest quadrant of the intersection of Westclox Street and S.R. 29 shall be rezoned in the form of a Planned Unit Development (PUD). The PUD shall include an appropriate list of commercial land uses designed to serve the needs of the Immokalee community. Development within this portion of the Subdistrict shall not be required to meet the specific architectural and site design standards for commercial development required for PUDs, identified in Section 5.05.08 and the signage requirements of Section 5.06 of the Collier County Land Development Code: however, the PUD shall include specific site design and building architectural and signage standards for the commercial development. Non- commercial Uses In addition to those mixed -uses permitted within the Commercial Designations, uses such as parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day -care centers and those essential services as defined in the Land Development Code. * ** * ** * ** * ** *** * ** * ** * * ** *** * ** * ** *** * ** Text break * ** * ** * ** * ** * ** * ** *** * ** *** * ** *** * ** ** Page I of 2 [Single underline text is added, and single stFike thFath text is deleted.] Packet Page -2128- R 28 E r IN In 6/24/2014 17.C. 511M, 'fivill Al Page 2 of 2 Packet Page -2129- IEGEMO 13' PEITTION CP-2013-8 MR, M MEN 511M, 'fivill Al Page 2 of 2 Packet Page -2129- IEGEMO 13' r i 6/24/2014 17.C. 24D)) Wednesday, Jvne4,2014 )) NAPLES DAILY NEWS PUBLIC NOTICE NOTI E, OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER A RESOLUTION Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on Tuesday, June 24, 2014 in the Board of County Commissioners Chamber, Third Floor, Collier County Government Center, 3299 E. Tamiami Trail, Naples, Florida. The meeting will commence at 9:00 A.M. The purpose of the hearing is to consider recommendation to the Board of County Commissioners to transmit the Growth Management Plan amendment to the Immokalee Area Master Plan and the Immokalee Area Master Plan Future Land Use Map and Mao Series to the Florida Department of Economic Opportunity (DEO) The RESOLUTION title is as follows: RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND IMMOKALEE AREA FUTURE LAND USE MAP TO ADD APPROXIMATELY 24.99 ACRES TO THE SR -29 AND .JEFFERSON AVENUE COMMERCIAL SUBDISTRICT OF THE URBAN - COMMERCIAL DISTRICT, TO ALLOW FOR THE DEVELOPMENT OF UP TO 162,000 SQUARE FEET OF C -1 (COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT), C -2 (COMMERCIAL CONVENIENCE DISTRICT), C -3 (COMMERCIAL .INTERMEDIATE DISTRICT), AND C-4 (GENERAL COMMERCIAL DISTRICT) COMMERCIAL USES AS DESCRIBED IN THE LAND DEVELOPMENT CODE (LDC); TO EXEMPT DEVELOPMENT ON THE SUBJECT SITE FROM THE ARCHITECTURAL AND SITE DESIGN STANDARDS OF LDC SECTION 5.05.08, AND THE SIGN STANDARDS OF LDC SECTION 5.06.00; AND TO PROVIDE THAT ARCHITECTURAL, SITE DESIGN AND SIGN STANDARDS BE ESTABLISHED THROUGH THE REZONING OF THE SUBJECT SITE, AND FURTHERMORE RECOMMENDING TRANSMITTAL TO THE DEPARTMENT OF ECONOMIC OPPORTUNITY (DEO). THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF WESTCLOX STREET AND STATE ROAD 29 IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA. [PL20130001345/CP- 2013 -M All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan Amendment will be made available for inspection at the Planning & Zoning Department, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, FL., between the hours of 8:00 A.M. and 5:00 RM., Monday through Friday. Furthermore the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Suite #401, Collier County Government Center, East Naples, one week; prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Planning & Zoning Department, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Tuesday, June 24, 2014, 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 TOM HENNING, CHAIRMAN DWIGHT E. BROCK, CLERK By: Teresa Cannon Deputy Clerk (SEAL) No. 231148056 June 4 2014 y} 94 19 y0 ti Y1 21 � IMYO LEE as z� W-TRAFFORD � J MAIN 5T. CR 848 4 � r2-4 Y Packet Page -2130- �t-II- C, COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENT [Yroject YL2U1 -JUUU1J4--)/Yet1t1on LY- LU13 -�� 2013 Cycle 2 (TRANSMITTAL HEARING) CCPC: April 29, 2014 BCC: June 24, 2014 C IeRK" FILE COPY 4r4-C EXECUTIVE SUMMARY Recommendation to review and consider approving the 2013 Cycle 2 Growth Management Plan Amendment for transmittal to the Florida Department of Economic Opportunity for review and Comments response. (Transmittal Hearing) OBJECTIVE: For the Board of County Commissioners to review the 2013 cycle 2 amendment to the Collier County Growth Management Plan (GMP) and consider approving said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • Resolution 12 -234, provides for a public petition process to amend the Collier County GMP. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Transmittal hearing for the 2013 cycle 2 petition on April 29, 2014. • This Transmittal hearing for the 2013 cycle 2 considers an amendment to the Immokalee Area Master Plan Element and Future Land Use Map. Note: Because the support materials are voluminous, the Agenda Central system does not contain all of the related documents pertaining to this GMP amendment petition. The entire Executive Summary package, including all support materials, is included in the binder that is available for review in the Comprehensive Planning Section office at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of Courts/Minutes and Records office at 3299 Tamiami Trail East, Suite 401. Or, to view back -up materials, please refer to the following link: http: / /www.colliergov. net/ ftp/ AgendaJune24 /GrowthMgmt /PL20130001345 CP -2013- 8 IMM_Hearing Packet.pdf Petition PL20130001345/CP- 2013 -8 is a petition submitted by Barron Collier Investments, Ltd. requesting an amendment to the Immokalee Area Master Plan Element and Future Land Use Map to: 1) change the designations of a +24.99 acre site from Urban Mixed Use District, Neighborhood Commercial Subdistrict ( +19.07 acres), Low Residential Subdistrict ( +5.72 acres), and High Residential Subdistrict ( +.20 acres), to the Urban Commercial District, S.R. 29 and Jefferson Avenue Commercial Subdistrict; and, 2) provide that this site would not be subject to architectural and site design standards or sign standards of the Land Development Code (LDC), rather be allowed to establish such standards in a Planned Unit Development (PUD) zoning district for this site. The proposed project site is located at the northwest corner of Westclox Street and S.R. 29, within Section 29, Township 46 South, Range 29 East, Immokalee. With the requested re- designation, the S.R. 29 and Jefferson Avenue Subdistrict would be expanded to add the subject +24.99 acres and the property would become eligible for all land uses and intensities within the Subdistrict — all permitted and conditional uses of the C -1 through C -4 zoning districts of the LDC, including a large format retailer such as a Wal -Mart; and, the site would not be subject to the architectural and site design standards of LDC Section 5.05.08, 41=c- and the sign standards of LDC Section 5.06.00. If this GMP amendment is adopted, then the property will need to be rezoned from the Rural Agricultural zoning district to a PUD zoning district. (A PUD rezone petition has been submitted and is under review.) At the CCPC hearing, the petition agents asserted that the proposed commercial is supported by the market demand analysis, there are limited sites for large format retail centers in Immokalee, and the proposed land use change has fiscal and economic benefits. It is staff s opinion that the data and analysis provided with the GMPA submittal supports the proposed 162,000 square feet of commercial development, there are limited sites for large format retail centers, and there are potential fiscal and economic benefits to the community resulting from the proposed commercial development. Staff, however, notes that this same data and analysis provided with the submittal identifies the potential impacts of the proposed large format retailer — Wal -Mart, on directly competing businesses within the community. Adapting to the referenced retailer entering the market will be essential to these businesses maintaining or increasing sales, retaining employees and avoiding closures. Staff analysis of this petition is included in the CCPC Staff Report. FISCAL IMPACT: There are no fiscal impacts to Collier County as a result of this amendment. Petition fees account for staff review time and materials, and for the cost of associated legal advertising /public notice. LEGAL CONSIDERATIONS: This item is ready for Board consideration and approval. A majority vote of the Board is needed for transmittal to DEO. - -HFAC GROWTH MANAGEMENT IMPACT: Approval of this proposed amendment by the Board for Transmittal to the Florida Department of Economic Opportunity will commence the Department's thirty -day (30) review process and ultimately return this amendment to the Planning Commission and the Board for final Adoption hearings to be held later in 2014. ENVIRONMENTAL ISSUES: The site of petition CP- 2013 -8 is partially vegetated, and a portion of the site is used for agricultural purposes (grazing); there are no listed plant and /or animal species occurring on site. Further, as part of the process of obtaining subsequent development orders (e.g. site development plan), this site will be subject to all applicable local, state and federal environmental protection regulations, including applicable portions of the Conservation and Coastal Management Element of the Growth Management Plan, and the Collier County Land Development Code. HISTORICAL /ARCHAEOLOGICAL IMPACT: This petition site is not identified on the County's Historical /Archeological Probability Maps as being in an area of historical or archaeological probability. Communications from the Florida Department of State, Division of Historical Resources, indicates no significant archaeological or historical sites recorded for, or likely to be present within, the petition site. 2 STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition CP- 2013 -8 (with the changes made at the CCPC meeting, as noted below) to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity, subject to the petitioner working with the Immokalee CRA advisory board, CRA staff and County Planning staff to establish architectural and site development design standards and sign standards for the subject commercial development prior to Adoption hearings, and requiring that the subject project be capped at 162,000 square feet, consistent with the demand and public facilities analyses provided within the GMPA submittal. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: At the April 29, 2014, CCPC meeting, the applicant for petition CP- 2013 -8 proposed text changes; these are reflected in the Resolution Exhibit "A" text. The text changes include: 1) removing the word "exempt" and replacing it with the phrase, "not be required to meet" — pertaining to architectural and site design standards, and signage requirements, of the Collier County Land Development Code; and, 2) restructuring the Subdistrict text for clarity. The CCPC forwarded petition CP- 2013 -8, with the petitioner's changes, to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 7 -0). There were five public speakers, all in support, and three of the five speakers expressed concerns about traffic near the subject site and the need for a traffic signal at S.R. 29 and Westclox Street. STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: Same as to the CCPC — to transmit petition CP- 2013 -8, as revised at the CCPC meeting, to the Department of Economic Opportunity (subject to the petitioner working with the Immokalee CRA advisory board, CRA staff and County Planning staff to establish architectural and site development design standards and sign standards for the subject commercial development prior to Adoption hearings, and requiring that the subject project be capped at 162,000 square feet, consistent with the demand and public facilities analyses provided within the GMPA submittal). Prepared By: Michele Mosca, AICP, Principal Planner, Comprehensive Planning Section, Planning and Zoning Department, Growth Management Division/Planning and Regulation Attachments: 1) CP- 2013 -8 CCPC Staff Report; 2) CP- 2013 -8 Resolution with Exhibit "A" text and map Executive Summary Transmittal 2013 Cycle 2 CMPAs3 3 41q-r, CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Co e-r C 1-ti-m-Y STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DIVISION /PLANNING AND REGULATION, PLANNING AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION HEARING DATE: April 29, 2014 RE: PETITION NO. PL20130001345/CP- 2013 -8, S.R. 29 and Jefferson Avenue Commercial Subdistrict Expansion — GROWTH MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING) [Companion to PUDZ- PL20130001241 ] AGENTS /APPLICANT /OWNER: Agent: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Agent: Richard Yovanovich, Esq. Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 Owner: Barron Collier Investments, Ltd. 2600 Golden Gate Parkway, Suite 200 Naples, Florida 34105 Contract Purchaser: Wal -Mart Stores East, LP 2001 S.E. 10th Street Bentonville, Arkansas 72716 GEOGRAPHIC LOCATION: The subject site includes approximately 24.99 acres and is located at the northwest corner of Westclox Street and S.R. 29, within Section 29, Township 46 South, Range 29 East, Immokalee, Collier County, Florida. (Refer to aerial map on the following page for project location.) SIR *- 1-4 �, CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. REQUESTED ACTION: This petition seeks to amend the Immokalee Area Master Plan (IAMP) Element text and Future Land Use Map (FLUM) by: 1) expanding the Urban Commercial District, S.R. 29 and Jefferson Avenue Commercial Subdistrict, to add the subject +24.99 acres; 2) amending the subdistrict to exempt development on the subject site from the architectural and site design standards of LDC Section 5.05.08, and the sign standards of LDC Section 5.06.00; and, 3) amending the subdistrict to provide that architectural, site design and sign standards be established through the rezoning of the subject site. This amendment would re- designate the site from Neighborhood Commercial Subdistrict (±19.07 acres), Low Residential Subdistrict (±5.72 acres) and High Residential Subdistrict ( ±0.20 acres) so as to allow rezoning of the site for development of uses allowed in the C -1 (Commercial Professional and General Office District), C- 2 (Commercial Convenience District), C -3 (Commercial Intermediate District), and C -4 (General Commercial District) zoning districts as described in the Collier County Land Development Code (LDC). The petitioner's proposed text changes, shown in strike - through /underline format (words underlined are added, words s#FUGk thFough are deleted.), are as follows [This text is reflected in the Resolution Exhibit A; staff recommended changes are located at the end of this report.]: Proposed Immokalee Area Master Plan Element Text and Map Amendment: [page 161 B. Urban Commercial District * ** * ** * ** * ** * ** * ** * ** * * ** * ** *** * ** * ** * ** Text break * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** *** * ** * ** 1. Commercial Subdistrict — S.R. 29 and Jefferson Avenue The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are generally similar to the C -1 through C-4 Commercial Zoning Districts, as identified in the Collier County Land Development Code. These commercial uses must be located on a major arterial or collector roadway. -2- *tqT_ CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along SR -29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and 7905N. B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S. C. Commercial development located at the Northwest quadrant of the intersection of Westclox Street and S.R. 29 as identified on Zoning Map 6929 is encouraged to be rezoned in the form of a Planned Unit Development (PUD). The PUD shall include an appropriate list of commercial land uses and development standards designed to serve the commercial needs of the Immokalee Community. Development within this portion of the Subdistrict shall be exempt from the architectural and site design standards identified in Section 5.05.08, and the signage reauirements of Section 5.06 of the Collier County Land Development Code; however, the PUD shall include specific building architectural and signage standards for the commercial development. Non - commercial Uses In addition to those mixed -uses permitted within the Commercial Designations, uses such as parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day -care centers and those essential services as defined in the Land Development Code. * ** *** * ** * ** * ** * ** * ** * * ** *** * ** * ** *** *** Text break Proiect Description: The petitioner is requesting an expansion of the S.R. 29 and Jefferson Avenue Commercial Subdistrict without identifying specific uses or intensities. However, within the application materials the petitioner states the proposed development is a large format retail center (e.g. Wal -Mart) with up to 162,000 square feet of commercial retail uses. EXISTING CONDITIONS, SURROUNDING LAND USES, ZONING AND FUTURE LAND USE MAP DESIGNATION: Existinsa Conditions: The subject project is 24.99 acres; undeveloped; zoned A, Rural Agricultural with a Mobile Home Overlay; and, has three different future land use designations on the subject property — +19.07 acres designated Urban Mixed Use District, Neighborhood Center Subdistrict, +5.72 acres designated Urban Mixed Use District, Low Residential Subdistrict, and +.20 acres designated Urban Mixed Use District, High Residential Subdistrict. The entire site is located within the Immokalee Community Redevelopment Area, established in 2000. Surroundinsa Land Uses, Zoninsa and Future Land Use Map Desl anation: North: Undeveloped; zoned A, Agricultural Rural, Mobile Home Overlay; and, designated Urban Mixed Use District, Low Residential Subdistrict on the TAMP Future Land Use Map. South: Across Westclox Street, undeveloped land and crop fields; zoned A, Agricultural Rural, Mobile Home Overlay; and, designated Urban Mixed Use District, Neighborhood Center Subdistrict on the IAMP Future Land Use Map. East: Across S.R. 29, undeveloped and developed acreage with medical facilities (FSU Medical Campus, Immokalee Outpatient Rehabilitation Center and Collier Health Services), zoned -3- -* Igz CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Heritage PUD, and, designated Urban Mixed Use District, Low Residential Subdistrict; and undeveloped and developed acreage with commercial buildings, zoned C -1, Commercial Professional and General Office District and, designated Urban Commercial District, S.R. 29 and Jefferson Avenue Commercial Subdistrict on the TAMP Future Land Use Map. West: Undeveloped; zoned A, Agricultural Rural, Mobile Home Overlay; and, designated Urban Mixed Use District, High Residential Subdistrict on the IAMP Future Land Use Map. STAFF ANALYSIS: Appropriateness of Chanae If approved as submitted, this Growth Management Plan amendment will allow the development of a large format retailer (e.g. Wal -Mart) or any other development allowed in the C -1 through C -4 zoning districts. This development would be abutting lands designated on the FLUM for residential uses to the north and west, and commercial uses to the south and, east across S.R. 29. The suitability of the proposed Growth Management Plan amendment to accommodate the petitioner's request is to be established through an evaluation of relevant and appropriate data for population growth, commercial inventory, infrastructure development, and other considerations within the surrounding area. BACKGROUND — Immokalee Area Master Plan IIAMP): TAMP —1991 to present The Board of County Commissioners adopted the Immokalee Area Master Plan (TAMP) in 1991. Subsequent to that date, the most significant changes to the Plan occurred with the Rural Lands Stewardship Area Overlay amendments in 2002 and the Evaluation and Appraisal Report in 2004. The Master Plan and corresponding Future Land Use Map (FLUM) provide the framework for development within the community. The TAMP restricts commercial uses and intensity to specific Subdistricts and existing commercially zoned lands within the Immokalee Urban area. Relevant to the subject petition, the IAMP Neighborhood Center Subdistrict and the S.R. 29 and Jefferson Avenue Commercial Subdistrict allow the following commercial uses and land use intensities. (Refer to the existing IAMP FLUM on page 6 for the portion of the subject site (19.07 ac.) located within the Neighborhood Center and the location of the S.R. 29 & Jefferson Ave. Commercial Subdistrict.) • Neighborhood Center Subdistrict The purpose of this land use classification is to provide for centers of activity that serve the needs of the surrounding neighborhoods. The centers should contain a mix of neighborhood oriented uses such as day care center, parks, schools, and governmental activities. Other development criteria that shall apply to all neighborhood centers includes the following: a. To achieve a neighborhood character, these centers are encouraged to be anchored by elementary schools, neighborhood scale parks, and /or churches. b. A center should be limited to 80 -120 acres in size, and will serve a population ranging between 5,000 to 7,500 people, or accommodate a service area of one (1) mile radius. c. The Neighborhood Centers should be no closer than one (1) mile. d. Non - residential uses shall be at least 20% of the size of the Neighborhood Center. e. Residential development within the designated Neighborhoods Centers shall permit a maximum density of twelve (12) units per gross acre. Residential dwelling units shall be limited to multi - family structures and less intensive units such as single - family and duplexes provided they are compatible with the district. Mobile home developments shall be permitted only in the form of mobile home subdivisions or parks as defined in the Land Development Code. -4- #i+ _q �_ CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. f. Commercial development shall be permitted within a Neighborhood Center provided all of the following criteria are met; 1. Commercial uses shall be limited to barber and beauty shops; drug stores; deli; meat market; bicycle services; restaurant; dry cleaning; veterinary clinics; medical offices; laundry facilities; any other convenience commercial uses which is compatible in nature with the foregoing uses. The Collier County School Board will be notified of any proposed use to avoid conflict with the nearby schools; and 2. No commercial use shall be permitted within a % mile of an existing school property line within a Neighborhood Center; and 3. Access to the commercial development must in no way conflict with the school traffic in the area; and 4. The design of any proposed commercial development must take into consideration the safety of the school children; and 5. The projects within the Neighborhood Centers shall encourage provisions for shared parking arrangements with adjoining developments; and 6. Driveways and curb cuts shall be consolidated with adjoining developments; and 7. Projects directly abutting residentially zoned property shall provide, at a minimum, a 50 foot setback and landscape buffer; and 8. Projects shall provide a 10 foot wide landscaped strip between the abutting right -of -way and the off - street parking area. From time to time new Neighborhood Centers may be proposed. No two centers may be closer than one mile from each other. New Neighborhood Centers would require market justification and must meet size, spacing and use criteria expressed earlier. • Commercial Subdistrict — S.R. 29 and Jefferson Avenue The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are generally similar to the C -1 through C-4 Commercial Zoning Districts, as identified in the Collier County Land Development Code. These commercial uses must be located on a major arterial or collector roadway. A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along SR -29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and 7905N. B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S. Non - commercial Uses In addition to those mixed -uses permitted within the commercial designations, uses such as parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day -care centers and those essential services as defined in the Land Development Code. -5- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion R26E I� Existing TAMP Future Land Use Map IMMOKALEE x,41 , • Agenda Item 4.A. R 3 E F the 24.99 *"ubject in Ave.`•`• m -- O nirrra.�- IAMP — Immokalee Restudy Committee and Immokalee Area Master Plan and Visioning Committee In 2003, as part of the Evaluation and Appraisal Report, the Board of County Commissioners (BCC) established the Immokalee Area Master Plan Restudy Committee to assist staff with preparing amendments to the TAMP. During this process, the Restudy Committee determined that a more in depth study of the Master Plan was needed. As a result, the Board sunsetted the Restudy Committee and established the Immokalee Area Master Plan and Visioning Committee (IMPVC). The IMPVC worked with County staff, consultants and the community to evaluate the vision and needs of the community, such as identifying appropriate areas to locate and /or expand commercial development. The IMPVC recommendations to the BCC included provisions for commercial opportunities within the Urban area. Relevant to this petition, the IMPVC and staff recommended to re- designate a portion of the subject site (Neighborhood Center acreage) to Commercial Mixed Use District (CMU), which would have allowed C -1 through C -4 development on the subject site, including a large format retailer, had the IMPVC amendments to the IAMP been adopted by the Board in 2012. (Refer to the proposed IAMP FLUM on page 7 for the location of the subject site ( ±19.07 acres) currently within the Neighborhood Center proposed for re- designation to CMU.) ---h- i,-+r-- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Proposed TAMP Future Land Use Map GT'�_HA!8lT TO F.HOT To determine the appropriateness of the proposed Growth Management Plan amendment to allow C -1 through C -4 development on the project site, including a large format retailer (e.g. Wal -Mart) at an intensity of 162,000 square feet, staff reviewed the Neighborhood Information Meeting minutes and other submittal documents, including the Commercial Needs Analysis, Economic and Fiscal Benefits analysis, and various studies for consistency and compliance with applicable provisions of Section 163.3177(6)(a)2. a -j, F.S. (below). Staff's analysis of the submittal documents, etc. is further below. Section 163.3177(6) (a) 2. a -i, F.S. 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.333.02. h. The discouragement of urban sprawl. -7- *- (,-+C CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Justification, Commercial Analysis, Economic and Fiscal Benefits, Community Desires and Compatibility: • Justification The justification identified within the applicant's Commercial Needs Analysis for the proposed development, is that: (1) community serving commercial square feet is needed within the Immokalee Planning Community; (2) there is no suitable supply of commercial acreage to accommodate a large format retail center (e.g. Wal -Mart); and, (3) there are economic and fiscal benefits to the community resulting from the proposed commercial development. Commercial Analysis Generally, commercial development within a community can be categorized as strip - commercial development, neighborhood commercial, community commercial, regional commercial, etc. Based on specific studies and /or demographic data for an area, such as population, income, household size, percentage of income spent on retail goods, etc., an analyst can estimate supportable commercial square feet for various lines of goods and services for that geography by shopping center type. Relevant to the subject petition, the proposed large format retailer is categorized as community commercial. The firm of Fishkind and Associates, Inc. conducted a Commercial Needs Analysis identifying the market conditions within the Immokalee Planning Community. This analysis provided an overall context for assessing the community commercial needs for the existing and projected population within the Immokalee Planning Community. The applicant's Commercial Needs Analysis identifies that there is zero square feet of community commercial supply within the Immokalee Urban Area. The Commercial square feet demand findings from the study are as follows: Table 1: Community Commercial Square Feet Analysis figures have been adjusted to reflect a 1.25 market factor to allow for market flexibility (125% of market demand) *" figure is based on existing community serving commercial square feet within the Immokalee Urban area Based on the data submitted by the applicant, Table 1 above identifies the community commercial square feet demand that can be supported by the area's population projected for 2015 (216,351 sq. ft.), 2020 (249,103 sq. ft.), and 2025 (285,510 sq. ft.). To allow for flexibility within the market, the application of a 1.25 market factor yields supportable community square feet of 270,439 in 2015, and 311,379 in 2020 and 356,888 in 2025. 2015 2020 2025 Population 25,165 26,243 27,243 Households 6,291 6,561 6,811 Total Household Income for Community Commercial $116,727,175 $134,397,765 $154,040,321 Total Community Commercial S . Ft. Demand 216,351 249,103 285,510 Market Factor 1.25 1.25 1.25 *Adjusted Community Commercial S . Ft. Demand 270,439 311,379 356,888 * *Community Commercial S . Ft. Supply 0 0 0 figures have been adjusted to reflect a 1.25 market factor to allow for market flexibility (125% of market demand) *" figure is based on existing community serving commercial square feet within the Immokalee Urban area Based on the data submitted by the applicant, Table 1 above identifies the community commercial square feet demand that can be supported by the area's population projected for 2015 (216,351 sq. ft.), 2020 (249,103 sq. ft.), and 2025 (285,510 sq. ft.). To allow for flexibility within the market, the application of a 1.25 market factor yields supportable community square feet of 270,439 in 2015, and 311,379 in 2020 and 356,888 in 2025. CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Table 2 below identifies the projected demand allocation of community commercial square feet needed by type, as provided within the applicant's analysis. Based on these square feet estimates, the retailer will need to adjust their commercial square feet for the proposed project so as to avoid the potential oversupply of any one type of commercial line of goods and services within the market area. Table 2: Community Commercial Square Feet Allocations Based On Demand Figures Data and Analysis: Household figures: The occupied housing figure from the 2010 Census for the Immokalee Census Designated Place is 5,795. Based on the applicant's analysis, the number of households increased from 2010 to 2015 by 8.6 %, from 2015 to 2020 by 4.3 %, and 2020 to 2025 by 3.8 %. Income figures: The median (50% point in the data) household income figure from the 2010 Census for the Immokalee Census Designated Place is $21,322 and the mean (average) household figure is $31,791. The applicant used the 2010 Census mean figure to calculate household income because it correlates to the percentage of retail household expenditure. The applicant applied an annual increase of 2% to the household income figures after 2010. Existing Area Businesses: The applicant did not provide (though requested by staff) a detailed analysis of the area businesses' sales data, employment figures, and the lines of goods and /or services offered by those businesses that may directly compete with the proposed large format retailer. The applicant did, however, provide a generalized analysis of the potential impacts that a large format retailer may have on "mom and pop" businesses, national chains and regional chains within Immokalee. 2015 2020 21M General Merchandise 7,211 8,303 9,517 Food 31,395 36,148 41,431 Food Service 18,810 21,657 24,823 Clothing and Accessories 2,268 2,611 2,993 Shoes 265 305 350 Home Furnishings 16,738 19,272 22,089 Home Appliances/Music 3,210 3,696 4,236 Building Material /Hardware 33,319 38,363 43,970 Automotive 79,714 91,781 105,195 Hobby/Special Interest With Gift/Specialty Gift/Specialty Gift/Specialty 3,544 4,080 4,676 Jewelry 73 84 96 Liquor With Food Service Drugs 1,162 1,338 1,533 Other Retail 1,641 1,889 2,165 Personal Servicers 1,966 2,263 2,594 Entertainment 15,036 17,313 19,843 Total Commercial Demand 216,351 249,103 285,510 Market Factor 1.25 1.25 1.25 Total Commercial Demand adjusted by Market Factor - 311,379 356,888 Data and Analysis: Household figures: The occupied housing figure from the 2010 Census for the Immokalee Census Designated Place is 5,795. Based on the applicant's analysis, the number of households increased from 2010 to 2015 by 8.6 %, from 2015 to 2020 by 4.3 %, and 2020 to 2025 by 3.8 %. Income figures: The median (50% point in the data) household income figure from the 2010 Census for the Immokalee Census Designated Place is $21,322 and the mean (average) household figure is $31,791. The applicant used the 2010 Census mean figure to calculate household income because it correlates to the percentage of retail household expenditure. The applicant applied an annual increase of 2% to the household income figures after 2010. Existing Area Businesses: The applicant did not provide (though requested by staff) a detailed analysis of the area businesses' sales data, employment figures, and the lines of goods and /or services offered by those businesses that may directly compete with the proposed large format retailer. The applicant did, however, provide a generalized analysis of the potential impacts that a large format retailer may have on "mom and pop" businesses, national chains and regional chains within Immokalee. *- (--� CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Other Considerations — Wal -Mart Studies: There have been various studies published that describe both the positive and negative impacts resulting from a Wal -Mart entering the market. It appears from the studies submitted with this application that existing businesses offering overlapping lines of goods and services with those offered at the large format retailer may be most affected, depending on their adaptability in the market. However, existing and future businesses within the area that offer services or products that do not directly compete with the proposed retailer's lines of goods and services have the potential to experience improved sales due in part to increased consumer traffic that the proposed retailer brings to, or captures from within, the community. Staff Assessment: (1) Based on the data submitted with this petition it is unknown the number of existing businesses within the Immokalee community that will compete directly with or offer overlapping goods and services with those offered at the proposed large format retailer. (2) Area businesses with overlapping lines of goods and services with those offered at the proposed large format retailer may potentially experience an increase or decrease in sales, depending on how these existing businesses are able to respond or adapt to the proposed retailer entering the market (e.g. match prices, offer superior service, etc.). [Refer to the document titled, "How Local Merchants Can Compete" located with the applicant's Commercial Needs Analysis.] (3) Impacts from excess overlapping goods and services entering the market may result in the proposed large format retailer capturing more consumers within the existing market, that is diverting consumers from existing competing businesses. (4) The existing businesses' ability to compete with the proposed large format retailer's price points on like goods and services may affect their viability. (5) The large format retailer may have the effect of pulling more consumers into the area and/or capture consumers living within the area but shopping outside the area. (6) The large format retailer has the potential to increase demand for certain non - competing businesses, e.g. restaurant. (7) The large format retailer has the potential to benefit consumers by offering lower prices, the convenience of one -stop shopping, and more shopping options. • Economic and Fiscal Benefits Job Creation: Job creation brings direct and indirect social and economic benefits for those employed and the community as a whole. Based on the applicant's estimates, the proposed large format retailer (e.g. Wal -Mart) has the potential to generate 83 construction jobs, including 11 indirect jobs (jobs created when the proposed business buys goods and services from local firms) and 19 induced jobs (jobs created when employees from the proposed development spend a portion of their wages on locally produced goods and services), with a total labor income of over $6.2 million during the construction phase of the project. Salary ranges of these employees were not provided.Additionally, the project will generate $7.3 million in value added dollars to the economy and generate an economic output of $12.8 million during the construction phase. Based on the applicant's estimates, once built out, the proposed retailer will generate 361 total jobs of which 300 will be full time equivalent, 22 indirect jobs and 39 induced jobs, with a total labor income of $12.3 million at the build -out stage of development. Salary ranges of these employees were not provided. Additionally, the project will generate $20.6 million in value added dollars to the economy and generate an economic output of $27 million annually once the proposed project is up and running. -10- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Staff Assessment: (1) Existing area businesses that directly compete with the proposed large format retailer — exact number is unknown — may experience a decline in sales due to the diverting of those sales to the proposed large format retailer, in turn, this may require an employer to reduce jobs or in case of a business closure, eliminate all jobs. (2) Non - competing businesses, such as a restaurant, recreational attraction or niche retailer, may add jobs within the community in response to increased consumer traffic directly related to the proposed large format retailer's presence in the community. (3) It is unknown at this time if the jobs that are to be created by the proposed large format retailer will be a net gain or a net loss to the community. Taxes and Tax Increment Financing (TIF) District. TIF realizes the incremental increase in property tax revenues resulting from development. Those dollars are then used to finance improvements needed to support and encourage new development and /or redevelopment. Eligible activities for TIF include, but are not limited to, the acquisition of land and improvements, relocation of displaced residents, demolition of deteriorated structures, site preparation, infrastructure improvements, etc. Based on the applicant's calculations, the proposed commercial development has the potential to increase TIF by approximately 2.25% or $37,462.82 annually. Based on the applicant's calculations, the proposed project has the potential to increase the ad valorem taxes in Immokalee by $38,223 annually, and could also generate an additional $6,413 in 1/2 cent sales tax revenues annually. Impact Fees: Generally, new developments are required to pay impact fees for the purpose of providing new or expanded public capital facilities needed to serve that new development. Impact fees are calculated based on the type and size of the proposed development and are used to finance improvements offsite, but to the benefit of the development. Relevant to this subject petition, the submittal did not include an analysis of the Impact Fees to be paid by the proposed project. However, the Agent representing the property owner informed the public at their Neighborhood Information Meeting (NIM) that the project would be required to pay impact fees (refer to page 27 of the NIM transcript). Staff assumes this to mean that all impact fees will be paid, that no waivers will be sought. Community Desires Immokalee Area Master Plan & Visioning Committee ( IMPVC): The IMPVC spent years working with the community, consultants, Community Redevelopment Agency (CRA) Advisory Board members and staff to establish a community -wide vision to address the needs of the Immokalee area. Subsequently, the IMPVC in coordination with the CRA Advisory Board staff and their consultant prepared amendments to the IAMP to implement the community's vision, which included new and expanded commercial opportunities throughout the Urban area. Data and analysis for these amendments were supported with various studies, including a commercial needs analysis and economic analysis, which concluded that additional commercial acreage was needed to support future population growth within the community. Relevant to the subject petition, an area recommended for commercial intensification and expansion included the +19.07 acres of the subject ±24.99 project site designated as Neighborhood Center. -11- -#-t -t CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. Neighborhood Information Meeting (NIM): Approximately 400 — 500 people attended the NIM held by the applicant on January 13, 2014 for the subject petition. Based on comments from the public present, such as the need for jobs, need for additional shopping options, etc. and a "show of hands" in favor of the project, County staff can report that the majority of those present at this meeting indicated they were in support of the Applicant's proposal as a large format retailer. Immokalee Community Redevelopment Agency (CRA) Advisory Board: Generally, the purpose of the CRA Advisory Board is to ensure that the interests of residents, property owners, businesses and other stakeholders are represented in key decisions relating to the Community Redevelopment Plan and budget for their area. The Advisory Board members provide input and make recommendations to Community Redevelopment Agency Board concerning their Community Redevelopment area. The CRA Advisory Board met on March 19, 2014 to discuss the proposed Growth Management Plan amendment, and voted unanimously (7 -0, 3 members were absent) to support the petition. A second motion was made and supported unanimously to send a letter to the Collier County Planning Commission to voice concerns about roadway traffic congestion resulting from the petition. Compatibility Site Design: The subject Immokalee Area Master Plan amendment exempts development on the subject site from the architectural and site design standards of Land Development Code (LDC) Section 5.05.08, and the sign standards of LDC Section 5.06.00; and provides that architectural, site design and sign standards be established through the rezoning of the subject site. As a result, the compatibility of the proposed large format retail development with its surrounding land uses will need to be addressed in the consideration of the companion Planned Unit Development (PUD) request. The applicant has not provided justification with this petition for these requested exemptions. Suitability of the Property for Change: Approximately ±19.07 acres of the subject property is currently designated Neighborhood Center and allows for limited neighborhood commercial development. The remaining ±5.92 acres outside of the Neighborhood Center are designated high and low residential. The proposed Immokalee Master Plan amendments would have changed the designation on that acreage to Commercial Mixed Use Subdistrict, which would have allowed the same uses as the proposed Subdistrict. As noted below, there are no public facilities impact concerns and no environmental concerns. The site can accommodate the proposed development and adequately buffer from adjacent properties. Environmental Impacts: The subject property is partially vegetated with native vegetation. Pursuant to Policy 6.1.1. of the Conservation and Coastal Management Element (CCME), the proposed commercial project shall be required to retain fifteen percent of the native vegetation on site. According to aerials available on the Property Appraisers website, much of the subject property was cleared prior to 1985 for pasture. The areas cleared for agricultural purposes prior to the adoption of Ordinance No. 76 -42 are exempt from agricultural clearing permit requirements and native vegetation retention requirements of CCME Policy 6.1.1. Documentation of when the property was cleared shall be required as part of the rezoning submittal for the subject site. A listed species survey was conducted on June 12, 2013 by the environmental consultant for the project and no listed species or signs of listed species were observed during the survey. Given the disturbed nature and location of the site, it is unlikely that listed species would occur on the property. The subject property is located outside County well field protection zones. -12- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. The proposed amendment will have no effect on the requirements of the Conservation and Coastal Management Element. Historical and Archaeological Impacts: The project shall be subject to the accidental discovery of archaeological or historical sites, as required by Policy 11.1.3. of the Conservation and Coastal Management Element and Section 2.03.07 E of the Land Development Code. Public Facilities Impacts: The petitioner prepared public facilities calculations, which were submitted with this petition and are summarized below. • Potable Water: The subject property is located within the Immokalee Water and Sewer District (IWSD). The analysis indicates that the IWSD has a current estimated existing plant capacity of approximately 52 mgd and the proposed project demand of 36,450 gpd demand for the estimated 162,000 sq. ft. of community commercial land uses can be accommodated by the IWSD. • Sanitary Sewer: The subject property is located within the Immokalee Water and Sewer District (IWSD). The proposed project will create a demand of approximately 31,590 gpd on the system, which according to the applicant can be accommodated by the Utility. • Solid Waste: The project will be served by Collier County Solid Waste Management. The project is expected to generate waste at a rate of approximately 92.25 tons /year, approximately 35.47 tons /year less than the development of single family and neighborhood commercial uses allowed by right on the existing site. According to the applicant, there is sufficient capacity to accommodate the project. • Drainage: The proposed project will be required to comply with the SFWMD and County rules and regulations that assure controlled accommodation of storm water events by both on -site and off -site improvements. • Transportation: The roadway network adjacent to the subject site has sufficient capacity to accommodate the subject project within the 5 -year planning period, and the conceptual site design is consistent with the Long Range Transportation Plan. Accordingly, the project can be deemed consistent with Objective 3 and Policy 5.1 of the Transportation Element of the Growth Management Plan. • Schools, Libraries, Parks and Recreational Facilities: The application does not propose an increase in residential density; therefore, no additional demand for services is anticipated. • EMS, Fire, and Police: The subject project is located within the Immokalee Fire Control District, Station 31. Fire and EMS services are located at 502 East New Market Road and 1107 Carson Road; and, the sheriff substation is located at 112 South 1 st Street. -13- CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: The Neighborhood Information Meeting (NIM) required by Land Development Code Section 10.03.05 F was [duly advertised, noticed and] held on January 13, 2014, at the Southwest Florida Works Building, located at 750 South Fifth Street. Approximately 400+ people other than the applicant's team and County staff attended the NIM. Please refer to the NIM transcript immediately following this Staff Report for specific details of the meeting. FINDINGS AND CONCLUSIONS: The following are findings and conclusions as a result of the review and evaluation of this GMPA request: • As a result of this amendment, there are no significant impacts to public facilities, as defined in the Capital Improvement Element, with respect to Transportation, Potable Water, Sanitary Sewer, Drainage and Solid Waste facilities. • Approximately 19.07 acres of the total project acreage is presently designated to accommodate lower intensity commercial zoning. • There is a demand for the proposed 162,000 square feet of community commercial development to serve existing and future populations, and there are no existing suitable sites to accommodate the proposed project in the Immokalee Planning Community. • The large format retailer has the potential to benefit consumers by offering lower prices, the convenience of one -stop shopping, and more shopping options. • The project has the potential to capture consumer demand for community commercial presently being met outside of the community. • Non - competing businesses may add jobs within the community in response to increased consumer traffic directly related to the proposed large format retailer's presence in the community. • The project has the potential to generate 300 full time equivalent jobs within the community. • The project has the potential to generate an economic output of $27 million annually once retail operations begin. • The project has the potential to increase the CRA's TIF by approximately 2.25% annually. • The petition was unanimously supported by the CRAAdvisory Board. • At the Neighborhood Information Meeting there were no speakers opposed to the proposal and a "show of hands" indicated significant support for the petition. • Area businesses with overlapping lines of goods and services with those offered at the proposed large format retailer may potentially experience an increase or decrease in sales, depending on how these businesses are able to respond or adapt to the proposed retailer entering the market. • Impacts from excess overlapping goods and services entering the market may result in the proposed large format retailer capturing more consumers within the existing market; that is diverting consumers from existing competing businesses. • Existing area businesses that directly compete with the proposed large format retailer may experience a decline in sales due to the diverting of those sales to the proposed large format retailer; in turn, requiring an employer to reduce jobs or in case of a business closure, eliminate all jobs. LEGAL CONSIDERATIONS: This Staff Report has been reviewed by the County Attorney's Office on April 22, 2014 [HFAC] -14- -#7- (--:� CP- 2013 -8, SR 29 and Jefferson Avenue Commercial Subdistrict Expansion Agenda Item 4.A. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition CP- 2013 -8 to the Board of County Commissioners with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity, subject to the following changes below. C That portion of this subdistrict located at the IN northwest quadrant of the intersection of Westclox Street and S.R. 29 comprising approximately 25 acres, shall be rezoned in the form of a Planned Unit Development (PUD) and shall be limited to a maximum of 162.000 square feet of gross leasable floor area of commercial uses The PUD shall include an appropriate list of commercial land uses &Ad designed to serve the e9wA%w@ l: needs of the Immokalee C community, and shall include appropriate development standards. Gede; however- 4149 PWG) wheal PREPARED BY: l At"ctele R. M AICP Principal Planner Comprehe ve Planning Section Planning and Zoning Department DATE: If REVIEWED BY: �"'`'� DATE: David Weeks, AICP, GMP Manager Comprehensive Planning Section Planning and Zoning Department t _ /'-/ - /y REVIEWED BY: DATE: Michael Bosi, AICP, Director Planning and Zoning Department Growth Management Division APPROVED BYE DATE: Ki6-kCasalan'guida, Administrator Growth Management Division PETITION NO. CP- 2013 -8 NOTE: This petition has been scheduled for the June 24, 2014 BCC Meeting. -15- 4-- f4-t" RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89 -05, AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND IMMOKALEE AREA FUTURE LAND USE MAP TO ADD APPROXIMATELY 24.99 ACRES TO THE SR -29 AND JEFFERSON AVENUE COMMERCIAL SUBDISTRICT OF THE URBAN- COMMERCIAL DISTRICT, TO ALLOW FOR THE DEVELOPMENT OF UP TO 162,000 SQUARE FEET OF C -1 (COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT), C -2 (COMMERCIAL CONVENIENCE DISTRICT), C -3 (COMMERCIAL INTERMEDIATE DISTRICT), AND C -4 (GENERAL COMMERCIAL DISTRICT) COMMERCIAL USES AS DESCRIBED IN THE LAND DEVELOPMENT CODE (LDC); TO EXEMPT DEVELOPMENT ON THE SUBJECT SITE FROM THE ARCHITECTURAL AND SITE DESIGN STANDARDS OF LDC SECTION 5.05.08, AND THE SIGN STANDARDS OF LDC SECTION 5.06.00; AND TO PROVIDE THAT ARCHITECTURAL, SITE DESIGN AND SIGN STANDARDS BE ESTABLISHED THROUGH THE REZONING OF THE SUBJECT SITE, AND FURTHERMORE RECOMMENDING TRANSMITTAL TO THE DEPARTMENT OF ECONOMIC OPPORTUNITY (DEO). THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF WESTCLOX STREET AND STATE ROAD 29 IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA. [PL20130001345/CP- 2013 -8] WHEREAS, Collier County, pursuant to Section 163.3161, et. se g., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Petitioner, Barron Collier Investments, Ltd., has initiated this amendment to the Immokalee Area Master Plan Element and Immokalee Area future Land Use Map; and WHEREAS, on April 29, 2014, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and Words underlined are additions; Words stmek thfough are deletions * * * * * * * * * * * * are a break in text PL20130001345/CP- 2013 -8 Rev. 5/22/14 */,7—t WHEREAS, on June 24, 2014, the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3 184, F.S.; and WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. 'PHIS RESOLUTION ADOPTED after motion, second and majority vote this day of , 2014. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk Approved as to form and legality: 4 vA Heidi Ashton -Cicko Managing Assistant County Attorney Attachment: Exhibit "A" — Text and Map CP\ 14 -CMP- 00915\26 TOM HENNING, Chairman Words underlined are additions; Words stmek thfeugh are deletions * * * * * * * * * * * * are a break in text PL20130001345/CP- 2013 -8 Rev. 5/22/14 2 Exhibit A URBAN DESIGNATION B. Urban — Commercial District �#13_� CP- 2013 -8 [Page 16] 1. Commercial Subdistrict — S.R. 29 and Jefferson Avenue The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are generally similar to the C -1 through C -4 Commercial Zoning Districts, as identified in the Collier County Land Development Code. These commercial uses must be located on a major arterial or collector roadway. A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along SR -29, as identified on Zoning Maps: 6932N; 6932S; 6933N; 6933S; 7904N; and 7905N. B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S. C That portion of the Subdistrict located at the northwest quadrant of the intersection of Westclox Street and S.R. 29 shall be rezoned in the form of a Planned Unit Development (PUD) The PUD shall include an appropriate list of commercial land uses designed to serve the needs of the Immokalee community. Development within this portion of the Subdistrict shall not be required to meet the specific architectural and site design standards for commercial development required for PUDs, identified in Section 5.05.08, and the signage requirements of Section 5.06 of the Collier County Land Development Code; however, the PUD shall include specific site design and building architectural and signage standards for the commercial development. Non - commercial Uses In addition to those mixed -uses permitted within the Commercial Designations, uses such as parks, open space and recreational uses, churches, libraries, cemeteries, public and private schools, day -care centers and those essential services as defined in the Land Development Code. * ** * ** * ** * ** * ** * ** * ** * * ** * ** * ** * ** * ** * ** Text break * ** * ** * ** *** * ** *** * ** * ** *** * ** * ** * ** ** Page 1 of 2 [Single underline text is added, and single StFike thFeugh text is deleted.] R 28 E Ul EXHIBIT A R 29 E lMM0KALr:E FUTURE LAND USE MAP SUBJECT SITE CP-2013-8 Page 2 of 2 0-- OAM 3/"14 - -20i313K PETITION CP-2013- R 30 6 L" ND 7=—, cl 0 -* f-4-a COPY APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN SECTION 29 TOWNSHIP 46 SOUTH RANGE 29 EAST PREPARED FOR: Barron Collier Investments Ltd. 2600 Golden Gate Parkway, Suite 200 Naples, Florida 34105 -3227 W D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 ., Richard D. Yovanovich, Esq. Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 June 28, 2013 Revision 1 — September 2013 Revision 2 — March 2014 (fit Description of Proposed Amendment CP- 2013 -8 Immokalee Area Master Plan The amendment pertains to properties located in the northwest quadrant of the intersection of State Road 29 and Westclox Drive. The amendment proposes to modify the Urban — Mixed Use District, Neighborhood Center Subdistrict, Urban — Mixed Use District, Low Residential Subdistrict and Urban — Mixed Use District, High Residential District to expand the subdistrict known as the Urban — Commercial District Commercial Subdistrict — S.R. 29 and Jefferson Avenue. The expanded subdistrict would allow the property to be rezoned to Commercial Planned Development for development of up to 162,000 square feet of commercial land use on approximately 24.99± acres. The applicant requires the 24.99± acre parcel size in order to develop the site with the 162,000 square feet of commercial uses. Presently 19.07± acres are designated as Neighborhood Center Subdistrict. The S.R. 29 and Jefferson Avenue Commercial Subdistrict is proposed in order to achieve commercial land uses having intensity greater than the convenience commercial uses permitted in this neighborhood center subdistrict. The amendment is being processed concurrently with a PUD rezone from A(MHO) to CPUD, which will include commercial land uses and development standards consistent with this new subdistrict. 4f 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 David Genson Company Barron Collier Investments Ltd. Mailing Address 2600 Golden Gate Parkway, Suite 200 City Naples State FL Zip Code 34105 Phone Number 239 - 262 -2600 Fax Number 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(a)gradyminor.com Company /Firm Richard D. Yovanovich, Esq, Coleman _Yovanovich and Koester, P.A Mailing Address 4001 Tamiami Trail North, Suite 300 City Naples State Zip Code 34103 Phone Number 239.435.3535 Fax Number 239.435.1218 Email Address ryovanovich(a-)_cyklawfirm.com C1. Name of Owner(s) of Record Barron Collier Investments Ltd. Mailing Address 2600 Golden Gate Parkway Suite 200 City Naples State FL Zip Code 34105 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.G. attached) Page 1 of 5 IBCGMPA 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 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 Barron Collier Investments, Ltd. Please see Exhibit II.D attached 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 Wal -Mart Stores East, LP, 2001 S. E. 10th Street 100% Bentonville, Arkansas 72716 -5560 F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (12/1998 ) leased ( ): _Terms of lease _ yrs /mos. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Page 2 of 5 IBCGWA Ill. DESCRIPTION OF PROPERTY A. LEGAL DESCRIPTION Please see Exhibit III.A attached B. GENERAL LOCATION Subiect property is located on the north side of Westclox Drive and the west side of State Road 29. C. PLANNING COMMUNITY Immokalee D. TAZ 421 E. SIZE IN ACRES 24.55± F. ZONING A Agricultural WHO Overlay) G. SURROUNDING LAND USE PATTERN Urban - Mixed Use District Neighborhood Center Subdistrict High Residential Subdistrict and Low Residential Subdistrict and Urban - Commercial District Commercial Subdistrict — S.R. 29 and Jefferson Avenue ZONING: A Agricultural H. FUTURE LAND USE MAP DESIGNATION (S) Urban - Mixed Use District Neighborhood Center Subdistrict Low Residential Subdistrict and High Residential Subdistrict IV. TYPE OF REQUEST A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB - ELEMENTS) TO BE AMENDED: Housing Element Traffic Circulation Sub - Element Aviation Sub - Element Sanitary Sewer Sub - Element Solid Waste Sub - Element Capital Improvement Element Future Land Use Element ✓ Immokalee Master Plan Recreation /Open Space Mass Transit Sub - Element Potable Water Sub - Element NGWAR Sub - Element Drainage Sub - Element CCME Element Golden Gate Master Plan B. AMEND PAGE(S) 17 OF THE Immokalee Area Master Plan AS FOLLOWS: (Use &tFike- through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: See Exhibit IV.B C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Urban - Mixed Use District. Neighborhood Center Subdistrict Urban — Mixed Use District Low Residential Subdistrict and Urban — Mixed Use District High Residential Subdistrict TO Urban - Commercial District Commercial Subdistrict — S.R. 29 and Jefferson Avenue D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) NA E. DESCRIBE ADDITIONAL CHANGES REQUESTED: NA Page 3 of 5 IBCGWA -:# 1 qc�, 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 W- 11.006(1)(a)Ta, F.A.C. ) N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J- 11.006(1)(a)Tb, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Y, Exhibit 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 IBCGN PA -* rq-r- (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 Arterial & Collector Roads: Name of specific road and LOS S.R. 29 Westclox Street 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). Exhibit V.F Location of welifields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). N/A Traffic Congestion Boundary, if applicable. N/A Coastal Management Boundary, if applicable. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION Provided $16,700.00 non - refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. N/A $9,000.00 non - refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 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 IBCGMPA COPY EXHIBIT I.D. a � s i � PROFESSIONAL CONSULTANTS Commercial Subdistrict — S.R. 29 and Jefferson Avenue Exhibit I.D. Professional Consultants Planning /Project Management: Q. Grady Minor and Associates, P.A. D. Wayne Arnold, AICP 3800 Via Del Rey Bonita Springs, FL 34134 (239) 947 -1144 (239) 947 -0375 fax warnold @gradyminor.com Coleman, Yovanovich and Koester, P.A. Richard D. Yovanovich, Esq. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 (239) 435 -3535 (239) 435 -1218 fax Yovanovich@cyklawfirm.com Transportation: JMB Transportation Engineering, Inc. James M. Banks, P.E., President 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(c- boylanenv.com Market Analysis: Fishkind & Associates G. Russell Weyer, Senior Associate 1415 Panther Lane, Suite 248 Naples, Florida 34109 (239) 254 -8585 (239) 382 -3254 fax Exhibit I.D Page 1 of 5 D. Wayne Arnold, AICP Principal, Director of Planning Education • Master of Urban Planning, University of Kansas, Lawrence • Bachelor of Science, Urban and Regional Planning/Geography, Missouri State University Professional Registrations/ Affiliations • American Institute of Certified Planners (AICP) • American Planning Association (APA) • Urban Land Institute, S.W. Florida Chapter, Board of Directors 1996 • Collier County Rural Fringe Committee, Chairman, 1999 • Collier County Streetscape Ad hoc Committee, 1999 • Leadership Collier, Class of 2000 • Bonita Springs Chamber of Commerce Government Affairs Committee • Collier Building Industry Association, Board of Directors • Collier County Jr. Deputy League, Inc_, Board of Directors 0 GradyMinor Mr. Arnold is a Principal and co -owner of the firm and serves as the Secretary/Treasurer and Director of Planning. As Director of Planning, Mr. Arnold is responsible for and oversees services related to plan amendments, property rezonings, expert witness testimony, ROW Acquisition, public participation facilitation, and project management. Mr. Arnold previously served as the Planning Services Director at Collier County, where he oversaw the County's zoning, comprehensive planning, engineering, platting and Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has prior Florida planning experience with Palm Beach County Government and the South Florida Water Management District. Mr. Arnold has been accepted as an expert in land planning matters in local and state proceedings. Relevant Projects • Collier County Growth Management Plan • Marco Island Master Plan • Immokalee Area Master Plan a Collier County Land Development Code • Logan Boulevard Right -of -Way Acquisition Planning Analysis • U.S. 41 Right -of -Way Expansion Planning Analysis • Copeland Zoning Overlay • Collier County Government Center Development of Regional Impact (DRI) • Winding Cypress DRI • Pine Ridge /Goodlette Road Commercial Infill District • Lely Lakes PUD Rezoning • Henderson Creek Planned Development/Growth Management Plan Amendment • Orangetree (Settlement Area) Growth Management Plan Amendment • Mercato Mixed Use Planned Development • North Point DRI/M:PD • Vornado RPUD a Orange Blossom Ranch MPD • Palermo Cove RPD Q. Grad Minor & Associates, P.A. Ll:,il ung!neers a Surveyors a Lams Planners • Landscape Architects Exhibit I.D Page 2 of 5 -*--(-4-0 Richard D. Yovanovich Rich Yovanovich is one of the firm's shareholders. He moved to Naples in 1990 and was an Assistant County Attorney for Collier County from 1990 -1994. As an Assistant County Attorney he focused on land development and construction matters. Since entering private practice in 1994, Mr. Yovanovich has represented property owners through the entitlement process before local and state agencies. His representation includes project ranging from small residential and commercial projects to large developments of regional impact. Professional Activities/ Associations The Florida Bar Collier County Bar Association Civic/ Charitable Activities/ Associations Member, Furman University Trustees Council, 2007 - Chairman, Leadership Collier Foundation Alumni Assoc. Member, Board of Directors, Holocaust Museum 2007 — Member, Leadership Collier, Class of 2000 Member, Board of Directors, CBIA (Director 2004 -2008, Vice President 2006 -2007) Member, Board of Director, Immokalee Friendship House Member, Board of Director, Avow Hospice 2011 - Member, Florida Trend Legal Elite Elder, Vanderbilt Presbyterian Church Bar & Court Admission Florida, 1988 U.S District Court, Middle District of Florida U.S. Court of Appeals, Eleventh Circuit Education University of South Carolina J.D., 1987 J. Ed., 1986 Furman University B.A., cum laude, 1983 Exhibit I.D Page 3 of 5 4�- iqc� 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 J M B 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 Des. � 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 Aiico 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. Exhibit LD Page 4 of 5 CURRENT RESPONSIBILITIES Ms. Schlachta is responsible for project management, and assisting in the management and technical supervision of environmental staff. The Clientele Ms. Schlachta works with include the private and public sectors. RELEVANT EXPERIENCE Since 1998, Ms. Schlachta has managed projects, conducted fieldwork, and produced reports and applications for environmental land use planning, permitting and development. These projects include due diligence assessments for land acquisition purposes, assistance with environmental land planning, coordination on permitting and mitigation design for wetlands and wildlife, and compliance monitoring of projects during and after construction. PROTECT EXPERIENCE • Artesa MPUD: Corps and SFWMD Permitting, FWS/FWC coordination on Florida Panther impacts, Gopher Tortoise relocation and wetland mitigation design in Collier County • Bonita 75 CPD: Commercial Land Use Permitting in the City of Bonita Springs • Camp Keais and Shaggy Strand: Wetland Monitoring for Collier Enterprises in Collier County • Coconut Point/Simon Suncoast Mall: Environmental Permit Compliance and Monitoring • Lee County Halfway Creek Water Quality Improvements: DEP and Corps Permitting for a Restoration Plan in Lee County • Imperial Marsh: Permit Compliance and Monitoring for Lee County Mitigation Site in Lee County • Pine Ridge Center: Corps and SFWMD Permitting, coordination on RCW habitat, Monitoring and Compliance in Collier County • S.R. 31 Improvements: Caracara Survey and Monitoring for FDOT project in Charlotte County. • SR 78 & SR 29 Realignment: SEIR and Environmental Permitting for FDOT in Hendry • Tamiami Crossing CPD: Land Use Permitting and Environmental Permitting in Collier County • Wulfert Point Estates: SFWMI) Permitting and Wildlife Coordination on Gopher Tortoise and Bald Eagle on Sanibel. Exhibit I.D Kimberly Schlachta, CSE Senior Environmental Scientist Experience: o 12+ years Education: o Auburn University, BS 1997 Professional Affiliations: • Florida Association of Environmental Professionals • National Association of Environmental Professionals • Certified Senior Ecologist - Ecological Society of America • Soils and Water Conservation Society • Association of Southeastern Biologists Certification: o FWC — Permit GTA -09 -00021 Gopher Tortoise Authorized Agent Areas of Expertise: • Vegetation and Habitat Mapping utilizing ACAD, GPS • Corps and State Wetland Delineation • Impact Assessment • Wildlife Surveys and Relocations • Gopher Tortoise Surveys, Bucket Trapping, Excavation & Relocation • Wildlife Habitat Management Planning and Permitting • Habitat Restoration and Mitigation Design • Environmental Land Use Permitting and Rezoning • Local, State and Federal Environmental Permitting • Post Permit Compliance and Monitoring • Planning and Management of Gopher Tortoise Relocation Sites Contact Information: Boylan Environmental Consultants 11000 Metro Parkway, Suite 4 Fort Myers, Florida 33966 Telephone: (239) 418 -0671 Fax: (239) 418 -0672 Email: kimsgboylanenv.com Web: www_boylanenv.com Page 5 of 5 ' '°1-c" George Russell (Russ) Weyer, MBA Senior Associate Professional Qualifications Education Areas of Expertise Areas of Expertise 1993 Master of Business Administration (MBA) University of Miami Real Estate and Finance 1977 Bachelor of Arts (BA) Michigan State University Communications Employment Record Period Fishkind & Associates, Inc. July 2004 — Current Senior Associate JED of Southwest Florida, Inc. Mar. 2003 — July 2004 Vice President of Development GRW Management, Inc. Sept. 2001 — Feb. 2003 President' London Bay Homes, Inc- Romanza, Inc Sept. 2000 — Sept. 2001 President Lake Las Vegas, Joint Venture Nov. 1999 — Sept. 2000 Vice President of Resort Operations Cavalear Corporation Jan. 1997 —Nov. 1999 President and CEO Westinghouse Communities, Inc_ Mar. 1984 —Oct. 1996 Director of Commercial Sales and Amenity Management • Residential Development Management and Analysis Commercial Development Management and Analysis Real Estate Amenity Management and Analysis Residential Market Analysis • Commercial Market Analysis Real Estate Amenity Market Analysis Real Estate Fiscal Analysis • Litigation Support Eishk-ind and Associates Resume Exhibit I.D Page 6 of 7 =tf- (-q o, Professional Synopsis As a former commercial and residential real estate developer in Florida, Ohio and Nevada, Mr. Weyer brings an extensive and distinct development point of view to Fishkind and Associates. He has over 20 years of real estate development experience with large corporations and family -owned companies that focused on commercial office, retail, industrial, hospitality, amenity, and residential development. Mr. Weyer has on -point senior management experience with the entire development process from acquisition identification, due diligence, purchase negotiations, planning and securing entitlements, horizontal and vertical construction, sales (leasing) and marketing, to property management, condominium turnover and disposition. Needs Analysis Performance Silver Strand Business Park — Collier County, Florida Florida Citrus Property — Lee County, Florida Toledo Blade Property — North Port, Florida Pine Air Lakes — Collier County, Florida Florida Gulf Coast Tech Park — Lee County, Florida North Village — Bonita Bay Group — LaBelle, Florida Rodina — Duda Properties — Hendry County, Florida Corradi Airport Road — Collier County, Florida Elkin Property — Landon Group — Hendry County, Florida River Grove Property — Landon Group — Glades County, Florida Germain Automotive — Collier County, Florida Lake Placid Groves — Lykes Land Investments — Highlands County, Florida Village Commons — Collier County, Florida Naples Christian Academy — Collier County, Florida Roberts Group Retail Center — Bonita Springs, Florida Sunrock Property — Hendry County, Florida Tradeport — Collier County, Florida The Town of Big Cypress, Collier County, Florida Whispering Lakes — Lee County, Florida Exhibit M Page 7 of 7 �a COPY EXHIBIT II.D. DISCLOSURE OF INTEREST m 1 � I ARTICLES OF INCORPORATION 4-- (4a APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN Disclosure of Interest Information D. if the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and /or limited partners. Barron Collier Investments Ltd. 2600 Golden Gate Parkway, Suite 200 Naples, FL 34105 PARTNER'S NAME Barron G. Collier III Lifetime Irrevocable Trust Trust U/W of Barron Collier Jr., f /b /o Juliet C. Sproul Lamar Gable Lifetime Irrevocable Trust PARTNERSHIP INTEREST GENERAL LIMITED PARTNERS PARTNERS 0.500000% 24.500000% 0.500000% 24.500000% 0.250000% 12.250000% Frances G. Villere Lifetime Irrevocable Trust For Christopher D. Villere Family 0.083334% 4.083334% Frances G. Villere Lifetime Irrevocable Trust For Mathilde Villere Currence Family 0.083333% 4.083333% Frances G. Villere Lifetime Irrevocable Trust For Lamar G. Villere Family 0.083333% 4.083333% Phyllis G. Alden Lifetime Irrevocable Trust Donna G. Keller Lifetime Irrevocable Trust Grand Totals GRAND TOTAL —ALL PARTNERS 0.250000% 12.250000% 0.250000% 12.500000% Page 1 of 1 qtr- l�qG BCI, LTD - Beneficiaries of each trust Juliet C. Sproul Family Inheritance Trust Juliet C. Sproul Juliet A. Sproul Katherine G. Sproul Jennifer S. Sullivan Barron Collier III Lifetime Irrev. Trust Settlor's lineal descendants, and lineal descendents of the Settlor's brothers and sister (collectively the "beneficiaries ") Lamar Gable Lifetime Irrev. Trust Settlor's lineal descendants, and lineal descendents of the Settlor's brothers and sister (collectively the "beneficiaries ") FGVLIRT —Christopher D. Villere Family Settlor's son's children and grandchildren FGVLIRT— Mathilde V. Currence Family Settlor's daughter's children and grandchildren FGVLIRT— Lamar G. Villere Family Settlor's son's children and grandchildren FGVLIRT —Christopher D. Villere Family Settlor's son's children and grandchildren FGVLIRT- Mathilde V. Currence Family Settlor's daughter's children and grandchildren FGVLIRT— Lamar G. Villere Family Settlor's son's children and grandchildren Phyllis G. Alden Lifetime Irrev. Trust Settlor's lineal descendants, and lineal descendents of the Settlor's brothers and sister (collectively the "beneficiaries ") Donna G. Keller Lifetime Irrev. Trust Settlor's lineal descendants, and lineal descendents of the Settlor's brothers and sister (collectively the "beneficiaries ") 2013-FLORIDA LIMITED PARTNERSHIP ANNUAL REPORT DOCUMENT# A95000002010 Entity Name: BARRON COLLIER INVESTMENTS, LTD. Current Principal Place of Business: 2600 GOLDEN GATE PARKWAY NAPLES, FL 34105 Current Mailing Address: 2600 GOLDEN GATE PARKWAY NAPLES, FL 34105 FEI Number: 65- 0630512 Name and Address of Current Registered Agent: BOAZ, BRADLEY A 2600 GOLDEN GATE PARKWAY NAPLES, FL 34105 US FILED Apr 04, 2013 Secretary of State Certificate of Status Desired: No The above named entity submits this statement for the purpose of changing its registered office orregistered agent, or both, in the State of Florida. SIGNATURE: Electronic Signature of Registered Agent General Partner Detail Detail Document # Name COLLIER, BARRON III Address 2600 GOLDEN GATE PARKWAY City -State -Zip: NAPLES FL 34105 Document # Name SPROUL, KATHERINE GTRUSTEE Address 2600 GOLDEN GATE PARKWAY City- State -Zip: NAPLES FL 34105 Document # Name BAIRD, DOUGLAS ETRUSTEE Address 2600 GOLDEN GATE PARKWAY City - State -Zip: NAPLES FL 34105 Document # Name SULLIVAN, JENNIFER S Address 2600 GOLDEN GATE PARKWAY City- State -Zip: NAPLES FL 34105 Document # Name SPROUL, JULIET ATRUSTEE Address 2600 GOLDEN GATE PARKWAY City - State -Zip: NAPLES FL 34105 Document # Name VILLERE, FRANCES G Address 2600 GOLDEN GATE PARKWAY City- State -Zip: NAPLES FL 34105 Date I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am a general partner of the limited partnership or the receiver or trustee empowered to execute this report as required by Chapter 620, Florida Statutes; and that my name appears above, or on an attachment with all other like empowered. SIGNATURE: DOUGLAS E BAIRD, TTE TTE 04/04/2013 Electronic Signature of Signing General Partner Detail Date BIT III.P 41 nFSCRIPTIC +(:7�\_ Exhibit III.A Legal Description A TRACT OF LAND BEING A PORTION OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 2493, PAGE 2779, LYING IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE SOUTHEAST CORNER OF SECTION 29 AS SHOWN ON THE WESTCLOX STREET RIGHT -OF -WAY MAP, COLLIER COUNTY PROJECT NUMBER 69022; THENCE RUN NORTH 00 °53'40" WEST ALONG THE EAST LINE OF SAID SECTION 29, A DISTANCE OF 449.75 FEET TO A POINT; THENCE LEAVING SAID EAST SECTION LINE, SOUTH 89 °01'15" WEST, A DISTANCE OF 100.00 FEET TO THE INTERSECTION OF THE NORTH RIGHT -OF -WAY LINE OF WESTCLOX STREET AND THE WEST RIGHT -OF -WAY LINE OF NORTH 15TH STREET (STATE ROAD 29), SAID POINT BEING THE POINT OF BEGINNING OF THE TRACT OF LAND HEREIN DESCRIBED; THENCE SOUTH 89 016'31" WEST ALONG SAID NORTH RIGHT -OF -WAY LINE OF WESTCLOX STREET, A DISTANCE OF 122.13 FEET TO THE POINT OF CURVATURE OF A CURVE TO THE RIGHT; THENCE CONTINUING ALONG SAID NORTH RIGHT - OF -WAY LINE 612.87 FEET, ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 1712.95 FEET, A DELTA ANGLE OF 20 °29'59 ", (CHORD BEARING NORTH 80 028'28" WEST, A DISTANCE OF 609.61 FEET) TO A POINT; THENCE NORTH 70 013'29" WEST, A DISTANCE OF 298.50 FEET TO A POINT; THENCE LEAVING SAID NORTH RIGHT -OF -WAY LINE, NORTH 00 °38'40" WEST, A DISTANCE OF 883.25 FEET TO A POINT; THENCE NORTH 89 °23'16" EAST, A DISTANCE OF 702.01 FEET TO A POINT; THENCE NORTH 00 °38'44" WEST, A DISTANCE OF 192.22 FEET; THENCE NORTH 89 021'16 EAST, A DISTANCE OF 300.00 FEET TO A POINT ON THE WEST RIGHT -OF -WAY LINE OF SAID NORTH 15TH STREET, (STATE ROAD 29); THENCE SOUTH 00 038'24" EAST ALONG SAID WEST RIGHT -OF -WAY LINE, A DISTANCE OF 1286.64 TO THE POINT OF BEGINNING; CONTAINING 24.99 ACRES, MORE OR LESS. COPY PROPOSED GROWTH MANAGEMENT PLAN TEXT -* r-3- � , Exhibit IV.B Amended Language Add Text on Page 17 of the IMMOKALEE AREA MASTER PLAN LAND USE DESIGNATION DESCRIPTION SECTION * ** * ** * ** * ** * ** Text break * ** * ** * ** * ** * ** (VI) B. Urban — Commercial District * ** * ** * ** * ** * ** Text break * ** * ** * ** * ** * ** (VI) 1. Commercial Subdistrict — S.R. 29 and Jefferson Avenue The purpose of this Subdistrict is to provide for retail and office uses, transient lodging facilities and highway commercial uses that serve the needs of the traveling public. Commercial uses allowed within the Subdistrict are generally similar to the C -1 through C -4 Commercial zoning Districts, as identified in the Collier County Land Development Code. These commercial uses must be located on a major arterial or collector roadway. (VI) A. The development criteria contained in Section 2.03.07.G.1 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along SR -29, as identified on Zoning Maps: 6932N; 69325; 6933N; 69335; 7904N; and 7905N. (VI) B. The development criteria contained in Section 2.03.07.G.2 of the Collier County Land Development Code must be met for future development within the Commercial Subdistrict along Jefferson Avenue as identified on Zoning Map 6933S. C. Commercial development located at the Northwest quadrant of the intersection of Westclox Street and S.R. 29 as identified on Zoning May 6929 is encouraged to be rezoned in the form of a Planned Unit Development (PUD). The PUD shall include an appropriate list of commercial land uses and development standards designed to serve the commercial needs of the Immokalee Community. Development within this portion of the Subdistrict shall be exempt from the specific architectural and site design standards for commercial development required for PUD's, identified in Section 5.05.08, and the signa a requirements of Section 5.06 of the Collier County Land Development Code; however, the PUD shall include specific building architectural and signage standards for the commercial development. COPY EXHIBIT V.A. LAND USE ❑ ul a. ❑ _ O n 0 LLI LLI , IL > L" zwz 0 N LU IL 0 LU UW Z LU Lu O N O 0 O V z -g LE m 0)(0 LL, - a. 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FUTURE LAND USE DESIGNATION m m 4r4� C n Q J D I W Q J 03 N W of ry I w w J Q i O W tb N ry o z Nw U vj 6 ¢n > N II O j . f m ♦ > s W ♦ > ♦ ♦ ♦ . > f ♦ w � •w0 \W U 3 > > ♦ ♦ > ♦ s ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ o e S �rR > > > ♦ r> r r>♦ r > > ♦ s ♦ > > r ♦ s > r r > r r >♦ >> r >> r ♦ r > r ♦ r > ♦ . ♦ ♦ r ♦ �� s 1 1 1 qq 1 ly qq I� qq r i s s ♦ > ♦ . > > > f > > ♦ > > > i > Rd n Q J D I W Q J 03 N W of ry I w w J Q i O W tb N ry o z Nw U vj 6 ¢n > N II O j . f m ♦ > s f , a > ¢ z ♦ > ♦ ♦ ♦ . > f ♦ w � •w0 \W U 3 S 9-V 1 gY� P� ti G G w €$ Y E �;a��.� 1 ♦ > s T I s > s s s > > > s > • f > s • s s s s > s s s > f f ♦ > ♦ > >f > > > f ♦ s > > > ♦ > > > ■ o° �S "b a <� f zsl:i f i �oLL > w > w— f f woa > a� f > f f 0 °s O � >> > > > > > > f > > > > ♦ > s ♦ > ♦ > ♦ ♦ ♦ . > s > > ♦ ♦ > ♦ s ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ o e S �rR > > > ♦ r> r r>♦ r > > ♦ s ♦ > > r ♦ s > r r > r r >♦ >> r >> r ♦ r > r ♦ r > ♦ . ♦ ♦ r ♦ �� s 1 1 1 qq 1 ly qq I� qq S Ly 1 U) W U Q +1 U) W W �aa U N o N 1- N 1.1.. F � 0 O U U m H Do W w m m W u U J Q oaf 0 ~z 0 z W W = moo WOmcn W W Z) _ S2 V zW0CD Q z J 2 W h 1-- F- W U U U F- F- F- co S2 C/) W 0 0 0 0mmm z Z) m =) p 0 lA In X U) U) U) W D 0 0 in m W W W ~ z z z mQQQ XW co co ca W W W > * t- c- COPY � EXHIBIT V.C. ENVIRONMENTAL m j r F f Y r !J a i EXHIBIT V.C.I. FLUCFCS CODES /DESCRIPTION 211 Improved Pasture (17.71+ acres) This habitat type occupies 17.71± acres of the site. The canopy and sub - canopy are open. The ground cover consists of bahia grass (Paspalum notatunz), dog fennel (Eupatoriun? capillifohinn), ragweed (Ambrosia artefnisiifolia), knotweed (Fallopia japonica), foxtail (Hordeuna jubatum), torpedo grass (Panicum repens), crowfoot grass (Dactyloctenium aegyptiunz), Florida paspalum (Paspalunz floridanun2), and panicum (Panicum sp.). 211H Irmproved Pasture, Hydric (2.15 acres) This habitat type occupies 2.15± acres of the site. The canopy and sub- canopy are open. The ground cover consists of bahia grass (Paspalunz notatum), dog fennel (Eupatorium capillifolium), ragweed (Ambrosia artemisiifoha), knotweed (Fallopia japonica), foxtail (Hordeum. jubatum), torpedo grass (Panicum repens), crowfoot grass (Daeodoctenium aegyptium), Florida paspalum (Paspah na floridanum), and panicurn (Panicum sp.). 411 Pine Flatwoods (5.13± acres) This habitat type occupies 5.13± acres of the site. The canopy consists of slash pines (Pinus elliottii). The sub-- canopy consists of Brazilian pepper (Schinus terebinthifolius). The ground cover is dominated by saw palmetto (Serenoa repens), beauty berry (Callicarpa americana), Caesar weed (Urean lobata), polk weed (Phytolacca anzericana), balsam apple (Mornordica charantia), grape vine (Yitis vinifera), Virginia creeper (Parthenocissus quinquefolia), and smilax (Smilax rotundifolia). 11000 Metro Parkway, Suite 4 Fort Myers, FL 33966 Phone: (239) 418 -0671 Fax: (239) 418 -0672 Commercial Subdistrict -S.R. 29 and Jefferson Avenue Section 29; Township 46 South; Range 29 East Collier County, Florida Protected Species Survey Exhibit V.C.2 October, 2013 Project No, 2013 -25 11000 Metro Parkway Suite 4 Fort Myers, Florida 33966 (239) 418 -0671 phone / (239) 418 -0672 fax - `moo 20 Years of� 6xcell ilce il .1 At �-,I d, Commercial Subdistrict -S.R. 29 and Jefferson Avenue Protected Species Survey INTRODUCTION An environmental scientist from Boylan Environmental Consultants, Inc conducted a field investigation on the 24.99± acre property on June 12, 2013. The site is located in portions of Section 29, Township 46 South, Range 29 East, Collier County, Florida. Specifically, it is situated at the corner of State Route 29 and Westclox Road in hnmokalee. 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 (FWS) 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, depending upon both the thickness of vegetation and visibility, as a means of searching for plants and animals. In addition, periodic "stop- look - listen" and quiet stalking methods are conducted for animals. Signs or sightings of these species are then recorded and are 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. Taansects were walked approximately as shown on the attached Protected Species Survey Map Exhibit D and Protected Species Survey Map with Aerial Exhibit E. Specific attention was placed on locating any gopher tortoise burrows, potential fox squirrel nests, locating RCW cavity trees, and eagle's nests within the forested portions of the property. TABLE 1: SURVEY DATE AND WEATHER CONDITIONS Sullrvey Su ' ` '' vey Time Weather Conditions Y1AR f4*!v_ "_F:' - ,:?', June 12, 3:30am- partly cloudy with light winds and temperatures in the low 90's 2013 3pmpm Boylan Environmental Consultants, Inc. 2 4 I q c- Commercial Subdistrict -S.R. 29 and Jefferson Avenue Protected Species Survey EXISTING SITE CONDITIONS Site Details — The boundary is approximate and based upon GIS and assumed to be 24.99± acres. The site was undeveloped, but appears to have a long history of disturbance. In general, the property is composed of pine flatwoods, and improved pastures The site is bordered byroads to the south and east. To the west and north is undeveloped land. Soil Type - The soils on the property have been mapped by the National Resource Conservation Service (MRCS, 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 (7) Immokalee Fine Sand a non hydric soil and (17) Basinger Fine Sand, a hydric soil. Vegetation Communities — Each community was mapped in the field according to the system in use by the agencies, the Florida Land Use Cover and Forins 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 2.15± 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 CODEs1DESCRIPTION 211 Improved Pasture (17.71± acres) This habitat type occupies 17.711 acres of the site. 1'he canopy and sub - canopy are open. The ground cover consists of bahia grass (Paspalum notatunz), dog fennel (Eupatorium capillifolium), ragweed (Ambrosia arteJnisiifolia), knotweed (Fallopia japonica), foxtail (Hordeum jubatum), torpedo grass (Panicuni repens), crowfoot grass (Dac4docteniuni aegyptium), Florida paspalum (Paspalum floridanum), and panicurn (Panicum sp.). 211H Improved Pasture, Hydric (2.15± acres) This habitat type occupies 2.15± acres of the site. The canopy and sub - canopy are open. The ground cover consists of bahia grass (Paspahan notatum), dog fennel (Eupatoriufn capillifohun2), ragweed (Ambrosia artemWifolia), knotweed (Fallopia japonica), foxtail (Hordeum jubatum), torpedo grass (Panicum repens), crowfoot grass (Dactylocteniunz aegyptium), Florida paspalum (Paspalum floridanum), and panieum (Panicum sp.). 411 Pine Flatwoods (5.131 acres) This habitat type occupies 5.13± acres of the site. The canopy consists of slash pines (Films elliottii). The sub - canopy consists of Brazilian pepper (Schinrus terebinthifolius). The ground cover is dominated by saw palmetto (Serenoa repens), beauty berry (Callicarpa amerieana), Caesar weed (Urean lobata), polk weed (Phytolacea Boylan Environmental Consultants, Inc. 4 lac- Commercial Subdistrict -S.R. 29 and Jefferson Avenue Protected Species Survey atnericana), balsam apple (Momordica char-antia), grape vine (Vitis vinifera), Virginia creeper (Parthenocissus quinquefolia), and smilax (Sfnilax rotundifolia). TABLE 2: FLUCFCS COMMUNITY TABLE FI:tT�FCS Code Coi�iii�ty 1lDpO r ij Acreage ; 211 Improved Pasture 17.71± ac. 211H _Improved Pasture, Hydric 2.15-+ ac. 411 Pine Flatwoods 5.13± ac. i +ufaI 24.99± 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 -Iike structures or tree cavities were noted. No gopher tortoise burrows were identified. Non - listed species noted on site include northern cardinals (Cardinalis cardinalis), mocking birds (Winms polyglottos), and great white egrets (4rdea alba). DISCUSSION Due to the disturbed nature of the site, the abundance of exotic plant species, and the historic land -use of the site, it is unlikely that this site supports or would provide habitat for protected species. The site is accessible to species from the north and west but due to the proximity to two major roadways and residential development, this site may be avoided by various listed and non- listed species. It is not anticipated that listed species would utilize this site due to the current conditions. The nearby roads also create a barrier and a hazard to other animals. 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. y F F c�n F F- I rVn F vUi F I F el rA W � U U N 4 � b 'Cf W � 11 U �.y 41 F 0 0 0 .•�,y rn a rn o+ � c� a a rn rn a+ a a O is q to cu cl .s c W e N o a` R ° !I � L Z 4 N os 5 b O y v U v cy 4] ti � " F+ �✓ Q ti a0. b K �� � V .� N � O V �'""' y O � .� u� � V Cr iO� y l L❑❑.� OZ w 3 w w °° Va W u w O ul o F � coS U A4 X a U O U Cd U � M N Boylan Environmental Consultants, Inc. Commercial Subdistrict -S.R. 29 and Jefferson Avenue Exhibit A Project Location Map Protected Species Survey f TR 80 �219-j uJ KCRI ROADIC_111 :HU HENDRY E E 0 LW -44-- 1 q-t Johnson ' RD _. 0 QUINN RD ca W U) Project Location Pepper RD ST C9 Little League RD, t E64 AVE 0, Y, C c RD We -'y R 0 C j Lake Trafford RD 17- :E < 136�31`-i STE m f1L 1 1p� i.L !xo- �Xw �Vo II- IU) A, OZ icn! OZ " ja _4 0 Alice al ?5 I z z io a 0 < 2nd. E i f VKm. "T ;_1 i E Main ST OR 846 E 14-lon XVE4 GLOBAL DR lBoylan 11000 Metro Parkway Suite 4 COMMERCIAL SU13DISTRICT —W ExhWt NUmbor #-.I- - Fort Myers, FL 33966 SKM 6/25113 29'/'46S/29�E E viron tA* 'n ;W16- Phone: (239)418-0671 ion Consultants, S.R. 29 AND JEFFERSON AVENUE' BKM 6/25/13 Location Map tants, 1-ne.'y Fax:(239)41B-0672 -Jw ItIZ--al; -*- 1 2013-25 CON' LOCATION MAP +- r-J'r' Commercial Subdistrict -S.R. 29 and Jefferson Avenue Protected Species Survey Exhibit B FLUCFCS Map Boylan Environmental Consultants, Inc. 2- \ \� ƒk\ -4-(qC £ § A ! � \ \ \4 \ � 2 n 0 2 C\l E CL cl: C/) m � | � E § _ o=. Q »22, �mC. OQ> WDm (D LL U CO 4=� 3 x E uj E 0 C) f 2 / \ \\ §9!) 11 Ml N R Boylan Environmental Consultants, Inc. �#-tq�k-, Commercial Subdistrict -S.R. 29 and Jefferson Avenue Exhibit C FLUCFCS Map with Aerial Protected Species Survey A—I -qc� Commercial Subdistrict -S.R. 29 and Jefferson Avenue Protected Species Survey Exhibit D Protected Species Survey Map Boylan Environmental Consultants, Inc. M: 0 N o" 'emu J i ) i ': 4 - C- U Cl Lo 3 - L ` ° I r o � c as G) N rr C c Ul a) l m co Z U > uy Q a vL U N � N (J C/) a) in V o X N E E O U 0 e 0 l v �E� � 3a 0 a nWU ! S 3 - C m a� x� w° 4NJ� � Z LL � mf.7P 0 m R U Cl Lo 3 - L ` ° I r o � c as G) N rr C c Ul a) l m co Z U > uy Q a vL U N � N (J C/) a) in V o X N E E O U 0 e 0 l v �E� � 3a 0 a nWU ! S 3 - C -=A7-- � —+L Commercial Subdistrict -S.R. 29 and Jefferson Avenue Protected Species Survey Exhibit E Protected Species Survey Map with Aerial Boylan Environmental Consultants, Inc. y• #- • , °( � o � a � +!' LL a ,worn W � c a j � co - L Cd O r�f o 5 _ U - Q � . •. Q d t! N , N w°-¢ o� a az 0 rc ur wa +I +1 1 �j ..J a H z (n Q J a d c° U d ^J ¢ 3 ioa' o ma fie~ �� W v lull 3' VT � H t�. nlaZ rn a� >ZF°a azw� -N4i 0 � C n m V i1 = T r �_�8F- x Yom., o Um f L a 0 bi + l•- gCv i y r" � O ❑T1� S s IJ ••• �'++i a �s v ��, cis isV S d Ivisig :ary .: M1q Sd V4; 35J8 �W Vhf 3illYDHNIIfISiCO _ •J1m.tlmA� _ min�en.tn�wsvmeaen... M N Boylan Environmental Consultants, Inc. Commercial Subdistrict -S.R. 29 and Jefferson Avenue Exhibit F NRCS Soils Map Protected Species Survey \� ;Q. 1 ■{ -e § - \ ( 2 ) i � c m � N il� U) m U � . � � � 9 CO � . � ._ % E E O U * I--:T � M Z> / 0 m U) U cr 2 Im LL j ~ "T ' \ � ®� K --*-- a� - R-IMA EXHIBIT V.-.D.... GROWTH MANAGEMENT N m FISHKIND ASSOCIATES MEMORANDUM TO: Michele R. Mosca, AICP Principal Planner Collier County Comprehensive Planning Section FROM: G. Russell Weyer Senior Associate SUBJECT: Re- submittal of market study /needs analysis report for GMP Amendment Petition PL20130001345/CP 2013 -8 DATE: March 5, 2014 Michele R. Mosca, AICP Principal Planner Collier County Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 Dear Ms. Mosca, The following are responses to your sufficiency letter #2 questions dated February 4, 2014 regarding Growth Management Plan Amendment Petition PL20130001345/CP 2013 -8: Market Study: Items 1 -14 (1) Page 8, Household PPH figures: Use a 4.0 pph figure, and also provide the pph studies referenced on page 7 of the Report. (Note: Comprehensive Planning's population figures include all population groups, including group quarters. So, the 4.17 pph figure from the 2010 Census is most accurate considering that pph figure includes all pop. groups, consistent with Compo Planning data.) A: Took out 3.5 and 3.75 PPH portions of the report and only used 4.0 PPH. The two studies referenced on page 7 of the report are included with this response: The FGCU Immokalee Master Plan Economic Analysis Study and the RWA Data Analysis Rewrite 32410. 1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254 -8585 Page 1 of 4 -:*-I q (2) Page 8: Delete the 3.75 pph and 3.5 pph figures and corresponding data, unless justification can be provided to support use of those figures. (Note: These figures have the potential to inflate the number of households, thereby resulting in greater retail expenditure figures.) A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report. (3) Page 8, Household Income: Evaluate the use of a weighted average for median household income rather than using the "mean" which has the potential for skewing income figures. A: The commercial needs analysis relies on consumer expenditure survey data from the Bureau of Labor statistics which is based on average incomes and average expenditures; therefore the analysis is also based on average incomes. We have included the Bureau of Labor Statistics CEX methodology for collecting data for the consumer expenditure surveys. The methodology explains why the mean and not the median is used in their collection methods. (4) Page 9, Table 4: Remove the 3.75 and 3.5 pph tables /data, unless justification can be provided to support the use of these figures /data. A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report. (5) Page 13, Expenditure tables: The consumer expenditure figure of 53.9% does not appear to be consistent with the manual calculation of 52 %; accordingly, provide an explanation or revise to reflect the 52% figure. Also, provide a narrative with the consumer expenditures document that explains how the figures are characteristic of the Immokalee community, including age, race, expenditures, and etc. The BLS CEX table provided with this response shows how the 53.9% is calculated. The attached Bureau of Labor Statistics data collection methodology document indicates that their methodology is impractical to narrow the focus of the survey to cover a small area such as Immokalee. There are currently no known sources that track the spending patterns of the Immokalee therefore the BLS survey is considered the best available data. (6) Appendix A -2, Pages 13 -17: Remove the 3.75 and 3.5 pph data, unless justification can be provided to support the use of these figures /data. A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report. 1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254 -8585 Page 2 of 4 -A7- 1 :� (7) Page 16,4.0 PPH Table: This table provides community square feet demand for various categories for years 2015, 2020 and 2025. Explain why square feet caps should not be imposed, consistent with these categories. A: The total square feet of the proposed large format retailer building is 162,000 square feet. The square footage of each category will be dictated by market demand. The supplier will adjust each category accordingly based on that market demand. (8) Appendix A -4, DP -I, page 4: The occupied household unit count is listed as 5J95 and the DP03 {2009 - 20111 report lists a household unit count of 3,836; accordingly, please explain the difference in these figures. A: The difference in figures is due to the Census collection methodology. DP -1 is the complete decennial census from 2010 and DP -3 is the American Community Survey (also conducted by the Census Bureau), which is a three -year on -going estimate of a small percentage of the population rather than a complete census. (9) Provide legible copy of the Consumer Expenditures document. A: A legible copy of the BLS CEX table is provided as a part of this sufficiency response. (10) Economic Contribution Tables 1 and 2: (1) Employment figures /calculations appear to be inconsistent; accordingly, provide explanation /footnotes; and, (2) Table 2 - provide raw data {on CD} for all employment data. A: The Implan economic model default table only provides the top 10 job descriptions from the total direct, indirect and induced employment figures. Since Table 2 defaults to the top 10, there is no other raw data to provide. (11) Economic Contribution Tables 3 and 4: (1) Employment figures /calculations appear to be inconsistent; accordingly, provide explanation /footnotes; and, (2) Table 4 - provide raw data {on CD} for all employment data. A: The Implan economic model default table only provides the top 10 job descriptions from the total direct, indirect and induced employment figures. Since Table 2 defaults to the top 10, there is no other raw data to provide. (12) Pareto Improvement - If result of development leads to business closures /layoffs — explain how proposed project is a pareto improvement. A: The focus of the revised report is on the numerical need calculation which shows that there is a net positive need for the development. 1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254 -8585 Page 3 of 4 -*— ( �� (13) Economic Information, page 4 of 6, last paragraph: This statement may not necessarily be true if jobs aren't filled by Immokalee residents; remove, modify or provide explanation. A: We have modified the statement by adding the word 'could' in the first sentence and added the last sentence noting that the unemployment rate should fall in a certain range depending on the number of Immokalee residents that are hired. (14) Economic Information, Tax Dollar Calculations, page 5 of 6: The square feet figure of 140,000 is not consistent with project's square feet figure of 162,000; please correct or provide an explanation. A: We corrected the project's square feet to 162,000 in the calculation. General Discussion Items - Evaluate Project's Impacts on Businesses within the Community (1) {This is a repeat from the staff letter dated, August 7, 2013, and is the preferred approach to evaluating the project impacts.} Provide an economic and fiscal impact assessment. This analysis should address the following: {1} evaluate the impacts of the large format retailer on the local economy and community, i.e. {a.} identify goods and services offered by proposed retailer, forecast sales for each line of goods and services, and estimate jobs and wages associated with the forecast sales; and (b. }compare the proposed retailer's line of goods and services with existing local businesses to determine product overlap and if the new retailer provides additional choice; (2) evaluate how the existing retail /se .lice economy will likely respond to the proposed retailer {i.e. estimate how much of the proposed retailer's projected sales will be drawn from existing retailers /service providers and how much will be new to the community }; and, {3} evaluate the project's impact on retail /service 2 employment, wages, tax revenues, community's potential changes in spending patterns, costs to the County /CRA, and, etc. As an alternative, see number (2) below. (2) Windshield Survey: Evaluate competing commercial projects within the community to determine potential impacts (positive and /or negative). This evaluation should include employment impacts. (3) Calculate or estimate the capture rate of persons and /or households presently leaving Immokalee for goods and services (e .g. to Lehigh Acres, Naples, etc.) that may instead utilize the proposed project site. A: We have provided an analysis of the impact a large format retailer would have on the Mom & Pop businesses in Immokalee and an analysis of the impact on the nearby regional and national chains. This analysis is complete with independent studies supporting the study. The independent studies provide empirical evidence and good sound post - development data on the effect of a large format retailer on local businesses. Included in this analysis are studies showing the pull factors that a large format retailer has on small rural communities like Immokalee. 1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254 -8585 Page 4 of 4 7:0 (-4 r-, rally, "'Iin.or Civil. Engineers * Land Surveyons * Planne.rS i LafldScape Architects February 26,. 2014 Michele R. Mosca, AICP Principal Planner Growth Management Division/Planning and Regulation Land Development Services Department Comprehensive Planning. Section 2800 North Horseshoe Drive Naples, FL 34104 RE: Sufficiency Review of Growth Management Plan Amendment Petition PL20130001345/CP- 2013 -8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan Dear Ms. Mosca: This letter and accompanying Economic Analysis from Fishkind and Associates contain responses to staff comments received February 4,. 2014, via email and follow -up meeting with Staff. We have included two copies of the revised market analysis and one electronic copy. Please contact me if there are any questions. Sincerely, }1 _ D. Wayne Arnold, AICP cc: David B. Genson, PE Richard D. Yovanovich, Esq. GradyMinor File Q Grads IMinor & Associates,, P.-A. Ph. 239-917.11 i_t . 1 x: 2"19-947 -0 375 80 € 0 Via O Rey EB 000.5151 a LB 0005131 a L(; 26000:366 Bonita Sprill s, FL 3,1.134 y� -�r ��..gra(lyfilillor.c. lift Fishkind Responses 2 -14 -2013 1. Addressed in revised report. a. Studies referenced in previous report provided with resubmittal. 2. Addressed in revised report. 3. Analysis relies on consumer expenditure survey data from the Bureau of Labor Statistics which is based on average incomes and average expenditures; therefore, the submitted study is also based on average incomes. Bureau of Labor Statistics CEX methodology document provided with resubmittal. 4. Addressed in revised report. 5. Calculation footnote provided in consumer expenditures document. a. BLS consumer expenditure report methodology attached as addendum to revised report. It is impractical to survey Immokalee area spending habits, so the analysis used the best available information. 6. Addressed in revised report. 7. Total building square footage is defined. The square footage of each category will be dictated by market demand. The suppiier wiii adjust each category accordingiy based on that demand. 8. Difference in figures is due to Census collection methodology. DP -1 is the complete decennial census from 2010, and DP -3 is the American Community Survey (also conducted by the Census Bureau), which is based on an ongoing survey of a small percentage of the population rather than a complete census. 9. Requested information provided with revised report. 10. The Implan economic model default table only provides the top 10 job descriptions from the total direct, indirect and induced employment figures. Input data submitted on CD for both the construction and on -going operations. The only input used to calculate the construction economic information for the model is the construction cost, which is estimated to be $9,000,000 by the Applicant. 11. The Implan economic model default table only provides the top 10 job descriptions from the total direct, indirect and induced employment figures. Input data submitted on CD for both the construction and on -going operations. The only input used to calculate the on -going operations economic information for the model is the annual sales of $40- million according to the applicant's interactions with potential large format retailers for the site. 12. Revised report submitted 13. Revised report submitted 14. Revised report submitted General Discussion Items — Evaluate Project's Impacts on Businesses within the Community 1. Studies provided 2. Studies provided 3. Studies provided Proposed Immokalee Large Format Retail Center Growth Management Plan Amendment Commercial Needs Analysis Barron Collier Investments, Ltd. February 14, 2014 Prepared for: Barron Collier Companies Prepared by: Fishkind & Associates, Inc. 1415 Panther Lane Suite 164 Naples, Florida 34109 239 - 254 -8585 1.0 Introduction 1.1 Purpose Barron Collier Investments, Ltd. is requesting an amendment to the Immokalee Area Master Plan ( "Plan ") on a 24 +/- acre parcel of land within the Immokalee Planning Community ( "Planning Community "). The applicant is proposing a conversion from Low Density Residential and Neighborhood Center to extending the SR29 /Jefferson Avenue Commercial Subdistrict to include this parcel. Ultimately, the property's intended use is for a large format retail center. This analysis is being conducted to identify the future commercial land use needs for Immokalee, Florida related to the proposed SR 29 /Jefferson Commercial Subdistrict designation for this parcel. Immokalee is located in Collier County. Fishkind & Associates, Inc. ( "Consultant ") has been engaged to prepare this report. 1.2 Overview of Needs Analysis The process for determining the need for additional commercial square footage takes the form of a comparison of: o The supply of existing and vacant land currently planned for various commercial uses; o The demand for commercial square footage based on projected population /households in the market 1.3 Definition of the Market Area and Target Population The primary market area used for this analysis was developed utilizing guidelines from the Urban Land Use Institute' based on the proposed volume of retail space. The primary market area is community serving in nature and encompasses the entire Immokalee Planning Community. The need to amend the Plan will be based on an analysis of the Immokalee Planning Community's need for additional community commercial retail development. The market area did not include Rural Fringe Mixed Use areas near Immokalee or any of the Rural Lands Stewardship Areas since those land use categories are designed to be self- sufficient so their commercial needs are met internally and do not compete with the Immokalee Planning Community. Estimates of existing and projected households and population for the Immokalee Planning Community are provided for years 2015, 2020 and 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 Large Format Retail Center Growth Management Plan Amendment Commercial Needs Analysis * 1',-+ L 2025 in Table 2. The population figures were prepared by Collier County Comprehensive Planning Staff and were used to derive households. 1.4 Analysis Process Determining the need for additional retail land is a four -step process, as outlined below. o Inventory current existing and vacant supply of commercial space in the market area; o Inventory parcels identified as potential commercial by the Immokalee Future Land Use Map (FLUM); o Project future population /households to determine future commercial land needs and compare against commercial land allocation ratios; o Determine impact of amendment on land allocation ratio within the primary market area 2.0 The Supply of Commercial Space 2.1 Project Primary Market The analysis begins with the existing supply of commercial space in the primary market area. The primary market is neighborhood and community in nature as defined by the Urban Land Use Institute. The market encompasses the entire Immokalee Planning Community of Collier County. The Consultant reviewed with Collier County Comprehensive Planning staff ( "Staff') the FLUM subdistricts that would allow C -4 zoning. The proposed Project would require a minimum C -4 zoning to accommodate its use. Staff identified the following Immokalee FLUM Subdistricts that allow C -4 Zoning: • Immokalee FLUM Subdistricts that allow C -4 zoning: (1) Commerce Center Mixed Use Subdistrict; (2) Planned Unit Development Commercial Subdistrict, Category III 20 acres maximum commercial (`floating' subdistrict — limited applicability); (3) Commercial Subdistdrict — SR 29 and Jefferson Avenue; and (4) Commerce Center— Industrial Subdistrict Large Format Retail Center Growth Management Plan Amendment 2 Commercial Needs Analysis .t4, (,qL Table 1 provides the current and future inventory of community - serving commercial space based on GIS analysis of Collier County Property Appraiser's (`PA') data. Table 1. Current and Future Community - Service Inventory SECTION TOWNSHIP RANGE PIN ACRES OWNER DOR Code 3 47 29 00118640006 1 32.61 1 PENINSULA IMPROVEMENT CORP Vacant Industrial source: tower tounry rroPei Ly r+Npi aibci Assumed 8,306 Square Feet/Acre Twenty acres is the minimum land area needed to accommodate the maximum of 162,000 square feet of development — which is in the middle threshold of community - serving retail developments. The Consultant reviewed five comparable large format retail centers in Collier County to determine the square feet per ace required for such a Project. Appendix Al shows those parcels. Those parcels average 8,306 square feet of commercial space per acre. By dividing that number into the proposed Project's 162,000 square feet, the Consultant calculated that the competing parcels needed to be a minimum of 20 acres in size to accommodate a Project of the size being proposed. The Consultant reviewed all parcels 20 -acres or greater within the Immokalee FLUM Subdistricts described above and found only one parcel that could accommodate a Project the size of the proposed Project. That parcel is identified in Table 1. There was no existing community- serving commercial space in the Immokalee Planning Community. The Parcel identified in Table 1 is located just south of S.R. 29, southeast of downtown Immokalee. The parcel is right triangle in shape and is bordered by a drainage canal and commercial /industrial uses to the north and east, agriculture — mobile home overlay to the south and residential to the west. Figure 1 on the next page show an aerial location of the parcel. Large Format Retail Center Growth Management Plan Amendment 3 Commercial Needs Analysis 4f—c--C—, Figure 1. Potential Competing Parcel Source: Fishkind & Associates GIs Department While this parcel is large enough to accommodate a 162,000 square foot large format retail center, there are a number of obstacles that won't allow for that size of center to be built there. First, the parcel has no frontage along a major arterial road that would provide for the traffic flow required for such a use. The parcel is located off of Williams Lane which connects to S.R. 29. That traffic configuration would require major traffic concessions so it will not work from that standpoint. The parcel has poor visibility from S.R. 29, which is another major deterrent for a large format retail center use. That type of use would require major visibility from a major arterial road not only for people coming specifically to the center but also to capture drive -by traffic. Third, the site's configuration lacks functional utility for siting the building and accommodating parking and water management. The building would have to be located near the western boundary and abuts residential and those two uses are not compatible next to each other. In addition by having the building located near the western boundary of the parcel, visibility from the major arterial road would be less than the ideal position required by such a large format retail center. Because of all the constraints to a large format retail center inherent with the parcel, the Consultant has eliminated this parcel from consideration as competing supply. Large Format Retail Center Growth Management Plan Amendment 4 Commercial Needs Analysis The Consultant also analyzed the inventory of Subdistricts within the Immokalee Planning Community that can accommodate C -4 uses to see if there were any conglomeration of sites that could be assembled to create a competing whole parcel that would be able to accommodate the size of the proposed Project. Based on the above criteria, there is no competing potentially developable square feet as designated by the FLUM that is community in nature and would be able to compete with the proposed Project. 3.0 Proposed Amendment and the Impact on the Supply of Land Designated for Commercial Use in the Market 3.1 Impact of the Proposed Amendment on the Supply of Land for Commercial Use If the proposed Project is approved, it would add approximately 162,000 square feet to the inventory of commercial - retail land to the Immokalee community - serving retail market. There is no commercial - retail land that can accommodate a large format retail center of the proposed Project's size. The requested change will increase the supply of community retail square footage by 162,000 square feet. 4.0 Analysis of the Need for the Proposed Amendment to the Market 4.1 Overview As noted above, the need for amending the adopted Plan revolves around whether or not the market contains enough commercial land to provide a sufficient degree of flexibility to accommodate the future projected level of demand for commercial retail space. It must be demonstrated that the amount of land allocated in the market to community retail uses does not provide this level of flexibility in satisfying future demand. For this study, the supply of land with existing commercial retail development, the supply of vacant commercial designated land, and the supply of suitable lands designated by the Immokalee FLUM as having the potential to be commercial were compared to the demand for community serving commercial retail land as generated by projected population /household growth in the market area. Large Format Retail Center Growth Management Plan Amendment 5 Commercial Needs Analysis A-- (:4 �I 4.2 Demand for Commercial Space in the Project's Market Area and the Allocation Ratio Immokalee is one of twelve planning communities in Collier County. Collier County Comprehensive Planning Staff prepares population forecasts for each planning community. These forecasts are derived from the most recent Bureau of Economic & Business Research (BEBR) projections for Collier County. The Immokalee FLUM horizon year is 2025. Table 2 provides the population forecast for the Immokalee Planning Community as prepared by Collier County staff. Table 2. Immokalee Planning Community Population Forecast Source: Collier County Comprehensive Planning Staff By dividing the total 2010 Immokalee population of 24,154 by the occupied housing unit count of 5,795 from the 2010 Census we see there are 4.16 persons per household (PPH). This figure includes population members in group quarters and therefore differs from the PPH of 3.96 found in 2010 Census table DP -01, which includes only household population. For this study, the Consultant has prepared the demand analysis using a PPH figure of 4.0 as we would expect incomes and housing opportunities to improve over time due to revitalization efforts. It is also important to note the demand estimates prepared in this report are based on permanent population only. The study does not account for retail expenditures associated with the increase in population during the peak winter and growing harvest season which county2. Table 3 provides the permanent population forecast for the Immokalee Planning Community as prepared by county staff along with the number of households and household income. The source data for average household income is the U.S. 2009 -2011 ACS for Immokalee. Table 3. Immokalee Planning Community Population Forecast with Household Ranges and Income 2010 2015 2020 2025 Population - Comp Planning as of 7/2013 1 24,154 25,165 26,243 27,243 Source: Collier County Comprehensive Planning Staff By dividing the total 2010 Immokalee population of 24,154 by the occupied housing unit count of 5,795 from the 2010 Census we see there are 4.16 persons per household (PPH). This figure includes population members in group quarters and therefore differs from the PPH of 3.96 found in 2010 Census table DP -01, which includes only household population. For this study, the Consultant has prepared the demand analysis using a PPH figure of 4.0 as we would expect incomes and housing opportunities to improve over time due to revitalization efforts. It is also important to note the demand estimates prepared in this report are based on permanent population only. The study does not account for retail expenditures associated with the increase in population during the peak winter and growing harvest season which county2. Table 3 provides the permanent population forecast for the Immokalee Planning Community as prepared by county staff along with the number of households and household income. The source data for average household income is the U.S. 2009 -2011 ACS for Immokalee. Table 3. Immokalee Planning Community Population Forecast with Household Ranges and Income *Assumes escalation of 2% per yr beginning with base of $31,791 in 2011 from 2009 -2011 Census ACS Estimates Source: Collier County Comprehensive Planning Staff, 2 Most recent County Planning Department estimate of seasonal population for Collier County and Immokalee is a 20% increase over permanent population. Large Format Retail Center Growth Management Plan Amendment 6 Commercial Needs Analysis 2015 2020 2025 Population - Comp Planning as of 7/2013 25,165 26,243 27,243 Households @ 4.0 PPH 6,291 6,561 6,811 HH Income* 1 34,412 1 $37,993 1 $41,948 *Assumes escalation of 2% per yr beginning with base of $31,791 in 2011 from 2009 -2011 Census ACS Estimates Source: Collier County Comprehensive Planning Staff, 2 Most recent County Planning Department estimate of seasonal population for Collier County and Immokalee is a 20% increase over permanent population. Large Format Retail Center Growth Management Plan Amendment 6 Commercial Needs Analysis 4r Fishkind & Associates, Inc., and U.S. Census Bureau This forecast information indicates that the market's demand for commercial space will also increase. The Consultant has developed a retail demand model to project the demand for retail space based on the number of households and their income and demographic characteristics. This methodology is reproduced here as Appendix A2. The Consultant also used an allocation factor in determining the demand for commercial retail space in the Immokalee Planning District. The appropriate factor depends on a number of issues including the nature and speed of development in the market area, as well as the degree to which population forecasts are subject to error. The former Florida Department of Community Affairs ( "DCA ") endorsed a factor of 1.25 for these kinds of analyses. While the appropriate level for the allocation ratio was still subject to debate at time DCA was dismantled, the Consultant has applied a factor of 1.25 in this study in order to remain conservative. The allocation ratio measures the amount of additional acreage or demand required in relation to the directly utilized acreage or demand to assure proper market functioning in the sale, usage and allocation of land. The additional acreage or demand is required in order to maintain market level pricing and to account for the likelihood that certain lands will not be placed on the market for sale during the forecast horizon, or may be subject to future environmental or other constraints. Thus, the lands allocated in the FLUM should be considerably greater than those that will actually be used or developed. Growth management practices suggest that the greater the time horizon of the comprehensive plan, the greater the allocation ratio needed to maintain flexibility of the comprehensive plan. Other factors that infliienre the rnmmerrial allnratinn ratio are the nature and Speed of the developing area and the area's general exposure to growth trends in the market. Table 4 below provides the projected retail demand multiplied by an allocation ratio of 1.25 and compares that demand to 1) the vacant supply of commercial space (there is none), 2) the existing supply of commercial space (there is none) and 3) lands designated by the Immokalee FLUM as having the potential to contain commercial space (there are none). Table 4. Demand for Community Commercial Sq. Ft. Large Format Retail Center Growth Management Plan Amendment 7 Commercial Needs Analysis 2015 2020 2025 Community Retail Demand (sqft) 216,351 249,103 285,510 Market Factor - Allocation Ratio 1.25 1.25 1.25 Retail Demand w/ Alloc. Ratio 270,439 311,379 356,888 Large Format Retail Center Growth Management Plan Amendment 7 Commercial Needs Analysis -:A- i q-10- Source: Fishkind & Associates, Inc. As shown by Table 4, in the horizon year there is demand for 357k square feet. Also shown in Table 4, there are no square feet of existing, vacant, and potential space designated for community commercial use. Therefore, there is a net need for 357k square feet in the market by the horizon year. Based on this analysis, there is a clear and compelling case for adding additional land with community - serving commercial use to this market. Large Format Retail Center Growth Management Plan Amendment g Commercial Needs Analysis Vacant Community Supply (sqft) 0 0 0 Existing Community Supply (sqft) 0 0 0 Potential Community Supply (sqft) 0 0 0 Net Need (sqft) 270,439 311,379 356,888 Source: Fishkind & Associates, Inc. As shown by Table 4, in the horizon year there is demand for 357k square feet. Also shown in Table 4, there are no square feet of existing, vacant, and potential space designated for community commercial use. Therefore, there is a net need for 357k square feet in the market by the horizon year. Based on this analysis, there is a clear and compelling case for adding additional land with community - serving commercial use to this market. Large Format Retail Center Growth Management Plan Amendment g Commercial Needs Analysis -W-/qc.- 5.0 Conclusions Concerning the Proposed Immokalee Area Master Plan Amendment for a Large Format Retail Center Taking into account all developed, vacant and potential commercial land in the market, there are currently insufficient lands designated for commercial uses to provide a reasonable degree of market flexibility in accommodating a Large Format Retail Center. This Project is designed to serve community demand for commercial space. The location provides the access and visibility that is required for this type of development. The under - allocation of suitable commercial property supports the need for this additional commercial acreage. Large Format Retail Center Growth Management Plan Amendment g Commercial Needs Analysis �t- O ACRES_GIS Site SQFT O_NAME1 S_ADDRESS Sq. Ft. /acre 12.78 556,912 WAL -MART STORES EAST LP 3451 TAMIAMI TRL E 9,921 23.75 1,034,727 WAL -MART STORES EAST LP 5420 JULIET BLVD 8,596 23.95 1,043,249 WAL -MART STORES EAST LP 9885 COLLIER BLVD 8,503 16.83 733,150 WAL -MART STORES EAST LP 11225 TAMIAMI TRL N 7,396 28.37 1,235,679 WAL -MART STORES EAST LP Collier Blvd 7,113 Average = 8,306 Large Format Retail Center Growth Management Plan Amendment 10 Commercial Needs Analysis APPENDIX A 2 RETAIL DEMAND METHODOLOGY 1.0 Methodology The methodology employed in the analysis of the demand for retail space at this site is based on a consumer expenditures model. This model can estimate the aggregate market demand for retail space, the demand for retail space at a specific location, and the effective supply of competing retailers in the area. The net demand for retail space at the location being studied is determined as the difference between the site demand and the effective supply of competition. 2.0 Aggregate Market - Retail Demand Fishkind & Associates, Inc. ( "Fishkind ") has developed an in -house model to determine retail demand. This model estimates retail demand by square footage, shopping center type and store type. The model incorporates multiple data sources. These sources are census based ( "I- Site ") local area households and household income data, consumer expenditure profiles from the U.S. Department of Labor Consumer Expenditure Survey, Department of Revenue Gross Sales data, and Urban Land Institute shopping center tenant profiles, square footage requirements and average sales per square foot by store type from the publication Dollars and Cents of Shopping Centers. The model operates by first determining retail household expenditures for market area households. Expenditures are determined through application of the results of the Consumer Expenditure Survey, conducted by the U.S. Department of Labor. This survey of over 30,000 households nationwide provides detailed information on average dollar expenditure amounts and the expenditure percent of household income, for all household expenditures. The income expenditure percentages are applied to the average local area household income and multiplied by the number of households to determine market area spending potential for retail store goods. Next, the historic Department of Revenue (DOR) Sales data (for the county in question) is indexed by tenant classification3, from the Dollars and Cents of Shopping Centers. The expected expenditures on retail goods are then applied to this county specific (DOR) index to determine an estimate of spending by major store type (tenant classification). The determination of sales by retail center (neighborhood, community, regional, super - regional) is determined through the construction of an index of surveyed sales by center type (also located in the Dollars and Cents of Shopping Centers). 3 Tenant Classification are: general merchandise, food, food service, clothing and accessories, shoes, home furnishings, home appliances /music, building materials and hardware, automotive, hobby /special interest, gifts /specialty, jewelry, liquor, drugs, other retail, personal services, entertainment/comm unity. Large Format Retail Center Growth Management Plan Amendment 11 Commercial Needs Analysis A-- l,4L Supportable square feet of a retail center is determined by applying the average sales per square foot of GLA, found in Dollars and Cents of Shopping Centers, to the expected sales by store type (tenant classification). In addition to determining the supportable square feet of retail space, Fishkind & Associates has determined the expected sales by DOR retail classification, which is a subset of the individual store types (tenant classifications). Provided below are income and expenditure data used in the analysis, Year HHs AVG HH Income Total Income Income for Retail 2015 6,291 $34,412 $216,490,906 $116,727,175 2020 6,561 $37,993 $249,264,096 $134,397,765 2025 6,811 $41,948 $285,694,642 $154,040,321 bource: t-ismmna & Associates, Inc; U.S. Census Bureau; Bureau of Labor Statistics DISTRIBUTIONS BY STORE TYPE (ALL CENTER TYPES) 1%1 Allnratinn GENERAL MERCHANDISE 14.48% FOOD 15.27% FOOD SERVICE 10.73% CLOTHING & ACCESSORIES 4.48% SHOES 0.37% HOME FURNISHINGS 7.10% HOME APPLIANCES /MUSIC 3.67% BUILDING MATERIALS /HARDWARE 11.73% AUTOMOTIVE 23.35% HOBBY /SPECIAL INTEREST WITH HOBBY /SPECIAL GIFT /SPECIALTY 1.86% JEWLERY 0.56% LIQUOR WITH FOOD SERVICE DRUGS 0,87% OTHER RETAIL 1.44% PERSONAL SERVICERS 0.69% ENTERTAINMENT 3.40% Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers 2008 - Urban Land Institute Large Format Retail Center Growth Management Plan Amendment 12 Commercial Needs Analysis -ft- If q- C" Community INDEX OF SALES BY CENTER TYPE Center Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers 2008 - Urban Land Institute. MEDIAN SALES PER SQFT - COMMUNITY CENTER Allocation GENERAL MERCHANDISE 6.3801% FOOD 61.7336% FOOD SERVICE 44.8173% CLOTHING & ACCESSORIES 10.0963% SHOES 11.7090% HOME FURNISHINGS 42.2587% HOME APPLIANCES /MUSIC 22.6219% BUILDING MATERIALS /HARDWARE 94.5731% AUTOMOTIVE 69.5827% HOBBY /SPECIAL INTEREST 0.0000% GIFT /SPECIALTY 27.7593% JEWLERY 3.1853% LIQUOR 83.1376% DRUGS 49.2085% OTHER RETAIL 24.218906 PERSONAL SERVICERS 43.0491% ENTERTAINMENT 29.0476% Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers 2008 - Urban Land Institute. MEDIAN SALES PER SQFT - COMMUNITY CENTER Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers 2008 - Urban Land Institute. Large Format Retail Center Growth Management Plan Amendment 13 Commercial Needs Analysis COMMUNITY MED /SF GENERAL MERCHANDISE $149.50 FOOD $350.38 FOOD SERVICE $298.41 CLOTHING & ACCESSORIES $232.68 SHOES $192.73 HOME FURNISHINGS $20928 HOME APPLIANCES /MUSIC $302.20 BUILDING MATERIALS /HARDWARE $388.65 AOTIVE $237.92 -AUTOMOTIVE HOBBY /SPECIAL INTEREST $208.86 GIFT /SPECIALTY $170.42 JEWLERY $288.20 LIQUOR $376.46 DRUGS $429.07 OTHER RETAIL $247.53 PERSONAL SERVICERS $176.87 ENTERTAINMENT $76.61 Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers 2008 - Urban Land Institute. Large Format Retail Center Growth Management Plan Amendment 13 Commercial Needs Analysis =#-- 1-4-0, Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers, 2008 - Urban Land Institute. Tables below show total retail expenditures and total square foot demand (all center types) COMMUNITY RETAIL SALES COMMUNITY SQUARE FOOT DEMAND 2015 2020 2025 2015 2020 2025 GENERAL MERCHANDISE $1,078,102 $1,241,309 $1,422,729 7,211 8,303 9,517 FOOD $11,000,079 $12,665,312 $14,516,378 31,395 36,148 41,431 FOOD SERVICE $5,613,107 $6,462,840 $7,407,400 18,810 21,657 24,823 CLOTHING & ACCESSORIES $527,712 $607,599 $696,402 2,268 2,611 2,993 SHOES $51,119 $58,857 $67,460 265 305 350 HOME FURNISHINGS $3,502,951 $4,033,240 $4,622,708 16,738 19,272 22,089 HOME APPLIANCES /MUSIC $970,028 $1,116,875 $1,280,109 3,210 3,696 4,236 BUILDING MATERIALS /HARDWARE $12,949,469 $14,909,807 $17,088,911 33,319 38,363 43,970 AUTOMOTIVE $18,965,554 1 $21,836,629 1 $25,028,105 79,714 91,781 105,195 HOBBY /SPECIAL INTEREST WITH GIFT /SPECIALTY WITH GIFT /SPECIALTY GIFT /SPECIALTY $603,909 $695,331 $796,955 3,544 4,080 4,676 JEWLERY $20,968 $24,143 $27,671 73 84 96 LIQUOR WITH FOOD SERVICE WITH FOOD SERVICE DRUGS $498,458 $573,916 $657,795 1,162 1,338 1,533 OTHER RETAIL $406,106 $467,584 $535,923 1,641 1,889 2,165 PERSONAL SERVICERS $347,687 $400,321 $458,829 1,966 2,263 2,594 ENTERTAINMENT $1,151,934 $1,326,319 $1,520,163 15,036 17,313 19843 TOTAL $57,687,184 1 $66,420,083 1 $76,127,537 1 216,351 1 249,103 1 285,510 Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers, 2008 - Urban Land Institute. Tables below show total retail expenditures and total square foot demand (all center types) Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers 2008 - Urban Land Institute. Large Format Retail Center Growth Management Plan Amendment 14 Commercial Needs Analysis TOTAL RETAIL SALES TOTAL SQUARE FOOT DEMAND 2015 2020 2025 2015 2020 2025 GENERAL MERCHANDISE $16,897,832 $19,455,888 $22,299,412 82,179 94,619 108,448 FOOD $17,818,639 $20,516,091 $23,514,567 46,993 54,107 62,014 FOOD SERVICE $12,524,409 $14,420,401 $16,527,977 33,626 38,717 44,375 CLOTHING & ACCESSORIES $5,226,807 $6,018,060 $6,897,614 12,811 14,751 16,906 SHOES $436,578 $502,668 $576,134 1,356 1,561 1,789 HOME FURNISHINGS $8,289,295 $9,544,159 $10,939,061 30,229 34,805 39,892 HOME APPLIANCES /MUSIC $4,288,007 $4,937,141 $5,658,716 11,063 12,738 14,600 BUILDING MATERIALS /HARDWARE $13,692,554 $15,765,384 $18,069,532 38,494 44,322 50,799 AUTOMOTIVE $27,256,136 $31,382,270 $35,968,864 101,141 116,452 133,472 HOBBY /SPECIAL INTEREST WITH GIFT /SPECIALTY WITH GIFT /SPECIALTY GIFT /SPECIALTY $2,175,523 $2,504,862 $2,870,954 9,561 11,008 1 12,617 JEWLERY $658,298 $757,953 $868,730 711 818 1 938 LIQUOR WITH FOOD SERVICE WITH FOOD SERVICE DRUGS $1,012,951 $1,166,296 $1,336,753 2,399 2,762 3,165 OTHER RETAIL $1,676,816 $1,930,658 $2,212,829 4,787 5,511 6,317 PERSONAL SERVICERS $807,651 $929,916 $1,065,826 3,997 4,602 5,274 ENTERTAINMENT $3,965,679 $4,566,018 $5,233,352 1 46,226 53,224 61,003 TOTAL $116,727,175 $134,397,765 1 $154,040,321 1 425,572 489,996 561,611 Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shopping Centers 2008 - Urban Land Institute. Large Format Retail Center Growth Management Plan Amendment 14 Commercial Needs Analysis Immokalee Future Land Use Map & Collier Planning Communities Map Large Format Retail Center Growth Management Plan Amendment 15 Commercial Needs Analysis W � � a • i a i a i � s + i i i i ♦ i i i + i i ��� Q fil i i i i i + i i i � i i i i ♦ + i s i a i i � i • � a a G W in 0 Z ell c J N W Ix D LL W J O 6. POM W w N m i- i i i i I I I I i? o a , = n LL9 € ga z a o 2 O o� Uw W V N 5 W N � H a�3 I K b �2 2 s i a <LL i �zs i a mom 7 � O ¢ 6 U O i i a ��` \ \1j,�� ��►, \►i. III �1Wl\ - I- ��� �IliCffP ., omm i 5 917 1 i i i i i i i i i i i a 3 - j a S Lb 1 i • 6� s 8 .LL ■ ❑ ■� o °w ®❑®■E P e 9 2 O o� Uw W V N 5 W N � H a�3 I K b �2 2 s i a <LL i �zs i a mom 7 � O ¢ 6 U O i i a ��` \ \1j,�� ��►, \►i. III �1Wl\ - I- ��� �IliCffP ., omm i 5 917 1 i i i i i i i i i i i a 3 - j a S Lb 1 elf i�:4 APPENDIX A 4 Tables from U.S. Census 1 - Census Table DP -1 - population and household data 2 - Census Table DP3 ACS 3 -year estimates - income data 3 - Census Table DP3 ACS 5 -year estimates - employment by industry data E Large Format Retail Center Growth Management Plan Amendment 16 Commercial Needs Analysis � IFiFinder DP -1 I Profile of General Population and Housing Characteristics: 2010 2010 Census Summary File 1 NOTE: For information on confidentiality protection, nonsampling error, and definitions, see http: / /www. census .gov /prod /cen2010 /doc /sfl.pdf. Geography: Immokalee CDP, Florida Subject EX AND AGE Number _ Percent _ Total population 24,154 � �-._ 100.0 Under 5 years 2,573 10.7 5 to 9 years _ -� 2,247 � 9.3 -- 10 to 14 years _ -� 1,981 8.2 15 to 19 years_ T 2,214 9.2 20 to 24 years 2,268 _ 9.4 _ - 25 to 29 years �,.______- 2,378_ 9.8 - 30 to 34 years J 2,014 i 8.3 35 to 39 years 1,679 7.0 40 to 44 years 1,445 6.0 45 to 49 years 1,295 5.4 50 to 54 years 1,128 4.7 55 to 59 years 907 3.8 60 to 64 years 720 3.0 35 to 69 years 557 2.3 70 to 74 years 329 1.4 75 to 79 years 216 0.9 80 to 84 years 116 0.5 _ 85 years and over 87 0.4 Median age (years) 26.6 (X) -16 years and over 16,938 70.1 18 years and over I 16,024 66.3 21 years and over - -- 14,732 61.0 62 years and over 1,743 7.2 - 65 years and over - - 1,305 5.4 ��_ Male population 13,352 55.3 Under 5 years �- 1,338 5.5 5 to 9 years 1,175 i 4.9 10 to 14 years ( 1,057 4.4 15 to 19 years 1,190 4.9 20 to 24 years 1,355 5.6 25 to 29 years 1,419 5.9 30 to 34 years 1,200 5.0 35 to 39 years 935 3.9 40 to 44 years 837 3.5 45 to 49 years 732 I 3.0 50 to 54 years 625 Il 2.6 75 to 59 years I 475 2.0 60 to 64 years 354 1.5 65 to 69 years 283 1.2 70 to 74 years 174 0.7 1 of 5 08/08/2013 Subject Number Percent 75 to 79 years 102 0.4 80 to 84 years (_ 67 ( 0.3 85 years and over ` -� - -� 34 0.1 Median age (years) 26.9 I (X) 16 years and over 9,589 ( 39.7 18 years and over 9,097 ( 37.7 21 years and over 8,334 34.5 62 years and over �`- 867 3.6 65 years and over ( 660 2.7 Female population ( 10,802 44.7 Under 5 years 1,235 5.1 5 to 9 years 1,072 4.4 10 to 14 years 924 I 3.8 15 to 19 years _ 1,024 4.2 20 to 24 years 913 3.8 25 to 29 years 959 4.0 30 to 34 years _ 814 I 3.4 35 to 39 years 744 3.1 40 to 44 years 608 2.5 45 to 49 years 563 2.3 _ _� 50 to 54 years 503 2.1 55 to 59 years T _ 432 1.8 60 to 64 years J 366 11.5 65 to 69 years 274 1.1 70 to 74 years 155 I� 0.6 75 to 79 years 114 0.5 80 to 84 years - - _ I 49 0.2 85 years and over -- T 53 �- 0.2 Median age (years) I 26.2 (X) 16 years and over - - _ - -�- �- 7,349 30.4 18 years and over I`�- 6,927 I 28.7 21 years and over ( 6,398 I 26.5 62 years and over 876 3.6 65 years and over 645 2.7 RACE Total population ( I 24,154 100.0 One Race ( White ( 23,164 10,423 ii_ 95.9 - - 43.2 _ Black or African American _- _____ ...__-- __________ __.�- American Indian and Alaska Native f Asian Asian Indian I __.__ Chinese Filipino 4,563 _- _ -__�- 243 ( 40 �� 9 3 r 2 t _ 18.9 - - ` - 1.0 0.2 0.0 _ _0.0 0.0 Japanese Korean _- ._. - - - - -- - - - --T- Vietnamese 3_ 0n I 0 0.0 - - -- 0.0 0.0 Other Asian [i] _ v - Native Hawaiian and Other Pacific Islander Native Hawaiian Guamanian or Chamorro ^- 23 0.1 41 0.2 1 0.0 37 0.2 Samoan 0 0.0 Other Pacific Islander [2] 3 0.0 Some Other Race JI 7,854 32.5 2 of 5 08/08/2013 Subject ( Number Percent Two or More Races 990 4.1 White; American Indian and Alaska Native [3] 24 0.1 White; Asian [3] 5 0.0 White; Black or African American [3] 48 I 0.2 White; Some Other Race [3] 486 2.0 Race alone or in combination with one or more other races: 4 White 11,005 45.6 Black or African American 4,910 20.3 American Indian and Alaska Native 303 I 1.3 Asian 127 0.5 Native Hawaiian and Other Pacific Islander 267 1.1 Some Other Race 8,566 35.5 HISPANIC OR LATINO Total population 24,154 100.0 Hispanic or Latino (of any race) 18,267 75.6 Mexican 15,714 65.1 Puerto Rican 354 I 1.5 Cuban 82 0.3 Other Hispanic or Latino [5] �_ 2,117 I 8.8 Not Hispanic or Latino ( 5,887 24.4 HISPANIC OR LATINO AND RACE Total population 24,154 I- 100.0 -� _ _ Hispanic or Latino - - 18,267 75.6 White alone 9,426 39.0 -� Black or African American alone -J 116 0.5 American Indian and Alaska Native alone I 147 0.6 Asian alone �- _ 17 0.1 Native Hawaiian and Other Pacific Islander alone I 40 _ 0.2 Some Other Race alone 7,830 32.4 Two or More Races 691 2.9 Not Hispanic or Latino 5,887 24.4 White alone 997 I 4.1 _ _ Black or African American alone - 4,447 �- 18.4 ^ - _ - -__� American Indian and Alaska Native alone I 96 0.4 Asian alone _. -- -- - -.. _. -____ _ 23 0.1 -- _ __.__ _ ..�_ Native Hawaiian and Other Pacific Islander alone -- ---- ---e --alone --------...________ - 24 I _ - - - .- ___.- __.- -. ---- Some Other Rac -1 -_- 0.1 Two or More Races 299 1.2 RELATIONSHIP - Total population 24,154 I 100.0 In households --- _ -� -__ - -� -- - Householder 22,9611 _ 5,795 95.1 24.0 Spouse [6] Child _ -- �� _ 2,750 I 8,187 _ 11.4 33.9 Own child under 18 years 6,234 _ - 25.8 Other relatives 3,449 14.3 Under 18 years - 1,472 6.1 65 years and over 217 _ 0.9 Nonrelatives - _ 2,780 _ 11.5 Under 18 years __- _ 65 years and over _ 192 �- 107 0.8 0.4 Unmarried partner 662 2.7 In group quarters 1,193 _ 4.9 - _ Institutionalized population _ Male 34 - -- 23 - -_ 0.1 _ 0.1 3 of 5 08/08/2013 =t� ( --� Subject Number Percent Female ( 11 0.0 Noninstitutionalized population 1,159 4.8 Male 835 3.5 Female I 324 1.3 HOUSEHOLDS BY TYPE Total households 5,795 100.0 Family households (families) [7] 4,575 78.9 With own children under 18 years 2,783 48.0 Husband -wife family 2,750 I 47.5 With own children under 18 years 1,771 30.6 Male householder, no wife present 699 12.1 With own children under 18 years 351 I 6.1 Female householder, no husband present 1,126 I 19.4 With own children under 18 years 661 I 11.4 Nonfamily households [7] 1,220 21.1 Householder living alone 689 11.9 Male 397 6.9 65 years and over 99 1.7 Female 292 5.0 65 years and over 147 I 2.5 I Households with individuals under 18 years 3,382 58.4 Households with individuals 65 years and over 1,001 I 17.3 Average household size 3.96 I _ (X) Average family size [7] 4.14 I ( X ) HOUSING OCCUPANCY Total housing units 6,816 _ 100.0 Occupied housing units 5,795 85.0 Vacant housing units 1,021 , 15.0 For rent 685 10.0 Rented, not occupied - - -�- �- 55 0.8 For sale only - - 69 I _ 1.0 Sold, not occupied (� 12 0.2 For seasonal, recreational, or occasional use 25 0.4 All other vacants 175 2.6 II Homeowner vacancy rate (percent) [8] 2.9 ��- _ (X ) Rental vacancy rate (percent) [9] 16.1 ( X ) HOUSING TENURE - Occupied housing units 5,795 100.0 Owner- occupied housing units _ 2,277 39.3 Population in owner - occupied housing ur•its 9,443 X Average household size of owner - occupied units 4.15 -� _IX _ ) �. Renter - occupied housing units Population in renter - occupied housing units Average household size of renter - occupied units 3,518 13,518 3.84 �_ 60.7 (X ) (X) X Not applicable. [1] Other Asian alone, or two or more Asian categories. [2] Other Pacific Islander alone, or two or more Native Hawaiian and Other Pacific Islander categories. [3] One of the four most commonly reported multiple -race combinations nationwide in Census 2000. [4] In combination with one or more of the other races listed. The six numbers may add to more than the total population, and the six percentages ms add to more than 100 percent because individuals may report more than one race. [5] This category is composed of people whose origins are from the Dominican Republic, Spain, and Spanish- speaking Central or South American countries. It also includes general origin responses such as "Latino' or "Hispanic." [6] "Spouse" represents spouse of the householder. It does not reflect all spouses in a household. Responses of "same -sex spouse" were 4 of 5 08/08/2013 edited during processing to "unmarried partner." * `4c, [7] "Family households" consist of a householder and one or more other people related to the householder by birth, marriage, or adoption. They do not include same -sex married couples even if the marriage was performed in a state issuing marriage certificates for same -sex couples. Same -sex couple households are included in the family households category if there is at least one additional person related to the householder by birth or adoption. Same -sex couple households with no relatives of the householder present are tabulated in nonfamily households. " Nonfamily households" consist of people living alone and households which do not have any members related to the householder. [8] The homeowner vacancy rate is the proportion of the homeowner inventory that is vacant "for sale." It is computed by dividing the total number of vacant units "for sale only" by the sum of owner - occupied units, vacant units that are "for sale only," and vacant units that have been sold but not yet occupied; and then multiplying by 100. [9] The rental vacancy rate is the proportion of the rental inventory that is vacant "for rent." It is computed by dividing the total number of vacant units "for rent" by the sum of the renter - occupied units, vacant units that are "for rent," and vacant units that have been rented but not yet occupied; and then multiplying by 100. Source: U.S. Census Bureau, Census 2010 Summary File 1, Tables P5, P6, P8, P12, P13, P17, P19, P20, P25, P29, P31, P34, P37, P43, PCT5, PCT8, PCT11, PCT12, PCT19, PCT23, PCT24, H3, H4, H5, H11, H12, and H16. Source: U.S. Census Bureau, 2010 Census. MOM U.S. Census Bureau DP03 SELECTED ECONOMIC CHARACTERISTICS 2009 -2011 American Community Survey 3 -Year Estimates Supporting documentation on code lists, subject definitions, data accuracy, and statistical testing can be found on the American Community Survey website in the Data and Documentation section. Sample size and data quality measures (including coverage rates, allocation rates, and response rates) can be found on the American Community Survey website in the Methodology section. Although the American Community Survey (ACS) produces population, demographic and housing unit estimates, it is the Census Bureau's Population Estimates Program that produces and disseminates the official estimates of the population for the nation, states, counties, cities and towns and estimates of housing units for states and counties. Subject I Immokalee CDP, Florida Estimate Margin of Error Percent Percent Margin of Error EMPLOYMENT STATUS Population 16 years and over 14,352 +/ -1,960 14,352 (X) In labor force 7,815 +/ -1,529 54.5% +/ -5.9 Civilian labor force 7,815 +1-1,529 54.5% +/ -5.9 Employed 6,636 +/ -1,463 46.2% +/ -6.3 Unemployed 1,179 +/ -455 8.2% +1-3.1 Armed Forces 0 +/ -135 0.0% +/ -0.5 Not in labor force 6,537 +/ -1,075 45.5% +1-5.9 Civilian labor force 7,815 +/ -1,529 7,815 (X) Percent Unemployed (X) (X) 15.1% +/ -5.7 Females 16 years and over 6,390 +1-1,121 6,390 _ (X) In labor force 2,934 +/ -795 _ 45.9% +/ -8.5 Civilian labor force 2,934 +/ -795 45.9% +/ -8.5 -- Employed - - -��- - 2,506 +/ -806 39.2% +/ -8.7 Own children under 6 years 2,341 +1-682 I 2,341 (X) All parents in family in labor force 1,241 +/ -504 53.0% +/ -15.0 Own children 6 to 17 years 4,191 +/ -803 4,191 (X) All parents in family in labor force 2,382 +1-807 56.8% +1-14.5 COMMUTING TO WORK Workers 16 years and over 6,472 +/ -1,445 6,472 (X) Car, truck, or van - drove alone _- 2,903 +/ -646 44.9% +/ -8.5 Car, truck, or van -- carpooled 990 +/ -362 15.3% +/ -4.8 Public transportation (excluding taxicab) 1,367 +/ -685 21.1% +/ -9.2 Walked 426 +/ -481 6.6% +/ -6.8 Other means 723 +/ -366 11.2% +1-4.8 Worked at home 1 63 +/ -75 1.0% +/ -1.1 Mean travel time to work (minutes) 29.6 +/ -3.9 (X) (X) OCCUPATION Civilian employed population 16 years and over I N N I N (X) 1 of 5 08/08/2013 -s+rq- 0-- 2 of 5 08/08/2013 Subject Immokalee CDP, Florida Estimate Margin of Error Percent Percent Margin ofi Error Management, business, science, and arts occupations N N N N Service occupations N N N N Sales and office occupations N N N N Natural resources, construction, and maintenance occupations ( N N N N Production, transportation, and material moving occupations N N N N INDUSTRY Civilian employed population 16 years and over N N N (X) Agriculture, forestry, fishing and hunting, and mining N N N N Construction N N N Manufacturing N N N N Wholesale trade _ N N N N Retail trade N I N N N Transportation and warehousing, and utilities N N N N Information N N N N Finance and insurance, and real estate and rental and leasin N I N N I N Professional, scientific, and management, and administrative and waste management services I N( N N N Educational services, and health care and social assistance N N N N Arts, entertainment, and recreation, and accommodation and food services N I N N N Other services, except public administration N N N N Public administration N ( N N N CLASS OF WORKER Civilian employed population 16 years and over I N I N N (X) Private wage and salary workers N N N N government workers N N N N Self- employed in own not incorporated business Workers N I N N N Unpaid family workers I N I N _ N N _ - _ INCOME AND BENEFITS (IN 2011 INFLATION- ` �ADJUSTED DOLLARS)I i Total households T 3,836 +/ -548 '- 3,836 _ (X) Less than $10,000 - -`� -_- -� 536 +/ -189 14.0% +/ -4,8 $10,000 to $14,999 �_ - -- 742 - - +/ -279 19.3% +/ -6.4 $15,000 to$24,999 $25,000 to $34,999 $35,000 to $49,999 T $50,000 to $74,999 iJ- L 897_ 566 404 376 +/- 261__ +1-191 +/- 179 -- +/ -162 23.4% _I 14.8% -- 10.5% - 9.8% - -- _^ +/ -5.7 +/ -4.5 +/ -4.3 -- +/ -4.1 $75,000 to $99,999 _M� 147 +1-102 3.8% - -V +/ -2.5 $100,000 to $149,999 Tyi 158_ -+/ -127_- _ _- 4.1% - +1-3.3 $150,000 to $199,999 5 �- +/ -10 - - 0.1% ! ^ +/ -0.3 $200,000 or more _ �� - 5� +/ -9 _.._.__. 0.1% +/ -0.2 Median household income (dollars) Mean household income (dollars) __- 21,322 31,791 +/ -1,788 _ +/ -4,425 (X) (X) (X) (X)- With earnings - 3,185 +/ -521 83.0% +/ -5.9 Mean earnings (dollars) _ 31,905 +/ -4,808 (X) (X) With Social Security 835 +/ -296_ 21.8% +/ -7.1 Mean Social Security income (dollars) 10,011 +/ -1,506 _ (X) (X) With retirement income _ 121 +/ -82 _ 3.2% +/ -2,2 Mean retirement income (dollars) 14,754 +1-7,571 (X) (X) aVth Supplemental Security Income _ Mean Supplemental Security Income (dollars) EEEE� 476 J 7,329 +/ -193 +/- 1,357_ 12.4% (X) A +/ -4.6 (X) With cash public assistance income 155 +/ -113 4.0% +/ -2.9 2 of 5 08/08/2013 * r Subject Immokalee CDP, Florida Estimate Margin of Error Percent Percent Margin o Error Mean cash public assistance income (dollars) 4,397 f +1-2,389 (X) (X) With Food Stamp /SNAP benefits in the past 12 months 1,493 +/ -347 38.9% +/ -7.3 Families 3,162 +/ -489 3,162 (X) Less than $10,000 567 +/ -188 17.9% +/ -5.5 $10,000 to $14,999 466 +/ -224 14.7% +/ -6.5 $15,000 to $24,999 855 +/ -253 27.0% +1-6.5 $25,000 to $34,999 507 +/ -186 16.0% +/ -5.5 $35,000 to $49,999 226 +/ -128 7.1% +1-3.8 $50,000 to $74,999 316 I +/ -155 10.0% +/ -4.9 $75,000 to $99,999 98 I +/ -82 3.1% +/ -2.5 $100,000 to $149,999 127 +1-103 4.0% +/ -3.2 $150,000 to $199,999 I 0 +/ -135 0.0% +/ -2.3 $200,000 or more 0 +/ -135 0.0% +/ -2.3 Median family income (dollars) 20,836 +1-1,538 (X) (X) Mean family income (dollars) 29,507 +/ -4,343 (X) (X) Per capita income (dollars) 8,751 +/ -1,458 (X) (X) Nonfamily households N N N (X) Median nonfamily income (dollars) 14,381 +/ -8,719 (X) (X) Mean nonfamily income (dollars) N N (X) (X) Median earnings for workers (dollars) - -- - 15,479 (X) (X) Median earnings for male full -time, year -round workers dollars _ 21,431 - - +/ -1,720 (X) � _ (X) --I-- Median earnings for female full -time, year -round workers (dollars) 18,863 +/ -2,710 (X) (X) HEALTH INSURANCE COVERAGE Civilian noninstitutionalized population �- 20,979 +/ -2,654 20,979 (X) With health insurance coverage With private health insurance _ 9,754 2,855 _ +/ -1,580 +/ -709 46.5% 13.6% +1-5.7 +/ -3.2 With public coverage 7,437 +/ -1,401 35.4% +/ -5.2 No health insurance coverage - - _ 11,225 +1-1,981-- 53.5% +/ -5.7 T Civilian noninstitutionalized population under 18 years 7,485 1 +/ -1,237 7,485 (X) No health insurance coverage 2,544 +/ -888 34.0% +/ -9.7 Civilian noninstitutionalized population 18 to 64 years 12,193 +/ -1,785 12,193 (X) Inlaborforce: Employed: With health insurance coverage I 7,471 +/ -1,485 7,471 (X) 6,355 +1-1,410 6,355 (X) 1,933 +/ -478 30.4% +1-6.2 - With P rivate health insurance With public coverage No health insurance coverage v - 1,442 _ 574 4,422 - -_ +/.399- +/ -295 I _ - +/ -1,169 - -22.7% 9.0% +/ -6.1 +14.1 v 69.6% - - +/ -6.2 Unemployed: ^- _ With health insurance coverage With private health insurance With public coverage _ _ No health insurance coverage 1,116 298 �61 237 818 +1438 I +/-191 +/ -76 +/ -180 _v +/ -392 _ 1,116 5.5% �- 21.2% 73.3% (X) +/ -16.0 +/ -6.7 +/ -15.4 _ +/ -16.0 Not in labor force: 4,722 +/ -958 4,722 (X) With health insurance coverage _ 1,418 +/ -618 30.0% +/ -10.6 With private health insurance 312 +/ -198 6.6% _ +/ -3.9 _ With public coverage _ 1,213 I _ +/ -582 25.7% +1-10.3 No health insurance coverage 3,304 I +/ -782 70.0% +/ -10.6 - 3 of 5 08/08/2013 Subject Immokalee CDP, Florida Estimate Margin of Error Percent Percent Margin o Error PERCENTAGE OF FAMILIES AND PEOPLE WHOSE INCOME IN THE PAST 12 MONTHS IS BELOW THE 'OVERTY LEVEL ,II families (X) (X) 52.8% +/ -8.1 With related children under 18 years (X) (X) 63.2% +/ -9.6 With related children under 5 years only (X) (X) 72.6% +/-29.7 Married couple families (X) (X) 46.1% +/ -10.1 With related children under 18 years (X) (X) 53.5% +/ -14.4 With related children under 5 years only (X) (X) 0.0% +/ -90.1 Families with female householder, no husband present (X) (X) 62.1% +1-13.4 With related children under 18 years (X) (X) 77.5% +/ -13.9 With related children under 5 years only (X) (X) 60.6% I +/ -51.8 All people (X) I (X) 48.4% +/ -8.1 Under 18 years (X) (X) 62.5% +/ -10.7 Related children under 18 years (X) (X) 62.6% +/ -10.7 Related children under 5 years I (X) (X) 64.7% I +/ -15.3 Related children 5 to 17 years (X) I (X) 61.6% +/ -11.6 18 years and over (X) I (X) 40.8% +/ -8.1 18 to 64 years (X) (X) 39.7% +/ -8.2 65 years and over (X) (X) 50.3% +1-16.6 People in families (X) (X) 48.3% +/ -9.1 Unrelated individuals 15 years and over (X) (X) 49.2% +/ -17.9 Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. There were changes in the edit between 2009 and 2010 regarding Supplemental Security Income (SSI) and Social Security. The changes in the edit loosened restrictions on disability requirements for receipt of SSI resulting in an increase in the total number of SSI recipients in the American Community Survey. The changes also loosened restrictions on possible reported monthly amounts in Social Security income resulting in higher Social Security aggregate amounts. These results more closely match administrative counts compiled by the Social Security Administration. Workers include members of the Armed Forces and civilians who were at work last week. Industry codes are 4 -digit codes and are based on the North American Industry Classification System 2007. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, "NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies," issued by the Office of Management and Budget. Census occupation codes are 4 -digit codes and are based on the Standard Occupational Classification (SOC). The Census occupation codes for 2010 and later years are based on the 2010 revision of the SOC. To allow for the creation of 2007 -2011 and 2009 -2011 tables, occupation data in the multiyear files (2007 -2011 and 2009 -2011) were recoded to 2011 Census occupation codes. We recommend using caution when comparing data coded using 2011 Census occupation codes with data coded using Census occupation codes prior to 2010. For more information on the Census occupation code changes, please visit our website at http: /Iwww.census.gov /hhes /www /ioindex /. While the 2009 -2011 American Community Survey (ACS) data generally reflect the December 2009 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Source: U.S. Census Bureau, 2009 -2011 American Community Survey 4 of 5 08/08/2013 Explanation of Symbols: 1. An'**' entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An'-' entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an , open -ended distribution. 3. An ' ' following a median estimate means the median falls in the lowest interval of an open -ended distribution. 4. An Y following a median estimate means the median falls in the upper interval of an open -ended distribution. 5. An ' * * *' entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open -ended distribution. A statistical test is not appropriate. 6. An '*****'entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An W entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An '(X)' means that the estimate is not applicable or not available. U.S. Census Bureau \lIERICAN FactFinder DP03 SELECTED ECONOMIC CHARACTERISTICS 2007 -2011 American Community Survey 5 -Year Estimates Supporting documentation on code lists, subject definitions, data accuracy, and statistical testing can be found on the American Community Survey website in the Data and Documentation section. Sample size and data quality measures (including coverage rates, allocation rates, and response rates) can be found on the American Community Survey website in the Methodology section. Although the American Community Survey (ACS) produces population, demographic and housing unit estimates, it is the Census Bureau's Population Estimates Program that produces and disseminates the official estimates of the population for the nation, states, counties, cities and towns and estimates of housing units for states and counties. Subject Immokalee CDP, Florida Estimate Margin of Error Percent Percent Margin o Error EMPLOYMENT STATUS Population 16 years and over 14,159 +/ -1,425 14,159 (X) In labor force 8,409 +/ -1,038 59.4% +/ -3.7 Civilian labor force 8,409 +/ -1,038 59.4% +/ -3.7 Employed 7,013 +/ -964 49.5% +/ -4.4 Unemployed 1,396 +/ -373 9.9% +/ -2.4 Armed Forces 0 +1-104 0.0% +/ -0.3 Not in labor force 5,750 +/ -740 40.6% +/ -3.7 Civilian labor force 8,409 +/ -1,038 8,409 (X) Percent Unemployed (X) (X) 16.6% +/ -4.1 Females 16 years and over _ _ 6,366 +/ -789 6,366 (X) In labor force 3,088 +/ -620 48.5% +/ -7.2 Civilian labor force��v� I 3,088 +/ -620 48.5% +/ -7.2 Employed _ 2,716 +/ -580 42.7% +/ -6.8 Own children under 6 years 2,311 +/ -470 ` 2,311 (X) All parents in family in labor force 1,052 +/ -330 45.5% +/ -13.2 Own children 6 to 17 years 3,909 +/ -585 3,909 (X) All parents in family in labor force 2,157 +1-590 55.2% +/ -10.6 COMMUTING TO WORK Workers 16 years and over 6,848 +/ -956 6,848 (X) Car, truck, or van - drove alone 3,198 +1-570 46.7% +/ -6.2 Car, truck, or van -- carpooled 1,376 +/ -369 20.1% +/ -4.5 Public transportation (excluding taxicab) 1,125 +1-390 16.4% +/ -5.6 Walked 305 +/ -323 4.5% +/ -4.4 Other means 659 +/ -302 9.6% +/ -4.2 Worked at home 185 +/ -155 2.7% +/ -2.2 I i an travel time to work (minutes) 28.6 +/ -3.0 (X) (X) OCCUPATION Civilian employed population 16 years and over 1 7,013 +1-964 7,013 (X) 1 of 5 08/28/2013 Subject Immokalee CDP, Florida Estimate Margin of Error Percent Percent Margin o Error Management, business, science, and arts occupations 869 +/ -302 12.4% +/ -3.7 Service occupations 1,673 +/ -410 23.9% +/ -5.3 Sales and office occupations 795 +/ -267 11.3% +/ -3.6 Natural resources, construction, and maintenance occu ations 2,742 +/ -663 39.1% +/ -7.3 Production, transportation, and material moving occupations 934 +/ -270 13.3% +/ -3.3 I L� INDUSTRY Civilian employed population 16 years and over 7,013 +/ -964 7,013 (X) Agriculture, forestry, fishing and hunting, and mining 2,137 +/ -501 30.5% +/ -6.0 Construction 646 I +/ -277 9.2% +/ -4.1 Manufacturing 214 I +/ -147 3.1% +/ -2.0 Wholesale trade 689 +/ -396 9.8% +/ -5.1 Retail trade 595 +/ -248 8.5% +/ -3.3 Transportation and warehousing, and utilities 99 ( +/ -86 1.4% +/ -1.2 Information 0 +/ -104 0.0% +1-0.6 Finance and insurance, and real estate and rental and leasingI 112 ! +1-84 1.6% +/ -1.2 Professional, scientific, and management, and administrative and waste management services 465 +/ -210 6.6% +/ -2.9 Educational services, and health care and social assistance _ 971 +/ -309 13.8% I +/ -4.0 Arts, entertainment, and recreation, and accommodation and food services 670 +/ -269 9.6% +1-3.5 Other services, except public administration 236 +/ -132 3.4% +/ -1.9 Public administration - CLASS OF WORKER 179 ( +1-87 2.6% I� +/ -1.2 _ Civilian employed population 16 years and over 7,013 J +/ -964 7,013 (X) Private wage and salary workers I 6,139 I +/ -917 87.5% +/ -3.6 Government workers I 681 +/ -219 _- 9.7% +/ -3.0 Self- employed in own not incorporated business orkers 193 +/ -111 - 2.8% +/ -1.6 Unpaid family workers _ 0 +/ -104 0.0% +/ -0.6 INCOME AND BENEFITS (IN 2011 INFLATION - ADJUSTED DOLLARS) Total households Less than $10 ,000 3,957 710 II 787 II 634 ( 455 17.9% 19.9% 16.0% 11.5% L +1-4.7 +/ -4.1 I _ +1-4.0 $10,000 to $14,999 I +/ -203 } ^- +/ -173 I +/ -166 +1 -174 +/ -120 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 -- -' - - - -�_ - 362 9.1% +/ -2.9 $75,000 to $99,999 - -i -- - - $100,000 to $149,999 233 145 +/ -125 +1-87 -5.9% I 3.7% I 0.3% (X) (X) -_ 83.5% (X) 19.4% _ -_- (X) v_ +/ -3.2 +/ -2.2 $150,000 to $199,999 $200,000 or more Median household income (dollars) Mean household income (dollars) With earnings -- -T - Mean earnings (dollars) - With Social Security Mean Social Security income (dollars) With retirement income - ( 10 ( 22,378 33,264 _I L 3,304 34,178 �- 766 9,766 149 I +/ 14 +/ -3,723 +/ -3,719 +/ -310 +/ -3,836 +1-147- -- - -+1 -1,212 +/ -72 - +1 -0_3 (X) (X) +/ -3.8 (X) +/ -3.2 (X) - Mean retirement income (dollars)- _ With Supplemental Security Income Mean Supplemental Security Income (dollars) j�16,60� 369 ( 7,219 212 - _ +/ -4,691 +1 -120 +/ 1,175 +/ -101 (X) _ (X)� (X) 5.4% (X) +/ -2.5 With cash public assistance income 2 of 5 08/28/2013 Subject Immokalee CDP, Florida Estimate Margin of Error Percent Percent Margin o Error Mean cash public assistance income (dollars) 3,618 +1-1,950 (X) (X) `nth Food Stamp /SNAP benefits in the past 12 months 1,201 +/ -219 30.4% +/ -4.7 Families 3,107 +1-308 3,107 (X) Less than $10,000 478 +/ -147 15.4% +/ -4.4 $10,000 to $14,999 486 +/ -176 15.6% +/ -5.3 $15,000 to $24,999 749 +/ -194 24.1% +/ -5.7 $25,000 to $34,999 ! 460 +/ -144 14.8% +/ -4.5 $35,000 to $49,999 294 +/ -141 9.5% +/ -4.2 $50,000 to $74,999 314 +/ -117 10.1% +/ -3.7 $75,000 to $99,999 201 +/ -116 6.5% +/ -3.7 $100,000 to $149,999 108 +/ -73 3.5% +/ -2.4 $150,000 to $199,999 9 +/ -14 0.3% +/ -0.4 $200,000 or more 8 I +/ -13 0.3% +/ -0.4 Median family income (dollars) 22,429 +/ -2,919 (X) (X) Mean family income (dollars) 33,155 +/ -4,558 (X) (X) Per capita income (dollars) 9,496 I +/ -1,022 (X) (X) Nonfamily households 850 +/ -186 850 (X) Median nonfamily income (dollars) 14,314 I +/ -3,369 (X) (X) Mean nonfamily income (dollars) 23,024 +/ -4,668 (X) (X) - Median earnings for workers (dollars) 15,612 +/ -2,059 (X) (X) Median earnings for male full -time, year -round workers dollars ( 21,577 +/ -1,523 (X) (X) Median earnings for female full -time, year -round workers dollars 19,558 +1-2,842 (X) (X) ALTH INSURANCE COVERAGE Civilian noninstitutionalized population (X) (X) (X) (X) With health insurance coverage (X) (X) (X) (X) With private health insurance (X) _ (X) _ (X) _ (X) _ With public coverage (X) (X) (X) (X) No health insurance coverage �T (X) � (X) (X) (X) -� Civilian noninstitutionalized population under 18 years (X) (X) (X) (X) No health insurance coverage Civilian noninstitutionalized population 18 to 64 years (X) I__ (X) (X) (X) (X) (X) (X) (X) In labor force: (X) (X) (X) -- (X) Employed: (X) J �� -- (X) �- (X) -(X) _ (X)° With health insurance coverage �i (X) (X) (X) - ' With private health insurance With public coverage - �- No health insurance coverage _ Unemployed: II With health insurance coverage With private health insurance With public coverage (X) (X) J- (X) (X) (X) (X) (X) (X) (X) X (X) (X) (X) (X) (X) (X) J X (X) (X) (X) (X) _ (X) _ (X) X (X) (X)_ _ (X) (X) No health insurance coverage (X) (X) (X) (X) Not in labor force: (X) (X) (X) (X) With health insurance coverage (X) (X) (X) _ (X) - - -_� With private health insurance (X) (X) (X) (X) With public coverage J (X) (X) (X) (X) No health insurance coverage (X) I (X) (X) (X) _ _ 3 of 5 08/2812013 --a- q �-.1 Subject Immokalee CDP, Florida Estimate Margin of Error Percent Percent Margin o Error PERCENTAGE OF FAMILIES AND PEOPLE WHOSE INCOME IN THE PAST 12 MONTHS IS BELOW THE POVERTY LEVEL All families (X) (X) 47.0% +/ -7.4 With related children under 18 years (X) (X) 54.9% +/ -8.6 With related children under 5 years only (X) (X) 78.5% +/ -16.2 Married couple families (X) (X) 38.9% +/ -8.6 With related children under 18 years I (X) (X) 42.8% +/ -10.7 With related children under 5 years only (X) (X) 50.8% +/ -50.8 Families with female householder, no husband present (X) (X) 61.2% +/ -11.3 With related children under 18 years (X) (X) 73.0% +/ -12.0 With related children under 5 years only (X) (X) 73.2% +1-25.5 All people (X) (X) 43.9% +/ -6.7 Under 18 years (X) (X) 55.5% +/ -9.3 Related children under 18 years (X) (X) 55.2% +/ -9.3 Related children under 5 years (X) (X) 58.6% +/ -12.8 Related children 5 to 17 years (X) I (X) 53.6% +/ -9.7 18 years and over (X) (X) 37.8% I +/ -6.1 18 to 64 years (X) (X) 36.8% +/ -6.4 65 years and over (X) (X) 48.1% +/ -10.6 People in families (X) (X) 43.1% I +/ -7.6 Unrelated individuals 15 years and over (X) (X) 47.4% +/ -10.9 Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these , tables. There were changes in the edit between 2009 and 2010 regarding Supplemental Security Income (SSI) and Social Security. The changes in the edit loosened restrictions on disability requirements for receipt of SSI resulting in an increase in the total number of SSI recipients in the American Community Survey. The changes also loosened restrictions on possible reported monthly amounts in Social Security income resulting in higher Social Security aggregate amounts. These results more closely match administrative counts compiled by the Social Security Administration. 1 leers include members of the Armed Forces and c vilians who were at work last week. Industry codes are 4 -digit codes and are based on the North American Industry Classification System 2007. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, "NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies," issued by the Office of Management and Budget. Census occupation codes are 4 -digit codes and are based on the Standard Occupational Classification (SOC). The Census occupation codes for 2010 and later years are based on the 2010 revision of the SOC. To allow for the creation of 2007 -2011 and 2009 -2011 tables, occupation data in the multiyear files (2007 -2011 and 2009 -2011) were receded to 2011 Census occupation codes. We recommend using caution when comparing data coded using 2011 Census occupation codes with data coded using Census occupation codes prior to 2010. For more information on the Census occupation code changes, please visit our website at http:// www .census.govlhhes /www /ioindex/. While the 2007 -2011 American Community Survey (ACS) data generally reflect the December 2009 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Source: U.S. Census Bureau, 2007 -2011 American Community Survey 4 of 5 08/28/2013 Explanation of Symbols: rqt 1. An'**' entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An ' ' entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open -ended distribution. 3. An'-'following a median estimate means the median falls in the lowest interval of an open -ended distribution. 4. An ' +' following a median estimate means the median falls in the upper interval of an open -ended distribution. 5. An ' * * *' entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open -ended distribution. A statistical test is not appropriate. 6. An '*****'entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An 'N' entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An '(X)' means that the estimate is not applicable or not available. COLLIER COUNTY GROWTH MANAGEMENT PLAN IMMOKALEE AREA MASTER PLAN DATA & ANALYSIS Prepared by IMMOKALEE MASTER PLAN AND VISIONING COMMITTEE Prepared for COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY and the BOARD OF COUNTY COMMISSIONERS MARCH 2010 -* !q t Table of Contents 1. Introduction .............................................................................. ............................... l 1.1 History of Immokalee .............................................................. ............................... 1 1.2 History of Planning Efforts in Immokalee ............................... ............................... 2 1.3 State and Federal Designations ................................................ ............................... 3 1.3.1 Rural Area of Critical Economic Concern ( RACEC) .............. ............................... 4 1.3.2 Florida Enterprise/Empowerment Zone ................................... ............................... 4 1.3.3 Immokalee Brownfield Designation ........................................ ............................... 4 1.4 Public Meetings and Workshops ............................................. ............................... 5 1.5 Demographics .......................................................................... ............................... 5 1.6 Economic Overview ... ............................... 1.6.1 Income and Housing ................................................................ ............................... 8 1.6.2 Agricultural Statistics ............................................................... ............................... 9 2. Population Projections ........................................................... ............................... 12 2.1 Population Projections Prepared by Collier County .............. ............................... 12 2.2 Population Projections Prepared by BEBR ............................ ............................... 14 3. Existing Land Use ............................................... ............................... 3.1 Agriculture ............................................................................. ............................... 16 3.2 Conservation .......................................................................... ............................... 16 3.3 Commercial .............................................................................. .............................16 3.4 Government .............................................................................. .............................20 3.5 Industrial ................................................................................ ............................... 20 3.6 Institutional ............................................................................ ............................... 24 3.7 Residential ................................................................................ .............................24 3.8 Roadways / Rights -of- way ......................................................... .............................29 3.9 Seminole Reservation ............................................................ ............................... 29 3.10 Vacant Land ........................................................................... ............................... 29 4. Natural Resources .................................................................. ............................... 33 4.1 Soils .......................................................................................... .............................33 4.2 Wellfields ................................................................................. .............................35 4.3 FLUCCS ................................................................................ ............................... 36 4.4 Wetlands ................................................................................ ............................... 39 4.5 Drainage Basins ..................................................................... ............................... 40 4.6 Groundwater Resources ......................................................... ............................... 41 4.7 Listed Species ........................................................................ ............................... 41 4.8 Archaeological & Historical Sites ......................................... ............................... 42 4.9 Mineral Resources ................................................................. ............................... 42 5. Future Land Use Analysis ...................................................... ............................... 43 5.1 Changes to Future Land Use Designations ............................ ............................... 43 5.1.1 Residential Designations ........................................................ ............................... 46 5.1.2 Recreational Tourist Designation .......................................... ............................... 46 5.1.3 Commercial Designations ...................................................... ............................... 46 5.1.4 Industrial Designations .......................................................... ............................... 47 5.1.5 Future Land Use and Density Potential Analysis .................. ............................... 48 5.2 Future Land Use Overlays and Special Features ................... ............................... 52 TAMP Data & Analysis March 2010 7. 5.2.1 Overlays Related to Wetlands and Environmentally Sensitive Areas .................. 52 5.2.2 Urban Infill and Redevelopment Area ................................... ............................... 57 5.2.3 Seminole Reservation ............................................................ ............................... 57 5.3 Proposed FLUM and Zoning Map ......................................... ............................... 58 PublicFacilities ...................................................................... ............................... 61 6.1 Parks and Recreational Facilities ........................................... ............................... 62 6.2 Schools ..................................................................................... .............................63 6.3 Transportation ........................................................................ ............................... 66 6.3.1 Existing Roadway Network ................................................... ............................... 66 6.3.2 Roadway LOS (Arterials and Collectors) .............................. ............................... 66 6.3.3 Roadway Improvements ........................................................ ............................... 68 6.3.4 SR 29 Loop Road ................................................................... ............................... 70 6.3.5 Freight ...................................................................................... .............................73 6.3.6 Pedestrian and Bicycle Facilities ........................................... ............................... 74 6.3.7 Transit .................................................................................... ............................... 76 6.3.8 Transportation Concurrency System ...................................... ............................... 77 6.4 Water and Wastewater Facilities ........................................... ............................... 77 6.4.1 Potable Water ......................................................................... ............................... 79 6.4.2 Sanitary Sewer ....................................................................... ............................... 80 6.5 Drainage /Stormwater ............................................................. ............................... 81 6.6 Solid Waste ............................................................................ ............................... 82 6.7 Fire ......................................................................................... ............................... 83 6.8 Police ........................................................................................ .............................83 6.9 Demand Analysis from Potential Residential Build - Out ....... ............................... 84 OtherItems ............................................................................. ............................... 87 7.1 House Bill 697/Energy Efficiency ......................................... ............................... 87 7.2 Changes to Other Growth Management Elements ................. ............................... 88 7.3 Government Services in Immokalee ...................................... ............................... 88 7.4 Analysis of Potential Impacts to Transportation Facilities .... ............................... 90 [AMP Data & Analysis March 2010 List of Tables Table 1 -1 Estimate of Permanent Population, 1970 to 2008 .................. ............................... 6 Table 1 -2 Age Distribution in Immokalee and Collier County .................. ............................... 7 Table 1 -3 Race in Immokalee and Collier County ................................... ............................... 8 Table 1 -4 Income and Housing ................................................................ ............................... 9 Table 1 -5 Collier County, Selected Data, Census of Agriculture, 1997, 2002, and 2007.... 10 Table 1 -6 Collier County, 2007 Average Weekly and Annual Pay for Selected NAICS Codes..................................................................................... ............................... 11 Table 2 -1 Immokalee Population Estimates and Projections, 2000 - 2025 ........................... 12 Table 2 -2 BEBR Population Projections for Collier County, 2008 - 2035 .............................. 14 Table 3 -1 Existing Land Use in the Immokalee Urban Area ................. ............................... 15 Table 3 -2 Commercial Development within the Immokalee Urban Area by DOR Use Code ................................................................................................ ............................... 17 Table 3 -3 Office Development within the Immokalee Urban Area by DOR Use Code........ 18 Table 3 -4 Industrial Development within the Immokalee Urban Area ... ............................... 21 Table 3 -5 Collier County Industrial /Business Park Land Surplus /Deficit ............................. 23 Table 3 -6 Residential Planned Unit Developments in Immokalee ....................................... 25 Table 3 -7 Mobile Home Parks in Immokalee, 2000 Inventory .............. ............................... 27 Table 3 -8 Immokalee Housing Inventory, Definitions and Aggregated Points ..................... 28 Table 3 -9 Immokalee Housing Inventory, Overall Results, All Categories .......................... 28 Table 3 -10 Vacant Acreage by Future Land Use Designations .............. ............................... 30 Table 3 -11 Vacant Acreage by Proposed Future Land Use Designations ............................ 31 Table 3 -12 Vacant Acreage by Zoning District ........................................ ............................... 32 Table 4 -1 Soil Types within the Immokalee Urban Area ....................... ............................... 33 Table 4 -2 Suitability of Soil Associations for Septic Tank Installation ... ............................... 35 Table 4 -3 Immokalee Urban Area by Level One FLUCCS Category .... ............................... 37 Table 4 -4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions ................... 38 Table 5 -1 Proposed Future Land Use Designations ............................. ............................... 43 Table 5 -2 Adopted Future Land Use Designations and Acreages ........ ............................... 44 Table 5 -3 Proposed Future Land Use Designations and Acreages ...... ............................... 44 Table 5 -4 Adopted Future Land Use by Generalized Categories ......... ............................... 45 Table 5 -5 Proposed Future Land Use by Generalized Categories ......... .............................45 Table 5 -6 Difference between Adopted and Proposed Future Land Use (Generalized Categories) ............................................................................. ............................... 45 Table 5 -7 Adopted Future Land Use, Maximum Density Calculations . ............................... 49 Table 5 -8 Proposed Future Land Use, Maximum Density Calculations .............................. 49 Table 5 -9 Adopted Future Land Use, Maximum Density with Bonuses ............................. 50 Table 5 -10 Proposed Future Land Use, Maximum Density with Bonuses ............................ 50 Table 5 -11 LT /CKSSO FLU Acreages and Densities ............................. ............................... 57 Table 5 -12 Proposed FLU Categories with Zoning Districts ................... ............................... 58 Table 6 -1 Immokalee Park Land Inventory ............................................ ............................... 62 Table 6 -2 Immokalee Area Schools ....................................................... ............................... 63 Table 6 -3 Immokalee Student Enrollment ............................................. ............................... 64 Table 6 -4 Immokalee School Capacity and Projected Enrollment ........ ............................... 65 Table 6 -5 2008 Peak Hour /Peak Directional Volume and LOS for Arterials & Collectors in Immokalee.............................................................................. ............................... 68 IAMP Data & Analysis March 2010 4--r-_7L Table 6 -6 Unfunded Priorities List, 2008 -2009, Immokalee Projects .... ............................... 69 Table 6 -7 Roadway Projects within Immokalee from the 2009 -2014 TIP ............................ 69 Table 6 -8 Evaluation Matrix, SR 29 Loop Road Alignments Recommended for Further Study...................................................................................... ............................... 72 Table 6 -9 Bicycle and Pedestrian Improvement Priorities ..................... ............................... 75 Table 6 -10 IWSD Population Projections, 2009 - 2041 ............................. ............................... 78 Table 6 -11 IWSD Water Treatment Plants .............................................. ............................... 79 Table 6 -12 Potable Water Demand Projections, 2009 - 2041 ................... ............................... 80 Table 6 -13 Wastewater Flow Demand Projections, 2009 - 2041 .............. ............................... 81 Table 6 -14 Difference between Adopted and Proposed Future Land Use Maximum Residential Build -Out Potential .............................................. ............................... 85 Table 6 -15 Difference between Adopted and Proposed Future Land Use Maximum Facility Demand Potential ( Base) ....................................................... ............................... 86 Table 6 -16 Difference between Adopted and Proposed Future Land Use Maximum Facility Demand Potential ( Bonuses) ................................................. ............................... 86 IAMP Data & Analysis March 2010 iv -*lqo, List of Figures Figure 1 -1 Acres in Farms, Collier County, 1997 - 2007 ....................... .............................10 Figure 2 -1 Immokalee Population Estimates and Projections, 2000 - 2020 .....................13 Figure 3 -1 Existing Land Use by Percent of Total Acreage ............... .............................16 Figure 3 -2 Industrial Park Locations at Build -Out, RLSA and Immokalee ..................... 22 Figure 3 -3 Vacant Acreage by Future Land Use Designations .......... .............................30 Figure 3 -4 Vacant Acreage by Proposed Future Land Use Designations ......................31 Figure 3 -5 Vacant Acreage by Generalized Zoning Categories ......... .............................32 Figure 4 -1 Immokalee Urban Area by FLUCCS ................................... .............................37 Figure 5 -1 Immokalee Urban Area GIS Mapping Discrepancy ........... .............................53 Figure 5 -2 Lake Trafford Urban Wetlands Aerial ................................ .............................54 Figure 5 -2 Lake Trafford Urban Wetlands FLUCCS ............................ .............................54 Figure 5 -3 Lake Trafford Urban Wetlands Soils .................................. .............................55 Figure 5 -4 Lake Trafford Urban Wetlands per SFWMD ...................... .............................56 Figure 6 -1 SR 29 Loop Road Alignments Recommended for Further Study .................71 Figure 6 -2 SR 29 PD &E Study Schedule ............................................. .............................73 IAMP Data & Analysis March 2010 v List of Maps 4f:-rTP,- After Page Map 1 -1 Incentive Program Areas .............................................................................................. Map 1 -2 Immokalee Planning Boundaries ............................................................................ ____6 Map 3 -1 Immokalee Existing Land Use Exhibit ........ _________________________________ ______________ _________ ______15 Map 3 -2 Planned Unit Developments Map_________ _________ ______----------------------------------- ___ ____ ___24 Map 3 -3 Immokalee Existing Vacant Land Use Exhibit ________ _________ _________ ___ ______ _ _________29 Map 4 -1 Immokalee Soils Exhibit------------- - - ---- ---- - - - - -- ----•----------------------------------------------- - - - - -- 33 Map 4 -2 Wellfield Cones of Influence, Immokalee Water & Sewer District ________________________ _ 36 Map 4 -3 Immokalee FLUCCS ................................. - •------------ - - - - -- ............................................ 37 Map4 -4 Immokalee Wetlands-------------------------------------•------------------------------ •------------- •------- - - - - -- 39 Map 4 -5 Major Drainage Basins in Collier County__ ................................................................ 40 Map 4 -6 Drainage Sub - basins ------ -------------------------------- __ _ _ _ _ __ _____ __ __ ______ ___ _____ ____ _______ - ___40 Map 4 -7 Groundwater Recharge to Surficial Aquifer .................. _................ ..................... 41 Map 4 -8 Groundwater Recharge to Lower Tamiami Aquifer...................................... __________41 Map 4 -9 Immokalee Listed Species ......................................................................................... 41 Map 4 -10 Immokalee Archaeological and Historic Sites ........................................... _.............. 41 Map 4 -11 Commercial Mineral Extraction Sites_______________ _________ _________ _________ _______ _• ..........42 Map 5 -1 Immokalee Proposed Future Land Use Map___ _________ _________ ________........... _ _________ 43 Map 5 -2 Immokalee Future Land Use Map ............................................................................. 43 Map 5 -3 Existing Land Uses in LT /CKSS Overlay__________________________________ __________________ _________ _ ___ 56 Map 5 -4 Immokalee Zoning Map.................................................... ................. -- - - - - -- --- - - - - -- 57 Map6 -1 Immokalee Parks .................................................................... --.............. ---- - - - - -- ........ 62 Map6 -2 Immokalee Schools ..................................................................................................... 63 Map 6 -3 Existing Roadway Network, Arterials & Collectors ................................................... 66 Map 6 -4 Existing Roadway Network, Local Roads--------------------------------------------------- * __________66 Map 6 -5 Existing Immokalee Bicycle /Pedestrian Facilities.................................................... 74 Map 6 -6 Collier Area Transit Routes------------------- - - - - -- ---------------------------------------------------------- - ---76 Map 6 -7 Immokalee Water & Sewer District, Franchise Area and Treatment Plants .......... 77 Map 6 -8 Immokalee Water & Sewer District, Potable Water Facilities ._ ______________________ _________ 79 Map 6 -9 Immokalee Water & Sewer District, Sanitary Sewer Facilities________ ____ ________ __________ 80 Map 6 -10 Existing Immokalee Utilities - -- ---------------•------------•-------------------------------------------------- - - -.80 IAMP Data & Analysis March 2010 vi Support Documents Airport Master Plan Update for Immokalee Regional Airport (excerpts), prepared by URS, March 2009 Collier County Business Park Lands Study, prepared by Fishkind & Associates for the Economic Development Council of Collier County, August 2007 DRAFT Immokalee Area Master Plan and Data and Analysis, prepared by RMPK, September, 2007 DRAFT Immokalee CRA Concurrency Options Transportation Considerations, prepared by Tindale Oliver and Associates, April 2009 Immokalee Housing Initiative, Phase I (Mobile Home Park Initiative) and Phase II (Immokalee Housing Condition Inventory), prepared by Community Development and Environmental Services Division (CDES) staff, September 2004 Immokalee Master Plan Study Economic Analysis, prepared by Regional Economic Research Institute at Florida Gulf Coast University, November 2006 Immokalee Regional Airport Legal Description and Sketch, prepared by Grady Minor & Associates, September 2008 Immokalee Water and Sewer District Master Plan Study, Final Report, prepared by Boyle Engineering, July 2008 "Population Need as a Criteria for Changes to a Local Government's FLUM," The Florida Senate, Interim Report 2010 -107, October 2009 Statement of Compliance with 9J -5, 9J -11, F.A.C., and Chapter 163 Part II, F.S. ( "Attachment A "), prepared by RWA, November 2009 TAMP Data & Analysis March 2010 vii :#-- f �t- Collier County Reports Referenced Annual Update & Inventory Report on Public Facilities, 2008 AUIR, prepared by Comprehensive Planning Department, October 2008 Capital Improvements Plan, FY2010 -29, District School Board of Collier County, April 2009 Collier County 2005 Fire /Rescue Services Impact Fee Update Study, prepared by Tindale Oliver & Associates, Inc., January 2006 Collier County Bus Stop /Shelter Needs Plan, prepared by Michael Greene, Collier County Transportation Services Division, prepared for the Collier Metropolitan Planning Organization, October 2009 The Collier Interactive Growth Model (CIGM), Executive Summary, prepared by Van Buskirk, Ryffel & Associates, Inc., September 2008 Immokalee Storm Water Management Plan, Hydrologic and Hydraulic Water Quality Modeling, Collier County, prepared by H.W. Lochner, Inc., December 2004 IAMP Data & Analysis March 2010 viii -#-- (��.C_ 1. Introduction 1.1 History of Immokalee When Collier County was formed in 1923, the only non - coastal settlement in Collier County was located in the Immokalee and Corkscrew areas. Today, Immokalee is the only community of considerable size in interior Collier County. Immokalee was first settled by the Seminole Indians, who used the land as a camping and resting place. Hunters, cattlemen, and Indian traders were the next inhabitants of Immokalee. They found their way to Immokalee around the middle of the 19th century. No permanent settlers appeared in Immokalee until 1872. Immokalee has been known by several different names, changing with its varied settlers. The Seminoles gave Immokalee the name "Gopher Ridge" because of the unusual number of land turtles and gophers in the area. Immokalee was also known at one time as "Allen Place" after William "Billy" Allen, one of the first settlers. The Community received its current name, "Immokalee," meaning "my home," in October 1897 with the naming of the first post office. The name was suggested by Bishop William Crane Gray, who argued that the name should be a Seminole word with pleasant associations. The population in Immokalee continued to grow, and the first school and church opened not long after the establishment of the post office. Immokalee possessed all the elements of a flourishing community, but was relatively isolated until 1921, when the Atlantic Coast Line Railway Company (ACL) expanded its lines south from LaBelle and broke the isolation. Before the railroad was extended to Immokalee, trips were made by waterway or by sand trails, which were terrible for traveling during the wet season. When Collier County was created in 1923, the transportation situation for the 74 citizens of Immokalee did not immediately improve. In fact, in order to reach the County seat at Everglades (now known as Everglades City), the residents of Immokalee had to first go to the County seat of Lee County, Fort Myers, and then by boat to Everglades City, or they could drive south along poor road conditions to Marco Island and continue from Caxambas by boat. Barron Collier and his associates were aware of the importance of opening a direct route from Immokalee to Everglades City. They made a strenuous effort to open a North -South road and to induce the ACL to extend its lines to Everglades City. Efforts continued for the building of a roadway into Immokalee, but the transportation problem was not resolved until Immokalee Road (CR -846) was rebuilt and resurfaced a second time in 1955 -56. With such a major improvement in the transportation system, Immokalee became a thriving center for ranching, farming, and lumbering. The Immokalee community, with the improvements in transportation and its increasing popularity as an agricultural community, began to witness an influx of residents to the area. With such growth came the need for regulations to manage the activities occurring in the area. The Board of County Commissioners established an Immokalee Area Planning Commission ( IAMPC) in October of 1965. The Community had its own Zoning and Subdivision Regulations, separate from the coastal area of Collier County. The Immokalee Area was governed under its own Zoning Ordinance until January 1982, when a unified Zoning Ordinance was adopted for the entire unincorporated Collier County. The duties of the IAMPC continued until September IAMP Data & Analysis March 2010 1 #:� i4c, 1985 when the nine - member Collier County Planning Commission was established with representatives from all areas within Collier County. Today, there are two representatives from County Commission District 5, which include Immokalee, serving on the Collier County Planning Commission. 1.2 History of Planning Efforts in Immokalee Immokalee has long been recognized as a distinct community within Collier County due to its unique geographic, social, and economic characteristics. This distinction led to the establishment of the Immokalee Area Planning Commission in 1965 and separate zoning and subdivision regulations, which were in effect through 1982. While Immokalee is now regulated through the county -wide Land Development Code, Collier County reaffirmed the distinctive nature of Immokalee by designating it as a distinct Planning Community in the 1983 Comprehensive Plan. In 1989, Collier County adopted revisions to the comprehensive plan, renamed it the Growth Management Plan (GMP), and recommended that an area master plan for Immokalee be developed. This was completed in 1991 with the establishment of the Immokalee Area Master Plan (TAMP) as a separate element of the GMP. The IAMP supplements the county -wide goals, objectives, and policies of the Collier County GMP by providing Immokalee- specific provisions. As stated in Objective 4.1 of the GMP's Future Land Use Element, the IAMP specifically "addresses conservation, future land use, population, recreation, transportation, housing, and the local economy" of the Immokalee urban area. On March 14, 2000, the Collier County Commission made a finding of conditions of blight for Immokalee through Resolution 2000 -82, allowing for the establishment of the Immokalee Community Redevelopment Agency (CRA). The purpose of the CRA is not to create policy, as found within the GMP and TAMP, but rather to encourage economic and social improvement in the urban areas of Immokalee. To accomplish this, the CRA prepared the 2000 Immokalee Community Redevelopment Plan, which addresses the unique needs and overall goals for redevelopment of Immokalee, and identifies the types of projects planned for the area. By statute, the Redevelopment Plan is required to conform to the GMP. Tha Rnarri of ('.niinto ('nmmiccinnorc fniiinri it nnr,accary to rACfiirii the ImmnVn aA I Irhnn Designated Area after designating the CRA. On May 27, 2003, the Board of County Commissioners adopted Resolution 2003 -192, thereby establishing the Immokalee Area Master Plan Restudy Committee as an ad hoc advisory committee to the Board. On September 28, 2004, the Board adopted Ordinance 2004 -62, extending the timeframe for the advisory committee and renaming it the Immokalee Master Plan and Visioning Committee (IMPVC). The IMPVC assisted the County in selecting a consultant to update to the TAMP. Over a four year period, the IMPVC and consultant conducted extensive public outreach, collected and analyzed data, and drafted recommended amendments to the LAMP. Despite this extensive effort, the amendments were not finalized. The Board of County Commissioners again extended the timeframe for the IMPVC and selected a new consultant to help fulfill the original purpose and duties of the Committee. These duties include: • Assisting County staff with the review of general planning matters related to the Immokalee Community, such as housing, zoning, economic and /or other issues as may be brought before the Committee; • Identifying and providing recommendations to the Board of County Commissioners relating to road improvements; economic incentives; increasing the quality and quantity TAMP Data & Analysis March 2010 2 -*- (-4 L of affordable housing; land uses and improvements relative to the Immokalee Regional Airport; density increases in mixed -use districts; restructuring of future land use designations boundaries; the facilitation of construction of commercial development in commercial districts; the preparation of revisions to current zoning districts and the development of associated Unified Land Development Code standards; and the review of the 5 -year Schedule of Capital Improvements relative to the Immokalee community. Assisting in the development of revised goals, objectives, and policies, and land use designation descriptions for the Immokalee Area Master Plan; and Assisting in the review and updating of the Immokalee Area Master Plan in order to establish consistency between the Master Plan and the County Rural Lands Stewardship Area Overlay provisions. The IMPVC has been working steadily towards achieving these goals over the last five years. The adoption of this revised IAMP and Future Land Use Map represents the first step in completing the objectives of the Committee. Once complete, the IMPVC will recommend changes to the Collier County Land Development Code in order to establish Immokalee- specific land development regulations that are necessary to implement the Goals, Objectives, and Policies of the TAMP, followed closely by an update to the CRA- specific Capital Improvements Plan, and the creation of a long -term transportation strategy. Additionally, the County and CRA should amend the Immokalee Area Redevelopment Plan to ensure that it conforms to the updated [AMP. This IAMP presents a comprehensive program for guiding the physical, social, and economic well -being of the Immokalee community. The proposed IAMP guides economic development, environmental preservation efforts, future land use decisions, and redevelopment efforts in a manner that best reflects the wishes of the Immokalee community. Specific guidelines for support documentation for optional Growth Management Plan elements such as the [AMP are not provided in Chapter 163, Florida Statutes, or Rule 9J -5, Florida Administrative Code. This Support Document includes the following sections: 1. Introduction; 2. Population Projections; 3. Existing Land Use; 4. Natural Resources; 5. Future Land Use Analysis; 6. Public Facilities; 7. Other Items Appendix 1.3 State and Federal Designations The need for economic development in Immokalee has been recognized on the state and federal level, through its designation as a Florida Enterprise /Empowerment Zone, Brownfield designation for lands at the Immokalee Regional Airport, and as a Rural Area of Critical Economic Concern (RACEC) through Governor's Executive Order 06 -34. These programs are discussed in greater detail in the following sections. Map 1 -1 on the following page shows the boundaries for the incentive program areas (RACEC, Enterprise /Empowerment Zone, and Community Redevelopment Area). IAMP Data & Analysis March 2010 *__ r4�c. 1.3.1 Rural Area of Critical Economic Concern (RACEC) Through Executive Order Number 06 -34, authorized February 24, 2006, Governor Jeb Bush designated Immokalee a Rural Area of Critical Economic Concern. This status establishes Immokalee as a priority assignment for the Rural Economic Development Initiative (a program sponsored by twenty -one state and regional economic development agencies). Programs now made available to Immokalee through the REDI include, but are not limited to: • Qualified Target Industry Tax Refund Program (Section 288.106 F.S.) • Quick Response Training Program (Section 228.047 F.S.) • Quick Response Training for Welfare Transition Program Participants (Section 228.047(8) F.S.) • Special Transportation Projects (Section 288.063) • Brownfield Redevelopment Bonus Refund (Section 288.107 F.S.) • Rural Job Tax Credit Program (Sections 212.098 and 220.1895 F.S.) 1.3.2 Florida Enterprise /Empowerment Zone An Enterprise Zone is a state - defined geographic area targeted for economic revitalization. The Enterprise Zone designation offers tax advantages and incentives (which may be augmented by local tax breaks) to businesses locating within the Zone boundaries. Immokalee was designated a Federal Enterprise Community in 1999. During the application process for the Empowerment Zone /Enterprise Community grant, a series of community meetings resulted in input used to develop a Strategic Plan. The Plan identifies four areas of concern: 1. Reduced accessibility of education and /or training 2. Weak diversification of the local economic base and lack of higher wage jobs 3. The reduced availability of decent and affordable housing 4. Lack of community pride As an Enterprise Community, Immokalee is authorized to receive economic and other assistance that will help it achieve its future growth and revitalization goals. 1.3.3 Immokalee Brownfield Designation On March 3, 2004, 211 acres in the Florida Tradeport area received a state brownfield designation. According to the Florida Brownfield Redevelopment Act (Florida Statute 376.79), "brownfield sites are defined as real property, the expansion, redevelopment, or reuse of which may be complicated by actual or perceived environmental contamination." Brownfields are often an ideal redevelopment opportunity as numerous incentives are available for clean -up and redevelopment activities. Florida, in particular, offers tax incentives for job creation on brownfield sites and reserves 30% of its Quick Response Training program funding for employees of businesses that establish on designated brownfield sites. This designation will reduce the work and time involved in the approvals process for redevelopment schemes that will enhance the economic potential of the Tradeport and surrounding area. Immokalee will benefit from the availability of these new programs, and is strongly advised to take full advantage of this assistance. The revision to the Master Plan will address these assistance programs and how they may expedite the attainment of the economic and social goals of the community. TAMP Data & Analysis March 2010 4 -94-- r4 c- 1.4 Public Meetings and Workshops The master plan update has been an extensive process, initiated in 2005 and involving many stakeholders. The following is a summary of the key dates of public meetings and workshops held in Immokalee related to the preparation of the Immokalee Area Master Plan. Additionally, the Immokalee Master Plan and Visioning Committee (IMPVC) and the Immokalee Community Redevelopment Agency Advisory Board (CRAAB) met at least monthly from January 2006, through the present, November, 2009, to track and direct the progress of the Immokalee Area Master Plan. 1. February 22, 2006 at 1 PM: special meeting of the IMPVC; 2. May 2, 2006 at 5:30PM: public workshop; 3. September 19, 2006 at 5:30PM: public meeting to review the Inventory and Analysis Report, priorities for development and redevelopment, and strategies for the Immokalee Area Master Plan; 4. October 3, 2006 at 5:30PM: workshop to receive input regarding the "Illustrative Plan "; 5. October 17, 2006 at 5:30PM: workshop to continue October 3 public input regarding the "Illustrative Plan "; 6. November 3, 2006 at 10:OOAM: Bus tour of Immokalee to do "ground - truthing" of draft Immokalee Area Master Plan and to stimulate discussion regarding goals, objectives and policies related to development and redevelopment in Immokalee; 7. November 7, 2006 at 5:30PM: Public workshop to review code enforcement, Housing Sub - committee recommendations, and the draft Immokalee Area Master Plan; 8. November 29, 2006 at 8:30AM: Joint meeting of the IMPVC and the Community Redevelopment Advisory Board to review the Immokalee Master Plan Economic Analysis Study. 9. January 31, 2007 at 2:OOPM: Special meeting to review the draft Immokalee Area Master Plan; 10. February 20, 2007 at 5:30PM: Public meeting to review the draft Immokalee Area Master Plan 11. September 25, 2008 at 5:30 PM: Public workshop to review the draft Goals, Objectives, and Policies of the Immokalee Area Master Plan 12. November 6, 2008 at 10 AM: Public meeting to review draft Immokalee Area Master Plan prior to submittal 13. August 10, 2009 at 9 AM: Public meeting to review revised draft Immokalee Area Master Plan prior to resubmittal 1.5 Demographics Documenting demographics for the Immokalee area is a critical step in formulating an Immokalee Area Master Plan. Demographics provide the basis for major planning decisions and are essential in forecasting demand for housing, potable water, recreation facilities, transportation facilities, and other public facilities and services. This section outlines the population characteristics of Immokalee. Topics reviewed include historical and existing population estimates, age breakdown, population projections, race, sex, IAMP Data & Analysis March 2010 5 and income. Much of the information is taken from the most recent U.S. Census as the best available data; however, the Immokalee Census Designated Place (CDP) has slightly different boundaries than the Immokalee Community Planning Area, as shown on Map 1 -2. Other data sources were consulted, but they do not provide information for Immokalee, as it is not an incorporated municipality. The Immokalee CDP had a dramatic increase in population between 1970 and 1980. However, population growth for Immokalee has slowed down and has been less than the rest of the County. Table 1 -1 contrasts the growth in Immokalee with growth in the County as a whole. Table 1 -1 Estimate of Permanent Population, 1970 to 2008 Source: 1970, 1980, 1990, and 2000 population from U.S. Census; 2008 population estimate, Collier County Comprehensive Planning Department Collier County, as a whole, experiences major fluctuations in population each year between November and April. The coastal influx comes from winter visitors and part -time residents. Immokalee's population influx, which also occurs in the winter months, is assumed to be mostly a result of an influx of workers in the agricultural industry. This increase occurs when the harvest season for vegetables and citrus is at its peak. Table 1 -2 provides comparative statistics regarding age distribution. The age distribution in Immokalee is considerably different from the County as a whole. The 2000 median age in Immokalee is estimated at 25, while the Collier County median age is estimated at 44. The median age for Collier County has steadily increased from 1980 to 2000, from 38 to 44, while it has stayed about the same in Immokalee. TAMP Data & Analysis March 2010 6 IMMOKALEE CDP COLLIER COUNTY Year Persons % Increase Persons % Increase 1970 3,764 38,040 1980 11,038 193.25% 85,971 126.00% 1990 14,120 27.92% 152,099 76.92% 2000 19,410 1 37.46% 251,377 1 65.27% 2008 24,519 1 26.32% 332,854 1 32.29% Source: 1970, 1980, 1990, and 2000 population from U.S. Census; 2008 population estimate, Collier County Comprehensive Planning Department Collier County, as a whole, experiences major fluctuations in population each year between November and April. The coastal influx comes from winter visitors and part -time residents. Immokalee's population influx, which also occurs in the winter months, is assumed to be mostly a result of an influx of workers in the agricultural industry. This increase occurs when the harvest season for vegetables and citrus is at its peak. Table 1 -2 provides comparative statistics regarding age distribution. The age distribution in Immokalee is considerably different from the County as a whole. The 2000 median age in Immokalee is estimated at 25, while the Collier County median age is estimated at 44. The median age for Collier County has steadily increased from 1980 to 2000, from 38 to 44, while it has stayed about the same in Immokalee. TAMP Data & Analysis March 2010 6 � rte-- -- Table 1 -2 Age Distribution in Immokalee and Collier County AGE DISTRIBUTION (1980 CENSUS) IMMOKALEE CDP COLLIER COUNTY Total % of Total % of Age Persons Total Persons Total Under 14 years 3,186 28.9% 15,874 18.5% 15 -24 years 2,360 21.4% 12,628 14.7% 25 -44 years 3,222 29.2% 20,283 23.6% 45 -64 years 1,762 15.9% 20,796 24.2% 65 over 508 4.6% 16,390 19.0% TOTAL 11,038 100.0% 85,971 100.0% Median Age 1 24.9 1 1 38.0 AGE DISTRIBUTION (1990 CENSUS) IMMOKALEE CDP COLLIER COUNTY Total % of Total % of Age Persons Total Persons Total Under 14 years 4,579 32.4% 25,785 17.0% 15 -24 years 2,605 18.4% 16,006 10.5% 25 -44 years 4,503 31.9% 42,249 27.8% 45 -64 years 1,813 12.8% 33,503 22.0% 65 over 620 4.4% 34,556 22.7% TOTAL 14,120 100.0% 152,099 100.0% Median Age 21.4 40.7 AGE DISTRIBUTION (2000 CENSUS) IMMOKALEE CDP COLLIER COUNTY Total % of Total % of Age Persons Total Persons Total Under 14 years 5,707 28.9% 41,562 16.5% 15 -24 years 4,294 21.7% 25,090 10.0% 25 -44 years 6,169 31.2% 61,720 24.6% 45 -64 years 2,791 14.1% 61,492 24.5% 65 over 802 4.1% 61,513 24.5% TOTAL 19,763 100.0% 251,377 100.0% Median Age 1 24.7 44.1 Source: U.S. Census 1980, 1990, 2000 The racial composition of Immokalee's population is substantially different from the County as a whole. In 1980, 3,962 people or 36% of Immokalee's population was identified as white, in contrast to 84% of the remainder of Collier County population. In 1990, 65% of Immokalee's population was of Hispanic Origin, compared to 7% of the remainder of Collier County's population. In 2000, 70% identified themselves as Hispanic or Latino in Immokalee, compared to 15% for the rest of the County. Refer to Table 1 -3 for a comparison of the racial composition of Immokalee and the balance of the County. IAMP Data & Analysis March 2010 7 =4- I-q-C- Table 1 -3 Race in Immokalee and Collier County Race White Black Others TOTAL RACIAL COMPARISON -1980 Immokalee CDP Percent 3,962 36% 2,739 25% 4,289 39% 10,990 100% Balance of County 70,699 1,811 11,726 84,236 Percent 84% 2% 14% 100% RACIAL COMPARISON -1990 Balance of Race Immokalee CDP Percent County Percent White 7,518 53% 130,059 95% Black 3,381 24% 3,505 3% Others 3,221 23% 2,554 2% TOTAL 14,120 100% 136,115 100% Persons of Hispanic Origin* 9,199 65% 9,789 7% RACIAL COMPARISON -2000 Balance of Race Immokalee CDP Percent County Percent White 7,201 37% 208,504 90% Black 3,641 19% 8,032 3% Others 8,568 44% 15,431 7% TOTAL 19,410 100% 231,967 100% Persons of Hispanic Origin* 13,670 70% 35,626 15% * People who identify their origin as Spanish, Hispanic, or Latino may be of any race. Source: U.S. Census Bureau, 1980, 1990, 2000 1.6 Economic Overview 1.6.1 Income and lousing The main focus of this revised master plan is economic development. The introduction discussed the many designations and programs that are in effect in the Immokalee area to help address economic concerns and promote economic development. A brief review of key statistics is included to again highlight the challenges that face Immokalee and the importance of economic development to the area. The statistics included in Table 1 -4 are taken from the U.S. Census as the best available data, and the area covered, the Immokalee CDP, is slightly different from that of the Immokalee Planning Community; see Map 1 -2. Collier County data is provided for comparison. The data indicates a low- income community with a high percentage of the population living below the poverty level. The majority of housing is renter - occupied, and a third of the housing stock is made up of mobile homes. Almost one out of ten homes lack complete kitchen or plumbing facilities, and median home values are less than half of that reported for Collier County as a whole. IAMP Data & Analysis March 2010 Table 1 -4 Income and Housing Source: Census 2000, Summary File 3, Tables P53, P77, P88, H7, H30, H35, H47, H50, H63, H82, H85 1.6.2 Agricultural Statistics Most of the County's agricultural production occurs in and around Immokalee and it continues to be the major industry. It is difficult to assess the future of the agricultural industry in Immokalee, but it is assumed that it will continue to be a key industry throughout the planning timeframe, given the ability of the area to continue to meet winter demand for vegetables. According to the "Immokalee Master Plan Study Economic Analysis," prepared by Regional Economic Research Institute at Florida Gulf Coast University in 2006, more than 60 percent of all employment and around 20 percent of all business establishments in Immokalee were based in agriculture in 2005. To put it another way, one out of every five businesses is related to agriculture, and over half of the employed population — more than one out of two — works in an agricultural industry. (A copy of the full report is included as a support document). As shown in Table 1 -5, from 1997 to 2007, overall farm acreage in Collier County has decreased by approximately 60 percent, while the value of agricultural sales has remained about the same. Data specific to Immokalee are not recorded by the Census of Agriculture. IAMP Data & Analysis March 2010 9 Immokalee CDP Collier Count Median household income, 1999 $24,315 $48,289 Median family income, 1999 $22,628 $54,816 Per capita income, 1999 $8,576 $31,195 Income below poverty level ( %), 1999 40% 10% Tenure: Owner - occupied units % 39% 76% Renter-occupied units % 61% 24% Mobile homes (% of housing units ) 29% 7% Median year structure built (housing units 1980 1987 Lack complete plumbing facilities (% of housing units) 7% 0.5% Lack complete kitchen facilities (% of housing units 7% 0.5% Median gross rent $406 $753 Median value for mobile homes $19,700 $41,100 Median value for all owner- occupied housing units $56,000 $149,000 Source: Census 2000, Summary File 3, Tables P53, P77, P88, H7, H30, H35, H47, H50, H63, H82, H85 1.6.2 Agricultural Statistics Most of the County's agricultural production occurs in and around Immokalee and it continues to be the major industry. It is difficult to assess the future of the agricultural industry in Immokalee, but it is assumed that it will continue to be a key industry throughout the planning timeframe, given the ability of the area to continue to meet winter demand for vegetables. According to the "Immokalee Master Plan Study Economic Analysis," prepared by Regional Economic Research Institute at Florida Gulf Coast University in 2006, more than 60 percent of all employment and around 20 percent of all business establishments in Immokalee were based in agriculture in 2005. To put it another way, one out of every five businesses is related to agriculture, and over half of the employed population — more than one out of two — works in an agricultural industry. (A copy of the full report is included as a support document). As shown in Table 1 -5, from 1997 to 2007, overall farm acreage in Collier County has decreased by approximately 60 percent, while the value of agricultural sales has remained about the same. Data specific to Immokalee are not recorded by the Census of Agriculture. IAMP Data & Analysis March 2010 9 �:*- igz' Table 1 -5 Collier County, Selected Data, Census of Agriculture, 1997, 2002, and 2007 Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007 Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from: http://www.aqcensus.usda.gov/Publications/2007/Full Report/Volume 1, Chapter 2 County Level/ Florida/index.asp, accessed July 7, 2009. Figure 1 -1 Acres in Farms, Collier County, 1997 -2007 Farms (acres) 300,000 77,279 250,000 W 200,000 0,852 150,000 a 109 934 100, 000 50,000 0 1997 2002 2007 Year Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007 Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from: hftp://www.aqcensus.usda.gov/Publications/2007/Full Report/Volume 1, Chapter 2 County Level/ Florida/index.asp, accessed July 7, 2009. Graphic prepared by RWA, Inc. The Census of Agriculture does not report on lands used for grazing (ranching) or ornamental crops (nurseries). However, the property appraiser does record information regarding use and the type of agriculture for parcels in Collier County. According to the Collier County Property Appraiser, approximately 5,071 acres are used for grazing land (DOR Code 60) within the Immokalee Urban Area (30 percent of the IUA), and approximately 18 acres are used for ornamental or miscellaneous agricultural (DOR Code 69) (0.1 percent of the IUA). IAMP Data & Analysis March 2010 10 1997 2002 2007 Farms (number) 235 273 322 Farms (acres) 277,279 180,852 109,934 Estimated market value of land and buildings: Average per farm $ $2,152,046 $1,652,022 $2,039,523 Average per acre $) $1,796 $2,660 $5,974 Market value of agricultural products sold $276,924,000 $267,636,000 $278,822,000 Vegetables, potatoes, and melons harvested for sale acres 17,010 17,947 12,982 Citrus (acres) 34,861 35,930 21,551 Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007 Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from: http://www.aqcensus.usda.gov/Publications/2007/Full Report/Volume 1, Chapter 2 County Level/ Florida/index.asp, accessed July 7, 2009. Figure 1 -1 Acres in Farms, Collier County, 1997 -2007 Farms (acres) 300,000 77,279 250,000 W 200,000 0,852 150,000 a 109 934 100, 000 50,000 0 1997 2002 2007 Year Source: The Census of Agriculture, United States Department of Agriculture, 1997, 2002, and 2007 Census Publications, Volume 1, Chapter 2: County Level Data, Florida, available from: hftp://www.aqcensus.usda.gov/Publications/2007/Full Report/Volume 1, Chapter 2 County Level/ Florida/index.asp, accessed July 7, 2009. Graphic prepared by RWA, Inc. The Census of Agriculture does not report on lands used for grazing (ranching) or ornamental crops (nurseries). However, the property appraiser does record information regarding use and the type of agriculture for parcels in Collier County. According to the Collier County Property Appraiser, approximately 5,071 acres are used for grazing land (DOR Code 60) within the Immokalee Urban Area (30 percent of the IUA), and approximately 18 acres are used for ornamental or miscellaneous agricultural (DOR Code 69) (0.1 percent of the IUA). IAMP Data & Analysis March 2010 10 In order to expand the local economy, it must be diversified beyond its agricultural base. As documented by the Bureau of Labor Statistics (BLS), a federal agency, individuals working on farms earn substantially less than those working in other jobs. In 2007, the average weekly salary for a person working in agriculture in Collier County was $377. Other occupations are shown for comparison in Table 1 -6 — workers in the retail trade sector earned an average weekly wage of $561; those in the construction trade earned $1,108, and those in the repair business earned $625 weekly. Table 1 -6 Collier County, 2007 Average Weekly and Annual Pay for Selected NAICS Codes NAICS Occupation Code Average Weekly Pay Average Annual Pay NAICS 11 Agriculture, forestry, fishing and hunting $377 $19,584 NAICS 111 Crop production $374 $19,436 NAICS 112 Animal production* $650 $33,799 NAICS 115 Agriculture and forestry support activities $377 $19,596 NAICS 236 Construction of buildings $1,108 $57,600 NAICS 237 Heavy and civil engineering construction $1,117 $58,109 NAICS 238 Specialty trade contractors $747 $38,832 NAICS 44-45 Retail trade $561 $29,165 NAICS 811 Repair and maintenance $625 $32,501 * 2007 data not available for NAICS 112, 2006 data is shown Source: Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2007, available on -line at: http: / /www.bls.gov /cew /, accessed July 7, 2009. The "Immokalee Master Plan Study Economic Analysis" also includes forecasts on the future of agriculture in the area. The report forecasts an annual growth rate in agricultural employment of between -1.0 percent and -2.6 percent. As the report explains: Forecasts predict that agriculture will to continue to play a very important role in Collier County and Immokalee. Agricultural land is expected to taken out of production as new towns ... are developed. The additional construction and growth in business and industrial parks will compete for the available workforce as Eastern Collier County develops into a more diversified economy. Currently, Immokalee has about 4,000 agricultural employees identified by quarterly surveys done by the Agency for Workforce Innovation. This number is expected to understate the number of agricultural workers since many are self - employed and not counted by in the unemployment compensation survey. Collier County uses a rough estimate for peak seasonal farm workers of around 15,000 during the winter months. The acreage required for agriculture is expected to decline slowly as land is developed for communities and business parks. IAMP Data & Analysis March 2010 11 -*-- (wt- 2. Population Projections Per Chapter 9J- 5.005, Florida Administrative Code, (2)(e): The comprehensive plan shall be based on resident and seasonal population estimates and projections. Resident and seasonal population estimates and projections shall be either those provided by the University of Florida, Bureau of Economic and Business Research, those provided by the Executive Office of the Governor, or shall be generated by the local government. The County uses a Peak Season population methodology that is adopted in the Capital Improvements Element and has been approved by the Department of Community Affairs. 2.1 Population Projections Prepared by Collier County Table 2 -1 presents the projected average April and October permanent population and peak population for the Immokalee Planning Community, as prepared by Collier County. Table 2 -1 Immokalee Population Estimates and Projections, 2000 -2025 Year April 1 Permanent Population Percent Increase October 1 Permanent Population Percent Increase Peak Population* 2000 21,845 22,032 26,438 2001 22,219 1.7% 22,314 1.3% 26,777 2002 22,410 0.9% 22,605 1.3% 27,126 2003 22,800 1.7% 23,336 3.2% 28,003 2004 23,872 4.7% 24,058 3.1% 28,870 2005 24,244 1.6% 24,348 1.2% 29,218 2006 24,453 0.9% 24,622 1.1% 29,546 2007 24,790 1.4% 24,654 0.1% 29,585 2008 24,519 -1.1% 24,445 -0.8% 29,334 2009 24,372 -0.6% 24,298 -0.6% 29,158 2010 24,225 -0.6% 24,882 2.4% 29,858 2011 25,539 5.4% 26,208 5.3% 31,450 2012 26,878 5.2% 27,561 5.2% 33,073 2013 28,244 5.1% 28,940 5.0% 34,728 2014 29,636 4.9% 30,346 4.9% 36,415 2015 31,056 4.8% 31,727 4.6% 38,072 2016 32,399 4.3% 33,088 4.3% 39,706 2017 33,777 4.3% 34,491 4.2% 41,389 2018 35,205 4.2% 36,048 4.5% 43,258 2019 36,891 4.8% 38,104 5.7% 45,725 2020 39,317 6.6% 40,530 6.4% 48,636 * Estimated at 20% above October 1 population figures, consistent with peak population calculated for Collier County as a whole. IAMP Data & Analysis March 2010 12 Figure 2 -1 Immokalee Population Estimates and Projections, 2000 -2020 60,000 50,000 40,000 30,000 20,000 10,000 0 tip& ��& ��Q� tip& tip& April 1 — October 1 — Peak IAMP Data & Analysis March 2010 13 Year April 1 — October 1 — Peak IAMP Data & Analysis March 2010 13 .l . N N ' A O N O m U ,0 O a E N O — Fn O U O N � �+ M U U M LJJ N .- 0 O O m o0Unca U Q U) � a cc i O U U O N O O c° O c. cu -O N U i Q � L) cp n w .� .° o � Qi O m O '� i L ocoo0 O CL CL) -r Y! 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Existing Land Use The purpose of the existing land use analysis is to provide an understanding of how Immokalee functions: the relationship of residential areas to shopping, employment, and recreational centers; the relationship between the transportation system and land use activities that attract large numbers of people and vehicles; and the relationship between development patterns and the natural environment. The analysis assists in determining strengths and weaknesses of the existing land use pattern, and aids in developing overall planning strategies, to produce a development pattern desired by the residents of Immokalee. The following table and figure summarize existing land uses within the Immokalee Urban Area. Map 3 -1 on the following page shows existing land uses within Immokalee. Table 3 -1 Existing Land Use in the Immokalee Urban Area Land Use Parcel Count Acres Percent Agriculture 103 9,442.1 55.2% Commercial 198 187.6 1.1% Conservation 4 90.6 0.5% Government 77 2,683.0 15.8% Industrial 57 127.1 0.7% Institutional 120 386.6 2.3% Multi-Family 163 140.7 0.8% Single-Family 2,973 1,790.8 10.5% Seminole Reservation 2 423.9 2.5% Roadways 60 718.0 4.2% Vacant Land 1,467 1,101.6 6.4% Total 1 5,224 17, 092.0 100.0% Source: Collier County Property Appraiser, 2008 IAMP Data & Analysis March 2010 15 -I-- rqC Figure 3 -1 Existing Land Use by Percent of Total Acreage 6% 2% 4% ■ Agriculture ■ Conservation 10% ■ Commercial ■ Government ■ Industrial 1% ■ Institutional 2% 56% ❑ Multi - Family 1% ❑ Single - Family • Roadways 16% ■ Seminole Reservation • Vacant Land 1 0-J1% Each of the existing land uses will be further analyzed in the subsections that follow. 3.1 Agriculture Agriculture is the dominant land use type within the Urban Designated Area (UDA), making up approximately 55 percent of the land, or approximately 9,440 acres. Agricultural lands are generally located at the periphery of the Immokalee boundary, surrounding the downtown core. Agriculture is a permitted use within Immokalee, provided the areas used for agriculture are zoned for such use. The Immokalee Future Land Use Map does not identify a Future Land Use category for agriculture within the UDA. 3.2 Conservation The parcels designated as conservation for the purposes of existing land use are conservation areas within the Arrowhead PUD, making up approximately 91 acres and 0.5 percent of the total land within Immokalee. 3.3 Commercial Commercial land use makes up only about one percent of Immokalee, or about 188 acres. A more detailed analysis by specific Department of Revenue Use Codes, which are used by the Collier County Property Appraiser to classify land, included in Table 3 -2, below, shows approximately 161 acres developed as commercial, with a total of 1,140,025 square feet of commercial building space. This equates to approximately 39 square feet of commercial building space per resident, using 2008 peak population of 29,334. IAMP Data & Analysis March 2010 16 E 4 r:7-z" Table 3 -2 Commercial Development within the Immokalee Urban Area by DOR Use Code Source: Collier County Property Appraiser, 2008, and RWA, Inc. There are a total of ten parcels, totaling 14 acres and 85,000 square feet of office space within Immokalee. This information is shown in Table 3 -3, below. This equates to 3 square feet of office space per resident, again calculated using 2008 peak population of 29,334. IAMP Data & Analysis March 2010 17 Total Use Number of Building Code Description Parcels Total Acres Square Feet 11 Stores, one story 66 39.88 363,292 Mixed use — store and office or store and 12 residential or residential combination 38 26.76 198,111 14 Supermarkets 5 2.88 23,874 16 Community Shopping Centers 3 28.88 152,483 Airports (private or commercial), bus terminals, marine terminals, piers, 20 marinas 1 5.00 3,321 21 Restaurants, cafeterias 11 6.79 38,231 22 Drive -in Restaurants 3 2.42 8,702 Financial institutions (banks, savings and 23 loan companies, mortgage) 4 8.46 37,767 Repair service shops (excluding automotive), radio and T. V. repair, refrigeration service, electric repair, 25 laundries, laundromats 8 5.18 44,394 26 Service stations 10 5.51 40,152 Auto sales, auto repair and storage, auto service shops, body and fender shops, commercial garages, farm and machinery sales and services, auto rental, marine equipment, trailers and related equipment, mobile home sales, 27 motorcycles, construction vehicle sales 17 14.19 100,273 29 Wholesale outlets, produce houses 9 10.07 86,862 32 Enclosed theaters, enclosed auditoriums 1 1.56 14,683 33 Nightclubs, cocktail lounges, bars 4 0.87 12,285 Bowling alleys, skating rinks, pool halls, 34 enclosed arenas 2 0.34 3,505 Tourist attractions, permanent exhibits, other entertainment facilities, fairgrounds 35 rivatel owned 1 0.26 39 Hotels, motels 2 1.41 12,091 TOTAL 185 160.49 1,140,025 Source: Collier County Property Appraiser, 2008, and RWA, Inc. There are a total of ten parcels, totaling 14 acres and 85,000 square feet of office space within Immokalee. This information is shown in Table 3 -3, below. This equates to 3 square feet of office space per resident, again calculated using 2008 peak population of 29,334. IAMP Data & Analysis March 2010 17 =W r-q-C, Table 3 -3 Office Development within the Immokalee Urban Area by DOR Use Code Use Code Description Number of Parcels Acres Square Feet 17 Office buildings, non - professional service buildings, one story 7 11.02 71,450 18 Office buildings, non - professional service buildings, multi -story 1 1.03 6,579 19 Professional service buildings 2 1.90 6,713 TOTAL 10 13.94 84,741 Source: Collier County Property Appraiser, 2008, and RWA, Inc. The "Immokalee Master Plan Study Economic Analysis," prepared by Florida Gulf Coast University, developed retail and office space forecasts out to the year 2020. The study forecasts employment and then converts projected employment into acreage, using the ratio of employees to building square footage from the Fiscal Impact Analysis Model (FIAM). The FIAM model was developed by Fishkind and Associates for the Florida Department of Community Affairs to forecast the fiscal impacts of development. The acreage forecasts indicate the need for developed retail and office space, not for commercial zoning. It is also important to note that the study did not look at whether there is an existing deficiency in retail and office supply in Immokalee. An excerpt from the retail and office space analysis included in the study is provided, below. A full copy of the study is included as a support document. Generally, the analysis shows a medium -range forecasted need for developed commercial space of 49 acres by 2020 and of developed office space of 33 acres. Again, any existing deficiencies in commercial or office space are not considered. The forecast is based on projected population growth only, and does not take into consideration the need for economic development, the targeted expansion of tourist - related business, growth outside of Immokalee that may influence the need for retail services, or increases in needed office space resulting from a growth in industry. EeI l I iea f l Ul"ImklMtPla SIudV Economic A alVsls." 3.2.1. Retail Space Forecast Currently, Immokalee has about 55 residents per retail employee. The state average is about 18.2 residents per employee and Collier County has an average of about 16.8 residents per employee. It is expected that Immokalee will move over time to a ratio closer to the state and county. The low case assumes that the ratio of residents to retail employees falls from 55 to 36 by 2030. The medium case assumes that Immokalee's population to retail employees falls to the state average of 18.2 by 2030 and the high case assumes that the ratio falls to Collier County's average of 16.8 by 2030. Florida's Agency for Workforce Innovation (AWI) provides an annual forecast for Collier County's retail employment that predicts an average annual growth rate of about 2.1 percent per year from 2005 to 2013. The medium forecast's growth rate or trend developed for this study for Immokalee is much faster, growing at about six percent per year over the forecast horizon. This faster growth would be expected as development shifts eastward in the county and as local incomes rise. The surrounding developments of Ave Maria and Big Cypress are expected to create increased retail traffic during their IAMP Data & Analysis March 2010 18 + ('4 Excerpt from the "Immokalee Master Plan Study Economic Analysis:" (continued -1) development and this is expected to continue even after they develop their own town centers. Tables 3.2 though 3.4 provide the low, medium, and high forecasts for employment, square footage, and acres needed to support the retail sector. The medium or reference case shows a local need for 12 additional acres by 2010. This need increases to 28 acres by 2015 and to 49 acres by 2020. The high forecast increases the need for retail acres to 65 by 2020 while the low case shows a need for only about 16 additional acres by 2020. Table 3.2 Immokalee Low Case Retail Pla ning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 64 38,114 5 2005 to 2015 136 81,647 10 2005 to 2020 219 131,370 16 Table 3.3 Immokalee Medium Case Retail Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 164 98,480 12 2005 to 2015 373 223,761 28 2005 to 2020 650 389,792 49 Table 3.4 Immokalee High Case Retail Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 193 115,746 15 2005 to 2015 469 281,470 35 2005 to 2020 865 518,751 65 3.2.2 Office Space Forecast The Office space requirements to meet Immokalee's future growth will be primarily driven by the need to locate in the local area to meet customer needs. This forecast for office space is based on the projected increases in the local population. The ratio of office employees to population for both Immokalee and Collier County were both about one office employee for each 17 people. Office employees were defined as those in information, financial, professional, education, health, other services, and government. The RAM model assumption of 600 square feet on average per employee and an estimate of 8,000 square feet per acre were used to arrive at the square footage and acres needed forecasts. Table 3.5 shows the low forecast case for office employment growth, square footage, and acres needed. Growth in the service and professional occupations are expected to create additional employment opportunities for Immokalee and Eastern Collier County. The low case shows increased employment by 2020 of about 278 employees. The number of acres of office land to support the growth rises to 21 acres by 2020. Table 3.5 Immokalee Low Case Office Space Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 120 72,225 9 2005 to 2015 197 118,298 15 2005 to 2020 278 166,722 21 IAMP Data & Analysis March 2010 19 -#= r� Excerpt from the "Immokalee Master Plan Study Economic Analysis:" (continued -2) The medium or reference forecast for Immokalee's office employment and space planning forecast is shown in Table 3.6. The employment rises by 436 employees by 2020 and the office land to support the employment rises to 33 acres by 2020. Table 3.6 Immokalee Medium Case Office Space Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 188 112,763 14 2005 to 2015 310 186,027 23 2005 to 2020 436 261,545 33 Table 3.7 shows the office employment and space planning high forecast case. Faster growth in employment adds 689 employees by 2020 and the land to support the employees is estimated at 52 acres. Table 3.7 Immokalee High Case Office Space Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 236 141,318 18 2005 to 2015 449 269,089 34 2005 to 2020 689 413,649 52 Currently, approximately 525 acres are zoned for commercial uses (including office). Of this, approximately 93 acres are vacant. 3.4 Government There are approximately 2,680 acres of government -owned land in Immokalee, making up approximately 16 percent of the total land area. Examples of government -owned land uses include the Immokalee Regional Airport; public schools; Farmworker's Village, which is owned by the Collier Countv Housina Authority: and the South Florida Water Management spoil site, being used for the remediation of Lake Trafford. 3.5 Industrial Immokalee consists of approximately one percent developed industrial lands, or approximately 127 acres. The majority of industrial uses in Immokalee are related to agriculture, such as packing houses and farm machinery sales and repair. A more detailed analysis of industrial lands, by specific Department of Revenue Use Codes (used by the Collier County Property Appraiser to classify land), included in Table 3 -4, below, shows approximately 127 acres developed as industrial, with a total of 1,316,718 square feet of industrial building space. This equates to approximately 45 square feet of industrial building space per resident, using 2008 peak population of 29,334. TAMP Data & Analysis March 2010 20 -*-c -4 c Table 3 -4 Industrial Development within the Immokalee Urban Area Use Number of Total Building Code Description Parcels Total Acres Square Feet 42 Heavy industrial, heavy equipment 2 5.67 40,359 Packing plants, fruit and vegetable 44 1 packing plants, meat packing plants 24 82.80 1,043,875 Mineral processing, phosphate processing, cement plants, refineries, 47 clay plants, rock and gravel plants 1 0.94 6,481 Warehousing, distribution terminals, trucking terminals, van and storage 48 warehousing 13 19.43 140,439 Open storage, new and used building supplies, junk yards, auto wrecking, fuel 49 storage, equipment and material storage 17 18.28 85,564 TOTAL 1 57 127.11 1,316,718 Source: Collier County Property Appraiser, 2008, and RWA, Inc. Economic development is the main goal of the Immokalee Area Master Plan. The community particularly looks to the industrial lands surrounding the Immokalee Regional Airport as key economic drivers for Immokalee. These lands have been designated for industrial development and three future land use categories for industrial development have been developed — Industrial, Industrial Mixed -Use, and the Immokalee Regional Airport Subdistricts — to better encourage and manage industrial growth in these areas. Designating land for industrial development is a policy decision, as Van Buskirk notes in the Collier Interactive Growth Model Executive Summary (September 2008): The industrial sub -model is not a demand model based on the demand of the population. Rather, it is a design model determined by the community's policy makers. The CIGM design is one scenario based on economic diversification. One economic objective is to insure employment opportunities for future residents. In the early and intermediate stages, a community is developing a large portion of its labor force in construction and construction related business. As the community matures, construction opportunities diminish and are replaced with opportunities in manufacturing, research and development and services. In order to meet this objective, industrial or tech parks are needed. Another objective for industrial development for a community is to diversify its tax as well as its economic base. These industrial lands will serve to diversify not only the economy of Immokalee, which has been based on predominantly low -wage agricultural jobs, but also of Collier County as a whole. Three different studies to determine future demand for industrial land were consulted: the Collier Interactive Growth Model Executive Summary, prepared by Van Buskirk, Ryffel and Associates, Inc.; an industrial lands needs analysis prepared for the Economic Development Council of IAMP Data & Analysis March 2010 21 Collier County by Fishkind & Associates; and the Immokalee Master Plan Study Economic Analysis, prepared by the Regional Economic Research Institute at Florida Gulf Coast University. The Van Buskirk/CIGM study, already cited, shows the majority of industrial development at build -out located within the Immokalee Urban Area, and estimates that Collier County will need 52 50 -acre industrial parks (2,600 acres) by build -out. While not specifically prepared for this amendment, the report was prepared for and accepted by Collier County, which includes Immokalee. Figure 3 -2 Industrial Park Locations at Build -Out, RLSA and Immokalee Y *JM0_KA_L_Et RO i S r CR 35E N A, Source: Collier Interactive Growth Model Executive September 2008 LEGEND: • Industrial Park • 2007 Existing Industrial Park RLSA mmary, Van Buskirk, Ryffel and Associates, Inc, The second study consulted, prepared by Fishkind & Associates, reviewed and determined the future need for business park /light industrial space in Collier County through the year 2030. The study found that the County will have more than a 2,000 -acre deficit of industrial and business park land by 2030. See Table 3 -5, contained on the following page. A complete copy of the study is attached as a support document. TAMP Data & Analysis March 2010 22 _* ieqp, Table 3 -5 Collier County Industrial /Business Park Land Surplus /Deficit Source: Fishkind & Associates, August 2007, Industrial /Business Park Land Needs Analysis The final study consulted was developed by the Regional Economic Research Institute at Florida Gulf Coast University. This is excerpted from the larger report, which is included as a support document and was prepared for this amendment. The report estimates the need for approximately 1,630 acres of developed industrial land by 2020. Excerpt from the "Immokalee Master Plan Study Economic Analysis:" Immokalee's industrial employment and acreage forecast is dependent upon Collier County's overall growth. It is likely that most of the new industrial growth will be located in Eastern Collier County where most of the undeveloped land in the county is located. Given that Immokalee [has established] industrial areas that can meet Collier County's projected industrial needs, it should be a strong candidate for Collier County's future industrial development. This study defines industrial companies for this study as those in construction, manufacturing, wholesale trade, and transportation and warehousing. Companies in these sectors would want to locate company buildings and sites in areas designated for industrial use. Based on the RAM model and other sources, the assumptions for square feet per employee for this study are 200 square feet per construction employee; 2,500 square feet for wholesale trade and manufacturing employee; and 5,000 square feet per transportation and warehouse employee. An average of 8,000 square feet per acre is assumed to transform square feet to acres. Each year the Florida's Agency for Workforce Innovation (AWI) forecasts Collier County employment trends using regression analysis and shift -share analysis for 2005 through 2013. These trends are used by this study to provide a medium case forecast for Collier County's industrial employment for 2010, 2015, and 2020.... Table 3.9 provides the medium or reference case employment forecasts and acres needed for industrial development. Employment grows by over 17,000 from 2005 to 2020. The need for additional acres of land to support the growth in industrial companies grows to approximately 1,600 acres by 2020. TAMP Data & Analysis March 2010 23 2005 2010 2015 2020 2025 2030 Industrial Sq. Ft. 30,652,642 6,247,194 6,549,116 6,506,391 6,160,814 6,161,395 Total Demand Industrial Acres 3,832 781 819 813 770 770 Demanded Indus /Business Park Acreage 1,878 379 586 315 299 299 Available Acreage Surplus - (402) (232) (498) (471) (472) or (Deficit) Cumulative Acreage Surplus (402) (634) (1,132) (1,604) (2,075) or (Deficit) Source: Fishkind & Associates, August 2007, Industrial /Business Park Land Needs Analysis The final study consulted was developed by the Regional Economic Research Institute at Florida Gulf Coast University. This is excerpted from the larger report, which is included as a support document and was prepared for this amendment. The report estimates the need for approximately 1,630 acres of developed industrial land by 2020. Excerpt from the "Immokalee Master Plan Study Economic Analysis:" Immokalee's industrial employment and acreage forecast is dependent upon Collier County's overall growth. It is likely that most of the new industrial growth will be located in Eastern Collier County where most of the undeveloped land in the county is located. Given that Immokalee [has established] industrial areas that can meet Collier County's projected industrial needs, it should be a strong candidate for Collier County's future industrial development. This study defines industrial companies for this study as those in construction, manufacturing, wholesale trade, and transportation and warehousing. Companies in these sectors would want to locate company buildings and sites in areas designated for industrial use. Based on the RAM model and other sources, the assumptions for square feet per employee for this study are 200 square feet per construction employee; 2,500 square feet for wholesale trade and manufacturing employee; and 5,000 square feet per transportation and warehouse employee. An average of 8,000 square feet per acre is assumed to transform square feet to acres. Each year the Florida's Agency for Workforce Innovation (AWI) forecasts Collier County employment trends using regression analysis and shift -share analysis for 2005 through 2013. These trends are used by this study to provide a medium case forecast for Collier County's industrial employment for 2010, 2015, and 2020.... Table 3.9 provides the medium or reference case employment forecasts and acres needed for industrial development. Employment grows by over 17,000 from 2005 to 2020. The need for additional acres of land to support the growth in industrial companies grows to approximately 1,600 acres by 2020. TAMP Data & Analysis March 2010 23 Excerpt from the "Immokalee Master Plan Study Economic Analysis" (continued): Table 3.9 Collier Medium Case Industrial Plannin g Forecast Years Employment Growth Acres Needed 2005 to 2010 4,751 470 2005 to 2015 10,387 1,009 2005 to 2020 17,078 1,629 Source: Immokalee Master Plan Study Economic Analysis, Regional Economic Research Institute, College of Business, Florida Gulf Coast University, 2006 While each of the studies referenced calculates a different acreage amount for needed industrial lands, all three identify a significant shortfall in industrial lands, and a significant opportunity for industrial development in Immokalee. The community supports this economic development initiative and has therefore amended the future land use map to accommodate opportunities for additional industrial development. Currently there are 2,005 acres zoned industrial in Immokalee. Approximately 1,500 acres of this industrial land is government -owned land contained within the Immokalee Regional Airport. There are approximately 105 acres of vacant, industrially zoned land. 3.6 Institutional Institutional uses make up approximately 387 acres or about two percent of existing land uses in Immokalee. Institutional uses include churches, private schools, and non - profits. institutional land uses offer essential community services and are an important component of any community. 3.7 Residential Within Immokalee, approximately 1,932 acres are in residential use, or about 11 percent of all land uses. Of that, about 1,791 acres are developed as single - family residential, and 141 acres as multifamily residential (refer to Table 3 -1). Residential development is generally located south of Westclox Road and west of New Market Road and the Immokalee Regional Airport. There are a number of Planned Unit Developments already approved in the Immokalee Planning Community, totaling 4,244 units on 1,052 acres. Some are completed and some are under construction. Refer to Table 3 -6 for a list and Map 3 -2, contained on the following page. IAMP Data & Analysis March 2010 24 :::w (5*C Table 3 -6 Residential Planned Unit Developments in Immokalee Name of Developments Ord. No. Project Acreage No. of Approved Units No. of Units Built No. of Vested Units Arrowhead 2005 -13 307.44 1,245 329 916 Collier Village 90 -18 39.14 210 122 88 Cypress Green Apartments B 87 -3 5.00 42 42 0 Davenport 87 -75 29.00 187 142 45 Esperanza Place 2008 -28 31.63 262 0 262 Faith Landing 2007 -35 35.11 175 0 175 Garden Lake Apartments B 89 -09 7.29 66 66 0 Garden Walk Village (S) 96 -4 17.06 204 0 0 Harvest for Humanity 2007 -59 38.40 105 89 16 Heritage (S) 91 -73 345.60 798 0 0 Immokalee Senior Housing 2004 -29 7.44 119 30 89 Kaicasa 2007 -34 100.00 400 0 400 Liberty Landing 2006 -29 26.85 162 60 102 R. Roberts Estate 92 -007 39.90 103 79 24 Sanders Pines (B) 88 -5 5.00 41 41 0 Summer Glen Apartments (B) 91 -7 7.43 46 46 0 Timber Ridge B 94 -23 10.10 59 59 0 TOTAL 1,052.39 4,244 1,105 2,117 (B) — Built -out (S) — Sunsetted, no activity within allotted timeframe Source: PUD Master List, July 2009, prepared by the PUD Monitoring Section of the Engineering & Environmental Services Department, Collier County There are very few residential areas in Immokalee that do not have mobile homes. Unlike the coastal area, Immokalee contains many areas with mixed housing types. Mobile homes are next to duplexes, next to single - family homes, next to apartments. To accommodate that situation, the County developed the Village Residential Zoning District in 1982, which allows such mixing of residential types. However, mobile homes, especially those that are seriously deteriorated, can negatively impact surrounding single - family homes property values, and new regulations to address existing mobile homes have been put forth in this TAMP. As demonstrated in Table 1 -4, mobile homes in the Immokalee Census Designate area have values significantly lower than Collier County as a whole. By direction of the Board of County Commissioners, in September, 1999, Collier County Community Development and Environmental Services (CDES) embarked on a program specifically targeting mobile home parks in the Immokalee Urban Area. The Immokalee Housing Initiative, Phase 1, the Mobile Home Park Initiative, created the Nonconforming Mobile Home Park Overlay Subdistrict. This subdistrict is identified in the Land Development Code Section 2.03.07(6) and requires nonconforming mobile home parks to upgrade their parks and obtain an approved Site Improvement Plan (SIP) by January 9, 2003. Parks that did not come into compliance within this time frame were supposed to eliminate all substandard mobile home units. Despite this requirement, only a small percentage of the nonconforming parks obtained a SIP, and there has been minimal enforcement to remove substandard units. IAMP Data & Analysis March 2010 25 4 cq=c;�' As part of the Mobile Home Park Initiative, a list of mobile home parks within the Immokalee area and the permit status of each was developed. The inventory found 33 mobile home parks with 515 confirmed mobile homes. No discussion of the condition of the units was undertaken, and the report did not look at mobile homes not located within mobile home parks. A summary of the findings of this Phase 1 is provided in Table 3 -7. Under the new mobile home policies of this IAMP, existing mobile homes (not within mobile home parks) are treated as nonconforming uses, and existing mobile home parks, such as those listed in Table 3 -7, may continue if they have obtained SDP or SIP approval or obtain it within a certain timeframe. IAMP Data & Analysis March 2010 26 -i- [qz Table 3 -7 Mobile Home Parks in Immokalee, 2000 Inventory Street Address No. MH'S No. Confirmed MH's Size (Acres) DU /AC Permits Issued Zoning & FLU Designation 607 10TH ST. N. 17 18 1.24 14.52 0 RMF -6 /HR 301 12TH ST SE. 19 13 2.2 5.91 1 MH /HR 301 13TH ST SE 8 8 2 4.00 0 MH /HR 402 15TH ST S.E. 3 3 0.19 15.79 2 MH /HR 331 15TH ST. N. 25 25 3 8.33 0 C- 4- RMF -6 /C 550 19TH ST. N. 102 103 18.71 5.51 0 PUD /HR 711 2ND AVE 38 41 2.74 14.96 1 MH /CC -MU 204 4TH ST. S. 4 4 1.32 3.03 0 VR /MR 207 4TH ST N. 4 3 0.34 8.82 1 RNP VR /CC -MU 617 5TH ST. S. 3 3 0.44 6.82 2 VR/LR 311 6TH CT. S. 3 3 0.14 21.43 0 VR /MR 318 6TH ST. S 3 3 0.18 16.67 0 VR/MR 302/ 304 7TH ST. S. 4 4 0.28 14.29 1 RNP VR/MR 1900 8TH AVE N. 117 102 3.41 29.91 32 RNP MH /MR 301 8TH ST. S. 8 8 1.65 4.85 2 VR/MR 110 9 TH ST S. 23 21 1.43 14.69 0 MH /CC -MU 108 9 TH ST S. 20 20 2.39 8.37 1 RNP MH /CC -MU 612 9TH ST S. 3 3 0.39 7.69 0 VR/LR 1101 ALACHUA ST. 29 15 0.92 16.30 0 I /CC -1 1123 ALACHUA ST. 4 5 0.92 5.43 0 I /CC -1 3003 ALAMO DR. 8 8 0.37 21.62 5 RNP VR /MR 815 ANDRES LN 7 7 1.01 6.93 6 VR/MR 610 BOOKER BLVD. 5 5 2.36 2.12 5 VR/MR 2700 BRADLEY DR 14 14 2.07 6.76 2 VR /MR 1503 CARSON RD. 12 3 1.69 1.78 0 VR/MR 1410 CARSON RD. 13 13 2.02 6.44 8 VR /MR 3507 CARSON RD. 20 18 3.33 5.41 0 MH /MR 408 MINERS LN 15 12 2.34 5.13 2 VR /MR 625 PALMETTO 5 5 0.25 20.00 0 VR /LR 310 WEEKS TERR 3 3 0.19 15.7895 2 MH /HR 3513 WESTCLOX ST. 6 4 2.02 1.9802 0 VR/MR 3503 WESTCLOX ST. 5 5 0.96 5.20833 1 VR/MR 3601 WESTCLOX ST. 15 13 1.34 9.70149 0 VR/MR Total 565 515 63.84 10.2* *Average Density Source: Immokalee Housing Condition Inventory, Phase 1, 2000 Notes: LR = 4 du /acre MR = 6 du /acre HR = 8 du /acre NC 12 CC -MU = 12 Affordable Housing = + 8 du /ac Maximum = 16 units maximum TAMP Data & Analysis March 2010 27 _-rR-t, Phase 2 was the Immokalee Housing Condition Inventory, an assessment of the condition of housing in the Immokalee Urban Area, other than mobile home parks, based on observations of the exterior aspects of these dwelling units. These aspects include the physical condition of each dwelling unit, its visible infrastructure, and surrounding conditions. The Inventory was conducted between May and August, 2004, and represents the best available data on residential units in the Immokalee area. The report in its entirety is included as support document. The inventory includes 16 fields or categories representing the condition of each dwelling unit as well as infrastructure (drainage and driveway) and overall property condition. Points were assigned according to the condition of each feature, with a total tally indicating the overall condition of the property. Each dwelling unit was assigned a total rating, according to the following classifications and definitions: Table 3 -8 Immokalee Housing Inventory, Definitions and Aggregated Points Condition Description Aggregated Points Standard No visual defects 0 -9 Standard M Slight defects that can be corrected during the course of 10 -19 Substandard rey`uiar I intenance. The structure can stiii provide safe aria 12.0 Deteriorated adequate structure. 8.1 Substandard Minor defects requiring more repair than would be provided 20 -29 Total Survey ruing regular maintenance. Structure still provides safe and 100.0 adequate shelter. Deteriorated Major defects requiring extensive repairs. Structure will not 30 or more provide safe and adequate shelter unless repairs are made. Dilapidated/ Does not provide safe and adequate shelter in present No points assigned Demolition condition and endangers health, safety, and well -being of occupants. Structure cannot be economically repaired. Repair costs would exceed 50% of the total value of the shelter. Source: Immokalee Housing Condition Inventory, 2004 Field participants visited and evaluated 3,558 dwelling units on 2,898 parcels. On 363 parcels, two or more dwelling units were observed (including apartment complexes). The overall results for all properties covered by this inventory are shown in Table 3 -9, below. Approximately three - quarters of the dwelling units were determined to be "standard," and about eleven percent — more than one out of ten — was determined to be "deteriorated" or "dilapidated," requiring extensive repairs in order to provide safe and adequate shelter. Table 3 -9 Immokalee Housing Inventory, Overall Results, All Categories Classification No. of Dwelling Units Percent Standard 2,024 56.9 Standard M 701 19.7 Substandard 427 12.0 Deteriorated 287 8.1 Dilapidated* 119 3.3 Total Survey 3,558 100.0 *These properties were specifically identified for further review by Building Department specialists. They were either identified verbally as possible demolitions, or received scores in the first 5 fields of at least 30 (of 35) points. Source: Immokalee Housing Condition Inventory, 2004 IAMP Data & Analysis March 2010 28 �qc- 3.8 Roadways /Rights -of -way There are approximately 718 acres, or about four percent of the land area, dedicated to roadway rights -of -way and other rights -of -way, such as those used for utilities. The 718 acres only represent roadways that are publicly dedicated, and do not reflect all of the roads within Immokalee. The majority of roadways in Immokalee are privately owned and maintained. 3.9 Seminole Reservation The Seminole Reservation contains approximately 600 acres. Currently the Reservation is developed with the Seminole Casino at the northwest corner, located on South 1St Street, and single - family homes along the southern border, which are accessed via Stockade Road. Areas of the Reservation developed as residential have been included in that total (approximately 176 acres). The remaining 424 acres, or about 3 percent of the land area within the Immokalee Urban Area, has been coded as Seminole Reservation for the purposes of the existing land use discussion. 3.10 Vacant Land Approximately six percent, or 1,102 acres, of the land area within Immokalee is vacant, developable land. The following tables and figures classify the vacant acreage by Future Land Use Category, Proposed Future Land Use Category, and Zoning District. The majority of vacant land (26 percent) is zoned for agriculture, followed by vacant land with PUD zoning (18 percent), the majority of which is within Arrowhead PUD, located on the south of Lake Trafford Road, and single - family zoning (13 percent). Arrowhead was approved in 2005, and construction had started when the real estate market crashed. Under the proposed FLUM, most of the vacant lands would be designated Medium Residential (29 percent), Low Residential (20 percent), or Commercial Mixed -Use (25 percent). The majority of vacant land (see Map 3 -3) is within developed areas and would not be expected to have significant environmental constraints. Likewise, the majority of these lands have roadway access and all are within the Immokalee Water and Sewer District service area for potable water and sanitary sewer. IAMP Data & Analysis March 2010 29 Table 3 -10 Vacant Acreage by Future Land Use Designations FLU Acres Commercial 24.2 Commerce Center -Mixed Use 38.8 Neighborhood Center 132.2 Industrial 26.8 Commerce Center - Industrial 127.5 Recreational Tourist 3.0 Low Residential 557.6 Mixed Residential 73.9 High Residential 115.6 Seminole Indian Reservation 2.0 Total 1,101.7 Source: Collier County Property Appraiser Data, 2008 and RWA, Inc. Figure 3 -3 Vacant Acreage by Future Land Use Designations 11% 2% 4% 0U% i 1 Commercial • Commerce Center -Mixed Use • Neighborhood Center ' -% 11 Industrial 12% 1% ■ Commerce Center - Industrial ■ Recreational Tourist ❑ Low Residential ❑ Mixed Residential 0 High Residential -#--14P IAMP Data & Analysis March 2010 30 W K Table 3 -11 Vacant Acreage by Proposed Future Land Use Designations Proposed FLU Acres Commercial Mixed Use 233.9 Industrial 26.8 Industrial Mixed Use 128.2 Low Residential 393.8 Medium Residential 169.0 High Residential 103.4 Recreational Tourist 46.6 Total 1,101.7 Source: Collier County Property Appraiser Data, 2008 and RWA, Inc. Figure 3 -4 Vacant Acreage by Proposed Future Land Use Designations IAMP Data & Analysis March 2010 31 4% 9% rr>. 21% o Commercial Mixed Use ° 15/0' ® Industrial " _ 2% ■Industrial Mixed Use ❑ Low Residential © Medium Residential 12% M High Residential ❑ Recreational Tourist 37% IAMP Data & Analysis March 2010 31 Table 3 -12 Vacant Acreage by Zoning District Zoning District Acres A 23.2 A -MHO 254.0 C -1 10.7 C -3 8.9 C -4 30.0 C -5 43.6 E 125.6 1 104.4 MH 22.6 P 3.4 PUD 192.1 RMF -12 0.1 RMF -16 2.4 RMF- 16(13) 9.1 RMF -6 58.0 RSF -3 71.8 RSF -4 31.7 RSF -5 6.0 RSF -5(4) 30.1 VR 74.0 Total 1,101.7 Source: Collier County Property Appraiser Data, 2008 and RWA, Inc. Figure 3 -5 Vacant Acreage by Generalized Zoning Categories 6% 11 7% 8% ■ Agriculture IN Commercial ❑ Estates ❑ Industrial • Mobile Home • Public ❑ Planned Unit Development ❑ Residential Multi - Family ❑ Residential Single - Family ■ Village Residential # r4 C,- IAMP Data & Analysis March 2010 32 01 4. Natural Resources When developing a comprehensive land use plan for an area, it is essential to identify the known natural resources, and ensure that important natural resources areas are appropriately protected. This section identifies and analyzes the various biological, geological, and hydrological resources that exist in and around the Immokalee Urban Area. A description of these resources and their significance to Immokalee is presented. 4.1 Soils The soil types present in Collier County reflect both the past and present environmental characteristics of the sites where they are found. Soils are derived from physical and chemical weathering of rock or mineral material. This material is then acted upon and used by living organisms. The characteristics of soil depend upon the parent material, the climate, the types of organisms in and on the soil, the topography of the land, and the amount of time these factors have acted on the material. Map 4 -1 depicts generalized soil distribution for Collier County and Table 4 -1 lists the acreage and percentage of each soil type within Immokalee. Table 4 -1 Soil Types within the Immokalee Urban Area SOIL ID DESCRIPTION ACRES PERCENT -AGE 3 Malabar Fine Sand 112 0.7% 6 Riviera, Limestone Substratum — Copeland Fine Sand 233 1.4% 7 Immokalee Fine Sand 4,222 24.7% 8 Myakka Fine Sand 1,095 6.4% 14 Pineda Fine Sand, Limestone Substratum 13 0.1% 15 Pomella Fine Sand 595 3.5% 16 Oldsmar Fine Sand 2,431 14.2% 17 Basinger Fine Sand 672 3.9% 18 Riviera Fine Sand, Limestone Substratum 100 0.6% 20 Ft. Drum and Malabar, High, Fine Sands 6 0.0% 21 Boca Fine Sand 47 0.3% 22 Chobee, Winder and Gator Soils, Depressional 915 5.4% 23 Holopaw and Okeelanta Soils, Depressional 495 2.9% 25 Boca, Riviera, Limestone Substratum and Copeland FS, De ressional 494 2.9% 27 Holopaw Fine Sand 743 4.3% 28 Pineda and Riviera Fine Sands 298 1.7% 29 Wabasso Fine Sand 1,179 6.9% 31 Hilolo Limestone Substratum, Jupiter and Margate Soils 154 0.9% 32 Urban Land 9 0.1% 33 Urban Land — Holopaw — Basinger Complex 13 0.1% 34 Urban Land — Immokalee — Oldsmar, Limestone Substratum, Complex 1,668 9.8% 37 Tuscawilla Fine Sand 966 5.7% 38 Urban Land — Matlacha — Boca Complex 30 0.2% 43 Winder, Riviera, Limestone Substratum, and Chobee Soils Depressional 494 2.9% 99 Water 108 0.6% TOTAL 17,092 100.0% Source: South Florida Water Management District, 1998 TAMP Data & Analysis March 2010 33 =0ZIq , Because plants differ in their nutrient requirements and in their ability to live in water - saturated areas, soil type also plays a role in determining plant distribution. The influence of soil, though not noticeable in South Florida as in other areas of the U.S., is reflected in plant cover. For example, the plants found on ancient sand dune deposits in the northwestern part of the County differ greatly from those found on lower elevation peat deposits. For the same reason, a completely different flora occurs on inland sandy - marisites. Thus, soil type is an important factor in defining Collier County's vegetative communities. Soil type also plays a role in determining suitability of different soil associations for septic tank installation and urban development. The United States Department of Agriculture, Natural Resources Conservation Service (USDA - NRCS), Soil Survey Division, provides soil ratings for septic tank absorption fields. These interpretations are a tool for guiding the user in site selection for safe disposal of household effluent. Septic tank absorption fields are subsurface systems of the or perforated pipe that distribute effluent from a septic tank into the natural soil. The centerline depth of the tile is assumed to be 24 inches or deeper. Only the soil between the depths of 24 and 60 inches is considered in making the ratings. Soil properties and site features considered are those that affect the absorption of the effluent, those that affect the construction and maintenance of the system, and those that may affect public health. Soils are rated and placed into septic tank absorption field interpretive rating classes per their rating indices. These are: not limited (rating index = 0), somewhat limited (rating index > 0 and < 1.0), or very limited (rating index = 1.0). Almost all of the soils found within Collier County were rated very limited in 2008. Soil properties and qualities that affect the absorption of the effluent are permeability, depth to a seasonal high water table, depth to bedrock, depth to a cemented pan, and susceptibility to flooding. Stones and boulders and a shallow depth to bedrock, ice, or a cemented pan interfere with installation. This interpretation is applicable to both heavily populated and sparsely populated areas. While some general observations may be made, onsite evaluation is required before the final site is selected. Improper site selection, design, or installation may cause contamination of ground water, seepage to the soil surface, and contamination of stream systems from surface drainage or flood water. Potential contamination may be reduced or eliminated by installing systems designed to overcome or reduce the effects of the limiting soil property. The United States Soil Conservation Service (SCS) has analyzed the soil associations and assigned variegated numbers to individual soils within each association. These reflect the suitability for septic tank drainfields (Table 4 -2). The following list shows the suitability range: 90 -100 Very High Potential 80-89 High Potential 50-79 Medium Potential 30-50 Low Potential 0_29 Very Low Potential TAMP Data & Analysis March 2010 34 4(-4-C Table 4 -2 Suitability of Soil Associations for Septic Tank Installation Association Name Soil Name Percent* Weighted Soil Potential Index 1. Urban - Udorthents Urban 72 72.0 Basinger Udorthents 17 13.3 2. Immokalee- Basinger Immokalee 57 49.4 Oldsmar Basinger 23 18.0 Oldsmar 20 17.9 3. Holopaw- Basinger Holopaw 59 48.9 Immokalee Basinger 28 22.0 Immokalee 13 11.2 4. Wabasso- Winder Wabasso 40 33.8 Holopaw Winder 31 10.2 Holopaw 29 24.0 5.Ochopee- Ochopee 81 32.8 Pennsuco Pennsuco 19 7.7 6. Pineda- Boca Pineda 40 30.7 Hallandale Boca 32 25.5 Hallandale 28 23.4 7. Riviera- Boca Riviera 39 13.1 Copeland Boca 38 14.0 Copeland 23 8.6 8. Winder- Riviera Winder 49 13.1 Chobee Riviera 36 13.3 Chobee 24 2.9 9. Durbin- Wulfert Durbin 73 0.0 Canaveral Wulfert 25 0.0 10. Kesson- Peckish Kesson 58 0.0 Anclote Peckish 19 0.0 Anclote 22 0.0 * This figure is the percentage of the association this soil represents. Source: Collier Soil and Water Conservation Service 4.2 Wellfields Section 163.3202(2)(K), Florida Statutes, specifically mandates that local governments adopt land development regulations for the protection of potable water wellfields. The Growth Management Act also requires the Comprehensive Plan to show "cones of influence" for potable water wells, and to provide policies to protect water quality by restriction of activities known to adversely affect the quality and quantity of identified water resources, including existing cones of influence, water recharge areas, and water wells. The Conservation and Coastal Management Element of the County Growth Management Plan explains in detail the functions and importance of these water resource systems, and provides necessary programs to protect wells and wellfields from potential contamination sources. The IAMP amendments do not IAMP Data & Analysis March 2010 35 impact, or propose any changes to, these existing provisions. Wellfield Cones of Influence within Immokalee are shown in Map 4 -2. Wellfields are comprised of two or more wells that, when pumped, change the natural direction and speed of groundwater. The groundwater surface around a pumping well is pulled down (draw -down) as water is pumped into the well, creating a cone of depression. The extent of this cone can vary from a few feet to several miles depending on hydrogeological factors. Potable wellfields are considered to be very sensitive since the wells produce large quantities of water for a large segment of the population and since the step water gradient, which defines the cone of depression of the wellfield, causes relatively high groundwater velocities towards the well. A pollutant can therefore move very quickly and contaminate the water supply that may be serving a large number of people. Wellfield protection requires the prevention of hazardous and toxic materials from entering groundwater, and subsequent withdrawal by public drinking water wells. This may be accomplished by restricting hazardous and toxic materials or activities which use these materials from a predetermined distance. Zones have been established around the wells or wellfields with various degrees of restriction. Accurately establishing these protective zones requires a sophisticated computer analysis. The County has completed a study that resulted in the development of a computer model applicable to Collier County for determining groundwater flows in the County. This model provides the technical justification for defining zones of protection, which has been used in a comprehensive groundwater protection ordinance for establishing land use controls and land development regulations around well - fields. In 1991, Collier County adopted the Ground Water Protection Ordinance, as included in Section 3.06.00 of the Collier County Land Development Code, to protect existing and future public potable water supply wells. In addition, the Wellfield Protection Zones are designated on Collier County Zoning Maps as special treatment overlays. 4.3 FLUCCS FLUCCS mapping, or Florida Land Use, Cover and Forms Classification System, is an evaluation of land use, vegetation cover and land form classification, based on satellite and aerial imagery. The FLUCCS system is arranged in hierarchical levels, with each level containing land information of increasing specificity. Level One is the most general data, with land use broken down into nine broad categories. Eight of these categories occur within the Immokalee Urban Area, and Table 4 -3 shows the amount and distribution of each within Immokalee. According to the FLUCCS mapping, prepared by the South Florida Water Management District in 2005, the majority of Immokalee, 37 percent, is "Agriculture;" followed by "Wetlands," 23 percent; and "Urban and Built -up," 18 percent. More than 75 percent of the Immokalee area is classified as one of these three categories. IAMP Data & Analysis March 2010 36 _* W, Table 4 -3 Immokalee Urban Area by Level One FLUCCS Category FLUCCS Level One Acres Percent Urban and Built -Up 3,102.18 18.1% Agriculture 6,385.48 37.4% Rangeland 627.42 3.7% Upland Forests 2,395.60 14.0% Water 90.98 0.5% Wetlands 3,861.48 22.6% Barren Land 103.65 0.6% Transportation & Utilities 526.22 3.1% TOTAL 17,093.01 100.0% Source: South Honaa vvater ivianagement uistnct Figure 4 -1 Immokalee Urban Area by FLUCCS 3% 1% 18% ■ Urban and Built -Up 23% ■ Agriculture ■ Rangeland o Upland Forests 1% ■ Water ® Wetlands 14% o Barren Land 36% ® Transportation 4% More detailed information for Immokalee is shown on Map 4 -3 and in Table 4 -4, which follow. IAMP Data & Analysis March 2010 37 ,-(4c�, Table 4 -4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions FLUCCS Code FLUCCS First Level Description FLUCCS Fourth Level Description Acreage 1009 URBAN AND BUILT -UP RESIDENTIAL MOBILE HOME UNITS -ALL 111.67 1110 URBAN AND BUILT -UP FIXED SINGLE FAMILY UNITS 2041.89 1310 URBAN AND BUILT -UP FIXED SINGLE FAMILY UNITS > 5 DWL UNITS /ACRE 209.39 1330 URBAN AND BUILT -UP MULTIPLE DWL UNITS -LOW RISE 2 STORIES OR LESS 23.96 1340 URBAN AND BUILT -UP MULTIPLE DWL UNITS -HIGH RISE 3 STORIES OR MORE 6.74 1410 URBAN AND BUILT -UP RETAIL SALES AND SERVICES 2.75 1411 URBAN AND BUILT -UP SHOPPING CENTERS 11.64 1470 URBAN AND BUILT -UP MIXED COMMERCIAL AND SERVICES 43.45 1550 URBAN AND BUILT -UP OTHER LIGHT INDUSTRIAL 349.12 1710 URBAN AND BUILT -UP EDUCATIONAL FACILITIES 149.02 1720 URBAN AND BUILT -UP RELIGIOUS 3.22 1850 URBAN AND BUILT -UP PARKS & ZOOS 11.16 1860 URBAN AND BUILT -UP COMMUNITY RECREATIONAL FACILITIES 26.17 1910 URBAN AND BUILT -UP UNDEVELOPED LAND WITHIN URBAN AREAS 28.19 1920 URBAN AND BUILT -UP INACTIVE LANDS WITH STREET PATTERN BUT WITHOUT STRUCTURES 68.19 1930 URBAN AND BUILT -UP URBAN LAND IN TRANSITION W/O POSITIVE INDICATORS OF INTENT 15.62 2110 AGRICULTURE IMPROVED PASTURES 2722.80 2120 AGRICULTURE UNIMPROVED PASTURES 107.06 2130 AGRICULTURE WOODLAND PASTURES 94.50 2140 AGRICULTURE ROW CROPS 371.78 2210 AGRICULTURE CITRUS GROVES 2859.13 2430 AGRICULTURE ORNAMENTALS 9.67 2510 AGRICULTURE HORSE FARMS 81.18 2590 AGRICULTURE OTHER 5.22 2610 AGRICULTURE FALLOW CROP LAND 134.15 3100 RANGELAND HERBACEOUS 98.35 3210 RANGELAND PALMETTO PRAIRIES 348.90 3290 RANGELAND OTHER SHRUBS AND BRUSH 162.04 3300 RANGELAND MIXED RANGELAND 18.13 4110 UPLAND FORESTS PINE FLATWOODS 1187.91 4119 UPLAND FORESTS PINE FLATWOODS / MELALEUCA INFESTED 936.61 4220 UPLAND FORESTS BRAZILIAN PEPPER 14.24 4240 UPLAND FORESTS MELALEUCA 43.22 4250 UPLAND FORESTS TEMPERATE HARDWOODS 23.64 4340 UPLAND FORESTS HARDWOOD, CONFER MIXED 165.01 4380 UPLAND FORESTS MIXED HARDWOODS 24.97 5100 WATER STREAMS & WATERWAYS 5.83 5210 WATER LAKES > 500 ACRES 15.94 5240 WATER LAKES < 10 ACRES 5.00 IAMP Data & Analysis March 2010 38 -4 «C Table 4 -4 Immokalee Urban Area by Level Four FLUCCS Code Descriptions (continued) FLUCCS Code FLUCCS First Level Description FLUCCS Fourth Level Description Acreage 5340 WATER RESERVOIRS < 10 ACRES 64.20 6170 WETLANDS MIXED WETLAND HARDWOODS 64.27 6172 WETLANDS MIXED WETLAND SHRUBS 381.91 6210 WETLANDS CYPRESS 632.19 6218 WETLANDS CYPRESS /MELALEUCA INFESTED 269.44 6240 WETLANDS CYPRESS /PINE /CABBAGE PALM 483.00 6300 WETLANDS WETLAND FORESTED MIXED 324.73 6410 WETLANDS FRESHWATER MARSHES 1183.75 6412 WETLANDS CATTAIL 127.81 6430 WETLANDS WET PRAIRIES 365.77 6439 WETLANDS WET PRAIRIES WITH PINE 28.61 7420 BARREN LAND BORROW AREAS 96.31 7430 BARREN LAND SPOIL AREAS 7.34 8110 TRANSPORTATION, COMMUNICATION AND UTILITIES AIRPORTS 440.49 8320 TRANSPORTATION, COMMUNICATION AND UTILITIES ELECTRICAL POWER TRANSMISSION LINES 44.82 8330 TRANSPORTATION, COMMUNICATION AND UTILITIES WATER SUPPLY PLANTS 40.91 TOTAL 17,093.01 Source: South Florida Water Management District, 2005 Wetlands are discussed in further detail in Section 4.4. 4.4 Wetlands Wetlands are areas where water is present on an annual, seasonal, or periodic basis, and where the water regime or hydrology is the dominant factor determining the existing assemblage of plants and animals (Day, et al., 1988; Gosselink and Lee, 1987). It is a general term referring to a configuration of diverse ecosystems that are periodically inundated with fresh and /or salt water. Small differences in ground elevation have a major effect on the hydrological characteristics of a site. South Florida vegetation is closely associated with these differences in water characteristics. Generally, wetlands have shallow water or saturated soil during part of the year. Wetlands accumulate organic plant material and support a variety of plants and animals that have adapted to these saturated conditions (Mitsch and Gosselink, 1986). The major freshwater wetlands habitats found in Collier County include Low Pinelands, Inland Swamps, Cypress Forests, Freshwater Marshes, and Wet Prairies. Fresh Water Marshes are the type of wetland found largely concentrated within and around the Immokalee Community (see Map 4 -4 for generalized location of wetlands in Immokalee). IAMP Data & Analysis March 2010 39 * c-::(- -C The Freshwater Marsh habitat around Immokalee connects to the slough /swamp system known as Corkscrew Swamp. The swamp and marsh serve as primary water storage areas and provide drainage for surface flow. Lake Trafford, the largest Lake in Collier County, is a natural lake located directly west of the Immokalee urban area. Oval in shape, it measures approximately 1.7 miles by 2.0 miles along the major and minor axes (Gore, 1987). The average depth is between 6 -8 feet, with the maximum depth at 10 feet. Lake Trafford contains a watershed of approximately 30 square miles and provides water to the Corkscrew Swamp /Bird Rookery Swamp ecosystem. There are wetlands within the Immokalee Urban Area that are connected to the Camp Keais Strand, and therefore stricter preservation requirements have been developed for these wetland areas. The area is delineated as the "Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay" on the Future Land Use Map, and is discussed in greater detail in Section 5.2.1 of this report. The wetland protection measures of the CCME and the LDC continue to apply within Immokalee and are not affected by this amendment. 4.5 Drainage Basins Both man -made and natural drainage systems collect and transport surface water run -off that occurs during and immediately following rainfall. The two major facilities can function independently of one another or in combination. Natural drainage systems are defined by the topography of an area. The largest feature of a natural drainage system is the drainage basin or watershed. The boundary of the basin is called the basin divide, and is created by an upper elevation feature so that the natural land elevation direct run -off is from the highest areas to the lowest ones, toward a common major drainage feature, such as a stream, lake, bay or ocean. In the case of Immokalee, due to its relatively flat topography, drainage occurs in sheet flow pattern within a very shallow but wide depression classified as a slough. The major drainage feature is often called the receiving body and smaller features are its tributaries. Man -made drainage facilities are artificially constructed elevation differences designed to store or convey stormwater run -off. Some typical manmade conveyance structures include ditches, canals, swales or storm sewers. They function to collect stormwater and direct it toward downstream waters. Stormwater storage structures can be classified as either retention or detention facilities. Retention facilities are designed to impound stormwater run -off until it is released by evaporation into the atmosphere and /or percolation into the ground, with no direct discharge to other nearby surface waters. Detention facilities are designed to temporarily impound run -off and gradually release it through an outlet structure at a designed outflow rate to downstream portions of the drainage system. Map 4 -5 displays the major drainage basins in Collier County. Two drainage basins cover the Immokalee area: Barron River Canal Basin and Fakahatchee Strand Basin. Map 4 -6 shows drainage sub - basins in Collier County. Three sub - basins pass through Immokalee: Corkscrew Slough Basin; Urban Immokalee Basin; and Barron River Canal Basin (North). IAMP Data & Analysis March 2010 40 4+ tq-Q- 4.6 Groundwater Resources Water found below the surface constitutes groundwater. The speed and direction of groundwater flow depends on the permeability of the soil and rock layers, in addition to the relative pressure of groundwater. Groundwater moves down gradient from areas of high water pressure to areas of low water pressure. Aquifers are water - bearing layers of porous rock, sand or gravel. Several aquifers may be present below one surface location, separated by confining layers of materials which are impermeable or semi - permeable to water. Rainfall is the primary source of water for aquifers. Under the force of gravity, rainfall percolates downward through porous surface soils to enter the aquifer. Areas having this downward groundwater flow are called recharge areas. Due to the variable permeability of different soil types, the rate of aquifer recharge from rainfall may vary from one location to another. The areas of highest recharge potential are known as prime recharge areas. These are found where the aquifer is exposed on the land's surface. The presence of overlying confining beds also determines which surface areas will be effective recharge areas for a given aquifer, and is another factor in identifying prime recharge areas. Collier County's Natural Groundwater Aquifer Recharge Sub - Element identifies and provides protection measures for recharge areas in Collier County. Two maps, taken from this Sub - Element, show groundwater recharge rates for the surficial (Map 4 -7) and Tamiami (Map 4 -8) aquifers in Immokalee. The maps show that recharge rates within most of Immokalee are relatively low compared to other areas of the County. The IAMP amendments do not impact, or propose any changes to, the provisions of this Sub - Element. 4.7 Listed Species Although Collier County has experienced one of the fastest growth rates in the nation, the County contains a large amount of land area devoted to conservation use, much of it in eastern Collier County. The Corkscrew Swamp Sanctuary is a major preserve located immediately west of the Immokalee Urban Area. It is largely cypress swamp, with freshwater marsh and occasional pine flatwoods. This swamp contains the most extensive virgin cypress forest, and the largest woodstork rookery on the continent. Within the Immokalee Urban Area, areas of primary and secondary panther habitat have been designated, see Map 4 -9. Thirty -eight panther telemetry points from radio - collared cats have been recorded within the Immokalee Urban Area, the majority along the western boundary. The 38 points represent seven panthers active between 1994 and 2007. More than eighty percent of the telemetry points (31) are from two panthers, active between 1998 and 2002. Other listed species that have been observed within the Immokalee Urban Area are the bald eagle, Florida scrub jay, little blue heron, northern yellow bat, great egret, and the gopher tortoise. The goal, objectives, and policies of the Conservation and Coastal Management Element provide protection standards for listed species that apply to all of unincorporated Collier County. The Immokalee Urban Area will continue to be governed by these provisions, as well as all State and Federal regulations. TAMP Data & Analysis March 2010 41 _* cq-)c/ 4.8 Archaeological & Historical Sites Collier County identifies six archaeological and historic sites within the Immokalee Urban Area. They are shown on Map 4 -10. The largest, totaling 29.4 acres and located east of the Immokalee Regional Airport, is the location of the Tradeport Trail, a historic road segment. The others represent Indian middens and mounds, ranging in size from 0.4 acres to 1.5 acres. 4.9 Mineral Resources The principal mineral commodities occurring in Collier County are limestone, sand, peat, and petroleum. Of these minerals, lime -rock and sand are mined extensively throughout the County for use by the construction industry. Lime -rock is also an important mineral used in the agricultural industry to adjust soil properties for crop production. Mineral extraction sites associated with major commercial lime -rock and sand mining in Collier County as recorded by the Florida Department of Environmental Protection are depicted on Map 4 -11. One of the sites, Site 14, is within the Immokalee Urban Area. Site 14 is the Silver Strand III Partnership 14.6 -acre mine. The goal, objectives, and policies of the Conservation and Coastal Management Element continue to apply to mining operations in unincorporated Collier County and no change to the land use of this site is proposed. TAMP Data & Analysis March 2010 42 -* i ,-+ C, 5. Future Land Use Analysis The IAMP encourages a mix of uses, fosters compact, pedestrian- oriented and energy efficient development patterns, and makes economic development a priority. The Future Land Use Map (FLUM) graphically represents this desired pattern of development and redevelopment in the Immokalee Urban Area. The following subsections provide an analysis of the recommended changes to the Future Land Use Map (FLUM). 5.1 Changes to Future Land Use Designations The Immokalee Urban Area currently includes three (3) Districts and eleven (11) Subdistricts on the adopted FLUM. The proposed [AMP restructures the FLUM into two (2) Districts and eight (8) Subdistricts. Within the Urban -Mixed Use District, the Neighborhood Center and Planned Unit Development Commercial Subdistricts have been combined into the Commercial -Mixed Use District. Further discussion on the PUD subdistrict is provided in Section 5.1.3. The Urban - Commercial District and Commercial subdistrict have been eliminated. The Urban Industrial District has replaced the Commerce Center– Industrial and Business Park Subdistricts with the Industrial Mixed Use Subdistrict. Also, the Immokalee Regional Airport Subdistrict has been introduced within the Urban – Industrial District. Table 5 -1 lists the existing and proposed Future Land Use designations. A copy of the proposed FLUM and adopted FLUM are included as Maps 5 -1 and 5 -2, respectively. A summary and analysis of the proposed changes is provided in the following sections. Table 5 -1 Proposed Future Land Use Designations Adopted Future Land Use Designations Proposed Future Land Use Designations URBAN -MIXED USE DISTRICT URBAN -MIXED USE DISTRICT LR Low Residential LR Low Residential MR Mixed Residential MR Medium Residential HR High Residential HR High Residential NC Neighborhood Center CMU Commercial -Mixed Use CC -MU Commerce Center — Mixed -Use RT Recreational /Tourist PUD Planned Unit Development Commercial RT Recreational Tourist URBAN - COMMERCIAL DISTRICT C Commercial – SR 29 and Jefferson Ave. URBAN - INDUSTRIAL DISTRICT URBAN - INDUSTRIAL DISTRICT ID Industrial IN Industrial CC-1 Commerce Center — Industrial IMU Industrial Mixed Use BP Business Park APO Immokalee Regional Airport Tables 5 -2 and 5 -3 summarize the acreages for each of the future land use designations included in the adopted and proposed FLUM, respectively. Approximately 100.6 acres of land has been added to the Immokalee Urban Area as part of the Immokalee Regional Airport runway expansion, thereby increasing the Immokalee Urban Area from 16,989 acres to 17,089.6 acres. The Seminole Indian Reservation, which is identified as a Future Land Use IAMP Data & Analysis March 2010 43 Feature and is further discussed in Section 5.2.3, has been revised to reflect actual locations, resulting in a reported decrease of six acres. Table 5 -2 Adopted Future Land Use Designations and Acreages Future Land Use ABBREV. ACRES Commercial C 162.6 Commerce Center — Mixed -Use CC -MU 395.0 Commerce Center — Industrial CC -1 589.7 Industrial ID 2,053.8 Low Residential LR 10,405.6 Mixed Residential MR 463.9 High Residential HR 1,603.1 Neighborhood Center NC 466.8 Recreational Tourist RT 251.2 Seminole Indian Reservation* RES 597.3 TOTAL 16,989.0 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. Table 5 -3 Proposed Future Land Use Designations and Acreages PROPOSED Future Land Use Abbrev. Acres Commercial Mixed Use CMU 1,104.4 Industrial Mixed Use IMU 869.7 Immokalee Regional Airport APO 1,484.0 Industrial IN 752.0 Low Residential LR 9,160.3 Medium Residential MR 1,110.4 High Residential HR 1,565.7 Recreational Tourist RT 451.8 Seminole Reservation* SR 591.3 TOTAL 17,089.6 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. Of the adopted subdistricts that have been retained in the proposed FLUM, the Low Residential subdistrict saw a decrease of 1,245.3 acres, while the Medium (previously Mixed) Residential and High Residential subdistricts increased by 646.5 and 37.4 acres, respectfully. The proposed FLUM also adds 200.6 acres to the Recreational Tourist subdistrict. To help summarize the proposed FLUM changes, Tables 5 -4 and 5 -5 combine similar Future Land Use designations into broad land use categories. For example, the Commercial, the Commerce Center – Mixed Use, and the Neighborhood Center Subdistricts, as provided on the adopted FLUM, have been combined as Commercial FLU designations in Table 5 -4. Commercial designations on the proposed FLUM include the Commercial – Mixed Use subdistrict only. Table 5 -6 shows the difference in acreage of generalized land use categories between adopted and proposed FLUM. IAMP Data & Analysis March 2010 44 * f-�Lc Table 5 -4 Adopted Future Land Use by Generalized Categories Future Land Use Generalized Categories Acreage All commercial FLU designations C, CC -MU, NC) 1,024.4 All industrial FLU designations (CC -I, ID) 2,643.5 All residential FLU designations (LR, MR, HR) 12,472.6 Recreational Tourist 251.2 Seminole Reservation* 597.3 TOTAL 16,989.0 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. Table 5 -5 Proposed Future Land Use by Generalized Categories PROPOSED Future Land Use Generalized Categories Acreage All commercial FLU designations (CMU) 1,104.4 All industrial FLU designations IMU, IN, APO 3,105.7 All residential FLU designations (LR, MR, HR) 11,836.4 Recreational Tourist 451.8 Seminole Reservation* 591.3 TOTAL 17,089.6 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. Table 5 -6 Difference between Adopted and Proposed Future Land Use (Generalized Categories) *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. ** Additional Urban Area to accommodate the Immokalee Regional Airport runway expansion As demonstrated in the preceding tables, the proposed FLUM reduces the amount of land with a residential designation by 636 acres and increases the areas designated as commercial ( +80 acres), industrial ( +462 acres), and Recreational Tourist ( +201 acres). These proposed changes are illustrated on Map 5 -3, Future Land Use /Proposed Future Land Use Comparison Map and are further discussed in the following sections. IAMP Data & Analysis March 2010 45 FLUM Acreage PROPOSED FLUM Acreage Difference All commercial FLU designations 1,024.4 1,104.4 80.0 All industrial FLU designations 2,643.5 3,105.7 462.2 All residential FLU designations 12,472.6 11,836.4 -636.2 Recreational Tourist 251.2 451.8 200.6 Seminole Reservation* 597.3 591.3 -6.0 TOTAL 16,989.0 17,089.6 100.6 ** *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. ** Additional Urban Area to accommodate the Immokalee Regional Airport runway expansion As demonstrated in the preceding tables, the proposed FLUM reduces the amount of land with a residential designation by 636 acres and increases the areas designated as commercial ( +80 acres), industrial ( +462 acres), and Recreational Tourist ( +201 acres). These proposed changes are illustrated on Map 5 -3, Future Land Use /Proposed Future Land Use Comparison Map and are further discussed in the following sections. IAMP Data & Analysis March 2010 45 '- r -C, 5.1.1 Residential Designations The proposed FLUM converts 636.2 acres of residentially designated land to other uses. Areas designated as Low Residential are predominately located along the periphery of the Immokalee Urban Area and in existing agricultural areas. In many cases, areas designated Low Residential on the adopted FLUM that are currently developed and located proximate to the commercial areas of SR 29 and CR 846 have been designated to allow for higher densities and non - residential uses. In total, the proposed FLUM results in a 12 percent decrease of Low Residential areas totaling almost 1,250 acres. Much of the revised Low Residential Areas are being designated as Medium Residential subdistrict. The Medium Residential subdistrict (identified as Mixed Residential on the adopted FLUM) includes an additional 646.5 acres on the proposed FLUM, and helps create a transitional land use category between the higher intensity areas along SR 29, Lake Trafford Road, and New Market Road and the outlying Low Residential and Agricultural areas. Areas designated as High Residential subdistrict are located adjacent to commercial and employment areas. The amount of High Residential areas saw a slight decrease, 2 percent, from the proposed FLUM. The densities allowed in the Medium and High Residential subdistricts are appropriate adjacent to the downtown area. The densities proposed in these subdistricts will help establish downtown Immokalee as a walkable community. This in turn will encourage a multi -modal transportation system and public transit. Additionally, higher densities will help reduce land and energy consumption, allow for more efficient delivery of public services, and provide opportunities for a better mix of housing options. 5.1.2 Recreational Tourist Designation The Recreational Tourist subdistrict is located adjacent to Lake Trafford. The proposed FLUM expands this subdistrict by 201 acres, by extending RT subdistrict to the east of Pepper Road and south of Lake Trafford Road. The IAMP seeks to expand and diversify the economic mot. tie f the I.-.-...,ofkalee Urban n d ific lly fee th. a...,.tial oppol lul IIUGJ vl the u I II I IVf�dICC 111 VAI 1 Area, and specifically 1 eI CI Cnl.eJ the potential for additional tourism, recreation, and entertainment opportunities in Objective 1.3. The RT subdistrict is intended to provide for recreational and tourist activities related to the natural environment, primarily ecotourism. Residential development is permitted in the RT subdistrict; however, it must be compatible with the natural resource and recreational value of the area. The additional 200 acres are currently designated Low Residential on the adopted FLUM. The RT and Low Residential subdistricts both allow for a base density of not more than 4 dwelling units per acre. The proposed changes do not affect the residential development potential for these areas, but provide additional opportunities for recreation and tourism uses. Additionally, since the RT subdistrict is not eligible for bonus densities and cannot exceed 4 dwelling units per acre, the additional 201 acres of RT will actually decrease the overall development potential. 5.1.3 Commercial Designations The proposed FLUM provides significant changes in regards to Commercial future land use designations. As demonstrated in Table 5 -1, the existing Commerce Center— Mixed Use (CC- MU), Neighborhood Center (NC), Planned Unit Development Commercial (PUD), and Commercial — SR 29 and Jefferson Ave (C) subdistricts have been replaced with a single TAMP Data & Analysis March 2010 46 * (q-�. Commercial — Mixed Use subdistrict (CMU). The CMU subdistrict allows for both commercial and residential development and supports the smart growth principles that are a focus of the TAMP. Also, greater flexibility is provided by utilizing a single commercial category that also supports residential development at higher densities. Lands on the adopted FLUM that are designated with one of the existing commercial designations have been identified as CMU. Additionally, since this new mixed use district allows for residential development, areas along SR 29 and South 15t Street that are currently residential have also been designated as CMU on the proposed FLUM. This designation appropriately allows for a mix of commercial and higher density residential uses along this corridor, which is well - served by transit and is the focus of redevelopment efforts by the CRA. In total, the proposed FLUM provides for an additional 80 acres of commercial areas. As noted in Section 3.2, commercial uses are currently underrepresented in Immokalee and there will be a need for additional commercial land for retail and office space to support future growth. The proposed FLUM designates significant areas as CMU to provide additional opportunities for expanded commercial development, while retaining the potential for residential development. The adopted IAMP includes a Planned Unit Development Commercial Subdistrict, although there are no lands designated as such on the adopted Future Land Use Map. The purpose of this provision is to allow a reasonable amount of commercial development within planned residential developments. The proposed IAMP eliminates this designation as a separate subdistrict, but has incorporated these provisions under the Urban — Mixed Use District description. This will provide increased flexibility, by allowing mixed commercial and residential uses within a PUD without the need to amend the Future Land Use Map. Additionally, the proposed language incorporates a minimum number of dwelling units to ensure that any PUD is of sufficient size and density to support and warrant commercial development. 5.1.4 Industrial Designations The TAMP proposes changes to the industrial designations to stimulate economic development within the Immokalee Urban Area. As discussed in Section 3.4, additional industrial development is needed to provide employment opportunities, diversify the tax base and to meet future needs, not just for Immokalee, but Collier County as a whole. The Economic Development Council and Chamber of Commerce have both concluded that Immokalee and eastern Collier County should be the primary location for future industrial uses for the entire County. The existing FLUM includes the Industrial (ID) and the Commerce Center— Industrial (CC -1) subdistricts. The Industrial subdistrict has been retained, and the proposed FLUM has revised the CC -I subdistrict, and renamed it Industrial Mixed -Use (IMU). Additionally, the proposed IAMP introduces the Immokalee Regional Airport (APO) subdistrict to help accomplish the special goals and objectives of the Airport. The APO applies to the area included within the Immokalee Regional Airport Master Plan Update, as provided by the Airport's consultant. The IMU subdistrict allows for the light industrial and business park uses that are desired in the Immokalee Urban Area and are currently allowed in the existing CC -I subdistrict. The proposed FLUM designates areas to the north and northeast of the airport as IMU to increase economic development near the Immokalee Regional Airport. The IMU subdistrict allows for support uses IAMP Data & Analysis March 2010 47 to the airport, such as restaurants, lodging, and office space, and will serve as a transition between the intensive airport and adjacent residential areas. A substantial buffer is required for IMU developments adjacent to Residential Subdistricts to mitigate potential impacts to non - compatible uses. The IMU, in combination with the CMU subdistrict, will help meet the existing shortfall of land available for commercial and office space. In total, the proposed FLUM results in a net increase of just over 462 acres of industrial land from the adopted FLUM. One hundred acres of this increase is provided for the Airport's runway expansion and is not included in the adopted TAMP. Excluding the Immokalee Regional Airport subdistrict, approximately 1,621 acres are proposed for industrial development. This amount is consistent with various forecasts for industrial land use demand included in Section 3.4. 5.1.5 Future Land Use and Density Potential Analysis Tables 5 -7 and 5 -8 calculate the theoretical maximum number of dwelling units allowed under the adopted FLUM and the proposed FLUM. The maximum number of dwelling units is calculated by multiplying the total acreage by the base dwelling unit per acre allowed for each subdistrict. It should be noted that while the base density provided for each subdistrict is allowed, it is not an entitlement, as described within the Density Rating System of the TAMP. The actual amount of development is dependent on the permitted density of the zoning designation. See Section 5.3 for a discussion on FLU designations and zoning. ]AMP Data & Analysis March 2010 48 9�--kqC-,,- Table 5 -7 Adopted Future Land Use, Maximum Density Calculations Future Land Use Abbrev. Acres Base DU /AC Max. # DUs Commercial C 162.6 0 0.0 Commerce Center —Mixed -Use CC -MU 395.0 12 4,739.5 Commerce Center — Industrial CC -1 589.7 0 0.0 Industrial ID 2,053.8 0 0.0 Low Residential LR 10,405.6 4 41,622.3 Mixed Residential MR 463.9 6 2,783.2 High Residential HR 1,603.1 8 12,824.4 Neighborhood Center NC 466.8 12 5,601.6 Recreational Tourist RT 251.2 4 1,004.8 Seminole Indian Reservation* RES 597.3 n/a 0.0 Total 16,989.0 68,575.9 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. Table 5 -8 Proposed Future Land Use, Maximum Density Calculations PROPOSED Future Land Use Abbrev. Acres Base DU /AC Max. # DUs Commercial Mixed Use CMU 1,104.4 16 17,670.4 Industrial Mixed Use IMU 869.7 0 0.0 Immokalee Regional Airport APO 1,484.0 0 0.0 Industrial IN 752.0 0 0.0 Low Residential LR 9,160.3 4 36,641.2 Medium Residential MR 1,110.4 6 6,662.4 High Residential HR 1,565.7 8 12,525.6 Recreational/Tourist RT 451.8 4 1,807.2 Seminole Reservation* SR 591.3 n/a 0.0 Total 17,089.6 75,306.8 *The area for the Seminole Reservation is not accurately depicted on the adopted FLUM. To summarize the change in density potential between the adopted and proposed FLUMs, the maximum number of dwelling units changes by less than 10 percent, or 6,731 dwelling units. This increase is due to higher permitted densities proposed in the proposed subdistricts, and the increased acreage of Medium Residential and Commercial Mixed -Use subdistricts. The proposed increase in Recreational Tourist area does not result in a net increase in dwelling units, because the additional area was previously Low Residential, which also allows up to 4 dwelling units per acre. As previously discussed, all of the existing Commercial subdistricts have been combined into one commercial category, CMU, which allows for commercial and /or residential uses. The majority of the increase in units comes from this consolidation, which allows residential development at a maximum standard density of 16 units /acre. The majority of this subdistrict is likely to develop for commercial uses, so it is highly improbable that the mixed use areas will develop to the full residential potential. Also, there is little empirical evidence that development will actually occur at the maximum allowed densities. The adopted FLUM, as demonstrated in Table 5 -7, has an excess capacity of density units. IAMP Data & Analysis March 2010 49 The existing and proposed IAMP also allows for density bonuses that would increase the density potential in Immokalee; however, in order to achieve these bonuses, new developments would need to provide some form of public benefit, such as affordable or workforce housing. The proposed IAMP reduces the maximum density potential through the use of density bonuses in the Low Residential (LR) subdistrict from a maximum of 12 du /ac to 8 du /ac, and increases the potential bonuses in the Commercial Mixed Use (CMU) from 12 du /ac to 20 du /ac. These changes have reduced the overall density potential, inclusive of all density bonuses more than 18 %, or 30,583 dwelling units. Tables 5 -9 and 5 -10 show the maximum development potential for the Adopted and Proposed FLUM, inclusive of all density bonuses. Table 5 -9 Adopted Future Land Use, Maximum Density with Bonuses Future Land Use Abbrev. Acres Max DU /AC Max. # DUs Commercial C 162.6 0 0 Commerce Center - Mixed -Use CC -MU 395.0 12 4,740.00 Commerce Center — Industrial CC -1 589.7 0 0 Industrial ID 2,053.8 0 0 Low Residential LR 10,405.6 12 124,867.20 Mixed Residential MR 463.9 14 6,494.60 High Residential HR 1,603.1 16 25,649.60 Neighborhood Center NC 466.8 12 5,601.60 Recreational Tourist RT 251.2 4 1,004.80 Seminole Indian Reservation* RES 597.3 n/a 0 Total 16,989.0 168,357.80 Table 5 -10 Proposed Future Land Use, Maximum Density with Bonuses Future Land Use Abbrev. Acres Max DU /AC Max. # DUs Commercial Mixed Use CMU 1,104.4 20 22,088.0 Industrial Mixed Use IMU 869.7 0 0.0 Immokalee Regional Airport AF'U 1,484.0 U u.0 Industrial IN 752.0 0 0.0 Low Residential LR 9,160.3 8 73,282.4 Medium Residential MR 1,110.4 14 15,545.6 High Residential HR 1,565.7 16 25,051.2 Recreational/Tourist RT 451.8 4 1,807.2 Seminole Reservation* SR 591.3 n/a 0.0 Total 17, 089.6 137, 774.4 Tables 5 -8 and 5 -10 show the maximum buildout potential for the proposed Future Land Use Map based on the total acreage. Table 5.8 calculates maximum base density per sub district, while Table 5.10 calculates maximum density with bonuses per subdistrict. However, this methodology does not take into account the public lands within the Immokalee Urban Area that will never be developed or will never be developed as residential projects. These public lands include preserves, such as the recently acquired Pepper Ranch, and existing schools and public facilities. In total, there is approximately 615 acres that can be classified as Public Land. Excluding these areas from the Density Calculations would reduce the maximum development LAMP Data & Analysis March 2010 50 potential by 3,785 base units and 6,036 bonus density units. Attachment C, Residential Buildout Potential Comparison identifies the acreages of Public Lands. The maximum development potentials identified in Tables 5 -8 and 5 -10 can be potentially reduced further by accounting for development limitations established in the Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay. These potential reductions could eliminate approximately 663 base units and 6,195 bonus units and are further discussed in Section 5.2.1. It should also be noted that GIS mapping inconsistencies with the Adopted Future Land Use Map have been corrected with the Proposed FLUM. The existing Collier County GIS shapefile shows the Immokalee Urban Area shifted slightly to the east compared to the actual location. This discrepancy is visibly noticeable by looking at where SR 29 intersects the Immokalee Urban Area Boundary as shown in Figure 5 -1. Correcting this mapping error has contributed to an increase in the maximum density potential. For example, the triangular area designated as High Residential surrounding Farmworker's Village has increased from 590 to 627 acres, which translates into an additional 296 potential dwelling units (8 dwelling units per acre x 37 acres). Figure 5 -9 Immokalee Urban Area GIS Mapping Discrepancy CMU MR Overall, the proposed changes to the FLUM only result in a slight increase in density potential for the base densities, and a substantial decrease in density potential when including bonus density. The increase in base densities, and the expansion of the CMU subdistrict, provides more flexibility and opportunities for developers, and the potential for economic development. Additionally, the higher densities proposed in the FLUM will allow for the compact design subdistricts and will help establish downtown Immokalee as a walkable community. The higher densities will help reduce land and energy consumption, allow for more efficient delivery of public services, and provide opportunities for a better mix of housing options, and support the desired energy efficient land patterns as discussed in Section 7.1. [AMP Data & Analysis March 2010 51 5.2 Future Land Use Overlays and Special Features Currently, the Immokalee FLUM has five overlays and special features: the "Wetlands connected to Lake Trafford/ Camp Keais Strand System Overlay," "Environmentally Sensitive Areas per Aerials and Soil Data," "Environmentally Sensitive Areas per SFWMD," "Seminole Reservation," and "Urban Infill". As proposed, the Immokalee FLUM will contain three overlays — the wetlands overlay, which was redrawn in accordance with the recommendation of Collier County Environmental Services; the Seminole Reservation Overlay, and the Urban Infill and Redevelopment Area. The following sections discuss the changes to the wetlands overlay and environmentally sensitive area overlays; the creation of the Seminole Reservation Overlay, and changes to the Urban Infill and Redevelopment Area language. 5.2.1 Overlays Related to Wetlands and Environmentally Sensitive Areas (The following discussion was prepared by Collier County Environmental Services Department, November 2008) The current line on the Immokalee Future Land Use Map (FLUM) titled "Wetlands connected to Lake Trafford /Camp Keais Strand System" was part of a county -wide mapping of "Environmentally Sensitive Areas," as identified on the above - mentioned map and the county- wide Future Land Use Element (FLUE) map in 1989. The Environmentally Sensitive Areas Overlay was removed from the county -wide FLUE map. The IAMP FLU map was not updated at the same time. The 1999 Final Order required Collier County to do more to protect its native habitats and A111) agricultural lands. The 2004 EAR -based GMP amendments to CCME Policy 6.2.4 (4) (copied below) required the adoption of wetland protection standards in the Land Development Code for the wetlands in the Immokalee urban area identified on the Immokalee Future Land Use Map (FLUM). To make the figure to identify these wetlands, digital data from the 2002 Immokalee FLUM was overlaid on current data to see what had been developed since then. (The 2002 version was the most recent when this project was started. There is a 2007 update with no noticeable change to the Wetlands Connected to Lake Trafford / Camp Keais Strand System.) It was immediately apparent that there had been development within the designated wetlands and that all of the connected wetlands were not included in the polygon on the FLUM. Figure 5 -1 shows the area on a composite aerial from 2005 and 2007. GIS data and aerials were used to develop a polygon that more closely captured the complete wetland area connected to the Lake Trafford and Camp Keais Strand for discussion purposes in the review process. This was first done with the 1999 SFWMD Land Cover, and soils GIS data with the 2007 aerials. As new data became available it was also reviewed. These iterations are included as Figures 5 -2 — 5 -4. Although it appears the Lake Trafford /Camp Keais Strand System wetlands within the Immokalee Urban Area bottleneck towards the middle of the area, it is clear by the figures below that these wetlands extend into the Rural Lands Stewardship Area (RLSA) program lands, as part of the same system. They were not included in this mapping as they are under different regulation. They are designated as Open in the RLSA and there would be agency permitting issues if there were plans for their development. Also, the wetlands east of S. R.858 (1st St S) were not previously included; however, field verification has shown water in these wetlands flows to the west, indicating they are part of the Lake Trafford and Camp Keais Strand. IAMP Data & Analysis March 2010 52 CCME 6.2.4 (4) Within the Immokalee Urban Designated Area, there may exist high quality wetland systems connected to the Lake Trafford /Camp Keais Strand system. These wetlands require greater protection measures than wetlands located in other portions of the Urban Designated Area, and therefore the wetland protection standards set forth in Policy 6.2.5 shall apply in this area. This area is generally identified as the area designated as Wetlands Connected To Lake Trafford /Camp Keais Strand System on the Immokalee Future Land Use Map and is located in the southwest Immokalee Urban designated area, connected to the Lake Trafford /Camp Keais System. Within one (1) year of the effective date of these amendments, the County shall adopt land development regulations to determine the process and specific circumstances when the provisions of Policy 6.2.5 will apply. Figure 5 -2 Lake Trafford Urban Wetlands Aerial IAMP Data & Analysis March 2010 53 Figure 5 -3 Lake Trafford Urban Wetlands FLUCCS 03ta S— S..... EYYs a—Bi NS CmS IEnbo .—... oiWe ?rrounnorrfT.ma o unmyew »s�a�msuR.ronwE r ug mr oxvur IAMP Data & Analysis March 2010 54 Figure 5 -4 Lake Trafford Urban Wetlands Soils Immnkalaa - I aka Traffnrd Urban Wetlands - Soils TAMP Data & Analysis March 2010 55 Figure 5 -5 Lake Trafford Urban Wetlands per SFWMD Immokalee - Lake Trafford Urban Wetlands with 2004 SFWMD Wetlands The proposed FLUM incorporates the updated Wetlands Overlay and identifies it as the Wetlands Connected To Lake Trafford /Camp Keais Strand System Overlay (LT /CKSSO). The revised area encompasses 1,492.5 acres. Map 5 -10 identifies the current land uses within the Overlay. To help protect this environmentally sensitive area from developmental impacts, the [AMP proposes to limit any residential development within the LT /CKSSO to a maximum of four (4) dwelling units per acre. This would result in a reduction in the overall development potential by 661 base density units and 6,195 units with density bonuses. Table 5 -11 identifies the Proposed FLU subdistricts within the LT /CKSSO and the how the density limitation will impact the total buildout potential of the IAMP. IAMP Data & Analysis March 2010 56 #(.L JqL Table 5 -11 LT /CKSSO FLU Acreages and Densities LT /CKSSO FLU Abbrev. Acres Maximum Units Permitted in Overlay Change in Number of Max. Base Density Units Permitted by Subdistrict Change in Number of Max. Bonus Density Units Permitted by Subdistrict (4 du /ac) (base) Change (bonus) Change Commercial Mixed Use CMU 33.4 133.6 534.4 -400.8 668.0 -534.4 Industrial Mixed Use IMU 1.7 0.0 0.0 0.0 0.0 0.0 Immokalee Regional Airport APO 0.0 0.0 0.0 0.0 0.0 0.0 Industrial IN 0.0 0.0 0.0 0.0 0.0 0.0 Low Residential LR 1,193.0 4,772.0 4,772.0 0.0 9,544.0 - 4,772.0 Medium Residential MR 25.6 102.4 153.6 -51.2 358.4 -256.0 High Residential HR 52.7 210.8 421.6 -210.8 843.2 -632.4 Recreational/Tourist RT 10.8 43.2 43.2 0.0 43.2 0.0 Seminole Reservation I SR 175.3 n/a I n/a I n/a I n/a n/a Total 1,492.5 5,262.0 1 5,924.8 1 -662.8 1 10,212.0 - 6,194.8 5.2.2 Urban Infill and Redevelopment Area The current IAMP contains the following discussion for this Overlay: The Urban Infill and Redevelopment Area is consistent with criteria outlined in Section 163.2514(2) (a) -(e), Florida Statutes. The intent of this delineation is to comprehensively address the urban problems within the area consistent with the goals of this plan. This designation is informational and has no regulatory effect. The designation has been maintained on the Immokalee FLUM, and the language related to the designation has been clarified as follows: In order for local governments to designate a geographic area within its jurisdiction as an Urban Infill and Redevelopment Area pursuant to Section 163.2517 (4), Florida Statutes, it must amend its comprehensive land use plan to delineate the boundaries within the Future Land Use Element. The Urban Infill and Redevelopment Area is consistent with criteria outlined in Section 163.2514(2) (a) -(e), Florida Statutes. The intent of this delineation is to comprehensively address the urban problems within the area consistent with the goals of this plan. The Urban Infill and Redevelopment Area was adopted by Ordinance 2000 -66 and the Urban Infill and Redevelopment Plan was adopted by Ordinance 2000 -71. This designation is informational and has no regulatory effect. 5.2.3 Seminole Reservation There is a 556 -acre Seminole Reservation within the Immokalee Urban Area and shown on the Immokalee FLUM. The boundaries of the Reservation have been revised to correct a mapping IAMP Data & Analysis March 2010 57 error on the adopted FLUM, resulting in a net decrease of six (6) acres. The Seminole Tribe is a federally recognized tribe, meaning it possesses a nationhood status and retains inherent powers of self - government. Recognized tribes possess both the right and the authority to regulate activities on their lands independently from state government control. The Overlay is meant to recognize the special status of the Seminole Reservation and the fact that it is exempted from the land use regulations of this master plan. 5.3 Proposed FLUM and Zoning Map To the extent possible, the location of existing zoning districts was taken into consideration when redrawing the Immokalee Future Land Use Map. Agricultural zoning districts are allowed in all future land use categories. No conflicts have been identified. It should be noted that neither the FLUM nor the zoning map were created as "parcel- specific" maps in GIS by Collier County; therefore, small acreages (less than five acres) may not reflect an actual parcel with that zoning in the future land use category; it may only reflect small differences in the way the boundaries were drawn on the maps (the proposed future land use map and zoning map). A copy of the zoning map is provided for reference, Map 5 -3. Table 5 -12 Proposed FLU Categories with Zoning Districts Proposed FLU CMU Zoning District Description Acres A Agriculture 65.4 A -MHO Agriculture 152.0 C -1 Commercial 39.2 C -3 Commercial 30.3 C -4 Commercial 233.2 C -5 Commercial 15.9 E Estates 100.0 MH Mobile Home Residential 42.7 P I Public 2.8 PUD Planned Unit Development 76.9 RMF -12 Residential Multi-Family 8.6 RMF -16 Residential Multi-Family 0.1 RMF -6 Residential Multi - Family 138.4 RSF -3 Residential Single - Family 94.3 RSF -4 Residential Single-Family 0.7 RSF -5 RSF -5(4) RT VR Residential Single - Family Residential Single- Family Residential Tourist Village Residential 3.2 0.2 2.2 98.7 IAMP Data & Analysis March 2010 58 ,*-,,-4 (-' Table 5 -12 Proposed FLU Categories with Zoning Districts (continued -1) Proposed FLU HR Zoning Description Acres District Description Acres A Agriculture 51.2 A -MHO Agriculture 662.6 C -3 Commercial 0.6 C -4 Commercial 0.7 E Estates 30.1 1 Industrial 0.4 MH Mobile Home Residential 38.6 P Public 5.6 PUD Planned Unit Development 131.3 RMF -16 Residential Multi - Family 10.2 RMF- 16(13) Residential Multi - Family 11.1 RMF -6 Residential Multi - Family 439.3 RSF -3 Residential Single - Family 8.0 RSF -4 Residential Single - Family 64.1 RSF -5 Residential Single - Family 4.6 RSF -6 Residential Single - Family 6.0 VR Village Residential 103.5 Proposed FLU IMU Zoning District Description Acres A -MHO Agriculture 368.2 C -4 Commercial 0.1 C -5 Commercial 195.8 1 Industrial 292.7 MH Mobile Home Residential 4.5 P Public 8.1 RMF -6 Residential Multi - Family 0.7 Proposed FLU APO Zoning District Description Acres I Industrial 1,380.0 Proposed FLU IN Zoning District Description Acres A -MHO Agriculture 421.1 1 Industrial 330.1 P Public 0.4 IAMP Data & Analysis March 2010 59 Table 5 -12 Proposed FLU Categories with Zoning Districts (continued -2) Proposed FLU LR Zoning District Description Acres A Agriculture 38.5 A -MHO Agriculture 8,230.0 C -3 Commercial 1.3 CF Community Facilities 26.8 E Estates 0.1 MH Mobile Home Residential 6.3 MH(4) Mobile Home Residential 5.0 PUD Planned Unit Development 589.5 RMF -6 Residential Multi-Family 87.2 RSF -3 Residential Single - Family 56.0 RSF -4 RSF -5(4) VR Residential Single - Family Residential Single - Family Village Residential 13.0 63.1 42.7 Proposed FLU MR Zoning District Description Acres A -MHO Agriculture 120.7 C -1 Commercial 0.4 C -3 Commercial 0.2 C -4 Commercial 4.5 C -5 Commercial 1.7 E Estates 26.7 MH Mobile Home Residential 43.6 P Public 38.0 PUD Planned Unit Development 91.6 RMF -12 1 Residential Multi-Family 0.1 RMF -6 Residential Multi - Family 104.2 RSF -3 RSF -4 RSF -5 VR Residential Single - Family Residential Single - Family Residential Single - Family Village Residential 277.7 84.0 24.4 291.2 Proposed FLU RT Zoning District Description Acres A -MHO Agriculture 435.2 P Public 10.6 PUD Planned Unit Development 5.0 Proposed FLU SR Zoning District Description Acres A -MHO Agriculture 591.4 IAMP Data & Analysis March 2010 60 #�' —7c__ 6. Public Facilities Section 9J- 5.005(2), F.A.C. and subparagraphs 9J- 11.006(1)(b)1. through 5., F.A.C. provide the general data and analysis requirements for amendments to the comprehensive plan and the Future Land Use Map. These sections require that a description of the availability and the demand of public facilities be provided (9J- 11.006(1)(b)4., F.A.C.). Facilities include sanitary sewer, solid waste, drainage, potable water, traffic circulation, schools and recreation, as appropriate. Section 6 of the Data & Analysis describes the availability and demand of existing public facilities and lists program improvements for parks and recreation, schools, transportation, water and wastewater, solid waste, fire, and police protection. The proposed TAMP amendments do not increase the demand for public facilities above the projected population estimates, and therefore the adopted Capital Improvements Element (CIE) and Schedule of Capital Improvements will not be affected. CIE Policy 1.2, Part B states that proposed amendments to the IAMP "affecting the overall countywide density or intensity of permissable development' will be reviewed by the Board of County Commissioners to determine impacts to demand for utilities. Part A of the same Policy provides a specific formula to quantify the amount of public facilities needed, which is based on Level of Service Standard (LOSS), demand (such as population) and inventory of existing facilities. The proposed amendments to the IAMP affect the overall density of permissable development, as they include revisions to the FLUM and the densities permitted within each subdistrict, and therefore meet the review threshold in CIE Policy 1.2, Part B. The methodology for how demand is quantified is not provided in Rule 9J- 5.005(2) and is highly debatable. Should demand be based upon potential maximum intensities and densities allowed under proposed land use categories or should it be based on the accepted population projections? For development specific FLUM amendment applications, the impacts to demand are easily quantified through a LOSS Analysis because these amendments typically have a precise build - out timeframe that is compatible with the planning horizon of the Capital Improvements Element (five to ten years), as well as a known development capacity (number of dwelling units and non- residential square footage). Based on this analysis, the County can determine whether the project included in the amendment will result in the need for facility improvements to maintain LOSS requirements over the time period covered by the CIE. Impacts to facility demand related to the proposed TAMP amendments are not as easily computed, and are not warranted. While the proposed amendments to the TAMP include revised and amended Future Land Use subdistricts that have the potential for increased densities and intensities, the proposed amendments will not have an impact on the demand for public facilities. The proposed [AMP amendments reflect an ideological change in how growth should occur in the Immokalee Urban Area, through greater flexibility of mixed use districts and the encouragement of higher densities around the urban core areas. Because there is not a specific development attributed to this amendment, future demand directly resulting from amendments to the IAMP remains unchanged and should be based on accepted resident and seasonal population estimates and projections, as identified in Rule 9J- 5.005(2)(e). This is consistent with Collier County procedures for addressing public facilities demand as provided in the Annual Update & Inventory Report (AUIR), which identifies capital needs for the construction of new facilities to serve projected population growth and for necessary replacements of existing facilities that are needed to maintain adopted LOSS. IAMP Data & Analysis March 2010 61 -A -- I r,7.c, As new development applications are proposed within the Immokalee Urban Area, consistent with the Goals, Objectives and Policies of the IAMP and Collier County GMP, an analyis of that development's impacts on public facilities will be conducted to ensure that it complies with the Collier County Concurrency Management system (CIE Objective 5.0.2 and Section 6.02.02 of the LDC). 6.1 Parks and Recreational Facilities There are nine park facilities located within the Immokalee Planning Community. Ten are listed in the 2008 AUIR as being within Immokalee; however, Oil Well Park is actually located in Sunniland, off of SR 29, south of Oil Well Road. The complete list from the AUIR is included below as Table 6 -1. A map of park locations is included as Map 6 -1. Table 6 -1 Immokalee Park Land Inventory *Not within the Immokalee Plannina Communitv Source: Collier County 2008 AUIR, Park Land Inventory The County has developed the following level of service (LOS) standards for community and regional park land: Community Park Land LOSS: 1.2 acres /1000 population (unincorporated areas) Regional Park Land LOSS: 2.9 acres /1000 population (county -wide standard) Currently, the unincorporated, county -wide inventory for community parks is 591.54 acres, which exceeds the meets the required 436.60 acres based on peak season unincorporated population. No new community parks are planned during the next five year growth period, as the County anticipates to maintain LOSS for community parks through 2015 -2016 (Source: 2008 AUIR). The proposed amendments to the IAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on community park facilities. IAMP Data & Analysis March 2010 62 Location Type Acreage Community Park Acres Regional Park Acres Neighborhood Park Acres 1 Immokalee Community Park Community 23.0 23.0 2 Immokalee Sports Complex Community 14.0 14.0 3 1 Immokalee High School Community 1.0 1.0 4 Airport Park Community 19.0 19.0 5 South Immokalee Neighborhood Park Neighbor 3.2 3.2 6 Ann Oleski Park Regional 2.3 2.3 7 Dreamland Neighborhood Park School 0.5 0.5 8 Tony Rosbough Community Park Community 7.0 7.0 9 Oil Well Park* Neighbor 5.5 5.5 10 Eden Park Elementary Community 2.8 2.8 TOTAL 78.3 66.8 1 2.3 9.2 *Not within the Immokalee Plannina Communitv Source: Collier County 2008 AUIR, Park Land Inventory The County has developed the following level of service (LOS) standards for community and regional park land: Community Park Land LOSS: 1.2 acres /1000 population (unincorporated areas) Regional Park Land LOSS: 2.9 acres /1000 population (county -wide standard) Currently, the unincorporated, county -wide inventory for community parks is 591.54 acres, which exceeds the meets the required 436.60 acres based on peak season unincorporated population. No new community parks are planned during the next five year growth period, as the County anticipates to maintain LOSS for community parks through 2015 -2016 (Source: 2008 AUIR). The proposed amendments to the IAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on community park facilities. IAMP Data & Analysis March 2010 62 * roc For regional parks, the available county -wide inventory is 1,043.97 acres, with a required inventory, based on peak season countywide population, of 1,356.70 acres, a deficiency of 312.73 acres. Over the next five years, the county has scheduled regional park acquisitions totaling 719.16 acres. Two of the regional park sites are within Immokalee: the Immokalee Lake Trafford ATV park, a 625 -acre commitment from the SFWMD; and Pepper Ranch, a 50 -acre regional park site. These acquisitions will allow the County to maintain LOSS for regional parks over the next decade (Source: 2008 AUIR). The proposed amendments to the IAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on regional park facilities. While there are no neighborhood park level of service standards, the community supports the creation of new neighborhood parks in order to provide additional recreational opportunities to support this youthful community and provide additional public gathering spaces. 6.2 Schools As of 2008, the Collier County School Board operates six elementary schools, one middle school, one high school, and one technical school in the Immokalee area. The RCMA Immokalee Community School is a charter elementary school, and the Bethune Education Center at the Immokalee Technical Center conducts adult education courses. The existing schools are listed in Table 6 -2 and shown on Map 6 -2. Table 6 -2 Immokalee Area Schools School Type Name Elementary Schools: Eden Park Highlands Immokalee Community Lake Trafford Pinecrest Village Oaks Middle School: Immokalee Middle High School: Immokalee High Technical School: Immokalee Technical Center State Rd 29 Site: TBD (school planned but unfunded Source: Collier County School District, 2008 Based on information gathered in 2008 from the District School Board of Collier County, the number of students enrolled in Collier County schools in Immokalee was 5,534 (enrollment number includes Pre -K through High School). The total enrollment county -wide was 42,688, which means that Immokalee's enrollment is 13.0% of the countywide enrollment. In comparison, the permanent population of Immokalee (24,445) is 7.4% of the countywide population (332,591), based on the projected April 2008 population figures prepared by Collier County Comprehensive Planning Section, 2009. Table 6 -3 shows the change in student enrollment from 1988 to 2008. From 06 -07 to 08 -09, there was an increase in elementary school enrollment but the middle and high school enrollment decreased. The middle school student population contains the 7th and 8th grades only as of the 2008 school year. As a consequence of meeting growth demands and IAMP Data & Analysis March 2010 63 -+7 14 L implementing a specialized educational delivery model for Immokalee area schools in 2008, the Middle School's 6th grade was moved to the Elementary schools, additions and renovations were made to all existing elementary schools, and one new elementary (Eden Park) was completed and opened. Table 6 -3 Immokalee Student Enrollment LEVEL OF Enrollment Enrollment Enrollment Enrollment Enrollment SCHOOL 1988 -89 1995 -96 2006 -07 2008 -09 Increase or Decrease ( ) 06 -07 to 08 -09 Elementary 2,893 2,312 2,878 3,395 517 Middle 992 1,635 1,138 800 (338) High 824 1,152 1,435 1,339 (96) TOTAL 4,709 5,099 5,451 5,534 83 Source: Collier County School Board, October 2008, Public School Facilities Element Data & Analysis, August 2007 In October 2008, Collier County adopted the Public School Facilities Element, which establishes Concurrency Service Areas (CSAs) for determining the availability of public school facilities to meet the demand created by new residential development. The CSAs are broken down by school level and location. There are two elementary school CSAs in Immokalee, E11 and E12. E11 covers most of Immokalee, and E12 includes the area south of the SR 29 curve. There is one middle school CSA, M5, and one high school CSA, H5. The District has adopted a district -wide LOSS of 95% of the permanent Florida Inventory of School Houses (FISH) capacity for elementary and middle schools, and 100% of permanent FISH capacity for high schools. The following table, Table 6 -4, shows current and projected enrollment throuah 2013/2014 and includes the FISH capacity for each school. None of the CSAs within Immokalee are predicted to exceed the LOSS through the five -year planning timeframe. The proposed amendments to the IAMP will not affect the population or enrollment projections used to determine facility needs in the Public School Facilities Element, and therefore, will have no impact on school capacity. IAMP Data & Analysis March 2010 64 2 @ 2 0 � w � 2 U @ .� � � c � � CL M U 0 0 � 0 m @ 2 m � 0 ? � @ � m � ) j c- $ S o o # » m e \ t / / F- # % 7 / / $ \ E F- N E 7 0 k [ 0� w \ ƒ § r e a R o m a o \ \ 7 ® d) $ / E / / / \ \E § \ C E o # 0 E/ f / » o CD ƒk / \\ § � Ee 3 (D \ \ w /2 E 0/ / o w e Cl) m< \ƒ w e n ƒ $0 $ 2 = o 0 2 C $ \ / / \ / & % \ �E / 0) C / 2/ 0 0 55 0 \ 0 / CD 76 0 mo = e ° . o ° G // a / CU ° § \ m \\ w \ =o § . / } » ± U) \ / \ / \ \ \ \ / - 0 �E C k / w G < m o & o = \ \$ a) F- R 2 �\ co oE C\T kk w CD t& » e= o m Cr) \ o a) b % / $ % ? CO /k c e k/ w \ / > / / \ 7 7 7 2 I� e m c Q o m w(N Lo Cl) (q � \ � ay @\ �e �I \\ \ƒ 4) E /\ /\ / k CO 0 2© 2± �/ / \ 7 / \ \ S $ 7 A ® ° / / % ® / \ 2 2 E 3 \ [. ± E » « � q& m m� 3 / 3 3 ) j c- $ S a t F- 0 F- E 7 0 0� / \ ƒ § v ) s S /> CD / �f § \ . E o # E/ f / » o ƒk / \\ § Ee 3 (D \ \ /2 E 0/ / \ƒ E E / 2 $0 $ = o 0 o D / \ Q / 0) C / 2/ 0 0 55 2 \ 0 / 76 0 mo = e ° . o ° G // a / CU ° § \ m \\ 6 \ =o § . / } » ± U) 6.3 Transportation It is important to understand the linkage between land use and roads. Access is critical to whether land is developed or sits vacant. Also important are routes and options for non - motorized travel and transit. For additional discussion of impacts to transportation facilities, see Attachment A to this document, Analysis of Potential Impacts to Transportation Facilities. 6.3.1 Existing Roadway Network The existing roadway pattern is graphically depicted in Maps 6 -3 and 6 -4. Key roads include SR 29, the major North -South roadway in Immokalee; CR 846; New Market Road; Immokalee Drive; and Lake Trafford Road. The area east of SR 29 has a developed grid street pattern. This roadway configuration provides a driver numerous options to reach his destination. A grid roadway network can help minimize traffic congestion. West of SR 29, the converse occurs, with most locations only accessible via Lake Trafford Road. Other key roads west of SR 29 include Immokalee Drive, Westclox Road, Little League Road, and Carson Road. 6.3.2 Roadway LOS (Arterials and Collectors) The Collier County Transportation Services Department maintains a traffic count program that monitors vehicle movement activities at a number of locations throughout Immokalee. This program assists in the monitoring of service deficiencies and provides a basis for the projection of future demands upon the roadway system. Table 6 -5 shows the LOS for arterials and collectors based on 2008 traffic counts for the Immokalee roads as listed in the most recent Annual Update and Inventory Report on Public Facilities (AUIR), adopted in 2008. The County has adopted the following traffic performance standard for County collector and arterial roads: County arterial and collector roads, as well as State highways not on the Florida Intrastate Highway System (FINS), shall be maintained at Level of Service "D" or better, as addressed in the Implementation Strategy of the Transportation Element, except for the roadways listed below that have been widened to 6 lanes and cannot be widened any further. The County will also adopt FDOT's LOS on roadway segments where the County has entered into a TRIP (Transportation Regional Incentive Program) agreement for funding. TRIP eligible facilities and SIS facilities are identified on Map TR -8 and Map TR -9 of the Transportation Element. Level of Service "E" or better shall be maintained on all six -lane roadways. The Collier County Transportation Division shall determine the traffic volumes that correspond to the different LOS thresholds on county roads. The Transportation Division shall install, as funds permit, permanent traffic count stations to better identify traffic characteristics of county roads. Based on the traffic count data, the Transportation Division shall develop a financially feasible Roads component for the Capital Improvement Program of the CIE. IAMP Data & Analysis March 2010 66 -4 1q-e - As the policy indicates, certain roads have been assigned a lower LOS standard; however, it does not include any roadway in and around the Immokalee Planning Community. In addition, the Growth Management Plan has assigned LOS designations to state and federal highways, as well. State Road 29, which passes through Immokalee, has been assigned a LOS standard licit. All arterials and collectors within Immokalee currently operate at or above the adopted LOSS. TAMP Data & Analysis March 2010 67 -*- (q-c, Table 6 -5 2008 Peak Hour /Peak Directional Volume and LOS for Arterials & Collectors in Immokalee 2U: 2 -lane, undivided 4D: 4 -lane, divided Source: Collier County Annual Update & Inventory Report on Public Facilities, 2008 AUIR, Prepared by Comprehensive Planning Department, Community Development & Environmental Services Division, October 2008 6.3.3 Roadway Improvements The Transportation Improvement Program (TIP) of the Collier County MPO sets forth scheduled (funded) roadway improvements as well as a list of "unfunded priorities" (Table 6 -6). The Unfunded Priorities list is produced annually, and the adopted list of priorities is transmitted to the FDOT to be considered during their project selection process for the FDOT's Five -Year Work Program. The following information is taken from the TIP. IAMP Data & Analysis March 2010 68 Existing Peak Current Road # Link From To Road Hour/ LOS Peak Dir CR 846 Immokalee Road Oil Well Road SR 29 2U 262 C Lake Trafford West of SR 29 SR 29 2U 367 C Road N. First Street New Market Road Main Street 2U 457 C New Market Road Broward Street SR 29 2U 448 C SR 29 SR 29 CR 858 CR 29A (New 2U 404 C Market Rd) SR 29 SR 29 CR 29A South N 15 Street 4D 661 B SR 29 SR 29 N 151h Street CR 29A North 2U 550 C SR 29 SR 29 CR 29A (New SR 82 2U 550 C Market Rd) Westclox St Carson Rd SR 29 2U 147 B 2U: 2 -lane, undivided 4D: 4 -lane, divided Source: Collier County Annual Update & Inventory Report on Public Facilities, 2008 AUIR, Prepared by Comprehensive Planning Department, Community Development & Environmental Services Division, October 2008 6.3.3 Roadway Improvements The Transportation Improvement Program (TIP) of the Collier County MPO sets forth scheduled (funded) roadway improvements as well as a list of "unfunded priorities" (Table 6 -6). The Unfunded Priorities list is produced annually, and the adopted list of priorities is transmitted to the FDOT to be considered during their project selection process for the FDOT's Five -Year Work Program. The following information is taken from the TIP. IAMP Data & Analysis March 2010 68 9 � @ � cu � � � 2 / a ƒ \ / Cl) \ JJ / w \LL W0 Q ka E wo e m Q k \ E $ ■ � \ � kx w 4 ®\ E\ x ƒ � > e \ / g 5 ma Rc0 CL E / G E $ f 2 %\22 \ U cn \ %� \ cq f ƒ %® /moo ® 2 \ » ± G-2 \ f m f 2 E EM ƒ, Eƒ qJ » / i ƒ i E % } } E j \ \ M ƒo ?/ / m _ � / \ M � § / \ 2 .� \ / . 8 \ \ \ S\ ± \ in $f ey> 2552 N §( 77S# /LU Lli e \0L/ $uu_ / � � @ � n � 2E .1E 2\r-\ vq \�2 /k^ RC4 _ /// (D R$awa : 0- § CL g = a) 02 ±em' /i < 6i o % $i R \/\ /5/ Uz /E a) E ®®l LL �o \\S. 2221 \ I \%/ 0EQ�e 2 2 m c \_ \ \ ( , \ \o ,\ -* |q--C- M. WE / \ 5 .Ln >1 co 4 q / c E » y (� 6.3.4 SR 29 Loop Road The Florida Department of Transportation, District One, is performing a Project Development and Environment (PD &E) study on a segment of State Road (SR) 29 that runs from Oil Well Road to SR 82. This evaluation is necessary due to the ongoing population and employment growth in and around the study area. The provision of safe and efficient transportation to support this growth requires action to improve the existing transportation network. The development of the loop road will have a positive impact on the redevelopment of Immokalee, especially Main Street, by removing trucks and industrial and agricultural vehicles from the downtown area. The PD &E study is scheduled for completion in June 2010. The design phase of the project is not currently scheduled in the adopted FDOT 5 -Year Work Program. The expansion of SR 29 from Oil Well Road to SR 82 is identified as a needs project within the Collier County Metropolitan Planning Organization (MPO) 2030 Long Range Transportation Plan (LRTP) and is consistent with Collier County's adopted Growth Management Plan. This roadway improvement consists of increasing capacity on SR 29 between Oil Well Road and SR 82 in Collier County. The project involves evaluating the widening of the existing 2 -lane undivided segment of SR 29 to four lanes, as well as the study of an alternative corridor(s) that bypasses downtown Immokalee. The last PD &E meeting, the Alignments Workshop, was held June 23, 2009. Currently FDOT is in the alignments analysis phase of the process, which involves the evaluation of viable alignments within the selected corridors. Five alignments, shown on Figure 6 -1 and described in more detail in Table 6 -8, are being recommended for further study. Following this phase, alternatives will be developed from the recommended alignments. The 2030 Long Range Transportation Plan (LRTP) prepared by Collier County Metropolitan Planning Organization (MPO) also mentions the SR 29 Loop Road and states: "it will provide the ability to create additional economic stimulus to a Florida Free Trade Zone and provide for intermodal access to the SIS system." (Daae 9 -8) The Immokalee community supports an alignment east of downtown. This would remove unwanted truck traffic from downtown, and, in removing these trips, free road capacity for development and redevelopment. An alignment west of downtown would traverse environmentally sensitive wetlands. Additionally, a western alignment would not provide access to the airport and surrounding industrial areas, which have been targeted for economic development. TAMP Data & Analysis March 2010 70 Figure 6 -1 SR 29 Loop Road Alignments Recommended for Further Study a __. Uttfd L gu Rd �... Lake Trafford Rd Jlfj)ort �i 1 j:,.:, -* l-,7-C N 5 Alignments A - E L S Mu i CR,,858M Oil Well'"Rd Source: Florida Department of Transportation, District One, SR 29 PD &E Study Website, hffp:/Iwww,sr29collier.com/alignments-workshop.html, accessed July 13, 2009. IAMP Data & Analysis March 2010 71 -* n L Table 6 -8 Evaluation Matrix, SR 29 Loop Road Alignments Recommended for Further Study Source: Florida Department of Transportation, District One, SR 29 PD &E Study Website, http: / /www.sr29collier.com /alignments- workshop.html, accessed July 13, 2009. TAMP Data & Analysis March 2010 72 C Alignments Recommended for Further Study Size in acros 901.8 1420.1 1087.8 1193.5 1201.8 Length In mites - 15.8 18.2 15.6 15.5 15.6 Soria - cultural effects Schools 2 1 1 0 tl Religion institutions 3 0 0 0 0 EMS 1 police ! fire 0 0 0 0 0 cemetery 1 0 0 0 0 Airpon 1 0 1 0 0 Medium density residential - ages 9.1 7.0 7.0 7.0 7.0 High density residential - acres 40.2 4.0 35.0 00 0A Development of regional impact (DRI) - acres - - ID.0 - 0.0 - -- 10;0 0.0 0.0 Planned unit development (PUD) - acres 21.7 13.5 717 0.0 OA Ttibal -owned lards - acres Recreation lands - acres 1.2 0,6 0�0 0,0 1.2 018 0.0 OA 0.0 0.4 Historical f archaeological irnl)acts (Y or N) Y N N N N Natural effects Mon- foresled wetlands - acres 33.2 53 -2 41.1 57.4 100.0 Forested wetlands • acres 59.3 62.3 52.8 25.5 28.5 Open waler features - acres 50,0 3913 5116 45.1 43.3 Pubhcly. manapd lands - acre_ s 0.0 0.0 0.0 0.0 0.0 Eagle nests 0 0 4 0 0 Rookeries 0 0 0 0 0 Threatened & endangered species occurences 0 0 0 1 1 Panther primary habitat - acres 58716 514.3 58718 BM,6 834.8 Panthw secondary habitat • acres 1027 OW5 316.1 3672 357.2 Physical affacts Potential contaminalion sites 50 3 20 # 1 Sinkholes 1 0 0 0 0 Brownfiekis 1 0 1 0 a Water treatment facilities 0 0 0 0 0 Seviartreatmentfacilities 0 0 0 0 0 Source: Florida Department of Transportation, District One, SR 29 PD &E Study Website, http: / /www.sr29collier.com /alignments- workshop.html, accessed July 13, 2009. TAMP Data & Analysis March 2010 72 C _* (4L The proposed project schedule for the PD &E Study is included below. Fiqure 6 -2 SR 29 PD &E Study Schedule Source: FDOT District One SR 29 PD &E Website: http://www.sr29collier.com/proiect-schedule.html, accessed July 14, 2009. 6.3.5 Freight The Collier County Freight and Goods Mobility Analysis (June 2008) was prepared for the Collier County MPO to conduct a comprehensive freight analysis at the county level in order to better develop its freight program. The analysis references the Immokalee community in several places, specifically, anticipated freight traffic around the Immokalee Regional Airport and Tradeport as industrial development occurs. Critical to the Tradeport initiative and other freight interests in the area is the limited capacity of SR 29 in the proximity of County Road 846. One suggested solution to this capacity constraint is the notion of a bypass route which effectively circumvents the intersection altogether by establishing a route north of the airport to alleviate the traffic congestion in the center of town mainly consisting of large trucks.' Other key improvements in support of this initiative are the widening of SR 82 northwest of Immokalee and expanding the runways at Immokalee Regional Airport. SR 82 provides a connection to 1 -75, the major north -south corridor of Southwest Florida, and currently is designated an ' See the SR 29 Loop Road discussion. [AMP Data & Analysis March 2010 73 =k= iqC_ Emerging SIS facility. Immokalee Regional Airport currently has two 5,000- foot runways. `✓ All factors considered, the likelihood of enticing major firms near and around the Immokalee area is promising, as major retailers have expressed interest in the location recently, only to be dissuaded by the current infrastructure constraints. The area is regarded as having high potential for industrial and distribution uses, save for requiring key transportation improvements. (pages 4- 27 -4 -28) The report also records the input of "freight stakeholders" in Section 6, and several concerns related to Immokalee, the Immokalee Regional Airport and Tradeport are discussed. Anxiety over accessibility to mines, landfills, other producers, and end customers was also a recurring theme in Collier County. Truck drivers and truck management companies indicated that the current north -south and east -west connections in the county are not on par with projected population and economic growth in southwest Florida. This was of particular concern in central Collier and the Immokalee area (Oil Well Road, Immokalee Road, and State Road 82) where poor infrastructure conditions and roadway capacity have been the leading factor for repelling retailers from the region. (page 6 -4) Inadequate runway space at Immokalee Airport – Currently, Immokalee Airport has two 5,000 feet runways. In order to handle larger planes to attract more business the airport needs to extend one or both of their runways. The airport director indicated they are working with the FAA and the Collier County Economic Development Council to obtain the necessary resources to extend one of the runways in the next five years. (page 6 -7) Potential for increase in economic expansion if transportation issues were addressed – Some involved in economic development for the Immokalee area as well as the county expressed concern that the lack of adequate transportation infrastructure is hurting the areas chances for economic expansion. (page 6 -9) Florida Tradeport – One positive project for the Immokalee area is the Florida Tradeport. This focus to bring business to the airport is part of a plan to help the Immokalee area grow economically. Stakeholders said that access to ground transportation was identified as the most important site selection criteria based on a study of various industry leaders. This reiterates the need for improved transportation infrastructure to stimulate economic growth. (page 6 -9) These comments illustrate the need for the SR 29 Loop as well as the expansion of Immokalee Road in order to address roadway capacity issues to accommodate freight and shipping enterprises wishing to locate at the Immokalee Regional Airport. 6.3.6 Pedestrian and Bicycle Facilities As previously shown, many of the residents of Immokalee are low- income, and many do not have access to an automobile, and rely on bicycles, transit, or walking to reach their destination. Therefore, adequate pedestrian and bicycle facilities are particularly important in this community. Map 6 -5 on the following page shows existing sidewalks and paved shoulders within Immokalee. IAMP Data & Analysis March 2010 74 -tf- i--e- Collier County MPO is in the process of updating its Comprehensive Pathways Plan, which was included as part of the Long Range Transportation Plan (LRTP), also being updated. The vision included in the Plan is "to provide a safe, connected and convenient on -road and off -road network throughout the Collier MPA accommodating bicyclists and pedestrians to improve transportation efficiency and enhance the health and fitness of the community while allowing for more transportation choices." The 2030 LRTP and the 2006 Pathways Plan are still the most up -to -date information available. Table 6 -9 shows bicycle and pedestrian improvement priorities as identified in the Pathways Plan. These are identified improvements; however, they are not necessarily programmed nor have they been determined to be financially feasible. Table 6 -9 Bicycle and Pedestrian Improvement Priorities Bicycle Improvement Priorities On Street From Street To Street Length (miles) Facility Type Priority Tier New Market Rd (SR 29A) North 15 St (SR 29) Main St (SR 29) 2.1 Rural BL I 17s St N Main St (SR 29) Immokalee Dr 0.4 Rural BL I Lake Trafford Rd (CR 890) Little League Rd North 15 St (SR 29) 2.1 Rural BL I Westclox St Carson Rd SR 29 (15 St) 1.0 Rural BL 1 9 St N Lake Trafford Rd Main St (SR 29) 0.9 Rural BL I 9 St S Main St (SR 29) Eustis Ave 0.4 Rural BL I Immokalee Dr Dead End SR 29 (N 15 St) 0.9 Rural BL I Immokalee Dr (Charlotte St) SR 29 (N 15 n St) New Market Road 1.1 Rural BL I Lake Trafford Rd CR 890 Pepper Rd Little League Rd 1.0 Rural BL 11 Carson Rd Lake Trafford Rd Westclox St 0.5 Rural BL 11 Sidewalk Improvement Priorities On Street From Street To Street Length (miles) Facility Type Priority Tier 1S St N Main St (SR 29 ) Immokalee Dr 0.4 Sidewalks 1 15 St North (SR 29) 9,11 St Lake Trafford Rd 1.3 Sidewalks I* Lake Trafford Rd (CR 890) Little League Rd North 15 St (SR 29) 2.1 Sidewalks I Immokalee Dr Charlotte St SR 29 (N 15 St) New Market Rd 1.1 Sidewalks I Roberts Ave N 91h St N 18 St 0.8 Sidewalks I Westclox St Carson Rd SR 29 (N 15 St) 1.0 Sidewalks II* Carson Rd Lake Trafford Rd Westclox St 0.5 Sidewalks II Lake Trafford Rd CR 890 Pepper Rd (CR 850 Little League Rd 1.0 Sidewalks II Carson Rd Westclox St Dead end north 0.5 Sidewalks II CR 846 (Devil's Garden Rd) SR 29 (Narrow Lanes) Hendry County Line 8.5 Sidewalks II SR 82 Corkscrew Road (CR 850) SR 29 5.3 Sidewalks III* *Included in the 2030 LRTP BL: Bike Lane Source: Collier County Pathways Plan, 2006 IAMP Data & Analysis March 2010 75 The MPO is also in the process of completing a Walkability Study for Immokalee; however, the study is not yet available and will probably not go before the MPO for consideration until January 2010. Data collected from the study will be used in the Pathways Plan update. The Adopted FY08 /09 Pathways Box Priorities is shown below. The FY 2009/2010 priorities box is in the process of being approved. Collier Metropolitan Planning Organization Adopted FY 2008/09 Pathways Box Priorities 2007 Rank Road From To Improvement Projected Cost Community Reason 1 North 1st Street SR 29 Oak Street Fill missing gaps $ 100,000 1 Immokalee PAC Prionty 2 Main Street (SR 29) 11th Street Immokalee Drive Fill missing gaps $ 400,0001 Immokalee PACPoority 6.3.7 Transit Transit in Immokalee consists of four bus routes operated by Collier Area Transit (CAT): Blue Route 5, the Immokalee Shuttle, which runs from Immokalee to the Collier County Government Center; Light Blue Route 7, the Marco Island Shuttle, which runs from Immokalee to Caxambas Park in Marco Island; and Pink Routes 8.A and 8.13, the Immokalee Circulator. See Map 6 -6 for CAT routes in Immokalee. Collier County MPO recently completed in May 2009 the "Collier County Bus Stop /Shelter Needs Plan," which analyzes current ridership data to propose a list of stops where shelter may be warranted. As the study states, bus stop shelters are important to redevelopment and place - making: "Bus stop shelters provide shelter from rainstorms, direct sun, and gusting winds. It is important to understand shelters provide the waiting transit rider shelter from the elements, the shelter aiso provides for a place to rest while waiting for the bus; a bench to sit on and walls to lean on. In Collier County due to the extremely long headways of the transit system and weather pattern, stops with shelters and amenities are critical." Page 8 In Immokalee, nine bus stops were identified as needing bus stop shelters: 1. Lake Trafford / 19th St. 2. 1 st Street at Carver (across from casino) 3. Seminole Casino 4. Farm Workers' Village 5. Lake Trafford Elementary 6. Lake Trafford Road at Ringo Lane 7. Winn Dixie 8. S5 th Street at Stokes Avenue 9. S 5th Street (Career Services Center) IAMP Data & Analysis March 2010 76 6.3.8 Transportation Concurrency System Transportation concurrency refers to the state - mandated regulatory framework in which development proposals are reviewed to ensure adequate infrastructure is available to serve the additional demands placed on them by the development. For adequate infrastructure to be available on an on -going basis requires that a flow of revenue be available to fund transportation facilities and services to continuously meet adopted level of service standards. This requirement is challenging for any community in Florida, but more so for Immokalee. State laws governing transportation concurrency assign responsibility for administering the development review process to the local government, but have reserved two aspects of the process, which contribute to the burdensomeness of the process, to the State. These are: • SR 29 has been designated an element of the Emerging Strategic Intermodal System (SIS). State law gives authority to set level of service standards for the SIS system to the Florida Department of Transportation (DOT), rather than to local governments, so proposed changes in concurrency strategy must involve coordination with the Florida DOT to ensure mitigation for impacts to the SIS system are addressed to the DOT's satisfaction. • In addition, four roads that pass through the Immokalee CRA (SR 29, CR 846, 849, and CR 890) are designated as hurricane evacuation routes. This places more restrictive concurrency requirements on them. The regulatory procedures and standards that are currently applied to the Immokalee CRA are the same as those that are applied to the rest of Collier County. The regulations and standards were primarily designed to address the faster - growing and economically stronger urbanized portions of "Coastal" Collier County. These procedures may make sense for the more urbanized areas of Collier County because the road segments they apply to are generally shorter, and there are more lower -cost solutions available to developers to resolve concurrency issues compared to the Immokalee area. In addition, the economic climate in the urban areas of Collier County provides more opportunities to defray the costs of meeting concurrency -- Immokalee is more challenged in its ability to generate funds from development interests for roadway improvements. Consistent with Policy 3.2.9 of the TAMP, the Immokalee CRA is currently investigating the possibility of implementing a TCEA for at least a portion of the Immokalee Planning Community to address these issues. A copy of the draft transportation strategy is provided. If it is determined that a TCEA is warranted for all or a portion of the Immokalee Urban Area, then amendments to the GMP in compliance with Section 163.3180(5)(d)2, F.S., including a FLUM amendment, will be provided at that time. 6.4 Water and Wastewater Facilities Public potable water and wastewater services are provided by the Immokalee Water and Sewer District. This district was created by a special act of the Florida Legislature. In 2005, the Enabling Act for the IWSD was amended and the boundary expanded so that the district expanded from an approximately 27 square mile area to encompassing 108 square miles. The boundaries of the district are graphically depicted in Map 6 -7 along with the location of the IWSD treatment plants. The Governor of Florida appoints the district's governing board. Land use in the district can be generally described as urban and agricultural. IAMP Data & Analysis March 2010 77 �A-- (, Until the 1989 Legislature passed House Bill 599, special districts were largely autonomous and had little interaction with local governments. Under this legislation, the state fosters coordination between special districts and local governments as it relates to growth management efforts of counties and cities. To accomplish this policy, beginning March 1, 1991, each independent special district must now submit an annual report to the appropriate local government. The report must include the following information: 1. A description of its existing public facilities; 2. A description of each public facility the district is building, improving, or expanding or is planning to build, expand or improve within the next five years; 3. An identification of any facility the district plans to replace within the next ten years; 4. An anticipated construction time frame on each proposed facility; 5. The anticipated capacity and demands on each public facility when completed. In July 2008, Boyle Engineering completed the "Immokalee Water and Sewer District Master Plan Study." In this study, Boyle carefully examined all aspects of the IWSD and provided their analysis and recommendations for expansion and redevelopment. This study is used as a reference for the Water and Wastewater section of this document and a copy is included as a support document. Since the entire district is not served by water and sewer, it is difficult to make assumptions of the future capacity of the system based only on population projections. According to the District's calculations, the water and wastewater capacity will be sufficient for the next five years. New developments within the Immokalee urbanized area are required to extend water and wastewater to the project and contribute their proportionate share to ensure levels of service are maintained. The Immokalee District bases their reported population projections on Collier County peak population projections for Immokalee, extrapolated out to 2041, plus population projections for anticipated PUDs and DRIs within the IWSD treatment area. Table 6 -10 lists population projections included in the report in five -year intervals starting in 2009. Table 6 -10 IWSD Population Projections, 2009 -2041 Year Immokalee Peak Season Population I Estimates PUD & DRI Population Estimates TOTAL Population Estimates 2009 41,586 0 41,586 2014 44,491 9,623 54,114 2019 47,234 44,693 91,927 2024 49,725 85,583 135,308 2029 52,086 126,920 179,006 2034 55,616 176,656 232,272 2039 59,384 206,707 266,092 2041 (build -out) 60,963 210,168 271,130 Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008 TAMP Data & Analysis March 2010 78 * k Potable Water While some households draw their potable water from their private wells, the vast majority of the Immokalee residents receive water from the Immokalee Water and Sewer District. The District franchise area encompasses approximately 108 square miles. However, the actual area that is currently provided with water and sewer services covers approximately 9.29 square miles. The existing service area is graphically depicted in Map 6 -8. According to the District, in October 2008, there were a total 7,561 dwelling units provided water and 7,114 dwelling units provided wastewater by the District. The Immokalee Water & Sewer District obtains its raw water supply from three wellfields that contain 13 operational wells and draw from the surficial aquifer. The District's current SFWMD Consumptive Use Permit, #11- 00013 -W, provides for a maximum annual allocation of 1,227 million gallons (MG) from these wellfields. Maximum daily permitted withdrawal shall not exceed 4.71 MG. Table 6 -11 summarizes the groundwater wells, well firm capacities, and permitted capacities, for the three WTPs. Table 6 -11 IWSD Water Treatment Plants WTP Number of Wells Well Firm Capacity (MGD) Permitted Capacity (MGD) Carson Road 31 0.75 2.00 Airport 3 1.01 1.35 Jerry V. Warden 7 2.08 2.25 TOTAL 1 13 3.84 5.60 1- There are four existing wells, but only 3 are operational for a firm capacity of 0.75 MGD. Two additional wells will be drilled as part of a current construction contract. 2- There are nine existing wells, but only seven are operational, for a firm capacity of 2.08 MGD. One additional well will be drilled as part of a current construction contract. 3- Operational capacity of Carson Road WTP is currently 0.9 MGD, but expansion is under construction, to increase capacity to 2.00 MGD. Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008 The annual average daily demand (AADD) for 2007 was 2.34 MGD, below both well -firm capacity and permitted capacity. The IWSD estimates a potable water consumption of 105 gallons per capita per day (gpcd) for planning purposes. The Airport Road Water Treatment Plant was built in 1985 and is located adjacent to the Immokalee Airport. Its wellfield has three wells that are pumped to a 0.75 MG storage tank and treated. There is no possibility of expansion to this WTP due to the surrounding scrub jay habitat. In addition, the wellfield has had contamination issues in the past. The long -term reliability of this Airport WTP is in question. The Carson Road Water Treatment Plant was built in 1975 and is located on Carson Road. There are three wells which fill a 0.50 MG storage tank and a new concrete 1.5 MG ground storage tank. The third and main plant is the Jerry V. Warden Treatment Facility, also known as the South 9th WTP. It was originally built in 1967 and is located on Dump Road. It consists of seven wells located on or adjacent to the plant site, which pump to a 0.3 MG and 1.5 MG water storage tank. At the present time, only the 1.5 MG tank is in operation. The basic water treatment scheme consists of the following components: tray aeration; sequestering with polyphosphates for iron; disinfection by chlorination and ammonia; fluoridation; ground storage reservoirs; and a high service pumping station. Average demands range from 2.0 to 2.25 MGD. IAMP Data & Analysis March 2010 79 =a-- vql(�" After treatment, water is distributed through 12 -inch, 8 -inch, and 6 -inch distribution mains, and 2 -inch service laterals. This distribution system totals approximately 120 miles of pipe. The District has made limited improvements to the distribution system in expansions from 1994- 1995, and more recently from 2007 -2008. Recent distribution system improvements include additional water main looping, isolation valves, and fire hydrants to improve distribution water quality and pressure; improve fire protection; and provide for improved operational flexibility and reliability. The report provides the following potable water demand projections, shown in Table 6 -12, based on the population projections developed, a per capita water flow of 105 gpcd (equal to the adopted LOSS for the IWSD), and a maximum month daily demand (MMDD) peaking factor. Table 6 -12 Potable Water Demand Projections, 2009 -2041 Year MMDD Water Demand (MGD) Projected Reliable WTP Capacity (MGD) 2009 5.37 5.60 2014 6.99 14.20 2019 11.87 14.20 2024 17.47 24.50 2029 23.12 24.50 2034 30.00 35.00 2039 34.37 35.00 2041 (build -out) 35.02 35.00 Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008 In order to accommodate the increased population and potable water demand, the report recommends that the IWSD initiate a water supply availability study and coordinate with the Water Management District regarding anticipated population growth. Additional water supply will have to come from alternative water supply sources, such as brackish groundwater, and the creation of new or modification of existing water treatment plants to reverse osmosis systems. It is anticipated that short -term water supply increases can be accommodated through modification and miner evn�ncirin �f exi�tinn water c ou NN itlp y nr! �rovimon+ fonili +ioc Tho Lei far �,.urov y v � �i iu ucuu�.i ia�anu�.u. i i� vv2i «.i system implementation schedule proposed a 2.5 MGD water treatment plant at Tradeport in 2013 and additional 2.5 MGD water treatment plants in 2016 and 2019 to maintain LOSS. The proposed amendments to the IAMP will not affect the population projections used to determine facility needs, and therefore, will have no impact on potable water facilities. 6.4.2 Sanitary Sewer Wastewater treatment is also provided by the Immokalee Water and Sewer District. The central wastewater collection, treatment, and disposal system was designed in the late 1970's, and was constructed and in operation by February 1982. The system is comprised of over 60 miles of sewer pipe, 43 lift stations, over 1,700 manholes, and a 2.5 MGD treatment plant. Average daily flows range between 1.6 and 2.0 MGD. The District owns a 640 -acre sprayfield (Section 8 Sprayfield) and irrigates approximately 350 acres with treated effluent. The effluent disposal site is situated immediately Southwest of the District office. The present geographical area served by the District is graphically depicted in Map 6 -9. Actual demand for 2007 was 1.98 MGD according to the ►.mmokalee Water & Sewer District, based on 5, 500 connections to the system. Average per capita wastewater flow from 2000- 2007 was 78.37 GPD. IAMP Data & Analysis March 2010 80 -W i-4C_ The report provides the following wastewater demand projections, shown in Table 6 -13, based on the population projections developed, a per capita wastewater flow of 78 gpd, and a maximum month daily demand (MMDD) peaking factor. Table 6 -13 Wastewater Flow Demand Projections, 2009 -2041 Year MMDD Wastewater Flow (MGD) Projected Reliable WWTP Capacity (MGD) 2009 3.80 4.50 2014 4.94 10.00 2019 8.39 10.00 2024 12.35 17.50 2029 16.34 17.50 2034 21.20 25.00 2039 24.28 25.00 2041 (build -out) 24.74 25.00 Source: Immokalee Water and Sewer District, Master Plan Study, Final Report, July 2008 IWSD anticipates expanding their facilities to 4.5 MGD in the short -term. Preliminary planning and design will begin in the near future. The expansion will accommodate short -term growth based on population projections through 2013. In order to provide for long -term growth, the ISWD is considering either expanding the existing WWTP and adding regional pumping stations, or building an additional WWTP and regional pumping stations to provide 10 MGD of capacity, which will maintain an acceptable LOS through 2020. The proposed amendments to the IAMP will not affect the population projections used to determine facility needs, and therefore, will have no impact on wastewater facilities. 6.5 Drainage /Stormwater An "Immokalee Stormwater Management Plan" was commissioned by the Big Cypress Basin of the South Florida Water Management District, at the request of Collier County. It was accepted by the Board of County Commissioners at their June 9, 2009, meeting. The report summarizes the hydrologic and hydraulic (H &H) modeling of the existing conditions, without control measures. The Immokalee SWMP Basin area is described and the delineation of the sub - basins discussed. The following items were covered in the report: • The setup of the H &H model of the Immokalee SWMP Basin. • The calibration of the model using one year of continuous rainfall data at four gage locations (Main, Slough, Fish and Madison). • The verification of the model using a period of four months of continuous rainfall data at the same four gage locations (Main, Slough, Fish and Madison). • Event simulation results showing the response of water levels throughout the basin to a series of four design storms: 5 -year, 24 -hour storm; 10 -year, 72 -hour storm; 25 -year, 72- hour storm; and 100 -year, 72 -hour storm. These results will be used to develop level -of- service ratings for the Immokalee SWMP Basin. • Water quality simulation results showing the response of water quality concentrations to the design storm events for contaminants of concern. These results will also be used in a subsequent task to develop level -of- service ratings for the Immokalee SWMP Basin. IAMP Data & Analysis March 2010 81 =ft-- (q- �_ According to the report, the Immokalee SWMP Basin has negligible topographic relief and it is a mix of urbanized and undeveloped areas drained by a network of canals to one of two outlets: the SR -29 Canal or Lake Trafford. The aquifer below the drainage basin is highly transmissive and provides baseflow to the canals. Through the use of topographic (road crown elevations) data, and by combining many of the conterminous closed sub - basins into one sub - basin, the Immokalee SWMP basin was delineated into 33 sub - basins. The recommended alternative identifies improvements in the following areas: • Madison Ditch — The proposed improvement includes dredging of the ditch to a minimum of 1 foot. • Slough — The proposed improvements include installing two additional circular pipes under Sanitation Road, two circular pipes under the next crossing to the west, and one circular pipe at the third crossing to the west. • Lake Trafford Road and Fish Creek — The proposed Lake Trafford Road improvements include installing elliptical pipes for all driveway culverts. The proposed Fish Creek improvements include upgrading the cross section from Lake Trafford Road to a proposed 5 acre lake to the north (1/2 mile). • Immokalee Drive — The proposed improvements include a combination of solid pipes and exfiltration trenches interconnected to an outfall control structure. • Downtown Immokalee — The proposed improvement includes alignments of solid pipes and exfiltration trenches that are interconnected to a control structure and construction of a five acre lake. Now that the plan has been accepted by the County, prioritization and planning can begin, with construction programmed in phases. The master plan will need to be updated as part of this effort; specifically the project 2005 conceptual cost estimates as well as the funding source analysis detailed in Section 8.0 of the master plan Alternative Analysis will need to be revised. An analysis of the ultimate stormwater outfall location and adequacy, along with any anticipated real property acquisition or easements rights necessary, will also be undertaken as part of the plan updates. The update to the stormwater report is scheduled to take place in 2010. The proposed amendments to the IAMP will have no impact on drainage and stormwater. 6.6 Solid Waste Prior to 1982, the Immokalee community utilized a landfill at Eustis Avenue. After 1982, the use of this location stopped, and the Stockade Landfill was placed in operation, located east of CR 846 near the County Stockade Jail. The Stockade Landfill was closed in 2004, and now operates as a transfer station. The Eustis Avenue site has been closed and accepted by the Florida Department of Environmental Regulation as meeting closure standards in July 1987. A groundwater monitoring system is intact with tests made at scheduled intervals and the site is meeting all of the Department of Environmental Protection standards. The 2008 AUIR projects that the Collier County Landfill will deplete disposal (airspace) capacity in FY 2036. The projected tons per capita disposal rate in the 2008 AUIR for 2009 forward is 0.64. The proposed amendments to the !AMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on solid waste facilities. IAMP Data & Analysis March 2010 82 —A (1_17� 6.7 Fire The Immokalee Community is served by the Immokalee Fire Control and Rescue District, an independent fire district. The IFCRD provide fire protection and EMS to Immokalee. Information regarding the IFCRD was taken from the Collier County 2005 Fire /Rescue Services Impact Fee Update Study, dated January 2006. The service area encompasses 215 square miles. The IFCRD has two stations, totaling 14,216 square feet of building space. The replacement value of the buildings and assessed value of the land amount to $3.2 million. There are two fire stations. One is located on Carson Road, 1107 Carson Road, near the intersection with Lake Trafford Road, while the other is situated on New Market Road, 502 E. New Market Road, near the intersection with State Road 29. There are 15 full -time, career firefighters and one full -time support staff. They are supported by 10 volunteers. In terms of equipment, there are two engines, one ladder truck, one brush truck, one water tanker, and one heavy rescue vehicle. Also, there are three support vehicles. The equipment values $2.8 million. The Immokalee District has the highest impact fee assessment for residential property of the fire districts in Collier County, at $1.11 per square foot under roof for residential and $0.32 per square foot under roof for nonresidential (effective July 27, 2009). The next highest is Big Corkscrew, at $0.82 for residential and $0.87 for nonresidential. Future expansions include a permanent fire station at Ave Maria University and at the Immokalee Regional Airport, with associated increases in equipment and staffing. In 2008 the district purchased two additional fire trucks. The proposed amendments to the IAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on fire service needs. 6.8 Police Being an unincorporated jurisdiction, police protection is provided by the Collier County Sheriff's Office. Immokalee is District 8. In 1994, a new Immokalee substation was built at the Government Complex, a shared facility, at 112 S. 1st Street. Emergency Medical Services for Immokalee is also located at this location. The substation has 57 certified deputies and 8 civilians stationed in Immokalee on a permanent basis. (Source: Lt. Mike Dolan, Collier County Sheriff's Office, July 22, 2009) The Immokalee Jail or Stockade houses pre- sentenced misdemeanors and trustees. All felony offenders are sent to the Naples Jail Center. The Immokalee Jail employs 23 people. (Source: Immokalee Jail, October 2008) In addition to the Collier County Sheriff's office, the Seminole Indians have their own police force that patrols the reservation and provides security to the Seminole Indian Gaming Palace. The Collier County Sheriff's office does provide back -up services on an as- needed basis. The LOSS for police protection is 0.196 officers per 1000 residents. The proposed amendments to the TAMP will not affect the population projections used to determine facility needs in the AUIR, and therefore, will have no impact on police service needs. IAMP Data & Analysis March 2010 83 _* ig(,., 6.9 Demand Analysis from Potential Residential Build -Out The adopted FLUE provides an analysis on potential residential development build -out in Section I.D. It states that "enough land had been included (in the Immokalee Urban Area) for approximately 39,000 dwelling units with a build -out time horizon of 2105." The Data & Analysis for the TAMP, Immokalee Residential Development Build -out Analysis, notes that this figure is derived by examining the existing residential development and total undeveloped acres that are projected for residential development for each Traffic Analysis Zone (TAZ). The analysis totally excludes undeveloped acreage that is in agricultural production or that is considered environmentally sensitive and only counts forty percent (40 %) of large tracts of land under single ownership. The Analysis also assumes that only 53 out of 181 acres designated as Neighborhood Center (NC) subdistrict, or 29 percent, will be used for residential development. Because this methodology fails to account for potential redevelopment and places arbitrary limits on development in other areas, it is not an accurate projection of residential build -out potential. An alternative residential build -out projection can be provided by assuming all of the Immokalee Urban Area will eventually develop at the highest permitted densities, regardless of current use. This can be accomplished by taking the acreage for each FLU subdistrict and multiplying it by the base density. While this methodology provides a maximum potential, it is unlikely that the Immokalee Urban Area would ever reach these thresholds and it is impossible to predict when such a buildout would occur. Actual developments in Collier County and Immokalee are typically at lower residential densities than allowed by the FLU subdistrict. Additionally, this methodology assumes that all land designated as Commercial Mixed Use (CMU) will achieve the highest possible residential development potential, although it is likely that a significant amount of development in the CMU district will not include a residential component. It should also be noted that the base density provided for each subdistrict is not an entitlement as described within the Density Rating System of the TAMP. The actual amount of development is dependent on the permitted density of the zoning designation; most of which would need to be rezoned in order to achieve the highest development potential. As previously noted, the proposed amendments to the !AMP will not increase the population projections used to determine future facility needs. It is assumed that Immokalee will maintain projected growth patterns into the future and that ultimate build -out will not be reached until the next century. Despite the uncertainty surrounding potential build -out resulting from the IAMP amendments, as discussed above, and the conviction that Florida Statutes do not require an analysis of impacts to public facilities based on the maximum intensities and densities allowed under the proposed land use categories, the following LOS Analysis is provided for informational purposes. This analysis is not intended to prescribe the timing or scale of future capital improvements. Those improvements will be programmed based on facility demand from updated population projections and through the AUIR and annual update to Collier County's financially feasible Schedule of Capital Improvements As illustrated in Tables 5 -7 and 5 -8, the proposed FLUM amendments result in a 10 percent increase to the maximum development potential from 68,576 to 75,307 dwelling units (DUs). Maximum development potential assumes all properties, whether already developed or vacant, can be successfully rezoned and develop at the maximum permitted density, without any density bonuses. This is a 10 percent (6,731 DUs) increase above the adopted FLUM. Assuming 2.5 persons per household, the proposed FLUM could accommodate an additional 16,827 people. As noted in Section 5.1.5, the maximum potential density could be reduced even further by accounting for Public lands ( -3,785 DUs) and areas within the LT /CKSSO ( -663 DUs), which would reduce the potential population by 9,462 and 1,657 people, respectfully. IAMP Data & Analysis March 2010 84 :#- 1-4 L Using this data, the Table 6.14 shows the changes to maximum residential development potential based on the generalized IAMP FLUM amendments: Table 6 -14 Difference between Adopted and Proposed Future Land Use Maximum Residential Build -Out Potential The demand on public facilities, based on current adopted LOSS and maximum residential build -out potential, is summarized on the following page in Tables 6 -15 and 6 -16: IAMP Data & Analysis March 2010 85 Maximum Development (Base) Maximum Development (Bonuses) DUs Population DUs Population Adopted FLUM 68,575.8 171,440 168,357.8 420,895 Proposed FLUM 75,306.8 188,267 137,774.4 344,436 Change from Adopted ( #) 6,731.0 16,828 - 30,583.4 - 76,459 Change from Adopted ( %) 9.8% 9.8% - 18.2% - 18.2% Proposed FLUM less Public Lands 71,521.9 178,805 131,737.7 329,344 Change from Adopted #) 2,946.1 7,365 - 36,620.1 - 91,550 Change from Adopted ( %) 4.3% 4.3% - 21.8% - 21.8% Proposed FLUM less LT /CKSSO 70,859.1 177,148 125,542.9 313,857 Change from Adopted ( #) 2,283.3 5708 - 42,814.9 - 107,037 Change from Adopted ( %) 3.3% 3.3% - 25.4% - 25.4% The demand on public facilities, based on current adopted LOSS and maximum residential build -out potential, is summarized on the following page in Tables 6 -15 and 6 -16: IAMP Data & Analysis March 2010 85 d N O a O L- 0 Q 3� W iA.., L rd LO r N cC fO F°' m (s }!un) m ao M o LO Cl It (OOb96/}!un d; q o rn q 00 6) o N I 0 0 0 0 SW3 LO LO o (D m U') o (s'@OL40) (O m M o d r` d (0000ao8 }o 961) M M CO M M LO M M aollod co rn r` U� N d (SaJOe) N O 00 tO d' I- CO (uosiad 0006/Je 6'Z) rn (OT cTO 00 N c M Ved leuol6a�J dT LO 00 LO rn LO d (SaJOe) LO o— M N (q M CO I- (uosiad ppp 6/oe Z' 6) LO o m N O N It — OO N N Ted Apnwwoo N N CO N o N 00 O 0o N O O N N (SUO}) CO 00 m N M ti CO (SUO}) r O M LO M " O ,n (uos�ad /suo} tig p) N I` a) 'T (D r M r I- M (D a}SeM PIGS M o o "T t rS r O r N r ' r ' r (aJW) d M00 W UO cO Md CO — t-M O ti (uosjad /pd6 pp NN 00 t - o I` o aa�enna�aseM � � � r Wm) CJ O I- h- I` I- I-- ti I` I` CD CO d" N (uosjad /pd6 go[) eo air eo 00 0 00 0 ja}eM alge}od r r `- O I- M LO u7 OD M �t CO N O M 'ct 00 0 d C' 00 00 co CO N a) r 00 CO OO ti N _ r-- a0 <- r-- 01 ti O ca (O CO I M ' m O 0 d V! ,,V^J V! r a�i cl d Q _I Q N -0 y -0 -0 -0 Q Q Q OO O O m O D J "- J J " J LL O LL 0 U. 0 LL m a � (m c a C -a a) NL wL N� a 0 U 000 QU O o 0 0 .a 0 O o a a` a a` O IL .a C Ri E O c� LL E E m cC J i LL O N O Q. 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O O N L Z> U) N a (a C Q 06 m (0 0_ Q 7. Other Items Collier County staff specifically asked that we address other items as part of this Data and Analysis. These issues are addressed below. 7.1 House Bill 697 /Energy Efficiency The Florida Legislature enacted HB 697 in the 2008 session. HB 697 establishes new local planning requirements relating to energy efficient land use patterns, transportation strategies to address greenhouse gas reductions, energy conservation, and energy efficient housing. These new requirements became effective on July 1, 2008. All Comprehensive Plan Amendments are required to comply with these requirements. While it is anticipated that Collier County will amend the Growth Management Plan to comply with HB 697 on a countywide basis, the Immokalee Area Master Plan has incorporated language within these Immokalee- specific amendments to address the energy efficiency issues. Specifically, the following Goals, Objectives and Policies comply with HB 697 in the following manner: Reducing the number and length of automobile trips (VMT): Objective 2.2, and its related policies, seeks to diversify the local economy and increase employment opportunities within the Immokalee Urban Area, thereby lowering the need to travel greater distances for work or services. Objective 4.2 addresses vehicular and non - vehicular transportation options and specifically references the need to reduce greenhouse gas emissions and minimize energy consumption. Policies 4.2.6 and 4.2.7 discuss the need to improve and expand public transit options in Immokalee. Policy 4.2.8 seeks to evaluate whether a Transportation Concurrency Exception Area is appropriate for Immokalee. Policy 6.1.5 specifically states that compact mixed -use development patterns are encouraged to create walkable communities, reduce vehicle miles traveled and increase energy efficiency. Promoting alternative modes of transportation: Objective 4.2 addresses non - vehicular transportation options and specifically references the need to reduce greenhouse gas emissions and minimize energy consumption. Policy 4.2.2 references the Bicycle and Pedestrian Plan and Policy 4.2.5 recognizes the need to improve safety for pedestrians and bicycles. Policies 4.2.6 and 4.2.7 discuss the need to improve and expand public transit options in Immokalee. Objective 7.1 recognizes the need for Immokalee- specific land development regulations that will encourage pedestrian friendly urban form and promote energy efficiency. Policy 7.1.2 encourages new community facilities to be within a half -mile of residential and mixed use centers to encourage walking, bicycling and non - vehicular travel. Allowing for compact mixed -use development patterns: Goal 6, and its related Objectives and Policies, pertain to land use and specifically reference allowing and encouraging a mixture of uses. Objective 6.1 references the need to coordinate the Future Land Use Map that encourages desirable growth and energy efficient development patterns. Policy 6.1.5 specifically states that the Immokalee area encourages compact mixed -use development patterns to create IAMP Data & Analysis March 2010 87 walkable communities, reduce vehicle miles traveled and increase energy efficiency. Policy 4.1.2 encourages future parks to be located in the most densely populated areas, and recognizes the need for public plazas, greens and urban parks to make Immokalee more pedestrian friendly. Objective 7.1, and its related policies, recognizes the need for Immokalee- specific land development regulations that will encourage pedestrian friendly urban form and promote energy efficiency. Policy 7.1.2 recognizes that new community facilities should be within walking distance to mixed use and residential centers. Policies 7.1.2, 7.1.3 and 7.1.4 all relate to compact, mixed -use, urban design criteria. The Urban -Mixed Use district allows for commercial development within the Residential Subdistricts, as described in the Land Use Designation Description section. Density bonuses are also allowed for projects that are proximate to Commercial Uses. Allowing for higher densities in appropriate places, which reduces the per capita carbon footprint, supports transit and reduces sprawl. Policy 7.1.5 also encourages high intensity development in Immokalee through the development of a Central Business District overlay subdistrict in the Land Development Code. The Urban -Mixed Use district and subdistricts, as referenced in the Land Use Designation Description section, allow for higher residential densities. The base residential densities range from four (4) units per acre for Low Residential (LR) subdistrict to ten (10) dwelling units per acre in High Residential (HR) and sixteen (16) in the Commercial -Mixed Use subdistricts. Density bonuses are also allowed for projects that are proximate to Commercial Uses or in infill areas, as well as for providing affordable- workforce housing. 7.2 Changes to Other Growth Management Elements In order to accommodate the change to the Immokalee Urban Area boundary in support of the Immokalee Regional Airport runway expansion, the boundary for the Rural Lands Stewardship Area (RLSA) will also have to be amended as well as the RLSA land use tables. Changes to the Future Land Use Element will be necessary refer correctly_ to the most recent [AMP. (XV) Policy 4.2: A detailed Master Plan for the Immokalee Urban designated area has been developed and was incorporated into this Growth Management Plan in February, 1991. Major revisions were adopted in 1997 following the 1996 Evaluation and Appraisal Report and in 2010 according to the recommendations of the Immokalee Master Plan and Visioning Committee. The Immokalee Area Master Plan addresses conservation, future land use, population, recreation, transportation, housing, and the local economy. Major purposes of the Master Plan are the promotion of economic development, coordination of land uses and transportation planning, and redevelopment or renewal of blighted areas, and the pmmetien of ornnnmir dP_VP_IePMe Rt Future Land Use Element, Overview, item D., Special Issues, Coordination of Land Use and Public Facility Planning, also references Immokalee. 7.3 Government Services in Immokalee Currently, the following government services have offices in Immokalee: IAMP Data & Analysis March 2010 88 -h� r7 L Board of County Commissioners — Commissioner Jim Coletta's Satellite Office 310 Alachua Street, Immokalee, Florida 34142 Clerk of the Circuit Court 106 S. 1St Street, Immokalee, Florida 34142 Code Enforcement 310 Alachua Street, Immokalee, Florida 34142 Emergency Medical Services 112 S. 1St Street, Immokalee, Florida 34142 Health Department 419 N. 1St Street, Immokalee, Florida 34142 Immokalee CRA 310 Alachua Street, Immokalee, Florida 34142 Immokalee Fire Control and Rescue District 1107 Carson Road, Immokalee, Florida 34142 502 E. New Market Road, Immokalee, Florida 34142 Library 417 N. 1St Street, Immokalee, Florida 34142 Sheriff's Office 112 S. 1St Street, Immokalee, Florida 34142 Tax Collector 106 S. 1St Street, Immokalee, Florida 34142 The following government services do not have physical locations within Immokalee. Their locations are listed below. Buildinq Review and Permitting Development Services Center 2800 Horseshoe Drive N, Naples, Florida 34104 Domestic Animal Services Shelter 7610 David Blvd., Naples, Florida 34104 Emergency Management 8075 Lely Cultural Parkway, Naples, Florida 34113 Housing and Human Services 3301 E. Tamiami Trail, Naples, Florida 34112 ]AMP Data & Analysis March 2010 89 �q7�1 During the period from the mid 1980's until 2008, the Collier County Building Review and Permitting Department was operating a satellite location at the County facility located at 310 Alachua Street, Immokalee. This facility reviewed and processed an average of 37 permit applications per month and provided critical feedback to the citizens of Immokalee regarding building codes and zoning regulations. In February 2008, the facility was closed due to staff limitations. On March 13, 2009, the office was reopened on a limited schedule and staffed only two days per month. On May 22, 2009, the office was once again closed due to staff reductions after processing a total of 19 permit applications in only six days of operation. There is an identified need for these services to be conveniently located to the residents of Immokalee. The distance from downtown Immokalee to the Horseshoe Drive location is approximately 40 miles and an hour's drive. While permits may be dropped off in Immokalee at the offices of the CRA, there is no one on -site to answer questions or assist residents in the permitting process. There are currently budgeting constraints to operating these services in Immokalee; however, it is the desire of the community to work towards their eventual reinstatement. DAS does respond to calls within Immokalee; however, the shelter is located at the address listed above. Emergency Management has only one office in the county, the office on Lely Cultural Parkway, built to withstand a Category 5 hurricane. Housing and Human Services also has only one office in the county, located at the address listed above. 7.4 Analysis of Potential Impacts to Transportation Facilities Please see Attachment A to this document for a discussion of these potential impacts. TAMP Data & Analysis March 2010 90 --tt- «ii 0 FLORIDA GuLFCOAST UNIVERSITY IMMOKALEE MASTER PLAN STUDY ECONOMIC ANALYSIS FOR: R MIRK Group, Inc, 1519 Main Street Sarasota, FL 34236 PREPARED BY: Regional Economic Research Institute College of Business Florida Gulf Coast University 10501 FGCU Blvd, S., Fort Myers, FL 33965 -6565 Phone: 239 590 -7319 E -mail: giackson@Lf cg u.edu -if 1,-4& Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 01 PREFACE IMMOKALEE MASTER PLAN STUDY ECONOMIC ANALYSIS This document represents a stand -alone economic analysis study of Immokalee, Florida, conducted for the RMPK Group. The RMPK group will incorporate the study into their analysis and development of the Immokalee Master Plan Study. The specific objectives of the economic analysis study are to: ■ Obtain, analyze, and summarize business data for Immokalee on the number, types of firms, employment, and average annual wage levels, including any available trends from 2001 to 2005; ■ Review and summarize the Ave Maria development plans and other potential developments in the local area of Immokalee; ■ Develop a range of consistent population and employment planning forecasts for 2010, 2015, 2020, and 2025. Estimates of square footage per employee and acres of land by year will be based on Collier County's planning assumptions where available, including parameters developed for Collier County's FIAM model; and ■ Identify potential industries and business clusters that may be targeted for Immokalee to diversify the local economy and increase the overall average annual wage levels. The project was conducted by Florida Gulf Coast University (FGCU), Regional Economic Research Institute Dr. Gary Jackson Director Regional Economic Research Institute Lutgert College of Business Florida Gulf Coast University Regional Economic Research Institute 0 CMW (--c Prepared for: RMPK Group Business Analysis Economic analysis Immokalee Master Plan Study • From 2001 to 2005 there has been a steady increase in number of enterprises (23.5 percent), employment (17.9 percent) and average wage (46.1 percent) in Immokalee. In 2005 there were 263 business enterprises operating in Immokalee with an average employment of 6,816 with an average wage of $23,649. The Natural Resources and Mining (Agriculture) industry is the largest single industry in Immokalee accounting for approximately 60 percent of all employment and 20 percent of all business establishments. However, the average annual wage in this industry is one of the lowest of all represented industries in Immokalee with leisure and hospitality the only industry group having a lower average annual wage. Like much of Southwest Florida, Immokalee has a seasonal cycle of employment, with the month of January showing the highest employment levels and the month of July showing the lowest employment levels. A majority of the seasonal workers are supporting the agricultural sector. In 2005, Overall employment reached a high of 8,826 in January and declined to a low of 4,315 employees in July. • In 2005 there were 52 enterprises in the Natural Resources and Mining (Agriculture) industries. Average annual wages have risen from $13,300 in 2001 to $17,481 in 2005. Average annual employment has remained fairly constant at about , , vv employees ployees a vi i i cvv � w Y r %JU1J. Professional and Business services, Other Services, Construction, Education and Health Services, and Financial Services employment have grown the fastest during the 2001 to 2005 period and creating a slightly more diversified economy. Manufacturing, Wholesale Trade, Retail Trade, Leisure and Hospitality, Transportation, Warehousing, and Utilities, and Natural Resources and Mining (Agriculture) have grown at a much slower pace during this five year period. Regional Economic Research Institute vii _q* (q- C Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 4) Identify Potential Industry/Cluster Targets for Immokalee: The final task was to identify a list of potential business clusters that could be recruited or grown to increase wealth and diversify the local economy. The primary database used for the study was the Agency for Workforce Innovation (AWI) quarterly census of employment and wage program. The study used AWI employment data for enterprises operating in postal zip codes 34142 and 34143, for the years from 2001 to 2005. Owing to a confidentiality provision, the AWI employment data cannot be released publicly for business categories with less than three (3) reporting enterprises or for industry categories where a single business enterprise employ more than 80 percent of the total employees in the category. Therefore, only select industry categories were reported to meet this disclosure requirement. • Natural Resources and Manufacturing _ Wholesale Trade Mining (Agriculture) • Transportation, Financial Retail Trade Warehousing and I E Utilities j • Professional and j • Education and Health Leisure and Business Services Services Hospitality j • Government Other Services j The key results of the study are presented on the following pages. Regional Economic Research Institute V1 Prepared for: RMPK Group 4-1q-r' Economic Analysis Immokalee Master Plan Study improvement to Immokalee Airport; and, assist in the review and updating of the Immokalee Area Master Plan. As part of the committee charge, RMPK Group, Inc., of Sarasota, Florida was contracted in 2005 to develop the Immokalee Master Plan. In September 2006, RMPK Group, with the approval of the Immokalee Master Plan Oversight Committee, engaged in a subcontract with Florida Gulf Coast University (FGCU), Regional Economic Research Institute (RERI) to develop a stand -alone economic analysis study of Immokalee, Florida with the intent for the study to be incorporated into RMPK study findings and the overall master plan documents. The FGCU RERI study included four primary tasks: 1) Business Analysis: The first task was to obtain, analyze, and summarize business data for Immokalee on the number of firms, type of firms, employment and average annual wage levels from 2001 to 2005. 2) Review Planned Developments: The second task of the study was to review and summarize available information on significant developments planned for the Immokalee area. These include Ave Maria, Big Cypress, and development plans for a residential and industrial park in the Immokalee area. 3) Construct Planning Forecasts: The third task was to develop low, medium, and high planning forecasts for Immokalee's population and employment for 2005, 2010, 2015, and 2020. Regional Economic Research Institute 0 v Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study EXECUTIVE SUMMARY Immokalee is located in Eastern Collier County Florida, in Southwest Florida. The local economy has been predominately agricultural in nature but is expected to change gradually as urban and industrial development moves eastward in Collier County. Several large projects have been started or announced that will change the surrounding landscape and create opportunities for Immokalee. These include Ave Maria which includes a new university, residential community, and town center. Big Cypress has been announced and will also include new residential communities and a town center. Immokalee has an existing airport and industrial park that can serve as important infrastructure components as the area develops. In addition, a 583 acre expansion of an industrial park and a 468 acre moderately priced housing development is being planned southwest of the Immokalee airport. The greater Naples community is largely developed and occupies the Western Coastal region of Collier County. Economically, the Naples community has been dominated by tourism, entertainment, retail trade, construction, recreation, health care, business and financial services, and retirement - related services. On September 28, 2004, the Immokalee Master Plan and Visioning Committee was created (Ordinance No. 2004 -62). The purpose of this 10- member committee was to assist in the development of any necessary Requests for Proposals for consulting services; assist in the review of general planning matters related to the Immokalee Community; provide the Collier County Board of County Commissioners (BCC) recommendations regarding roads, economic incentives, affordable housing, and Regional Economic Research Institute 0 1V C;e c� Prepared for: Economic "Analysis RMPK Group Immokalee Master Plan Study RESEARCH TEAM Regional Economic Research Institute (RERI) is part of the College of Business at Florida Gulf Coast University, and represents collaboration with local and regional governments to develop regional models and studies. Dr. Gary Jackson (Project Director) is currently the Director of the Regional Economic Research Institute at Florida Gulf Coast University. Dr. Jackson's specialty area is economic analysis and he has conducted extensive research and analysis of numerous industries and organizations. Dr. Jackson earned his Ph.D. in Economics from University of Massachusetts and has been an Assistant Professor of Economics for the University of Tennessee at Chattanooga and is a faculty member of the School of Business at Florida Gulf Coast University. He also has over 23 years experience with the Tennessee Valley Authority in a number of capacities with experience ranging from market analysis and policy, economic forecasting, energy policy, trading and options, to planning and strategic development. Dr. Arthur Rubens is an Associate Professor of Management in the College of Business and former Director of Sponsored Projects and Programs in the College of Business, Center for Leadership and Innovation, at Florida Gulf Coast University. Dr. Rubens has over 25 years experience as an educator, administrator and consultant having worked with both public and private organizations. Dr. Rubens is experienced in qualitative and quantitative research methods, strategic planning, and quality improvement techniques and practices. Dr. Mushfiq Swaleheen is currently an Assistant Professor of Economics at the Florida Gulf Coast University. He has extensive work experience in the field of development economics. He was the lead author of a number of annual economic reports on the Bangladesh Economy during 1990 — 1994. During 1994 — 2001, he worked as a Bangladeshi diplomat in Washington D.C. He is experienced in economic planning and forecasting. Dr. Swaleheen earned his Ph.D. in Economics from the University of Alabama in 2006. His specialization is in applied econometrics. Regional Economic Research Institute 0 iii -toqt- Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study TABLE OF CONTENTS PAGE RESEARCH TEAM .................... ............................... ............................iii EXECUTIVE SUMMARY ........................................ .............................iv 1.0 IMMOKALEE EMPLOYMENT Trends, 2001 to 2005 ..................... 1 1.1 Overview of Business Activity in Immokalee 1.2 Business Trends 2.0 PLANNED DEVELOPMENT REVIEW ........ ............................... 19 2.1 Ave Maria 2.2 Big Cypress 2.3 Collier Enterprises: Immokalee Industrial Park 3.0 PLANNING FORECASTS ............................. ............................... 26 3.1 Population Forecasts 3.2 Employment and Land Use 4.0 INDUSTRY CLUSTER TARGETS ................... .............................43 4.1 Immokalee and Collier County Employee Pay Levels 4.2 Traded Business Clusters 4.3 Florida Tradeport Study 4.4 Masterplan Focus Groups 4.5 Summary CONCLUDING REMARKS ................................. ............................... 59 REFERENCES................................................... ............................... 60 Regional Economic Research Institute 4 w-nesct Prepared for: RMPK Group Review of Planned Developments 4 (,-1-U Economic Analysis Immokalee Master Plan Study With the movement of development east, the construction industry has steadily grown from 2001 to 2005 and the infrastructure of roads and utilities has followed this movement. Currently there are several large development either underway or planned for development. The most notable are 1) the town of Ave Maria and University; 2) Big Cypress; and 3) Expansion of Industrial Park and residential area which are in the 195,846 acre rural land stewardship area which surrounds Immokalee. The Town of Ave Maria currently under construction totals about 5,000 acres, of which nearly 20% has been designated as the University campus. The university is targeting an initial enrollment of 650 students at the permanent campus and has plans to grow to approximately 5,000 undergraduate and graduate students. The Town of Ave Maria will be a self- contained, self- sustaining community with a full range of residential options and commercial services to its residents. It is expected that 20,000 residents will live in the Town. The township has also designated over 195,000 acres of land as Rural Land Stewardship Area (RLSA). The Town of Ave Maria University is being built out in two phases with the final phase planned for completed in 2016. Direct benefits during the construction and build -out phase will be increased revenues due to impact fees, improved infrastructure, increased jobs and increased retail activity. Anticipated longer term benefits beyond increase tax revenues would be an expansion and diversification in the labor market in and around Immokalee. Anticipated developments in the Township of Ave Maria Measurement Land use unit Phase I Phase II Total Residential Units 6,010 4,990 11,000 Assisted living facilities Beds 0 450 450 Retail, entertainment, service Square feet 367,900 322,100 690,000 Professional offices Square feet 2767600 233;400 510,000 Civic /community /misc. Square feet 115,500 33,000 1,485,000 Medical facilities Square feet 15,000 20,000 35,000 Hotel Room 110 290 400 University Students 3,150 2,850 6,000 K -12 schools Students 1,120 1,980 3,100 Regional Economic Research Institute 0 Viii Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study -A--tq�' Big Cypress, a planned community to be developed by Collier Enterprises, is a mixed use community being developed south of Immokalee and west of Ave Maria which will cover over 8,000 acres of developed land, with 14,000 acres of preserves and 13,000 acres of preserves beyond the project border. Approximately 25,000 homes are planned for a potential population of around 50,000 people with total build out around 2040. In addition, Collier Enterprises is proposing plans for a 580 acre expansion of an industrial park and a 470 acre moderately priced housing development southwest of the Immokalee airport. Planninq Forecasts • A low, medium, and high Immokalee population forecasts were developed. The medium population forecast grows at 1.9 percent per year from 2005 to 2010 and 1.5 percent from 2010 to 2020. The high population forecast grows at 2.5 percent per year from 2005 to 2020 and the low population forecast grows at 1.0 percent from 2005 to 2020. Immokalee Permanent Population Low, Medium, and High Forecasts 40,000 ... , . 35, 000 �. " A ` &4 30,000-- 25,000 20,000- f: OO OV OV' O� O� NP � V NN ^`b ^� nO year —�-- Medium Forecast —s— Low Forecast High Forecast Planning forecasts were developed for employment and space requirements for retail, office and industrial space in 2010, 2015, and 2020. Some of the specific projections follow: Regional Economic Research Institute 0 COL ix W Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study — Retail: The additional retail employment and space requirements were generated based on the population forecasts. The medium forecast had additional retail employment of 164 employees by 2010, rising to 373 by 2015 and 650 additional retail employees by 2020. This translates into 12 more acres of retail land by 2010, 28 acres by 2020, and 49 acres by 2020. — Office: The additional office employment and space requirements were also generated based on the population forecasts. The medium forecast had additional office employment of 188 by 2010, 310 employees by 2015, and 436 employees by 2020. This additional employment would require the addition of approximately 14 acres by 2010, 23 acres by 2015, and 33 acres by 2020. — Industrial: The additional industrial space requirements were forecast for Collier County using the AWI model that provides regression and shift- share analysis to generate employment trend forecasts. The medium case for Collier County has additional industrial employment of about 4,700 by 2010, 10,400 by 2015, and 17,000 by 2020. This translates into the need for approximately 500 additional acres by 2010, 1,000 acres by 2015, and 1,600 acres by 2020. It is expected that much of the growth in industrial sites will take place in Eastern Collier County and that Immokalee will be one of the areas needed to meet the county's industrial growth. Forecasts for Additions to Industrial Employment Collier County 35,000 30,000- U25,000 = 20,000- m k: 15,000- a 10,000 W 5,000 vl 0 2005 to 2010 2005 to 2015 2005 to 2020 Years ■ Low ■ Medium ❑ High Regional Economic Research Institute /1 X Prepared for: RMPK Group 3,000 2,500 2,000 1, 500 Q 1,000 500 0 Economic Analysis Immokalee Master Plan Study Forecast Additions Needed for Collier County Industrial Space (Acres) 2005 to 2010 2005 to 2015 2005 to 2020 Years ■ Low ■ Medium ❑ High -t�- 1 ,4 L • Although forecasts predict that agriculture will continue to play a very important role in Collier County and Immokalee, the overall amount of agricultural employment will decrease from 2005 to 2020 based upon low, medium, and high forecasts. The ranges of growth rates for agriculture are from -1.0 to -2.6 percent per year. Industry /Cluster Targets • Traded clusters are groups of firms and institutions that increase the group or cluster's overall productivity and allow the group of firms to succeed. These are firms that generally sell in national or international markets. The local area is noted for its beaches, sun, and recreation activities that boost tourism and create a cluster of firms that competes for the national and international tourists. ■ Traded clusters that generate additional wealth and help diversify the economy include business services, heavy construction services, financial services, distribution (wholesale) services, computer design and software, and life sciences. Regional Economic Research Institute 0 Ja•a xi 01 E Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study The Florida Tradeport Study for the Immokalee Airport was conducted in March 2006 for the Economic Development Council of Collier County by KS &R (a 130 telephone interview study of key stakeholders of small airports). Some of the key recommendations of the study were: -� The proposed loop and connection to the Interstate is key to attracting businesses to the Florida Tradeport, regardless of industry. Enhancements to the infrastructure at the Florida Tradeport such as roads, pad ready sites, ILS (Instrument Landing System), runway lights, lengthening the runway, and a control tower will make the facility more attractive to Aviation as well as other industries. -� Two - thirds of respondent companies report that they are flexible regarding the lease /own decision, although one in five companies is likely to require the purchase of land. Creative local incentives, such as pre - permitting and pad -ready sites, can serve as a key differentiator for the Florida Tradeport. International capabilities serves as a niche play with prospective clients. Having local educational resources offering Aviation Training is key to bringing in more aviation businesses. Available work force, population growth, and proximity to major metropolitan cities all resonate with potential businesses and are key marketing messages. Site tours and personal contact from members of the EDC are the most effective tools to communicate with companies that are being marketed to. • Over 50% of the study respondents reported that access to ground transportation, price of land, readily available land, and availability of skilled workforce were most important factors in relocation decisions. Conclusion and Limitations of the Study This study was undertaken to assist Immokalee and the citizens of Collier County in the development of the Immokalee Master Plan by providing key economic information. The economic development route can take many different paths and the Regional Economic Research Institute xn Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study planning for the community will help to shape its future and its particular development path. Like any forecast there are limitations to the interpretation of the data: • The historic and current economic data on Immokalee is very limited since the community is unincorporated and is not included in the annual American Community Survey completed annually by the U.S. Census. The university has an agreement with Florida's Agency for Workforce Innovation (AWI) and was able to get historic employment data for 2001 to 2005 for the zip code area 34142 and 34143. • This zip code area is larger than Immokalee but the developed area is primarily Immokalee so the AWI data is the best available 2001 to 2005 employment information. The AWI employment data is only collected from those firms who have employees and are responsible for unemployment compensation payments. Given the limited data for Immokalee and uncertainties inherent in predicting the future, a low, medium, and high planning forecasts have been generated to capture the range of uncertainties. The planning forecasts are based on trend data and should be viewed as long range trends and not short range forecasts that are often impacted by changes in the business cycle or short -term economic shocks to the economy. Regional Economic Research Institute xiii CM Prepared for: RMPK Group :*= � 54-c-- Economic Analysis Immokalee Master Plan Study In conclusion, citizens and experts have come together to help develop a plan that includes potential infrastructure upgrades along with the need to designate land uses for the community. Immokalee has the potential to meet many of Collier County's industrial growth needs if it desires to pursue that growth avenue. Finally, it is more of a journey where the path followed will need to be flexible to meet the changing nature of the markets and technology Regional Economic Research Institute xiv c� Prepared r0r : RMPK Group '+ c-R- C' Economic Analysis Immokalee Master Plan Study 1.0 IMMOKALEE EMPLOYMENT TRENDS: 2001 to 2005 The initial task of the FGCU study team was to obtain information on Immokalee's business mix and trends. The business analysis identified: ■ Average employment defined as the average of monthly employment. ■ Average wage defined as the total annual wages divided by the average employment. ■ Seasonality of employment defined as the difference between January and July employment. ■ Average growth rates defined as the average annual growth rate over the available years. This employment information was collected for Immokalee zip codes 34142 and 34143 for the years 2001 to 2005. The data source used for the analysis was the Florida Agency for Workforce Innovation (AWI) Quarterly Census of Employment and Wages (QCEW) program (This quarterly census collects monthly enterprise level data on employment and wages). Although other data sources, i.e., U.S. Census Data, were reviewed, it became quickly apparent that the U.S. Census data source was very limited since Immokalee is unincorporated and its population level is below the level that is generally surveyed annually by the U.S. Census. In addition, U.S. Census data are decades apart (1990 and 2000) and do not capture the specificity of current mix and trends needed for our analysis. Regional Economic Research Institute 0 c Prepared for: RMPK Group �=#-- f -i-L Economic Analysis Immokalee Master Plan Study Procedurally, the FGCU study team contacted Southwest Florida's Agency for Workforce Innovation and obtained permission to use its AWI database. Owing to a confidentiality provision, the database cannot be released for business categories with less than three (3) reporting enterprises or for categories where a single business enterprise employ more than 80 percent of the total employees in the category. In keeping with this provision, the study reports the number of firms, employment and average annual wage levels for the following defined groups: ■ Natural Resources and Mining ( includes Agriculture) ■ Construction ■ Manufacturing ■ Wholesale Trade ■ Retail Trade ■ Transportation, Warehousing, and Utilities ■ Financial Activities ■ Professional and Business Services ■ Education and Health Services ■ Leisure and Hospitality ■ Other Services ■ Government ■ All Industries Regional Economic Research Institute 0 2 = -�6- PT'.11 Prepared 1`0r: Economic Analysis RMPK Group Immokalee Master Plan Study 1.1 Overview of Business Activity in Immokalee The Agency for Workforce Innovation (AWI) reported that there were 263 business enterprises operating in Immokalee in 2005 with average employment of 6,816 and average annual wage of $23,649. Overall, the number of enterprises, employment and wages has increased steadily during 2001 to 2005. Average monthly employment has increased by 17.92 percent. The average annual wage paid has increased by 46.13 percent and the number of enterprises has increased by 23.47 percent. One distinctive feature of the aggregate economic picture in Immokalee is the importance of a single sector — Natural Resources and Mining, where business enterprises are mostly in crop and livestock production and provision of agricultural services. These mostly agricultural enterprises account for more than 60 percent of all employment and around 20 percent of all business establishments in Immokalee. Table 1.1 portrays the overall business trend and the importance of agricultural activities in Immokalee. Figure 1.1 compares employment in the Natural Resources and Minina sector with employment in all categories of businesses in Immokalee. Table 1.1 Overall Business Trend in Immokalee All Industries 2001 2002 2003 2004 2005 Number of industries 213 227 233 241 263 Average employment 5,780 6,187 6,423 6,497 6,816 Average wage $16,184 $18,132 $19,917 $21,973 $23,649 Natural Resources and Mining 2001 2002 2003 2004 2005 Number of industries 46 47 50 49 52 % of all industries 21.6 20.7 21.5 20.3 19.8 Average employment 3,788 3,892 4,155 4,160 4,132 % of all industries 65.5 62.9 64.7 64.0 60.6 Regional Economic Research Institute 3 sa -A- t --I-L Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study Figure 1.1 Employment: All Industries and Natural Resources and Mining 2001 -2005 Figure 1.2 shows the annual average wage in different sectors in comparison to the annual average wage for all workers in Immokalee in 2005. The average annual wage in the Natural Resources and Mining sector was lower than the overall Immokalee worker average. Three other sectors, Retail Trade, Leisure, and Hospitality and Other Services had lower than average wage. These four sectors account for over 70 percent of all workers in Immokalee. Regional Economic Research Institute 0 Cm 4 Prepared for: RMPK Group Figure 1.2 Economic Analysis Immokalee Master Plan Study Immokalee Annual Pay Levels 2005 by Industry and Community Average $70,000 $60,000 $50,000 $40,000 o $30,000 $20,000 $10,000 $0 j N 5e�Q, a'6° w cl 0 o Q Industry Closely linked to the importance of the Natural Resources and Mining sector is the high degree of seasonality in economic activity in Immokalee. Table 1.2 presents a measure of seasonal employment defined as the difference between January and July employment each year. In 2005, Overall employment reached a high of 8,826 in January and feel to a low of 4,315 employees in July. Graph 1.3 shows that the pattern of seasonality has remained unchanged during 2001 — 2005. Regional Economic Research Institute 0 M 5 W -#:! (q Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study Table 1.2 Seasonality in employment Average employment 2001 1002 2003 2004 2005 All industries 5,780 6,178 6,423 6,497 6,816 Natural Resources & Mining 3,788 3,892 4,155 4,160 4,132 Seasonal employment 2001 1002 2003 2004 2005 All industries 3,752 3,805 4,997 4,811 4,511 Natural Resources & Mining 3,593 3,653 4,721 4,560 4,223 Table 1.3 and Figure 1.3 present the growth in different employment sectors during 2001 to 2005. It should be noted that employment in some of the enterprises providing services (Professional and Business Services; Education and Health Services; and, Other Services) and in enterprises engaged in Construction has grown at a brisk pace. Employment in Manufacturing; Wholesale and Retail Trade; Transportation, Warehousing, and Utilities; and, Natural Resources and Mining increased at a much slower pace. Regional Economic Research Institute 0 C 6 Prepared for: RMPK Group Figure 1.3 Immokalee Employment 2001 to 2005 Economic Analysis Immokalee Master Plan Study 10,000 9,000 8,000 - (-2001 All Industry Employment 4, 7,000 -------- ter- -� - 2002 All Industry 0 Q. 6,000 -- - -- - - -- Employment w -A 5,000 2003 All Industry Employment 4,000 _ - 2004 All Industry 0 3,000 Employment z 2,000 - --2005 All Industry 1,000 Employment - 0 O� O� ON ON ON O^ O) ON O^ O)O ON Oi �e� Qua, �eQ O�` Month Table 1.3 Immokalee Business Sector Growth Rates 2001 - 2005 Business Sectors 2001 -02 2002 -03 2003 -04 2004 -05 2001 -05 Natural Resources and Mining 2.8% 6.8% 0.1% -0.7% 1.8% Construction 18.4% 5.5% 19.8% 10.3% 10.6% Manufacturing -6.2% -6.1% 3.4% 12.6% 0.5% Wholesale Trade -0.5% 0.0% 14.1% -8.3% 0.8% Retail Trade 5.9% -11.4% -8.2% 20.3% 0.7% Transportation, Warehousing, and Utilities 5.3% -19.7% 18.5% 5.7% 1.2% Financial Activities 14.5% 15.4% 0.2% 6.2% 7.0% Professional and Business Services 45.3% -12.1% -0.6% 147.1% 25.7% Education and Health Services 18.3% 6.9% 4.7% 199% 9.7% Leisure and Hospitality -18.9% -2.6% -5.9% 46.6% 1.7% Other Services 337.8% 6.9% 2.4% 8.6% 39.1% Government 8.0% 1.3% -1.20/( 6.4% 2.8% Total All Industries 6.9% 4.0% 1.1% 4.9% F--4% Source: Awi zvvi -zuuD Regional Economic Research Institute 0 C' 7 Prepared for: RMPK Group 1.2 Business Trends Economic Analysis Immokalee Master Plan Study Analysis was conducted for 10 different categories or sectors of businesses. The 10 sectors include: ■ Natural Resources and Mining (Agriculture) ■ Retail Trade ■ Wholesale Trade ■ Education and Health Services ■ Financial Services ■ Construction ■ Leisure and Hospitality ■ Other Services ■ Government 1.2.1 Natural Resources and Mining (Agriculture): In 2005 there were 52 enterprises in this category and an overwhelming majority of these enterprises were engaged in crops and livestock production and provision of agricultural services. The number of enterprises and the average monthly employment has increased since 2001 and has held steady since 2003. Table 1.4 shows the findings from this category or sector. Regional Economic Research Institute 8 CO.- - Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study Table 1.4 Trends in the Natural Resources and Mining Sector # of Enterprises Employment Number Growth ( %) Share of total employment Seasonality 2001 2002 2003 2004 2005 46 47 50 49 52 3,788 3,892 4,155 4,160 4,132 2.8 6.8 0.1 -0.7 65.5 63.0 64.7 64.0 60.6 3,593 3,653 4,721 4,560 4,223 Wage Annual wage $13,300 $14,249 $15,892 $17,351 $17,481 Growth ( %) 7.1 11.5 9.2 0.7 Percent of wage for all industries 82.2 78.6 79.8 79.0 73.9 Three trends are noticeable: First, the share of this sector in total employment has decreased steadily during 2001 — 2005. Second, there is a marked increase in the seasonality of employment. The difference between January and July employment has increased substantially for 2003, 2004 and 2005 compared to the two earlier years. Third, wage growth in this sector (7.1 percent for 2001 — 2005) has been slower than the overall growth in wages (9.9 percent for 2001 — 2005). With the growth in non - agriculture positions, the average overall wage has increased relative to agricultural wages. 1.2.2 Retail Trade Outside of the Natural Resources and Mining sector, the Retail Trade sector has the highest average monthly employment. The number of retail establishments and the Regional Economic Research Institute 0 9 ROW C Prepared for: RMPK Group # RC, Economic Analysis Immokalee Master Plan Study average monthly employment has remained more or less steady over 2001 to 2005. From 2002, the seasonality in employment has increased sharply. The average wage has declined relative to the average for all industries and shows a greater degree of year -to -year variation. Table 1.5 shows the finding for the retail trade sector. Table 1.5. Trends in the Retail Trade Sector Regional Economic Research Institute 10 2001 2002 2003 2004 2005 # of Enterprises 38 42 44 45 45 Employment Number 432 457 405 372 447 Growth ( %) 5.9 -11.4 -8.2 20.3 Share of total employment 7.5 7.4 6.3 5.7 6.6 Seasonality 51 172 141 143 122 Wage Annual wage $15,832 $16,113 $18,860 $18,792 $19,869 Growth ( %) 1.8 17 -0.4 5.7 Percent of wage for all industries 97.8 88.9 94.7 85.5 84 Regional Economic Research Institute 10 Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 1.2.3 Wholesale Trade Average monthly employment in Wholesale Trade has remained stable at 370 during 2001to 2005. However, the number of enterprises has declined from 19 to 13. Employees in this group of enterprises have the highest average wage among all Immokalee workers. In 2005, the average annual wage was $62,460 compared to $37,995 in 2001. Historically, annual wage for workers in this sector stood at around 225 percent of the average wage for all Immokalee workers. In 2005, this has increased to over 264 percent. The data suggests that there was a significant restructuring in this sector in 2005 leading to the exit of a number of enterprises and the elimination of some relatively lower paying jobs. There is a significant seasonality of employment in this sector. The average difference in employment between January and July employment defined as seasonal employment was 83. Table 1.6 shows the data for the wholesale trade sector. Table 1.6 Trends in the Wholesale Trade Sector # of Enterprises 2001 19 2002 16 2003 14 2004 14 2005 13 Employment Number 359 358 358 408 374 Growth ( %) 0 0 13.9 -8.33 Share of total employment 6.2 5.8 5.6 6.3 5.5 Seasonality 90 79 42 104 100 Wage Annual wage $37,995 $43,154 $44,119 $46,417 $62,460 Growth ( %) 13.6 2.2 5.2 34.6 Percent of wage for all industries 234.8 238 221.5 211.2 264.1 Regional Economic Research Institute 11 w Prepared for: RMPK Group 1.2.4 Education and Health Services Economic Analysis Immokalee Master Plan Study The Education and Health Services sector has seen a steady growth both in terms of the number of enterprises and the number of persons employed. Between 2001 and 2005, the number of enterprises increased from 9 to 14 and the number employed increased from 224 to 356. However, wage growth for employees in this sector has been slow. Also, the gap with the average wage for all employees has widened: In 2001 average wage for employees in this sector was nearly twice (198.7 %) that of the average for all workers in Immokalee. In 2005, this has fallen to 157.2 %. There is no significant pattern in the seasonality of employment in the education and health services sector. Table 1.7 shows the data from this sector. Table 1.7 Trends in the Education and Health Services Sector Regional Economic Research Institute 12 u 2001 2002 2003 2004 2005 # of Enterprises 9 10 12 14 14 Employment Number 224 265 283 297 356 Growth ( %) 18.3 6.9 4.7 19.9 Share of total employment 3.9 4.3 4.4 4.5 5.2 Seasonality 34 -8 -24 18 5 Wage Annual wage $32,160 $33,665 $32,660 $38,863 $37,184 Growth ( %) 4.7 -2.9 19.0 -4.3 Percent of wage for all industries 198.7 185.7 164 176.9 157.2 Regional Economic Research Institute 12 u Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 1.2.5 Financial Activities In 2005, the number of enterprises in this category increased to 17 from 14 -15 in the preceding four years. There has been a steady growth in the number of workers employed in this sector which is consistent with the overall trend in business growth in the study area. The average annual wage for these workers has increased very slowly. There is no consistency in the seasonality of employment. If anything, the observed pattern actually works to reduce overall seasonality of employment in Immokalee. Table 1.8 shows the findings from this sector. Table 1.8 Trends in the Financial Sector Regional Economic Research Institute 13 2001 2002 2003 2004 2005 # of Enterprises 15 15 14 15 17 Employment Number 151 181 209 210 223 Growth ( %) 14.5 15.4 0.2 6.2 Share of total employment 2.7 2.9 3.2 3.2 3.3 Seasonality -10 -16 -1 -13 -13 Wage Annual wage $30,128 $31,182 $32,069 $34,377 $33,921 Growth ( %) 3.5 2.5 7.2 -1.3 Percent of wage for all industries 193.3 172 161 156.4 143.4 Regional Economic Research Institute 13 Prepared for: RMPK Group 1.2.6 Professional and Business Services *--- 1"4-- L Economic Analysis Immokalee Master Plan Study The Professional and Business Services sector experienced strong growth during 2001 to 2005. The number of enterprises in this category increased from 12 to 30 and average employment increased from 64 to 199 during this period. The pattern of wage increase suggest that Immokalee has attracted a significant number of relatively higher qualified professionals in 2005 which has helped to reverse the trend in the average wage during the previous three years. Table 1.9 shows the data from this sector. Table 1.9 Trends in the Professional and Business Services Sector Regional Economic Research Institute CM —1.1 2001 2002 2003 2004 2005 # of Enterprises 12 25 25 21 30 Employment Number 64 92 81 81 199 Growth ( %) 45.3 -12.1 -0.6 147.1 Share of total employment 1.1 1.5 1.3 1.2 2.9 Seasonality -4 27 24 18 35 Wage Annual wage $24,180 $18,646 $19,672 $19,731 $32,560 Growth ( %) -22.9 5.5 0.3 65 Percent of wage for all industries 149.4 102.8 98.8 89.8 137.7 Regional Economic Research Institute CM —1.1 -* ifqC- Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 1.2.7 Construction The number of construction companies operating in Immokalee has ranged between 10 and 12 during 2001 to 2005. Hiring by these enterprises has increased at an annual average rate of 13.4 percent. The growth of annual average wage, however, has been a slow 0.8 percent compared to a growth rate of 9.9 percent for all employers. The pattern of seasonality is different from the overall seasonality of employment in Immokalee: The number of workers hired in July is higher than the number of workers hired in January in most years. Table 1.10 shows the findings from the Construction sector. Table 1.10 Trends in the Construction Sector Regional Economic Research Institute s saasti 15 20001 20002 2003 2004 2005 # of Enterprises 12 12 10 11 12 Employment Number 106 125 132 159 175 Growth ( %) 18.4 5.5 19.8 10.3 Share of total employment 1.8 2.0 2.1 2.4 2.6 Seasonality -22 4 -9 -7 -7 Wage Annual wage $27,449 $26,662 $30,077 $29,092 $28,247 Growth ( %) -2.9 12.8 -3.3 -2.9 Percent of wage for all industries 169.6 147.0 151.0 132.4 119.4 Regional Economic Research Institute s saasti 15 4 l4r, Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 1.2.8 Leisure and Hospitality The number of enterprises reporting has varied from 18 to 25 firms during 2001 to 2005. The number of employees has also fluctuated from 133 in 2001 to 145 employees in 2005 with a drop to around 100 employees in 2003 and 2004. In 2005, reported employment jumped up by 46.6 percent along with a 20.3 percent increase in the average annual wage. The annual wage for workers in this sector is still the lowest among all enterprise groups in Immokalee. In 2005, the average annual wage was $15,209 which was 64.3 percent of the average for all workers. Table 1.11 shows the findings in this sector. Table 1.11 Trends in the Leisure and Hospitality Sector Regional Economic Research Institute 0 RIWIF 16 2001 2002 2003 2004 2005 # of Enterprises 22 18 22 24 25 Employment Number 133 108 105 99 145 Growth ( %) -18.9 -2.6 -5.9 46.6 Share of total employment 2.3 1.7 1.6 1.5 2.1 Seasonality -9 16 5 -1 30 Wage Annual wage $12,014 $13,118 $12,652 $12,644 $15,209 Growth ( %) 9.2 -3.6 -0.1 20.3 Percent of wage for all industries 74.2 72.3 63.5 57.5 64.3 Regional Economic Research Institute 0 RIWIF 16 Prepared for: RMPK Group * I -q- C,,,- Economic Analysis Immokalee Master Plan Study 1.2.9 Other Services The big jump in employment from 2001 to 2002 is most likely a reporting error. Employment has increased from 202 in 2002 to 240 in 2005 or about 5.9 percent per year. Wages have increased from $14,418 in 2002 to $19,710 in 2005 or abut 11.0 percent per year. Table 1.12 shows the data from the other services sector. Table 1.12 Trends in the Other Services Sector Regional Economic Research Institute 17 2001 2002 2003 2004 2005 # of Enterprises 19 20 18 18 22 Employment Number 46 202 216 221 240 Growth ( %) 337.8 6.9 2.4 8.6 Share of total employment 0.8 3.3 3.4 3.4 3.5 Seasonality 11 -119 33 -1 3 Wage Annual wage $18,987 $14,418 $16,425 $18,484 $19,710 Growth ( %) -24.1 13.9 12.5 6.6 Percent of wage for all industries 117.3 79.5 82.5 84.1 83.3 Regional Economic Research Institute 17 Prepared for: RMPK Group * (,7-L Economic Analysis Immokalee Master Plan Study 1.2.10 Government Government jobs account for a little over five percent of all employment in Immokalee. The number of government positions has increased at an average rate of 3.6 percent while annual wage has increased at an average rate of 13.3 percent. Table 1.13 shows the findings from the government sector. Table 1.13 Trends in the Government Sector Regional Economic Research Institute 18 s w-� 2001 2002 2003 2004 2005 # of Enterprises 3 3 3 3 3 Employment Number 320 345 350 345 367 Growth ( %) 8 1.3 -1.2 6.4 Share of total employment 5.5 5.6 5.4 5.3 5.4 Seasonality 10 -38 17 7 8 Wage Annual wage $21,801 $17,137 $23,106 $29,023 $33,173 Growth ( %) -21.4 34.8 25.6 14.3 Percent of wage for all industries 134.7 94.5 116 132.1 140.3 Regional Economic Research Institute 18 s w-� Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 2.0 PLANNED DEVELOPMENT REVIEW There are several large developments currently under development or planned in eastern Collier County surrounding Immokalee. This section of the analysis provides a summary of the surrounding developments based on available public information. The importance of the surrounding developments includes the development of additional local infrastructure such as roads and interchanges. It is assumed that the new developments will make upgrades to local infrastructure that will benefit Immokalee as part of the permitting and zoning process. These can create a positive externality for �.____ a:_� ai__ 'i.. ram_ k:,..� � +. nnn�okalee by creating new roads, increasing he capacity o� the existing road sys►enns and potentially reducing the time traveled to 1 -75, a major interstate connecting the region to the east and north. The new developments also will create jobs in the local area. These are large scale developments that will need the support of additional workers not only for the construction phases of the projects but also to provide services to the new residents of the developments. Construction and service workers will be expected to move to the local area given the low level of unemployment in Collier and the surrounding counties. The new developments will also provide housing for some of their workforce who may shop in the local area and create opportunities for Immokalee to meet some of their needs. Immokalee continues to growth internally as well. In 2005 and 2006, Collier County CDES records showed 139 single family permits were issued with a value of $11.4 million and 17 commercial permits for 149,294 square feet with a value of $14.2 million. Regional Economic Research Institute 19 Prepared for: RMPK Group 2.1 Ave Maria Economic Analysis Immokalee Master Plan Study -#=/ 4-cl, The Town of Ave Maria (TAM) is a development that will encompass 4,995 acres of land in eastern Collier County. The Ave Maria University (AMU) will own, develop and occupy 950 acres that it has received as a gift from the Barron Collier Company. The remaining acreage will be developed as a mixed -use community by Town Development, LLLP. The TAM will be developed in two phases, with the first phase ending in 2011 and buildout planned for the year 2016. The anticipated developments are summarized in the Table 2.1 below. Table 2.1 Anticipated developments in the TAM Measurement Land use unit Phase I Phase II Total Residential Units 6,010 4,990 11,000 Assisted living facilities Beds 0 450 450 Retail, entertainment, service Square feet 367,900 322,100 690,000 Professional offices Square feet 276,600 233,400 510,000 Civic /community /misc. Square feet 115,500 33,000 1,485,000 Medical facilities Square feet 15,000 20,000 35,000 Hotel Room 110 290 400 University Students 3,150 2,850 6,000 K -12 schools Students 1,120 1,980 3,100 Since AMU's ground breaking in February 2006, 48 percent of the construction of the University and its utilities are complete. The campus is scheduled to open to students in the fall of 2007. Retail buildings and homes are expected to open in stages from the summer of 2007 ( "On the rise." The Naples Daily News, August 5, 2006). The driving force behind AMU is Mr. Thomas Monaghan, one of the country's Regional Economic Research Institute 0 u rm.�e 20 Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study richest men and founder of Domino's Pizza. Mr. Monaghan has pledged $240 million of his personal fortune to begin the school and another $300 million to begin an endowment program for the future. The university is targeting an initial enrollment of 650 students at the permanent campus and has plans to grow to approximately 5,000 undergraduate and graduate students. The Town of Ave Maria will be a self- contained, self- sustaining community with a full range of residential options and commercial services to its residents. Figure 2.1 below is artist's rendition of the Town of Ave Maria. Figure 2.1 Artist Rendering of TAM From Immokalee the TAM can be entered from its east by Camp Keais Road and from the west by Immokalee Road and Oil Well Road. These and other roadways in the vicinity will be widened to handle the traffic inflow and outflow from the TAM. The first road project is the widening of an 11.3 mile stretch of the Oil Well Road from Immokalee Road to Camp Keais Road. Road impact fees of $80 million will be available to fund the W] Regional Economic Research Institute 0 21 CM— a (?�" C, Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study road projects which are being identified ( "Ave Maria town developer pledges up to $80 million to widen roads ", The Naples Daily News, March 5, 2006). The nature and the scale of the economic impact that TAM will have on Immokalee will be influenced by the planning strategy underlying the TAM. The TAM is the first development of its kind under the Collier County's Growth Management Plan. The Collier County has designated 195,000 acres of land as Rural Lands Stewardship Area (RLSA). The RLSA applies an incentive based Stewardship Credit system under which areas designated for protection of agriculture and natural resources can generate development credit which can be used for development of communities in areas where natural resource values are low. The Stewardship Credits for the TAM come from the establishment of a protected area of 20,000 acres which was agreed to by the property owner. The underlying RLSA growth strategy encourages a minimal impact on networks external to the community being developed. Consequently, the TAM master plan is for a mixed -use community centering on self - sufficiency. When the development is complete, it is expected that the 20,000 residents will enjoy easy access to retailers, entertainment, dining, civic gathering places etc. without leaving the TAM. From the information summarized above, the following TAM impacts on Immokalee can be anticipated: (1) the full impact will take a long time to unfold as the AMU grows and develops; (2) During the initial phase of development of the TAM, Immokalee may experience some growth in retail business, but will taper off as the TAM develops its own retail businesses; (3) The demand for additional workers will increase Regional Economic Research Institute 0 22 M Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study steadily and is likely to bring a permanent improvement in the labor market conditions in Immokalee. 2.2 Big Cypress Collier Enterprises has recently announced a plan for a new urban development in Eastern Collier County south of Immokalee, east of Golden Gate Estates, and west of Ave Maria in the RLSA. The following is a summary of available information on the proposed project received from Collier Enterprises and stories in the Naples Daily News. The project will be a mix of small villages and hamlets with a town center and would cover about 8,000 acres. The development would preserve 14,000 acres around Big Cypress and another 13,000 acres beyond the project's border. Approximately 25,000 homes are planned for a potential overall population of around 50,000 people if one assumes Collier's existing average of 2.4 persons per household with about 80 percent as permanent residents. Work would not begin until at least 2010 and build out would take approximately 30 years to around 2040. Anew 1 -75 (Alligator Alley) Interchange is currently proposed at one of two potential locations. Pubic workshops are planned after a kickoff event in late October 2006. These workshops will focus on land conservation, agriculture, parks, schools, economic development, roads, and housing. According to Collier Enterprises CEO Tom Flood, the goal is to make Big Cypress a self- sustaining town that fits with the rural character of Collier County (Figure 2.2). Regional Economic Research Institute 23 CM Prepared for: RMPK Group Collier Enterprises is proposing to build a new town, called Big Cypress, under a landmark growth plan adopted by Collier County in 2007— The project —a mix of villages, hamlets and a town center — would cover 8,000 acres The company would preserve 14.000 acres around Big Cypress plus another 13,000 acres beyond the project's border. Public workshops are planned to gather community input on the project. Various countlt state and federal permits are required. Work won't get started until at least 2010 and will take 30 years to build out, project planners say. ORANGETREE Figure 2.2 RMFtE VILLAGE artuaE� Proposed path of Oil Well Road Proposed extension 2 toles + of Randall Blvd. 1 Proposed path of Vanderbilt Beach Rd. extension KEY. C31 ro1ect Boundary — — �Iden Gate Bhvdr_, Areas to be developed Preserve land m Proposed roads i m 0 = Existing roads i ,R 1 -75 Interchange: There is currently a proposal for an 1-75 interchange at Everglades Boulevard. Project organizers are suggesting an alternative interchange for their newt yet -to-be- named road. FUTURE VR.LAGE Regional Economic Research Institute 0 Economic Analysis Immokalee Master Plan Study AVE MARIA 24 Florida Panther Alational WTdlife Ir Refuge font . MYM ! N i— L 'teeccu `- ry I M"AILEE +�Y Canny BorarA- sParrtGS _t Aft OF � AR L NAPLES :.. Wg Cypress:..._ .Pr *ct coeercowy MUCCI G ISLAND 24 Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study z t t--(-,-: � C, 2.3 Collier Enterprise's Planned Immokalee Industrial Park Expansion and New Residential Area for Moderately Priced Housing Collier Enterprises is proposing plans for a 580 acre expansion of the an industrial park and a 470 acre moderately priced housing development southwest of the Immokalee airport, as shown in Figure 2. The loop road is also shown and would also connect State Road 82 with 29 to create a by -pass around Immokalee to the north and east of the airport (Figure 2.3). Figure 2.3 Map of proposed Loop Road, Immokalee Industrial /Commercial Park and Residential Area Regional Economic Research Institute 0 2$ CM K Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 3.0 PLANNING FORECASTS Planning forecasts of population, employment and land areas to meet the future needs of retail, office space, and industry/warehouses are required for the development of the Immokalee Master Plan. This study uses the limited data available for Immokalee along with Collier County estimates to produce a range of planning forecasts. Given the wide range of uncertainties such as economic growth for the state and region, interest rates, gasoline prices, insurance costs, and regulatory approvals, it is prudent to provide a low, medium, and high forecast to bracket these uncertainties. The market for industrial sites and to some degree office space will be dependent on the region and Collier County. Growth will require new industrial and commercial areas and these are expected to be located in Eastern Collier County, given the lack of suitable space in the more developed Western part of the county. The need for retail and office space will be primarily driven by the local population and markets in the area of Immokalee. Although agriculture will continue to be a key component of Eastern Collier County and Southwest Florida, its employment and land use are expected to give way gradually to more urban and industrial development. 3.1 Population Forecasts: A low, medium, and high permanent population forecast for Immokalee was prepared and is presented in Table 3.1 and Figure 3.1. The medium forecast is the average of the April and October permanent forecasts prepared by the Collier County's Planning Department. It is based on unincorporated population forecasts for Collier Regional Economic Research Institute 0 M 26 Prepared for: RMPK Group =4-- t q c, Economic Analysis Immokalee Master Plan Study County provided by the University of Florida's Bureau of Economic and Business Research (BEBR). The county disaggregates the forecast to arrive at planning community forecasts using county certificate of occupancy histories and 2000 Census data on occupants per dwelling. A range of population forecasts is developed by this study to allow for the uncertainties surrounding the timing of land development and anticipated demand. These uncertainties include concerns over land and housing costs, the timing of the zoning and permit process, hurricanes and accompanying increases in insurance costs, and the area's competitive position in attracting workforce, seasonal and retired residents to the local area. Certainly, the low unemployment rate of only 3.6 percent of the labor force in Collier County compared to the national unemployment level of about 4.6 percent indicates a tight labor market and the need for a larger workforce to meet the area's growing economy. Table 3.1 provides the low, medium, and high permanent population forecasts for Immokalee. The Immokalee population forecasts are charted in Figure 1 which shows that the uncertainty grows with the length of the forecast. Table 3.1 Immokalee Permanent Population Forecast Year Low Medium High 2000 21,938 21,938 21,938 2005 24,349 24,349 24,349 2010 25,591 26,740 27,549 2015 26,897 28,816 31,169 2020 28,2691 30,9551 35,265 Regional Economic Research Institute 0 27 QM 14 Prepared for: RMPK Group -471 Economic Analysis Immokalee Master Plan Study Figure 3.1 Immokalee Permanent Population Low, Medium, and High Forecasts 40,000- M 35,000- V-0� 30,000- t 25,000 l , 0,000 OO & O� 00 00 �O '��' Ntx N10 ' 1b `LO 1O 1O �O �O �O �O �O 'O 'O PO ,F year --*--Medium Forecast Low Forecast High Forecast The medium or reference forecast has population growing at about two percent from 2000 to 2005. Population growth slows slightly to about 1.9 percent from 2005 to 2010, and slows further to about 1.5 percent through 2020. The high population forecast represents much faster growth. Permanent population grows at about 2.5 percent for the whole period from 2005 to 2020. This would represent a case where an additional 4,300 people would be living in Immokalee by 2020. If we assume that there about 2.5 people per household, the need for housing would be about 1,700 dwellings above the medium forecast. The low population forecast represents a case where population grows at one percent per year for the period from 2005 to 2020. This slower but positive growth in population growth would result in approximately 28,000 permanent residents in 2020 compared to around 31,000 permanent residents in the reference or medium forecast. Regional Economic Research Institute 0 28 CM -* lq-L Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study The need for housing would be about 1,000 units less under the low case in 2020 compared to the reference or medium case, assuming about 2.5 persons per dwelling. In addition to the permanent population, Collier County estimates that there are about 15,000 seasonal residents who come to the area to support agricultural production primarily in the winter months. 3.2 Employment and Land Use Forecasts Employment is a "derived demand" which is highly dependent on the demand for the products and services that are produced. The demand for industrial, and to some degree commercial products and services, is a function of markets much broader than the local Immokalee market. The demands for retail establishments are dependent on local traffic and income levels in the area. Office needs will be largely dependent on the services being offered to the local area. This section develops employment and space forecasts for retail, office space, and industrial needs. In addition, a summary of a business park study for Collier County completed by Fishkind & Associates is summarized. Agricultural employment is forecast and is expected to continue to be an important element in the community over the foreseeable future. Again, a range of employment forecasts is developed to capture the uncertainties inherent in forecasting new firms, expansion or relocation of existing firms, their employment needs, cost competitiveness, productivity and the types of firms. The range of employment planning forecasts has been developed for the years 2010, 2015, and 2020. Regional Economic Research Institute 29 MOM W1 Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study 1--G The forecasts of additional employment are driving the need for retail and office space and industrial sites and buildings. The zoning, permitting and development of the sites would need to be completed before the additional employment can take place. This is the primary reason for the development of these planning forecasts. 3.2.1 Retail Space Forecast The range of population forecasts along with the ratio of population to retail employees is used to arrive at a range of forecasts for retail employment. Once the forecasts of retail employment were developed, this study used the FIAM model's ratio of 600 square feet per employee and an estimate of 8,000 square feet per acre to arrive at a range of forecasts for the number of acres needed to support the forecast increases in retail employment. The FIAM model was developed by Fishkind and Associates for the Florida Department of Community Affairs to forecast the fiscal impacts of development. Tables 3.2 through 3.4 provide the forecast numbers for additional employment square footage and acres needed for the low, medium, and high retail forecasts. Currently, Immokalee has about 55 residents per retail employee. The state average is about 18.2 residents per employee and Collier County has an average of about 16.8 residents per employee. It is expected that Immokalee will move over time to a ratio closer to the state and county. The low case assumes that the ratio of residents to retail employees falls from 55 to 36 by 2030. The medium case assumes that Immokalee's population to retail employees falls to the state average of 18.2 by Regional Economic Research Institute 0 30 -* (-4 r,, Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 2030 and the high case assumes that the ratio falls to Collier County's average of 16.8 by 2030. Florida's Agency for Workforce Innovation (AWI) provides an annual forecast for Collier County's retail employment that predicts an average annual growth rate of about 2.1 percent per year from 2005 to 2013. The medium forecast's growth rate or trend developed for this study for Immokalee is much faster, growing at about six percent per year over the forecast horizon. This faster growth would be expected as development shifts eastward in the county and as local incomes rise. The surrounding developments of Ave Maria and Big Cypress are expected to create increased retail traffic during their development and this is expected to continue even after they develop their own town centers. Tables 3.2 though 3.4 provide the low, medium, and high forecasts for employment, square footage, and acres needed to support the retail sector. The medium or reference case shows a local need for 12 additional acres by 2010. This need increases to 28 acres by 2015 and to 49 acres by 2020. The high forecast increases the need for retail acres to 65 by 2020, while the low case shows a need for only about 16 additional acres by 2020. Table 3.2 Immokalee Low Case Retail Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 64 38,114 5 2005 to 2015 136 81,647 10 2005 to 2020 219 131,370 16 Regional Economic Research Institute 0 31 M A Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study Table 3.3 Immokalee Medium Case Retail Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 164 98,480 12 2005 to 2015 373 223,761 28 2005 to 2020 650 r389,792 49 Table 3.4 Immokalee High Case Retail Planning Forecas Year Employment Growth Square Footage Acres Needed 2005 to 2010 193 115,746 15 2005 to 2015 469 281,470 35 2005 to 2020 8651 518,751 1 65 *t-4C— Employment additions over the level in 2005 are shown in Figure 3.2. These are used along with assumptions about the square footage requirements and square footage per acres to estimate the additional retail space requirements (shown in Figure 3.3). CW Regional Economic Research Institute rr1 f ON Prepared for: RMPK Group 1,000 w 800 a) 0 600 400 w 200 0 70 60 50 aNi 40 a 30 20 10 0 Economic Analysis Immokalee Master Plan Study Figure 3.2 Forecasts for Additions to Retail Employment Immokalee, Florida 2005 to 2010 2005 to 2015 2005 to 2020 Year ■ Low Case ■ Medium Case ❑ High Case Figure 3.3 Immokalee Retail Space Forecasts (Acres) 2005 to 2010 2005 to 2015 2005 to 2020 Year m Low Case ■ Medium Case ❑ High Case Regional Economic Research Institute 0 33 w �c-.(1, Prepared for: RMPK Group 3.2.2 Office Space Forecast Economic Analysis Immokalee Master Plan Study The Office space requirements to meet Immokalee's future growth will be primarily driven by the need to locate in the local area to meet customer needs. This forecast for office space is based on the projected increases in the local population. The ratio of office employees to population for both Immokalee and Collier County were both about one office employee for each 17 people. Office employees were defined as those in information, financial, professional, education, health, other services, and government. The FIAM model assumption of 600 square feet on average per employee and an estimate of 8,000 square feet per acre were used to arrive at the square footage and acres needed forecasts. Table 3.5 shows the low forecast case for office employment growth, square footage, and acres needed. Growth in the service and professional occupations are expected to create additional employment opportunities for Immokalee and Eastern Collier County. The low case shows increased employment by 2020 of about 278 employees. The number of acres of office land to support the growth rises to 21 acres by 2020. Table 3.5 Immokalee Low Case Office Space Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 120 72,225 9 2005 to 2015 197 118,298 15 2005 to 2020 278 166,722 21 Regional Economic Research Institute 34 Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study The medium or reference forecast for Immokalee's office employment and space '+ planning forecast is shown in Table 3.6. The employment rises by 436 employees by 2020 and the office land to support the employment rises to 33 acres by 2020. Table 3.6 Immokalee Medium Case Office S ace Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 188 112,763 14 2005 to 2015 310 186,027 23 2005 to 2020 4361 261,5451 33 Table 3.7 shows the office employment and space planning high forecast case. Faster growth in employment adds 689 employees by 2020 and the land to support the employees is estimated at 52 acres. Tahle 3.7 Immokalee High Case Office Space Planning Forecast Year Employment Growth Square Footage Acres Needed 2005 to 2010 236 141,318 18 2005 to 2015 449 269,089 34 2005 to 2020 689 413,649 52 The additions to employment for office space are charted in Figure 3.4. The chart provides a graphical view of the increases and shows the range of uncertainty through the three levels of forecasts. Regional Economic Research Institute 35 � I Prepared for: RMPK Group Figure 3.4 Economic Analysis Immokalee Master Plan Study The corresponding land acres to support the additional office space are charted in Figure 3.5. Again, the chart provides a range of potential acres needed and developed by the dates shown in the chart. Figure 3.5 Immokalee Office Space Forecasts (Acres) 60 50 40- ai � 30 Q 20 10 0 2005 to 2010 2005 to 2015 2005 to 2020 Year ® Low Case ■ Medium Case ❑ High Case Regional Economic Research Institute 36 Forecasts Additions to Office Employment Immokalee, Florida uai 800 600 —° 400 F w 200 a r 0 2005 to 2010 2005 to 2015 2005 to 2020 Year ® Low Case ■ Medium Case ❑High Case The corresponding land acres to support the additional office space are charted in Figure 3.5. Again, the chart provides a range of potential acres needed and developed by the dates shown in the chart. Figure 3.5 Immokalee Office Space Forecasts (Acres) 60 50 40- ai � 30 Q 20 10 0 2005 to 2010 2005 to 2015 2005 to 2020 Year ® Low Case ■ Medium Case ❑ High Case Regional Economic Research Institute 36 Prepared for: RMPK Group 3.2.3 Industrial Acreage Forecast Economic Analysis Immokalee Master Plan Study Immokalee's industrial employment and acreage forecast is dependent upon Collier County's overall growth. It is likely that most of the new industrial growth will be located in Eastern Collier County where most of the undeveloped land in the county is located. Given that Immokalee establishes industrial areas that can meet Collier County's projected industrial needs, it should be a strong candidate for Collier County's future industrial development. This study defines industrial companies for this study as those in construction, manufacturing, wholesale trade, and transportation and warehousing. Companies in these sectors would want to locate company buildings and sites in areas designated for industrial use. Based on the FIAM model and other sources, the assumptions for square feet per employee for this study are 200 square feet per construction employee; 2,500 square feet for wholesale trade and manufacturing employee; and 5,000 square feet per transportation and warehouse employee. An average of 8,000 square feet per acre is assumed to transform square feet to acres. Each year the Florida's Agency for Workforce Innovation (AWI) forecasts Collier County employment trends using regression analysis and shift -share analysis for 2005 through 2013. These trends are used by this study to provide a medium case forecast for Collier County's industrial employment for 2010, 2015, and 2020. Table 3.8 provides the low- growth industrial planning case which shows additional employment and the additional acres that will be needed to support the growth in the industrial areas of Collier County. Regional Economic Research Institute 0 J MW 37 -4-- (q-c, 01 - rq c- Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study Table 3.8 Collier Low Case Industrial P anning Forecast Years Employment Growth Acres Needed 2005 to 2010 3,169 337 2005 to 2015 6,728 708 2005 to 2020 10,726 1,117 Table 3.9 provides the medium or reference case employment forecasts and acres needed for industrial development. Employment grows by over 17,000 from 2005 to 2020. The need for additional acres of land to support the growth in industrial companies grows to approximately 1,600 acres by 2020. Table 3.9 Collier Medium Case Industrial Planning Forecast Years Employment Growth Acres Needed 2005 to 2010 4,751 470 2005 to 2015 10,387 1,009 2005 to 2020 17,078 1,629 The high industrial forecast case is shown in Table 3.10. Industrial employment increases by about 30,000 employees by 2020 and acres of land to support the employment grows to about 2,800 acres. Regional Economic Research Institute 0 38 Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study Table 3.10 Collier High Case Industrial Planning Forecast Years Employment Growth Acres Needed 2005 to 2010 7,452 738 2005 to 2015 17,081 11648 2005 to 2020 29,540 2,772 The industrial low, medium, and high employment increase cases are charted in Figure 3.6. The medium forecast adds about 1,000 employees per year. Figure 3.6 Finally, the additional industrial land to support the forecast increases in employment is charted in Figure 3.7. The medium forecast indicates the need for about 110 acres of industrial type land per year. Regional Economic Research Institute 0 JIM 39 J Forecasts for Additions to Industrial Employment Collier County 35,000- 30,000- U 25,000- 20,000- E 15,000 e 10,000;x`_ w 5,000- 0 2005 to 2010 2005 to 2015 2005 to 2020 Years n Low ■ Medium ❑ High Finally, the additional industrial land to support the forecast increases in employment is charted in Figure 3.7. The medium forecast indicates the need for about 110 acres of industrial type land per year. Regional Economic Research Institute 0 JIM 39 J Prepared for: RMPK Group Figure 3.7 Economic Analysis Immokalee Master Plan Study 3.2.4 Business Parks: Business and Industrial site selection is driven by many factors including available road systems, water and sewer, education systems, work force, available sites, and distance to markets. Immokalee has established industrial parks in eastern Collier County and additional business parks are being proposed to meet the future needs of the county and region. This study has forecast a range of employment and acres to meet retail, office space, and industrial needs. Many communities are providing business parks that service not only industrial clients but also allow a mix of commercial uses including offices and some limited retail space. A recent acreage needs study for business parks was completed for Collier County by Fishkind & Associates, Inc., in cooperation with Regional Economic Research Institute 0 Om 40 Forecast Additions Needed for Collier County Industrial Space (Acres) 3,000- Fes' x 2,500 a> t b" b ws 2,000- " its ;v 3,5 Q 1,500- 1,000 500. 0 2005 to 2010 2005 to 2015 2005 to 2020 Years ® Low ■ Medium ❑ High 3.2.4 Business Parks: Business and Industrial site selection is driven by many factors including available road systems, water and sewer, education systems, work force, available sites, and distance to markets. Immokalee has established industrial parks in eastern Collier County and additional business parks are being proposed to meet the future needs of the county and region. This study has forecast a range of employment and acres to meet retail, office space, and industrial needs. Many communities are providing business parks that service not only industrial clients but also allow a mix of commercial uses including offices and some limited retail space. A recent acreage needs study for business parks was completed for Collier County by Fishkind & Associates, Inc., in cooperation with Regional Economic Research Institute 0 Om 40 Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study Collier County's Economic Development Council. The study was completed in March, 2006 and Table 3.11 summarizes its assumptions and findings. Table 3.11 Acreage Needs Analvsis Source: Fishkind & Associates, Inc. March 29, 2006 The Fishkind study found that the county needs to add about 650 to 725 acres of business park land each five years to meet projected needs of commercial and industrial companies. These findings would be expected to fall within the range of forecasts generated by this study if planning forecasts were generated for the additional Collier County retail and commercial requirements. -9--1qL W] Regional Economic Research Institute 0 41 a OW a 2010 2015 2020 2025 2030 Population 404,577 481,835 563,745 649,203 744,000 Incremental Population 77,506 77,258 81,910 85,458 94,797 New Incremental Workforce Population 24,992 24,912 26,412 27,556 30,567 Adjusted Square Foot Total 7,263,755 7,240,513 7,676,492 8,009,006 8,884,244 Square feet per acre converted to acres 908 905 960 1,001 1,111 Existing Industrial Zoned Acreage Available 200 250 300 275 175 Acreage Surplus / (Deficit) -708 -655 -660 -726 -936 Cumulative Acreage Surplus / (Deficit) -708L -1,363 -2,023 -2,749 -3,685 Source: Fishkind & Associates, Inc. March 29, 2006 The Fishkind study found that the county needs to add about 650 to 725 acres of business park land each five years to meet projected needs of commercial and industrial companies. These findings would be expected to fall within the range of forecasts generated by this study if planning forecasts were generated for the additional Collier County retail and commercial requirements. -9--1qL W] Regional Economic Research Institute 0 41 a OW a Prepared for: RMPK Group 3.2.5 Agricultural Forecasts Economic Analysis Immokalee Master Plan Study Forecasts predict that agriculture will to continue to play a very important role in Collier County and Immokalee. Agricultural land is expected to taken out of production as new towns such as Ave Maria, Big Cypress and other being discussed are developed. The additional construction and growth in business and industrial parks will compete for the available workforce as Eastern Collier County develops into a more diversified economy. Currently, Immokalee has about 4,000 agricultural employees identified by quarterly surveys done by the Agency for Workforce Innovation. This number is expected to understate the number of agricultural workers since many are self - employed and not counted by in the unemployment compensation survey. Collier County uses a rough estimate for peak seasonal farm workers of around 15,000 during the winter months. The acreage required for agriculture is expected to decline slowly as land is developed for communities and business parks. Table 3.12 provides a range of employment forecasts for Colliers agricultural employment based on the latest AWI employment data. Table 3.12 Collier County Agricultural Employment Forecasts Year Growth Case 2005 2010 2015 2020 Rate High 6,643 6,317 6,008 5,713 -1.0% Medium 6,643 6,159 5,711 5,296 -1.5% Low 6,643 5,823 5,105 4,475 -2.6% Regional Economic Research Institute 42 JM- Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study 4.0 POTENTIAL INDUSTRY /CLUSTER TARGETS FOR IMMOKALEE The final section of the paper addresses potential industry or business cluster targets that would help to diversify the local economy and create higher wages and wealth. The work for this section is provided in four sections: ■ Immokalee's and regional employment by industry type and average annual pay levels is provided and discussed. ■ Explanation of business clusters and a Harvard Business School ranking of Collier County industry clusters. ■ A summary of a regional cluster study completed by Florida Gulf Coast University in June 2006. ■ A summary of the findings and recommendations from the Immokalee Tradeport Study completed in March, 2006 are presented. 4.1 Immokalee and Collier County employment by Industry and average annual Pay Levels This study was able to obtain Immokalee employment and pay levels as defined by zip code areas 34142 and 34143 from the Florida's Agency for Workforce Innovation. A majority of the workforce is engaged in agricultural work as shown by Figure 4.1. Figure 4.2 provides the workforce in percent of employment and shows that agriculture accounts for approximately 60 percent of the employment while each of the other industry categories is less than 10 percent. Figure 4.3 shows the levels of Immokalee employment by each industry other than agriculture, natural resources, and mining. Regional Economic Research Institute 43 :t� r4-� GO P1 Prepared for: RMPK Group - W-r4C, Economic Analysis Immokalee Master Plan Study The next largest industries other than agriculture are retail and wholesale trade, government, education and health services, and other services. Figure 4.1 Inmokalee Employment By Business Sector for 2005 4,500 N 4,000 .6 3,500 y 3,000 0 2,500 S C 2,000 1,500 W 1,000 L '�? 500 CO U) 0 Figure 4.1 Inmokalee Employment By Business Sector for 2005 70.0% 60.0% d 50.0% 40.0% 30.0% W 20.0% 10.0% 0.0% 50� O`c�\c��o Q Industry Figure 4.2 lnymkalee Industry Employment for 2005 Percent Employment By Industry Ql N 3 d k F. z .6 k+.vks^T'T `'� y� % WV N O 4 5 S C g O (n L '�? C> CO U) U (6 C N 70.0% 60.0% d 50.0% 40.0% 30.0% W 20.0% 10.0% 0.0% 50� O`c�\c��o Q Industry Figure 4.2 lnymkalee Industry Employment for 2005 Percent Employment By Industry 0) Ql N C .6 U WV N O 'rz _� S C M O (n L '�? C> 0) Ql N C .6 U g T N O 'rz _� S C z C O (n L '�? C> CO U) U (6 C N .L a2S 7 �6 ~ > 5 CO LL Q m N N O o_ Q N U W =° a U ry m ZZ Industries Regional Economic Research Institute 0 `mss, 44 Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study Figure 4.3 0 In nokalee Employment for 2005 By Industry Excluding Agriculture, Natural Resources & Mining 500 450 3 F ?QR w '100 5$ �1\ a �e'e ear 5 �P° Q�� �,�� �.0- Q-e ogee C�° 0&0 re` ��o`a �e�a Cj e'Z�"a � Qo Industries The Immokalee average annual pay levels are shown by industry in Figure 4.4 Wholesale trade has the highest average annual pay level followed by manufacturing, education and health services, financial activities, government, professional and business services, transportation, warehousing, and utilities, and construction. Each of these industries has an average annual pay level above Immokalee's average annual pay level of $23,649. The average annual pay levels below the Immokalee average annual pay are in leisure and hospitality, natural resources and mining (agriculture), other services, and retail trade. Regional Economic Research Institute 45 Eho -4--(9-C Prepared for: RMPK Group $70,000 $60,000 $50,000 $40,000 $30,000 $20,000 $10,000 $0 6 • `e� \off ao &e `cA \cl �`� ` Cps Q-e O�roc fey aca� a 5 -16 icy.. �m ego �aJG `o�oe Q Industry Economic Analysis Immokalee Master Plan Study Figure 4.4 Immokalee Annual Pay Levels 2005 by Industry and Community Average A comparison of Immokalee's employment mix to the region and counties will provide an idea of the trends that might be expected as Eastern Collier County moves toward a more urban and industrialized mix of development. The Collier County mix of industries is shown in Figure 4.5 for 2005. The largest employee segments as expected are in leisure and hospitality, education and health services, construction, and retail trade. The lower levels of employment are in transportation, warehousing, and utilities, wholesale trade, and manufacturing. Regional Economic Research Institute 0 `r 46 Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study Figure 4.5 0 Collier County Employment By Business Sector for 2005 25,000 rM7� 0 -x:^ g °� n\°� mod° 5 °� °� ����o, °�� ° °� t�� taa° a� 4r G Q- a� �°� �� � ° C�° Cdr �`a 0 a•, Industries The 2005 Collier County average annual pay levels are shown in Figure 4.6 with an average annual pay level for the county at about $38,000 per year. Industries with above average annual pay levels in Collier County are financial activities, wholesale trade, professional and business services, government, transportation, warehousing, and utilities, education and health services, manufacturing, and construction. Retail trade, other services, leisure and hospitality, and agriculture, natural resources, and mining had below average annual pay levels. Regional Economic Research Institute 47 20,000 w m 15,000 0 CL E 10,000 w 5,000 0 -x:^ g °� n\°� mod° 5 °� °� ����o, °�� ° °� t�� taa° a� 4r G Q- a� �°� �� � ° C�° Cdr �`a 0 a•, Industries The 2005 Collier County average annual pay levels are shown in Figure 4.6 with an average annual pay level for the county at about $38,000 per year. Industries with above average annual pay levels in Collier County are financial activities, wholesale trade, professional and business services, government, transportation, warehousing, and utilities, education and health services, manufacturing, and construction. Retail trade, other services, leisure and hospitality, and agriculture, natural resources, and mining had below average annual pay levels. Regional Economic Research Institute 47 -* (7 C, Prepared for: RMPK Group $80,000 $70,000 $60,000 in $50,000 $40,000 $30,000 $20,000 $10,000 $0 Economic Analysis Immokalee Master Plan Study Figure 4.6 Collier County Annual Pay Levels 2005 by Industry and Community Average ec• eo� J�\.`os \'S eI' �4�`oc 0 0 4t � c � � F yon c5' Gati •�5� Q`o�oy �`a Sao �e Pco., Industries 4.2 Traded or Business Clusters The Regional Economic Research Institute at Florida Gulf Coast University worked with the Charlotte, Collier, and Lee County economic development organizations to complete a traded industry cluster analysis in June of 2006. The concept is that certain groups of companies and institutions can result in increased efficiency and productivity and locate in a particular area. Some good examples include carpet manufacturing firms locating in Dalton, Georgia or furniture manufacturing locating in North Carolina. Some high technology examples include San Diego where there as clusters of firms in life sciences and telecommunications. Michael Porter of the Harvard Business School and the Institute for Strategy and Competitiveness has studied industry clusters and competition for a Regional Economic Research Institute 0 MOW 48 Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study number of years and is a well known expert in the field of cluster analysis. Porter's website, www.isc.hbs.edu, provides a good definition and overview of industry clusters: ■ "Clusters are geographic concentrations of interconnected companies, specialized suppliers, service providers, and associated institutions in a particular field that are present in a nation or region." ■ "Clusters arise because they increase the productivity with which companies compete." "The development and upgrading of clusters is an important agenda for governments, companies, and other institutions. Cluster development initiatives are an important new direction in economic policy, building on earlier efforts in macroeconomic stabilization, privatization, market opening, and reducing the costs of doing business." The traded industry clusters are firms that create value for the community by producing goods and services that are sold outside the local area and generally in regional, national, or international markets and are able to bring wealth into to the community in the form of high - paying jobs. The local area has several inherent advantages that have allowed for the development of traded clusters. This area is very strong in visitor services or tourism. The warm weather, sunny skies, beaches, and recreation activities have resulted in a strong cluster of firms providing visitor and entertainment services. In addition, the construction of infrastructure such as roads, bridges, and large multi -story buildings has led to a concentration of firms in the heavy construction area including architectural and engineering firms. Business and financial services are also show strong employment Regional Economic Research Institute 0 49 � (q C, 61 -W (rl-C Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study numbers for Collier County compared to the average percent employment for the nation as a whole. The ranking of Collier County's traded clusters using employment by the Harvard Business School is shown in Figure 4.7. This ranking is based on employment. Most of the industries shown would not be considered traded clusters since the local employment is not more concentrated in the local area than the nation. The cluster study was undertaken to assist the economic development organizations. Economic development organizations such as Collier County's Economic Development Council generally work to diversify the industrial mix while creating wealth in the community by helping to develop or recruit industries with higher average pay. Regional Economic Research Institute 0 50 Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study Figure 4.7 Charlotte, Collier, and Lee Counties Traded Industry Cluster Rankings Hospitality and Tourism Business Services Heavy Construction Services Financial Services Entertainment Building Fixtures, Equipment and Services Distribution Services Transportation and Logistics Education and Knowledge Creation Publishing and Printing 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 Employees ❑ Charlotte ■ Collier ® Lee Source: Michael E. Porter Cluster Mapping Project, Harvard Business School for Charlotte, Collier and Lee Counties, 2003 data, www.isc.hbs.edu W F7 Regional Economic Research Institute 0 51 OM I i 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 Employees ❑ Charlotte ■ Collier ® Lee Source: Michael E. Porter Cluster Mapping Project, Harvard Business School for Charlotte, Collier and Lee Counties, 2003 data, www.isc.hbs.edu W F7 Regional Economic Research Institute 0 51 OM I Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study 4�--cr;-3r The cluster study looked at a select group of potential clusters for the region and Collier County. These were ranked by average annual pay levels and are shown in Table 4.1. The location quotient is defined as the local percent of employment relative to the national percent of employment in that cluster. A location quotient of one would indicate that the county has the same percentage of employment as the nation in that cluster. A value greater than one indicates that the percentage of employment in that cluster is greater than the national average and a value less than one indicates that employment locally is less than the national percentage of employment. Regional Economic Research Institute 52 - cam- C' Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study Table 4.1 Collier County Clusters Ranked by 2004 Averaqe Annual Pay Regional Economic Research Institute 0 53 CM E 2004 2001 2004 Average Collier County Cluster Location Location 2004 Annual Data Quotient Quotient Employment Pay Medical Instruments, Appliances and Supplies 0.21 18 $65,121 Software and Computer Services 0.20 0.46 322 $56,874 Financial Services 1.10 1.11 2,470 $53,669 Distribution Services Part 1 (mainly durables) 0.63 0.59 1,351 $52,714 Distribution Services Part 2 (mainly non - durables) 0.60 0.64 747 $46,735 Transportation and Warehousing 0.51 0.97 93 $41,892 Building Component Manufacturing and Services 1.16 1.09 2,499 $40,169 Printing and Publishing 0.82 0.61 398 $38,121 Business Services 1.25 1.44 13,176 $36,010 Entertainment 3.37 3.34 5,629 $32,964 Visitor Services 3.04 2.99 10,249 $29,528 Regional Economic Research Institute 0 53 CM E Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study The purpose of this cluster study was to provide a basic economic analysis on key traded clusters. Given the goal of diversifying the economy and increasing the average annual wage in the county, the clusters with the higher average wage should be considered as candidates where efforts can be focused to grow existing firms or recruit new firms. This will require a better understanding of the firms in the clusters and the factors that drive growth and location decisions. The next section summarizes the Immokalee Tradeport study which provides primary research into the factors that help determine the location decisions of firms. 4.3 Florida Tradeport Study A Florida Tradeport study of the Immokalee airport and business park was completed in March 2006 for the Economic Development Council of Collier County. The study was completed by Knowledge Systems and Research, Inc. (KS &R) and included benchmarking of similar sized airports and 130 telephone interviews with decision makers and influencers. The study provides good insights into the factors that drive location decisions and recommends infrastructure enhancements to the Immokalee airport and surrounding Business Park to increase its appeal to existing and new industries. Regional Economic Research Institute cm- 54 =4-- (r-?- C Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study The key research findings for the Florida Tradeport study were: 1. The proposed loop and connection to the Interstate is key to attracting businesses to the Florida Tradeport, regardless of industry. 2. Over three- quarters of participant companies expect the overall decision process to take one year or less. 3. Enhancements to the infrastructure at the Florida Tradeport such as roads, pad ready sites, ILS (Instrument Landing System), runway lights, lengthening the runway, and a control tower will make the facility more attractive to Aviation as well as other industries. 4. Two - thirds of respondent companies report that they are flexible regarding the lease /own decision, although one in five companies is likely to require the purchase of land. 5. Creative local incentives, such as pre - permitting and pad -ready sites, can serve as a key differentiator for the Florida Tradeport. 6. International capabilities serves as a niche play with prospective clients. 7. Having local educational resources offering Aviation Training is key to bringing in more aviation businesses. 0 8. Available work force, population growth, and proximity to major metropolitan cities all resonate with potential businesses and are key marketing messages. 9. Site tours and personal contact from members of the EDC are the most effective tools to communicate with prospective companies that are being marketed to. Regional Economic Research Institute F-1 55 Prepared for: Economic Analysis RMPK Group Immokalee Master Plan Study 4.4 Site Selection Criteria and Airport Benchmarking The study interviewed companies primarily in the Southeastern United States including Florida to gain insights into what factors are important in company location (site selection) decisions. The companies that were interviewed were in food processing, aviation, manufacturing, warehouse and storage, wholesale trade and retail trade. Access to ground transportation was ranked as the most important site selection criteria. Many of the companies wanted to be within 10 miles of an interstate system. The price of land was ranked second most important criteria followed by ready availability of land, availability of skilled workforce, incentives, availability of unskilled workers, pad -ready sites, and access to air transportation. The rankings of the site selection criteria reported in the study are shown in Figure 4.8. The study found that 72 percent of the companies interviewed wanted workers to be high school graduates or equivalent. The airport benchmarking part of the study included 13 other airports. The study showed that many of the other airports were expanding airport infrastructure including instrument landing systems and lengthening the runways to around 7,000 feet. Another issue for many of the benchmarked airports was a lack of available land for accompanying industrial parks. Regional Economic Research Institute 0 M 56 Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study Figure 4.8 Percent of Companies that Ranked Site Selection Criteria "Very Important" 4.4 Master Plan Focus Groups Several focus group sessions were by the RMPK group from October 2005 through January 2006 to help focus on issues and concerns. Summaries of these focus groups are included in the Immokalee Master Plan Inventory Report. Many of the issues identified in the Florida Tradeport Study were also identified in the master plan focus groups. These included: ■ Transportation infrastructure ■ Education and workforce training • Workforce housing ■ Distance from Coast (markets) Regional Economic Research Institute 0 57 e Access to Ground 80% Transportation ai•. 70%. s Price of Land 60%- ❑ Readily Available Land 50% i — c L i 40% j ❑ Availablility of Skilled Q 9 Workforce a 30% ? ■ Incentives 20% `=F 13 Availability of Unskilled 10% i Workforce 0% -- ■ Pad -ready sites Site Selection Criteria ❑ Access to Air Transportation 4.4 Master Plan Focus Groups Several focus group sessions were by the RMPK group from October 2005 through January 2006 to help focus on issues and concerns. Summaries of these focus groups are included in the Immokalee Master Plan Inventory Report. Many of the issues identified in the Florida Tradeport Study were also identified in the master plan focus groups. These included: ■ Transportation infrastructure ■ Education and workforce training • Workforce housing ■ Distance from Coast (markets) Regional Economic Research Institute 0 57 -0-k---�L Prepared for: RMPK Group Economic Analysis Immokalee Master Plan Study Potential economic impediments were also identified in the Master Plan Inventory Report and included: ■ Inadequate transportation networks ■ Relatively low average annual pay level ■ Limited education levels for much of the Immokalee population ■ Marketplace Isolation ■ Lack of tourist or visitor destinations ■ Negative perception of the area ■ New planned developments plan competing town centers 4.5 Summary This section has provided a summary of economic data about existing employment and average annual pay levels. It has discussed the concept of building and recruiting traded clusters and summarized primary research on factors that impact the growth and location decisions of firms. Certainly, infrastructure improvements and planning that allows for flexibility and the needs of existing and new firms while protecting the environment can help to shape the future of Immokalee to better service its citizens and those in the region. There is no one single path to lead to the best solution. It is more of a journey where the path will need to be flexible to meet the changing nature of markets and technology. The development of the master plan is an important.step in that process. Regional Economic Research Institute 0 58 RIM Prepared for: RMPK Group Concluding Remarks Economic Analysis Immokalee Master Plan Study * (r4- c, This study was undertaken to assist Immokalee and the citizens of Collier County in the development of the Immokalee Master Plan by providing key economic information. The economic development route can take many different paths and the planning for the community will help to shape its future and its particular development path. Citizens and experts have come together to help develop a plan that includes potential infrastructure upgrades along with the need to designate land uses for the community. Immokalee has the potential to meet many of Collier County's industrial growth needs if it desires to pursue that growth avenue. Regional Economic Research Institute 0 59 CM Prepared for: RMPK Group References Economic Analysis Immokalee Master Plan Study Florida Tradeport Study, Economic Development Council of Collier County, prepared by Knowledge Systems and Research, Inc. (KS &R), March 2006. Immokalee and Collier County Employment and Average Annual Wage Information, Florida's Agency for Workforce Innovation, 2005. Michael E. Porter, Clusters and Cluster Development, Cluster Mapping Project, The Institute for Strategy and Competitiveness website, http: / /www.isc.hbs.edu /econ- clusters.htm, 2006. Russ Weyer, Business Park Study, Economic Development Council of Collier County, Fishkind & Associates, 12051 Corporate Boulevard, Orlando, Florida 32817, March, 2006. Traded Business Clusters Study for Charlotte, Collier, and Lee Counties, Regional Economic Research Institute, Florida Gulf Coast University, June, 2006. Regional Economic Research Institute 0 60 CM Chapter 16 Consumer Expenditures and Income onsumer expenditure surveys are specialized studies in which the emphasis is on data related to family expenditures for goods and services used in day -to- day living. In addition to data on family expenditures, the Consumer Expenditure Survey (CE) of the Bureau of Labor Statistics (BLS, the Bureau) collects information on the amount and sources of family income, changes in assets and liabilities, and demographic and economic characteristics of family members. Background The Bureau's studies of family living conditions rank among its oldest data - collecting functions. The first nationwide expenditure survey was conducted during 1888 -1891, to study workers' spending patterns as elements of production costs. With special reference to competition in foreign trade, the survey emphasized the worker's role as a producer, rather than as a consumer. In response to rapid price changes prior to the turn of the 20th century, a second survey was administered in 1901. The resulting data provided the weights for an index of prices of food purchased by workers that was used until World War I, as a deflator for workers' incomes and expenditures. A third survey, conducted during 1917- 1919, provided weights for computing a cost -of- living index, now known as the Consumer Price Index (CPI). The Bureau conducted its next major survey, covering only urban wage earners and clerical workers, during 1934 -1936, primarily to revise CPI weights. During the Great Depression of the 1930s, the use of consumer expenditure surveys extended from the study of the welfare of selected groups to more general economic analysis. Concurrent with its 1934 -1936 investigation, the Bureau cooperated with four other Federal agencies in a fifth survey, the 1935 -1936 study of consumer 'purchases, which presented consumption estimates for both urban and rural segments of the population. A sixth survey, in 1950, covered only urban consumers; this survey was an abbreviated version of the 1935 -1936 study. A seventh survey, the 1960 -1961 Survey of Consumer Expenditures, once again included both urban and rural families and provided the basis for revising the CPI weights, while supplying material for broader economic, social, and market analyses. IN THIS CHAPTER Background................................. ............................... 1 Current Survey: 1980 to the present .......................... 1 Interview Survey .................... ............................... 2 DiarySurvey .......................... ............................... 3 Integrated survey data ............ ............................... 3 Data collection and processing .............................. 3 SampleDesign ............................ ............................... 5 Selection of households ......... ............................... 5 Cooperation levels .................. ............................... 5 Estimation methodology ........ ............................... 6 Precision of the estimates ....... ............................... 6 Presentation ................................ ............................... 7 Evaluation Research .................... ............................... 7 SurveyUses ................................ ............................... 9 Survey Limitations ...................... ............................... 9 The next major survey to collect information on expenditures of householders in the United States was conducted in 1972 -1973. That survey, while providing continuity with the content of the Bureau's previous surveys, departed from the past in its collection techniques. Unlike earlier surveys, the U.S. Census Bureau, under contract to BLS, conducted all sample selection and field work. Another significant change was the use of two independent surveys to collect the information —a diary survey and an interview panel survey. A third major change was the switch from an annual recall to a quarterly recall (in the Interview Survey) and daily recordkeeping of expenditures (in the Diary Survey). Again, the resulting data were used to revise CPI weights. Current Survey: 1980 to the present The need for more timely data than could be supplied by surveys conducted every 10 to 12 years— intensified by the rapidly changing economic conditions of the 1970s —led to the initiation of the current continuing survey in late 1979. Since then, data have been available annually. The objectives of the CE remain the same: to provide the basis for revising weights and associated pricing samples for the CPI and to meet the need for timely and detailed information on the spending patterns of different types of families. Like the 1972 -1973 survey, the current survey consists of two separate surveys, each with a different data collection technique and sample. In the Interview Survey, each family in the sample is interviewed every 3 months over five calendar quarters. The sample for each quarter is divided into three panels, with consumer units being interviewed every months in the same panel of every quarter. The Diary (or recordkeeping) Survey is completed by the respondent family for two consecutive 1 -week periods. The sample housing unit is notified in advance by a letter informing the occupants about the purpose ofthe survey and the upcoming visit by the interviewer. Both the Interview Survey and the Diary Survey are conducted primarily by personal visits with some telephone usage. The interviewer uses a structured questionnaire to collect both the demographic and expenditure data in the Interview Survey. The demographic data for the Diary Survey are collected by the interviewer, whereas the expenditure data are entered on the diary form by the respondent. Any eligible household member who is at least 16 years old can serve as the respondent in either survey. The unit for which expenditure reports are collected is the set of eligible individuals constituting a consumer unit that is defined as 1) all members of a particular housing unit who are related by blood, marriage, adoption, or some other legal arrangement, such as foster children; 2) a person living alone or sharing a household with others, or living as a roomer in a private home, lodging house, or in permanent living quarters in a hotel or motel, but who is financially independent; or 3) two or more unrelated persons living together who pool their income to make joint expenditure decisions. Students living in university- sponsored housing are also included in the sample as separate consumer units. Information on members living in the consumer unit is identified by their relationship to the reference person, who is defined as the first member mentioned by the respondent when asked to "Start with the name of the person or one of the persons who owns or rents the home." Survey participants report dollar amounts for goods and services purchased by any member of the consumer unit during the reporting period, regardless of whether payment was made at the time of purchase. Expenditure amounts for items purchased by the consumer unit include all applicable sales and excise taxes. Excluded from expenditure total amounts are any business - related expenditures and expenditures for which the family is reimbursed. The Interview Survey collects detailed data on an estimated 60 to 70 percent of total family expenditures. In addition, global estimates are obtained for food and other selected items. These global estimates account for an additional 20 to 25 percent of total expenditures. On average, it takes 60 minutes to complete the interview. In the Diary Survey, detailed data are collected on all expenditures made by consumer units during their 2 -week -*- (r-- � -(7 participation in the survey. It takes approximately 25 minutes over three visits for the interviewer to collect the demographic data and to instruct the respondent on how to keep the diary. It is estimated that it takes the respondent 15 minutes each day to complete the diary. Quality control is provided by a re- interview program, which evaluates the performance of the individual interviewer, to determine how well the procedures are being carried out in the field. The re- interview is conducted by a Census Bureau supervisor. Subsamples of approximately 9 percent of households in both the Interview and Diary Survey are re- interviewed on an ongoing basis. All data collected in both surveys are subject to Census Bureau and BLS confidentiality requirements that prevent the disclosure of the respondents' identities. The information that respondents provide is used solely for statistical purposes. All Census Bureau and BLS employees who work with the CE data take an oath of confidentiality and are subject to fines and imprisonment for improperly disclosing information provided by respondents. Names and addresses are removed from all forms and datasets prior to transmission from the Census Bureau to BLS and are not included in any statistical releases. At BLS, the data are processed and stored on secure servers, with access limited to employees having security clearances. As a further precaution, BLS applies certain restrictions to the microdata available on the public -use files. These include geographical and value restrictions that prevent identification of respondents. Interview Survey The Interview Survey is designed to collect data on the types of expenditures that respondents can be expected to recall for a period of 3 months or longer. In general, expenditures reported in the Interview Survey are either relatively large, such as those for property, automobiles, and major appliances, and /or that occur on a fairly regular basis, such as for rent, utilities, or insurance. Each occupied sample unit is interviewed once per quarter for five consecutive quarters. After the fifth interview, the sample unit is dropped from the survey and replaced by a new sample unit. For the survey as a whole, 20 percent of the sample in each quarter are new families introduced into the sample, to replace families that have completed their participation. Data collected in each quarter are treated independently, so that estimates are not dependent upon a particular family participating in the survey for a full five quarters. For the initial interview, information is collected on demographic and family characteristics and on the inventory of major durable goods of each consumer unit. Expenditure information is also collected in this interview, using a 1 -month recall, but is used —along with the inventory information — solely for bounding purposes, that is, to classify the unit for analysis and to prevent duplicate reporting of expenditures in subsequent interviews. The second through fifth interviews use uniform questionnaires to collect expenditure information for the previous 3 months. Data collected in these questionnaires, which are arranged by major expenditure component (for example, housing, transportation, medical, and education), form the basis of the expenditure estimates derived from the Interview Survey. Also, wage, salary, and other information on the employment of each member of a consumer unit are collected in the second interview and updated in the fifth interview. Expenditure data are collected via two major types of questions. The first set of questions asks the respondent for the month of purchase of each reported expenditure. The second asks for a quarterly amount of expenditures. The use of these two questions varies, depending on the types of expenditures collected. Most of the data are collected using the direct monthly method. A portion of the data is collected by asking for quarterly expenses, but this also includes asking for the amount that was spent in the current month so as to only have the expenses that occur in the 3 -month reference period. In the fifth and final interview, an annual supplement is used to obtain a financial profile of the consumer unit. This profile consists of information on the income of the consumer unit as a whole, including unemployment compensation; income from royalties, dividends, and estates; alimony and child support. A 12 -month recall period is used in the collection of income- and asset -type data. Diary Survey The primary objective of the Diary Survey is to obtain expenditures data on small, frequently purchased items, which can be difficult to recall even a few weeks later. These items include food and beverage expenditures at home and in eating places; housekeeping supplies and services; nonprescription drugs; and personal care products and services. The Diary Survey is not limited to these types of expenditures but, rather, includes all expenses that the consumer unit incurs during the survey week. Expenses incurred by family members while away from home overnight and for credit and installment plan payments are excluded. Two separate questionnaires are used to collect Diary data: a Household Characteristics Questionnaire and a Record of Daily Expenses. In the Household Characteristics Questionnaire, the interviewer records information pertaining to age, sex, race, marital status, and family composition, as well as information on the work experience and earnings of each member of the consumer unit. This socioeconomic information is used by the Bureau to classify the consumer unit for publication of statistical tables, as well as for economic analysis. Data on household characteristics also provide the link in the integration of Diary expenditure data with Interview expenditure data that permit the publication of a full profile of consumer expenditures by demographic characteristics. The daily expense record is designed as a self - reporting, product- oriented diary, in which respondents record a detailed description of all expenses for two consecutive 1 -week periods. Diary recording keeping can start on any day of the week. Data collected each week are treated as statistically independent. The diary is divided by day of purchase and -f �--if-q-� by four classifications of goods and services —food away from home, food at home, clothing, and all other goods and services —a breakdown designed to aid the respondent in recording the entire consumer unit's daily purchases. The items reported are subsequently coded by the Census Bureau, so BLS can aggregate individual purchases for representation in the CPI and for presentation in statistical tables. Integrated survey data Integrated data from the BLS Diary and Interview Surveys provide a complete accounting of consumer expenditures and income, which neither survey component alone is designed to do. Some expenditure items are collected only by the Diary or Interview Survey. For example, the Diary collects data on detailed food expenditures and items, such as postage and nonprescription drugs, which are not collected in the Interview. The Interview collects data on expenditures for overnighttravel and information on insurance reimbursements for medical -care costs and automobile repairs, which are not collected in the Diary. Data on average annual expenditures that come exclusively from the Interview Survey, including global estimates, such as those for food and alcoholic beverages, average about 95 percent of the total estimated spending, based on integrated Diary and Interview data. For items unique to one or the other survey, the choice of which survey to use as the source of data is obvious. However, there is considerable overlap in coverage between the surveys. Because of the overlap, the integration of the data presents the problem of determining the appropriate survey component from which to select the expenditure items. When data are available from both survey sources, the more reliable of the two is selected, as determined by statistical methods. The selection of the survey source is evaluated every 2 years. Data collection and processing Due to differences in format and design, the Interview Survey and the Diary Survey are collected and processed separately. The U.S. Census Bureau, under contract with BLS, carries out data collection for both surveys. In addition to its collection duties, the Census Bureau does field editing and coding, checks consistency, ensures quality control, and transmits the data to BLS. In preparing the data for analysis and publication, BLS performs additional review and editing procedures. Interview Survey. Beginning April 2003, Census field representatives (FR) started collecting the Interview data using a Computer Assisted Personal Interview (CAPI) instrument. This was a major improvement from the paper - and- pencil data collection that had been in place since 1980. The CAPI instrument enforces question skip patterns, allows for data confirmation of high expenditure values, and reduces processing time. The FR performs some coding of expenses — by selecting from a predetermined list —for example, vehicle make and model; trip destination; and types of services for alterations, maintenance, and repair on owned and rented properties. Data are electronically transferred from a FR's laptop at completion of the interview to the Census Master Control System. The Census Bureau's Demographics Surveys Division then reformats the data into datasets and performs special processing, such as converting missing values to special characters and merging data records into the required BLS output structure. Some data, like vehicle and mortgage records, are copied into an input file that is loaded on the laptops for subsequent interviews the next quarter. This way, a few fields are updated each quarter, rather than an entire data record. As mentioned earlier, names and addresses of respondents are not transmitted. At BLS, a series of automated edits are applied to monthly data. These edits check for inconsistencies, identify missing expenditure amounts for later imputation, impute values for missing demographic variables, calculate weights, and adjust data to include sales tax, exclude business expenses, and net out reimbursed expenditures. Monthly data files then are combined into quarterly databases, and a more extensive data review is carr ied out. During this data review, BLS conducts the following steps: verifies counts and means by region, checks family relationship coding inconsistencies, and inspects selected extreme values for expenditure and income categories. Other adjustments convert mortgage and vehicle loan payments into principal and interest (using associated data on the interest rate and term of the loan). In addition, BLS verifies the various data transformations it performs. Cases of questionable data values or relationships are investigated, and errors are corrected prior to release of the data for public use. Three major types of data adjustment routines — imputation, allocation, and time adjustment — improve estimates derived from the Interview Survey. Data imputation routines account for missing or invalid entries and address all fields in the database, except assets. Allocation routines are applied, when respondents provide insufficient detail to meet tabulation requirements. For example, combined expenditures for the fuels and utilities group are allocated among the components of that group, such as natural gas and electricity. Time adjustment routines are used to classify expenditures by month, prior to aggregation of the data to calendar -year expenditures. Tabulations are made before and after data adjustment routines, to analyze the results. The CE implemented multiple imputations of income data, starting with the publication of 2004 data. Prior to that, only income data collected from complete income reporters were published. However, even complete income reporters may not have provided information on all sources of income for which they reported receipt. With the collection of bracketed income data starting in 2001, this problem was reduced but not eliminated. One limitation was that bracketed data only provided a range in which income falls, rather than a precise value for that income. In contrast, imputation allows income values to be estimated when they are not reported. In multiple imputations, several estimates are made for the same consumer unit, and the average of these estimates is published. 4�-- (X-C_ The CE Interview questionnaire is revised every 2 years to incorporate new products and services, to clarify instructions, to improve navigation through the instrument, to incorporate changes required for the CPI, and to streamline the interview by deleting outdated items. Whereas changes to the questionnaire are made biennially, CE staff continuously monitors the emergence of new goods and services available in the marketplace, as well as changes in the relative importance of existing items in consumers' budgets. New items are incorporated in a product index that enables Census field representatives to classify these new items by the appropriate item codes. Also, updated information on how to report new goods and services is provided to the field representatives on a regular basis. Diary Survey. At the beginning of the 2 -week collection period, the Census Bureau interviewer, using the Household Characteristics Questionnaire (a CAPI instrument), records demographic information on members of each sampled consumer unit. At this time, the interviewer also leaves the Diary questionnaire —or daily expenditure record —with the consumer unit, to record expenditures for the week. At the end of the first week, the interviewer collects the diary, reviews the entries, answers any questions that the respondent may have, and leaves a second diary. At the end of the second week, the interviewer picks up the second diary and reviews the entries. During this time, the interviewer again uses the Household Characteristics Questionnaire to collect previous -year information on work experience and income. Each week of a consumer unit's participation in the survey is treated as a separate entity. The Census Bureau performs preliminary processing activities, including a number of data edits and adjustments. Data in the diaries are reviewed during a field edit for completeness and consistency. After the diaries are sent to the Census Bureau's National Processing Center, expenditure data captured in the diaries are key- entered into electronic formats; and a computer file of the database containing these data is produced and transmitted monthly to Census headquarters, along with image files of the diaries. Census headquarters merges the expenditure data with the data collected in the Household Characteristics Questionnaire, removes personal identifying information, and transmits the merged file monthly to BLS. At BLS, data are processed by computer to calculate population weights, to impute demographic characteristics for missing or inconsistent demographic data, to impute values for weeks worked when nonresponse is encountered, and to apply appropriate sales taxes to the expenditure items. Like the Interview Survey, three monthly diary data files are combined into quarterly databases; and BLS screens the data for invalid coding and inconsistent relationships, as well as for extreme values recorded or keyed erroneously. BLS then corrects any coding and extreme -value errors found. Two types of data adjustment routines — allocation and imputation— improve the Diary Survey estimates. Allocation routines transform reports of nonspecific items into specific ones. For example, when respondents report expenditures for meat, rather than beef or pork, allocations are made, using proportions derived from item- specific reports in other completed diaries. BLS imputes missing attributes, such as age and gender, or a product's type of packaging needed for mapping Diary expenditures. Income data from the Diary Survey are processed in the same way as in the Interview Survey. Sample Design Selection of households The CE is a nationwide household survey, representing the entire U.S. civilian noninstitutional population. It includes people living in houses, condominiums, apartments, and group quarters, such as college dormitories. It excludes military personnel living on base, nursing home residents, and people in prisons. The civilian non institutional population represents more than 98 percent of the total U.S. population. The selection of households for the survey begins with the definition and selection of primary sampling units (PSUs). PSUs are small clusters of counties grouped together into geographic entities called "core -based statistical areas" (CBSAs), which are defined by the Office of Management and Budget (OMB) for use by federal statistical agencies in collecting, tabulating, and publishing federal statistics. The CE currently uses the OMB definitions from 2000. There are two types of CBSAs: metropolitan and micropolitan. Metropolitan CBSAs are areas that have an urban "core" of 50,000 or more people, plus adjacent counties that have a high degree of social and economic integration with the core as measured by commuting ties. Micropolitan CBSAs are similar to metropolitan CBSAs but are areas that have an urban core of 10,000 to 50,000 people. The current geographic sample used in the survey consists of 91 PSUs that are classified into four categories: • 21 "A" PSUs, which are metropolitan CBSAs with a population over 2.7 million people • 38 "X" PSUs, which are metropolitan CBSAs with a population under 2.7 million people • 16 "Y" PSUs, which are micropolitan CBSAs • 16 "Z" PSUs, which are non -CBSA areas that are often referred to as "rural" PSUs The 75 "A ", "X ", and "Y" PSUs also are used by the Consumer Price Index program. Within these 91 PSUs, the list of addresses from which the sample is drawn comes from four sources called "sampling frames." The largest sampling frame is the "unit" frame, which comes from the 2000 Census 100 - Percent Detail File. The unit frame has about 80 percent of the addresses selected for the survey. It is supplemented by three smaller frames — the permit, area, and group quarters frames. The permit frame is a list of new housing units constructed after the 2000 census and is generated from construction permits filed with 4-- f local governments. The area frame is a list of housing units in places that do not issue construction permits or where a significant number of addresses are incomplete (e.g., they have PO boxes or rural route numbers instead of street addresses). This list is generated by Census Bureau staff canvassing those areas and making maps of the housing units. Finally, the group quarters frame is a list of housing units that are owned or managed by organizations for residents who live in group arrangements, such as college dormitories and retirement communities. The Census Bureau selects a sample of approximately 12,500 addresses per year to participate in the Diary Survey. Usable diaries are obtained from approximately 7,100 households at those addresses. Diaries are not obtained from the other addresses, due to refusals, vacancies, ineligibility, or the nonexistence of a housing unit at the selected address. The placement of diaries is spread equally over all 52 weeks of the year. The Interview Survey is a rotating panel survey, in which approximately 15,000 addresses are contacted in each calendar quarter of the year. One -fifth of the addresses contacted each quarter are new to the survey and provide "bounding" interviews that provide baseline data, which are not used to compute the survey's published expenditure estimates. Excluding these bounding interviews and interviews not completed (due to refusals, vacancies, ineligibility, and the nonexistence of a housing unit at the selected address), usable interviews are obtained from approximately 7,100 households each quarter. After a housing unit has been in the sample for five consecutive quarters, it is dropped from the survey, and a new address is selected to replace it. Cooperation levels Response data for the 2011 CE are shown in table 1. For the Interview Survey, each unique housing unit provides up to four usable interviews per year. For the Diary Survey, totals refer to housing units in weeks 1 and 2 of the survey, with each unique housing unit providing up to two usable diaries. Most Diary respondents participate in both weeks. There are three general categories of nomesponse: • Type A nonresponses are refusals, temporary absences, and noncontacts. • Type B nonresponses are vacant housing units, housing units with temporary residents, and housing units under construction. • Type C nonresponses are nonresidential addresses, such as destroyed or abandoned housing units, and housing units converted to nonresidential use. Response rates are defined to be the percent of eligible housing units (that is, the designated sample less Type B and Type C nonresponses) from which usable interviews are collected. In the 2011 Interview Survey, there were 47,979 eligible housing units, from which 34,302 usable interviews were collected, resulting in a response rate of 71.5 percent. In the 2011 Diary Survey, there were 18,537 eligible housing units, from which 13,986 usable interviews were collected, resulting in a response rate of 75.4 percent. (See table 1.) Estimation methodology The estimation of population quantities of interest, such as the average expenditure per consumer unit on a particular item category, is achieved through the use of weights. Each consumer unit in the survey is assigned a weight that is the number of similar consumer units in the U.S. civilian noninstitutional population the sampled consumer unit represents. Using these weights, the average expenditure per consumer unit on a particular item category is estimated with the formula: lwiyi _ ic= S Y Y w, ics where, y = the average expenditure per consumer unit on the item category, yi = the expenditure made by the i' consumer unit on the item category, wi = the weight of the el consumer unit in the sample, and S = the sample of consumer units that participated in the survey. For example, if y, is the expenditure on eggs made by the i "I consumer unit in the sample during a given time period, then y is an estimate of the average expenditure on eggs made by all consumer units in the U.S. civilian noninstitutional population during that time period. If one wants to estimate the proportion of consumer units that purchased eggs during a given time period, then the same formula is applied, where yi is set equal to 1, if the i `" consumer unit purchased eggs during the time period, and 0 if it did not. When this binary definition of y, is used, y is an estimate of the proportion of all consumer units in the U.S. civilian noninstitutional population that purchased eggs during the given time period. Table 1. Analysis of response in the Consumer Expenditure Survey, 2011 Sample unit Interview Diary Survey Survey Housing units designated for survey 60,079 125,336 Less: Type B and type C nonresponses 12,100 6,799 Equals: Eligible units 47,979 18,537 Less: Type A nonresponses 13,677 4,551 Equals: Interviewed units 34,302 13,986 Percent of eligible units interviewed . 71.5 75.4 ' The number of Diary Survey addresses (12,668) multiplied by two weekly diaries. Several factors are involved in computing the weight of each consumer unit from which a usable interview is received. Each consumer unit is initially assigned a base weight that is equal to the inverse of the consumer unit's probability of being selected for the sample. Base weights in the CE are typically around 10,000, which means that a consumer unit in the sample represents 10,000 consumer units in the U.S. civilian noninstitutional population — itself plus 9,999 other consumer units that were not selected for the sample. The base weight is then adjusted by the following factors to correct for certain nonsampling errors: Weighting control factor. This adjusts for subsampling in the field. Subsampling occurs when a data collector visits a particular address and discovers multiple housing units, where only one housing unit was expected. Noninterview adjustment factor. This adjusts for interviews that cannot be conducted in occupied housing units, due to a consumer unit's refusal to participate in the survey or the inability to contact anyone at the housing unit, in spite of repeated attempts. This adjustment is based on region of the country, household tenure (owner or renter), consumer unit size, and race of the reference person. Calihration factor. This adjusts the weights to 24 "known" population counts to account for frame undercoverage. These known population counts are for age, race, household tenure (owner or renter), region of the country, and urban or rural. The population counts are updated quarterly using the Current Population Survey estimates. Each consumer unit is given its own unique calibration factor. There are infinitely many sets of calibration factors that make the weights add up to the 24 known population counts, and the CE uses nonlinear programming to select the set that minimizes the amount of change made to the "initial weights" (initial weight = base weight x weighting control factor x noninterview adjustment factor). Precision of the estimates The precision of the estimator y is measured by its standard error. Standard errors measure the sampling variability of the CE estimates. That is, standard errors measure the uncertainty in the survey estimates caused by the fact that a random sample of consumer units from across the United States is used, instead of collecting data from every consumer unit in the nation. The CE's standard errors are estimated using the method of "balanced repeated replication." In this method the sampled PSUs are divided into 43 groups (called strata), and the consumer units within each stratum are randomly divided into two half samples. Half of the consumer units are assigned to one half sample, and the other half are assigned to the other half sample. Then, 44 different estimates of y are created, using data from only one half sample per stratum. There are many combinations of half samples that can be used to create these replicate estimates, and the CE uses 44 of them that are created in a "balanced" way with a 44'44 Hadamard matrix. The standard error of is then estimated by: SE() 44 Y(J'r —Y)2 r =1 where, y, is the r th replicate estimate of y. The coefficient of variation is a related measure of sampling variability that measures the variability of the survey estimate relative to the mean. It is defined by the equation: CV(y) = SE(y) X100% Y Presentation Information from the CE is available in press releases, reports, and analytical papers. Newer public use microdata from the survey are available on the CE section of the BLS website (http: / /www.bis.gov /cex), and older data are available on CD -ROM. Tabular data also are available at the same location on the BLS website and by contacting the BLS Consumer Expenditure Survey Division directly. (See website.) Publications from the CE generally include tabulations of average expenditures and income arrayed by consumer unit characteristics, such as consumer unit size, age of reference person, and income. Tabulations by two variables (cross - tabulations) are available for selected characteristics, such as age by income and consumer unit size by income. Integrated Diary and Interview Survey data covering 12 months of data are published on twice a year basis, and tabulations starting with 1972 -1973 and 1984 onward are available on the BLS website. Table 2. Precision of the Consumer Expenditure Survey expenditure estimates, integrated Diary and Interview Survey data, 2011 Item category Average annual expenditure per consumer unit,(y) Standard error, SE (y) Coefficient of variation, CV (y ) (in percent) Total expenditures $49,705 $436 0.88 Food 6,458 66 1.02 Housing 16,803 180 1.07 Apparel 1,740 36 2.06 Transportation 8,293 147 1.77 Healthcare 3,313 61 1.84 Entertainment 2,572 43 1.69 Personal care 634 12 1.90 Cash contributions 1,721 71 4.11 Personal insurance and pensions 5,424 85 1.57 Other 2,747 80 2.90 ZA-- i rg-C�, The Diary and Interview Survey public use microdata contain files of expenditure and income reports of each consumer unit. To protect the identities of respondents, selected geographic detail is eliminated, and selected income and expenditure variables may be topcoded. The Interview files contain expenditure data in two formats: MTAB files that present monthly values in an item - coding framework, based on the CPI pricing scheme, and EXPN files that organize expenditures by the section of the Interview survey instrument, in which they are collected. Expenditure values on the EXPN files cover different time periods, depending on specific questions asked; these files also contain relevant nonexpenditure information not found on the MTAB files. The public -use microdata files include quarterly expenditure summary variables at the consumer unit level. The annual Interview and Diary microdata files are available, beginning with 1990, as well as for selected earlier years. Articles that include analyses of CE data are published online in the Monthly Labor Review (MLR), in the publication Beyond the Numbers, and in CE data comparisons and research reports. Other survey information is available on the Internet, including answers to frequently asked questions, copies of the Interview and Diary Survey instruments, a glossary of terms, and order forms for survey products. Starting with the 2000 data, estimates of standard errors for integrated Diary and Interview Survey data are available on the BLS website. More detailed expenditure tables are available upon request. These tables are sorted by the same demographic variables as the standard tables but have more expenditure subcategories. Estimates for these subcategories have higher variance than the standard published tables. Evaluation Research Consumer expenditure surveys undergo continuous evaluation, by comparing results with other sources and by performing internal statistical, qualitative, and cognitive analyses to address current methodological concerns. To improve expenditure estimates, research efforts related to the data collection instruments, field procedures, and sources of potential survey error (examples, nonresponse bias and measurement error) began in the mid- 1980s, and have since become standard practice. A separate Branch of Research and Program Development (BRPD) was established within the Division of Consumer Expenditure Survey of BLS, in 1999, with the mission of developing and conducting methodological studies to improve survey instruments, field procedures, and overall survey data quality. In recent years, BRPD has focused on redesigning the survey, analyzing the data for quality assessment, and developing improved data collection tools. The Gemini Project. Since 2009, research efforts have placed an emphasis on updating the design of the CE. In 2009, the CE program initiated the Gemini Project, with the goal of promoting improved expenditure estimates in the CE- through an updated survey design —with a focus on reducing measurement error. The multi -year survey redesign project includes research, pilot testing, and transition to the new survey design. The scope of the project is broad and open to a wide range of design alternatives, such as new modes, modular surveys, and innovative technologies. Throughout the Gemini Project, program staff will conduct ongoing work to develop and test potential survey design changes, aimed at improving data quality, increasing the analytic value of the data for users, and supporting greater operational flexibility, to respond to changes in the data - collection environment. For further information on the Gemini Project, see http://www. bls.gov/cex/geminiproject.htm. Research overview. BRPD has continued research —both in support of the redesign effort—and as an ongoing effort to improve data quality, while balancing survey costs. Current evaluation research focuses on two main areas: (1) assessing data quality, and (2) developing improved data collection methods to produce higher quality estimates. The first area is useful for reviewing the current survey and for evaluating any impacts of potential future designs. The second area provides valuable insight for informing decisions on design options. Assessing data quality. Several recent studies have addressed a general overview of methods for measuring data quality. In 2012, a study reviewed literature and previous work on how to measure survey error, resulting in a proposal that the CE use a multi - method - indicators (NINII) approach to track error through (1) internal indicators from the survey data and paradata, (2) external indicators involving comparisons of CE data to other sources, and (3) periodic record check studies. A 2011 small -scale record check study analyzed the accuracy of respondent reports, showing that respondents accurately reported expenditure amounts (within 5 -10 percent of the actual expenditure amount) just over half of the time and very rarely missed reporting an item (under- reporting) or reported additional items that were not purchased, according to the records (over - reporting). In 2012, a data - quality profile team developed a framework for the collection and organization of information that could be used for tracking survey quality. The framework provides an approach to routinely produce metrics for monitoring quality over time, allowing for evaluation of survey improvements and highlighting areas that need improving. Other research has focused on quantifying specific aspects of survey quality, such as the development of a summary index for respondent burden that can be used to compare the effect of alternative survey design options on respondent burden, which is believed to be linked to data quality. Finally, as an important part of the CE quality assurance program, estimates from CE data are regularly compared with corresponding estimates from other data sources to evaluate the soundness of CE estimates at any point in time, as well as the consistency of estimates over time. Among the comparisons that are made are those for a wide range of expenditure categories, as well as comparisons of data on income and on assets and liabilities. For information on published articles and presentations comparing CE data with those from other sources, see http: / /www.bls.gov /cex/ cecomparison.htm. Developing improved data collection methods. A number of studies have been conducted to develop and to evaluate new data collection methods — identifying methods that are feasible, as well as approaches for implementation. A records feasibility study in 2011 found that a majority of CE data needs could be collected solely through respondent financial records; however, categorizing the information obtained from records into CE expenditure categories require a great deal of time. A balance edit study in 2011 assessed the effects of balancing a household's cash flow with the household's outlays on overall data quality and respondent experience, finding that conducting the edit generated additional expenditure and income reporting, but remained unsuccessful in balancing the cash flow of the household. The study also identified a number of feasibility issues that would make implementation in the survey problematic. Several small -scale lab studies conducted in 2012 assessed how respondents react to varying reference periods (the time period for which an expenditure is reported) and how respondents report for other household members (proxy reporting). The reference period study showed that respondents have minimal trouble switching from one reference period to another, however varying the reference period had no meaningful effect on the level of expenditures reported. The lab study investigating proxy reporting found that asking questions upfront about expenditure categories relevant to other household members —and then reminding the respondents of the other household members when collecting expenditures for those categories— appears to effectively capture additional expenditures without adding much time to the survey. Another 2012 study evaluated different capabilities and features available on various expense tracking applications that are downloadable to mobile devices (e.g., smart phones, tablets). Feedback from users asked to report their daily expenses, using an expense tracking application provided insight for integrating that type of technology into the current data collection methodology. Other research in 2012 that focused on the effectiveness of using a bounding interview to prevent "telescoping" of expenditures (reporting ex- penditures outside the reference period) led to a decision to eliminate the bounding interview beginning in 2015. This step will reduce overall respondent burden and survey costs, with minimal expected impact on data quality. In 2013, a field test of a Web -based diary was conducted, testing the feasibility and impact of using a Web diary to collect CE diary expenditures. Future research. Upcoming research projects will address the issue of measurement error, along with new modes and methods for collecting data. Some of those studies will include the evaluation of data collection at the individual household member level, rather than at the household level, as well as alternative collection modes, such as online diary data collection via mobile devices. Survey Uses The importance of the CE is its ability to allow data users to examine the association of expenditures and income of consumers to consumer characteristics. CE survey data are of value to government and private agencies interested in studying the welfare of particular segments of the population, such as the elderly, low- income families, urban families, and those receiving food stamps. Data also are used by economic policymakers interested in the effects of policy changes on levels of living among diverse socioeconomic groups, and econometricians find the data useful in constructing economic models. Market researchers find consumer expenditure data valuable in analyzing the demand for groups of goods and services. In addition, the Department of Commerce uses the survey data as a source of information for revising its benchmark estimates of selected items in the expenditure and income components of the national accounts and in preparing supplemental poverty thresholds, the Internal Revenue Service uses expenditures to calculate alternate sales tax standard deductions, and the Department of Defense uses the data in determining cost -of- living allowances for military personnel living off military bases. As in the past, the revision of the Consumer Price Index remains a primary reason for undertaking the Bureau's extensive Consumer Expenditure Survey. Results of the CE are used to select new "market baskets" of goods and services for the index, to determine the relative importance of components, and to derive cost weights for the baskets. In August 2002, the Bureau of Labor Statistics began publishing another index, the Chained Consumer Price Index for All Consumers (C- CPI -U), which supplements the CPI for All Urban Consumers (CPI -U) index and the CPI for Urban Wage Earners and Clerical Workers (CPI -W) index. The use of expenditure data from different time periods distinguishes the C -CPI -U from the other two CPI measures, which use a single expenditure base period to compute price change over time. The chained index is designed to better measure (r-c, the change in the cost of living, as compared with the CPI -U and CPI -W, which measure the change in a fixed market basket of goods and services in retail outlets. The C -CPI -U uses expenditure data from different time periods, to reflect the effect of substitution that consumers make across item categories, in response to changes in the relative prices of goods and services. Survey Limitations Sample surveys are subject to two types of errors— sampling and nonsampling. Sampling error is the uncertainty caused by the fact that observations are taken from a random sample of population members and not from the entire population. Nonsampling error is the rest of the error and arises, regardless of whether data are collected from a sample or from the entire population. Nonsampling errors can be attributed to many sources, such as differences in the interpretation of questions, inability or unwillingness of respondents to provide correct information, data processing errors, etc. Another way of analyzing error is to divide it into variance and bias. The variance is a measure of how close different estimates would be to each other, if it were possible to repeat the survey over and over, using different samples. However, it is not feasible to repeat the survey over and over, therefore, statistical theory allows the variance to be estimated. A small variance indicates that multiple independent samples would produce values that are consistently very close to each other. Bias is the difference between the "expected" value of an estimate and its "true" value. A statistic may have a small variance but a large bias, or it may have a large variance but a small bias. For an estimate to be considered accurate, both its variance and its bias must be small. The Bureau of Labor Statistics is constantly trying to reduce the error in the CE estimates. Variance and sampling error are reduced by using a sample of respondents that is as large as possible, given resource constraints. Improving the accuracy of the estimates was the primary reason for the significant expansion in the sample for both the Interview and Diary Surveys in 1999. Going forward, the Bureau will strive to reduce nonsampling error through a series of computerized and professional data reviews, as well as through continuous survey process improvements, theoretical research, and the Gemini Project redesign. � i -,— � (f , S 8 € E m x m m r E �A w $� �w as Sa =w- aa xa Q 99_ S 8 € E m m m r E �A w $� R Sa xa S 8 € E m All !::it k�C, 9 9 2 R "^a» a X gi r: I A a E a . . . . . . . �l '2 -2 R A R g . ., . ffi A« -#f-- kr;-C - Economic and Fiscal Impact of Large Format Retailer on Immokalee. Overview There are a number of potential large format retailers ( "Project ") that could fit on the site. Commercially, large format retailers can be broken down into two categories: general merchandise (examples include Wal -Mart and Target), and specialty stores (such as Menards, Barnes and Noble, Sports Authority or Best Buy) which specialize in goods within a specific range, such as hardware, books, sporting equipment or electronics. Potential annual sales average $40- million according to the applicant's interactions with potential large format retailers for the site. Fishkind & Associates, Inc. ( "Consultant ") used that annual sales figure as a basis for determining the economic and fiscal benefits that a Project would have to the Immokalee area in particular and Collier County ( "County ") in general. Economic Benefits The economic benefits of this type of Project on the local and regional economy are varied and extensive. The Consultant utilized the IMPLAN economic modeling system to determine the economic impact of a potential large format retailer on Immokalee. Construction Phase Table 1 below shows that during the construction phase the Project will generate 83 direct construction jobs including 11 indirect jobs and 19 induced jobs with a total labor income of $6.2- million. Table 2 below shows the top 10 employment by industry categories during the construction phase. Indirect jobs are created when the business buys goods and services from local firms. For example, a construction firm might buy some of its materials locally, or purchase locally produced doors and windows or roof tiles. A retail store would buy some of its goods from wholesalers. It would probably hire outside firms for building maintenance, waste management, and security. Also, it would probably hire accountants, attorneys, and other professional business services. Induced jobs are created when the employees of the new business spend part of their paychecks on locally produced goods and services. That would ordinarily include purchases at supermarkets and gas stations, banking and real estate services, and health care. Page 1 of 5 *- i-4- Ce The Project will create $7.3 million in value added dollars to the economy and generate an economic output of $12.8- million during the construction phase. Value Added is the difference between an industry's or an establishment's total output and the cost of its intermediate inputs. It equals gross output (sales or receipts and other operating income, plus inventory change) minus intermediate inputs (consumption of goods and services purchased from other industries or imported). Value added consists of compensation of employees, taxes on production and imports less subsidies (formerly indirect business taxes and nontax payments), and gross operating surplus (formerly "other value added "). Output represents the value of industry production. In IMPLAN these are annual production estimates for the year of the data set and are in producer prices. For service sectors production = sales. For Retail and wholesale trade, output = gross margin and not gross sales. Table 1 — Project's Economic Contribution to Local Economy during Construction Phase ImpactType Employment Labor Income Total Value Added Output Direct Effect 83 $4,684,567 $4,945,934 $9,000,000 Indirect Effect 11 $607,058 $840,319 $1,376,367 Induced Effect 19 $900,472 $1,554,564 $2,441,567 Total Effect 113 $6,192,096 $7,340,817 $12,817,934 360 Real estate establishments Source: IMPLAN model - Minnesota IMPLAN Group $35,000 Table 2 — Top 10 Employment by Industry during Construction Phase The construction of this Project is an open competitive bid process for all qualified general contractors. General Contractors are encouraged to use local subcontractors. Page 2 of 5 Total Total Labor Total Value Sector Description Employment Income Added Total Output 34 Construction of new commercial structures 83 $4,684,567 $4,945,934 $9,000,000 369 Architectural, engineering, and related services 4 $229,321 $233,893 $424,214 413 Food services and drinking places 3 $84,813 $116,400 $198,834 360 Real estate establishments 2 $35,000 $217,311 $302,394 394 Physicians, dentists, and health practitioners Offices 1 $117,383 $120,178 $175,951 397 Private hospitals 1 $79,275 $87,541 $163,029 329 Retail Stores - General merchandise 1 $29,222 $46,984 $59,581 324 Retail Stores - Food and beverage 1 $31,274 $40,236 $56,613 398 Nursing and residential care facilities 1 $33,578 $38,319 $57,842 425 Civic, social, professional, and similar organizations 1 $35,526 $31,564 $46,671 Source: IMPLAN model — Minnesota IMPLAN Group Note: Implan table only shows top 10 from model. The construction of this Project is an open competitive bid process for all qualified general contractors. General Contractors are encouraged to use local subcontractors. Page 2 of 5 44--t-4c, Permanent Employment Phase From an economic perspective once completed, the Project will generate 361 total jobs of which 300 will be full time equivalent, 22 indirect and 39 induced. Total labor income for those jobs is $12.3 - million and the total value added is $20.6 - million. The total output for the Project is $27- million annually once the Project is up and running. Table 3 and 4 below shows the permanent jobs economic numbers and the top 10 employment by industry categories during the permanent phase. Table 3 — Project's Economic Contribution to Local Economy during Permanent Phase ImpactType Employment Labor Income Total Value Added Output Direct Effect 300 $9,509,566 $15,289,746 $19,388,998 Indirect Effect 22 $1,048,339 $1,920,081 $2,911,559 Induced Effect 39 $1,822,187 $3,146,084 $4,937,603 Total Effect 361 $12,380,093 $20,355,911 $27,238,161 Source: IMPLAN model - Minnesota IMPLAN Group Table 4 — Top 10 Employment by Industry during Permanent Phase The Project could have a positive effect on the unemployment rate in Immokalee by adding the 300 full time equivalent jobs when open. The current unemployment rate in Immokalee is 11.3% (9,664 civilian work force, 8,569 employed, 1,095 unemployed according to zipatlas.com). The unemployment rate should fall between 0.01% and 0.3% depending on the number of Immokalee residents hired once the Project becomes fully operational. Page 3 of 5 Total Total Labor Total Value Sector Description Employment Income Added Total Output 329 Retail Stores - General merchandise 302.5 9,584,005.1 15,409,430.2 19,540,770.8 360 Real estate establishments 8.0 137,718.0 855,080.9 1,189,867.3 413 Food services and drinking places 6.1 170,312.4 233,741.5 399,276.4 394 Physicians, dentists, and health practitioners Offices 2.4 237,740.1 243,402.8 356,362.2 397 Private hospitals 2.4 160,057.8 176,747.9 329,159.2 388 Services to buildings and dwellings 1.8 59,723.7 68,911.2 118,298.6 382 Employment services 1.8 50,282.6 55,740.4 70,195.8 398 Nursing and residential care facilities 1.8 67,888.9 77,475.4 116,947.8 324 Retail Stores - Food and beverage 1.6 54,802.6 70,507.9 99,205.4 356 Securities, commodities, investments, and related 1.3 68,979.3 71,876.4 214,142.1 Source: IMPLAN model — Minnesota IMPLAN Group Note: Implan table only shows top 10 from model The Project could have a positive effect on the unemployment rate in Immokalee by adding the 300 full time equivalent jobs when open. The current unemployment rate in Immokalee is 11.3% (9,664 civilian work force, 8,569 employed, 1,095 unemployed according to zipatlas.com). The unemployment rate should fall between 0.01% and 0.3% depending on the number of Immokalee residents hired once the Project becomes fully operational. Page 3 of 5 -*-i:4-C, Impact of Project on County Tax Dollars and CRA Tax dollars The Project could potentially generate additional property taxes and sales taxes to Collier County. In terms of property taxes, the Project should increase the ad valorem taxes in Immokalee by $38,223 per year. That was calculated by the following formula: • $68.90/ft. x 162,000 square feet = $11,161,800. Construction value came from proposed Large Format Retail Center owner. • Assessed value is 80% of market value • Millage is 3.5645 for County and 0.7161 for Unincorporated. • Property taxes: $38,223 Total property and personal property taxes (personal property estimated from other like Project's Collier tax records which indicate that the property taxes are about 25% of the total county tax collected): $152,892. The Project could generate an additional $6,413 in '/2 cent sales tax revenues. That was calculated as follows: • $29,712,986 in '/2 cent sales tax receipts (2012 County Audited Financial Statement) / 328,938 County FTE Population = $90.33 per capita. • FTE: 300 * 0.2381 (work 23% of time) State of Florida Labor Market Info — 2012. = 71. • '/2 cent sales tax: $90.33 * 71 FTE = $6,413.43. (Rest of Page Left Intentionally Blank) Page 4 of 5 tqc CRA Potential The potential first year contribution from the Project to the Immokalee CRA is $37,463. That was calculated as follows: • Parcel ID: 00068840008 • Current property taxes: $971.46 • Base year for Immokalee CRA is 1999. There has been a 27.8% increase in the Immokalee CRA property values from 1999. ($148,524,409 / $205,592,518) Source: Collier County website. • Project property base year (1999) tax calculation: $971.46 / 1.278 = $760.14 • Project's potential property tax: $38,223 • CRA potential revenue = $38,223 - $760.14 = $37,462.86 • CRA Budget: $1,668,500 (Collier County 2013 Budget) • CRA Budget with Project property tax: $1,705,963 • Potential % increase to CRA budget: ($1,705,963 - $1,668,500)/$1,668,500 = 2.25% Conclusion All indications are that the Project will be economically positive to both the Immokalee area and Collier County as well. Once completed, the Project could generate 400 associate jobs culminating into 300 full time equivalent jobs for the Immokalee area. The Project could also generate over $27- million in economic output on an annual basis. And it could increase the Immokalee CRA budget by 2.25% on an annual basis. Page 5 of 5 . Impact of a Large Format Retailer on Existing Immokalee Businesses Collier County staff requested an analysis of the impact a large format retailer might have on Immokalee. The Consultant has relied on post development studies that have been undertaken nationally on like situations. Most of those studies are academic in origin as academic institutions can afford the time and manpower needed to feasibly execute such an enormous and expensive undertaking required to conduct a detailed economic analysis. The Consultant identified such potential large format retailers as Target, Wal -Mart, K- Mart and Costco to see if there are any studies in the public domain that would relate to the potential of a large format retailer opening in Immokalee. Most current studies that fit this description study the Wal -Mart chain of retail establishments and supercenters as many of the other large format retailers have been in a retraction mode as opposed to the continual expansion mode of Wal -Mart. Copies of the information utilized for this exercise have been attached for reference. Nearby Regional and National Chains The retail store make up in Immokalee, Florida is a combination of local businesses and national chains. In the north end of the community where the Project is located, there is a conglomeration of national and regional retail chains including CVS Pharmacy, Walgreens Pharmacy, Family Dollar, Autozone, Advance Auto Parts, Winn Dixie, Ace Hardware and John Deere to name a few. In terms of sales, the national and regional chains could be affected by the opening of the Project in Immokalee primarily due to the close proximity of the site to the north end of town where they are located and that a potential large format retailer will be providing goods and services that directly compete with these national chains. A large format retailer could also affect the employment of those national chains as they would require the hiring of close to 400 associates (300 full time equivalent employees) and some of the current employees of those national chains will join the large format retailer work force. The regional and national chains can adapt to the introduction of a large format retailer entering the market due to the size of the parent organization. In a study of large format retailer effects on Iowa rural counties, the conclusions pointed out that local retailers have the capability to adapt through a variety of ways including adjusting their merchandise, improve their marketing practices and continually improve the efficiency of their business.' Page 1 of 6 The regional and national chains would also benefit from the increased consumer traffic that a large format retailer pulls from other areas. Studies have confirmed that having a large format retailer located in a small town shows that consumers are "pulled" from adjacent jurisdictions by close to 10% in Indiana and just over 30% in Kansas3, plus reduces the consumer leakage factor of local consumers where there is no large format retailer traveling to adjacent jurisdictions that have one such as in the case of Immokalee.s,s A study looking at the impact of a large format retailer on self employment and small establishments in the United States shows that if a small establishment decides to leave the market, there is a better chance that the vacated space would be filled by a merchant or retailer that doesn't compete with the large format retailer and provide a niche product or service.4 Local Mom and Pop Businesses The local businesses that cater to geographical heritage of Latin and Hispanic cultures are located closer to downtown Immokalee. When a Wal -Mart has come to a town with those types of cultures, the benefit has been positive due to the non - competitive nature of the small Mom and Pop merchandise and the increased consumer traffic pull of a large format retailer. It has been noted in two towns with Latin /Hispanic cultures that the large format retailer's entry into their marketplace has been successful with minimal disruptions. In a newspaper editorial from Cornelius, OR, a majority Latino community, said that nine of the 10 businesses near the community's large format retailer have experienced either a positive or no change in business since the retailer's opening.5 Local businesses in southeast Midland, TX, have seen a very positive effect on their business with the opening of a large format retailer in their area. While some businesses have been unaffected by the new development, others have experienced an increase in customers. The local Hispanic chamber encouraged local businesses to network, coordinate sales events and use the large format retailer to their advantage. However, most of those businesses have grown by simply doing what they have done for years. The story concludes that the effects of the large format retailer on local business in the southeast Midland area has been overwhelmingly positives Immokalee's demographics from the 2010 US Census show that the Latin /Hispanic culture comprises 75.6% of the total population in the Immokalee CDP (Table 1 on the next page). Page 2 of 6 Table 1. Immokalee CDP Ethnic Make -Up Ethnicity Population Percent Hispanic or Latino (of any race) 18,267 75.63% Black or African American 4,563 18.89% Caucasian 1,081 4.48% American Indian and Alaska Native 243 1.01% Total population 24,154 100.00% Source: United States 2010 Census The large format retailer should have a beneficial effect on the local Mom and Pop retailers (See photos below) that frequent the downtown area in that most of them cater to the Latin and Hispanic cultures that are so prevalent in Immokalee. Page 3 of 6 -t E- 1* c.� =4- k--J& A large format retailer would not have the capability of catering to those cultures as their business model is predicated on bulk purchasing and backward integrating down the supply chain, which doesn't allow it to cost effectively provide the types of cultural goods and services that are provided in the downtown stores. The demand for that type of merchandise is too minimal for a large format retailer to cost effectively mass purchase and put on the shelves of all its outlets. The previously mentioned study on large format retailers in Mississippi points out that the Mom and Pop stores can elect to competitively adapt to the opening of a large format retailer by handling different merchandise then what the large format retailer would provide, especially ethnic and private label merchandise.' The Mississippi study also recommends that the Mom and Pop retailer has the capability of providing a broader line of specialty merchandise than the large format retailer. The local Mom and Pop retailers can increase their competitive advantage by providing superior service and knowing their customer, which is lacking in a large format retailer situation.$ Other Positive Economic Effects While large format retail studies show that those type of retailers have had positive effects on communities they locate in, there are other positive economic effects that a community like Immokalee could see from the construction and opening of a large format retailer. A 162,000 square foot large format retailer would generate approximately 83 direct construction jobs and 30 indirect jobs totaling 113 jobs with a labor income of $6,192,096 and an annual economic output of $12,817,934. Once the retailer is operational, they would generate approximately 300 full time equivalent direct jobs and 61 indirect/induced jobs with a labor income of $12,380,093 and an annual economic output of $27,238,161. Page 4 of 6 -* --(r; � L C' The retailer could generate $38,223 in annual property taxes and total annual property and personal property taxes could exceed $150,000. The retailer could also potentially generate $6,413 in '/ -cent sales tax revenues. The retailer could potentially generate $37,463 for the Immokalee Community Redevelopment Agency, which would increase the CRA's budget by 2.25% in the first year. IM Page 5 of 6 End Notes 1' Stone, Kenneth E. "Impact of the Wal -Mart phenomenon on rural communities." Increasing understanding of public problems and policies 1997 (1997): Pages 17 -21. 2' Broomhall, David, Eric King, Retail Sales Trends in Indiana Counties. West Lafayette, IN: Purdue University Cooperative Extension Service, 1995: Page 2, 5. 3'Manjula Boyina, An Examination of Pull Factor Change in Non -Metro Counties in Kansas: A Study of the Economic Impact of WalMart Construction. Lawrence, KS: University of Kansas, 2005, slide 24. 4'Sobel, Russell S., and Andrea M. Dean. "Has Wal -Mart Buried Mom and Pop ?: The Impact of Wal -Mart on Self Employment and Small Establishments in the United States. ", Morgantown, WV, West Virginia University, 2008, Pages 18 -20. 5'The Oregonian Newspaper, Washington County, OR. Editorial. Cornelius WalMart: Not so bad after all'. July 23, 2013. 6'Midland Reporter - Telegram Newspaper, Midland, TX. Story. "Under WalMart's Shadow, Local Businesses in Southeast Midland continue to survive ". July 29, 2013. 7,8 Stone, Kenneth E., Georgeanne Artz, and Albert Myles. The Economic Impact of Wal -Mart Supercenters on Existing Business in Mississippi. Starkville, MS: Mississippi State University Extension Service, 2002: Page 27. Page 6 of 6 —t�_ cr4& IMPACT OF THE WAL -MART PHENOMENON ON RURAL COMMUNITIES Published in Proceedings Increasing Understanding of Public Problems and Policies - 1997 By Farm Foundation Chicago, Illinois Kenneth E. Stone Professor of Economics Iowa State University For additional information, contact: Dr. Kenneth E. Stone 460 Heady Hall Iowa State University Ames, IA 50011 Phone: (515) 294 -6269 Fax: (515) 294 -1700 E -mail: kstone @iastate.edu IMPACT OF THE WAL -MART PHENOMENON ON RURAL COMMUNITIES Kenneth E. Stone Iowa State University There is strong evidence that rural communities in the United States have been more adversely impacted by the discount mass merchandisers (sometimes referred to as the Wal -Mart phenomenon) than by any other factors in recent times. Studies in Iowa have shown that some small towns lose up to 47 percent of their retail trade after 10 years of Wal -Mart stores nearby (Stone 1997). Overview The discount mass merchandisers are not the only threats that small town retailers have faced. In the more distant past, mail order catalogs distributed by Montgomery Ward and Sears Roebuck in the late 1800s caused quite a stir at the time (Mahoney). The mail order catalogs offered large selections at competitive prices. Coincidentally, a well- established railroad system provided nation -wide delivery of mail order goods within a few to several weeks. At its peak, Sears Roebuck offered over 100,000 items through its catalog and captured some sales from local merchants. The next major threat to rural retailers was the automobile. In the 1920s and 1930s automobiles and roads developed to the point where rural residents gained considerable mobility and could more easily leave their small home towns and travel to shop at larger towns and cities. However, this trend was slowed in the 1930s because of the Great Depression and in the early 1940s because of World War II and its resultant shortage of goods. The late 1940s were boom times for retailers in both rural areas and larger cities because of the relative prosperity and the great pent -up demand resulting from the Great Depression and World War Il. Shopping malls began to appear in larger trade centers in the 1950s and 1960s. Rural residents were strongly attracted to the new malls because of their ease of access, large selections, controlled climate, easy and free parking and their extended shopping hours. Shopping malls fundamentally changed the way Americans shopped. They drew shoppers from the downtown to the shopping center location, typically at the edge of town or in a suburb. Shopping centers caused the demise of downtown, most of which have never fully recovered. A new format, called discount department stores, began appearing in the 1960s. In fact, K Mart, Wal -Mart and Target stores all began operations in 1962. These were not the first discount department stores, but they turned out to be the largest chains. The three companies expanded in completely different ways, however. K Mart initially located stores in relatively large communities and spread rapidly across the United States and Canada and within six or eight vears had become a tri lv national chain (Discount Store News). Wal -Mart, on the other hand, initially located its stores in small Southern towns. By opening a relatively large store in a small town, Wal -Mart could quickly become a dominant store (Walton' ). Furthermore, Wal -Mart's founder, Sam Walton, did not want to outrun his logistical support, namely his distribution centers. Consequently, Wal -Mart progressed methodically across the United States, always building stores within a days drive of its distribution centers, and taking over 30 years to become a fully national chain. 3 Target stores, owned by Dayton Hudson Company has selectively looked for markets of opportunity and after 35 years is still not located in all the U.S. states. They will undoubtedly establish stores in every state within a short time. The 1980s saw a rapid expansion of the discount department stores. In addition, a new store format, called "category killer," began appearing on the scene (Stone 1995). These were large specialty stores that featured nearly complete selections within their narrow category. Quickly these stores became dominant and consequently killed off smaller stores within the category. One of the early category killer stores was Toys R Us and it remains a dominant toy store today. The building materials category was quickly dominated by The Home Depot, but Lowes, Builders Square and Menards have also taken substantial market share. The battle within the office supply category is being fought among such stores as Office Max, Office Depot and Staples. Many other categories are being fought over by other category killer stores. Impacts of Discount Mass Merchandisers My first study of the impact of Wal -Mart stores was conducted in 1988 to help my clients (Iowa retailers) understand the impacts so that they could better develop strategies to remain competitive (Stone 1991). These studies were updated every two years or so in the 1990s and the results seemed fairly consistent until recent years. In recent years, it became apparent that the retail situation in Wal -Mart towns was changing. This year a new study was conducted to determine the situation in Iowa small towns after 10 years of Wal -Mart stores and those results are reported below (Stone 1997). The study looked at 34 towns in Iowa that had Wal -Mart stores for at least 10 years. The retail performance of these towns was compared to 15 towns of the same -0-- 1-+ G population group that did not have Wal -Mart stores. The towns ranged from 5,000 population to 40,000 population. Results for two digit Standard Industrial Classification Codes (SIC) are discussed below. General Merchandise. General merchandise stores are department stores and variety stores and include stores such as Wal -Mart, K Mart and Target. Figure 1 shows the average change in pull factors (trade area size) for the 10 years following the opening of a Wal -Mart store. Figure 1 IOWA NON Wj L-MART TOWNS vs. WAL -7M ART TOWNS GENERAL MERCHANDISE -AFTER 10 YEARS 80 P 60 E R 40 C E 20 N T 0 C H -20 -40 1 2 3 4 5 6 7 8 9 10 YEARS AFTER WAL -MART NON WAL -MART M WAL -MART As can be seen, the average growth in general merchandise sales for the Wal -Mart towns was spectacular for the first few years, averaging approximately 50 percent growth (most of which was obviously Wai- Mart's). However, after about five years, sales began declining and after 10 years were 25 percent higher than before the Wal -Mart store 5 57 55 56 53 48 44 32 30 23 25 -2 -9 -11 -12 -14 " -19 \ -26 -30 -32 -34 1 2 3 4 5 6 7 8 9 10 YEARS AFTER WAL -MART NON WAL -MART M WAL -MART As can be seen, the average growth in general merchandise sales for the Wal -Mart towns was spectacular for the first few years, averaging approximately 50 percent growth (most of which was obviously Wai- Mart's). However, after about five years, sales began declining and after 10 years were 25 percent higher than before the Wal -Mart store 5 opened. It is believed that this decline in sales happened because Wal -Mart placed its own stores too close together, causing a predatory effect. At the same time, the build -up of large stores in bigger towns and cities captured some sales from even the Wal -Mart towns. The general merchandise stores in the non Wal -Mart towns began declining immediately after the Wal -Mart stores opened. Their sales declined by two percent after the first year and continued declining to a cumulative 34 percent after 10 years. A few of these towns had a K Mart store (typically an older, smaller store), and all of them had one or more regional discount store, such as Pamida, Alco or Place's. It is believed that people in the towns without Wal -Mart stores migrated to the towns with Wal -Mart stores to shop for general merchandise. Eating and Drinking Places. This category includes restaurants of all types and Figure 2 IOWA NON WAL MAIN TOWNS vs_ W-AL -MA lT TOWNS EATING & DRINKING PLACES -AFTER 10 YEARS 10 W 5 z a = 0 U F- z W -5 U a -10 15 1 2 3 4 5 6 7 8 9 10 YEARS AFTER WAL -MART ANON WAL -MART OWAL -MART D `-:�_ C 7 6 5 5 5 5 4 4 3 3 -3 -3 5 -6 -7 -7 -8 8 -9 -10 1 2 3 4 5 6 7 8 9 10 YEARS AFTER WAL -MART ANON WAL -MART OWAL -MART D `-:�_ C various types of drinking establishments such as taverns and cocktail lounges. Most of the sales occur in the eating places and they continue to grow. The changes in sales of eating and drinking places are shown in figure 2. As can be seen the sales of eating and drinking establishments increased from three to seven percent over the state -wide average for the Wal -Mart towns. Conversely, the sales of eating and drinking places in the non Wal -Mart towns immediately declined and after 10 years were still nine percent below the statewide average. These results indicate that people leave the non Wal -Mart towns to shop in the Wal -Mart towns and while there, patronize the eating and drinking places. Home Furnishings. Home furnishings stores consist of furniture stores, major appliance stores, drapery stores, etc. Early studies in Iowa showed that these types of Figure 3 IOWA, NON WAL -MART TOWNS vs. WA.L MART TOWNS HOME FURNISHINGS -AFTER 10 YEARS 0 W -5 C7 Z -10 a U -15 H Z -20 -25 w i' -30 -35 0 0 1 2 3 4 5 6 7 8 9 10 YEARS AFTER WALWART oNON WALWART ®WAL -MART -1 _ 2 -4 -3 -3 -4 -6 -6 -14 -20 -20 -21 -23 -22 -30 -30 -31 -32 1 2 3 4 5 6 7 8 9 10 YEARS AFTER WALWART oNON WALWART ®WAL -MART stores benefited from having a Wal -Mart store in town with its large drawing power. Figure 3 shows the 10 -year results. The initial spill -over benefit enjoyed by home furnishings stores in the Wal -Mart towns eventually eroded somewhat as several later towns had stores so weak that they could not capture this trade. As can be seen in figure 3, however, home furnishings sales in the Wal -Mart towns declined only slightly, compared to the sales in the non Wal -Mart towns which ended up declining by 31 percent after 10 years. It is believed that when consumers leave the non Wal -Mart towns to out -shop for one or more items, they probably also use these occasions to shop for home furnishings. Building Materials. The building materials category consists of lumberyards, home improvement centers, hardware stores, and paint and glass stores. Figure 4 shows the changes in sales after 10 years of Wal -Mart stores. Figure 4 IOWA NON WAL MART TOWNS us, WAL MART TOWNS BUILDING MATERIALS STORES -AFTER 10 YEARS w 0 CD z Q U -10 H z W U W W -20 a -30 4 -5 -5 -7 -11 -12 -1112 -1 -1 -12 -14 -1514 -1 -15 -17 -19 -20 -25 1 2 3 4 5 6 7 8 9 10 YEARS AFTER WAL -MART ONON WAL -MART 0WAL -MART 8 Figure 4 shows that building materials stores in both Wal -Mart and non Wal -Mart towns experienced immediate and moderate losses of sales for the first few years after the opening of the Wal -Mart stores. The situation grew progressively worse, especially in the Wal -Mart towns, which showed a 20 percent decline after seven years. However, starting in about year eight, the sales of building materials stores started improving rapidly and 10 years after the fact, sales were four percent above the pre -Wal -Mart level. Anecdotal evidence indicated that a few of the category killer building materials stores located in some of the Wal -Mart towns, thus improving these towns' sales, while causing the non Wal -Mart towns to experience a decline of 25 percent after 10 years. Specialty Stores. This category includes several types of stores, such as sporting goods, jewelry, card and gift, druggists, florists, etc. Many of these stores sell merchandise that is competing directly with the discount mass merchandiser and Figure 5 IOWA NON WAL iV_i_AK TOWNS vs. WAS VI R% T0:WN$ SPECIALTY STORES -AFTER 10 YEARS W w -5 0 e -10 U -15 Z -20 -25 w M -30 -35 -3 5 -9-9 12 -15 15 17 -20 LJ L L 1 -26 -28 -29 -27 -28 -28 1 2 3 4 5 6 7 8 9 10 YEARS AFTER WAL -MART ANON WAL -MART MWAL -MART 9 * rq-c, consequently suffer losses of sales. Figure 5 shows the change in sales for specialty stores in the 10 years following the opening of a Wal -Mart store. Specialty store sales in the Wal -Mart towns declined by 10 percent after three years of a Wal -Mart store, but then the situation improved to only a five percent decline until year eight when the decline became 12 percent, then further declined to 17 percent by the end of year 10. This illustrates that stores selling the same merchandise as a Wal -Mart store will most probably lose sales after a Wal -Mart store opens in their town. In the non Wal -Mart towns specialty store sales steadily declined after the introduction of Wal -Mart stores in nearby towns, to a low of 29 percent by the end of year 7. This level of sales held fairly steady and year 10 showed a cumulative 28 percent decline. Compared to the year before the Wal -Mart store opened. It seems obvious that residents of the Wal -Mart towns were leaving their towns to shop either in the Wal -Mart towns or other larger trade centers. Apparel Stores. Apparel stores include clothing stores for men, women and children plus shoe stores. Figure 6 shows the changes in apparel stores in Iowa towns after the introduction of Wal -Mart stores. Apparel store sales dropped fairly steadily in the Wal -Mart towns in the years following the opening of a Wal -Mart store, ending at 28 percent below the pre -Wal -Mart level after 10 years. This probably means that primarily the stores selling low -end apparel that competed directly with the apparel sold at a Wal -Mart store suffered these losses. The apparel stores in non Wal -Mart towns also suffered a steady decline in sales in the years after a nearby Wal -Mart opening, ending year 10 at the same level as apparel 10 Figure 6 IOWA NON W/AL.7MA R,,T- TOWNS vs,, W,,ALmMAR-,T TOWNS APPAREL STORES -AFTER 10 YEARS 0 L LU p- -5 -72 -6 17 1-7 z 10 - .< -9 -9 1110 3: -15 _15 13 z -20 116 -21 w -25 -2 -211 a. -30 -26 -26 -26 -2828 -35 1 1 2 3 4 5 6 7 8 9 1 c YEARS AFTER WAL-MART ONON WAL-MART MW Figure 7 IOWA NON. WIAL-MARRT TOWNS vs. WAL7MART TOWNS TOTAL SALES - AFTER 10 YEARS 10 w 5 (D z 0 -5 z -10 w a- -15 co 4 6 6 6 6 5 6 4 4 0 -5 -r6, 8 -13 -13 -13 15 1 2 3 4 5 6 7 8 9 1 YEARS AFTER WAL-MART JANON WAL-MART MW stores in Wal -Mart towns, 28 percent. Again, it is assumed that most of these sales losses were from stores that handled competing low -end apparel. Total Sales. Figure 7 shows the change in total retail sales for the 10 years following the opening of a Wal -Mart store. Total sales for Wal -Mart towns increased by six percent by the second year and held nearly steady through year seven. However, by year eight a decline began and by year 10 sales were four percent below the pre -Wal -Mart level. This probably reflects the opening of several mass merchandiser stores in the major trade centers in the last few years, that in turn captured trade from outlying areas, including Wal -Mart towns. Figure 8 PERCENT CHANGE IN SALES OF IOWA SMALL TOWNS 1983 -1996 2,500 -5,000 1,000 -2,500 C 0 500 -1,000 Q 0 a. < 500 Rural -172 -29.2 -4 .5 -40 -61.4 -70 -60 -50 -40 -30 -20 % Change 1983 -1996 12 -10 0 4 (qL The non Wal -Mart towns, however, suffered a worse fate than the Wal -Mart towns as their total sales continually decreased over the 10 -year period, ultimately ending 15 percent lower than the pre -Wal -Mart level. Small Town Losses. It is clear that among the mid -size towns discussed above, the Wal -Mart towns fared somewhat better than the non Wal -Mart towns. But what was the impact of the mass merchandiser stores on the hundreds of towns with populations of less than 5,000? Figure 8 shows the percent change in sales of these towns from 1983 (the first year that Wal -Mart stores opened in Iowa) through 1996. It becomes clear that towns under 5,000 population bear the brunt of the discount mass merchandisers. In most cases these towns do not have a critical mass of retail stores Figure 9 DOLLAR CHANGE IN SALES OF IOWA SMALL TOWNS 2,500 -5,000 1,000 -2,500 C 0 500 -1,000 0- 0 0- < 500 Rural 1983 -1996 -742.81 -596 -33 .7 - 259.3 f I -1000 -800 -600 400 -200 Change 1983-1996 (Mii $) 13 0 nearby. needed to keep customers at home to shop, once newer and larger stores locate Figure 9 shows the approximate dollar loss of retail sales for these towns from 1983 to 1996. Sales for businesses in rural areas (outside of towns) declined by $742.8 million from 1983 -1996. Towns of 1,000 - 2,500 populations suffered sales losses of $596 million during this period. In total, towns below 5,000 population plus the rural businesses, lost retail sales of $2.46 billion during this 13 -year period. Changes in Shopping Habits After discount mass merchandisers operate in an area for an extended period of time, people gravitate to these stores and consequently cause losses of sales to smaller competing stores. Figure 10 shows changes in the buying habits of Iowa Consumers for Figure 10 PERCENT CHANGE IN SALES OF IOWA STORES, 1983 -1996 Department Stores Automotive Parts Grocery Stores Women's Apparel Lawn & Garden Stores Hardware Stores Drug Stores Shoe Stores Variety Stores Men's & Boy's Stores selected stores. -80 -60 -40 -20 0 20 % Change, 1983 -1996 14 40 60 = 4- c-4 C * rq.� The average Iowa consumer spent 42 percent more money in department stores (primarily discount stores) in 1996 than he or she did in 1983. At the other extreme, on average, consumers spent 59 percent less in men's & boy's clothing stores and this resulted in the loss of over 60 percent of these stores during this period. Public Policy Implications Public officials often get involved in regulations and statutes concerning the establishment of new mass merchandiser stores. At the state level, Vermont officials attempted to keep the Wal -Mart Company from establishing stores in that state. The policy was well intended and was meant to protect the predominantly small merchants in a small state. However, as time went on, it soon became obvious that the ban was having the opposite effect. As Wal -Mart built stores on the New Hampshire (a no sales tax state) border and on the New York border, it soon began to suck the trade out of Vermont. It is not possible to put fences around a state to keep residents from out - shopping. Organizations within many municipalities have attempted to prevent mass merehanrlicerg frnm lnrating in their areas. Mrwt nfFPn th Q 1Pv ctanrP iQ nrtraniuer1 anr] supported by local merchants who fear the competition. However, in more and more cases, people who are genuinely concerned about preservation of historic sites and natural resources, organize the resistance. A complicating factor in these local debates are growth oriented local officials such as mayors, city administrators, city council members, county council members, etc. Quite often they look at the short-term benefits of more employment, and increased tax base. But in the long term, the situation often results in the loss of local businesses, which reduces employment and tax base. In more and more cases local officials are actively recruiting the mass merchandisers to their communities 15 -* rye and offering attractive incentives. Representatives from the outlying smaller towns have the least representation in this decision - making process and consequently they suffer the greatest losses. Conclusions and Recommendations Rural communities have been losing retail sales to larger towns ever since Montgomery Ward and Sears Roebuck started their mail order businesses. However, the leakage of retail trade from small towns has accelerated in the last two decades with the rapid proliferation of discount mass merchandiser stores in the larger towns and cities. Studies in Iowa have shown that some towns below 5,000 population have lost nearly half their retail trade in the last 13 years. Public officials are placed in difficult situations as they decide whether to recruit and /or approve the establishment of new mass merchandiser stores. There is a need for an educational program aimed at public officials, to help them make better decisions regarding this problem. 16 -A-- r�3--c. How Local Merchants Can Compete The following tips have proven effective in competing with the retail giants. Attitudes and Actions In general, it is best to take a positive attitude toward the opening of a new mass merchandise store in your area. The following thoughts are offered in this regard. • In a free enterprise economy, all firms are free to compete. However, local officials should be careful not to offer unduly generous incentives to large firms that could place smaller firms at a disadvantage. • Recognize that a discount mass merchandise store will probably enlarge your town's retail trade area size. Try to figure out ways to capitalize on the increased volume of traffic in your town. It is possible to co -exist and even thrive in this type of environment. You may need to change your methods of operations as described below. Merchandise Tips The following suggestions are offered with regard to merchandise mix. • Try to handle different merchandise. If you sell the same brand, variety or style of merchandise as the mass merchandisers, you will be compared on price. If you can hold your price within 10 to 15 percent of theirs', you are probably okay. However, if you allow your prices to rise, say 50 percent higher than they do', then you are in trouble as consumers will perceive that everything else you sell is higher priced also. The solution is to handle different brands, varieties, styles, etc. Many merchants are finding that private label merchandise works well when available. Try to handle complementary merchandise. In many areas, the mass merchandisers handle only fast moving items. For example some of the mass merchandise garden centers handle only two or three varieties of hostas. Hosta fans soon learn they will not find selection at these stores. However, if you fill out your lines with new and different hostas, you can gain the reputation of being the hosta center. Look for voids in the mass merchandiser's inventory. Most mass merchandisers do not carry a very good selection of plumbing supplies. It would behoove local hardware owners to carry a complete line of plumbing supplies to fill these voids, if it fits their operation and the market. Consider upscale merchandise. Not all customers desire or demand lower priced merchandise. For example, most mass merchandisers handle low -end apparel. Clothing dealers who serve middle -to -upper income households might want to handle more upscale apparel. Get rid of the "do -s." Nearly all businesses end up with some merchandise that does not sell and ends up cluttering the sales space. This is bad for at least two reasons, 1) merchandise must turn to generate a profit, and 2) old 17 merchandise tarnishes the image of your store. Merchants should identify the "dogs" and clear them out by whatever means possible. Buy well. From time to time, nearly all merchants have an opportunity to purchase merchandise at exceptional prices. If the merchandise is something you know you can sell, you should take advantage of the good buys. With good buys you can enhance your pricing image while making better profit margins. Storeowners should also be on the lookout for opportunities to purchase cooperatively with other local merchants or through a larger buying cooperative. Marketing Tips. There are always ways of improving marketing practices. The following tips are offered to merchants regardless of their competition. • Know your customers. It is important to know the demographics of your trade area in order to have the optimal merchandise mix. The breakdown of the population by income, age, occupation, etc. is available from census data, which can be found at most libraries. In addition, several marketing firms can quickly generate a detailed report, tailored to your specific trade area for a nominal fee. One such company is CACI Marketing Systems at (800) 292 - CACI. You may also want to conduct customer focus groups where diverse groups of customers under the direction of a third party moderator, discuss what they like and dislike about your business. These can be done by community colleges, other colleges and universities and by private consultants. • Extended opening hours is a necessity! Lifestyles have changed dramatically in the last generation. Now it is quite common for a household to have multiple wage earners working outside the household. Most of these people simply cannot get to local stores to shop if they stay open only from 8:00 a.m. to 5:00 p.m., and by necessity, they shop at mass merchandisers and shopping malls where the opening hours are in tune with today's societal needs. Downtown merchants and other independent merchants can not seriously compete in this environment unless they cooperate and offer similar convenient opening hours. • Adopt a "no hassle" returns policy. Most mass merchandisers have very liberal return policies and they have shaped consumer's expectations. Unfortunately, some independent merchants have more restrictive policies, which frustrate and anger customers. Studies have shown that angry customers typically tell 10 to 20 other people about their bad experience and this can be disastrous for your store. It is essential that independent merchants adopt returns policies similar to those of the mass merchandisers. This policy should be stated on signs at the checkout station, as well as on receipts and shopping bags, so that there is no doubt in the customer's mind about the policy. Signs such as "All sales final!" have little place in today's retail stores. • Sharpen your pricing skills. Most customers judge the pricing structure of your store on the few things they know of price o£ Consequently, if you are selling a popular brand of soft -white incandescent light bulbs for 200 percent is more than the mass merchandisers, they declare your store to be high priced, when in fact, most of your other products may be competitively priced. The solution is variable markup, where you identify several "price sensitive" items and mark them down to be competitive with the mass merchandisers. Furthermore these price sensitive items should be prominently displayed on end caps and other conspicuous places. Conversely, on unique items or items where you are the sole source, you can take higher markups. Focus your advertising. Stress your competitive advantage. Every business must have one or more competitive advantages, in the eyes of the customer, in order to succeed. For example Sears established a huge competitive advantage many years ago when it adopted "Satisfaction Guaranteed." With Wal -Mart, "Everyday Low Prices," is a strong competitive advantage. Smart firms incorporate these competitive advantage mottoes into nearly every advertisement. Unfortunately, many smaller merchants do not get their full money's worth from their ads because they often fail to promote their competitive advantages: For example, a nursery that offers free landscape planning or free delivery ought to incorporate these facts into every ad. After a period of repetition, customers will automatically know your competitive advantages and may patronize your store when the need arises. Service Tips Superior service can become an important competitive advantage for many smaller businesses. Large chain stores usually don't have the flexibility to offer many of these services. • Emphasize expert technical advice. It is difficult to find workers in discount mass merchandise stores who know the merchandise. Many smaller stores build a loyal clientele base because the owner and employees are able to help customers analyze their problems and help them to find the necessary tools, supplies and equipment. • Offer deliveries where appropriate. Many customers, because of schedules or health problems, have a need for deliveries. Others have a need for delivery of certain items that are heavy or bulky. Typically mass merchandisers cannot respond to these needs. Some smaller merchants can carve out a substantial market share by offering delivery service. • Offer on -site installation and service of certain items. Many people have a need for services such as professional tree planting, sod installation, tree pruning, etc. Larger discount stores cannot readily provide this service. Independent merchants can draw a substantial volume of trade by providing these and other services. • Develop special order capability. It is not possible for merchants to carry every conceivable item in inventory. However, they should make arrangements with suppliers or cooperating partner stores to quickly ship out -of -stock merchandise. So rather than let a customer walk out the door when an item is not in stock, it is better to say, "I'm sorry I do not have it in stock, but I can get it for you in two days." 19 • Offer other services as appropriate. Independent merchants can develop many loyal customers by offering "how to do it" classes, rentals of certain Items that will boost sales of collateral merchandise, a branch post office, etc. Customer Relations Tips In past years, small businesses had the reputation of excellent customer relations. However, nowadays many consumers perceive that they are treated no better in small firms than in larger ones. Research has shown that poor customer relations are the primary reason that customers quit doing business with a store. The following suggestions are offered for all businesses. • Make sure customers are "greeted." According to surveys, the primary thing that offends customers is the failure to be greeted or acknowledged when entering a store. This is particularly acute when the customer is in a buying mood. All store personnel should be trained to "greet" customers when they enter a store, determine their needs and assist them in any way possible. • Offer customers a smile instead of a frown. It's a fact that all customers prefer doing business where they are treated in a friendly manner. • Make employees "associates." Firms like J.C. Penney, Wal -Mart and The Home Depot call their employees associates and treat them as part of the team. Independent merchants can emulate this. In particular, regular store meetings should be held where everyone is apprised of the latest happenings and plans and where all problems and suggestions can be aired. • Solicit complaints. Many times customers have had a bad experience in a store, but they are reluctant to complain to store personnel for various reasons. Instead, they go around complaining to other people. Good merchants would rather hear of the complaint first so they can find a remedy. They should provide an environment where customers feel comfortable complaining. This can be done by soliciting complaints through ads in the media, through signs at the checkout counter and on shopping bags. You must be prepared; however, to solve these problems when complaints are made. • Learn how to handle irate customers. Dealing with irate customers is something that few people enjoy, but it is crucial to the success of the business. The worst thing store representatives can do is to argue with or be rude to an irate customer. The following process with the acronym of LEAR is recommended. (L) Listen. It is easy to become defensive and turn off the customer while you are thinking of your response, but it pays to set everything aside and listen intently. (E) Empathize. Put yourself in the shoes of the customer and think how you would like the situation resolved. (A) Ask. Ask questions to get all the facts on the table. (R) Resolve. Resolve the situation to the satisfaction of the customer. Most merchants have found that by merely asking, "What do you see as a reasonable solution ?" they can achieve a win - win solution. • Train employees (often). In the eyes of the customer, the employee is the business. Training employees can have one of the highest payoffs of any investment in the business. New employees should be trained on store policies 20 and in the use of any equipment or machines to be used. As they progress in the company, they should receive recurring training on new products or techniques and industry trends. There is an array of training available through educational institutions, parent companies, suppliers and others. In addition employees should be given access to trade journals, videotapes and other educational items. Continually Improve the Efficiency of Your Business Businesses may be doing all the right things as mentioned above, but unless they are efficiently operated, they are probably doomed to failure. Some of the top mass merchandisers such as Wal -Mart and The Home Depot continually strive to improve their operating efficiency. The following are some of the things you can do to improve your efficiency. • Adopt modern technology. Mass merchandisers have improved their efficiency dramatically by adopting new technology. Much of that technology is now available and affordable to the smaller merchant. For example, powerful computers are available at ever decreasing costs. Software packages to handle nearly all store functions are also available. Computers reduce the need for people, improve accuracy and provide quick analyses of the business' performance. In addition, point of sale (POS) scanner equipment is now available and affordable to all but the smallest businesses. In addition to scanning prices and speeding customers through the checkout line, they can revolutionize inventory control when tied in with the store computer and ultimately with supplier's computers. • Become familiar with your financial statements. Many merchants do not like to deal with the finances of the business. If they can "farm" this operation out to a bookkeeper or accountant, they feel "out -of- sight, out -of mind ". Good merchants must become intimately familiar with the finances and operations of their businesses. They should constantly monitor gross profit margins, operating expenses, net profits and the various ratios important to the business. • Relentlessly find ways to reduce operating costs. One of the reasons that the mass merchandisers can lower prices and still make a profit is that they their operating costs. In addition to adopting technology, they find ways to save on utilities, insurance, transportation, etc. They are also always finding ways to reduce continually reduce "shrinkage" by reducing shoplifting, pilferage and damage to merchandise. Smaller merchants can do the same thing. 21 =i�- r,:4� References Discount Store News. "Discounter of the Decade." December 1989. Mahoney, Tom. The Great Merchants. New York: Harper & Brothers, 1955. State of Iowa. Iowa Retail Sales & Use Tax Report. Des Moines, IA, 1976 -1996. Stone, Kenneth E. "Competing with the Mass Merchandisers," Small Business Forum, 1995. Competing with the Retail Giants. New York: John Wiley & Sons, Vol. 9, No. 1, Spring 1991. . "The Status of Retail Trade in Iowa's Small Towns After 10 Years of Wal -Mart Stores." Iowa State University Department of Economics, Mimeo, 1997. Walton, Sam and John Huey. Sam Walton Made in America. New York: Doubleday, 1992. 22 EC -690 -W Agricultural ECONOMICS EC -690 -W Economic Development Purdue University Cooperative Extension Service West Lafayette, IN 47907 http://www.extension.purdue.edu/extinedia/ee/ec-690-w.htrn fqLt- Retail Sales Trends in Indiana Counties David Broomhall, Economic Development Specialist Eric King, Research Assistant Creating economic opportunity is a challenge facing many rural communities. One aspect of community economic development that concerns some local leaders is access to consumer services. The availability of a wide range of retail services within a reasonable distance of home is considered by many people to be an advantage. Changes in retailing such as the movement of large discount department stores to rural areas, have altered rural spending patterns. These and other changes in retailing concern rural consumers, local leaders, and existing retailers who must operate in this new environment. Communities considering the expansion of retail opportunities as an economic development strategy must realize its limitations. Retailing generally does not create new jobs and income; it only captures them from nearby communities. Thus, it is important for local leaders to take a diversified approach to community economic development. Attracting and retaining good jobs that pay reasonable wages, maintaining infrastructure, and providing adequate public services are examples of other important economic development strategies. The goal of maintaining the presence of a healthy retail industry in a community is just one aspect of an effective long -term economic development strategy. This publication provides information from the 1987 and 1992 Census of Retail Trade and the 1994 Statistical Abstract of the United States (SAUS) to help communities understand retail sales trends in Indiana. The publication begins with an explanation of the pull factor, which is a measure of the strength of a community's retail sales, and an examination of retail trends in Indiana counties. The publication then examines the impact of large discount department stores in rural areas, and closes with a brief summary. The Pull Factor and Local Retail Trends Most communities would like to have a well- developed retail sector because it means that consumers have access to a wider array of goods. In states that have a local sales tax there is an even greater incentive to maintain a viable retail sector, because it generates revenues for local government. One measure of the extent to which a county is capturing retail sales is the pull factor. A pull factor is the ratio of actual retail sales to potential retail sales, with potential retail sales calculated as shown in Equation 1. This equation shows that potential retail sales are a function of state average retail sales per capita and local income and population. The higher the average local income or population, the higher the potential retail sales. Equation 1. Calculation of Potential Retail Sales (State Retail Sales) (Local per Capita Income) Potential Retail Sales = -------------- - - - - -- x ------------------------ x Local Population (State Population) (State per Capita Income) The equation calculating potential retail sales relies on several simplifying assumptions. First, it assumes that expenditure patterns are the same in all communities. But the expenditure patterns of a community may be different from the state average. For example, people over 65 generally spend a higher proportion of their income on health care (SAUS, Table 164), which implies spending a lower portion of income on retail goods. Hence, potential retail sales may be overstated in communities with a high proportion of retired persons. Likewise, in high -cost areas, households tend to spend a higher proportion of income on housing (SAUS, Table 705), which may crowd out purchases of retail goods. A second assumption is that individuals spend a constant proportion of their income on retail goods as opposed to other expenditures. For individuals this is generally not true, because those with higher incomes tend to spend relatively more of their income on services than do low - income individuals (U.S. Department of Labor, 1993) and relatively less on retail goods. Given this relationship, we might expect potential retail sales to be overstated in higher income 1 of 5 2/20/2014 5:15 PM EC -690 -W communities and understated in lower income communities. http://www.extension.purdue.edu/extrnedia/ec/ec-690-w.htm All communities lose retail sales to other communities, and all capture retail sales from consumers in other communities. Losses of sales are referred to as "leakages." Examples of the leakage of retail sales are expenditures on trips to neighboring counties to purchase everyday items, money spent on "big ticket" items such as cars and major appliances that may not be available locally, and money spent on vacations in nearby or more distant locations. Expenditures by nonresidents represent retail sales captured from other counties. The degree to which a community captures retail sales from, and loses retail sales to, other communities is reflected in the pall factor. A pull factor greater than 1.00 indicates that a community is capturing more retail sales from consumers in other communities than it is losing, given local population and income levels. A pull factor less than 1.00 means that a community is losing more retail sales than it is capturing in expenditures from nonresidents. A pull factor of 1.00 indicates that a community is just capturing the amount of retail sales expected. Figure 1 shows retail sales pull factors in Indiana counties in 1992. As Figure 1 illustrates, 24 of Indiana's 92 counties have pull factors greater than 1.00. Seventeen of these 24 counties are located in metropolitan areas, which suggests that metropolitan areas are serving surrounding rural counties as regional retail service centers. Four of the seven rural counties with pull factors greater than 1.00 -- Wayne, Jackson, Dubois, and Jasper - -are located quite a distance from the center of the nearest metropolitan area and appear to take on the characteristics of retail trade centers themselves. In some instances these data may be misleading. For example, Vigo County has a large mail order company which sells to consumers nationwide. Such a business behaves like a manufacturer that exports products outside the local area, creating jobs and income locally. From an economic development perspective, this is desirable. But this business does not increase the availability of goods to local consumers and distorts the pull factor as a measure of retail sales capture from nearby counties. As this example illustrates, knowledge of the local economy can be very helpful in the proper interpretation of pull factors. Trends in retail sales can be shown by examining pull factors over three (Table 1). Figure 2 shows the change in county pull factors from 1987 to 1992. Rural areas experienced the greatest amount of change in retail sales patterns. Of the 33 counties whose pull factor changed by 0.10 or more, 23 were rural counties. Rural areas may be more susceptible to large changes in magnitude because their economies are usually smaller. If a major retailer leaves a rural area, consumers may have no alternative but to shop in another county, while urban consumers can shift their shopping to other nearby retailers. Wide variations in retail sales gains and losses in rural areas also are consistent with the movement of large discount retailers into rural areas. This is the subject of the next section. The Impact of Wal -Mart in Rural Indiana One major change in rural retailing has been the expansion of Wal -Mart and other mass merchandise stores in rural areas. Stone (1991, 1993) examined the impact of Wal -Mart in Iowa. Using pull factors, he found that those rural towns in which Wal -Marts are located captured an increasing share of retail sales, while those that did not have a Wal -Mart experienced declines in total retail activity. Increases in retail sales can be caused by capturing an increasing share of local demand, reducing leakage of retail sales to neighboring towns, or by capturing sales from consumers in nearby towns and rural areas. Stone reports that, within Wal -Mart towns, retailers who sell the same goods as Wal -Mart are subject to losing sales. Merchants who sell goods that are different from what Wal -Mart generally gain sales because Wal -Mart attracts more shoppers to the town, creating spillover effects to these merchants. He also found that non -Wal -Mart towns near Wal -Mart towns suffer because many consumers now choose to shop in Wal -Mart towns. Indiana data tend to support the findings in Iowa. The 31 rural counties that have Wal -Marts have an average pull factor of 0.93. This compares to an average pull factor of 0.60 for the remaining 24 rural counties without a Wal -Mart. Of course, Wal -Mart itself contributes to a county's pull factor, simply because it's one more retail establishment. However, it appears that Wal -Mart's contribution to the pull factor is larger and more significant than can be explained by the simple addition of another retail store. Retail sales in Wal -Mart counties also tend to be stable or growing, while non -Wal -Mart counties are more likely to be experiencing declining pull factors. Only two (6 %) of the 31 counties with Wal -Marts had their pull factor decline by 0.05 or more between 1987 and 1992, while nine (38 %) of the 24 rural counties without a Wal -Mart experienced a decline in their pull factor of greater than 0.05. While there is not yet enough data to prove that the presence or absence of a Wal -Mart causes these changes, there is sufficient evidence to suggest that such a relationship does exist. Summary The ability of a community to capture retail sales is important to maintaining consumer services. The information in this publication may help local leaders assess the health of the retail sector in their county and in neighboring counties. The report highlights changes in retail sales patterns that are occurring statewide and particularly in rural areas. The reader is cautioned that pull factors are only a descriptive tool and provide only one small piece of information with which to evaluate the health of the local retail sector. Local leaders must keep in mind that increasing their share of the retail pie only redistributes sales across jurisdictions. It does not create new income. Hence, retail expansion creates economic development only at the expense of other, nearby communities. As an alternative to trying to stem the tide of lost retail services, local communities may be better off utilizing scarce resources to improve infrastructure, attract and retain employment and income, or improve public services. References Stone, Kenneth E. "Competing With the Mass Merchandisers." Small Business Forum, Spring, 1991, pp. 33 -45. Stone, Kenneth E. Impact of Wal -Mart Stores and Other Mass Merchandisers in Iowa, 1983 -1993, Department of Economics, Iowa State University, Mimeo, 1993. United States Department of Commerce, Economics and Statistics Administration, Bureau of the Census. Statistical Abstract of the United States, 1994, 2/20/2014 5:15 PIV 2of5 EC-690-W http://www.extension.purdue.edu/extrnedia/ec/ec-690-w.hb-d United States Department of Labor, Bureau of Labor Statistics, Consumer Expenditure Survey, 1990-91, Bulletin 2425, September, 1993. xble Figure 1. Indiana County Pull Factors in 1992* 1.09 1.03:.. 1-01 SurawO tkis, 119—F Sftubm TA Podd , ::_ C i 1; v 41 .72 ML , ifeiid 70 ROD: rosmosko 7 92 .76 wex* •34 54 Hot. 1,13" 1 .70 Jsy .70 .74 F .. W- .60 .92 HMY 1.18 Wayne WWI plabc AS 99 .76 . .69 Rush nmuc woo z 01" -W 0 .45 .77 O .72 Frulldin. IA= D� 49 BrOAM M—. •9 Sullivan .69 t 72 RiPICY Lit 1---p le ac 34 1.13 A. 1.04 .66 DAM" -61 "Sw 70 OF44C , 4142 A- L22 Dubois -61 GlObso'M 'ibd -7L Y T S *Shad.ed counties we in toewVolitsn um Table 1. Retail Sales and Pull Factors in Indiana Counties in 1987 and 1992. 3 of 5 2/20/2014 5:15 PM EC -690 -W •CoLmocs Listed m bold arc metro counties. Counties listed milalie7 had Peal -Mart+ in 1992- Figure 2. Change in Indiana County Pull Factors, 1987 -1992 4 of 5 http://www.extension.purdue.edu/extrnedia/ec/ec-690-w.htrn -* (';q- C- 2/20/2014 5:15 PM 1987 1992 1987 1492 - 1987 1992 1987 1992 Retail Sales Beta Sales Pan Pall Retu7 Sdea Rcgs1 Salty Pall Fall C-* (41=4800a) (aamsn-) F- F- Cp V Cma�iOima) Cmsnl&ous} Fadac Faclor Adams 173!•36 238,755 1.00 1.19 Lawrence 196,160 277110 0.87 6.97 ASM 2,185238 2,648,897 1.09 1.03 Ma&m 752414 940,319 1.01 1.06 Bartholomew 399,460 516,546 0.94 0.97 Mortos 6,874,911 8,289,348 L27 1.16 Beaten 33,866 35,309 0 -64 0.54 ,ldaralraM 200.663 280,256 0.86 0.95 Btacl*rd MJ22 61,034 OJO 0.70 Martin 36,680 42,419 0.72 0.66 Baoa,e 182,580 216,554 0.67 0.60 Maori 138,991 168,596 0.71 076 Bmwa 28,376 45,830 0.41 0.49 if-me 617,044 804,849 1.13 1.09 Carmu $1,938 72,805 0.47 0.S4 Momgomery 193,756 230,000 0.99 0.88 Cats 192$505 243,071 0.87 032 Merrm 244,469 322,615 0.80 0.80 Clark 693,279 900627 1.41 1.42 NeRtan 36,758 42,408 054 0.48 Clay 102,576 192,468 0.81 1.22 Nook 161,215 182,367 0.50 0.72 Ciiaaton 132,481 144,666 0.77 0.67 Ohio 10,085 7,749 0.4I 015 ctwetd 25,734 1 30,770 0.64 0.61 Orange 54,084 74,171 0.61 0.70 Donee, 119,674 178,087 0.85 1.04 Owen 43,304 79,640 0,58 0.77 Dearbm" 166,004 258,302 0,75 0.94 Pmix 52.941 47,003 0.69 0.47 Dernetr 100 .327 151,856 0.77 0.92 Ferry 68,809 105,353 6.76 0.98 Dekalb 161.689 212,089 0.79 0.84 Pilot 25.573 31,759 0.35 0.38 Ddaaure 647.780 855,759 1.04 0.99 PaMr 569,168 811,762 0.73 0.75 Dubois 272,870 365,681 I.14 132 Posey 74,034 108,805 0.47 0.56 EDAM 1,061,347 1,243,240 1.09 1.03 Pularla 44,194 65,819 0.62 0,79 Fayette 114,846 I56,670 0.79 089 Putnme 107.421 145,375 0.70 0.75 Floyd 275 ,392 106,741 0.72 0.60 Randolph 88,900 115,297 0.58 0.69 Fountain 72,206 84,241 0.51 0.74 Ripky 107,155 138,857 0.80 019 FruAlm 44.553 54.243 0.47 0.45 Rauh 61J49 90,562 0.64 0.76 Fulton 77.484 98,410 077 0.80 9909 84,927 118,837 088 0.93 Gibson 130,051 179,114 0.70 0.80 Skelby 16SJ62 228,999 0.72 0.75 Grant 433.874 507,672 1.05 1.00 Spencer 57,425 64,275 037 0.52 Greene 113,066 134,320 0.76 0.69 Stmfka 84.426 81349 0.89 0.70 JTA -Bat 527.433 - 884,520 0.60 0.66 Steubm 151,973 270.512 094 1.36 Hkewck 179,913 257,573 0.63 0.66 &J-99A 1,686,866 2,043,641 1.09 1.09 Harrsron 104,216 13!1,691 0.70 071 SnM vmi 86,963 77,525 0B7 0.62 Het4icks 283.212 42IA09 059 0.67 SSwitrerlaad 9,751 14,429 0 -32 0.34 Hemy 230,852 307,563 0.87 0.92 17pperanoc 851.336 1.120,484 1.22 131 Forward 607,622 735,348 1.16 1.13 71y 1 93.460 92,M 094 0.76 HvnOaeton IS5,311 179,930 0.74 0.70 Union 20,449 2 &428 0.60 0.69 Jackson 194,188 280,131 0.97 1.11 Vand&h wgh 1,337,009 1,685574 1.23 1.23 Jatper 106.933 188;247 0,80 1.15 Vgmilflon 72.391 99,776 0.82 0.89 Jay 68,400 57,140 0.65 0.70 ligo 1,161.686 1,656,620 2.01 2-25 Jefferson 139,647 .209AS 0.99 1.13 Wabash 166,752 195,025 0.85 0.85 Jnasings 69429 106,906 0.67 032 Warren 6,168 .6,290 015 0:12 Johnsen 577,344 739,844 1.05 1.07 Warrick 132,906 176.086 0.48 051 Knee 226.452 291,438 1.06 1.08 Wa>hotglea 82,938 83,311 076 0.61 Kosctaska 329.962 433,370 0.85 0.87 1Payme 478,646 578.430 1-19 1.18 Lagrange 95ASO 131,047 0.64 0.80 Wells 96,852 1.19,517 0.63 0.62 Lake 2,751.798 3,554.176 0,95 1.01 White 106,505 138,170 0.84 0.85 Laporte 561.132 _ 789,991 0.93 1.05 W1rAY 108.355 165,040 0.67 0.84 •CoLmocs Listed m bold arc metro counties. Counties listed milalie7 had Peal -Mart+ in 1992- Figure 2. Change in Indiana County Pull Factors, 1987 -1992 4 of 5 http://www.extension.purdue.edu/extrnedia/ec/ec-690-w.htrn -* (';q- C- 2/20/2014 5:15 PM EC -690 -W http://www.extension.purdue.edu/extmedia/ec/ec-690-w.htiN New 6/95 Cooperative Extension work in Agriculture and Home Economics, state of Indiana, Purdue University, and U.S. Department of Agriculture Cooperating; H.A. Wadnvorth, Director, West Lafayette, IN. Issued infurtherance of the acts of May 8 and June 30, 1914. 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L V � 4) U. CL LM a� C. Lm 0 1 cn o v ,4- 1 -� 0 -tk,--4c- K Cam. 0 -41--k,-�L X E C6 Q _( U o N W G� s — Cl) c� c6 c� O Q C a) W v a z o o ' Q a� U L V V S. L LO In co co c r• � re: �+ Q) c I" U U i OV C -� O cti N —C U m r� O 0 co � o O LO I— U U) a v z3 o d- 0 m C U) o � _ Cn n :3 U vU O �v-0 N oCe) .- 4-O can U) sZU-0 oco U O (3) QU can 8- v-0 o co 0 m U U) N � _ L n U U 75 O- N -C .- 4-O U U) sZU-0 oco C� O U O N 4- O N O U O N E O 0 a� -j O cn L C6 N a) U N m cn (t3 E O O U N C� U O N .cn U) U) c� L- 0 CL- = U E O N O C� Q L- O 1.2 .c- CCS a) a) a) 0 0- 4-- O C O X W a O N N U O O U W c /1 C: O co 4- E o 1 U 2 O LL N n /1 O ♦J W N Has Wal -Mart, Buried Mom and Pop ?: The Impact of Wal -Mart on Self Employment and Small Establishments in the United States` Russell S. Sobel James Clark Coffman Distinguished Chair Department of Economics & Entrepreneurship Center West Virginia University Morgantown, WV 26506 -6025 Russell.Sobel@mail.wvu.edu (304) 293 -7864 voice / (304) 293 -5652 fax Andrea M. Dean Department of Economics & Entrepreneurship Center West Virginia University Morgantown, WV 26506 -6025 Andrea.Dean@mail.wvu.edu (304) 293 -7877 voice / (304) 293 -5652 fax Abstract Saving traditional small `mom and pop' businesses has been a justification for political and court decisions preventing Wal -Mart from opening new stores virtually everywhere across the United States. We present the first rigorous econometric investigation of how Wal -Mart actually impacts the small business sector. We examine the rate of self - employment and the number of small - employer establishments using both time- series and cross - sectional data. Contrary to popular belief, our results suggest that the process of creative destruction unleashed by Wal -Mart has had no statistically significant long -run impact on the overall size and profitability of the small business sector in the United States. JEL Classification Codes: L81, D59, C21 The authors would like to thank David Gay, Randall Childs, and Amy Higginbotham for help in acquiring data, and Jim LeSage and Todd Nesbit for help with the spatial econometric programs we employ. We are indebted also to Peter Leeson, William Trumbull, Edward Lopez, and conference and seminar participants for helpful comments and suggestions. Has Wal -Mart Buried Mom & Pop ?: The Impact of Wal -Mart on Self Employment and Small Establishments in the United States "Wal -Mart has indeed set prices low enough to drive mom & pop stores out of business all over the country and kept the prices that low forever. "1 "During the last 20 years, Wal -Mart has moved into communities and destroyed them, wiping out stores, slashing the tax base, and turning downtown areas into ghost - towns." 2 I. Introduction The argument that Wal -Mart inflicts significant harm on the small `mom and pop' business sector of the U.S. economy is so widely accepted that one of the paper's opening quotes is actually from apro -Wal -Mart article, which goes on to discuss the merits and efficiency enhancements that result, claiming that "[i]n a free market, large suppliers of nearly everything will drive most small suppliers out of business." Wal- MartWatch, one of the largest Anti -Wal -Mart organizations, features an academic article claiming that in Iowa, Wal -Mart's expansion has been responsible for widespread closings of `mom and pop' stores, including 555 grocery stores, 298 hardware stores, 293 building suppliers, 161 variety shops, 158 women's stores, and 116 pharmacies.3 Perhaps because of its size and success, unlike most other firms, Wal -Mart's ability to open new stores is generally decided within the political process. State and local economic development authorities, and state courts, in most cases make the final decisions on whether to allow the entry of a specific new Wal -Mart store. These decisions are often significantly influenced by arguments about the harm done to small businesses. For example, in her comments to a local reporter surrounding the city commission's vote on allowing a new Wal -Mart store, Aberdeen, South Dakota city commissioner Pat Klabo stated "If this were a moral decision, we would have voted right away [in favor of the `mom and pop' stores]. "4 Even President Clinton's former Secretary of Labor, Robert B. Reich, writes in the New York Times that Wal -Mart will turn "main streets into ghost towns by sucking business away from small retailers. "5 However, these previous estimates of the negative impact of Wal -Mart on other businesses, such as the numbers cited above, are misleading. These estimates come from a series of applied policy studies that simply compare averages for counties with Wal- Mart stores to those without.6 While these studies have garnered significant media publicity and widespread acceptance, they are problematic for several reasons. First, no econometric methods are employed, making it hard to know if the differences are statistically significant or caused by the many other economic and demographic factors that differ between counties with Wal -Mart stores and those without. In addition, perhaps the biggest problem with these previous studies is that they analyze data only for directly competing retail business sectors within that specific county. This is even true for the one published study that does use econometric techniques to examine the data, Basker (2005a). The idea of creative destruction, first eloquently stated by Schumpeter (1934) explains how entrepreneurs, like Sam Walton, are a disruptive force in an economy. Schumpeter emphasizes the beneficial aspects of this process of creative destruction, one in which the introduction of new products results in the obsolescence or failure of others. Schumpeter points out that while these inventions do result in job losses in certain areas, they result in overall net gains because of the positive impacts on economic activity in other areas.$ These impacts are, however, widespread and often hard to identify.9 Similarly, Wal -Mart's openings, while resulting in the failure of some small businesses, create opportunities for new businesses, both large and small, not only in that local area but in other more distant places as well. Because of their reliance on county level data that considers only directly competing retail firms, this process of creative destruction is not accounted for in previous research. If a new Wal -Mart store opens, for example, and it causes a local hardware store to fail, and subsequently a new art gallery opens in its place, only the failure of the hardware store is counted by previous studies. The opening of the art gallery is not reflected in the data because it is not a retail store. In reality, one business was substituted for another, but this effect would not be reflected in the data because expansions in sectors that don't directly compete with Wal -Mart are, by definition, excluded from their analysis. In addition, because previous studies use county -level data, virtually all of the general equilibrium impacts that occur at the macroeconomic level—in other counties, for example —are ignored. And it is likely that these macroeconomic effects, in the case of Wal -Mart, are enormous. Finally, previous research is problematic because it generally uses data for all competing retail businesses, including other large retailers like Kmart, Target, and Home Depot, who are all clearly negatively impacted by Wal -Mart. Thus, it is unclear to what extent these previous negative estimates can be used to infer about the impact Wal -Mart has on the `mom and pop' sector of the economy alone, as Kmart's store closings would be counted in the data used in these previous studies. From an economic standpoint, the real question of interest is how Wal -Mart impacts the overall size of the small business sector for the entire U.S. economy. To overcome the problems in previous studies, we use both state and national level data, restrict our analysis to small firms only, and include all small firms regardless of whether they are in a directly competing business sector or not. To be clear, there is no question that certain specific small businesses fail because of the entry of a new Wal -Mart store, and that Wal -Mart has negative impacts on other major retailers like Kmart. These are the effects other studies have estimated. The question that remains unanswered, however, is how Wal -Mart has affected the overall level of small business activity in the U.S. after all long -run readjustments have occurred, and this is what we estimate. We proceed by first discussing what economic theory would predict with regard to Wal -Mart's impact on small business activity, focusing on Schumpeter's theory of creative destruction. We then perform statistical analysis of both aggregate time series data and state -level cross sectional data using spatial econometric methods to arrive at an estimate of the impact Wal -Mart has on the small businesses sector in the United States. � 1. The Process of Creative Destruction Unleashed by Wal -Mart Virtually every U.S. citizen has witnessed, first hand, the closing of small downtown merchants after the arrival of a new Wal -Mart store. Particularly hard hit are small businesses that used to sell building supplies, toiletries, groceries, clothing, and electronics. Downtowns with empty storefronts, however, soon see new small businesses opening in these vacant locations. In Morgantown, West Virginia, for example, a shop that was once a women's clothing store has now turned into a high -end restaurant. A former record and Compact Disc store has been converted into an ice cream parlor. Other vacated stores have been filled by a coffee shop, an indoor rock climbing facility, an art gallery, a candle shop, a collectible comic book store, a dinner theatre, an antique mall, and a new law firm. 10 4 *--(IQ__ This `recycling' of productive resources into new areas is precisely the mechanism by which the process of creative destruction increases economic efficiency. Prior to the opening of Wal -Mart stores, downtown retail space was very competitive, and was generally allocated to those stores providing the type of general merchandise now sold at Wal -Mart. Only when these valuable store locations were freed up by the entry of Wal -Mart did they become economically viable locations for many other types of small businesses. This provided opportunities for new entrepreneurs, opportunities formerly unviable before these resources were freed from the production of general merchandise. In the case of the antique mall, what used to be a single retail establishment is now replaced by approximately 20 to 30 small sole proprietors under this one roof. Wal -Mart has also eased the traffic flow in highly congested downtown areas. Businesses whose shoppers need to run in and out quickly are thus more viable in the downtown area, as their customers no longer have to compete for parking with people doing their weekly shopping. Perhaps most importantly, the money consumers save on their general merchandise purchases because of Wal -Mart's lower prices is extra money that can be spent on other goods and services, such as those sold by these new specialty shops. Basker (2005b) finds that the opening of a new Wal -Mart store results in city -wide price reductions of approximately two or three percent in the short run and about ten percent in the long run, giving consumers a significant amount of additional disposable income to spend on new goods and services. Some of this money will be spent on goods and services produced by local small businesses, while some will be spent on goods and -a-�-4� services produced by small businesses outside the local area expanding small business activity in other counties and regions. Thus, while in terms of local business failures the costs of a Wal -Mart store opening are easy to identify, the benefits are widespread and difficult to identify without examining more aggregate data.' 1 In theory, there could be one additional recreation company (like a whitewater rafting company, for example) in existence solely because of the time and money Wal -Mart has saved consumers. These new businesses, however, are not necessarily in the specific county in which Wal -Mart opens, nor in directly competing business sectors. Other small businesses, like this hypothetical additional whitewater rafting company, clearly occur in other counties, and in other industries (as with our examples of new downtown non - retail businesses), and have been completely excluded from previous studies. This has resulted in a very incomplete picture of how Wal -Mart actually impacts the overall size of the U.S. small business sector. Additionally, because Wal -Mart store managers are given some degree of flexibility in their decisions to carry lines of local merchandise, new markets have opened for other businesses who now sell products in their local Wal -Mart stores. 12 The building of a Wal -Mart store itself results in significant contracting with small local suppliers. By increasing the volume of exchange in an area, and through the reallocation of productive resources, Wal -Mart has a significant, positive impact on the small business sector. Thus, while it is clear that Wal -Mart does result in some small business failures, many of which are highly visible, economic theory predicts that there are other impacts of Wal -Mart that can exert positive and offsetting impacts within the small 'business sector. The question is whether, in total, these positive impacts outweigh the small 6 business failures Wal -Mart causes for its direct competitors. In particular, the opening of a Wal -Mart store causes businesses of various sizes to fail, while at the same time creating opportunities for new businesses of various sizes. At issue, then, is how the average size of the businesses that fail compares to the average size of those that open. As this section has illustrated, based purely on theory alone, it is difficult to predict whether Wal -Mart exerts a positive or negative impact on the overall size of the small business sector. There are many effects, working in opposite directions. In the end, it is an empirical question. We now turn to performing this analysis in the next several sections of this paper. We begin by exploring the impacts detectable in aggregate U.S. time series data, and then proceed to a cross - sectional analysis at the state level. III. The Aggregate U.S. Effects of Wal -Mart in Time Series Small Business Data Wal -Mart is big enough to have significant macroeconomic effects. Hausman and Leibtag (2004), for example, find that the Consumer Price Index (CPI) is biased because of the failure to specifically account for Wal -Mart. These authors find that the CPI -U `food at home' inflation rate is overstated by about 0.32 to 0.42 percentage points, which they conclude leads to a substantial 15% upward bias in the U.S. inflation rate each year. 13 Thus, because of its sheer size, if Wal -Mart has a negative effect on small business activity, this effect should be discernable in aggregate U.S. data. In Iowa, for example, there are roughly 5,000 establishments with one to four employees, out of a total of 14,000 establishments. Recall that previous estimates (discussed earlier), so heavily popularized by anti -Wal -Mart groups and the media, cites Wal -Mart's expansion as responsible for the failure of 555 grocery stores, 298 hardware 7 stores, 293 building suppliers, 161 variety shops, 158 women's stores, and 116 pharmacies, for a total of 1,581 business failures. Taken at face value, this would amount to a failure of 11.3 percent of all business firms in the state of Iowa, or 31.6 percent of all establishments with one to four employees. Impacts of this magnitude, occurring in all 50 states, would certainly be discernable in aggregate U.S. data. In fact, because Iowa is a fairly representative state in the sample, an extrapolation would suggest that based on the estimates from these policy studies, the overall size of the small business sector in the United States should have fallen by about one -third relative to days prior to Wal -Mart's expansion across America. Has this one -third reduction in U.S. small business activity really happened? If so it should be clearly visible in the raw data on U.S. small business activity, and this is the first evidence we will examine. For our analysis we collect data (for the 48 continental U.S. states) on the rate of self - employment, the number of small establishments, and the number of Wal -Mart stores (including both Wal -Mart Discount Stores and Wal -Mart Supercenters).14 The rate of self employment for each state is calculated by taking nonfarm proprietor employment (i.e., the number of self employed persons) as a percentage of total nonfarm employment using data from the U.S. Department of Commerce's Bureau of Economic Analysis. 15 As another measure of the number of small, `mom and pop', businesses we collect data on the number of retail establishments with one to four employees per 100,000 of state population from the U.S. Census Bureau. For a check of robustness, we also examine the number of retail establishments with five to nine employees, also normalized per 100,000 of state population. We arrive at our aggregate measures for the entire U.S. by summing -d4-- �-4-C,, up these state -level data points. Brief data descriptions, with sources and descriptive statistics for each variable we use, are presented in Appendix 1. [Figure 1 about here.] Figure 1 presents data on the expansion and growth of Wal -Mart stores in the United States alongside data on the rate of self employment. During the period in which the number of Wal -Mart stores grew from a handful to over 2,500 we see a continuing and uninterrupted increase in the rate of self employment in the United States. The overall upward trend in self employment appears just as strong during the 1980s, when Wal -Mart was expanding the most rapidly, as it did in the 1970s. If Wal -Mart were having a significant negative impact on self employment in the United States, as is now generally accepted, we should have seen this measure fall significantly, rather than grow from 11 percent to 16 percent (almost a 50 percent increase) during the same period when Wal -Mart grew from a single store in Arkansas into the nation's largest retailer. [Figures 2a and 2b about here.] Figure 2 shows similar comparisons for the number of establishments with 1 to 4 employees (Figure 2a) and 5 to 9 employees (Figure 2b). One problem with this establishment data series is that in 1998 the U.S. Census Bureau redefined the way they measure it, causing a discontinuity in the data. The drop in this series in that year is due to this redefinition, so we present these data as two separate lines in the figures. In both, we see the same pattern, although different from the pattern seen in Figure 1. While self employment has been steadily growing in the United States, the number of small establishments has remained virtually unchanged since the beginning of our data series in 1985. The overall trend is completely flat for both size businesses, both using the old 0 -- i -,-I c- data series, and the new data series. There are just as many small establishments in the United States today as there were twenty years ago, before the invasion of Wal -Mart. The aggregate time series data examined in this section would seem to be at significant odds with the magnitude of the estimates from previous research on this issue. We see no evidence, in the raw aggregate data on small business activity, that Wal -Mart's expansion into the U.S. economy has drastically reduced the rates of self - employment or the number of small employer establishments. In fact, the raw data seem to pretty clearly reject the popular hypothesis extrapolated from previous work that Wal -Mart has reduced the small business sector in the United States by almost one - third. In the raw data this reduction simply isn't there. This doesn't mean that Wal -Mart might not have slowed the growth of these sectors, or have had a small and /or hard to identify impacts, however, and that is why in the next section we turn to a more rigorous cross - sectional analysis to see if this remains true at a less aggregated level. IV. Cross - Sectional Estimates of the Effect of Wal -Mart on Small Businesses For our cross - sectional analysis we use data for 2000, maximizing the number of control variables we can obtain from the 2000 U.S. Census. In addition to examining the level of small business activity, we also examine the rate of annual growth centered around the year 2000.16 Thus, our analysis in this section includes both an estimate of how the level of Wal -Mart stores impacts the level of small business activity, and also how the growth rate of Wal -Mart impacts the growth rate of small business activity at the U.S. state level. Prior to beginning our formal empirical analysis, it is worthwhile to examine the raw data to see whether any relationship can be seen before it is adjusted for other 10 # (-7c _' factors. Table 1 a presents data on our small business measures for the five states with the most Wal -Mart stores per capita (per 100,000 population), and the five states with the fewest Wal -Mart stores per capita. Arkansas, the home state of Wal -Mart, is not surprisingly the state with the largest number of Wal -Mart stores by this measure. In Arkansas there are just slightly more than three stores for every 100,000 people. Nevada, Mississippi, Missouri, and Alabama round out the list of the top five Wal -Mart states. The states with the fewest Wal -Mart stores per capita are New York, New Jersey, California, Washington, and Connecticut. The five states with the most Wal -Mart stores per capita have an average of 2.3 Wal -Mart stores per 100,000 population, while the five states with the least number of Wal -Mart stores per capita have an average of 0.3 stores per 100,000 population. Thus, on average, the five states at the top have more than seven times as many Wal -Mart stores per capita as the five states at the bottom. [Tables la and I about here.] With this large of a difference, if the presence of Wal -Mart stores has a negative impact on small business activity, then we should see that the states with the most Wal- Mart stores per capita also have a lower level of small business activity. The final three columns of data in Table la show the values for our small business measures for these states. While the states with the larger number of Wal -Marts do have a very slightly lower rate of self employment (15.9 versus 15.0), they actually have more small firm establishments per capita (194 versus 189 for one to four employees, and 115 versus 90 for five to nine employees). Table lb shows this same analysis repeated using the growth rates of these variables. The five states with the fastest growth of Wal -Mart stores saw an annual 11 increase of 13.6 percent, while the slowest growth states experienced an annual increase of 0.2 percent in the number of Wal -Mart stores. Do the states with the faster expansion of Wal -Mart stores have different rates of growth in small business activity? The data show that exactly the opposite is true for both self employment and one to four employee firms. Self employment grew at an annualized rate of almost 16 percent in the states with rapid Wal -Mart expansion, while it grew at an annualized rate of less than one percent in the states with the lowest Wal -Mart store growth. The growth rate of small - employer establishments is negative for both categories, but is less negative for the one to four employee firms in fast Wal -Mart growth states. This pattern is exactly opposite for the growth rate of five to nine employee establishments, with the faster growth Wal -Mart states having larger reductions. [Figures 3, 4a, and 4b about here.] Tables la and lb rely on comparisons of only the top and bottom five states for each category. Do these data patterns hold up more generally across all states? Figures 3 and 4 present data for all states on the number of Wal -Mart stores per capita and measures of small business activity. In Figure 3, the best -fit regression line has a slope that is positive, but not significantly different from zero, suggesting no negative impact of Wal -Marts on the rate of self employment. Figure 4 again rejects the hypothesis that Wal -Mart stores reduce the number of small employer retail establishments (Figure 4a for 1 -4 employee establishments, and Figure 4b for 5 -9 employee establishments). The slope of the best -fit regression line is positive in both cases, and in the case of 5 -9 employee establishments, it is actually significantly different from zero, suggesting states with more Wal -Marts have significantly higher levels of 5 -9 employee establishments. 12 Taken as a whole, Tables 1 and 2, and Figures 3 and 4, show that there is clearly no striking negative impact, at least not one large enough to be seen in the raw data, of Wal -Mart prevalence, nor of Wal -Mart store growth on state small business activity. Even for the state of Iowa, cited as having massive reductions in small business activity caused by Wal -Mart, we find little evidence of this being true in Iowa's state -level data. Iowa (not detailed in the tables), falls about in the middle of the pack on all variables, has a respectable 1.62 percent growth rate of self employment over this period, and has one of the lower rates of reduction in one to four employee establishments ( -0.28 percent) among the states in the sample. Thus, even for Iowa, a state held as an example of Wal- Mart's disastrous impact on small business, we see little evidence in the raw data to support this claim on a state economy -wide basis. Again, however, while we can reject the conventional wisdom that Wal -Mart has lowered the small business sector by 30 percent or more, even with the raw data, it is worthwhile to explore whether any smaller impacts can be found with a more rigorous statistical analysis. We now turn to regression analysis to control for other factors that might impact this relationship to see if this conclusion still holds. In addition to the number of Wal- Mart stores per 100,000 people, we include control variables to help explain the per capita levels and growth rates of these small businesses measures. These control variables include median age, percent metropolitan population, percent of population in poverty, median family income (in thousands), percent of population nonwhite, percent of population with a college degree, percent of population male, and state land area (in thousands of square miles). These variables are traditionally used in studies of self employment to capture the impacts of economic conditions, population density, and 13 4(-- fq-c demographic variations that help to explain the likelihood of individuals becoming entrepreneurs and the likelihood of new small business survival. 17 We first estimate our models using OLS. However, the OLS estimator can be shown to be either biased and inconsistent or inefficient when spatial dependence exists in the data, which is potentially present for both small business activity, and Wal -Mart location prevalence.18 To the extent that there are unobservable geographic correlations among either our dependent variable, or the regression error term, spatial econometric methods must be used to control for these geographic patterns in the data. If the level of small business activity in a state is impacted by the level of small business activity in neighboring states, spatial methods must be used to obtain unbiased and efficient coefficient estimates in the presence of this dependence. Spatial econometric methods are, in fact, ideally suited to examine this data as they specifically control for regional trends, spillovers, and geographic correlations that are generally present in retail data. For readers unfamiliar with spatial econometrics, LeSage and Pace (2004) provides a nice overview of the advantages of these techniques, however one may simply think of spatial models as analogous to ARMA time series models, but with the lags occurring over geographic distances, rather than through time. Thus, for a given state, one spatial lag refers to all neighboring states, while two spatial lags would refer to the states who are two states away (or neighbors to its neighbors). We run both a spatial autoregressive model (SAR) of the form in equation (1), and a generalized spatial model (SAC) that incorporates both a spatial autoregressive term and a spatially correlated error structure (analogous to the MA, moving average component, in time series), of the form in equation (2). 14 Y= p•WY +X•[3 +u (1) Y = p•W•Y + X•(3 + cp; where 9 = (I - k-W) -1 • u (2) where Y is the N x 1 dependent variable, X is the N x K matrix of exogenous variables, W is the N x N spatial weighting matrix based on first degree contiguity (geographic neighbors), p is the spatial autoregressive coefficient, k is the spatial error coefficient and u is the N x 1 vector of IID random errors. We run these specifications in MATLAB.19 For each model we compute the LM -test statistic, generally used to discern whether the SAR model is sufficient to remove this spatial dependence, or whether there remains additional spatial dependence in the residuals of the SAR model that would necessitate the use of the SAC model. A significant LM -test statistic for an individual SAR model would imply the need to use the SAC model instead. In the results that follow, we present both the OLS results and the results from our spatial estimations that control for any potential geographic dependence in the data. [Table 2 about here.] The results of our estimations are presented in Table 2. The first three columns show the results using the self - employment rate as the dependent variable, while the final six columns show the results using the measures of small establishments. None of the coefficient estimates for Wal -Mart prevalence (highlighted near the top of the table) are statistically significant. A large number of Wal -Mart stores has no significant relation to small business activity in a state as measured by either self - employment, nor the number of 1 to 4 and 5 to 9 employee firms. This holds true when looking at the OLS results, as well as the spatial autoregressive (SAR) and general spatial model (SAC) estimates. [Table 3 about here.] 15 _*_c-.:?L� - Table 3 shows results similar to those in Table 2, except in these regressions the annual growth rates are substituted for the levels for both our measures of small business activity, and the number of Wal -Mart stores. Rather than examining whether the levels of the variables are correlated, these regressions search for correlations among the growth rates of these variables. However, even when examining the growth rates, none of the coefficient estimates for Wal -Mart prevalence (highlighted near the top of the table) are statistically significant, with one exception. This lone significant result, however, is in the opposite direction of what might be expected, as it illustrates a positive and significant relationship between Wal -Mart store growth and the growth rate of the number of 1 -4 employee establishments. This significant result, however, only appears in the SAR specification, so it is not robust enough to be persuasive. In summary, the results presented in Table 3 suggest no statistically significant impact of Wal -Mart store growth on the growth rate of small business activity. Thus, taken as a whole, the evidence in Tables 2 and 3 strongly rejects the hypothesis that Wal -Mart has a negative impact on the `mom and pop' sector of the U.S. economy (either in levels or growth). V. Robustness Checks In this section we re- estimate our models to check for potential problems with endogeneity in Wal -Mart store location. Presumably, Wal -Mart could be expanding the most in areas where unobservable variables are also leading to more rapid growth in small business activity. Controlling for endogeneity with regard to Wal -Mart store location is likely to make little difference in the results, however, as prior studies have rejected endogeneity both through empirical testing and anecdotal evidence directly from 16 Wal -Mart (Hicks and Wilburn 2001, Franklin 2001, Graff 1998, Hicks 2006), although Basker (2005a) did find some small differences after controlling for it. We do this in two ways. First, we re- estimate all of the models above using the five year lagged value of the Wal -Mart store (or growth rate) variable. Not only does this help to uncover clues suggesting the existence of problems with endogeneity and simultaneity, but it also addresses any concerns that the true negative impact of Wal -Mart on small business activity takes time to become visible. Secondly, we employ instrumental variable methodology to first predict the number of Wal -Mart stores in each state, and in a second stage, use this predicted value in our regressions. To obtain this prediction we use the fitted values from a general spatial model (SAC) with Wal -Mart stores (per capita) as the dependent variable and the explanatory variables used by previous studies to instrument the number of Wal -Mart stores. 20 The results of these two new estimations are presented in Tables 4 and 5. [Tables 4 and 5 about here.] Consistent with the findings of previous literature, both of our attempts to control for endogeneity make little difference. In all 18 specifications, the results are virtually identical to those presented earlier. In no specification is the number of Wal -Mart stores per capita significantly related to the level of small business activity. Thus, the use of spatial methods, growth rates, lagged values, and instrumental variables does not change our main econometric result: We find no statistically significant negative impact of Wal -Mart on the overall level and growth of small, `mom and pop' business activity in the U.S. states. Thus, while Wal -Mart might hurt some directly competing small retail business in the county in which they open, once the 17 general equilibrium reallocation impacts in other counties and other industries are taken into account as we do, the size of the small business sector has been unaffected in total. VI. Are the New Small Businesses `Worse' than the Old Ones? The evidence clearly suggests that the overall size of the small business sector is unaffected by Wal -Mart. Some firms fail when a Wal -Mart opens (both large and small) and new firms arise (both large and small) in their place, taking advantage of the newly available productive resources. Given we find no significant impact on the overall size of the small business sector implies that these displaced resources are equally likely to go back into the small business sector. One potential criticism, however, is that the new small businesses opening are in some respects `inferior' to the ones that are closing. For example, a profitable and long- standing local toy store might go out of business and be replaced by a marginal small business with very low net income. In this respect, the concern is that while the number of small businesses is unchanging, the mix is changing unfavorably. Conveniently, this criticism has a direct empirical prediction, that through time the average sales and /or net income of small businesses in the U.S. should be falling as Wal -Mart has expanded. [Figures 5a and 5b about here.] In Figures 5a and 5b we present evidence on this claim. Figure 5a shows a time series of the average real net income of sole proprietors in the United States, alongside the number of Wal -Mart stores. In Figure 5a it is clear that the average real income of sole proprietors has grown, almost uniformly throughout the period. Small businesses today are more profitable then ever before, in real terms. Figure 5b shows similar data 18 for the average real sales revenue of sole proprietors. As with net income, there is no evidence that average revenue has gone down. In fact, like with net income, real sales revenue among sole proprietors has grown substantially throughout the period as well. Thus, no only do we find that the total number of small businesses is unaffected, due to new firms replacing old ones, we can also find no evidence to support the possible criticism that `good' small businesses are being replaced by `worse' small businesses that generate less income for their owners. Today, small businesses have larger average sales revenue and larger average net income (both in real terms), than in the past. VII. Summary and Conclusion This paper tests the widely -held belief that Wal -Mart has a large negative impact on the size of the small business (`mom and pop') sector of the U.S. economy. A series of heavily - popularized applied studies suggests that this negative impact is sizeable, in the case of Iowa amounting to almost a third of all existing small businesses closing as a result of Wal -Mart's entry in the state. If accurate, given the size and growth of Wal- Mart across the entire United States, this would imply a massive overall impact for the U.S. economy, and should be reflected in significant overall declines in the level of small business activity for the economy as a whole. After examining a battery of different measures of small business activity and growth, employing different geographic levels of data, examining both time series and cross section data, and using different econometric techniques, our conclusion is firmly that there is no evidence for the claim that Wal -Mart has shrunk the size of the small business sector in the U.S. economy. One reason our results differ from the previous 19 applied literature because we expand our data to include more than simply the directly competing retail businesses within the specific county in which Wal -Mart opens. While the entry of a specific Wal -Mart store might cause some individual small, `mom and pop' businesses to fail, our results suggest that these failures are completely offset by the entry of other new small businesses somewhere else in the economy. This is consistent with Schumpeter's theory of creative destruction, explaining how business failures, by freeing up resources for alternative uses, result in economic progress. The readjustments caused by Wal -Mart are no different. Anecdotal evidence suggests that this reallocation allows an opportunity for new entrepreneurial ventures, such as coffee shops, art galleries, and high -end restaurants, to emerge. Prior to Wal -Mart these types of firms were at a significant disadvantage in competing for the high- valued downtown retail space occupied by general merchandisers who fail when Wal -Mart comes to town. While the total number of small businesses is unaffected, due to new firms replacing old ones, a possible criticism is that `good' small businesses are replaced by `worse' small businesses that generate less income for their owners. However, we can find no evidence consistent with this claim either. Average real revenue and net income for small businesses continued to grow substantially throughout the entire period in which new small businesses replaced the old ones who failed. The widespread belief that Wal -Mart hurts the small business sector has been used repeatedly by politicians and courts as a justification for not allowing the opening of new Wal -Mart stores. However, the results of our study suggest that claims about harm to the small business sector are statistically unfounded, and should be given no weight in future political and court decisions regarding openings of new Wal -Mart stores. 20 Endnotes 1 See DeCoster (2003). 2 See Freeman (2003). 3 See Wal -Mart Watch (2005). 4 See Fennell (2005). s See Reich (2005). 6 See Stone (1995), Stone (1997), and Stone, Artz, and Myles (2002). In one of these articles, Stone (1997) concludes that existing retailers in small towns lose up to 47 percent of their sales after 10 years of having a Wal -Mart store nearby. 7 See Darby and Zucker (2003) for a discussion of the process of creative destruction and how incorporating this scientific entrepreneurial process is critical to reformulating endogenous growth models. 8 See Cox and Alm (1992) for a good discussion of the process of creative destruction along with specific examples and data from U.S. history. 9 Failing to account for these `unseen' general - equilibrium effects is, and has long been, a common source of error in many economic arguments, as was noted by 19th century political economist Frederic Bastiat and, more recently, by Henry Hazlitt. The distinction between what is seen and what is unseen was the main argument employed by Bastiat with respect to debunking the popular `broken window fallacy,' [see Bastiat (1995, [ca. 1844])]. This is also a central idea expressed by Henry Hazlitt in his popular book Economics in One Lesson (1979, [1946]). For evidence that free - market institutions do promote investment and growth through these general equilibrium impacts, see Dawson (1998). 10 We are indebted to Donald Boudreaux for his observation that many of these new businesses appear to be what people would consider more `culturally enriched' types of businesses than the ones they replace, like coffee shops where academics meet to discuss ideas, art galleries that increase public awareness of the arts, and ice cream parlors where families share quality family time. 11 Within the political realm, however, allowing the entry of a new Wal -Mart store creates difficult to identify, widespread benefits for consumers and other businesses, while imposing concentrated costs on competing business firms and labor unions. In the public choice / political economy literature this combination is a recipe that favors the organized groups at the expense of the widespread beneficiaries. For a good introduction to the special interest effect created when one side is concentrated and the other widespread, see Chapter 6 in Gwartney, Stroup, Sobel, and Macpherson (2006). For a more rigorous work in a particular case of this phenomenon, see Weingast, Shepsle, and Johnsen (1981). For an interesting analysis of how sometimes opposing groups can form a common interest, see Yandle (1983). 12 Wal -Mart purchases goods and services from more than 61,000 U.S. suppliers, see Wal -Mart, 23 Apr 2005 <http: / /www.Wal- Martfacts.com /community /nationwide- impact.aspx >. 13 This effect is due to an outlet substitution bias, which in effect `links out' Wal -Mart's lower prices. 14 Alaska and Hawaii are excluded from our analysis primarily because it is impossible to include them in our spatial econometric models as they have no contiguous neighboring states. is For an analysis of the determinants of what makes young individuals more likely to become entrepreneurs (and why success rates may differ) see Schiller and Crewson (1997). 16 Because of changes in the method of data collection and reporting by these agencies, these periods differ slightly for our variables, being the annualized growth rate for 1997 to 2003 for self - employment growth, 1998 to 2002 for small establishment growth, and 1995 to 2005 for the growth of Wal -Mart stores. 17 For example and discussion see Kreft and Sobel (2005). " See Anselin (1988), Dubin (1988), Case (1991), Baltagi (2001), and Lacombe (2004) for more on specification and estimation of models with spatial dependence. 19 The spatial econometric toolbox for MATLAB is a public domain set of functions maintained by James LeSage. The toolbox can be downloaded for free at <www.spatial- econometrics.com >. 2° Following the previous literature, the independent variables we include are: distance from Bentonville, Arkansas, (and distance squared), percent metropolitan population, percent of population with a college degree, percent of population in poverty, median family income, state land area, and the top corporate tax rate in the state. 21 Table la - Small Business Indicators for States with the Highest and Lowest Number of Wal -Mart Stores Per Capita Notes: Data is for 2000. Variable descriptions can be found in Appendix 1. Table lb - Small Business Indicators for States with the Highest and Lowest Growth Rates of Wal -Mart Stores Wal -Mart Number of Number of Stores per Self Establishments Establishments 100,000 Employment with 1 to 4 with 5 to 9 State Population Rate Employees Employees Arkansas 3.067 16.175 220.805 123.999 Nevada 2.602 15.292 140.222 89.828 Top 5 States Mississippi 2.109 14.217 210.922 125.041 Missouri 2.020 14.900 190.556 114.687 Top 5 Alabama 1.844 14.500 207.843 122.934 Average Delaware 2.328 15.017 194.070 115.298 Connecticut 0.470 15.936 192.626 102.626 Washington 0.424 16.513 171.154 97.640 Bottom 5 California 0.340 19.464 145.629 78.372 States Missouri 0.717 1.671 -0.999 -0.114 New Jersey 0.261 13.635 215.988 86.899 Bottom 5 New York 0.084 14.107 220.299 83.319 Average 0.316 15.931 189.139 89.771 Notes: Data is for 2000. Variable descriptions can be found in Appendix 1. Table lb - Small Business Indicators for States with the Highest and Lowest Growth Rates of Wal -Mart Stores Notes: Growth rates are average annualized growth rates for the following periods: Wal -Mart stores (1995- 2005), Self Employment (1997- 2003), and Establishment Data (1998- 2002). Variable descriptions can be found in Appendix 1. 22 Average Average Average Annual Growth Annual Growth Annual Average in Number of in Number of Wal -Mart Annual Self Establishments Establishments Store Employment with 1 to 4 with 5 to 9 State Growth Growth Employees Employees Connecticut 18.222 2.116 -1.429 -1.439 Vermont 14.870 1.249 -1.097 -0.845 Top 5 States Delaware 13.346 1.719 0.685 -1.349 Washington 11.026 0.684 -0.400 0.338 New Jersey 10.501 1.491 0.991 -1.387 Average 13.593 1.452 -0.250 -0.937 Missouri 0.717 1.671 -0.999 -0.114 Oklahoma 0.501 0.343 -1.937 -0.089 Bottom 5 Arkansas 0.000 0.831 -1.943 0.420 States North Dakota 0.000 0.901 -0.388 -1.283 Wyoming 0,000 -0.005 -1.566 -1.117 Average 0.244 0.748 -1.367 -0.437 Notes: Growth rates are average annualized growth rates for the following periods: Wal -Mart stores (1995- 2005), Self Employment (1997- 2003), and Establishment Data (1998- 2002). Variable descriptions can be found in Appendix 1. 22 C, Table 2. Wal -Mart Stores Per Capita as Explanatory Variable Notes: t- statistics in parentheses; asteri sks indicate significance as follows: * * * =1 %, * * =5 %, * =10 %; LM -test cross indicates no spatial dependence in the errors. 23 Dependent Variable Self Employment Rate Establishments with 1 -4 Employees (per Establishments with 5 -9 Employees (per 100,000 population) 100,000 population) Independent OLS SAR SAC OLS SAR SAC OLS SAR SAC Variable Constant - 66.933 ** - 51.274* - 49.688* 90.075 - 182.669 - 236.980 180.046 76.651 104.764 (2.233) (1.751) (1.756) (0.191) (0.440) (0.547) (0.901) (0.373) (0.528) Wal -Mart Stores (per -0.109 -0.001 -0.152 2.203 0.954 -1.955 3.933 1.712 3.539 100,000 (0.229) (0.002) (0.385) (0.297) (0.167) (0.291) (1.247) (0.583) (1.113) population) Percent - 0.036* - 0.032* - 0.031* - 1.273 * ** - 0.899 * ** - 0.983 * ** - 0.849 * ** - 0.683 * ** - 0.658 * ** Metropolitan (1.750) (1.959) (1.898) (3.974) (3.676) (4.507) (6.243) (5.575) (5.358) Population ( %) Median Age 0.222 0.221* 0.225* 6.925 * ** 6.926 * ** 6.730 * ** 1.768* 1.952 ** 1.819 ** (years) (1.650) (1.868) (1.942) (3.284) (3.962) (4.143) (1.974) (2.231) (2.127) Percentin 0.207 0.139 0.142 0.541 -0.510 -0.500 - 2.564 ** - 3.047 ** - 3.008 ** Poverty ( %) (1.094) (0.825) (0.887) (.182) (0.207) (0.208) (2.031) (2.459) (2.470) Median Family _0.115 -0.122 -0.111 -0.862 -1.502 -1.113 4419* - 1.883 * ** - 1.931 * ** Income (11000 (1.054) (1.333) (1.287) (0.504) (1.112) (0.823) (1.954) (2.782) (2.914) dollars) Percent Non- -0.037 -0.027 -0.021 0.193 0.419 0.060 0.171 0.255 0.216 white ( %) (1.189) (0.964) (0.744) (0.397) (1.018) (0.141) (0.829) (1.227) (1.015) Land area 0.013 0.012* 0.010 -0.036 -0.086 -0.003 -0.045 - 0.091* - 0.084* (1,000 sq. (1.644) (1.784) (1.598) (0.303) (0.893) (0.032) (0.973) (1.815) (1.659) miles) Percent with 0.408 * ** 0378 * ** 0.345 * ** 4.401 * ** 3.126 * ** 2.347 1.832 ** 1.591 * ** 1.811 * ** College (4.018) (4.372) (3.600) (2.762) (2.579) (1.496 ) (2.708) (2.626) (2.635) Education ( %) Percent Male 1.448 ** 1.095 ** 1.029* -2.619 2.181 5.137 -0.378 1.707 1.095 (%) (2.692) (2.050) (1.898) (0.310) (0.302) (0.621) (0.106) (0.478) (0.313) Rho 0.188 0.301 0.442 * ** 0.076 0.182 0.181 (1.260) (1.364) (3.435) (0.318) (1.450) (1.106) Lambda -0.220 0.660*** 0.043 (0.660) (3.829) (0.163) LM -test 0.530 30.121t 1.144 Observations 48 48 48 48 48 48 48 48 48 R- squared 0.652 0.730 0.744 0.615 0.678 0.773 0.814 0.820 0.827 Log - likelihood - 109.448 - 61.444 - 33.607 - 239.156 - 191.891 - 162.983 1 - 215.524 - 157.502 - 129.555 Notes: t- statistics in parentheses; asteri sks indicate significance as follows: * * * =1 %, * * =5 %, * =10 %; LM -test cross indicates no spatial dependence in the errors. 23 `� Table 3. Wal -Mart Store Growth as Explanatory Variable Notes: t- statistics in parentheses; asterisks indicate significance as follows: * * * =1 %, * * =5 %, * =10 %; LM -test cross indicates no spatial dependence in the errors. 24 Dependent Variable Establishments with 1 -4 employees Establishments with 5 -9 employees Self Employment Annual Growth Rate (annual growth rate) (annual growth rate) Independent OLS SAR SAC OLS SAR SAC OLS SAR SAC Variable 22.063 10.808 11.045 - 31.983* - 26.825* - 34.979 ** - 27.824 - 42.076 ** - 35.501* Constant (2.031) (1.199) (1.155) (1.814) (1.705) (2.029) (1.543) (2.550) (1.806) Wal -Mart Stores Annual -0.020 -0.013 -0.023 0.279 0.051 * ** 0.030 -0.019 -0.001 0.007 Growth Rate (0.846) (1.494) (1.286) (0.741) (3.293) (0.879) (0.486) (0.069) (0.235) (/) Percent 0.005 0.005 0.004 0.015 0.018 ** 0.019* 0.013 0.015 0.013 Metropolitan (0.785) (0.880) (0.707) (1.399) (1.987) (1.816) (1.186) (1.580) (1.224) Population ( %) Median Age - 0.092* - 0.097 * ** - 0.103 * ** - 0.248 * ** - 0.270 * ** - 0.257 * ** -0.091 -0.099 -0.097 (years) (1.972) (2.615) (2.829) (3.274) (4340) (3.889) (1.171) (1.481) (1.420) Percentin 0.013 0.064 0.045 -0.085 - 0.183 ** -0.088 0.094 0.119 0.111 Poverty (%) (0.200) (1.170) (0.871) (0.779) (1.997) (0.902) (0.838) (1.220) (1.226) Median Family 0.042 0.060* 0.048 -0.003 -0.071 -0.018 -0.030 -0.032 -0.024 Income (1,000 (1.059) (1.889) (1.578) (0.050) (1.294) (0.304) (0.456) (0.565) (0.423) dollars) Percent Non- -0.001 -0.011 -0.006 0.028 0.050 * ** 0.028* -0.012 -0.009 -0.009 white (%) (0.019) (1.297) (0.760) (1.645) (3.342) (1.814) (0.683) (0.556) (0.613) Land area -0.003 -0.002 -0.002 -0.005 -0.006 -0.005 -0.001 -0.001 -0.002 (1,000 sq. (1.232) (0.739) (1.077) (1.042) (1.630) (1.185) (0.123) (0.256) (0.500) miles) Percent with -0.045 -0.030 -0.029 -0.026 -0.024 -0.022 0.019 0.027 0.019 College (1.408) (1.209) (1.189) (0.509) (0.590) (0.461) (0.368) (0.608) (0.472) Education ( %) Percent Male - 0.381* -0.193 -0.181 0.835 ** 0.813 * ** 0.911 * ** 0.603* 0.888 * ** 0.757 ** (%) (1.978) (1.210) (1.064) (2.671) (2.865) (2.808) (1.886) (3.014) (2.014) 0.449 * ** 0.571 ** -0.189 -0.134 - 0.377 ** -0.046 Rho (3.251) (2.478) -- (1.259) (0.547) (1.981) (0.098) -0.269 0.149 -0.467 Lambda (0.674) (0.507) (0.916) LM -test -- 128.0111 - - - 0.163 -- -- 27.782t -- Observations 48 48 48 48 48 48 48 48 48 R- squared 0.393 0.533 0.637 0.574 0.706 0.662 0.208 0.341 0.456 Log - likelihood - 45.304 -6.676 20.097 - 77.065 - 30.422 -7.197 - 63.290 - 34.333 -5.999 Notes: t- statistics in parentheses; asterisks indicate significance as follows: * * * =1 %, * * =5 %, * =10 %; LM -test cross indicates no spatial dependence in the errors. 24 4(--c� Table 4. Wal -Mart Stores Per Capita (Lagged) as Explanatory Variable Notes: t- statistics in parentheses; asterisks indicate significance as follows: * * * =1 %, * * =5 %, * =10 %; LM -test cross indicates no spatial dependence in the errors. 25 Dependent Variable Self Employment Rate Establishments with 1 -4 employees (per Establishments with 5 -9 employees (per 100,000 population) 100,000 population) Independent OLS SAR SAC OLS SAR SAC OLS SAR SAC Variable - 68.967 ** - 51.274* - 50.110 -8.591 - 182.669 - 274.594 130.183 76.651 68.145 Constant (2.177) (1.751) (1.564) (0.017) (0.440) (0.643) (0.609) (0.373) (0.331) Wal -Mart Stores (5 yr. 0.082 -0.001 -0.045 4.347 0.954 3.624 2.341 1.712 1.937 lag per (0.186) (0.003) (0.122) (0.633) (0.167) (0.537) (0.791) (0.583) (0.633) 100,000 population) Percent -0.033 - 0.032* - 0.030* - 1.249 * ** - 0.899 * ** - 0.932 * ** - 0.869 * ** - 0.683 * ** - 0.681 * ** Metropolitan (1.651) (1.959) (1.813) (3.942) (3.676) (4.389) (6.358) (5.575) (5.555) Population ( %) Median Age 0.224 0.221* 0.223* 7.177 * ** 6.926 * ** 6.425 * ** 1.945 ** 1.952 ** 1.972 ** (years) (1.648) (1.868) (1.876) (3.377) (3.962) (4.187) (2.121) (1231) (2.268) Percentin 0.219 0.139 0.152 0.821 -0.510 -0.335 - 2.538* - 3.047 ** - 3.038 ** Poverty (%) (1.142) (0.825) (0.917) (0.274) (0.207) (0.141) (1.959) (2.459) (2.437) Median Family -0.112 -0.122 -0.110 -0.668 -1.502 -1.274 - 1.307* - 1.884 * ** - 1.849 * ** Income (1000 (1.009) (1.333) (1.236) (0.386) (1.112) (0.974) (1.752) (2.782) (2.726) dollars) Percent Non- -0.039 -0.027 -0.023 0.171 0.419 0.018 0.196 0.255 0.234 white (%) (1.278) (0.964) (0.805) (0.356) (1.018) (0.043) (0.949) (1.227) (1.093) Land area 0.012 0.012* 0.011 -0.044 -0.088 0.007 -0.055 - 0.091* - 0.087* (1,000 sq. (1.633) (1.784) (1.603) (0368) (0.893) (0.078) (1.075) (1.815) (1.714) miles) Percent with 0.423 * ** 0.379 * ** 0.355 * ** 4.410 * ** 3.126 * ** 2.879 ** 1.569 ** 1.591 * ** 1.575 ** College (4.534) (4.372) (3.923) (3.027) (2.579) (2.078) (2.497) (2.626) (2.497) Education ( %) Percent Male 1.467 * ** 1.095 ** 1.025* -1.113 2.181 6.010 0.582 1.707 1.888 ( %) (0.555) (2.049) (1.748) (0.128) (0.167) (0.732) (0.155) (0.478) (0.525) 0.188 0.307 0.442 * ** 0.021 0.182 0.160 Rho (1.260) (1.392) _ (3.435) (0.090) (1.450) (0.946) -0.258 0.706 * ** 0.061 Lambda (0.771) (4.670) (0.230) LM -test -- 0.534 -- -- 30.2271 -- -- 1.150 -- Observations 48 48 48 48 48 48 48 48 48 R- squared 0.653 0.730 0.745 0.618 0.687 0.779 0.810 0.820 0.823 Log - likelihood - 78.969 - 61.444 - 33.668 - 210.950 - 191.891 - 162.907 - 170.594 - 157.502 - 130.018 Notes: t- statistics in parentheses; asterisks indicate significance as follows: * * * =1 %, * * =5 %, * =10 %; LM -test cross indicates no spatial dependence in the errors. 25 Table 5. Wal -Mart Stores Per Capita (IV) as Explanatory Variable Notes: t- statistics in parentheses; asterisks indicate significance as follows: * * * =1 %, * * =5 %, * =10 %; 26 Establishments with 1 -4 employees (per Establishments with 5 -9 employees (per Self Employment Rate 100,000 population) 100,000 population) Independent OLS SAR SAC OLS SAR SAC OLS SAR SAC Variable -68.372 ** - 51.119* - 51.373* - 22.216 - 203.947 - 77.504 160.269 112.330 120.685 Constant (2.221) (1.818) (1.706) (0.047) (0.521) (0.192) (0.768) (0.611) (0.652) Estimated Wal -Mart 0.177 0.040 -0.030 15.574 6.700 6.015 3.318 1.790 1.511 Stores per (0.. 187) (0 048 ) 0.039 ( ) (1.058) (0.559) (0.387) (0.515) (0.314) (0.280) 100,000 population) Percent Metropolitan -0.032 - 0.034* -0.032 - 1.118 * ** - 1.021 * ** - 1.096 * ** - 0.857 * ** - 0.827 * ** - 0.838 * ** Population (1.435) (1.740) (1.643) (3.202) (3.637) (4.034) (5.616) (6.153) (6.165) ( %) Median Age 0.224 0.224* 0.227* 7.321 * ** 7.054 * ** 6.813 * ** 1.905 ** 1.912 ** 1.877 ** (years) (1.648) (1.900) (1.908) (3.477) (4.199) (4.500) (2.068) (2383) (2.318) Percentin 0223 0.165 0.177 1.400 0.701 -0.024 - 2.539* - 2.463 ** - 2.373 ** Poverty (%) (1.132) (0.958) (1.028) (0.459) (0.288) (0.010) (1.901) (2.114) (2.069) Median Family -0.117 -0.101 -0.092 -1.045 -0.719 -0.793 - 1.448* - 1.318 ** - 1.309 ** Income (1,000 (1.070) (1-048) (0.971) (0.615) (0.531) (0.566) (1.950) (2.028) (2.031) dollars) Percent Non- -0.040 -0.029 -0.274 0.062 0.341 0.089 0.190 0.239 0.270 white ( %) (1.260) (1.033) (0.955) (0.126) (0.850) (0.208) (0.882) (1.241) (1.438) Land area 0.0125 0.012* 0.012* -0.042 -0.059 0.009 -0.053 -0.065 -0.068 (1,000 sq. (1.647) (1.877) (1.755) (0.354) (0.622) (0.107) (1.024) (1.405) (1.470) miles) Percent with 0.438 * ** 0.371 * ** 0.350 * ** 5.942 * ** 3.513 ** 3.141 1.823* 1.461* 1.482* College (3.126) (2.856) (2.670) (2.736) (1.952) (1.315) (1.918) (1.714) (1.849) Education ( %) Percent Male 1.450 ** 1.060 ** 1.034* -1.851 1.368 0.707 -0.027 0.613 0359 N (2.690) (2.069) (1.837) (0.222) (0.200) (0.091) (0.007) (0.192) (0.114) 0.209 0.291 0.422 * ** 0.135 0.147 0.181 Rho (1.421) (1.296) (3352) (0.606) (1.289) (1.305) Lambda -- -- -u.rov (0.548) -- - v.�ro (2.888) -- -- -v.iv� (0.549) Observations 48 48 48 48 48 48 48 48 48 R- squared 0.719 0.727 0.740 0.697 0.702 0.786 0.845 0.851 0.853 Notes: t- statistics in parentheses; asterisks indicate significance as follows: * * * =1 %, * * =5 %, * =10 %; 26 #�- ( q -c',' Figure 1— Wal -Mart Stores and Self Employment, U.S. Totals, 1969 -2001 3,000 2,500 cn 2,000 0 J� cn 1,500 1,000 MO a i 17.0% 16.0% 15.0% 14.0% o w 13.0% 12.0% 11.0% Number of Wal -Mart Stores - - - • - - - Nonfarm Self Employment Rate 27 Figure 2a — Wal -Mart Stores and Retail Establishments with 1 to 4 Employees, U.S. Totals, 1985 -2002 3,000 2,500 2,000 0 ti 1,500 3 1,000 500 0 800,000 700,000 600,000 5 500,000 P 400,000 w 0 300,000 200,000 z 100,000 0 1qP 1q 10 1q 11gI lgg1 11gI lggq yO�~ Number of Wal -Mart Stores ------- Number of Establislmients with I to 4 Employees (1985 -1997) — — Number of Establishments with 1 to 4 Employees (1998 -2002) Notes: In 1998 the U.S. Census Bureau redefined the way they measure the establishment data series, causing a discontinuity in the data from 1997 to 1998. The drop in the level of this series in that year is due to this redefinition, so we present these data as two separate lines in the figure. Figure 2b — Wal -Mart Stores and Retail Establishments with 5 to 9 Employees, U.S. Totals, 1985 -2002 3,000 2,500 2 2,000 0 1,500 3 1,000 500 0 ------------------- 450,000 400,000 3 sn nnn 300,000 E 250,000 m W 200,000 0 150,000 a 100,000 z 50,000 0 g5 31 4q q1 Q� q5 Q1 q 1 1q 1q 1q 1q 1q . 1V' . 1q . 1qq 'y�o Number of Wal -Mart Stores ------- Number of Establishments with 5 to 9 Employees (1985 -1997) — - - -- Number of Establishments with 5 to 9 Employees (1998 -2002) Notes: In 1998 the U.S. Census Bureau redefined the way they measure the establishment data series, causing a discontinuity in the data from 1997 to 1998. The drop in the level of this series in that year is due to this redefinition, so we present these data as two separate lines in the figure. 28 w 0 w a� 0 z Figure 3 — Wal -Mart Stores versus Self Employment Rates, 2000 25 20 15 10 5 0+ 0.0 e • • 0 • • '• • • • • e 0.5 1.0 1.5 2.0 2.5 Wal -Mart Stores Per 100,000 Residents 3.0 3.5 Notes: See Appendix 1 for variable definitions and sources. Data represent the 48 continental states. Slope of the regression line shown is 0.035 and the t- statistic is 0.062 (which is not statistically significant). 29 Figure 4a — Wal -Mart Stores versus Number of Establishments with 1 -4 Employees, 2000 350 0 300 a 250 3 200 c s o0 150 � o w 100 �w 50 • • �� • ! - - 0 z 0.0 0.5 1.0 1.5 2,0 2.5 3.0 3.5 Wal -Mart Stores Per 100,000 Residents Notes: See Appendix 1 for variable definitions and sources. Data represent the 48 continental states. The slope of the regression line shown is 8.805 and the t- statistic is 1.052 (which is not statistically significant). Figure 4b — Wal -Mart Stores versus Number of Establishments with 5 -9 Employees, 2000 200 a p 180 5 w 160 6 c 140 3 .ti 120 F °0 100 o n 80 w a 60 40 a 20 Fi a z 0 • • • ' o. 0.0 0.5 1.0 1.5 2.0 2.5 3.0 3.5 Wal -Mart Stores Per 100,000 Residents Notes: See Appendix 1 for variable definitions and sources. Data represent the 48 continental states. The slope of the regression line shown is 13.027 and the t- statistic is 2.710 (which is statistically significant at the 1% level). 30 (- C�" Figure 5a — Wal -Mart Stores versus Average Sole Proprietor Real Net Income 3,000 $1,400 2,500 $1,200 $1,000 0 2,000 $800 z o 0 � 1,500 2 r+ $600 tL O � 3 1,000 o $400 0 N 500 $200 Q 0 $0 l 1 1 1 1 1 1 1 1 1 1 - Niunber of Wal -Mart Stores - - - - - -- Avg. Sole Proprietor Net Income Notes: Average sole proprietor net income is converted to real dollars using the CPI. Sole proprietorship data obtained from U.S. Internal Revenue Service, Statistics oflncome, various years. Figure 5b — Wal -Mart Stores versus Average Sole Proprietor Real Revenue 3,000 $6,000 2,500 $5,000 � 2,000 $4,000 � o � N O � 1,500 $3,000 .0 N c� o ,a 3 1,000 $2,000 � y 0 500 $1,000 2 o +$o ti q �q 1 1h ^6 q q g ti q w q o ti titi♦D % w1 10 ti �q tiq - Number of Wal -Mart Stores - - - - - - Avg. Sole Proprietor Revenue Notes: Average sole proprietor sales receipts (revenue) is converted to real dollars using the CPI. Sole proprietorship data obtained from U.S. Internal Revenue Service, Statistics oflncome, various years. 31 Appendix l: Data Description and Sources Variable Name (source) Description Mean (Std. Dev.) Dependent Variables: Self Employment Rate (1) Annual nonfarm proprietor employment as a 15.95 (2.39) percentage of total nonfarm employment ( %) Self Employment Growth Average annual growth rate of nonfarm 1.27 (0.63) Rate (1) proprietors from 1997 to 2003 ( %) Establishments with 1 -4 Retail establishments with one to four employees Employees (2) per 100,000 of state population 194.25 (35.66) Establishments with 5 -9 Retail establishments with five to nine 114.90 (21.79) Employees (2) employees per 100,000 of state population Establishments with 1 -4 Average annual growth rate of retail Employees (annual growth establishments with one to four employees from -0.15(4.90 rate) (2) 1998 to 2002 ( %) Establishments with 5 -9 Average annual growth rate of retail _1.82 (3.51) Employees (annual growth establishments with five to nine employees from rate) (2) 1998 to 2002 ( %) Independent Variables: Wal -Mart Stores (3) Number of discount stores and supercenters per 1.14 (0.62) 100,000 population Wal -Mart Store Annual Average annual growth rate from 1995 to 2005, 4.69 (4.01) Growth Rate (3) (%) Median Age (4) Median age of population (years) 35.59 (1.89) Percent Metropolitan As a percent of state (2000) ( %) 6836 (20.64) Population (4) Percent in Poverty (4) Percent of population for whom poverty status is 12.02 (3.16) determined ( %) Median Family Income (4) Median income per 1000 dollars 48.88 (7.02) Percent Non -white (4) Percent of total population ( %) 22.93 (13.00) Percent with College Percent of population with a Bachelor's degree 23.71 (435) Education (4) or higher ( %) Percent Male (4) Percent of population that is male ( %) 49.11 (0.67) Land Area (5) Land area per 1000 square miles 61.65 (46.81) 1. 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AE-[Journal on Government and Society (1983): 12 -16. 34 Cornelius Wal -Mart: 'Not so bad after all': Editorial I OregonLive.com http: / /www.oregonlive.com/ forest - grove /index.ssf/2013 /07 /cornelius wa.. $; AUGUST 15-17,2014 * IBROWNSVILLE= OR ■ rx �4ILLA.14ETTE COUNTRY � $105 GET YOUR 3-DAY 120 MURWEMAL "� Pu�aN "Pf GARY' ARY'Aum ERIGWRCH BtA)E �Ta AT BI ART CA TICKETS ONLINE (http://ads.oregonlive.com/RealMedia/ads/clic IN YOUR COMMUNITY' nrnPu S%al mariE otTSo b15 5ffNl /� s www.oregon Ive ....LacAL Busr.l- r( t REGC lafVF1 OR_RoS_ Multi /CM10292791. html/ 5367586c6f464c35556d454144544d46) MIC (Drcaonian Set Weather NEWS BUSINESS SPORTS H.S. SPORTS ENTERTAPOIENT LOCAL Sign in I Join F(-:tl Washington County Aloha Beaverton Forest Grove Hillsboro North of 26 Sherwood Tigard Tualatin Videos & Photos more Local ft��_ M» dl sserdn�hli►, te�tidi88R��/ ii9�Di�l€ �it si' 1�/ �aii�. fea�tfisti�t�gifi 'ff�l�i���lit4�_5�4�k#46) _ __ L_ Cornelius Wal -Mart: 'Not so bad after all': Edrta (http://ads.oregonlive.com/RealMed /www.oregonlive.com/forest -g rove /2C /07 /come) ius_wal -ma rt_not_so_bad.l /SecSponsor /OREGONLNE /default/ /5367586c6f464c35556d454144544i Recent reporting by the Leader shows the net effect of Wal -Marts presence in Cornelius after three years appears to be more positive than many people might think. (Motoya Nakamura/The Oregonian /2011) Print (http://biog.oregonlive.com/ forest_ grove_ news /print.html ?entry= /2013 /07 /cornelius_wal- m a rt_not_so_bad.htm I) ® (http: // connect. oregonlive. com /staff /oliveleader /index.htm1) By Forest Grove Leader (http: / /connect.oregoniive.com /staff /olive leader /posts.htm 1) Follow on Twitter (http: / /twitter.com /fgleader) on July 23, 2013 at 7:48 AM, updated July 23, 2013 at 7:49 AM 4544d4 s the nation's largest retailer ( http: / /www.stores.org /2oi2 /Top- -too- Retailers) and the largest employer in Cornelius, there is no question Wal -Mart is an easy target. Typical of the criticism: a column by Harold Meyerson (http: / /www.post- 1 of 7 2/10/2014 5:38 PTV Cornelius Wal -Mart: 'Not so bad after all': Editorial I OregonLive.com http: / /www.oregordive.com/ forest -gove/ index .ssf /2013 /07 /cornelius_wa.. gazette.com /stories/ opinion /perspectives /food- stamps - subsidize- 4— (� C wal- mart- 696042/)in The Washington Post, in support of an ordinance passed earlier this month by the Washington, D.C., city council, requiring big -box stores like Wal -Mart to pay employees at least $12.5o an hour. "On average," says Meyerson, "Wal -Mart pays its workers $12.67 an hour - -- which means that a huge number of its 1.4 million U.S. employees make a good deal less than that. By paying so little, the Bentonville behemoth impels thousands of its employees to use food stamps to feed their families and Medicaid to pay their doctor bills. It compels taxpayers to pick up a tab that wouldn't even exist if the company paid its workers enough to get them out of poverty. "How many such workers go on the public rolls? Some states occasionally survey where those employees work, and Wal -Mart almost invariably tops their lists. An Ohio tally in 2009 found that 15,246 Wal -Mart workers were Medicaid recipients and 12,731 were on food stamps." Despite its obvious popularity with bargain shoppers, Wal -Mart (http: / /corporate.walmart.com /our - story /) has become a lightning rod for accusations that its very presence in a community tends to drive out competition and lower wages at other retail stores. Yet there was mostly positive reaction, when the Arkansas -based giant announced plans in 2005 to build a 152,000- square foot store in Cornelius.The supercenter was the first in Washington County and is now one of 23 in the state. As recent reporting by the Leader's Andrea Castillo shows, the net effect of Wal -Mart's presence in Cornelius ( http : / /www.oregonlive.com /forest- grove /index.ssf /2013 /off /wal- marts_ impact_in_cornelius.html)after three years appears to be more positive than many people might think: "A look at employment numbers, traffic data, city revenues, and an informal survey of business owners and area residents, seems to confirm what city leaders suggested from the start: it's not so bad after all," Castillo wrote in a July 17 story. Consider a short checklist of what the corporation has done: Paid $236,000 in system development charges for impacts to city utilities. Paid $222,000 in fees to Forest Grove for traffic impact projects. Paid $751,000 in traffic impact fees to fund a revitalization project on East Baseline Street. Paid $217,685 in property taxes during 2012 -13, compared to $61,370 in 2009 -10, the year before the supercenter was built. Contributed $5.3 million to local organizations in Oregon last year, a figure reflecting donations by the Wal -Mart Foundation, stores and clubs. Donated $22,250 to local charities in the last three years, plus $24,0oo during its 2010 grand opening celebration. Connectw irh us Edw in R x Oregonian an ForestGrove Oattp / /connectoregor /user /edw iarios /post Do you have < S` questaon,new ' event you w cover'? Em ail (n aiho erios@ oregon: Folbw on Tw @ ForestGRep (.tips / /tw kbE�rcom /ForestGReporter) Photo of the Da (http://photos.oregonlive.com/le /post_11. html #incart_ photo) Teddy B ears leepover bttp / /photDs oregonh /leader/2014/01 /post 11htu Vjncart�j Photos from the Forest Grove L (http: / /photos. oregonlive. com /le Videos from the Forest Grove L (http-.//videos.oregonlive.com/le; (http: / /www. o: /leader /) IM The ForestGz Leader 2 of 2/10/2014 5:38 PM Cornelius Wal -Mart: 'Not so bad after all': Editorial I OregonLive.com http: / /www.oregonlive.com/ forest - grove /index.ssf/2013 /07 /cornelius wa.. What else? (', (http :/ /w w w nzegonh /leader/ #kart spec Daily traffic counts appear to be holding steady at 32,000 vehicles, according to state Get news, sports, opinion and mE +ransportation officials. Forest Grove Leader. Are there other big box retailers that provoke as much backlash? Doubtful. More Forest Grove essentials: Wal -Mart doesn't appear to have crushed the competition. City officials say a slight /forest-grove/index. drop in the number of active business licenses since the superstore opened isn't large Forest Grove weather for (http://www.oregonlive.co enough to attribute to Wal -Mart or just the still - recovering economy. /index. ssf ?search = 971164 opponents are organizing to try to stop the opening of another supercenter, set for next report) Nine of io businesses near Wal -Mart told Castillo they had experienced either positive All this week's Forest Grc (http: // www. oregonlive .com /sherwood /index.ssf /2013/05 (http://www.oregonlive.co or no change since the supercenter's arrival. Three said the increased traffic has grove /index.ssf ?pagetype actually boosted their sales. s= e &SearchKeyword =Ke Sea rchLocation= Forest% Wal -Mart will attract crime, hurt small business and strain congested roads, so the City SearchCategory =& Finally, Wal -Mart employs about 24o associates, the majority of them full -time, and Search Date Range= next71 report) roughly half of whom live in Cornelius or Forest Grove. The average wage of a Forest Grove movie listinc Wal -Mart employee in Oregon: $13.26 per hour. (http: / /www.oregonlive.co workers' bill of rights that can potentially be referred to voters in November. /index. ssf ?finder= olive &m Certainly, every community must decide if Wal -Mart is a good fit for it. Obviously, region= Forest% 20G roves All of the above suggests Wal -Mart has been a pretty good corporate citizen so far. y= 23 #incart_speciakrepo Could it be better? If you buy the argument that higher wages would keep fewer of its Noticias en Espanol highest poverty rates in the metro area. In a job - starved town where a lack of industry (http: / /blog. oregonlive. cor employees off public assistance, well, sure. espanol/#incart_special-rE 'My Forest Grove' public I Are there other corporations that follow these practices in order to curb their own (http: / /blog.oregonlive.cor health -care and payroll costs? Certainly. grove / #incart_special -rep Are there other big box retailers that provoke as much backlash? Doubtful. useful Forest Grove links )> (http://w /forest-grove/index. Look no further than Sherwood ( http : / /www.oregonlive.com /sherwood /forest-grove _ / index. ssf / 2013/ 05/ sherwood _residents_opposed_to.html), where Wal -Mart opponents are organizing to try to stop the opening of another supercenter, set for next High School Spy summer. Wal -Mart anchors a group of about 20 businesses (http: // www. oregonlive .com /sherwood /index.ssf /2013/05 02/11 at 6:45 p.m. / wal- mart_coming_to_sherwood_as.html) that are expected to open in July Century 2014, part of a two- phase, 55 -acre two center development. Some residents fear (http: / /highschooIsports.0rego Wal -Mart will attract crime, hurt small business and strain congested roads, so the City /school /hillsboro- century Council has appointed a committee ( http : / /www.oregonlive.com /sherwood /girlsbasketball /) @ /index.ssf /2013 / off / Sherwood _committee_formed_to_r.html) to consider Forest Grove drafting proposed ordinances regulating overnight parking, hours of operations and a (http: / /highschoolsports.Orego workers' bill of rights that can potentially be referred to voters in November. /school /forest- grove /girlsbaske Certainly, every community must decide if Wal -Mart is a good fit for it. Obviously, affluent Sherwood (http: // www. sherwoodchamber. org / ?page= sherwood) 02/11 at 6:45 p.m. —. has little in common with Cornelius, a majority Latino community that has one of the Forest Grove highest poverty rates in the metro area. In a job - starved town where a lack of industry (http: / /hig hschoolsports.O rego /school /forest - grove /boysbask means residents pay a higher share of property taxes than better - heeled communities, Century that just might explain Cornelius' warts- and -all acceptance of Wal -Mart. (http: / /highschoolsports.Orego /school /hillsboro- century ,deed, Wal -Mart's track record in Cornelius after three years suggests "it's not so bad /boysbasketball /) after all." Boys basketball schi (http: / /highschoolsports.oregon /forest - grove / boysbasketball) 3 of 7 2/10/2014 5:38 PN Cornelius Wal -Mart: 'Not so bad after all': Editorial I OregonLive.com OREGONLIVE 471u Crirt�niau Real Estate Portland, OR Related St1Dries bttp V1w w w oregonliue com /pacific - northwest new s /index ssf/2014 /01 /salem man sentenced tD life in htra 1) Salem m an sentenced to life in prison fDr W aln artslaying �ittp V1w w w oregonlive com /pacific - northw est new s /index ssf/2014 /01 /salem m an sentenced tp life in htn 1) http: / /www. oregonl ive.com/forest- grove /index. ssf /2013 /07 /cornel ius_wa... schedule (http://highschoolsport �7 /school /forest- grove /girisbasl (http: / /highschooIs ports. ore gon /forest - grove!) 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(http: // www .oregonlive.com /interactivity/) Ad Choices (http:/ /www. advance. net/ advancedigita[UserAgreement#opt _out) N 7 of 7 2/10/2014 5:38 P1V Under Wal -Mart's shadow, local businesses in southeast Midland continue ... http: / /www.mrt.com/ business /article_ff5Ob7Od- fOb6 -568e- 9477- 2c33c9f... k'q C HALO wan calendars I HECM Texas Under Wal- Mart's shadow, local businesses in southeast Midland continue to thrive kITweet '0 $ +l 3 Posted: Tuesday, July 23, 2013 2:09 pm None When Wal -Mart came to southeast Midland in 2005, it very quickly began to change the economic climate of the area. The most visible changes may be the introduction of new chains, such as Starbucks and McAllister's Deli, around the junction of I -20 and N. Big Spring St. However, according to Rachel Stone, CEO /president of the Midland Hispanic Chamber of Commerce, this new development has also had an effect on many of the established, locally owned businesses in the area. Stone explained that early on, local business owners feared that the new Wal -Mart would take business away from them. Some were concerned that they would be unable to compete and be forced to close. "The Chamber tried to mend those fears, talk to businesses and let them know how this was going to be an asset, creating more traffic flow in that area," she said. 0 Small stores that provide similar products were particularly worried. Stone recalled one business in particular that felt threatened. "Ray's Hardware was concerned that people would go to Wal -Mart instead." However, she went on to say, local businesses like Ray's are offering a different kind of service, and a personal approach. "He has his established clientele, and he has a credit system set up. You don't get that kind of service at Wal -Mart. He is on a first name basis with many of his customers, and people still like that. So, it hasn't affected them," Stone concluded. While some businesses have been unaffected by the new development, others have experienced an increase in traffic flow. Stone mentioned one local favorite in particular. "Martinez Bakery has grown tremendously because of that development, both from people stopping off the interstate and coming in from town." Many of the businesses in the area have traditionally had an established customer base and know their regulars by name. However, Stone said, since Wal -Mart came and the area began to develop, that began to change. "I would ask local business owners months after Wal -Mart opened, how is business doing and they said that they were seeing people from Rankin, McCamey and Stanton coming in and eating there and shopping there." According to Stone, these businesses have maintained their longtime customers, but have also begun to see a lot of new faces. The Hispanic Chamber began encouraging local businesses to network, coordinate sales events, and use Wal -Mart to their advantage. However, Stone pointed out, most of the businesses that are benefiting from this traffic have grown by simply continuing to do what they have done for years. "The boom itself is just generating more business for them. They're not doing a lot of outreach. It's coming their way." According to Stone, the effects of Wal -Mart on local business in southeast Midland have been overwhelmingly positive. "I have yet to meet anybody who has said it is putting them out of business." The only problem local businesses are having is trying to find enough employees to keep up with the increasing demand. The oil boom is creating business, but, said Stone, "The downside is like everyone else, because the growth has to do with oil, it is hard to find employees." 5 1 of 2/14/20141:40 PM Under Wal -Mares shadow, local businesses in southeast Midland continue ... http:// www. mrt. com/ business /article _ ff5Ob7Od- fOb6 -568e- 9477- 2c33c9f.. Far from hurting local business, the Wal -Mart on I -20 and its surrounding development have created traffic flow that is a boon to many of the established retail and restaurants in the area. Other businesses, while not growing, have not been hurt. Local business continues to grow and embrace the development of southeast Midland. T' 2014 MRT.com. All ri4iN reserved. This nwterial may not be published broadcast, rercritten or redistributed. 0 y Tweet 0 9-1 3 1= 0 More From This Site • Flappy Bird's creator says game over ® Fast - casual burger chain coming to Midland • Former Nest Texas officer sentenced for sexual abuse ofchild • Boutique downtown hotel hits another delay • Guilty Pleas for Tuesday, Feb. 11,2014 From Around The Web • Working From Home (FreelancersOutpost) • Startups Should Solve Problems, Not Develop Ideas (Biz tress Apps) • The Comic Behind Dumb Slarbucks Is an Entrepreneur at Heart (hnc.com) • Five High- Paying, Low - Stress Jobs (Monster) • These Entrepreneurs Have The Secret To A Successful Business Model In 2014 (Mediaplanet) TOWN NEWS Online. Community. News. © Copyright 2014, hTREcom, Mid] and, TX. Powered by Blox CMS from TUwnNewsxom. N R A R s V HeWSpaperf Recommended by 2 of 2 2/14/2014 1:40 PN THE ECONOMIC IMPACT OF WAL -MART SUPERCENTERS ON EXISTING BUSINESSES IN MISSISSIPPI Kenneth E. Stonel Georgeanne Artz2 Albert Myles 34 INTRODUCTION While there is much anecdotal evidence to suggest that existing businesses are harmed by the growth of supercenters, there has been little academic research in the field, owing to a general lack of reliable data. A recent paper by Andrew W. Franklin examined the impact of Wal -Mart supercenter entry on the concentration of grocery stores in metropolitan areas. While he found little evidence that supercenters affect the concentration in larger metropolitan areas, he did report that Wal -Mart's market shares were highest in lower income and smaller metropolitan areas (Franklin, 2000). This study examined the impact of Wal -Mart supercenters on the sales of existing businesses in local trade areas. Data from sales tax reports in Mississippi were used to analyze changes in the sales of food stores, general merchandise stores, furniture stores, building materials stores, miscellaneous retail stores and the total county. The Mississippi data have two main advantages. First, unlike most states, all food items are subject to the sales tax in Mississippi; therefore this data set allows us to account fully for food store sales. Also, since food items sold in supercenters are reported in general merchandise store sales and not in food stores sales, we have a unique opportunity to identify changes in market structure that have occurred with the addition of a supercenter. Second, supercenters have been open in Mississippi for several years, sufficiently long to observe market changes. ' Professor of Economics, Iowa State University 2 Extension Program Specialist, Iowa State University 3 Extension Professor, Mississippi State University k__12c' BACKGROUND Supercenters Supercenters, sometimes called super -combo stores, are huge one -stop stores combining general merchandise, groceries and services. They are the fastest growing type of store in the United States today. At the end of 2001, Wal -Mart, the largest chain, was operating 1,060 supercenters and planned to open 150 or more per year for the next few years. K Mart was operating 125 Super K Marts at the end of 2001, but its expansion has been put on hold until its bankruptcy situation is resolved. Target was operating 62 Super Target stores at the end of 2001 and planned to open approximately 30 new ones per year for the next several years. The super -combo concept originated in Europe, and the stores were usually called hypermarts. Carrefour of France is currently the sales leader with 2001 sales of $55.3 billion (US Dollars). The Meijer Company, of Grand Rapids, Michigan pioneered supercenters in the upper Midwest in the U.S. At the end of 2001, it operated 152 stores transacting an estimated $10.6 billion in sales that year. Fred Meyers of Portland, Oregon was the dominant operator of super -combo stores in the Northwestern part of the U.S., but was bought out by Kroger in 1998. The strategy behind super -combo stores is one -stop shopping. The theory is that many shoppers prefer to do most of their regular shopping at one place, thereby saving time by avoiding the hassle of traffic jams, parking problems, etc. In addition most people in the U.S. spend more money in grocery stores than in any other type of store. They spend the next highest amount of money in general merchandise stores. It is believed that synergism is created by combining general merchandise, groceries and services under one roof. Specifically, Wal -Mart apparently believes that by adding groceries to its stores it will gain additional sales in general merchandise, because of the spillover of customers from the grocery department. =tL`-,-f_C The Grocery Industry The grocery industry in the U.S. has undergone a rapid consolidation in recent years. Supermarket News estimated that the top five retail grocers now account for nearly 40% of the sales in the U.S. market. At the top of this list is Wal -Mart. With 1,060 supercenters and estimated sales of $65.3 billion, the discount mass merchandiser accounted for approximately 11 % of the nation's retail grocery market in 20005. Much of the growth in Wal -Mart supercenters comes from the conversion of existing Wal -Mart discount department stores. In 2001, 104 of 167, or 62 %, of new supercenters resulted from conversions of existing stores.6 Many of these stores are located in rural trade centers with little population or income growth. In such areas, the notion of a "zero -sum game" frequently prevails. In other words, a new entrant captures its sales from existing businesses, not from a growing market, and the existing retailers are likely to be adversely impacted. STUDY DESIGN Mississippi was chosen for this study since it is one of the few states that have a sales tax on food. In addition, Mississippi has relatively good sales tax data that lists sales by merchandise category for each county. A Wal -Mart store directory was used to identify supercenters that had been open for at least one year. There were 30 stores that fit this description. However, it was decided to drop out stores that were in counties of over 100,000 population since it would be difficult to isolate the effects of a supercenter opening in these larger markets. Also, four counties had two stores each; these stores were dropped in the interest of maintaining consistency. The resultant sample consisted of 18 stores in counties with an average population of 45,450. 5 www.supennarketnews.com, January 7, 2002. 6 Wal -Mart SEC form IOK, January 31, 2001. 3 4 p -c-, Sales tax data from fiscal years 1990 through 2001 was procured from the Mississippi State Tax Commission. The study was set up to determine the change in sales for various types of businesses in the supercenter trade area for each succeeding year after the opening of the supercenter. Pull factors were calculated for various merchandise categories for the counties in the study for each year since opening. Pull factors are derived from sales figures, and provide a better method of comparison than sales alone. A pull factor is a county's per capita sales divided by the state's per capita sales. For example, if a state's per capita sales were $9,000 and a county's were $9,000, the pull factor would be one. The interpretation would be that such a county's sales would be equal to selling to 100 percent of the county population, in full -time customer equivalents. A pull factor of 1.5 would mean that a county is selling to 150 percent of the county's population, in full -time customer equivalents. The advantage of using pull factor analysis is that this simple measure makes adjustments for population differences among towns, it adjusts for price inflation, and it takes into consideration the condition of the state's economy. In effect, the pull factor is a proxy measure for the size of a town's trade area. Pull factors can be computed for various merchandise categories as well as for total sales. DATA As of this writing there are 30 Wal -Mart supercenters in 26 counties in Mississippi. The first supercenters opened in the state in September 1992. Four stores opened that year in the northeast part of the state. Four more supercenters opened in 1993. In the next four years, Wal -Mart opened three or fewer stores per year in Mississippi. The pace of openings accelerated somewhat with the addition of five stores in 1998, seven in 1999 and four in 2000. The most recent opening included in this study is the supercenter in Magee, which opened in October 1999. The Mississippi State Tax Commission reports county sales by merchandise category annually for a fiscal year spanning July 1 to June 30. For this analysis, data were collected for the following categories: apparel and general merchandise, food and beverage, furniture and fixtures, lumber and building materials, miscellaneous retail and total retail sales. Data were collected for all eighty -two counties for fiscal years 1990 to 2001. The primary focus of the analysis was to determine the impact of a new supercenter on existing store sales in each market area. Unfortunately, the food and beverage category reported by the state includes not only grocery stores, but also restaurants and drinking establishments. Since previous studies have found that following the addition of a Wal -Mart store, restaurant sales in the host town may increase, the effect on this category could comprise two offsetting effects (an increase in restaurant sales and a decrease in grocery sales) (Stone, 1995; Artz, 1999). To correct this problem, restaurant and bar sales were estimated using data from the Economic Censuses of 1992 and 1997 and subtracted from the Mississippi State Tax Commission data to obtain adjusted food stores sales that are more representative of grocery store sales. Table 1 lists the host towns and counties involved in the study. Figure 1 is a map showing the location of the host counties of the Wal -Mart supercenters both included and not included in this study. E C�, Table 1. List of Towns and Counties Included in the Study Host County Host City Included Date Opened County Population (2000 census) Adams County Natchez Yes Sep -95 49,644 Alcorn County Corinth Yes Sep -92 64,958 Attala County Kosicucko Yes Feb -98 38,940 De Soto County Olive Branch No Apr -00 107,199 De Soto County Southhaven No Oct -98 107,199 Forrest County Hattiesburg Yes Aug -99 38,014 Grenada County Grenada Yes Oct -96 72,604 Harrison County D'iberville No May -99 189,601 Harrison County Gulfport No Jan -95 189,601 Hinds County Jackson No Jun -98 250,800 Itawamba County Fulton Yes Mar -99 23,263 Jackson County Ocean Springs No May -00 131,420 Jones County Laurel No Sep -00 20,940 Lamar County Hattiesburg No 1994 39,070 Leake County Carthage Yes Feb -99 25,370 Lee County Tupelo (2) Yes Mar -93 & Mar -99 75,755 Lincoln County Brookhaven Yes Aug -93 48,621 Lowndes County Columbus No Aug -00 19,661 Madison County Richland No Jan -01 22,770 Monroe County Amory Yes Mar -93 33,166 Neshoba County Philadelphia Yes Mar -95 61,586 Pearl River County Picayune Yes Jun -96 27,639 Pike County McComb Yes Jun -98 74,674 Rankin County Brandon No Mar -99 115,327 Rankin County Pearl No Sep -97 115,327 Simpson County Magee Yes Oct -99 34,558 Tate County Senatobia Yes 1993 25,362 Union County New Albany Yes Sep -92 28,684 Warren County Vicksburg Yes Aug -98 34,340 6 =A--i--C- Figure 1. Location of Wal -Mart supercenter Host Counties in Mississippi 0 L� FINDINGS Pull factors were analyzed for five types of businesses to determine the relative change in sales in the succeeding years after the opening of a supercenter. Changes were analyzed for the host counties and for the non -host counties. For host counties, the base year was defined as the year prior to the opening of the Wal -Mart supercenter.? It is important to note that this type of analysis does not prove that supercenters alone caused the changes indicated. However, in most cases, the opening of the supercenter was the 7 Since the month the supercenter opened varies by store, the first year after opening does not consistently represent a full year of operation of the supercenter. Therefore, in the presentation of the results that C dominant economic event that occurred during the time frames analyzed. Therefore, it is probably safe to say that the supercenters played a major role in the changes in sales of other stores. Many economists believe that analyzing a retail trade area is much like analyzing a zero -sum game. Unless the population or incomes are growing substantially, there is a fixed amount of money to be spent in the retail sector. If a large store is opened in the trade area, it is going to capture a considerable amount of trade. That can only mean that, in total, other merchants in the trade area will lose a comparable amount of trade (Blair and Kumar, 1997). The results of this study are presented below and show strong evidence that the gains for Wal -Mart supercenters were matched by corresponding losses for existing businesses in the trade area. Host Counties Host counties are those in which towns with Wal -Mart supercenters are located. In most cases, the host towns are the county seats. The findings for the various types of stores are discussed below. NOTE: Percentage change in pull factors as shown in the second chart cannot be computed directly from the pull factors in the first chart because of varying base years. General Merchandise Stores. Wal -Mart supercenters are classified as general merchandise stores. This category includes department stores and variety stores. Figure 2 shows the change in pull factors for general merchandise stores in host counties in Mississippi for the years preceding and succeeding the opening of a supercenter. follow, year one is defined as the change from the fiscal year defined as the base year to the fiscal year two years following. This measure accounts for at least one full year of the supercenter's operation. =�--(,4 C' i Figure 2 r Merchandise r Average Gene al Stores Pull Factor for Host Counties (Under 100,000 Population), Before and After Wal -Mart Supercenter 2 1.8 1.6 1.4 1.2 1 0.8 0.6 0.4 0.2 0 4 yrs 3 yrs 2 years 1 year base 1 yr 2 yrs 3 yrs 4 yrs 5 yrs before before before bef after after after after after The average pull factor for general merchandise stores in the host counties remained relatively steady and ranged from 0.99 to 1.03 for the four years preceding the opening of a Wal -Mart supercenter. That means that sales of general merchandise stores amounted to selling to slightly more than the county population. The average county pull factor rose quickly after the supercenter opening, rising to 1.57 in the fourth year. This means that, on average, the host counties general merchandise stores were selling to the equivalent of 1.57 times the county population, in full -time customer equivalents. It should be noted that the general merchandise pull factor declined to 1.50 in the fifth year. This is consistent with previous studies by the authors and is believed to be caused by saturation of the market by Wal -Mart supercenters and perhaps by other stores. Figure 3 shows the average percent change in host county general merchandise pull factors in the first five years after the opening of a Wal -Mart supercenter. General merchandise sales (pull factor) increased by 40.2 percent in the first year. The percent change in the pull factor then increased to 41.6 percent in year three before declining slightly in years four and five. It is important to note that these figures include both the general merchandise and food sold through the supercenter. This is one of the key points of this study compared to previous studies in states where food sales were exempt from the 9 -1 q C_ sales tax. Consequently, the percent change in general merchandise sales is larger than in states where food sales are exempt from sales tax. For example, in a study of Texas supercenters, the average increase in host town general merchandise sales was approximately 31 percent for the first few years. Figure 3 Percent Change in Average General Merchandise Pull Factor for Mississippi Host Counties After Entry of Wal -Mart Supercenter Counties Less Than 100,000 Population 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Year 1 Year 2 Year 3 Year 4 Year 5 Food Stores. Wal -Mart supercenters capture a significant share of sales from existing food stores. Figure 4 shows the average pull factor for food stores before and after the opening of a Wal -Mart supercenter. For the four years prior to the opening of the store, food store pull factors remained relatively steady, increasing from 1.18 four years before to 1.19 in the base year. However, after the opening of the supercenter, the average pull factor decreased rapidly and five years later was 0.99. Figure 5 shows the average percent change in food store pull factors for the five years after the opening of the Wal- Mart supercenter. Sales (pull factors) dropped over 10 percent the first year after the opening. On a cumulative basis, the decline continued and five years after the opening, average food store sales were 19.2 percent lower, compared to the base year. 10 Figure 4 Average Grocery Stores Pull Factor for Host Counties (Under 100,000 Population), Before and After Wal -Mart Supercenter 1.4 1.2 1 0.8 0.6 0.4 0.2 0 4 yrs 3 yrs 2 years 1 year base 1 yr 2 yrs 3 yrs 4 yrs 5 yrs before before before bef after after after after after Figure 5 Percent Change in Average Food Store Pull Factor for Host Counties After Entry of Wal -Mart Supercenter Counties Less Than 100,000 Population 0% -5% -10% -15% -20% -25% Year 1 Year 2 Year 3 Year 4 Year 5 11 -IE 1 ;4& E w] W Furniture Stores. Past studies have shown that non - competing stores in the host town tend to show an increase in sales after the opening of a discount general merchandise store. They apparently benefit from the additional traffic a "big box" store generates. Figure 6 shows the average pull factors for host county furniture stores before and after the opening of Wal -Mart supercenters. The average pull factor for furniture stores for the base year was 0.79, having risen from 0.74 four years previous. In the five years succeeding the opening of the supercenters, the average pull factor vacillated to a slight increase of 0.81. Figure 7 shows the percent changes in the average pull factor for the five years after the supercenter's opening. Sales (pull factors) increased by 2.6 percent the first year and held fairly steady until years four and five when sales declined slightly. 0.88 0.86 0.84 0.82 0.8 0.78 0.76 0.74 0.72 0.7 0.68 Figure 6 Average Furniture Stores Pull Factor for Host Counties (Under 100,000 Population), Before and After Wal -Mart Supercenter 4 yrs 3 yrs 2 years 1 year base 1 yr 2 yrs 3 yrs 4 yrs 5 yrs before before before bef after after after after after 12 Figure 7 Percent Change in Average Furniture Sales Pull Factor for Host Counties After Entry of Wal -Mart Supercenter Counties Less Than 100,000 Population 4% 3% 2% 1% 0% _1% -2% -3% 4% -5% Year 1 Year 2 Year 3 Year 4 Year 5 Building Materials Stores. This category consists of hardware stores, lumberyards and the newer home improvement stores such as Home Depot, Lowe's and Menard's. Previous studies have shown that discount general merchandise stores such as Wal -Mart, capture modest amounts of trade from existing hardware stores and lumber yards. That effect can be seen in figure 8, where the pull factor declined from 0.95 in the base year, to 0.84 two years after opening of the supercenters. However, in years three, four and five, there was a sharp increase in average building materials stores pull factor, ending at 0.94 at the end of year five. This was undoubtedly caused by the opening of a few "big box" home improvement stores in some of the host counties. There tends to be some synergism between a Wal -Mart supercenter and the "big box" home improvement stores. Thus, it is common to see a major home improvement store locate near an existing Wal- Mart supercenter. 13 -*-iqC,- E lia Figure 8 Average Building Materials Stores Pull Factor for Host Counties (Under 100,000 Population), Before and After Wal -Mart Supercenter 1 0.95 0.9 0.85 0.8 0.75 4 yrs 3 yrs 2 years 1 year base 1 yr 2 yrs 3 yrs 4 yrs 5 yrs before before before bef after after after after after Figure 9 shows the average percent change in the host county pull factors for building materials stores. The host county pull factor decreased fairly steadily from -8.2 percent after year one to -14.9 percent after year five. Miscellaneous Stores. The category of miscellaneous stores includes all retail stores not Figure 9 Percent Change in Average Building Materials Sales Pull Factor for Host Counties After Entry of Wal -Mart Supercenter Counties Less Than 100,000 Population 0% -2% -4% -6% _8% -10% -12% -14% -16% Year 1 Year 2 Year 3 Year 4 Year 5 14 _-tf-cq—C'�' included in the above categories. Many of these stores would be gift shops, sporting goods stores, etc. that would compete directly with a Wal -Mart supercenter. Therefore, one could assume that these types of stores would be hurt by the opening of a nearby supercenter. Figure 10 shows the average pull factor for host counties for four years before and five years after the opening of a supercenter. Sales for miscellaneous retail stores were growing for the three of the four years before the opening of a supercenter and started to decline after the opening. The average pull factor for this category was 0.76 at the time of the supercenter opening, and declined to 0.69 five years after the opening Figure 11 shows the percent change in the average pull factor of miscellaneous stores in host counties for the five years following the opening of a Wal -Mart supercenter in the county. This category declined gradually from -2.3 percent the first year after the supercenter to a cumulative -11.9 percent five years after the opening. These findings are Figure 11 Percent Change in Average Miscellaneous Retail Sales Pull Factor for Host Counties After Entry of Wal -Mart Supercenter Counties Less Than 100,000 Population 0% -2% 4% -6% -8% -10% -12% -14% Year i Year 2 Year 3 Year 4 Year 5 consistent with earlier studies of Wal -Mart stores conducted by the authors. 15 �«G Total County Retail Sales. The total county retail sales category includes the previously discussed categories. Figure 12 shows the average pull factors for the host counties for four years prior to the opening of the supercenter to five years after the opening. As can 1.1 1.05 1 0.95 0.9 0.85 0.8 Figure 12 Average Total Retail Sales Pull Factor for Host Counties (Under 100,000 Population), Before and After Wal -Mart Supercenter 4 yrs 3 yrs 2 years 1 year base 1 yr 2 yrs 3 yrs 4 yrs 5 yrs before before before bef after after after after after be seen the average host county had pull factors of less than one (0.95 average) before the opening of the supercenter. This usually means that the county was experiencing some slight retail leakage. However, in the five years succeeding the opening of the Wal -Mart supercenter, the pull factor grew to 1.06, before declining to 1.0 in the fifth year. This drop -off after a few years was a common phenomenon in the earlier studies conducted by the authors and is believed to be brought about by market saturation both by Wal -Mart stores and other competitors. This growth in the average county pull factor after the opening of a Wal -Mart supercenter, suggests that the new store is capturing sales from adjacent counties. This premise will be addressed further in the section on non -host counties. Figure 13 shows the percent change in average total county retail sales pull factors in the five years following the opening of a supercenter. The pull factor increased by 3.2 16 percent the first year and rose to a cumulative increase of 4.7 percent in year three before declining to a cumulative 2.8 percent increase in year five. The decline in the later years is attributed to store saturation. Figure 13 Percent Change in Average Total Sales Pull Factor for Host Counties After Entry of Wal -Mart Supercenter Counties Less Than 100,000 Population 5% 5% 4% 4% 3% 3% 2% 2% 1% 1% 0% Year 1 Year 2 Year 3 Year 4 Year 5 Non -Host Counties "Non -host counties" are counties that did not have a Wal -Mart supercenter by the time of this study. These counties tend to be more rural than host counties with an average population of 21,262. It is extremely difficult to calculate average changes in sales for non -host counties caused by Wal -Mart supercenters. This is because of the varying locations and time periods of supercenters entering into the market. In addition, there has been an increasing concentration of many types of retailing in a relatively small number of trade centers. For example, in 1990 the top twenty counties in Mississippi accounted for 72.7% of all general merchandise and apparel sales. By 2001, the market share of these top counties had increased to 75.6 %. While the opening of Wal -Mart 17 #�- r--:Tc� il 4 supercenters is a significant part of this trend, other factors such as new shopping malls, play a role in the declining retail sectors of many of the more rural, non -host counties. Nevertheless, examining the pattern of pull factors for the various merchandise categories may reveal additional insights into the range of impacts of Wal -Mart supercenters on existing retailers. To analyze changes in non -host counties, pull factors were calculated for the 1990 -2001 time period, during which all the supercenters opened in Mississippi. General Merchandise. Figure 14 shows the average change in general merchandise pull factors for the non -host counties in Mississippi. Most of these counties were not general merchandise powerhouses. In 1990 the average pull factor was 0.53. For the next three years, the pull factor average held steady at 0.51. This was when the first Wal -Mart supercenters were opening in Mississippi. From 1994 to 2001 there was a fairly steady decline in pull factors from 0.47 to 0.39. The average percent decline across the 52 non - host counties was 23.5 percent from 1993 to 2001. This indicates a severe leakage of sales, most likely caused by the capture of sales by general merchandise stores such as Wal -Mart supercenters. 18 Figure 14 Average General Merchandise Pull Factor for Non- Host Counties, 1990 -2001 V.ss -- 0.5 0.45 0.4 0.35 0.3 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 Grocery Stores. The average pull factors for grocery store sales in the non -host counties from 1990 to 2001 are shown in figure 15. In 1993 the average pull factor was 0.82 and continued to rise slowly until around 1998 when the pull factors stabilized at around 0.92, 1 0.9 0.8 0.7 0.6 0.5 Figure 15 Average Grocery Stores Pull Factor for Non- Host Counties, 1990 -2001 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 -.;4+1�:� (I- an increase of 12.2 percent. This is consistent with previous studies conducted by the authors in Iowa and Maine. Basically, people do not want to travel any further than necessary for grocery shopping. The gain in sales (pull factor) in non -host counties is most likely caused by consolidation among the food stores, resulting in fewer but larger stores. Larger stores tend to attract more customers and also tend to sell a larger selection of non -food items, thus resulting in increased sales. Therefore, it appears that the Wal- Mart supercenters tend to capture their grocery sales primarily from the host county. Furniture Stores. Figure 16 shows the average change in pull factors for furniture store sales in the non -host counties in Mississippi from 1990 to 2001. As the first Wal -Mart supercenters opened, the non -host counties had an average pull factor of 0.56, but the average declined fairly steadily to 0.42 in 2001, a decline of 25 percent. This trade was most likely captured by furniture stores in the host counties rather than by the Wal -Mart supercenter itself. Therefore, it can be concluded that host town furniture stores are a beneficiary of the increased traffic flow generated by Wal -Mart supercenters. 0.6 0.55 0.5 0.45 0.4 0.35 0.3 Figure 16 Average Furniture Stores Pull Factor for Non- Host Counties, 1990 -2001 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 20 -A-- Fp7u Building Materials Stores. The building materials category consists of hardware stores, lumberyards and home improvement stores. Earlier studies by the authors showed that in Figure 17 Average Building Materials Stores Pull Factor for . Non- Host Counties, 1990 -2001 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 non - metropolitan areas, Wal -Mart stores tended to capture some sales from hardware stores and to a lesser degree, from lumberyards. However, the "big box" home improvement stores such as Home Depot and Lowe's, tended to capture considerably more sales from a large trade area after their introduction. Figure 17 illustrates this principle. From 1993 to 1995, (the increase in 1996 may be a data reporting error) non - host county sales (pull factors) experienced a slight decline. As "big box" home improvement stores began opening in host counties, they captured more trade from the non -host counties. The decline from 1993 to 2001 was 25 percent. Miscellaneous Retail Stores. As was earlier described, miscellaneous retail stores include all the stores not covered in the above categories. This would include several types of stores, including gift shops, jewelry stores, book stores, and sporting goods stores that may compete directly with a Wal -Mart supercenter. Figure 18 shows that these types of stores in non -host counties experienced some growth after the introduction 21 Figure 18 Average Miscellaneous Retail Stores Pull Factor for Non- Host Counties, 1990 -2001 0.6 0.55 0.5 0.45 0.4 0.35 0.3 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 -14--` —, C_ of Wal -Mart supercenters in host counties. This is probably a compensation for the loss of general merchandise stores in the county and reinforces the idea that residents do not want to travel any further than necessary for convenience items. The pull factors increased from 0.46 in 1992 to 0.56 in 1996, then declined to 0.47 in 2001. Total Retail Sales. Figure 19 shows that the average pull factors for non -host counties remained fairly steady from 1993 to 1997, averaging around 0.65. However, as the "double whammy" of Wal -Mart supercenters and "big box" building materials stores began occurring, non -host county total sales decreased by nine percent from 1997 to 2001. Even though the host counties captured general merchandise trade and furniture sales from non -host counties, total sales losses were moderated because of sales increases by other categories such as food stores and miscellaneous stores. 22 0.7 0.65 0.6 0.55 0.5 0.45 0.4 Figure 19 Average Total Retail Sales Pull Factor for Non- Host Counties, 1990 -2001 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 CONCLUSIONS The introduction of a Wal -Mart supercenter into a county in a relatively rural state such as Mississippi has major repercussions. There are both positive and negative impacts on existing stores in the area where the new supercenter locates. In turn, changes in local sales may have impacts on local jurisdictions that are dependent on sales and property taxes generated. Major conclusions are listed below. 1. Annual sales (pull factors) for the general merchandise category in host counties increased substantially, from 40.2 percent the first year to a peak of 41.6 percent three years after the opening of a Wal -Mart supercenter. Since food sales are taxed in Mississippi, this increase includes the sales of both general merchandise and food by the supercenter. Conversely, average general merchandise sales in the 52 non -host counties decreased nearly annually from the time of the opening of the first supercenters in Mississippi. 2. Wal -Mart supercenters in Mississippi captured most of their food sales from existing food stores in the host county. Consequently, host county food stores experienced 23 average annual declines in sales from 10.1 percent after the first year to over 19 percent after five years. Counties without a supercenter managed to maintain grocery store sales at a fairly steady level after the opening of a supercenter in an adjacent county. 3. Furniture stores in host counties experienced an increase in sales for the first three years following the opening of a supercenter, but declined in years four and five. Furniture stores sell little merchandise that competes directly with supercenters, but they benefit from the additional traffic drawn to the supercenter. Non -host counties experienced losses in furniture store sales in most of the years following the opening of the first supercenters. It can be concluded that supercenters benefit nearby furniture stores by generating extra traffic for them. Some of that traffic comes from non -host counties. 4. Building materials stores in host counties experienced average losses of 8.2 percent to 14.9 percent for the first five years after the opening of a Wal -Mart supercenter. Meanwhile, non -host counties experienced a nearly continual reduction of building materials sales. Apparently the non -host counties are losing sales not only to supercenters, but to the "big box" home improvement stores as well. It can be concluded that supercenters capture moderate amounts of building materials sales from both host and non -host counties, but home improvement stores in the host counties and larger cities end up benefiting from the synergism created by locating near a supercenter. 5. Wal -Mart supercenters capture substantial amounts of miscellaneous retail trade from host counties, ranging from 2.3 percent the first year to nearly 12 percent by year five. Most of this trade is captured from stores in the host county as stores in non -host counties experienced relatively little change in sales. This is probably because of filling merchandise gaps in the existing general merchandise stores in the non -host counties. 6. Total sales in host counties increased from over three percent the first year to 4.7 percent in year three, before declining to 2.8 percent in year five. This is consistent with previous findings by the authors in other states. It appears that the decline after approximately four years is caused by a saturation of Wal -Mart supercenters as well 24 as other large stores. The non -host counties experienced a slow decline of total sales after the opening of supercenters, their losses being offset by some stability in food stores and miscellaneous stores. The increases by the host counties may have been fueled somewhat by drawing from adjacent states, since several supercenter counties were on state lines. 7. Although it cannot be proven conclusively, there is a strong sense that the zero -sum- game theory applies in the case of supercenters in Mississippi. For every gain in sales by supercenter - related goods, there were corresponding losses in sales for businesses of these types in the host counties and, in some cases from non -host counties. Implications and Recommendations This study has documented the changes in sales for supercenter host counties and non -host counties in Mississippi. This concluding section will discuss the implications of the findings as well as recommendations for both local officials and business people. Local Officials The findings of this study suggest that local officials considering the addition of a supercenter type store need to carefully weigh the costs and benefits of this type of development. Quite often city councils and city staff are so anxious to attract new businesses that they will offer very attractive financial incentives and perhaps change zoning status in order to attract supercenter type stores. Their primary motivation seems to be the belief that these new businesses will increase the property tax base, increase sales taxes (where local sales taxes are in play) and increase employment. These are worthy goals, but many times, the net increases are minimal as the new big box stores merely capture sales from existing businesses in the area. A reduction of sales for existing businesses usually translates into fewer employees, less sales tax and lower property tax collections from the local stores. PA7 In contrast to the growth- oriented local governments described above, some local officials have very anti - growth attitudes and may restrict commercial development to the point of breaking down the free enterprise or capitalistic economic system in their communities. The restrictions can be brought about through failure to approve building permits, refusal to provide infrastructure or in some cases by passing anti -big business ordinances. For example, several U.S. towns and cities have recently passed ordinances prohibiting any new retail business from being over a certain size (for example, 100,000 square feet). This effectively eliminates supercenter type stores from entering the marketplace. A local government that aggressively promotes commercial development, especially one that offers tax or other financial incentives to new comers, may unwittingly help put smaller local merchants out of business because of massive competition. Conversely, a local government that is strictly anti - growth may also do harm to its local merchants as residents leave the community to shop in other towns with big new stores. It is therefore recommended that local officials educate the public on the economic impacts of commercial development and strive to create an economic development policy that is consistent with the values and concerns of the local citizens. Local Merchants The entry of a new supercenter in a community can have dramatic implications for existing merchants. Two general rules -of -thumb summarize the economic impacts of a new supercenter on local merchants. Rule -of -thumb 1 is: Local merchants that sell merchandise different from the supercenter or other big box stores tend to fare well and may gain sales as the additional traffic generated by the big stores spills over into their stores. Rule -of -thumb 2 is not so pleasant; it is: Local merchants that sell the same merchandise as the big stores will probably face a reduction in sales because of the difficulty in competing with major chains. 26 Recommendations for Adversely Affected Merchants. Two major actions are recommended for local merchants facing direct competition from the supercenters. The first major action is to develop a new strategy. For example, a grocery store may choose to become a full- service store, including a full - service meat counter. At the supercenter type stores, minimal service is offered, in spite of the fact that a considerable market segment desires a higher level of service. Some of the services that could be offered are bagging (plastic or paper), carry -out or drive -by. Also catering services can be profitable. A full service meat department has been successful for some local stores. Wal -Mart sells primarily "case ready" meat that is cut and packaged at the processing plant. Many people are attracted to meat counters where butchers stand ready to cut your meat in the size and style that you prefer. As another example, drug stores could gain an advantage over the supercenters by offering personalized services, including delivery of prescription drugs. The second major action that competing local merchants can take involves "getting back to the basics of running a good business." Here is a list of some of these actions. a. Merchandising 1. Try to handle different merchandise, especially ethnic and private label 2. Look for the voids in the supercenter's inventory 3. Consider niche markets 4. Get rid of slow moving merchandise 5. Buy well b. Marketing 1. Know your customers 2. Extended operating hours are a necessity! 3. Adopt a "no hassle" returns policy 4. Sharpen your pricing skills 5. Focus your advertising c. Service 1. Emphasize expert technical advice 2. Offer deliveries where appropriate 3. Offer carry -out 4. Offer other services such as banking, flowers, catering, etc. d. Customer relations 27 7tt-- t ,4c_ 1. Greet customers 2. Offer a smile in every aisle 3. Make employees associates 4. Solicit complaints 5. Learn how to handle irate customers 6. Train employees (initially and periodically) e. Continually improve the efficiency of your business 1. Adopt modern technology 2. Relentlessly find ways to reduce operating costs 3. Become intimately familiar with your financial statements 28 References Artz, Georgeanne, The Impact of Wal -Mart on Retail Market Structure in Maine, unpublished thesis, University of Maine, Orono, Maine, 1999. Artz, Georgeanne and Kenneth E. Stone, "Comparing the Economic Impact of Wal -Mart Stores Across Geographical Areas ", Paper presented at the annual meetings of American Agricultural Economics Association, Chicago, Illinois, July 30 — August 2, 2000. Blair, John P. and Rishi Kumar, "Is Local Economic Development a Zero -Sum Game ?" in Dilemmas of Urban Economic Development, Richard D. Bingham and Robert Mier, ed., SAGE Publications, Inc., 1997. Franklin, Andrew W., "The Impact of Wal -Mart Supercenter Food Store Sales on Supermarket Concentration in U.S. Metropolitan Areas," Paper presented at the USDA conference "The American Consumer and the Changing Structure of the Food System," Arlington, Virgina, May 3 -5, 2000. Mississippi State Tax Commission, Annual Report, 1990 -2001. Stone, Kenneth E., "Impact of the Wal -Mart Phenomenon on Rural Communities," Department of Economics, Iowa State University, 1997. Stone, Kenneth E., "Impact of Wal -Mart Stores on Iowa Communities: 1983 -93," Economic Development Review, Spring 1995, p. 60 -69. Stone, Kenneth E., "The Impact of Wal -Mart Stores on Other Businesses in Iowa," Department of Economics, Iowa State University, 1989. 3N COPY � EXHIBIT Vw.- PUBLIC FACILITIES D EXIIIBIT 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: The subject Growth Management Plan Amendment proposes to permit a maximum of 162,000 square feet of general commercial land uses on the 24.99± acre property. It is expected that this project will commence development in 2014 with anticipated buildout in 2017. Approximately 19± acres are designated Neighborhood Center and 5± acres are designated Low Residential. The existing plan designation and zoning permits a variety of commercial and residential uses on the site. Based on the figures from the latest Immokalee Area Master Plan update, Immokalee has an average of 7,104 square feet per acre, which will be used for the LOS analysis. Potable Water The property is located within the hnmokalee Water and Sewer District (IWSD) potable water service area. The IWSD has existing plant capacity of approximately 52 mgd. Raw water demand in 2013 was 35.5 mgd and by 2018 the demand county wide is projected to be 41.2 mgd. The proposed 162,000 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 20 single family homes to the proposed commercial use is shown below. Water Demand: Existing: Commercial : 7,104 sf/ac = 7,104 sf x 19 ac = 134,976 sf 134,976 sf x .15 gpd/sf* = 20,246 gpd 134,976 sf x.15 gpd/sf x 1.5 max month = 30,369 gpd Residential: 20 dux 100 gpd = 2000 gpd Total: 30,369 gpd + 2,000 gpd = 32,369 gpd *Per Florida Statutes, DEP standard. 100 gpd used for residential only projects per Collier County Growth Management Plan Public Facilities Element. Proposed Commercial: 162,000 S.F. x 0.15 gpd/sf = 24,300 gpd 162,000 S.F. x 0.15 gpd/sf x 1.5 max. month = 36,450 gpd Immokalee Water and Sewer LOS: 100 gpcd Permitted Capacity: 52 mgd Current Demand (2013 Projectd Data): 35.5 mgd Exhibit V.E Public Facilities Analysis Exhibit V.E Page 1 of 10 Data Source: Collier County GMP, Public Facilities Element Sanitary Sewer The subject project is located within the IWSD bound established in the Public Facilities Element of the Collie r comparison of the permitted 20 single family homes to below. Sewer Demand: Existing: ary with standards for Sanitary Sewer County Growth Management Plan. A the proposed commercial use is shown Commercial: 7,104 sf/ac = 7,104 sf x 19 ac = 134,976 sf 134,976 sf x .15 gpd/sf* = 20,246 gpd 134,976 sf x. 15 gpd/sf x 1.5 max month = 30,369 gpd Residential: 20 dux 100 gpd = 2000 gpd Total: 30,369 gpd + 2,000 gpd = 32,369 gpd *Per Florida Statutes, DEP standard. 100 gpd used for residential only projects per Collier County Growth Management Plan Public Facilities Element. Proposed Commercial: 162,000 S.F. x 0.15 gpd/sf = 24,300 gpd 162,000 S.F. x 0.15 gpd/sf x 1.3 max. month = 31,590 gpd 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 -i0, 2001 -27, and LDC Ordinance 2004 -41, as may be amended. The single project within the proposed subdistrict will obtain a surface water management permit by the South Florida Water Management District (SFWMD) 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. Development permitted under the current plan designations will also be required to obtain a surface water management permit from the SFWMD. The development within the proposed amended subdistrict will be consistent with the established discharge rates per Policy 6.3 of the Drainage Sub- Element. Exhibit V.E Public Facilities Analysis Exhibit V.E RarlA 2 of 10 rq-- t-.:j-.�- Solid Waste The adopted LOS for solid waste is two years of lined cell capacity at the previous 3 year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. There are no current capacity issues and none are anticipated through the year 2065. Existing Residential: .52 /pp disposal rate 2.4 pp/household 20 dwelling units permitted 20 x 2.4 pp/household x .52 pp = 24.96 ppd x 365 = 9,110 lbs /yr or 4.56 tons solid waste /year Existing Permitted Commercial: 134,976 sf x 51bs /1,000 sf/day = 675 lbs /day = 246,331 lbs /year or 123.16 tons /year Total: Residential 4.56 tons + Commercial 123.16 tons = 127.72 tons /year Source: Collier County 2012 AUIR Proposed Commercial: 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: 162,000 sq ft x 5 lbs /1,000 sq ft = 810 lbs /day = 295,650 lbs /year or 147.8 tons /year. Source: Cal Recycle Current landfill capacity in 2017 is anticipated to be 16,309,943 tons. Available Inventory as of July 2012: 2,236,272 tons Required Inventory as of July 2015: 446,042 tons Available Inventory as of July 2015: 3,186,107 tons Surplus Capacity as of July 2015: 2,740,065 tons Source: Collier County 2012 AUIR Parks: Community and Re2ionaI The proposed commercial development will have no increased population density and therefore will have no effect on the community and regional parks. The 20 residential homes presently permitted will pay park impact fees to mitigate for their impacts. Exhibit V.E Public Facilities Analysis Exhibit V.E Page 3 of 10 cam- C' 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. The 20 residential homes presently permitted will pay school impact fees to mitigate for their impacts. No adverse impacts to schools result from the creation of the subdistrict. Fire Control and EMS The proposed project lies within the Immokalee Fire Control District. The Immokalee Fire Control District Station 31 is located approximately one and a half miles from the project. 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 (values based on 2012 Collier County Impact Fee Schedule). The residential homes currently permitted will pay impact fees at current rates, which will mitigate for impacts to fire and emergency services. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; Immokalee Fire Control District Station 30 502 E. New Market Road Station 31 110? Carson Road Collier County Sheriff Immokalee Substation 112 S 1 st Street Exhibit V_E Public Facilities Analvsis Exhibit V.E Page 4 of 10 ExhibR V.E Page 5 of 10 Request for Service Availability Exhibit V.E Page 6 of 10 Immokalee Water & Sewer District I020 Sanitation Road Immokalee_ Florida 34142 (239) 658 -3630 FAX (239) 658 -3634 h=okalee Water & Sewer DiStrid RECEIVED JUL 0 5 2013 DATE: July 2, 2013 Q, Grady Minor & Associates, PA. CQ1 I TER <`012aY TO BE COMPI ETED BY OFFICE OF GROW'M MANAGEMENT UTILITY PROVIDER 2800 N HORSESHOE DRIVE other than Collier NAPLES FL 33942 County Utilities Ladies and Gentlemen: This letter is certification that Inlmokalee Water & Sewer District 1020 Sanitation Road. hrmmokalee FL 34142 has the following remaining plant capacities and hereby allocates the following capacities to the property and owner(s) of record noted below: A. Remaining uncommitted Capacity B. Availability of Capacity C. Service Availability Legal description of the property Wastewater Potable Water Treatment Plant Treatment Plant .30 MGD .90 MGD AVAILABLE AVAILABLE *UNAVAILABLE AVAILABLE Folio #00068840008 EVEMOKALEE FLORIDA, COLLIER COUNTY Dwellings/ Commercial Units/Lots Sq. Ft. 1. NIA Number of units: Owner(s) of Record: Barron Collier Investments Ltd *Sewer at this location is unavailable at this time. However, Immokalee Water & Sewer District has plans to install sewer by the time project is completed. Sincerely, rf ,� Eva J Deyo Executive Director Exhibit V.E Page 7 of 10 4�� � Immol:aIee Water & Sewer District 1020 Sanitation Road Inrnokalee_ Florida 34142 (239) 658 -3630 Rettjj�3'�9 (a 8 -3634 ImmoMee Water & Sewer D Stt-lCt JUL 0 5 2013 Q Grady Minor Associates, pA DATE: July 2, 2013 COLLIER COUNTY TO BE COMPLETED BY OFFICE OF GROWTH MANAGEMENT UTILITY PROVIDER 2800 N HORSESHOE DRIVE other than Collier NAPLES FL 33942 County Utilities Ladies and Gentlemen: Thus letter is certification that Immokalee Water & Sewer District, 1020 Sanitation Road, Immokalee, FL 34142 has the following remaining plant capacities and hereby allocates the following capacities to the property and owner(s) of record noted below: A_ Remaining uncommitted Capacity B. Availability of Capacity C. Service Availability Legal description of the property Wastewater Potable Water Treatment Plant Treatment Plant .30 MGD .90 MGD AVAILABLE AVAILABLE *UNAVAILABLE AVAILABLE Folio#00068880000 IMMOKALEE FLORIDA, COLLIER COUNTY Dwellings/ Commercial Units/Lots Sqg Ft. 1 N/A Number of units: Owner(s) of Record: Barron Collier Investments Ltd *Sewer at this location is unavailable at this time. However, Immokalee Water & Sewer District has plans to install sewer by the time project is completed. Sincerely, Eva J. Deyo Executive Director Exhibit V.E Paae 8 of 10 4- k,4 (�- d inor Civil Engineers s La d Surveyors Planners * Landscape ArchfteCLS June 20, 2013 Ms Eva J. Deyo, Executive Director. I mokalee Wafer & Sewer District 1020 Sanitation Road Immokalee, Florida 34142 RE: Wafer and Sewer Availability Folio ID: 00068880000 and 00068840008 Dear Ms. Deyo-- Collier County has requested that we obtain and submit a service availability letter for a proposed amendment to the Immokalee Area Master Plan. We are proposing to amend the Master Plan to permit future commercial land uses on a 24± acre portion of the site. We are .requesting 162,000± square feet of general commercial uses on the site. The project is going through preliminary planning approval with Collier County and they need to know of service availability. Enclosed is an aerial location map. If you have any questions, please feel free to contact me. Sincerely, D. Wayne Arnold, AI Director of Planning ,3ratlF MJnor & Assn- iates, PA. 3e Vic Del Rea Bonita 'S,prings, FL'-'4 1 '34 Fla. 239 - 947 -11=14 • R :239-94-7-0375 EB 000i?151 + LB 0005151 • LC 260002266 •.,.�i�= c' ��3�° t^e.� t ri r� <.. ax x r ;� ... ,�yrsm. . a.r— s,a„g� .s,.. is -: :�+, -c, a � : COPY r EXHIBIT V.E. 1 c TRAFFIC IMPACT STATEMENT -4- (-7 �- F=,- . JMB TRANSPORTATION ENGINEERING, INC. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES TRAFFIC IMPACT STATEMENT For SR29 CPUD (New Market/Westclox Road & S.R. 29, Immokalee, Florida) June 27, 2013 Revised August 22, 2013 Prepared by: JMB TRANSPORTATION ENGINEERING, INC. 761 21 IT STREET NW NAPLES, FLORIDA 341 20 (239) 919 -2767 CERTIFICATE OF AUTHORIZATION No. 27830 (PROJECT ND, 1 3061,2) 19A g' 22" ZOJ3 JAMES ANKS, P.E. DATE FLORI IiYREG. NO. 4386Q TABLE OF CONTENTS Conclusions 2 Methodology 2 Scope of Project 3 Table A - Proposed Land Uses 3 Figure 1 - Project Location & E +C Road Classification 3.1 Project Generated Traffic 4 Table B - New Site - Generated Trips 4 Table 1 - Trip Generation Computations 4.1 Existing + Committed Road Network 4 Project Traffic Distribution 5 Area of Significant Impact 5 Figure 2A - Project Traffic Distribution 5.1 Figure 2B - Project Traffic Distribution - New Trips 5.2 �a ___ ►r n_ e 4 m_�rr_ re- ._aL__.e__ P___ r__ m —m__ A, 1�u� c Al - 1 1 vJcL:L 1 1 a111C "18 L1- lULLL1VU - t ASS -D�' I I_JVN _3 J.J Figure 2D - Total Project Traffic Distribution 5.4 Table 2A - Area of Impact/Road Classification 5.5 2012 thru 2019 Project Build -out Traffic Conditions 6 cite Access Evaluation 7 Table 2B - 2012 & 2019 Link Volumes 7.1 Table 2C - 2019 Link Volumes /Capacity Analysis 7.2 Appendix 8 8 44-- 1 �T C..- Conclusions Based upon the findings of this report, it was determined that SR29 CPUD will not have a significant impact upon the surrounding road network. It was verified that all roadways and intersections, within the project's area of influence, currently have (or will have due to the completion of off -site mitigation) a surplus of capacity and can accommodate the traffic associated with the construction of 162,000 square feet of retail use. The existing road network will operate at acceptable levels of service for 2019 project build -out conditions and the project will not create any transportation deficiencies that need to be mitigated, except for improvements at the intersection of New Market/Westclox @ State Road 29. Off -site Related Roadway Improvements At this time, the intersection of New Market/Westclox Road @ State Road 29 does not meet signal warrants. However, it may need to be signalized by the year 2019 and it is more likely to be warranted after the project is developed, but a final determination and approval will need to be performed by FDOT. The project should plan for the possibility that a signal will be needed at this intersection, and any turn lane improvements should be based upon that type of traffic control. Once the project's traffic demands /patterns are established, the project will provide a complete signal warrant evaluation for FDOT and Collier County review. A pro rata share of the cost to signalize the intersection and construct associated improvements should be established as part of the final SDP approval. Regarding the existing S.R. 29A- to -S.R. 29 northbound merge lane, it is an existing road condition that the project will not impact. During conversations with FDOT and Collier County DOT, it was mentioned that the merge lane is or will be problematic, however, no evidence to support this claim has been provided for consideration. Furthermore, no reconstruction plans have been developed by FDOT that could be considered and whether or not the forthcoming S.R. 29 PD &E study addresses the design of the merge is unknown by the project's team. Regardless of what FDOT concludes, it will not diminish the feasibility of the project, and the project will coordinate its off -site improvements with any planned changes in the road network's configuration, accordingly. Site - Related Roadway Improvements It was determined that a right and left ingress turn lane will be warranted at the site's access on State Road 29. Also, a right and left ingress tun lane will be required at the site's access on Westclox Road. Methodology On June 21, 2013, a methodology meeting was held with Mr. John Podczerwinsky and Mr. Reed Jarvi of Collier County's Transportation Planning Department. The results of that meeting are provided in the attached Methodology Report Traffic Impact Statement. Scope of Project SR29 CPUD is a free- standing discount superstore that will consist of 162,000 square feet of floor space. The site is located on the northwest corner of New Market /Westclox Road and State Road 29, within Immokalee, Florida. The project proposes to have one full access to State Road 29, which will be aligned with an existing access that serves a medical facility. The site will also have two full accesses on Westclox Road. The westernmost access on Westclox will be primariI_y used to access the rear of the stricture and the eastern access is intended for customer use. Table A provides a summary of the project's proposed land uses. Table A Proposed Land Uses Proposed Land Uses E Floor Space Free - Standing Discount Superstore 162,000 square feet -A-k-,7-e 3.1 NORTH N.T.S. ar N a: u! Westclox St `�- \ 1/D;f C Cu Rd o BPS N \N U Lake Trafford Rd rn ` ° 0 `a 3 v Z Z Z \v0 rr rs, Immokolee Dr 4`\FaF Roberts Ave Moi St SR 29) CR 846 Ht Bost:)l i Colo ado Ave I ®o Eustis Ave Carver St m LEGEND m o E INTERSTATE HIGHWAY a s so E 6 —LANE ARTERIAL 4 —LANE ARTERIAL /COLLECTOR —� - -- 2 —LANE ARTERIAL 2 —LANE COLLECTOR /LOCAL RAIL ROAD — JMS TRANSPORTATION ENSINEERING, INC. SR29 CPUD Project Location & Roadway Classification FIGURE 1 June 27, 2013 3.1 Project Generated Traffic Traffic that can be expected to be generated by SR29 CPUD was estimated based upon the guidelines established by the Institute of Transportation Engineers, Trip Generation Manual, 9th Edition. That is, historical traffic data collected at similar land uses was relied upon in estimating the project's traffic. It was concluded that land use code 'Tree- Standing Discount Superstore" (LUC 813) was most appropriate in estimating the new trips. The net new trips were determined by adjusting the raw trip generation computations to reflect pass -by versus new trips generated. ITE has set forth the pass -by rate for this land use, which was deternined to be 35 %. However, Collier County staff only recognizes a maximum pass -by rate of 25 %, which was used by the report. As determined, SR29 CPUD net new trips generated during the AM & PM peak hours will be 117 vph & 449 vph, respectively. Table 1 depicts the computations performed in determining the project's net new trips. Table B provides a summary of the trip generation computation results that are shown in Table 1. Table B Net New Site- Generated Trips (Summation of Table 1) Net New Net New Net New Daily Weekday AM Peak Hour PM Peak Hour Trips Generated Trips Generated Trips Generated (ADT) (vph) (vph) 6,166 225 529 Existing + Committed Road Network Table 2A provides a detail of the surrounding E + C road network and their respective minimum level of service performance standards and capacity. State Road 29 is classified as a two -lane arterial and is under the State's jurisdiction. State Road 29 is a primary north/south corridor that extends from southern Collier County to intersect with U. C1. 2 7 iii Glades County. Within proximity of the site, the posted speed limit is 55 MPH. Westclox Road is classified as a two -lane arterial and has a posted speed limit of 45MPH. New Market Road is classified as a two -lane arterial and functions as bypass route to S.R. 29. New Market /Westclox Road @ S.R. 29 is a full intersection that currently has a stop sign control for the cast/-west approaches, except for the westbound -to- northbound movement, 4 TABLE 2 TRIP GENERATION COMPUTATIONS Land Use Code Land Use Description Build Schedule 813 Free - Standing Discount Superstore 162,000 s.f. Trip Generation Equation Trip Period (Based upon S.F.) LUC 813 Daily Traffic (ADT) = T= 50.75(X) = AM Peak Hour (vph) = PM Peak Hour (vph) = Pass -by Trips per Collier County= 25°0 New Daily Traffic (ADT) = New AM Peak Hour (vph) = New PM Peak Hour (vph) = T= 1.85(X) = 56% Enter/ 44% Exit = T= 4.35(X) = 49% Enter/ 51% Exit = (ADT) x (% of New Trips) (AM) x (% of New Trips) 62% Enter/ 38% Exit = (PM) x (% of New Trips) 48% Enter/ 52% Exit = 4�, 1 =4-- ice- t Total Trips Trips Enter /Exit 8,222 ADT 300 vph 168 /132 vph 705 vph 345 /359 vph 25% Pass -by Rate 6,166 ADT 225 vph 139 /85 vph 529 vph 254 / 275 vph * 1-,-- C,, which is a merge lane that occurs to the north of the intersection. The intersection. has an overhead flashing beacon that alerts all motorists of potential conflicting turning movements. The northbound and southbound approaches have exclusive left and right turn lanes and a single thru lane. The eastbound approach has an exclusive left turn lane and one thru/right lane. The westbound approach has an exclusive left turn lane and one thru lane. Project Traffic Distribution The project's net new traffic was distributed to the surrounding road network based upon logical means of ingress /egress, current traffic patterns in the area, population densities, business opportunities and competing markets /land uses. The distribution assignments were agreed to at the project's methodology meeting. Table 2A and Figure 2A provide a detail of the traffic distributions based on a percentage basis. 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 project's area impact are shown in Table 2A. *-- ,:4- > 0 N NORTH N.T.S. 05 N 5%a ; Westclox St Sg of Pf Curry Rd o o U p Lak Trafford Rd �i► �` �0 CO 'OOL d0 M O m 2 U Z Z S Immokolee Dr �\F F Roberts Ave 20- Mon St S � ) CR 646 Bo s n e �` Colo do Ave I I I Eustis Ave Carver St m a Y O E E V N LEGEND 65% . PROJECT TRAFFIC DISTRIBUTION BY PERCENT JM® TRANSPORTATION ENGINEERING, INC. SR29 CPUD Project Traffic Distribution FIGURE 2A June 27, 2013 5.1 a m N ¢ NORTH N.T.S. NORTH SITE ACCESS AM 17 : PM 55 AM 12: PM 24 d NEW PROJECT TRAFFIC (DOES NOT INCLUDE PASS -BY) 0) TOTAL AM PEAK ENTER /EXIT = 139 VPH /85 VPH N TOTAL PM PEAK ENTER /EXIT = 254 VPH /275 VPH Q 0 0 Q SITE ACCESS 4? 0 a a � a �Lo Q < I Q a J L WESTCLOX ROAD AM 21: PM 38 IJMB TRANSPORTATION ENGINEERING, INC. SR29 CPUD August 22, 21011-3 AM 71 PM 126 L If AM 25 : PM 40 AM 17 : PM 60 --D NEW MARKET AM 28: PM 95 i Q ' Q 4 5, �. PROJECT - GENERATED TRAFFIC DISTRIBUTION FIGURE 2B NORTH SITE ACCESS co A A N ¢ i * r+ c� NORTH MTS. AM 19 : PM 37 AM 10: PM 20 N m a r PASS —BY PROJECT TRAFFIC TOTAL AM PEAK ENTER /EXIT = 29 VPH /47 VPH TOTAL PM PEAK ENTER /EXIT = 91 VPH /84 VPH SITE ACCESS a ¢d I .JL�-- WESTCLOX ROAD AM 2: PM 5 JMB TRANSPORTATION ENGINEERING, INC. SR29 CPUD August 22, 2013 m N • Q I— U) AM 8 : PM 22 to AM 2 : PM 4 NEW MARKET 1-ilf m a co PROJECT — GENERATED FIGURE 2C TRAFFIC DISTRIBUTION n a ool 6 Q NORTH N.T.S. NORTH SITE ACCESS (INCLUDES PASS -BY) AM 36 PM 92 AM 22: PM 4-4 a 0—) M Q TOTAL PROJECT TRAFFIC N TOTAL AM PEAK ENTER /EXIT = 168 VPH /132 VPH TOTAL PM PEAK ENTER /EXIT = 345 VPH /359 VPH Q l 'rol o� t � I— g a SITE ACCESS (INCLUDES PASS -BY) cn < < Q ¢ i J L WESTCLOX ROAD AM 23: PM 43 IJM8 TRANSPORTATION ENGINEERING, INC. SR29 CPUD August 22, 20 ?3 AM 79 PM 148 '4 AM 25 : PM 40 AM 17 : PM 60 —1 NEW MARKET AM 28: PM 95 � 4 a a cn mi :2 Q PROJECT— GENERATED I FIGURE 2D TRAFFIC DISTRIBUTION e- cn v? c) co to o co Cn �E>- Z } } Z}�}Z } C Rt Cb LC7 r CO 'I" (D N CON N r n CO Q, �r o cY) r- o (15 04 m tri Lri 0 cc Q� � O N O O O O O O \ O � O O O O O O O O E M N Cl) M N N N N rn U i s > E N N 0 Ln O to Cr r- M co M -O c 3 EL z � c � o s c� w �- U `t Cy N O N co CD CO M Lt5 o LLo 'IT r r U m E .o a � ti 0 v c 0 0 0 0 0 0 0 o 0 W r0 N O L N N O O O LO N c! N to r in r 0. m s 0 AL 'A N LL ® v o s W Q m m >0 0 0 Cl 00000 0 0 —J Lll vy �Q E� 0 0 rn 0 co 0 rn 0 0 0 0 0) C300 0 m O co J 3 t� C E i U .22 ° w �_ 4) Cl) 0 n 0 aDar�O Q 0 Q D U w O L O cc N N N N Ir f- N N N N N Q, U o U LO N N > c It N tY O= O W O tt t a� Cr N N m r Y U m tr CL Y ° 3 Z to r `" O. C E � m N N z o a3i ° a�i Z = rn N rn N z O ,` Z: � Cn "� O -Y O tY Lr C O W Cn Cn O Q O r ?i r� O O m Z O Z w co z Z Z Cn 0 a Q z 23 a m ° U U m O C4 co O m � M R (r O O x OU U z E d !L cn 1 e- (9- C_ 2012 thru 2019 Project Build -out Traffic Conditions In order to establish 2012 thru 2019 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 213 was derived from the 2012 Collier County AUIR Reports. The annual growth rate was extracted from the growth trend determined via the 2006 thru 2012 AUIR Reports. Using the annual growth rate, the 2019 background traffic conditions were determined, which are depicted in Table 213. The second traffic forecasting method was to add the vested trips (trip bank) identified in the 2012 AUIR report to the adjusted peak season, peak hour and peak direction traffic counts. The 2019 vested trips " +" background traffic volumes are depicted in Table 213. The greater of the two values produced by the two forecasting procedures was then considered to reflect the 2019 background traffic. The net new project generated traffic was then added to the background traffic. Table 2C provides a summary of the 2012 thru 2019 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. New Market /Westclox @ S R. 29 Turning movement counts were obtained at the intersection of New Market/Westclox @ S.R. 29. The traffic counts were adjusted for peak season conditions and forecasted to the project's build -out year of 2019 using an annual growth rate of 2 %. The project's estimated turning movement volumes a', the intersection were added to the background traffic volumes. Turning movement counts, traffic forecast and project + background traffic 7lnforCTlatl(tY1 h C been inv.hidPd in the annPnrlix rr_._.,..._. An operational analysis was performed for this intersection using the procedures set forth by the Highway Capacity Manual (see pages HCS -3 thru HCS -6). As determined, this intersection will fail to operate at acceptable levels of service regardless of whether the project is developed. At this time, this intersection does not meet signal warrants. However, it may need to be signalized by the year 2019 and it is more likely to be warranted after the project is developed, but a final determination and approval will need to be. performed by FDOT. The project should plan for the possibility that a signal will be needed at this intersection, and any turn lane improvements should be based upon that type of traffic control. Once the project's traffic demands /patterns are established, the project will provide a complete signal warrant evaluation for FDOT and Collier County review. A pro rata share of the cost to signalize the intersection and construct associated improvements should be established as part of the final SDP approval. if signalized, the intersection will operate at LOS C. 6 Regarding the existing S.R. 29A- to -S.R. 29 northbound merge lane, it is an existing road condition that the project will not impact. During conversations with FDOT and Collier County DOT, it was mentioned that the merge lane is or will be problematic, however, no evidence to support this claim has been provided for consideration. Furthermore, no reconstruction plans have been developed by FDOT that could be considered and whether or not the forthcoming S.R. 29 PD &E study addresses the design of the merge is unknown by the project's team. Regardless of what FDOT concludes, it will not diminish the feasibility of the project, and the project will coordinate its off -site improvements with any planned changes to the road network's configuration, accordingly. Site Access Evaluation An operational analysis was performed for the project's access on S.R. 29 and its access on Westclox Road using the procedures set forth by the Highway Capacity Manual (see pages HCS -I thru HCS -2). Based upon the results of the site access operational analyses, it was determined that the site's access on S.R. 29 and the site's access on Westclox Road will operate at acceptable levels of service at project completion. It is very unlikely that a traffic signal at the project's access on S.R. 29 will be warranted. However, once the project's traffic demands /patterns are established, the project will provide a complete signal warrant evaluation for FDOT and Collier County review. If warranted, a pro rata share of the cost to signalize the intersection and construct associated improvements will be funded by the project. 7 *k4-c� > ig C N _ Y Q IY N @ Lo r W C U N N Ln •Q p 7 = L p m Y 0 ` O O Y p} +' .0 m f') co M (O m r� c0 N (d N m C v CO CD m O N 00 E Uj b N n Y N M M ct V O LO ul N c0 UJ Y C .Y O (3' rY ° C6 C � W y a m 3 0 0 0 Z O Z w (n Z Z Z (n a a m L m C L C N 4 C OO y EX M. r � @ CC aU.i N mi O Q (~') COO COQ m cc) C7 0 r a� ? c r= o N tt(tCCS�� cp' M N N N 6! 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Q Q 'Q w D 1 D y N J� Z Z U a U CL o = 0 Z r= ° Q U a p ,V Zp (]� N c6 p ac J U m U U U U U U U II U () W aa. m () C4 W IQ W = a O O = 71 J J o 2 N L N o� C) tY cn N N N M (0 r W 3 m o O Y Q N CO Cl) V 'V' Vim" to t 7 L N (OD N > r If d m M N0 Y Z �o = J N S C1 V} N m N c Y o J U [0 U U U U U U U U U ! ® -- U Of cm Q N fE O N r S 2 L Q D_ m m d d U R N N ® j O 06 m m R) O N al m N QT S ® L O CO O CD co c0 co O N /9 U N N Cl) V' (�') �F C' N co tq d N i a a N •a ° °� -°•' R R +� o Q CD Q N _ ° x x 0 0 N 0) N co 44 0.' m y y y o Z U° °' 'S o E Cr L6 o 3 o Z a i) N Z = N m N N y m m o Cn Y p O Q t t 0 O Lr z O Z w con z° z z vi rp z z z a a M ca rr o 4' N W a � f0 R O O tv ° O N O m U E -j APPENDIX Support Documents Methodology Meeting & Report INTERSECTION TURNING MOVEMENT COUNTS Intersection: New Market Road West @ State Road 29 Date of Count: 06/25/2013 Tuesday PEAK HOUR TURNING MOVEMENT VOLUMES ( Eastbound ( Westbound Northbound ( Southbound ( L T R ( L T R ( L T R ( L T R PM Period I ! I f I 4:45 - 5:45 1 49 42 61 ( 17 40 241 { 100 340 13 ( 103 303 51 { 1360 PM Peak Hour Factor = 0.95 N.Market @ S.R. 29- 1 j Eastbound ( Westbound I Northbound { Southbound PM Period { L T R { L T R ( L T R I L T R { 4 :00 - 4:15 ( 6 6 9 ( 2 4 45 ( 9 65 2 { 25 60 10 { 243 4:15 - 4 :30 { 3 9 9 4 9 42 ( 15 71 0 { 38 65 15 { 280 4 :30 - 4:45 { 5 8 14 { 5 7 60 { 18 72 3 { 25 57 18 ( 292 4:45 - 5:00 { 4 12 12 { 8 8 55 { 22 83 3 ( 37 98 20 { 362 5:00 - 5:15 { 5 7 10 { 3 12 71 ( 25 108 4 { 26 72 15 { 358 5:15 -5 :30 { 21 12 21 j 5 11 65 { 28 81 0 { 20 65 9 { 338 5 :30 - 5:45 { 19 11 18 ( 1 9 50 ( 25 68 6 { 20 68 7 1 302 5:45 - 6:00 I 7 9 9 ( 2 5 42 { 15 52 2 ( 22 55 12 { 232 PM Totals ( 70 74 102 { 30 65 430 { 157 600 20 { 213 540 106 ( 2407 Approach % I 28.5% 30.1% 41.5% { 5.7% 12A% 81.9% { 20.2% 77.2% 2.6% ( 24.8% 62.9% 12.3% % / Lane { 2.9% 3.1% 4.2% { 1.2% 2.7% 17.9% ( 6.5% 24.9% 0.8% { 8.8% 22.4% 4.4% % / Inter. 10.2% 21.8% 32.3% 35.7% PEAK HOUR TURNING MOVEMENT VOLUMES ( Eastbound ( Westbound Northbound ( Southbound ( L T R ( L T R ( L T R ( L T R PM Period I ! I f I 4:45 - 5:45 1 49 42 61 ( 17 40 241 { 100 340 13 ( 103 303 51 { 1360 PM Peak Hour Factor = 0.95 N.Market @ S.R. 29- 1 Intersection: New Market Road West @ State Road 29 Date of Count: 0612512013 2013 PEAK HOUR TURNING MOVEMENT VOLUMES ( Eastbound I Westbound J Northbound ( Southbound i L T R ( L T R J L T R I L T R PM Period I 49 42 61 I 17 40 241 I 100 340 13 I 103 303 51 ; 2013 PEAK SEASON PEAK HOUR TURNING MOVEMENTS Seasonal Adjustment Factor = 1.28 Eastbound I Westbound I Northbound i Southbound L T R L T R I L T R f L T R I I ( I PM Period ( 63 54 78 j 22 51 308 I 128 435 17 I 132 388 65 J 2019 PEAK SEASON PEAK HOUR TURNING MOVEMENTS Annual Growth Rate = 2,0% ( Eastbound I Westbound ( Northbound ( Southbound i L R I L T R( L T R( L T R i PM Period J 71 61 88 ( 25 58 347 I 144 490 19 I 148 437 74 I PROJECT BUILD -OUT PEAK HOUR TRAFFIC J Eastbound I Westbound I Northbound ( Southbound j L T R J L T R J L T R j L T R PM Period J 0 60 95 ( 0 40 0 I 86 17 0 i 9 15 0 2019 PEAK SEASON PEAK HOUR PROJECT TRAFFIC Eastbound j Westbound I Northbound I Southbound I ( L T R J L T R I L T R I L T R I I ( I ( PM Period ( 71 121 183 I 25 98 347 I 230 507 19 ( 157 452 74 N.Market @ S.R. 29- 2 Intersection: New Market Road West @ State Road 29 A 1 585 I I I I I 806 i v 1 65 388 132 I ( I I I ! I I 1 < — v — I n 1 244 63 - 1 I < - - -- 1 54 - - -> 2013 PM PEAK HOUR I —> 1 195 78 — 1 I v i < -- n — I I I I I I I I 1 128 435 17 1 n j 488 1 i I I I I 580 v A 659 I I I I 908 v 74 437 148 I I 1 I v -- n 275 71 —1 < - 61 —> 2019 PM PEAK HOUR —> BACKGROUND TRAFFIC 219 88----j v A I I I I I I 144 490 19 A 549 1 I I 1 653 v N.Market @ S.R. 29- 3 -* c-4 c�- A ( —308 <-- 381 < —51 202 —> 1 —22 v > n 1 —347 < —58 --25 v < - - -- 430 228 —> A -3 -4-- (r+-c, Intersection: New Market Road West @ State Road 29 A I 24 { I I J 1 { 17 ! v { 0 15 9 J f I I I I f I { A A 126 0-1 { —0 I <- -- <— 40 I 60 -> PROJECT B/O TRAFFIC < -40 { - - - -> PM PEAK HOUR 69 - - -> { 155 95-1 { -0 { v v ! < - - -- A - -- > 1 1 f I I I I I 86 17 0 ! n I 110 { ( I f j I 103 v A 683 { I { 925 v 74 452 157 I I I I ! I < v > A A 401 71 -- { { -347 <- < - -- 470 121 -> 2019 PM PEAK HOUR < -98 - -__> BACKGROUND TRAFFIC 297 -> 374 183 - -- { " +' PROJECT TRAFFIC { -.25 v v < - A _- > I I I 1 [ I 230 507 19 A 659 { I 756 v N.Market S.R.29- n ht © 2005 University of Florida, All Rights Reserved HCS +TM Version 5.21 Generated: 8/2112013 12:31 PM HCS_ k A-� TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst �enc /Co, to Performed naf sis Time Period JMB Transportation Engineering Intersection Site Access @ Westolox Jurisdiction Analysis Year 019 Pro �ect Build -Out PM Peak Hour Project Description East/West Street: Westclox Road North /South Street: Site Access Intersection Orientation: East -West IStudy Period hrs : 0.25 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh /h) 43 219 275 201 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR veh /h 47 243 0 0 305 223 Percent Heavy Vehicles 0 -- -- 0 — — Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 0 1 1 Configuration L T T R Upstream Signal 1 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R fume veh/h) 176 47 k -Hour Factor PHF 0.90 0.90 0.90 0.90 0.90 0.90 sly Flow Rate, HFR veh /h) 0 0 0 195 0 52 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Confi uration L R Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R v (veh /h) 47 195 52 C (m) (veh /h) 1049 422 740 v/c 0.04 0.46 0.07 95% queue length 0.14 2.38 0.23 Control Delay (s /veh) 8.6 20.6 10.2 LOS A C B Approach Delay (s /veh) — — 18.5 )roach LOS — — C ht © 2005 University of Florida, All Rights Reserved HCS +TM Version 5.21 Generated: 8/2112013 12:31 PM HCS_ k A-� TWO -WAY STOP CONTROL SUMMARY neral Information jsite information Analyst JMB Transportation Engineering A enc /Co. Date Performed 812112013 ,Analysis Time Period PM Peak Hour r rth Site Access @ S. R. 19 Proiect Build -out 0 Project Descri tion East/West Street: North Site Access North /South Street: S.R. 29 Intersection Orientation: North -South [Study Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 67 925 15 15 683 87 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh /h) 74 1027 16 16 758 96 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided RT Channelized 0 0 Lanes 1 1 1 1 1 1 Configuration L T R L T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h) 92 2 44 15 2 15 Peak -Hour Factor PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh /h) 102 2 48 16 2 16 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 1 0 0 Flared Approach N N SiOi aye � RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L L TR L TR v (veh /h) 74 16 16 18 102 50 C (m) (veh /h) 794 675 33 188 39 326 vlc 0.09 0.02 0.48 0.10 2.62 0.15 95% queue length 0.31 0.07 1.61 0.31 11.27 0.54 Control Delay (s /veh) 10.0 10.5 191 1 26.2 951.4 18.0 LOS A B F B F C Approach Delay (s /veh) - - 103.8 644.4 Approach LOS - - F F Copyright © 2005 University of Florida, All Rights Reserved HCS +TM Version 5.21 cs- 2- Generated: 8/21/2013 IC A TWO -WAY STOP CONTROL SUMMARY Information ISite Information Analyst JMB Transportation En ineerin ,ienc /Co. ate Performed 812112013 Anal sis Time Period PM Peak Hour c ht © 2005 University of Florida, All Rights Reserved 44--( Intersection Project Description Jurisdiction Analysis Year East/West Street: New marketl Westclox Intersection Orientation: North -South Vehicle Volumes and Adjustments Major Street Northbound Movement 1 2 L T Volume (veh /h) 128 435 Peak -Hour Factor, PHF 0.90 0.90 Hourly Flow Rate, HFR (veh/h) 142 483 Percent Heavy Vehicles 7 -- Median Type RT Channelized Lanes 1 1 Configuration L T Upstream Signal 0 Minor Street Eastbound Movement 7 8 L T ume (veh /h ) 63 54 k -Hour Factor PHF :rly Flow Rate, HFR (veh /h) 0.90 0.90 70 60 Percent Heavy Vehicles 2 2 Percent Grade ( %) 0 Flared Approach N Storage 0 RT Channelized Lanes 1 1 Configuration L Delay, Queue Length, and Level of Service Approach Northbound Southbound Movement 1 4 Lane Configuration L L v (veh /h) 142 146 C (m) (veh /h) 1036 1038 v/c 0.14 0.14 95% queue length 0.47 0.49 Control Delay (s /veh) 9.0 9.0 LOS A A pproach Delay (s /veh) -- — roach LOS — — c ht © 2005 University of Florida, All Rights Reserved 44--( Intersection New Market @ S.R. 29 Jurisdiction Analysis Year 2013 Existing Conditions State Road 29 / •I I •I 0 0 1 TR L Westbound 7 8 L T 24 56 28 83 0.86 0.67 2.76 3.20 326.4 111.3 F F 175.8 F HCS +TM Version 5.21 �jcs- 3 I •I I •/ 0- .. / 272.9 F Generated: 8/2112013 11:03 AM Eastbound 272.9 F Generated: 8/2112013 11:03 AM A TWO -WAY STOP CONTROL SUMMARY General Information Me Information Analyst MB Transportation Engineerin Intersection New Markwt S.R. 29 261g w/o Project Traffic Jurisdiction A enc /Co. Analysis Year Date Performed 812112013 Intersection Orientation: North -South Analysis Time Period PM Peak Hour IStudy Period hrs : 0.25 Project Descri tion East/West Street: New market/ Westclox North /South Street: State Road 29 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh /h ) 144 490 19 148 437 74 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh /h 160 544 21 164 485 82 Percent Heavy Vehicles 7 - -- 7 -- — Median Type Undivided RT Channelized 0 0 Lanes 1 1 1 1 1 1 Configuration L T R L T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh /h 71 61 88 25 56 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR veh /h ) 78 67 97 27 64 0 Percent Heavy Vehicles 2 2 2 2 2 0 Percent Grade ( %) 0 0 Flared Approach N N .c.tor aye v v RT Channelized 0 0 Lanes 1 1 0 `r 1 0 Configuration L TR L T Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L L T L TR v (veh /h) 160 164 27 64 78 164 C (m) (veh /h) 981 982 0 59 0 135 vlc 0.16 0.17 1.08 1.21 95% queue length 0.58 0.60 5.22 9.86 Control Delay (s /veh) 9.4 9.4 258.7 2', 0.1 LOS A A F F F F Approach Delay (s /veh) — — Approach LOS — — Copyright © 2005 University of Florida, All Rights Reserved HCS +TM Version 5.21 Generated: 3121/2013 2 JI Hcs- I A_r6), *cgC_� C_ ht © 2005 University of Florida, All Rights Reserved HCS +TM Version 5.21 Generated: 8/21/2013 2:42 PM TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst ,jenc /Co. to Performed I sis Time Period MB Transportation Engineering Intersection New Markwt @ S.R_ 29 Jurisdiction 812112013 Analysis Year 2019 w/Project Traffic PM Peak Hour Project Description East/West Street: New market /Westclox North /South Street: State Road 29 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 230 507 19 157 452 74 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh /h) 255 563 21 174 502 62 Percent Heavy Vehicles 7 -- — 7 Median Type Undivided RT Channelized 0 0 Lanes 1 1 1 1 1 1 Configuration L T R L T R ,Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R game (veh/h) 71 121 183 25 98 k -Hour Factor PHF 0.90 0.90 0.90 0.90 0.90 0.90 ly Flow Rate, HFR veh /h 78 134 203 27 108 0 Percent Heavy Vehicles 2 2 2 2 2 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L T Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L L T L TR v (veh /h) 255 174 27 108 78 337 C (m) (veh /h) 966 966 0 36 0 89 v/c 0.26 0.18 3.00 3.79 95% queue length 1.06 0.65 12.29 34.65 Control Delay (s /veh) 10.1 9.5 1136 1352 LOS B A F F F F Approach Delay (s /veh) — Ir- -oach LOS — — C_ ht © 2005 University of Florida, All Rights Reserved HCS +TM Version 5.21 Generated: 8/21/2013 2:42 PM 4 r+ r-.1 SHORT REPORT General Information Site Information 1MB Transportation Analyst Engineering Area Agency or Co. Date Performed 812112013 Time Period PM Peak Hour Intersection New Market @ S.R. 29 Type CBD or Similar , Jurisdiction Analysis Year 2019 Project Build -Out Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 0 1 1 1 1 1 1 1 1 1 1 Lane Group LT R L T L T R L T R Volume (vph) 71 121 183 25 98 230 507 19 157 452 74 % Heavy Vehicles 2 2 2 2 2 2 7 7 7 7 2 PH F 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Pretimed /Actuated (PIA) P P P P P P P P P P P Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2,0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 50 0 0 0 0 0 0 0 10 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 3.2 3.2 Phasin2 EW Perm 02 03 04 Excl. Left NS Perm 07 08 Timing G= 20.0 IY= 1Y= G= 0.0 G= 0.0 G= 0.0 1y= G= 10.0 G= 55.0 G= 0.0 G= 0.0 4 0 Y= 0 0 IY= 4 Y= 5 Y= 0 IY= 0 Duration of Analysis hrs) = 0.25 C cle Len th C = 98.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 213 1146 28 109 256 563 21 174 1502 71 Lane Group Capacity 276 291 145 342 519 897 762 454 897 800 v/c Ratio 0.77 0.51 0.19 0.32 0.49 0.63 0.03 0.38 0.56 a 09 Green Ratio 0.20 0.20 0.20 0.20 0.71 0.56 a 56 0.71 a 56 0.56 Uniform Delay d1 36.8 34.6 32.3 33.2 6.8 14.6 9.6 7.1 13.8 9.9 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 incremental Delay d2 18.7 6.2 2.9 2.4 3.3 3.3 v.1 2.4 2.5 0.2 PF Factor 1.000 1.000 1.000 1.000 1.000 110.2 1.000 1.000 1.000 1.000 1.000 1 Control Delay 55.5 40.9 35.3 35.6 17.9 9.6 9.5 16.3 10.1 Lane Group LOS E D D D B B A A B B Approach Delay 49.5 35.6 15.3 14.1 Approach LOS D D B B Intersection Delay 22.1 intersection LOS C Copyright © 2005 University of Florida, All Rights Reserved HCS +TM Version 5.21 Generated: 8/21/2013 ' "N"4 Hcs- G Mfr �F �a 12 -A- l7w" I ��� �= ji �' �i��i�� , j�s{ a �Pp 2 I I IT TFiT =F(m Tl -1-1- FIT ____ __ - �_ I -1-I. 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DIU u u u 'J 6 F, 5 5 k4f! i mis nplg s' I I t 1 D D S �3 n S s t= 5:�: 13 . 0 ca4. 14 A- 1Z ntj .1 NIZE Hli A-1-I I I I I I I I I 111 l I I l I I It 791-79111 i-T; 1 p I ;z 1, :z -111;� E °s�Sl.°.�255�c",w$�`312 L T - $w ?o'a�A'rlmlm mim I i +1- I + -1 1 1 1 1 1 1 1 i I I H nos . H-1-12 + n L- 11 +H+ + + I I I i I I I I I I i I I I 100 leii� 1� I T il .2 7 7 WS '5j.E -6 t 2-6 M O 8, i A, 0 7g > < r Z > >1 > 66 0 0 0 > 79 OF 2--MM j I ;2 U Ulu u u U U 9 7 77 m rim Ain a, 2 14 A- 1Z ATFACM4ENT E Jill I ►Iii lit 11 Hill! IT TH �_I�!I; 1, 1 IM }hi� T --Lj �I�I!i �N 1j�j Ijl Ij �� jig I t I� -HL I ` I� f � l i i l� I � � ^ �'j �� � i'"I ! 1 ( 1 I ^. i I f I 7 1 ' f 'I i (`� (N i i 4, 1 } 1�z l,�l 1 : -_�.I l _y-� -. �.-'� i_I L 7 _� _ i i_( fi i _l I 1 1 ili^ � i_ 1. I �'Iil_'�' 1 I �l��l f.!1� =1,� i I i 1 � ,_ � � 11 RL ATTACHMENT E I!►l:il �1 I {ill _ � j j jai f � �I� �4 I � i � !� �I (?, ! ►� � &; � (I � I= � , , gl i � i Li II� I , (� I I � �„ If ;' LIB ILI I I lily Ll L I_; - � l I - � I= 111 �i i`�l Ii =1 k I �I� - I {1= -_ i- � I II IT] iq 1- 1 17- _ H I I I i I - iz, �! _ i' _ x� - JI-i = ,.I I� { =i "I "� (_ � � ►� _ �! I� i I_ I i Iii` i - I-BE 12 ATTACHMENT E 13 A--l-�-- I �� � ,( �� 1 j l i 1� ! �' ,� 1 i� ��` 1 I i! ;1 {(��► IT ',j "` i' ��4 j j l�j ' I ={ � kf,jf: I - � f � 4 � 1j 1�j .) �_i. -, `1 �,I Ilj 41k{{ � i L P � 1 I (� i i j! I i I I I � i, I I I ,_.�.�,.�� '�jr- 1 ---1�- i�j i''i' {iI i M P', 'T �I �_� ' Mill ;,II T1 1 1 -r- T- ti ik 4 ii j � j Ike - i ��j��i�. �� I` � kE =_�= �� �� I j j I{ I I {_ I I i �, , _�;_� -,I i I i) I I ,I l ,,II .� +I ! ,i_1�. iii 77 d J IJ k1I IT 11 1 k I `� I I I �' I I , �Fz +_ i i 1; � I (�f --H,-IL d d 7 1 All- L Lt-ij -1 I it (al �' ,k!{j�,_ I ,I ;_ jj ,, 11 :1, I � I I��i � � � {��I {_� ! k j - lilj`I�;; -� - �� -'�_ _ `�' { �__�_� -_ IJ 1,111 A Ll 13 A--l-�-- 4 �,4 0 ATTACHMENT E ._ ��! III I i I�I ��) °'� (�I(� �� - i�lfill:l��, i�li (i I;IIIIi�iil�ll! -I,_ �Iill�yil ijt�. -� _ „= , I ( � i ��j` ;� i �Iji���111� ��lll�lll��iii,�;= I I �1 � I l I i ; I _��l_Ill _Ill ! ►_I ,�I - � ��' Il la, tf -�_;I� I ° f� I' I _I l vl I i :II, i l l i I( � I( � I I t5�{ l t � i t� I I I 1 f�� i I 1_' t I i -} � I. I L i= f I I I� I � . . i t i !_ - - _ Id I Fi 1 I 11- _ I q-11 J Lill F II, I Jl I Lk -�I- Imo_ - - _ - =� - : `1111=!1.1 I, ) 4 ,�II,.I -1I. I =.T; j =I - ! �� �I � }!(� ���I� ! ��,ill III' � i � it � I _� 1, } �; (, � ! , i ►,!�.,, ,1 �I ,,; i ! � ij If � � = � � = x ::-� ! I l�� i �� "! �' I _! _ [ I :� 1_I � -� II _III_ xl �l = � = a .1 -��` �I� 1!.�7 = I� ! � l ill iii` �� I I i, �_ � i,� � i i I i I= i { ti� I I�- -! i, I , 5� I� I �I -�I _- ij = illl�l�= II- L -I =1 -_il =fir i �= i !� �� II���! �� T 1, J� 1, i 1-T 14 I JMB TRANSPORTATION ENGINEERING, INC. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES METHODOLOGY REPORT TRAFFIC IMPACT STATEMENT For Walmart - Immakalee (Westclox/New Market Rd & S.R. 29, Collier County, Florida) June 21, 2013 Prepared by: JMB TRANSPORTATION ENmNEERING, [NC. 761 215' STREET NW NAPLES, FLORIDA 341 20 (239) 919 -2767 CERTIFICATE OF AUTHORIZATION NO. 27S3O (PROJECT NO. 1:31361 Z) M- I A* fr'-17'c' # (qc APPENDIX A INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Date:06 -21 -2013 Time: 3:00 PM Location: Collier County Government Offices (North Horseshoe Drive) People Attending: Name, Organization, and Telephone Numbers 1) James M. Banks, JMB Transportation Engineering, Inc., 239- 919 -2767 2) Reed Jar vi, Collier County Government, 239 - 774 -8192 3) John Podczerwinsky, Collier County Government, 239 - 774 -8192 4) Study Prepare r• Preparer's Name and Title: James M, Banks, P.E., President Organization: JMB Transportation Engineering, Inc. Address & Telephone Number: 761 21 ". Street NW Naples, Florida 34120 (239) -919- 2767 Reviewer(s): Reviewer's Name & Title: Reed Jarvi, Planning Manager Collier County Transportation Planning Department Revie -wer's Name & Title: John Podczerwinsky, Project Manager Organization & Telephone Number: Collier County Transportation Planning Department Applicant: Applicant's Name: Address: Telephone Number: Proposed Development: Name: Walmart - Immokalee Location: Northwest corer of S.R 29 @ New Market/Westclox Rd Immokalee Land Use Type: Discount Super Store ITE Code #: LUC 813 Proposed number of development units: 158.579 square feet Other: Description: Zoning: Existing: Vacant Comprehensive plan recommendation: Requested: %I tC�is,T�.- `a._ =i:d =L4:'c M-2 -I# V�k- C, Findings of the Preliminary Study: See the attached Studv Type: Major Study TIS Study Area: Boundaries: Based upon the County's 2% 2% & 3% impact rule. See attached Additional intersections to be analyzed: To be determined Horizon Year(s): 2016 Analysis Time Period(s): PM Peak Future Off -Site Developments: None Source of Trip Generation Rates: ITE Trip Generation Manual.. 9th Edition (See Table 1) Reductions in Trip Generation Rates: Pass -by trips: Per Collier County Mass -by rates for LUC 813 (See Table 1) Internal trips (PUD): Transmit use: Other: Horizon Year Roadway Network Improvements: 2016 None Methodolo�r & Assumptions: Non -site traffic estimates: See Attached Site -trip generation: See Table 1 Trip distribution method: Based upon manual assignment (See Table 2A & Figure 2A) Traffic assignment method: Based upon manual assiMment (See Table 2A & Figure 2A) Traffic growth rate: Per Collier County Historical & Current AUIR Report, but not less than 2% or Background phis Vested Trips. xhichever is greater /V,3 Special Features: (from preliminary study or prior experience) Accidents locations: Sight distance: Queuing: Access location & configuration: Traffic control: Signal system location & progression needs: On -site parking needs: Data Sources: Base maps: Prior study reports: Access policy and jurisdiction:A Review process: Requirements: Miscellaneous: t ✓`N €V�T(d"� Small Scale Study — No Fee _ _ Minor Study - $750.00 Major Study - $1500.00 X Includes 2 intersections Additional Intersections - $500.00 each To be determined :#c4c D t CD i to E All fees will be agreed to during the MethodoloV meeting and must bepaid to Transportation prior to our sign -off on the application. SIGNATURES Applicant AV, M 1 -t�- (-,I (�� � � �� M � ,� TABLE 1 TRIP GENERATION COMPUTATIONS WALMART - IMMOKALEE Land Use Code Land Use Description Build Schedule 813 Free- Standing Discount Superstore 158,579 s.f. Trip Generation Equation Trip Period (Based upon S.F.) LUC 813 Daily Traffic (ADT) = T= 50.75(X) _ AM Peak Hour (vph) _ PM Peak Hour (vph) _ Pass -by Trips per Collier County= 25% New Daily Traffic (ADT) _ New AM Peak Hour (vph) _ New PM Peak Hour (vph) _ T= 1.85(X) _ 56% Enter/ 44% Exit = T= 4.35(X) _ 49% Enter/ 51% Exit = (ADT) x (% of New Trips) (AM) x (% of New Trips) 62% Enter/ 38% Exit= (PM) x (% of New Trips) 48% Enter/ 52% Exit = M- -7 (_O-) Total Trips Trips Enter /Exit 8,048 ADT 293 vph 164 /129 vph 690 vph 338 /352 vph 25% Pass -by Rate 6,036 ADT 220 vph 136 /84 vph 517 vph 248 / 269 vph 0 0.. 2 LL N Q LU Q J W Eil � F Q U) 1-- CU ui 'I 0 cr- a. 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O L) (D O to 03 CD b] O V Q c 1 O .Y N (C O > N N C) V' m� V 7 N tOD � a CO f N CD N O o O -We U CD � to m a Y O O E m Z O m O C E (n m N z= N N o cn ` o Y o w t N -E C6 cc m w 0 0 z° o z w (onzz zca 0 0 o N N G Y m ` Y m t0 m x 0 O i in d M - `� -it-- (r;:IL EXHIBIT V.F. OTHER Es COPY a R fr N a c� `6 k CL SUBJECT PROPERI 1 t•.f�ls MEr ,ft-7, Exhibit V.F d S c E 4 t a 'r �s z `yfi <A h x LC NI C2 1 3 C Yp_ j CG ��a � 1 . i ii• .l. ..: C C - � s Page 1 of 1 m m COPY EXHIBIT V.G. SUPPLEMENTAL INFORMATION LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN hereby authorize Q. Grady Minor and Associates, P.A. and Coleman Yovanovich and Koester P.A. (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. Signed: Name: Bradley A. Boaz as Ault of Barron Collier Investments, Ltd. Date: 6ZZ6 X24 /-e- ier I 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. Bradley A. Boaz, as Authorized Agent of Barron Collier Investments, Ltd. Name - Typed or Printed STATE OF COUNTY OF Sworn to and subscribed before me this Z l v day of / C,114, . 12013 by A1✓ /�i /l /� Notary' Public CHOOSE ONE OF THE FOLLOWING: X who is personally known to me, who has produced and did take an Oath did not take and Oath MY COMMISSION EXPIRES: NOTICE - BE AWARE THAT: identification e \\tt %%M1111MJJ LI A M, p1,���4r y SEE 871810 ; ancz Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of %500.00 and /or maximum of a sixty day jail term." LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN r-7 C, I hereby authorize Q. Grady Minor and Associates, P.A. and Coleman Yovanovich and Koester P.A. (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. Signed: Date: CeM6 . - a2 020)3 Name: 1D006CAS E. CB A-! t�Q as 7a1S7Z5e- F0,2 SEal E_ X'LJCTd1BC. L�1�IAL � of Barron Collier Investments. Ltd. "F£t me oe"LLTRUST 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. i Sig ure of Applicant STATE OF ( F-LDR -j DAy ) COUNTY OF ( aou-4E-Je. ) Sworn to and subscribed before me this by L/G; y -± f Notary Public CHOOSE ONE OF THE FOLLOWING: and who is personally known to me, who has produced did take an Oath did not take and Oath UOt6U96 E. &kas 7&- t9Z6 Fat 6WEA4L of Barron Collier Investments, Ltd. VrAla'- OLE Name - Typed or Printed dD[a ,R"T- oU ® day of ©ern 86+2 2013 MY COMMISSION EXPIRES: ` -)LI 1 ? .2UJG as identification NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of %500.00 and/or maximum of a sixty day jail term." Y �'' • DIANE L VIGNERI MY COMMISSION # EE 200820 a `Bf EXPIRES: July 13, 2016 Bonded Thru Notary Public Underwriters as identification NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of %500.00 and/or maximum of a sixty day jail term." #�-(R- c LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize David B. Genson (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 Appljegition. _ Signed: Date: _ CCTVo6C 2, 020 13 Name: Doo6L4-<�']F. BA/r20 as TE wm Foe 6&i& tw. )F&tA#Ar-6ABif of Barron Collier Investments, Ltd. WFE77n]E T4ae"DC- "tETr, -ULT 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. STATE OF ( FL- OR-10y ) COUNTY OF ( CjLLI E e- ) Sworn to and subscribed before me this by Notary Public CHOOSE ONE OF THE FOLLOWING: and who is personally known to me, who has produced did take an Oath �— did not take and Oath nature of Applicant D006LAS E 8QD, as TAZTW- F04 G &Ugo-&-of Barron Collier Investments. Ltd. �CE uof Name - Typed or Printed p-"M }'J j67' -9-�o day of OC?- 0,6E&- , 2013 MY COMMISSION EXPIRES: Y ' •. DIANE L VIGNERI ?r + MY COMMISSION # EE 200520 EXPIRES: July 13, 2016 of h'o Bonded Thru Notary Public Underwriters as identification NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of %500.00 and /or maximum of a sixty day jail term." --t?c, Reta: 4249499 OR: 4419 PG: 1355 Pic PEE 112.0o COLLIER INSURANCE AGENCT RECORDED in the OFFICIAL RECORDS of COLLIER COUNTT, FL IND I NG 7.00 2600 GOLDEN GATE ?1<NY 01/12/2009 at 08:42AN DEIGN? E. BROCK, CLERK NAPLES FL 34105 ACTION BY UNANIMOUS CONSENT AND DESIGNATION OF AUTHORITY OF BARRON COLLIER INVESTMENTS LTD. a Florida limited partnership (the "Partnership ") Effective as of November 2-'r, 2008 The undersigned, presently being all of the general and limited partners (collectively, the "Partners ") of the Partnership who would be entitled to vote upon the actions hereinafter set forth at a meeting of the Partners of the Partnership, do hereby adopt and consent to the following actions to the same extent, and with the same force and effect, as if adopted at a meeting of all of the Partners of the Partnership: 1. 2. The Partners hereby Boaz as an auth� hereof (each Ee `A in such capresignation. ti an time b a C Y Y "General P ner n 4 J dh,'bf �JJ ?- C. Sproul, Lamar Gable and Bradley ;agent of the p in accordance with the terms " and collectively, t "A ents "). Each Agent shall serve e wil rtner un '1 his or her death or earlier of o each ge t herein may be terminated at P 1 "� upe F f t e general partners (each, a Notwttthstand ny contrary pro` Partnership, a ` of the above th to or the consen cr royal of any Agents and one p= Partner, a consent or approval`6 t .atr behalf of the Partnership, is n t eartnership agreement of the zggnt /,A"i`ng together and without notice or any one of the above three tither and without notice to or the �; "are hereby authorized, for and on and all actions which the Partners could approve at a meeting of the Partners of the Partnership or which the Partners could approve by written consent in lieu of such meeting, and (ii) to execute and deliver any and all documents and instruments, and any amendments, modifications and supplements thereto, as they may deem, in their sole and absolute discretion, necessary, desirable or advisable to carry out the intent and purpose of the preceding sentence. Any such documents and instruments (and any amendments, modifications and supplements thereto) executed in accordance with the preceding sentence shall conclusively be deemed to have been specifically approved by all of the Partners in accordance with all applicable requirements of Florida law and shall be an act of, and be binding upon and enforceable against, the Partnership. 3. Without limiting the provisions of Section 2, each Agent, acting individually, is hereby authorized to take the following actions without the consent or approval of any of the Partners: (M268285214; BARRON COLLIER CO FILE NUMBER IaiC) OR: 4419 PG: 1356 (a) to procure and, maintain with responsible companies such insurance as may be advisable in such amounts and covering such risks as appropriate; (b) to take and hold any assets of the Partnership in the Partnership's name, or in the name of a nominee of the Partnership; (c) to borrow or lend money on behalf of the Partnership; (d) to execute any mortgage, bond, lease or contract on behalf of the Partnership; (e) to assign, transfer, or pledge any debts due the Partnership or release any debts due; M to compromise any claim due the Partnership, or submit to arbitration, mediation or litigation any dispute or controversy involving the Partnership; (g) to execute an d in the name of the Partnership, or in the na Of ominee oft i rship, all instruments necessary, desirablef`or�idental to the conduct f th Partnership's business; (h) to op c ose, tr'dWi o othe ise dal ith any of the Partnership's bank r d o G a r a y of the Partnership's funds or as ets b d psi F1 w iicch payments on behalf of the Partn rsf'hi b (i) to inv invest, or othe d all the Partnership's funds and working afi reserves. 4. Each Agent, actingt'vl ' rr�tthorized to execute and deliver any and all documents and in d any amendments, modifications and supplements thereto, as he or she may deem, in his or her sole and absolute discretion, necessary, desirable or advisable to carry out the intent and purpose of Section 3. Any such documents and instruments (and any amendments, modifications and supplements thereto) executed by either Agent shall conclusively be deemed to have been specifically approved by all of the Partners in accordance with all applicable requirements of Florida law and shall be an act of, and be binding upon and enforceable against, the Partnership. This Action by Unanimous Consent and Designation of Authority (this "Designation ") shall remain in full force and effect until revoked in writing by a majority in interest of the General Partners. Unless and until it has received actual written notice of any such revocation, any party dealing with any Agent and one General Partner, or solely with any Agent, as the case may be, may rely upon the authority granted to such person or persons in this Designation, and the undersigned Partners hereby confirm, ratify and approve all such acts. A party dealing with any Agent and/or one General Partner may, but need not, require that such person execute an affidavit stating that there has been no revocation, partial or complete termination, amendment to BARRON COLLIER CO (M268285214) 2 FILE NUMBER I Z1v :k-j- OR: 4419 PG: 1357 or suspension of this Designation. Absent actual written notice of revocation, a party may rely on said affidavit as to the authority of said person(s) to bind the Partnership with respect to all matters authorized by this Designation. This Designation hereby supersedes any and all designations of authority executed and adopted by the Partners on behalf of the Partnership prior to the date hereof (collectively, "Prior Designations ") and the Partners hereby revoke any and all such Prior Designations. This Designation may be executed in any number of counterparts, each of which shall be deemed an original instrument, and said counterparts shall constitute but one and the same instrument which may be sufficiently evidenced by one counterpart. The undersigned Partners do hereby unanimously agree, consent and affirm that the actions authorized in this Designation shall have the same force and effect as if taken at a duly constituted meeting of the Partners of the Partnership, hereby waive all formal requirements, including the necessity of holding a formal or informal meeting, and any requirement that notice be given, and hereby direct that this Designation be filed with be made a part of the minutes of the Partnership. N ti'vJ/ I ecN)N BARRON COLLIER CC- (M2682852;4) 3 FILE NUMBER �� 2►v Signed, Sealed and Delivered in thel Presence of: Witness Signs re Print Name CAROLYN A. SHAW Witness Sign,, Print Name STATE OF FLORIDA COUNTY OF THE OREGOING , 2008, by produced j Notary Public State of Susan L Maturo My Commission DD81 cr n Exdres 10/15/2012 My Commission Expires (M26828521-4) 4t--(�+& OR: 4419 PG: 1358 A e G. Sproul, a Trustee of the Juliet C. Sproul Testamentary Trust, A General Partner and a Limited Partner rMENT was acknow � 4e Fj rout -, t is v No before me this N� day of 'ally known to me or who has Notary) BARRON COLLIER CO FILE NUMBER 4 I u Signed, Scaled and Delivered in the Presence of Witt ess Sigenat re Print c /�C/%AAROLYNA. SHAW /U 4� Witn Signature Print ame LeVem M_ Webb STATE OF FL RIDA - COUNTY OF tai OR: 4419 PG: 1359 k A. Sproul, as Truste of the Juliet C. Sproul Testamentary Trust, A General Partner and a Limited Partner THE FOREGOING INSTRUMENT was acknowledged belore me this as)f day of / Y e/i - 2008, by Juliet ArRul 1 5 personally known to me or who has produced ttt .PW Notary Public State `f Susan L Maturo +� < My Commission DC ?aR� Expires 10/15/2012 My Commission Expires _ � \ Co �3, otary) BARRON COLLIER CU FILE NUMBER {M2682X52A: 5 , kz1 �J Signed, Sealed and Delivered in the Presence of: Witness Signa re Print N CARO YN A SNAw Witnes ignature Print Name_ LaVeme M Wehh STATE OF FLORIDA COUNTY OF CAt&L12 OR: 4419 PG: 1360 Adinifer Sullivan, as Trustee of the Juliet C. Sproul Testamentary Trust, A General Partner and a Limited Partner THE FOREGOING INSTRUMENT was acknowledged before me this 0 day of t1l�fN , 2008, by Jennifer �16i personally known to me or who has produced i 1 --� Notary Public State of Susan L Maturo �f MY commission Wei iq09tJ` Expires 1011512012 >-"-'' ` nt NWA tary) My Commission Expires Commi o ? d � -C, BARRON COLLIER CO FILE NUMBER {M2682852;4} 112► v Signed, Sealed and Delivered in the Presence of: Qzv'-�, � C( W'tness Signature P ' t Wile CAROLYNA. SHAW 6444M�e�- itne s Signature Print Name Layw a M. vveft STATE OF FLORIDA. COUNTY OF *qCl OR: 4419 PG: 1361 W Barron G. Collier III, A General Partner and a Limited I'artncr THE FOREGOING INSTRUMENT was acknowledged before me this 015 clay of _ 2008, by Barron �rl a is person ally known to me or who has produced A,t� C, 7 tp�� Notary Pudic State of Flork Susan L Maturo My Commi"W D081ow a r�tl" ExOires ID/I5/2012 My Commission Expires \1�\ Commi SIG ����Fi �✓� lit akpthepA�Notary) BARRON COLLIER CO \1?G82RS 2;•1; 1 FILE NUMBER \ `2—( `/ Signed, Sealed and Delivered in the Presence / �of Witnmgature «� Prin Witness Signature Print Name CAROLYNA. SHAW STATE OF FLORIDA,, COUNTY OF. C�� OR: 4419 PG: 1362 Bradley A. Boaz, Trustee otj e L mar Gable Revocable Trust u /a/d August 29, 2008, a General Partner and a Limited Partner THE FOREGOING INSTRUMENT was acknowledged before me this P-5 ye day of 2008, by Bradle cz� ersonally known to me or who has produced 4efr � Notary Public State fF of u Susan L Maturo My Commission DD 06 ore. Expires 10 /15/2012 S S TUR( nt tary) My Commission Expires Commis Io U ". C,/'r, BARRON COLLIER CO (M268285214) g FILE NUMBER 12- l v Signed, Sealed and Delivered in the Presence of. Witness Signaturg Print lame F/aallely o.4 'Z—. +l Q Cam• �� /��� Witness Signa re Print Name CAROLYN A. SHAW STATE OF FLORIDA COUNTY OF OR: 4419 PG: 1363 Andrew R. Me enb rg, as st a of the Lamar Gable Revoc ble Tnkt u/ d August 29, 2008, a General Partner and a Eimited Partner FOREGOING INSTRUMENT was acknowledged before me this ;5')W day of ll�rtlLis+, 2008, by Andrew}nnl is personally known to me or who has produced� ^��c�an _ ip Notary Public State of Susan L Maturo 0, EXa 0/155122012 My Commission Expires C BARRON COLLIER CO (M2682852A) 9 FILE NUMBER Signed, Sealed and Delivered in the Presence of: Witness Sign r Print Name w(�t�s te6. Witness Signature Print Name Oe4 Ite i .4 z-- Ir STATE OF FLO IDA - COUNTY OF OR: 4419 PG: 1364 DoWas E. Baird, as of the Lamar Gable Revocable Trust d August 29, 2008, a General Partner and a Limited Partner TH FOREGOING INSTRUMENT was acknowledged before me this day of 2008, by Douglas p ersonally known to me or who has produced rdenti L Y�ry Pubk State of F ondaSusan t_ Maturo te' wCres i a srz000ei ess i My Commission Expires ` Commis Jo ,r0 BARRON COLLIER CO {M268285214) 10 FILE NUMBER Signed, Scaled and Delivered in ih�.,Presence of. Witness Signature Print me CAROLYNA. SHAW Gam'"' fav Witnes Signature Print ame L OMmbn STATE OF FLORIDA, COUNTY OF TH FOREGOING INSTRUMENT 2008, by Frances ill Produced -0 ou. Notary PuGic State of +p Susan L MaWM My Commission DD81 %awdo Expires 10/15/2012 *-- t,;::H c. OR: 4419 PG: 1365 A �yu ca-5 2. V W;�R� Frances G. Villcre, A 6cneral Partner and a Limited Partner acknowledged before me this c?5- day of N041ik Personally known to me or who has My Commission Expires Commis�sr ^c BARRON COLLIER CO FILE NUMBER iM26B2852.4; I I Signed, Sealed and Delivered in thg Presence of Witness Signature N e CAROLYN A sHA ;ri V, (I nes Signature Print Name LaVW* M. V*bb STATE OF FLO IDA - COUNTY OF (_ OR: 4419 PG: 1366 Phyllis Alden, eneral Partner and a Limited artner TH4 FOREGOING INSTRUMENT was acknowledged before me this q5 I* day of 2008, by Phyllis . nit -ispersonally known to me or who has produced >P Notary Pudic State of Susan L Maturo +� My Commission DDa1 D0, Expires 10/15/2012 My Commission Expires r {M2682852;4) 12 BARRON COLLIER CO FILE NUMBER 12.10 Signed, Sealed and Delivered in the Presence of'. Print Name `l c rrh Witness Signature Print Name PAm LN k)1? LK a i' STATE OF FL IDA , COUNTY OF 14 THE FOREGOING INS'IRUMI 2008, by Donn produced Z-1&1� SOW 0" Notary Public St `F Susan L Maturo p My Commission Named' Expires 10115!21 * ** OR: 4419 PG: 1367 * ** e�t Donna G. Kelp , A General Partner and a Limited Partner [it My Commission Expires �, _ Conunis�f� ;ti12682X52.4; 13 belorc me this 057` day of ly known to me or who has tary) BARRON COLLIER CO FILE NUMBER Collier County Property Appraiser Property Summary Parcel No. 00068880000 Site Adr. Name / Address BARRON COLLIER INVESTMENTS LTD 2600 GOLDEN GATE PKWY STE 200 City NAPLES State FL Page I of I Latest Sales History 2012 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book -Page ..Amount-- Land Value $290,880 12/21/98 2493-2779 $14,417500 - 11 --f Improved Value $0 06/01/82 975-674 $ 0 Market Value $290,380 SOH* & other Exempt. $270,818 Assessed Value $20,062 Homestead & other Exempt. $0 Taxable Value $20,062, School Taxable Value $20,062, If all Values shown above equal 0 this parcel was created after the Final Tax Roll *SOH = "Save Our Homes" exempt value due to cap on assessment increases. http://www.collierappraiser.comJMa'Ln—SearchlRecordDetail-html?FollolD=6888000O 6/4/2013 Collier County Property Appraiser Property Summary Parcel No. ;00068840008 Site Adr. Name / Address -BARRON COLLIER INVESTMENTS LTD _.1_._. I—— , .......... _,-.. ................ 2600 GOLDEN GATE PKWY STE 200 ..... . . ..... City NAPLES _% ....... .. ... . . .. ........ ........ ...... Page 1 of I V-4 .. ....... . State FL Zip http://www.collierappraiser.comlmain—scarchlRecorddetail-html?Map=No&Folin--Nti—r-n=00068840008 6/19/2013 *_r_kC__ 2410765 OR: 2493 PG: 2779 11COIDiD in 011ICILL 11COIDS of COLIIII C001TT, It Parcel I.D. #00053360001 12/21/48 at 01:18!1 DWIGHT 1. I10CI, C111I Grantees TIN 1165- 0630512 COLS 11117500.00 11C 111 12.50 IIDIIIIG 5.01 DOC -.70 100522.50 COPIES 18.00 DEED fete: L11 TIIADYILL 2600 GOLD11 GATT PCHI 1200 This Document Prepared By 1APLIS rL 34105 And When Recorded Return To: Lee Treadwell Barron Collier Company 26DO Golden Gate Parkway, Ste. 200 Naples, FL 34105 This DEED is made this day of 1998, by: Marguerite R. Collier, Lamar Gable and Barron Collier 111, as Trustees of the Marguerite R. Collier Irrevocable Land Trust under date of 11 December 1996, and Harold S. Lynton, Katherine G. Sproul, and Juliet C. Sproul, as Trustees for Juliet C. Sproul under the Will of Barron Collier, Jr., deceased, as confirmed by Change of Trustees dated June 15, 1993, and filed June 22, 1993, in Probate No. 75-33, of the Probate Records of Collier County, Florida, and Barron Collier 111, Individually, L,1ndvitc call Frances G. Villere, Individually, Phyllis G. Doane, Individually na G Ke to It 'dually. (The mailing address of rar7tons5slite 2 Go n Gate Parkway, Naples, Florida 34105), collectiv4ly calleft -rapt TO Barron Collier Inves t kl td. a Florida Ii red partrrp (hereinafter called the Grantee), whose mailing s ess is Suite 20Qt?p - gidsn Gate parkway, Naples, Florida 34105. Grantor, for One Dollar whose receipt is hereby acknowledged, hereby grants, transfers and conveys to the Grantee, and its successors and assigns, the Grantor's ownership in real property in Collier County, Florida, described in the attached and incorporated Exhibit W, but less and except whatever interest each Grantor may now have in the oil, gas and minerals under, and that may be produced from, that Grantor's real property as described in Exhibit `A', and each grantor reserves unto himself, herself, or itself whatever interest that Grantor may now have in the oil, gas and minerals, under, and that may be produced from that Grantor's real property as described in Exhibit W. This deed includes any and all right, title and interest of a Grantor in and to any and all buildings and improvements on or to that real property, any and all fixtures and personal property on and used in connection with that real property. None of the real property is the homestead of a Grantor, or any member of a Grantor's family. Each individual Grantor resides on real property other than is conveyed by this deed. Grantor conveys that Grantor's real property to Grantee without express or implied warranty. All warranties that might arise by common law and Florida Statues are excluded. M 11 VIV +_tq�c OR: 2493 PG: 2780 IN WITNESS WHEREOF, grantor has executed and delivered this deed the day and year fast above mentioned. Signed, sealed and delivered in our presence. 'Im wi ss Sy SAi l I_ MATj" Print Name Witness " LJ 3rndley A.-Boaz Print Name 5v�1 C., ly►�97c1 Print N a Witness Print Name C0 ",4,J ( c Marguerite R. Collier, as Trustee of the Marguerite R. Collier Irrevocable Land Trust Lamar able, as Trustee of the Marguerite R. Collier Irrevocable Land Trust Witness 'B�rrgy� Collier 111, as Trustee of St}S • R1 J ! the\Marguedte R. Collier Print NWe Irrele Land Trust Witness Print Name �\ STATE OF FLoIZIOr f\ COUNTY OF c- L r DZ. J �s foregoing instrument was acknowledged before me this a day of 1 1998, by Marguerite R. Collier, as Trustee. She is personally known to me or as identification. 0`*RY PUo, SUSAN L YATURO 0 comwoom mu�vt L4,12'nl � 1} cc549434 Notary COMMMODNEVVES OF FVO OCT. 13 ,2000 Print Name STATE OF LO& I DA COUNTY OF LL foregoing instrument was acknowledged before me this �� day of �W T , 19%, by Lamar Gable, as Trustee. He is personally known to me or has prods as identification. Ele Y P& SEAL SUSAN Notar• t? CCSLi4�4 r5(1SA�% /hR7U�d f �o �� `�oc00r�ia zu�'oo Print Name _ , UM I OR; 2493 PG; 2181 STATE OF rUtIDA COUNTY OF Co LL I M The foregoing instrument was acknowledged before me this 12-g day of 1998, by Banw Collier 111, as Trustee. He is persona_ lly known to me or has produced as identification. Ry p` OFFICIAL NOTARY SEAL SUSAN L MATURO 2 a !� n cor�aalw Ia,rrEN CC599434 �O MY CONIMOM EXPO" / OF FLC OCT. 13,2000 g72ft Print me�� Witness / T.aa�! v 4 Print Name Print N e Witneasara Print Name C`. Witness Notary Print Name -- ,4i.4e".. 4t-4t Harold S. Lyntot, as Trustee for Juliet C. Sproul under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated June 15, 1993 in Probate No. 76 -33, of the Probate Records of Collier County, Florida rr IA / Y"R CC) i lr!_ % Print N Print Name STATE OF ff 0146 COUNTY OF � G. Sproul, as Trust e C. Sproul under the i Collier, Jr_, deceased, mfirmed by Change of dated June 15, 1993 June 22, 1993, in 4o. 76-33, of the tecords of Collier �lisf C. Sproul, as Tnistee for Wiet C. Sproul under the Will of Barron Collier, Jr., deceased, and as confirmed by Change of Trustees dated June 15, 1993 in Probate No. 76-33, of the Probate Records of Collier County, Florida The foregoing instrument was acknowledged before me this /z� day of (Of-Aa Pn , 1998, by Harold S. Lynton, as Trustee. He is personally known to me or has produc &d as identification. jF�P"4 SAtf L W TURO COI AN" WJWEII < CC539434 O NY COM MOCK M EY -S OCT, 15,2000 STATE OF Dft- COUNTY OF Notary Print Name 3 L�i� 4 r- The foregoing instrument was acknowledged before me this r o,• day of 6, 1998, by Katherine G. Sproul, as Trustee. She is personally known to me or has produced as identification. OFFE:IAL NOTARY SEAL (Seal O �ttr pV'9 SUSAN L MATURO z l V;VI, CC 589474 O •2 MY coMLUS&ION XP ES OF F" STATE OF !D COUNTY OF C04.t_tL:Y— A Notary - t -s ,�• /)ice %/F Print Name The foregoing instrument was acknowledged before me this i2-'' day of 4r4y jen_, 1998, by Juliet C. Sproul, as Trustee. She is personally known to me or has produced as identification. �U �,` OFFICIAL N01ARY SEAL (Seal SUSAN L MATURO (1 Cp�56gN N(y10ER s < CC589434 ' 7 �:1:'• O 1Ay COMIMS%oN EXPIRES O"' OCT. 15,2000 Notary S it% M14 I-ye� 4 Print Name Witness T Barron Collier IN, Individual{y Print Name Print Name 4 Print Na Witness y� � ��� Print Name r � Witness S/S�{-,t% I . m ATv /Zo Print N e Witness // Xr4L>!/C✓ W ?-- Print Name Wit ss Print Name /x r Witness / L� Print Name 4 Individually Frances G. Villefe, Individually r,.� Phylf G. Do e, Individually a N LO W b N m N .*- (::4 17- M I RJ PA, MA W-2. — MAE Uri L : � �TIT[/.1►li�Ii� Z� STATE OF rL01V D# COUNTY OF LEE ar �:4C�. P 0 k' �0 Donna G. Keller, Individually The foregoing instrument was acknowledged before me this P� day of od% /M . 1998, by Barron Collier III, Individually. He is personally known to me or has produced as identification. OFMAL NOTARY SEAL 0 SUSAN L MATURO COrNNMM" NUMER ` CCSa9434 �� Q`° ur co�rr�roNEUriRes EOF FLO OCT. 16 2000 STATE OF irt— o/ZfDA COUNTYOF (&_L iaC- QtZThe foregoing instrum� A , 1998, by Lamas produced _ /as STATE OF F 106 COUNTY OF L-1-1 - U )W" Notary., �lI SAaJ �-• /Y)AT�� Print Name He Q \arc c$�0� this a day of nally known to me or has �foregoing instrument was acknowledged before me this 1 a � day of • 1998, by Frances G. Vllere. She is personally known to me or has produced as identification. SUSAN L MATURO r rnr..roN Nuwa Notary ,, / D <' CCSS9434 SA7- �FiT)let w OOSMUNKMEYMHES Print Name OF Ft° OCT. 15,2D00 STATE OF kokiDA COUNTY OF COLD l�-4 The foregoing instrument was acknowledged before me this !ate day of 1998, Phyllis G. Doane. She is personally known to me or has produced as identification. r� No a�,+ "PS, PU NOTARY SEAL O 6, SUSAN L MATURO r n COWNG ,o„ ,,,,,,,EA Print Name < CC 689434 Q W COAfSSWON EkPgES �FOF FL OCT. OCT. 75,2000 0 N .A lfl W N 00 Ckk STATE OF 64410A, COUNTY OF CC L u The foregoing instn=ent was acknowledged before me this %a� day of 1998, by Donna G. Keller. She is Dem or has pr as identification. (Seal) Notary OFF 1/ 1Q CIALNOTAIIrUAL S �)s j r• rn ,4�VfL�/ ` S"' A(/6 sUSAX L MATURO Print Name O ' _ C t01 MtU ' CC58 CbaY431 N O cm Expw" OF fX-- OCT 200Q R.eoadad- nrato- bc�nvs�ma� �A r� c 0 t� w L N 1 `W 1 �� 6 "� �+-fqt,c -� Exhibit .a" Collier County All fractional Southeast 1/4. All lying West of S.R. 29. ,-: i M Zfl i• MW4= .� The South 1/2, less the Westerly 201.608 acres lying West of County Road right -of -way recorded in O.R. Book 156, Page 379; subject to easement recorded in Deed Book 13, Page 404, Public Records of Collier County, Florida. Township 46 South. Range 29 East. Section 20 The South 1/2 of the South ye rfest of S.R. 29, less the West 30 feet thereof. s(J� f C�� -\ All, lying West of 9.R less lands described i 1742, Page 933, Pubic described as follows: f�et thereof and 2142, and O.R. Book nt�, Florida. 11L., I (1) The North 1/2 les ast 30 W hereof subject to easement recorded in'tr o ge 404; I �Z . ,_ (2) The Southwest 1/4; subject to easements recorded in O.R. Book 13, Page 404, and O.R. Book 2117, Page 1743; and (3) The Northeast 1/4 of the Southeast 1/4, less the East 30 feet thereof. Township 46 South. Range 29 East, Section 31 described as follows: (1) That part of the Northwest 1/4 lying North of S.R. 850, less lands described in O.R. Book 143, Page 270; O.R. Book 194, Page 966; O.R. Book 217, Page 925; O.R. Book 228, Page 924; O.R. Book 254, Page 451; O.R. Book 281, Page 682; O.R. Book 748, Page 1877; and O.R. Book 763, Page 680; subject to easements recorded in O.R. Book 644, Page 1671 and O.R. Book 1122, Page 49; and (2) That part of the South 1/2 of the Northeast 1/4 lying North of S.R. 850, less the North, East, and West 30 feet thereof, and less lands described in O.R. Book 551, Page 577; O.R. Book 621, Page 1273; O.R. Book 730, Page 1906; O.R. Book 739, Page 675; O.R. Book 770, Page 196; and O.R. Book 2280, Page 757; subject to easement recorded in O.R. Book 616, Page 1061. 1 �M 0 N ltd w N 00 cs, Township 46 South Range 29 East, Section 32 described as follows: (1) All of the Southeast 1/4 of the Southeast 1/4 of the Northwest 1/4, lying North of S.R. 850, less the lands described in O.R. Book 603, Page 518; O.R. Book 603, Page 519; and O.R. Book 603, Page 520; and (2) The Southwest 1/4 of the Southwest 1/4 of the Northeast 1/4, lying North of S.R. 850; subject to easement recorded in O.R. Book 572, Page 253, Public Records of Collier County, Florida. All, less the West 90.88 acres, subject to Florida Power and Light Company easement recorded in O.R. Book 441, Page 698. All, less the Southwest 1/4 of the Northwest 1/4 of the Northwest 1/4, and the West 1/2 of the Southeast 1/4 of the Northwest 1/4 of the Northwest 1/4, and the North 1/2 of the Northwest 1/4 of the Southwest 1/4 of the Northwest 1/4, and the Northwest 1/4 of the Northeast 1/4 of the SouthyAst It4 of the Northwest 1/4. % coi-tx All. All, less the lands \U bled --i4f 14:1 50" Public Records of Col er county, Fla'ridaq. 0 N b �1 Page 1539, rn All, less the lands desc FW-4B k 2009, Page 1539, subject to Florida Power and _ _ anv easement recorded subject O.R. Book 441, Page 698, Public Records of Collier County, in Florida. All, less the lands described in O.R. Book 2009, Page 1539, subject to Florida Power and Light Company easement recorded in O.R. Book 441, Page 698, Public Records of Collier County, Florida. • .1l. =. 1. ! 1• c - •! All, less the lands described in O.R. Book 2009, Page 1539, subject to Memorandum of option dated April 10, 1997 recorded in O.R. Book 2320, Page 394, Public Records of Collier County, Florida. •.!! -! ! I W 1. •! All, subject to Memorandum of Option dated April 10, 1997 and recorded in O.R. Book 2320, Page 394, Public Records of Collier County, Florida. 2 I . W hlNEA 1 Township 47 South Range 27 East Section 7 All, subject to Memorandum of Option dated April 10, 1997 and recorded in O.R. Book 2320, Page 394, Public Records of Collier County, Florida. Township 47 South Range 27 East Section 18 All, subject to Memorandum of Option dated April 10, 1997 and recorded in O.R. Book 2320, Page 394, Public Records of Collier County, Florida, Public Records of Collier County, Florida. Township 47 South Range 2 East Section 19 All, less the South 427 acres, subject to Memorandum of Option dated April 10, 1997 and recorded in O.R. Book 2320, Page 394, Public Records of Collier County, Florida. Township 47 South Range 28 East Section 1 The West 1/2. All- All. r�<' N .sy w All, less the land d otf� o�ktk 00� , Page 1554, Public Records ofo ^l ier o >n�y Township 47 South Rate 28 East. Set14n �� f °O All, less the lands abed in O.R. By 1 Ut 09, Page 1554, Public Records of Coll e�t� unty, Flo '.d C 47 South Rancre 28 Ea i on 7 All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. Tow„ohiR 47 South Range Z8 Fast Section 9 All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. Town hip 47 South Range 28 East Section 10 All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. 3 M-7 mw TIVIEFAIR . ,-, 4 ,•- _ - •, wn The West 1/2. Township 47 South Range 28 East. Section 15 All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. Township 47 South Range 28 East Section 17 All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. Townphip 47 South Range 28 East Section 16 All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. TownshiR 47 South Range 28 East ,Section 20 All less the lands descp Y3;q: 2009, Page 1554, Public Records of Col i nty, Flisr o 7d e Townsh12 47 All, less the lands{ d �cr�i`in c$ n Boc3k� 004, Page 1554, ,zy Public Records of Ool (i czo n yl F i aVa R. 846. 47 I tt 7 8 1� clan m All, less the lands dd bed in O.R. B 09, Page 1554, Public Records of Colli 7 nty, F1 wind less and except the South 50 feet thereof. C�� TQwnoh12 47 South Range 28 East Section 29 All, lying North of S.R. 846. Township 47 South Range 28 East Section 30 All, lying North of S.R. 846. Township 47 South Runge 28 Fast_ Section 36 All. 4 Townsh 2 47 South. Range 29 East. Section 9 described as follows: (1) All of the West 1/2, less lands described in O.R. Book 251, Page 60, O.R. Book 431, Page 59, and O.R. Book 2117,Page 1738; subject to road right -of -way described in O.R. Book 120, Page 408; subject to easements recorded in O.R. Book 234, Page 906, O.R. Book 13, Page 405, O.R. Book 1578, Page 1756, and County Road right -of -way recorded in O.R. Book 745, Page 1499. (2) The South 1/2 of the Southeast 1/4 of the Northeast 1/4, lying West of S.R. 856, less the South 30 feet and the West 30 feet thereof; subject to easement recorded in O.R. Book 851, Page 850. (3) The West 1/2 of the Southwest 1/4 of the Northeast 1/4, less the West 30 feet thereof. (4) The Southeast 1/4 of the Southwest 1/4 of the Northeast 1/4, less the East 30 feet thereof; subject to easement recorded in O.R. Book 235, Page 187. (5) The Northeast 1/4 of the Southeast 1/4, lying West of S.R. 856, less the North 30 feet and the West 30 feet thereof, and less lands described in O.R. Book 257, Page 418. (6) The Southeast 1/4 of t tha 1/4 lying west of S.R. 856, less the West P_� h 200 feet thereof, and less lands des �b in O.R __`Bi l Page 324; subject to easement n O.R. Book 1 acre 405. All, less ACL right 'of , Northeast 1/4 East at�s of the Northwest 1 /44Cland of the Northwest 1/4; )t' 888, Page 66, O.R. Bo�fE'� 1102, O.R. Book 1459, -g1g subject to S.R. 29 righb�,' 505; subject to easements O.R. Book 147, Page 570; Book 1200, Page 1102. tarld lldd a . bo4tion of the /l e1 st f -' `he Northeast 1/4 the Northwest l� 4 '� he Southwest 1/4 less the la "1 aesbed in O.R. Book 18, Page 494y Of ook 1200, Page 229, and O.R Blc 1869, Page 1954; y --re_co_� ln /Deed Book 9 Page need -.. Book 25, Page 241; nd 511, Page 402, and O.R. All of the Northwest 1/4 of the Northwest 1/4, less S.R. 846, less the North 60 feet, and less lands described in O.R. Book 339, Page 391, Public Records of Collier County, Florida. All, lying South and East of S.R. 846. All, lying West of Camp Keis Road, less County Road 846. All, less S.R. 846 and less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. 5 N LO w .iy c m Li�il_ TownshiR 47 South Range 29 East Section 30 All, less S.R. 846 and less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. To ^' h R 47 South Range 29 East Section 33 All, less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. Township 47 South Range 30 East, Section 1 All, less S.R. 846, S.R. 858 and less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. Township 47 South Range 30 East Section 2 All, less S.R. 846 and less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. t T.M. M•s All, less S.R. 846 and less 2009, Page 1539, Public R5p All, less S.R. 846 and 2009, Page 1539, Pupli All, less S.R. 846.��, described in O.R. Book er County, Florida. CD AY des ibed in O.R. Book lierr Co�nty, Florida. �t b �7 _1 1-rl�1 0 All. ^ � TgwnshiR 47 South Range 30 East Section 9 All, less the lands described in D.R. Book 2009, Page 1539, Public Records of Collier County, Florida. Township 47 South Range 30 East Section 10 All, less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier county, Florida. Township 47 South Range 30 East Section 11 All, less lands described in Deed Book 10, Page 88 and O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. Township 47 South Range 30 East Section 12 All, less S.R. 858. 6 G 4L45di :� The Northwest 1/4. All, lass the West 520 acres. All, less the West 520 acres. The Easterly 60 acres of the Northeast 1/4, and the Southeast 1/4, less S.R. 858. All, less the lands described in O.R. Book 1579, Page 1732, and O.R. Book 2009, Page 1539, Public Record: of Collier County, Florida. All, less the lands des'.01%ga in O_R.� Bhak 009, Page 1554, o� Public Records of CoLH Vcounty, Flori Ff CJ All, less the land d ibe in C. B o 0 , Page 1539, Public Records of a ,� ri ��� -- All, less the North 5o ' d les$�inds described in O.R. Book 2009, Page 1539, Pub t'.€eticcd�ollier County, Florida. All, less the North 50 feet. All, less the North 50 feet. All, less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. All, less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. 7 Eio All, less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. TownshiO 48 South Range 29 East, Section 34 All, less the West 191 acres and less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. All, less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. All, less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. Township 48 South, Range 30 East, Section 17 All, lying South of S.R. 858 (formerly known as S.R. 840), and West of the ACL right -of -way, and less the lands described in O.R. Book 2009, Page 1539, P ds of Collier County, Florida. PC � � N All, lying South of�5.1. 8 know as S.R. 840j, and less the lands desc 010 ;F4.T�z' a'e 1539, Public Records of Collier Cou�tr, ler' � N o r� N All, less the lands d \;"ed in O.R. B a.2 09, Page 1539, Public Records of Coll t nty, F1ori�04� All, lying South of the North line of County Road and West of ACL right -of -way, and less lands described in O.R. Book 344, Page 380, Public Records of Collier County, Florida. All of the West 1/2 lying West of the A.C.L. Right of Way, and less lands described in Deed Book 15, Page 504, Public Records of Collier County, Florida. VM mug All. All. 8 LW TownshiR 48 South. Range 30 East. Section 32 All, less S.R. 29, and ACL right -of -way. Township 49 South. Range 28 East, Section 1 The Northeast 1/4. Township 49 South. Range 28 East, Section 12 The West 1/2. Township 49 South . Range 28 East. Section 13 The West 1/2. Township 49 South. Range 28 East. Section 14 The West 1/2 of the West 1/2, and the East 1/2 of the East 1/2. Township 49 South. Range 28 East. Section 23 All the North 1/2. All the North 1/2. All, less the lands Public Records of C lE1$cd�o. Bo ]d 2 1, Page 1539, er County, id i The South 1/2. TownshiR 49 South. Range 29 East. Section 4 The Northwest 1/4, and the South 1/2. Township 49 South. Range 29 East. Section 5 All, less the lands described in O.R. Book 2009, Page 1539, Public Records of Collier County, Florida. Township 49 South. Range 29 East, Section 6 All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. Township 49 South. Range 29 East. Section 7 The South 1/2. 9 4 -1r-Tc [��j Cl N LO C�..l r� N C., Township 49 South Range 29 East Section 8 All, less the lands described in O.R. Book 2009, Page 1554, Public Records of Collier County, Florida. The West 1/2. Township 50 South Range 25 East Section 22 That part of Government Lot 2 lying East of Gordon River. .,,_, . ..,. •e The South 1/2, less and except the right -of -way of U.S. Highway No. 41 (State Road 90); and less and except the lands conveyed by deed recorded in O.R. Book 586, Page 1713, O.R. Book 1412, Page 896 and O.R. Book 2318, Page 2932, Public Records of Collier County, Florida. , -e All, lying West of ACL right -of -way, less lands described in Deed Book 25, Page 373, and subje County Electric Co -op easement recorded in O. R.��l.a e All lying West of Book 25, Page 373, easement recorded All lying West of ACL \mfg t -of -way, 1 Book 25, Page 373, ands pt to Lee easement recorded in All, less U.S. 41. All. Townshiu 52 South ganrL�29 East Section 33 All. The West 112. described in Deed ectric Co -op s described in Deed Electric Co -op Township 52 South Range 29 East Section 36 All, lying West of S.R. 29, less ACL right -of -way. 10 ;.JAYiCH ,rI-] N .a %.o G� N <O ..t+ ,_, . ., All, lying West of S.R. 29, less ACL right -of -way and subject to Lee County Electric Co -op easement recorded in O.R. Book 353, Page 858. All, lying West of S.R. 29, subject to Lee county Electric Co -op easement and recorded in O.R. Book 353, Page 861. All, lying West of S.R. 29. A tract or parcel of land lying Government Lot 12, Section lo, Township 53 South, Range 26 East, Cape Romano, Collier County, Florida which tract or parcel is described as follows: From a concrete post (Florida East Zone Plane Coordinates N 550,370.74 and 275,821.6 the north line of Government Lot 11, said Section 1� I n sheet 9 of "Plat of Surveys in Townshi , ` 6 East, Romano Island and Vicinity, Col /bounty for �r, Abrahamson &o Maloney" by Car E. Johnson, Regiateed Land Surveyor, _. Florida Certif�c&t,b o. 3 N 7 24110 "E along Said north line of pot 11 an t north ling c�f said Lot 12 for � 435 feet to th°eQ From said Point f {Be ign�n � � 7� *24'10 "E along said north lire 4�L �22f f 25 et mote or less to the (:;,I approximate M ` Ted I of lfry, n's Bay, passing through a conct ,18 post (Flori 4, Ea t Zgite Plane Coordinates N N 550,639.06 a` 6,575.29 E) 3 5 t along said line; �o thence run sout� erly along s' i for 850 feet more or less to an in s on with a in bearing S 19 035135 "E and passing throug �fhe r r BegFjnning; thence run N 19035150 "W along sai iio Lrg oint of Beginning. containing 4.7 acres mor S. Together with an undivided 1/2 interest in Government Lot 1 of Section 15, Township 53 South, Range 26 East. Townuhin 53 South Range 29 East. Section 2 The East 973.5 feet of the Northeast 1/4, lying West of S.R. 29. Ali, less TOWN OF EVERGLADES recorded in Plat Book 1, Page 87; less ACL right -o€ -way; less the Northeast 1/4 lying East of S.R. 29; and less the Southeast 1/4; subject to S.R. 29 right -of -way recorded in O.R. Book 16, Page 452; subject to easement recorded in O.R. Book 308, Page 548. All of Tract B, lying East of ACL right -of -way, Town of Everglades as recorded in Plat Book 1, Page 87. All of Tract L, lying East of Canal, Town of Everglades recorded in Plat Book 1, Page 87. 11 All of Tract M, Town of Everglades as recorded in Plat Book 1, Page 87. Lots 2, 3 and 4, Hammill and Crayton Subdivision recorded in Plat Book 2, Page 10. All of Block C, Immokalee Industrial Park according to the plat thereof as recorded in Plat Book 14, Pages 7 -8, Public Records of Collier County, Florida, being more particularly described as follows: Commencing at the Northeast corner of said Block C; thence South 2 005110" East along the easterly line of said Block C a distance of 657.82 feet to the Point of Beginning of the parcel herein being described: thence continue South 2 °05'10" East along said easterly line a distance of 240.00 feet; thence leaving said easterly line South 87 054'50" West 161.51 feet; thence North 72 012115" West 51.96 feet to an intersection with the arc of a circular curve, concave westerly, whose radius point bears North 72 °12115" West 174.00 feet, said intersection being a point on the westerly line of sadi Block C; thence northerly along the arc of said circular curve and the easterly line�ca�ca� �a k C, through a central angle of 19 2' et-stance of 60.38 feet; thence North 2 004' West along the�esterly line of said Block C a isjt4Tm -e--ef 163.15 feet; thence leaving said °Gte?ster - 'ling North 7-54150-- East 200.00 feet t tk} ryt ?f the parcel herein descri dj f n '` ! ark according to All that part of Blb���- ✓1���- -- ind3%�strib°1 P g the plat recorded lat book 14, F,Kages) 77 c3 8, Public Records of Collier County, Fr•\ida, lying we �thet� lands described in Official Records Boo 11283, Page 101 , P c Records of Collier) County, Florida. Itld -mro -t o-mrc -i rr°vo c ebJ e- Iend -wrt 12 0 N .sue -xi N tL7 rn � PRE APPLICATION MEETING NOTES m COPY :tLkq-( G COL[JERCOUNTY GOVERNMENT IV 2300 N`ORTH HORSESHIGE 1,"R', E GROVIV"'Fr1i 1:!ZANAGE[VtENT DIVIS1,01iii 1, J A P' E S. F-L 0 Ri DA 3 4 10 Py LANN;',',,'G Al'i"D REGULATION 12,139) 252-2400 FAX (239' 252-6353 v, c-,. v PIL# . l :3 Date: � Time- FirmW D y - 1A f 0 Project Name: :[WbKkLE4 T )Lbe-: RETAL Cg�_-� � Size of Project Site: vL. € + acres Applicant Name: Owner Name- — Owner Address: Existing PUD Name and Number Phone-- Phone: City State ZIP Assign6d Planner Meeting Attendees: (attach Sign-In sheet) IN W Q tj aA Qn�' 5F, -z6tl a A, _6 01'Utm tqi[:EP Tva-L?T FLEE- _Z JUNE 2011 ........ ......... t,. 5 _ A:R�a ".. an.INT1. Y"zPC: -U T :`,_'•t` SCHOOL CONCURRENCY - For information regarding the school concurrency application process, please contact the School District of Collier County - Students, Staff Projections, Allocations and Reporting Department at 239- 377 -0254. THIS COMPLETED CHECKLIST IS TO BE SUBMITTED WITH APPLICATION PACKET IN THE EXACT ORDER LISTED BELOW W /COVER SHEETS ATTACHED TO EACH SECTION. NOTE: INCONIPLETE SUM 3ITTALS WILL NOT BE ACCEPTED. REQUIREMENTS # OF COPIES REQUIRED NOT REQUIRE STANDARD REQUIREMENTS: 1 Additional set if located in the Bayshore /Gateway Triangle Redevelopment Area) Copies of detailed description of whyaaawgdm�is necessary x� Completed Application (download from website for current form) t& cam" PUD Document & Conceptual Site Plan 24" x 36" and One 8Y211 x I1" copy iQ t� Revised Conceptual Site Plan 24" x 3.6"and One 8 1/2" x I I" coy Original PUD document and Master- Plan 24" x 3C" ONLY IF AMEN-DING THE PUD r, ` Revised PTID document with changes crossed thm & underlined n Revised PUD document w /amended Title page w /ord #'s, LDC 10.02.13.A.2 Deeds/Legal 3 v'` List identifying Owner & all parties of corporation 2 Owner /Affidavit signed & notarized 2,. " Covenant of Unified Control 2 '✓` Completed Addressing checklist 65 t'A n -()D nm(e, /,w 2 e *" Environmental Statemerrtiti�S) * or exemption justification 2 ii r flAs fh-ti C.U, Digital/electronic copy of EIS (copy for Planner & Environmental) 2 ' Historical Survey or waiver request 4 Utility Provisions Statement w� 4 f`t Architectural rendering of proposed st_roctures 4 Survey, signed & sealed Cnp Pw( -f �,mr d,. ) 4 Traffic Impact Statement (US) eF- wQii-&r-�with applicable fees) 7 ` Copy of Traffic Impact Statement (TIS) on CDROM 3`tt Aerial photographs (taken within the previous 12 months min. scaled 1 "= 200'), sho-«'ing FLUCCS Codes, Legend, and project boundary- -5 f, ' JUNE 2011 z COI ...HER €..GUfJF i GO-VE .f` cHEN :tick L Ev, s:,OR# , A 341014 t )- Electronic copy of all documents in Word format and plans (CDRom or Diskette) _J `, ' Justification/Rationale for the Deviations (must be on a separate sheet within the application material; DO NOT include it in the PUD documents) I " Copies of Official Interpretations and/or Zoning Verifications CZ `4 School Impact Analysis Application (residential components) 2 I set for School District (residential components) ❑ schedule.a meeting before the Affordable Housing Advisory Committee by y' Affordable Housing or Economic Development Council Projects: EDC "Fast Track" must submit approved copy of official application 2 Affordable Housing "Expedited" must submit copy of signed Certificate of Agreement. * *If project includes an Affordable Housing component, you are required to schedule.a meeting before the Affordable Housing Advisory Committee by contacting the Collier County Housing and Human Services Department at 39. 252 -2273. Check here if there are any Settlement Agreements associated with this property. Indicate type of agreement and agreement number. Agreement # ❑ Deltona ❑ Lely Barefoot Beach ❑ Port of the Islands Interlocal Route package to: The Conservancy, Attn: Nichole Ryan 1450 Merrihue Dr., Naples, FL 34102 t If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas lkpplicant must contact Mr. Gerry J. Lacavera, State of Florida Division of Forestry @ 239 - 690 -3500 for information regarding "Wildfire Mitigation & Prevention Plan", LDC Section 2.03.08.A.2.a.(b)i.c. If located within Y2 mile of City of Naples, send copy of submittal package to: Robin Singer, Planning Director City of Naples, 295 Riverside Circle, Naples, FL 34102 JUNE 2011 T ',Z:OLL. EFR.C..�.TUHi °i£'G- 0VE!'v.yr _ . E ".r 1 .t,u OUt,' NA i , :R ; ,;_ ?it•! G r-;'r v.L. : sg,a... w v n U PLANNER, CHECK MARK BELOW FOR ADDITIONAL REVIEWS: SCHOOL DISTRICT (residential components) Amy Taylor t t PARKS & REC – VICKY AHMAD SUPERVISOR OF ELECTIONS,r IMMOKALEE WATERISEWER DISTRICT DRJEM1 – EMER. MGMT – Dan Summers UTILITIES ENGINEERING: PAULO MARTINS N CITY OF NAPLES,. Robin Singer, Planning Director , f =, BAYSHOREIGATEWAY TRIANGLE REDEVELOPMENT Executive Director WA CONSERVANCY, Nichole Ryan v' FIRE REVIEW: RICCO LONGO 41A- EMS – ARTIE BAY ENGINEERING: AtZ ,A ' «= BANS. PATHWAYS: QO kkA ?C 4 5� AC, EVAY 4 COMP PLANNING: M j Cl'tLl t,,' MDV-A ENVIRONMENTAL: TU1 At- a � Fees Application Fee: ,$10,000 (PUD Rezone) + $25 per acre (or fraction of thereof) ❑ $8,000 (PUD to PUD) + $25 per acre (or fraction thereof) ❑ $6,000 (PUD Amendment) + $25 per acre (or fraction of an acre) Fire Code Review – New PUD Rezone $150, PUD to PUD Rezone $125; PUD Amendment $125 ® $2;250.00 Comprehensive Planning Consistency Review yS $500.00 Pre - application fee (Applications submitted 9 months or more after the date of the last pre -app meeting shall not be credited towards application fees and a new pre- application meeting will be required. $925.00 Legal Advertising Fee for CCPC meeting $500.00 Legal Advertising Fee for BCC meeting (advertising costs are to be reconciled upon receipt of Invoice from Naples Daily News). j $2500.00 Environmental Impact Statement review fee amen nn r n ! L„ T .. A 13 i V00.00 .Listed or t'rotected Species survey review fee (when an EtS is not iegdireU) Property Owner Notification fees. Property Owner Notifications $1.50 Aron- certified; $3.00 Certified return receipt mail (to be paid after receipt of invoice from Dept. of Zoning & Development Review) Attach a Separate Cheer for Transportation Fees, 4,R-efe te-rE —m -4 ❑ $500.00 Methodology Review Fee, if required *Additional Fees to be determined at Methodology Meeting. 'j`` = ' T EEt ' Fee Total S iJ111E 20 G[f'i'.y'"'1 VT-y. l.�C V't ( P6.,Fi.INsC:i "z:r.1 Rl~uE..l €AT m. �.d..t L1 . t .. ,- i . i l 3 31-✓ �'s�.��'r.�. � i�i ..i � ti..` i'. _ .r L ry .. s+�a �f. FAX '239) bii -24�r_f FAX (2'339x) i5 - 5 9 a x .. (,-C Applicant must conduct at least one Neighborhood Informational Meeting (NIM) after initial staff review and comment on the application and before the Public Hearing is scheduled with the Planning Commission. Written notice of the meeting shall be sent to all property owners who are required to receive legal notification from the County pursuant to Section 1 0.03.05.6.8. Notification shall also be sent to property owners, condominium and civic associations whose members are. impacted by the proposed land use change and who have formally requested the County to be notified. A copy of the list of all parties noticed, and the date, time, and location of the meeting, must be furnished to the Land Development Services Department and the Office of the Board of County Commissioners no less than ten (10) days prior to the scheduled date of the NIM. The applicant must make arrangements for the location of the meeting. The location must be reasonably convenient to those property owners who are required to receive notice and the facilities must be of sufficient size to accommodate expected attendance., The applicant must place an advertisement of the meeting in that portion of the newspaper where legal notices and classified advertisements appear stating the purpose, location, time of the meeting and legible site location map of the property for which the zoning change is being requested. The display advertisement must be one- fourth page, in type no smaller than 1.2 point and must be placed within a newspaper of general circulation in the County at least seven (7) days prior to, but no sooner than five (5) days before, the NIM. The Collier County staff planner assigned to the project must attend the NIM and shall serve as the facilitator of the meeting, however, the applicant is expected to. make a presentation of how it intends to develop the subject property. The applicant is required to audio or video tape the proceedings of the meeting and provide a copy to the Land Development Services Department. As a result of mandated meetings with the public, any commitments made by the applicant shall be reduced to writing and made a part of the record of the proceedings provided to the Land Development Services Department. These written commitments will be made a part of the staff report of the County's review and approval bodies and made a part of the consideration for inclusion in the conditions of approval. Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at its expense shall record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments or Notice of Developer Commitments that contains the legal description of the property that is the subject of the land use petition and contains each and every commitment of the owner or developer specified in the Ordinance. The Memorandum or Notice shall be in. form acceptable to the County and shall comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said Memorandum or Notice. ,DUNE 2011 LU UJ 0 co cc Z 0 Z CL 0 Cl) 0 zIrly z t '�l N U- 'o a t A I H dli Z L) LLI 0 CK EL 6� W Z Z a. z R 0- uj c!) Z LLI n 0 Q� EL T- c1r) LO N .° co 0) C: Co Fal A (1) (D O 0 C: 3 N > 0 C 0) 0 > > 0 > > (D 0 o 0) 0 0 c o 0) 2) CD a) 0 0— C) o Im 5, o 0 C) C.) 0 0 0 Z.) `co o o o 4 (1) E -0 J-- J— !E Co. c) -,.e 0 -0 N co > Co 0 C) C) M 0) (L) ca cm Sr 0 > ID 0 cu (1) ca w m a U) -F 12 ca M r-- M C) C) U') U-) 'm LO ,4- co co 00 LO -t cy) co a-) v m cq co Lo CO" Alq, CO 00 0) (D 'T — — C14 CK CO 00 CO M R'N It 1, 'IT M LO M m C-j Lo U') Lo (D U-) U') C14 sr N m N Lo C14 C\l C14 t— C\l C14 04 N "N C,4. C,4 C\l Cj cq cq N C\l U-) U.) U-) 00 Lo Lo LO.2LD U) U) Lo Lo U,5 V) Lo Lo Lo Lo Lo Lo N C\1 C14 co IN C14 C14:.C%j 04 (11%1 CN C,0NctN C-4 C-4 C\j Cj Cj C,4 C15 0) M m 0 cm ZM a) co a C nr= tU E E (D E c: t°6 ofl ca cti n) m cn Ova- tm C, a) a) a) a)t, 0 > > —40 co 0 0 76 M CU CZ L Q) Q) P6 (D (D Q) (D -c LL- o 0 0 Q) 4- (D mom- CD C: c.1)) !E 0 o nL. cL a) co (D E E E "4 7: --- i:-:: -L' 0 0 0 c: c E D D D OL 0-0 0 W W- ui J. ui 0 C) Q) (D C6 (D C) E LLI X Co U Eo 0 0 o co U) -J < E —J n c rZ r— >, 0 0 C " 0 ID = U) Fu 0 :5 C: � C) Cl) ca 'FD C .2 (,3 (1) 0 CZ (1) m co CIS 0 m = < 0- z 0 0 Immokalee Large Format Retail Center Meeting Notes Meeting Date: May 31, 2013 Meeting Time: 1:00 p.m. Meeting Attendees: Nick Casalanguida James French Michael Bosi Bruce Register Reed Jarvi Amy Patterson David Genson Richard Yovanovich James Banks Wayne Arnold Russ Weyer 4V 1 q_r, The purpose of the meeting was to discuss the need for an h =okalee Area Master Plan amendment and PUD rezoning for a proposed 22 +/- acre large format retail center in Immokalee. The project site is located in the northwest quadrant of the intersection of S.R. 29 and Westclox Street. The project site is designated Neighborhood Center on the Immokalee Area Future Land Use Map, and is zoned Agriculture with a Mobile Home Overlay. A summary of the key issues discussed is outlined below. Transportation Access to the site is proposed from both S.R. 29 and Westclox Street. FDOT will be responsible for permitting the access points and any required improvements to S.R. 29. Staff indicated that preliminary calculations for an approximate 156,000 square feet of retail would not likely trigger any LOS issues. Staff discussed whether the free -flow New Market Road access would be in conflict with a proposed directional left -turn into the project site. Staff agreed that this could be evaluated once other intersection impacts are analyzed. Signalization changes could likely be handled on a pro rata cost sharing basis. Staff indicated that turn- lane improvements may be required on Westclox Street. It was agreed that County staff should accompany the Developer's transportation engineer when meeting with FDOT staff when discussing the S.R. 29 permitting requirements. 4 (--7 -r0- - �' Comprehensive Planning /Zoning The current Neighborhood Center Subdistrict land use designation does not permit the level and intensity of retail proposed, which will require an amendment to the Immokalee Area Master Plan. Staff indicated that it may be advisable to extend the Commercial Subdistrict- S.R. 29 and Jefferson Avenue land use designation to the subject property. This subdistrict permits a full range of commercial uses consistent with the C -1 through C -4 zoning districts. It was agreed that the applicant would evaluate the S.R. 29 and Jefferson Avenue Subdistrict in greater detail and if the text is permissive for the proposed use, this would be the least complicated land use change alternative. The applicant indicated their intent to submit for the June, 2013 plan amendment cycle. The applicant indicated their intention to concurrently file a commercial PUD rezoning application with the growth management plan amendment. A deviation related to building architectural standards was discussed with staff. One alternative is to a request an exemption from the architectural standards and provide that specific architectural standards will be established within the PUD document. Economic Incentives The proposed large format retail center could employ approximately 400 people from the community. The property owner indicated the need to try and establish whether local or stale economi -C; as515 Lance May UG a V M- 1UU1G v1 L1ic pt oJeCL. 1 iG project is located with the lnu okalee CRA and Florida Enterprise Zone. Staff indicated at this time there are no waivers or impact fee reductions available. The applicant agreed to meet with CRA staff to discuss possible incentives for the project. Bruce Register indicated that there are some grants and tax credits available through the State of Florida and the Federal government which may be applicable. He indicated that he would review these potential incentives and get back with the applicant. Water /Sewer The project is located in the Immokalee Water and Sewer District_ Sewer service is not currently available at the site and staff suggested a meeting with the hnmokalee Water and Sewer District staff to discuss the needed extension of service to the site. Alternatively, staff indicated that a package treatment facility may be an option for this project. The property owner agreed to contact the water and sewer staff to evaluate options and costs. Environmental The subject property is largely fallow farm fields. The property owner has engaged a local environmental consultant to conduct a listed species and biological assessment for the site which will be included in the comprehensive plan amendment and rezone application packages. Market Demand Analysis The property owner has engaged Fishkind & Associates to prepare a market demand analysis for use in the comprehensive plan amendment application and to assist in obtaining job creation and taxable property valuation information. feet' 2000 resters: 600 z CA CA in D r f'l D —i t*t Z O m D 69305 -62950 C, '09235 462930 t_:.__ ---- ._ _____tm 1- 10Aa__ —Tr o_r._t._1;____— nnnc000nnnn cinf -zni1) Environmental Data Checklist 1. Provide the EIS fee if PUD or CU. (LDC 10.02.02.A.4) 2. EIS author shall verify their experience /education — at a min. should have a bachelor's in science and 3 years experience (2 of which must be in FL) (LDC 10.02.02.A.2) 3. Identify on a current aerial, the location and acreage of all Collier County /SFWMD jurisdictional wetlands according to the Florida Land Use Cover and Forms Classification System ( FLUCFCS) and include this information on the SDP or final plat construction plans. Wetlands must be verified by the South Florida Water Management District (SFWMD) or Florida Department of Environmental Protection (DEP) prior to SDP or final plat construction plans approval. For sites in the RFMU district, provide an assessment in accordance with 3.05.07 F and identify on the FLUCFCS map the location of all high quality wetlands (wetlands having functionality scores of at least 0.65 WRAP or 0.7 UMAM) and their location within the proposed development plan. Sites with high quality wetlands must have their functionality scores verified by the SFWMD or DEP prior to first development order approval. Where functionality scores have not been verified by either the SFWMD or DEP, scores must be reviewed and accepted by County staff, consistent with State regulation. (LDC 10.02.02.A.3 a i) 4. SDP or final plat construction plans with impacts to five (5) or more acres of wetlands shall provide an analysis of potential water quality impacts of the project by evaluating water quality loadings expected from the project (post development conditions considering the proposed land uses and stormwater management controls) compared with water quality loadings of the project area as it exists in its pre - development conditions. The analysis shall be performed using methodologies approved by Federal and State water quality agencies, and must demonstrate no increase in nutrients (nitrogen and phosphorous) loadings in the post development scenario. (LDC 10.02.02.A.3 a ii) 5. Where treated stormwater is allowed to be directed into preserves, show how the criteria in 3.05.07 H have been met_ (LDC 10.02.02.A.3 a iii) 6. Where native vegetation is retained on site, provide a topographic map to a half foot and, where possible, provide elevations within each of the FLUCFCS Codes identified on site. For SDP or final plat construction plans, include this information on the site plans. (LDC 10.02.02.A.3 a iv) 7. Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological communities similar to those existing on site. The survey shall be conducted in accordance with the guidelines or recommendations of the Florida Fish and Wildlife Conservation Commission ( FFWCC) and the U.S. Fish and Wildlife Service (USFWS). Survey times may be reduced or waived where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, as determined by the FFWCC and USFWS. Where an initial habitat assessment by the environmental consultant indicates that the Iikelihood of listed species occurrence 4-- (pc_ is low, the survey time may be reduced or waived by the County Manager or designee, when the project is not reviewed or technical assistance not provided by the FFWCC and USFWS. Additional survey time may be required if listed species are discovered(LDC 10.02.02.A3 b i). 8. Provide a survey for listed plants identified in 3.04.03(LDC 10.02.02.A.3 b ii). 9. Wildlife habitat management and monitoring plans in accordance with 3.04.00 shall be required where listed species are utilizing the site or where wildlife habitat management and monitoring plans are required by the FFWCC or USFWS. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. Identify the location of listed species nests, burrows, dens, foraging areas, and the location of any bald eagle nests or nest protection zones on the native vegetation aerial with FLUCFCS overlay for the site. Wildlife habitat management plans shall be included on the SDP or final plat construction plans. Bald eagle management plans are required for sites containing bald eagle nests or nest protection zones, copies of which shall be included on the SDP or final plat construction plans. (LDC 10.02.02.A.3 b iii) 10. For sites or portions of sites cleared of native vegetation or in agricultural operation, provide documentation that the parcel(s) were issued a permit to be cleared and are in compliance with the 25 year rezone limitation pursuant to section 10.02.06. For sites permitted to be cleared prior to July 2003, provide documentation that the parcel(s) are in compliance with the 10 year rezone limitation previously identified in the GMP. Criteria defining native vegetation and determining the legality, process and criteria for clearing are found in 3.05.05, 3.05.07 and 10.02.06. (LDC 10.02.02.A.3 c i) 11. Identify on a current aerial the acreage, location and community types of all upland and wetland habitats on the proje t cite, arrnrriinUa to the Florida Land TTcP Cnvf -r and F[)rmc Classification System ( FLUCFCS), and provide a legend for each of the FLUCFCS Codes identified. Aerials and overlay information must be legible at the scale provided. Provide calculations for the acreage of native vegetation required to be retained on -site. Include the above referenced calculations and aerials on the SDP or final plat construction plans. In a separate report, demonstrate how the preserve selection criteria pursuant to 3.05.07 have been met. Where applicable, include in this report an aerial showing the project boundaries along with any undeveloped land, preserves, natural fivwJra`�S or n +filer na}luiui land features, located v'li ai3iltting properties. (LDC 10.02.02.A.3 c ii) 12. Include on a separate site plan, the project boundary and the land use designations and overlays for the RLSA, RFWJ, ST and ACSC -ST districts. Include this information_ on the SDP or final plat construction plans. (LDC 10.02.02.A.3 c iii) 13. Where off -site preservation of native vegetation is proposed in lieu of on -site, demonstrate that the criteria in section 3.05.07 have been met and provide a note on the SDP or final plat (9c, construction plans indicating the type of donation (monetary payment or land donation) identified to satisfy the requirement. Include on the SDP or final plat construction plans, a location map(s) and property identification number(s) of the off -site parcels) if off -site donation of land is to occur. (LDC 10.02.02.A.3 c iv) 14. Provide the results of any Environmental Assessments and/or Audits of the property, along with a narrative of the measures needed to remediate if required by FDEP. (LDC 10.02.02.A.3 d i) 15. Soil and/or ground water sampling shall be required at the time of first development order submittal for sites that occupy farm fields (crop fields, cattle dipping ponds, chemical mixing areas), golf courses, landfill or junkyards or for sites where hazardous products exceeding 250 gallons of liquid or 1,000 pounds of solids were stored or processed or where hazardous wastes in excess of 220 pounds per month or 110 gallons at any point in time were generated or stored. The amount of sampling and testing shall be determined by a registered professional with experience in the field of Environmental Site Assessment and shall at a minimum test for organochlorine pesticides (U.S. Environmental Protection Agency (EPA) 8081) and Resource Conservation and Recovery Act (RCRA) 8 metals using Florida Department of Environmental Protection (FDEP) soil sampling Standard Operating Procedure (SOP) FS 3000, in areas suspected of being used for mixing and at discharge point of water management system. Sampling should occur randomly if no points of contamination are obvious. Include a background soil analysis from an undeveloped location hydraulically upgradient of the potentially contaminated site. Soil sampling should occur just below the root zone, about 6 to 12 inches below ground surface or as otherwise agreed upon with the registered professional with experience in the field of Environmental Site Assessment. Include in or with the Environmental Site Assessment, the acceptable State and Federal pollutant levels for the types of contamination found on site and indicate in the Assessment, when the contaminants are over these levels. If this analysis has been done as part of an Environmental Audit then the report shall be submitted. The County shall coordinate with the FDEP where contamination exceeding applicable FDEP standards is identified on site or where an Environmental Audit or Environmental Assessment has been submitted. (LDC 10.02.02_A.3 d ii) 16. Shoreline development must provide an analysis demonstrating that the project will remain fully functional for its intended use after a six -inch rise in sea level. (LDC 10.02.02.A.3 d ill) 17. Provide justification for deviations from environmental LDC provisions pursuant to GMP CCME Policy 6.1.1 (13), if requested. (LDC 10.02.02.A.3 d iv) 18. Where applicable, provide evidence of the issuance of all applicable federal and/or state oil and gas permits for proposed oil and gas activities in Collier County. Include all state permits that comply with the requirements of Chapter 62C -25 through 62C -30, F_A.C., as those rules existed on January 13, 2005. (LDC 10.02.02.A.3 d v) 19. Identify any Wellfeld Risk Management Special Treatment Overlay Zones (WRM -ST) within the project area and provide an analysis for how the project design avoids the most intensive land uses within the most sensitive WRM -STs and will comply with the WRM -ST pursuant to 3.06.00. Include the location of the Wellfield Risk Management Special Treatment Overlay Zones on the SDP or final plat construction plans. For land use applications such as standard and PUD rezones and CUs, provide a separate site plan or zoning map with the project boundary and Wellfteid Risk Management Special Treatment Overlay Zones identified. (LDC 10A2.02.A.3 e i) 20. Demonstrate that the .design of the proposed stormwater management system and analysis of water quality and quantity impacts fully incorporate the requirements of the Watershed Management regulations of 3.07.0.0. (LDC 10.02.02.A.3 e ii) 21. For sites located in.the Big Cypress Area of Critical State Concern- Special Treatment overlay district (ACSC -ST), show how the project is consistent with the development standards and regulations in 4.02.14. (LDC 10.02.02.A.3 e iii) 22. For multi -slip docking facilities with ten slips or more, and for all marina facilities, show how the project is consistent with 5.05.02. Refer to the Manatee Protection Plan for site specific requirements of the Manatee Protection PIan not included in 5.05.02. (LDC 10.02.02.A.3 e iv) 23. For development orders within RFMU sending lands, show how the project is consistent with each of the applicable Objectives and Policies of the Conservation and Coastal Management Element of the CMP. (LDC 10.02.02A.3 e v) 24. The County Manager or designee may require additional data or information necessary to evaluate the project's compliance with LDC and GMP requirements. (LDC 10.02.02.A.3 f) The following may be needed for the EAC and/or CCPC Staff Report — determine at preapp or Review 1. ® Provide overall description of project with respect to environmental and water management issues. s Explain how project is consistent with each of the applicable objectives and policies in the CCME of the GMP. 6 Explain how the project meets or exceeds the native vegetation preservation requirement in the CCME and LDC. ® Indicate wetlands to be impacted and the effects of the impact to their functions and how the project's design compensates for wetland impacts. a Indicate how the project design minimizes impacts to listed species. Describe the measures that are proposed as mitigation for impacts to listed species. 25. PUD zoning and CU petitions. For PUD rezones and CU petitions, applicants shall collate and package applicable Environmental Data Submittal Requirements into a single Environmental Impact Statement (EIS) document, prior to public hearings and after all applicable staff reviews are complete. Copies of the EIS shall be provided to the County Manager or designee prior to public hearings. (LDC 10.02.02.A.4) 26. If mitigation is proposed, demonstrate there is in wetland functions. (LDC 3.05.07.F.4) 27. RLSA Baseline standards for Wetlands outside of FSAs, HSAs, WRAs and the ACSC. Direct impacts to wetlands, shall be mitigated for. Provide a mitigation assessment. The wetland functional score of the mitigation must equal or exceed that of the impacted wetlands. Compensation shall be provided for loss of storage or conveyance volume from wetland impacts. Conservation easement and FLEEPC Class l exotic removal required for preserved wetlands. Priority shall be given to mitigation within FSAs and HSAs. These mitigation requirements must be satisfied prior to site plan approval. (LDC 4.08.05.M.8 -9.) 28. Golf Courses within RFNIU: Provide an Environmental Master Plan and Natural Resource Management Plan (NRMP) approved by Audubon International. (LDC 2.03.08.A.2.a.(3)(a).xi.b; 2.03.08.A.3.a.(1)(k); 3.04.02.G) 29. Golf Courses within RLSA: Provide an Environmental Master Plan and Natural Resource Management Plan (NRMP) approved by Audubon International. (LDC 4.08.05.K; 4.08.06.A.3.h) 30. ,' itional 31. Stipulations for approval (Conditions) PUDZ -PUDA Checklist 1. The project is in compliance with the overlays, districts and/or zoning on the subject site and /or the surrounding properties. (i.e. CON, ST, PUD, RLSA designation, RFMU district, etc.) (LDC 2.03.05 - 2.03.08; 4.08.00) �. Comply with specific requirements per SSA stewardship easement. (LDC 4.08.06) 3 � 3. Comply with specific requirements per SRA development document/master plan. (LDC 4.08.07) ` _r 4. Submit a current aerial photograph and clearly delineate the subject site boundary lines. If the site is vegetated, provide FLUCFCS overlay or vegetation inventory identifying upland; wetland and exotic vegetation. (LDC 10.02.13.A_2_m} Clearly identify the location. of all. preserves and label each as "Preserve" on all plans. (LDC 3.05.07_A2). 6. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max. amount and ratios permitted to be created on -site or mitigated off - site. Exclude vegetation located within utility and drainage easements from the preserve calculations (LDC 3.05..073 -D; 3.05.071; 3.05.07.H.1.d -e). 7. Created and retained preserve areas shall meet the minimum per LDC 3.05.07.H.1.e. 8. Retained preservation areas shall be selected based on the criteria defined in LDC 3.05.07.A.3, include all 3 strata, be in the largest contiguous area possible and shall be interconnected within the site and to adjoining off -site preservation areas or wildlife corridors. (LDC 3.05.07.A.1 -4) 9_ Provide the justification for proposing a versus retaining existing native vegetation. (LDC 3.05.07_H.l.e.i) 10. Principle structures shall be located a minimum of 25' from the boundary of the preserve boundary_ No .accessory structures and other site alterations, fill placement, grading, plant alteration or removal, or similar activity shall be permitted within 10' of the boundary unless it can be shown that it will not affect the integrity of the preserve (i.e.. stem wall or berm around wetland preserve). Pro (ride Cross - sections, for each preserve boundary identifying all site alterations within 25'. (LDC 3.05.07.113; 6.01.02.C.) 11. Provide the location, .maintenance plan, and type of habitat of any proposed off -site preservation/mitigation. (LDC 3,05.0'11YA) 12. Wetland line shall be approved by SFWMD and delineated on the site plan. (LDC 3.05.07.F; 10.02.03.B.1-j _) H. Wetlands within the RFMU District and the Urban Designated Area Lake Trafford/Camp Keais wetland system shall provide an assessment of the value and function of the onsite. wetlands (N 1 4 score). Direct impacts- of development shall be directed avvay IIf.0 high pia -,cam quality «etlands. (LDC 3.05.07.17.1a) 14. Wetlands within the RFMU District and the Urban Designated Area Lake Trafford/Camp Keais wetland system being utilized by listed species, serving as wildlife corridors and existing wetland flow ways shall be preserved onsite, even if by doing so exceeds the required preservation acreage. (LDC 3.05.07.F.3.b -c) 15. Wetland preserves within the RFMU District and the Urban Designated Area Lake Trafford/Camp Keais . wetland system shall have a vegetated (existing or planted) upland buffer located landward from the approved jurisdictional line. Provide.planting,plan and plant list if supplemental planting is required. (LDC 3.05.07.E 3.f) 16. All direct impacts to wetlands within the RFMU District and the Urban Designated Area Lake Trafford/Camp Keais wetland system shall be mitigated. Provide a mitigation assessment. (LDC 3.05.07.F3 -4) 17. RLSA Baseline standards for Wetlands outside of FSAs, HSAs, WRAs and the ACSC. If wetland impacts are proposed, provide a map identifying the wetland assessment scores of each wetland on -site. The preservation requirement shall be met first with wetlands with a score of 0.65 or greater (based on SFWNID methods). Provide agency approved wetland score documentation. (LDC 4.08.05.M.1.) 18. RLSA Baseline standards for Wetlands outside of FSAs, HSAs, WRAs and the ACSC. Wetlands being utilized by listed species or serving as wildlife corridors shall be preserved onsite, even if by doing so exceeds the required preservation acreage. (LDC 4.08.08.H.2.) 19. PLEA Baseline standards for Wetlands outside of FSAs, HSAs, WRAs and the ACSC. Direct impacts to wetlands, shall be mitigated for. Provide a mitigation assessment. The wetland functional score of the mitigation must equal or exceed that of the impacted wetlands. Demonstrate that there's no net loss of wetland functions_ Priority shall be given to mitigation within FSAs and HSAs. These mitigation requirements must be satisfied prior to site plan approval. (LDC 4.08.08.4.8 -9.) 20. Provide a complete and sufficient EIS (and the review, fee) identifying author credentials, consistency determination with the GMPs, off -site preserves, seasonal and historic high water levels, and analysis of water quality. For land previously used. for farm fields or golf course, provide soil sampling/groundwater monitoring reports identifying any site contamination. (LDC 10.02.02) 21. Wildlife : for sites where an EIS is not required, when so warranted. (LDC 10.02.02.A_2_f) 22. Include the wildlife habitat management plan as an appendix to the PUD Document (eagle, RCW). (LDC 3.04.00) 24. PUD Document and Master Plan shall state the required to be preserved. (LDC 10.02.13.A.2) 24. PUD Document shall identify any listed species found on site and/or describe any unique vegetative features that will be preserved on the site. (LDC 10.02.13.A.2.m) Y U BLIU N U"l'lUE Y U BLIU N U'1 IUE Y U BLIU NOTICE ICE NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER A RESOLUTION Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on Tuesday, June 24, 2014 in the Board of County Commissioners Chamber, Third Floor, Collier County Government Center, 3299 E. Tamiami Trail, Naples, Florida. The meeting will commence at 9:00 A.M. The purpose of the hearing is to consider recommendation to the Board of County Commissioners to transmit the Growth Management Plan amendment to the Immokalee Area Master Plan and the Immokalee Area Master Plan Future Land Use Map and Map Series to the Florida Department of Economic Opportunity (DEO) The RESOLUTION title is as follows: RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89 -05, AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND IMMOKALEE AREA FUTURE LAND USE MAP TO ADD APPROXIMATELY 24.99 ACRES TO THE SR -29 AND JEFFERSON AVENUE COMMERCIAL SUBDISTRICT OF THE URBAN - COMMERCIAL DISTRICT, TO ALLOW FOR THE DEVELOPMENT OF UP TO 162,000 SQUARE FEET OF C -1 (COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT), C -2 (COMMERCIAL CONVENIENCE DISTRICT), C -3 (COMMERCIAL INTERMEDIATE DISTRICT), AND C -4 (GENERAL COMMERCIAL DISTRICT) COMMERCIAL USES AS DESCRIBED IN THE LAND DEVELOPMENT CODE (LDC); TO EXEMPT DEVELOPMENT ON THE SUBJECT SITE FROM THE ARCHITECTURAL AND SITE DESIGN STANDARDS OF LDC SECTION 5.05.08, AND THE SIGN STANDARDS OF LDC SECTION 5.06.00; AND TO PROVIDE THAT ARCHITECTURAL, SITE DESIGN AND SIGN STANDARDS BE ESTABLISHED THROUGH THE REZONING OF THE SUBJECT SITE, AND FURTHERMORE RECOMMENDING TRANSMITTAL TO THE DEPARTMENT OF ECONOMIC OPPORTUNITY (DEO). THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF WESTCLOX STREET AND STATE ROAD 29 IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA. [PL20130001345/CP- 2013 -81 23 24 19 20 O1 N 21 22 45 30 IMMOrJ LEE 29 26 PROJECT 28 27 LOCATION 9�l C.R 890 2g 31 32 33 34 LAKE L36 TRAFFOR6 5 MAIN ST. CR 846 SP 4 m U 29 All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan Amendment will be made available for inspection at the Planning & Zoning Department, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, FL., between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Suite #401, Collier County Government Center, East Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Planning & Zoning Department, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Tuesday, June 24, 2014, 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 TOM HENNING, CHAIRMAN DWIGHT E. BROCK, CLERK By: Teresa Cannon Deputy Clerk (SEAL) No.231148056 June 4 2014 NAPLES DAILY NEWS Published Daily Naples, FL 34110 Affidavit of Publicati State of Florida Counties of Collier and Lee Before the undersigned they serve as t] appeared Robin Calabrese, who on oat Advertising Director of the Naples Bail newspaper published at Naples, in Cc distributed in Collier and Lee counties attached copy of the advertising, being PUBLIC NOTICE in the matter of PUBLIC NOTICE was published in said newspaper 1 tim on April 9, 2014. Affiant further says that the said Nal published at Naples, in said Collier Cc newspaper has heretofore been contint County, Florida; distributed in Collier each day and has been entered as secol office in Naples, in said Collier Count year next preceding the first publicatit advertisement; and affiant further says promised any person, firm or corporate commission or refund for the purpose publication in the s�id newspaper. (Signature of Swo to and subso'ribecl before me This .14th day, ` f `pn 014 (Signature of notary public) -:W [I-C- NOTICE OF PUBLIC HEARING Notice is hereby given that the Collier County Planning Commission will hold a public meeting on Tuesday, April 29, 2014 at 5:00 P.M. in the Immokalee High School Auditorium located at 701 Immokalee Drive, Immokalee, Florida, 34142. The purpose of the hearing is to consider recommendation to the Board of County Commissioners, a Growth Management Plan amendment to.the Immokalee Area Master Plan and the Immokalee Area Master Plan Future Land Use Map and Map Series to transmit to the Florida Department of Economic Opportunity (DEO) and amending Ordinance 2004 -41 the Land Development Code to change the zoning classification to allow for a Commercial Planned Unit Development known as SR29 CPUD. The RESOLUTION & ORDINANCE titles are as follows: RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89 -05, AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND IMMOKALEE AREA FUTURE LAND USE MAP TO ADD APPROXIMATELY 24.99 ACRES TO THE SR -29 AND JEFFERSON AVENUE COMMERCIAL SUBDISTRICT OF THE URBAN- COMMERCIAL DISTRICT, TO ALLOW FOR THE DEVELOPMENT OF UP TO 162,000 SQUARE FEET OF C -1 (COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT), C -2 (COMMERCIAL CONVENIENCE DISTRICT), C -3 (COMMERCIAL INTERMEDIATE DISTRICT), AND C -4 (GENERAL COMMERCIAL DISTRICT) COMMERCIAL USES AS DESCRIBED IN THE LAND DEVELOPMENT CODE (LDC); TO EXEMPT DEVELOPMENT ON THE SUBJECT SITE FROM THE ARCHITECTURAL AND SITE DESIGN STANDARDS OF LDC SECTION 5.05.08, AND THE SIGN STANDARDS OF LDC SECTION 5.06.00; AND TO PROVIDE THAT ARCHITECTURAL, SITE DESIGN AND SIGN STANDARDS BE ESTABLISHED THROUGH THE REZONING OF THE SUBJECT SITE. THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF WESTCLOX STREET AND STATE ROAD 29 IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA. [PL20130001345/CP- 2013 -8] ORDINANCE NO. 14- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004 -41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY OF AN AGRICULTURAL (A) ZONING DISTRICT WITH A MOBILE HOME OVERLAY (A -MHO) TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT TO ALLOW UP TO 162,000 SQUARE FEET OF COMMERCIAL USES FOR A PROJECT TO BE KNOWN AS SR29 CPUD ON PROPERTY LOCATED AT THE NORTHWEST QUADRANT OF SR -29 AND WESTCLOX STREET IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 24.51 ACRES; AND BY PROVIDING FOR AN EFFECTIVE DATE [PUDZ- PL20130001241]' HENDRY COUNTY S. R.— 9 . 7 PL20130001345 COIIIEr County ° tK CP- 2013 -8 & PUDZ- PL20130001241 Florida IMMOKALEE C.R. 846 All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan Amendment will be made available for inspection at the Planning & Zoning Department, 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 Tamiami Trail East, Suite 401, Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Planning & Zoning Department, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Tuesday, April 29, 2014, 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 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. Mark P. Strain, Chairman Collier County Planning Commission INo. 231150847 A—il 9 2014 CAROL Pol ID013A MY Co fjl!vi1SS10N # EE 651753 EXPIRES: November 28, 2014 Borded Thru Pichard Insurance A'011cy PUBLIC NOTICE PUBLIC NOTICE Y U BLlC; N NOTICE OF PUBLIC HEARING Notice is hereby given that the Collier County Planning Commission will hold a public meeting on Tuesday, April 29, 2014 at 5:00 P.M. in the Immokalee High School Auditorium located at 701 Immokalee Drive, Immokalee, Florida, 34142. The purpose of the hearing is to consider recommendation to the Board of County Commissioners, a Growth Management Plan amendment to the Immokalee Area Master Plan and the Immokalee Area Master Plan Future Land Use Map and Map Series to transmit to the Florida Department of Economic Opportunity (DEO) and amending Ordinance 2004 -41 the Land Development Code to change the zoning classification to allow for a Commercial Planned Unit Development known as SR29 CPUD. The RESOLUTION & ORDINANCE titles are as follows: RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89 -05, AS AMENDED, SPECIFICALLY AMENDING THE IMMOKALEE AREA MASTER PLAN ELEMENT AND IMMOKALEE AREA FUTURE LAND USE MAP TO ADD APPROXIMATELY 24.99 ACRES TO THE SR -29 AND JEFFERSON AVENUE COMMERCIAL SUBDISTRICT OF THE URBAN - COMMERCIAL DISTRICT, TO ALLOW FOR THE DEVELOPMENT OF UP TO 162,000 SQUARE FEET OF C -1 (COMMERCIAL PROFESSIONAL AND GENERAL OFFICE DISTRICT), C -2 (COMMERCIAL CONVENIENCE DISTRICT), C -3 (COMMERCIAL INTERMEDIATE DISTRICT), AND C -4 (GENERAL COMMERCIAL DISTRICT) COMMERCIAL USES AS DESCRIBED IN THE LAND DEVELOPMENT CODE (LDC); TO EXEMPT DEVELOPMENT ON THE SUBJECT SITE FROM THE ARCHITECTURAL AND SITE DESIGN STANDARDS OF LDC SECTION 5.05.08, AND THE SIGN STANDARDS OF LDC SECTION 5.06.00; AND TO PROVIDE THAT ARCHITECTURAL, SITE DESIGN AND SIGN STANDARDS BE ESTABLISHED THROUGH THE REZONING OF THE SUBJECT SITE. THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF WESTCLOX STREET AND STATE ROAD 29 IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA. [PL20130001345/CP- 2013 -81 ORDINANCE NO. 14- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004 -41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY OF AN AGRICULTURAL (A) ZONING DISTRICT WITH A MOBILE HOME OVERLAY (A -MHO) TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT TO ALLOW UP TO 162,000 SQUARE FEET OF COMMERCIAL USES FOR A PROJECT TO BE KNOWN AS SR29 CPUD ON PROPERTY LOCATED AT THE NORTHWEST QUADRANT OF SR -29 AND WESTCLOX STREET IN SECTION 29, TOWNSHIP 46 SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 24.5± ACRES; AND BY PROVIDING FOR AN EFFECTIVE DATE [PUDZ- PL20130001241) All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan Amendment will be made available for inspection at the Planning & Zoning Department, 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 Tamiami Trail East, Suite 401, Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Planning & Zoning Department, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Tuesday, April 29, 2014, 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 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. Mark P. Strain, Chairman Collier County Planning Commission No. 231150847 April 9. 2014 _*_(r4-C_ HENDRY COUNTY PL20130001345 Collier County g CP- 2013 -8 & w PUDZ- PL20130001241 Florida J IMMOKALEE C.R. 846 All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan Amendment will be made available for inspection at the Planning & Zoning Department, 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 Tamiami Trail East, Suite 401, Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Planning & Zoning Department, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Tuesday, April 29, 2014, 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 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. Mark P. Strain, Chairman Collier County Planning Commission No. 231150847 April 9. 2014 _*_(r4-C_ Comprehensive Planning Memorandum August 7, 2013 Mr. Richard Yovanovich, Esq. Coleman, Yovanovich and Koester, P.A. 850 Park Shore Drive, Trianon Centre Naples, FL 34103 and Mr. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 * r�-C Sent Via E -Mail RE: Sufficiency Review of Growth Management Plan Amendment Petition PL20130001345/CP- 2013-8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan to allow the re- designation of +24.5 acres from the Neighborhood Center Subdistrict ( ±19.07 ac.) , Low Residential Subdistrict ( ±5.28 ac.) and High Residential Subdistrict ( ±.20 ac.) to the S.R. 29 and Jefferson Avenue Commercial Subdistrict to accommodate a Large Format Retail Center of up to 162,000 sq. ff. Dear Mr. Yovanovich and Mr. Arnold: Pursuant to Paragraph B. (ii) of Resolution No. 12 -234, this letter is to inform you that the referenced application is not sufficient to enable staff to conduct a formal [substantive] review. Below is the list of deficiencies that need to be corrected /addressed. APPLICATION AND EXHIBITS: Each deficiency below corresponds to the application numbers and letters. Generally Sequentially number all text /exhibits /maps I.A. Provide documentation that authorizes David Genson to act on behalf of Barron Collier Investments, Ltd. II.D. Disclosure of Interest Information: Provide the beneficiaries of each Trust II.D. Disclosure of Interest Information and Limited Partnership Annual Report: Explain why the partnership information is not consistent on both documents Exhibit IV.B. Text modifications may be proposed by staff as part of the ongoing review of the petition. [Please note that the S.R. 29 and Jefferson Ave. Commercial Subdistrict limits commercial uses /intensities to those commercial uses of the C1 through C4 zoning districts of the Collier County Land Development Code (LDC). Additionally, =W--f,4- -. Sufficiency Transmittal Memorandum CP- 2013 -8 Page 2 of 6 the proposed project shall be subject to the S.R. 29 and Jefferson Ave. Commercial Overlay of the LDC, unless exempted.] Narrative/ Data and analysis to support the suitability of land for the proposed use. Exhibit V.D./ Pre -app. Notes Narrative: Provide the justification /explanation for expanding the commercial boundary for the proposed project beyond the limits of the existing Neighborhood Center acreage into the Low Residential and High Residential Subdistricts. Exhibit V.D (Request for supplemental data is based on the meeting between staff and representatives from Fishkind and Associates - held on June 10, 2013 - prior to the formal proiect submittal; pre- application meeting notes, dated May 31, 2013; and, the formal market study submittal - Exhibit V.D.): Provide an economic and fiscal impact assessment. This analysis should address the following: (1) evaluate the impacts of the large format retailer on the local economy and community (i.e. (a.) identify goods and services offered by proposed retailer, forecast sales for each line of goods and services, and estimate jobs and wages associated with the forecast sales; and (b.)compare the proposed retailer's line of goods and services with existing local businesses to determine product overlap and if the new retailer provides additional public choice); (2) evaluate how the existing retail /service economy will likely respond to the proposed retailer (i.e. estimate (low and high range) how much of the proposed retailer's projected sales will be drawn from existing retailers /service providers and how much will be new to the community); and (3) evaluate the project's impact on retail /service employment, wages, fax revenues, community's potential changes in spending patterns, costs to the County /CRA, and, etc. Commercial Needs Analysis document. Provide the following additions, revisions and /or explanations: (1) page 2, demonstrate that the proposed project is a "Pareto improvement" (response may be incorporated into the above economic and fiscal assessment); (2) page 7, table 2, (a.) provide 2010 Census base year data; (b.) provide support data /specific source information for household (occupied unit) and household income figures, as the figures within the table appear higher than staff's data, which includes figures from the 2010 Census and ACS estimates; (3) page 12, Appendix A 2, same request as noted for table 2, on page 7; (4) page 12, based on data provided within the "income and expenditure table," the income expenditure percentage on retail is ±54 percent - please provide specific data source and raw data, so staff may verify figure (figure appears high); (5) page 12, provide a table that includes all potential retail expenditures and supportable square feet within the community; (6) pages 12 - 14, revise the footnotes on all tables to include the source year for "Dollars and Cents of Shopping Centers," (7) quantify actual retail sales within the market area by the line of goods and services; and, (8) quantify the existing retail and service employment within the community. 2 Sufficiency Transmittal Memorandum CP- 2013 -8 Page 3 of 6 Pre - application Meeting Notes: Economic Incentives & Market Demand Analysis - (1) provide a listing of all state, federal or local economic incentives, including tax increment financing, that the proposed development may receive (response may be incorporated into above request); and, (2) provide an employment analysis, including earnings calculations, for the potential ± 400 jobs resulting from the proposed development (response may be incorporated into above request). Exhibit V.E. Public Facilities • Potable Water, page 1: (1) delete incorrect references to the County and replace with "Immokalee Water and Sewer District or IWSY; (2) delete incorrect square feet figure and replace with "1 62,000" square feet; (3) delete incorrect single - family figure and replace with "20" single - family units; and, (4) provide a footnote to explain the "1.5 max month" figure. • Sanitary Sewer, page 2: Delete incorrect single - family figure and replace with "20" single - family units. • Potable Water and Sanitary Sewer, "Request for Service Availability ": Provide the water and sewer available capacity response letter from the IWSD. Transportation: Refer to John Podczerwinsky's review comments below Exhibit V.G. Notarized Letter of Authorization: Based on the document titled "Action by Unanimous Consent and Designation of Authority of Barron Collier Investments, LTD," it appears that two individuals must provide authorization for the Agents' to act on their behalf; please review document and address accordingly. Additional Staff Comments Stephen Lenberger, Senior Environmental Specialist, Surface Water and Environmental Planning: The subject property is partially vegetated with native vegetation, fifteen percent of which is required to be retained in accordance with CCME Policy 6.1.1, if the project is developed as commercial. According to aerials available on the Property Appraisers website, much of the property was cleared for pasture prior to 1985. Clearing for agricultural purposes prior to Ordinance No. 76 -42 is exempt from the requirements for an agricultural clearing permit. Documentation of when the property was cleared will be required during review of the PUD. A listed species survey was conducted on June 12, 2013 by the environmental consultant for the project and no listed species or signs of listed species were observed during the survey. Given the disturbed nature and location of the site, it is unlikely that listed species would occur on the property. A letter from the Florida Master Site File regarding previously recorded cultural resources was not included in the application package. The project would be subject to the requirement for accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element Policy 11.1.3. The provision is also included in Subsection 2.03.07 E of the Land Development Code. 3 A-t4Z.1- Sufficiency Transmittal Memorandum CP- 2013 -8 Page 4 of 6 The proposed GMP amendment will have no affect on the requirements of the Conservation and Coastal Management Element. John Podczerwinsky, Development Review Project Manager, Transportation Planning Section: Transportation Element Objective 5, Policy 5.1: TIS Comments (Also reflected in the PUD review comments): 1. Table 2A- There is a discrepancy with Figure 2A; 2% distribution versus 5% distribution on Immokalee Rd between Oil Well and SR -29. Please correct. 2. Figure 213- There should be 29VPH Southbound in PM Peak Hour approaching intersection from Northern access drive. 3. Page A -1 shows PHF =0.95. However, Sheets A -5, A -6, A -8. A -8, and A -9 use PHF =0.97. Staff suggests a PHF =0.90 is more appropriate for this rural area. 4. Please provide an unsignalized analysis of the 2019 condition (with project traffic) for comparison purposes against conditions without project traffic. 5. Please reconcile any discrepancies throughout the report that are caused by these comments. Staff recognizes that some analyses may require to be redone, but that conclusions may not change. Staff Note - The following are Developer Commitments required in the companion PUD application: Signal: 1. The requirement of, and permitting for, a signal at the intersection of SR -29 and Westclox /NewMarket is at the discretion of FDOT. Any proportionate, partial, or full payment for signal installation shall be determined by FDOT. Please modify the Transportation commitment to reflect this. Also, remove any statement that requires the County to operate and maintain the signal. 2. If a signal at the intersection of is not determined to be required at the commencement of this project, the developer must commit to provide a signal warrant study annually, along with the PUD Traffic Monitoring Report (for a minimum of the first year after the CO is issued for the main structure). The additional warrant study report shall be due until such time that a signal is deemed unnecessary for two consecutive years. 3. The developer must commit to pay proportionate share for maintenance of the signal at SR -29 and Westclox /New Market once installed. Transportation Element Objective 4 - Pathways: The proposed Growth Management Plan Amendment is not consistent with Objective 4, policies 4.2 and 4.6, of the Transportation Element. The developer will be required to interconnect to (and extend) the existing Bicycle and Pedestrian System to serve this project. The following recommendations are made (all are requirements of the simultaneous PUD review that has been submitted): Staff requests that the developer commit to pay -in -lieu for the LDC required 6' sidewalk along SR -29. Please detail this as a developer commitment in the Transportation section on Exhibit E of the PUD. Payment would be required at the time of SDP application. The amount of the payment should follow FDOT guidelines. 4 #V (-,:T Sufficiency Transmittal Memorandum CP- 2013 -8 Page 5 of 6 2. Connection to all existing and committed pedestrian facilities at the intersection of SR -29 and Westclox /New Market intersection is necessary. Off -site improvements (such as curb ramps and crosswalks) will be necessary to provide connection to this site. As an informational comment, the developer shall be required to make these connections at the time of SDP application. 3. Please add a developer commitment to install or fund, at no cost to Collier County, pedestrian facilities (ped- heads) at the time this intersection is signalized. Pedestrian crossing(s) at this intersection are site - related and are attributable to this development, as they would not be necessary to install without this proposed up- zoning. 4. Please provide a commitment to include bicycle racks within the PUD. Transportation Element Objective 6 Policy 6.1: Demonstrate consistency with the MPO's Long Range Transportation Plan. SR -29 along the project frontage is demonstrated to have a "need" to be widened to 4LD, and is also within the SR -29 Loop Road study area. Transportation Element, Objective 12- Transit Requirements: Demonstrate consistency with Objective 12 of the Transportation Element by addressing Transit- related accommodations at or within, the site. Note: The following requirement(s) are stated in the companion PUD review: Please provide transit facilities to serve alternative modes of transportation to this parcel. County requests provision of a bus shelter within the site that will serve both Transit routes connecting to this facility, along with any necessary supporting easements and /or rights of entry. Please contact TrinityScott @Colliergov.net or BrandyOtero @Collieraov.net to discuss design recommendations. Kris VanLengen, Principal Planner, Public Utilities Engineering: Public Utilities' staff has determined that there are no issues with the application at this time. 5 -:�t-;4- C,, Sufficiency Transmittal Memorandum CP- 2013 -8 Page 6 of 6 The original application is available for pick -up. Once the petition has been modified to address the above items, please re- submit the original, plus three copies - all properly assembled - and an electronic submittal on a CD, for a second sufficiency review. Resolution # 12 -234 provides 30 days (September 6, 2013) for you to respond to this letter with supplemental data. Should you have questions and /or wish to schedule a meeting with staff to discuss the sufficiency comments, please contact me at 239.252.2466 or via email at michelemosca @colliergov.net. Regards, Michele R. Mosca, AICP Principal Planner cc: Michael Bosi, AICP, Planning and Zoning Director David Weeks, AICP, Growth Management Plan Manager, Comprehensive Planning Section CP- 2013 -8 File GradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architeccs October 7, 2013 Michele R Mosea --AICP Principal Planner Growth Management Division/Planning and Regulation Land Development Services Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 RE: Sufficiency Review of Growth Management Plan Amendment Petition PL20130001345 /CP- 2013 -8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan Dear Ms. Mosca: This letter contains responses to staff comments received August 7, 2013, via email. In addition to the responses below, we have included one original and four copies of the application, including revised exhibits as requested. Please note that the boundary and acreage of the project has been increased slightly along the northern boundary to accommodate a request by FDOT to insure adequate site access from State Road 29. APPLICATION AND EXFIIBITS: Each deficiency below corresponds to the application numbers and letters. Generally Sequentially number all text/exhibits /maps I.A. Provide documentation that authorizes David Genson to act on behalf of Barron Collier Investments, Ltd. Response: Documentation of authority is enclosed as requested. II.D. Disclosure. of Interest Information: Provide the beneficiaries of each Trust II.D. Disclosure of Interest Information and Limited Partnership Annual Report: Explain why the partnership information is not consistent on both documents Response: The partnership information is different because the Disclosure of Interest is a list of owners, whereas the Annual Report is a list of partners for Barron Collier Investments, LTD. Exhibit N.B. Text modifications may be proposed by staff as part of the ongoing review of the petition. [Please note that the S.R. 29 and Jefferson Ave. Commercial Subdistrict limits commercial uses /intensities to those commercial uses of the Cl through C4 Q. Grady Minor & Associates, P.A. Ph. 239 - 947 -1144 • Fx: 239 - 947 -0375 3800 Via Del Rey EB 0005151 • LB 0005151 • LC 26000266 Bonita Springs, FL 34134 www.gradyminoncom Ms. Michele Mosca Sufficiency Review of Growth Management Plan Amendment Petition PL201300013451CP- 2013 -8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan. October 7, 2013 Page 2 of 8' zoning districts of the Collier County Land Development Code (LDC). Additionally, the proposed project shall be subject to the S.R. 29 and Jefferson Ave. Commercial Overlay of the LDC, unless exempted.] Response: Comment acknowledged. Narrative/Data and analysis to support the suitability of land for the proposed use. Exhibit V.D./ Pre -app. Notes Narrative: Provide the justification/explanation for expanding the commercial boundary for the proposed project beyond the limits of the existing Neighborhood Center acreage into the Low Residential and High Residential Subdistricts. Response: A description of the proposed amendment is included in the application. The current land use designations do not permit the type of commercial proposed at this location. Exhibit V.D (Request for supplemental data is based on the meeting between staff and representatives from Fishkind and Associates — held on June 10, 2013 — prior to the formal project submittal; pre - application meeting notes, dated May 31, 2013; and, the formal market study submittal — Exhibit V.D.): • Provide an economic and fiscal impact assessment. This analysis should address the following: (1) evaluate the impacts of the large format retailer on the local economy and community (i.e. (a.) identify goods and services offered by proposed retailer, forecast sales for each line of goods and services, and estimate jobs and wages associated with the forecast sales; and (b.)compare the proposed retailer's line of goods and services with existing local businesses to determine product overlap and if the new retailer provides additional public choice); (2) evaluate how. the existing retail/service economy will likely respond to the proposed retailer (i.e. estimate (low and high range) how much of the proposed retailer's projected sales will be drawn from existing retailers /service providers and how much will be new to the community); and (3) evaluate the project's impact on retail/service employment, wages, tax revenues, community's potential changes in spending patterns, costs to the County /CRA, and, etc. Response: You had requested an analysis of the impact a Iarge format retail facility would have on locally owned retailers. Answering this question requires very complex analysis, which would require a significant and expensive effort to obtain the required data in order to 2 Ms. Michele Mosca .Sufficiency Review of Growth Management Plan Amendment Petition PL201300013451CP- 2013 -8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan. October 7, 2013 Page 3 of 8 complete the analysis. Further, there appears to be no single accepted methodology used in fiscal and economic analyses to attempt to address impacts to small businesses. The fact is that Immokalee already has a significant number of national and regional retail service providers and no required comparison for those bu F�: ' as a prerequisite to their establishing business operations in Immokalee. T e i arket demand information does address the anticipated positive economic impactill result from construction of a large format retail center in the Immokalee Community, including employment and taxable real estate values. • Commercial Needs Analysis document. Provide the following additions, revisions and/or explanations: (1) page 2, demonstrate that the proposed project is a "Pareto improvement" (response may be incorporated into the above economic and fiscal assessment); (2) page 7, table 2, (a.) provide 2010 Census base year data; (b.) provide support data/specific source information for household (occupied unit) and household income figures, as the figures within the table appear higher than staff's data, which includes figures from the 2010 Census and ACS estimates; (3) page 12, Appendix A 2, same request as noted for table 2, on page 7; (4) page 12, based on data provided within the "income and expenditure table," the income expenditure percentage on retail is ±54 percent — please provide specific data source and raw data, so staff may verify figure (figure appears high); (5) page 12, provide a table that includes all potential retail expenditures and supportable square feet within the community; (6) pages 12 — 14, revise the footnotes on all tables to include the source year for "Dollars and Cents of Shopping Centers," (7) quantify actual retail sales within the market area by the line of goods and services; and, (8) quantify the existing retail and service employment within the community. Response: 1. Pareto Improvement — addressed in economic and fiscal assessment. 2. Page 7, table 2 a. 2010 Census base year data provided in appendix. b. Household Size - Revised report acknowledges 2010 persons per household figure of 4.16 based on 2010 Census population and households. This figure includes group quarters population and therefore differs from the 3.96 persons per household shown in 2010 Census table DP -1. Fishkind revised analysis in years 2015 to 2025 to include a range of persons per household figures from 4.0 to 3.5. The range is intended to better capture future conditions in the community with regard to revitalization efforts currently in place, investment in a more diversified economy and the character of growth 3 # 1-4� Ms. Michele Mosca Sufficiency Review of Growth Management Plan Amendment Petition PL201300013451CP- 2013 -8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan. October 7, 2013 Page 4 of 8 expected to occur in Immokalee — all of which are likely to decrease household size over time as incomes and housing opportunities improve. Incomes — Analysis uses mean household income from U.S. Census 2009 -2011 ACS for the Immokalee CDP escalated at 2% per year through analysis horizon year. Figures shown in 2009 -2011 Census ACS table reflect 2011 inflation adjusted - dollars. The revised report uses 2011 as the base year for escalating incomes rather than 2010 used in the original report. 3. Page 12 Appendix A2 tables - 2010 Census base year data provided in appendix; HH Size and income explanation provided above also applies to these tables. 4. Specific data source and raw data provided. 5. Revised report includes appendix tables that show all potential retail expenditures and supportable square feet in the community. 6. Pages 12 -14 table notes revised. 7. Information does not relate to submitted land use need study. 8. Revised report includes requested information in appendix. Pre - application Meeting Notes: • Economic Incentives & Market Demand Analysis — (1) provide a listing of all state, federal or local economic incentives, including tax increment financing, that the proposed development may receive (response may be incorporated into above request); and, (2) provide an employment analysis, including earnings calculations, for the potential + 400 jobs resulting from the proposed development (response may be incorporated into above request). Response: The above comments have been addressed in the revised demand analysis. Exhibit V.E. Public Facilities • Potable Water, page 1: (1) delete incorrect references to the County and replace with "Immokalee Water and Sewer District or IWSD "; (2) delete incorrect square feet figure and replace with "162,000" square feet; (3) delete incorrect single- family figure and replace with "20" single - family units; and, (4) provide a footnote to explain the "1.5 max month" figure. • Sanitary Sewer, page 2: Delete incorrect single - family figure and replace with "20" single - family units. M. 4 [-,-T (�- Ms. Michele Mosca Su ciency Review of Growth Management Plan Amendment Petition PL201300013451CP- 2013 -8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan. October 7, 2013 Page 5 of 8 • Potable Water and Sanitary Sewer, "Request for Service Availability ": Provide the water and sewer available capacity response letter from the IWSD. • Transportation: Refer to John Podczerwinsky's review comments below Response: Exhibit V.E. has been revised as requested and the water and sewer available capacity letter from IWSD is included with this submittal. Exhibit V.G. Notarized Letter of Authorization: Based on the document titled "Action by Unanimous Consent and Designation of Authority of Barron Collier Investments, LTD," it appears that two individuals must provide authorization for the Agents' to act on their behalf; please review document and address accordingly. Response: Revised authorization forms have been provided with this resubmittal. Additional Staff Comments Stephen Lenberger, Senior Environmental Specialist, Surface Water and Environmental Planning: The subject property is partially vegetated with native vegetation, fifteen percent of which is required to be retained in accordance with CCME Policy 6.1.1, if the project is developed as commercial. According to aerials available on the Property Appraisers website, much of the property was cleared for pasture prior to 1985. Clearing for agricultural purposes prior to Ordinance No. 76 -42 is exempt from the requirements for an agricultural clearing permit. Documentation of when the property was cleared will be required during review of the PUD. A listed species survey was conducted on June 12, 2013 by the environmental consultant for the project and no listed species or signs of listed species were observed during the survey. Given the disturbed nature and location of the site, it is unlikely that listed species would occur on the property. A letter from the Florida Master Site File regarding previously recorded cultural resources was not included in the application package. The project would be subject to the requirement for accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element Policy 11.1.3. The provision is also included in Subsection 2.03.07 E of the Land Development Code. 5 4* (-4� Ms. Michele Mosca Sufficiency Review of Growth Management Plan Amendment Petition PL201300013451CP- 2013 -8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan. October 7, 2013 Page 6 of 8 The proposed GMP amendment will have no affect on the requirements of the Conservation and Coastal Management Element. Response: Comment Acknowledged. John Podczerwinsky, Development Review Project Manager, Transportation Planning Section: Transportation Element Objective 5, Policy 5. 1: TIS Comments (Also reflected in the PUD review comments): 1. Table 2A- There is a discrepancy with Figure 2A; 2% distribution versus 5% distribution on Immokalee Rd between Oil Well and SR -29. Please correct. 2. Figure 2B- There should be 29VPH Southbound in PM Peak Hour approaching intersection from Northern access drive. 3. Page A -1 shows PHF =0.95. However, Sheets A -5, A -6, A -8. A -8, and A -9 use PHF =0.97. Staff suggests a PHF =0.90 is more appropriate for this rural area. 4. Please provide an unsignalized analysis of the 2019 condition (with project traffic) for comparison purposes against conditions without project traffic. 5. Please reconcile any discrepancies throughout the report that are caused by these comments. Staff recognizes that some analyses may require to be redone, but that conclusions may not change. Response: These comments have been addressed and are included with the revised TIS. Staff Note — The following are Developer Commitments required in the companion PUD application: Signal: 1. The requirement of, and permitting for, a signal Ott the intersection of SR -29 and Westclox/NeWMarket is at the discretion of �OOT. Any proportionate, partial, or full payment for signal installation shall be determined by FDOT. Please modify the Transportation commitment to reflect this'.Also, remove any statement that requires the County to operate and maintain the signal. 2. If a signal at the intersection/of is not determined to be required at the commencement of this proje�ct; the developer must commit to provide a signal warrant study annually, alo ( with the PUD Traffic Monitoring Report (for a minimum of the first y* after the CO is issued for the main structure). The additional warrant study report shall be due until such time that a signal is deemed unnecessary for two, %onsecutive years. N _t i�+c Ms. Michele Mosca Sufficiency Review of Growth Management Plan Amendment Petition PL201300013451CP- 2013 -8, a Growth Management Plan amendment to the Immokalee Area Master Plan Element and Future Land Use Map of the Growth Management Plan. October 7, 2013 Page 7 of 8 3. The developer must commit to pay proportionate share for maintenance of the signal at SR -29 and Westclox/New Market once installed. Response: These comments have been addressed in the PUD sufficiency response letter rather than the GMT amendment. Transportation Element Objective 4 - Pathways: The proposed Growth Management Plan Amendment is not consistent with Objective 4, policies 4.2 and 4.6, of the Transportation Element. The developer will be required to interconnect to (and extend) the existing Bicycle and Pedestrian System to serve this project. The following recommendations are made (all are requirements of the simultaneous PUD review that has been submitted): 1. Staff requests that the developer commit to pay -in -lieu for the LDC required 6' sidewalk along SR -29. Please detail this as a developer commitment in the Transportation section on Exhibit E of the PUD. Payment would be required at the time of SDP application. The amount of the payment should follow FDOT guidelines. 2. Connection to all existing and committed pedestrian facilities at the intersection of SR -29 and Westclox/New Market intersection is necessary. Off -site improvements (such as curb ramps and crosswalks) will be necessary to provide connection to this site. As an informational comment, the developer shall be required to make these connections at the time of SDP application. 3. Please add a developer commitment to install or fund, at no cost to Collier County, pedestrian facilities (ped- heads) at the time this intersection is signalized. Pedestrian crossing(s) at this intersection are site - related and are attributable to this development, as they would not be necessary to install without this proposed up- zoning. 4. Please provide a commitment to include bicycle racks within the PUD. Response: These comments have been addressed in the PUD sufficiency response letter rather than the GMP amendment. Transportation Element Objective 6 Policy 6.1: Demonstrate consistency with the MPO's Long Range Transportation Plan. SR -29 along the project f ontage is demonstrated to have a "need" to be widened to 4LD, and is also within the SR -29 Loop Road study area. 7 Ms. Michele Mosca Sufficiency Review of Growth Management Plan amendment Growth Management Plan. October 7, 2013 Page 8 of 8 Management Plan Amendment Petition PL201300013451CP- 2013 -8, a Growth to the Immokalee Area Master Plan Element and Future Land Use Map of the Response: These comments have been addressed in the PUD sufficiency response letter rather than the GMP amendment. Transportation Element, Objective 12- Transit Requirements: Demonstrate consistency with Objective 12 of the Transportation Element by addressing Transit- related accommodations at, or within, the site. Note: The following requirements) are stated in the companion PUD review: Please provide transit facilities to serve alternative modes of transportation to this parcel. County requests provision of a bus shelter within the site that will serve both Transit routes connecting to this facility, along with any necessary supporting easements and/or rights of entry. Please contact TrinityScott@a,Colliergov.net or BrandyOteroga,Collier ov�.net to discuss design recommendations. Response: These comments have been addressed in the PUD sufficiency response letter rather than the GMP amendment. Please contact me if there are any questions. Sincerely, D. Wayne Arnold, AICP cc: David B. Genson, PE Richard D. Yovanovich, Esq. GradyMinor File IQ Comprehensive Planning Section Memorandum February 4, 2014 Mr. D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 and Mr. Richard Yovanovich, Esq. Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 -4-- f --7G Sent Via E -Mail RE: Sufficiency Review of Growth Management Plan Amendment Petition PL20130001345/CP- 2013-8, a Growth Management Plan amendment to the Immokalee Area Master Flan Element and Future Land Use Map of the Growth Management Plan to allow the re- designation of +24.5 acres from the Neighborhood Center Subdistrict L+19.07 ac.) , Low Residential Subdistrict ( ±5.28 ac.) and High Residential Subdistrict L.20 ac.) to the S.R. 29 and Jefferson Avenue Commercial Subdistrict to accommodate a Large Format Retail Center of up to 162,000 sq. ft. Dear Mr. Arnold and Mr. Yovanovich: As a follow -up to the January 24, 2014 meeting concerning the market study /needs analysis for the above - referenced petition, below is list of items that should be addressed within the re- submittal. Market Study: Items 1 -14 (1) Page 8, Household PPH figures: Use a 4.0 pph figure, and also provide the pph studies referenced on page 7 of the Report. (Note: Comprehensive Planning's population figures include all population groups, including group quarters. So, the 4.17 pph figure from the 2010 Census is most accurate considering that pph figure includes all pop. groups, consistent with Comp. Planning data.) (2) Page 8: Delete the 3.75 pph and 3.5 pph figures and corresponding data, unless justification can be provided to support use of those figures, (Note: These figures have the potential to inflate the number of households, thereby resulting in greater retail expenditure figures.) (3) Page 8, Household Income: Evaluate the use of a weighted average for median household income rather than using the "mean" which has the potential for skewing income figures. 1 (4) Page 9, Table 4: Remove the 3.75 and 3.5 pph tables /data, unless justification can be provided to support the use of these figures /data. (5) Page 13, Expenditure tables: The consumer expenditure figure of 53.9% does not appear to be consistent with the manual calculation of 52 %; accordingly, provide an explanation or revise to reflect the 52% figure. Also, provide a narrative with the consumer expenditures document that explains how the figures are characteristic of the Immokalee community, including age, race, expenditures, and etc. (6) Appendix A -2, Pages 13 -17: Remove the 3.75 and 3.5 pph data, unless justification can be provided to support the use of these figures /data. (7) Page 16, 4.0 PPH Table: This table provides community square feet demand for various categories for years 2015, 2020 and 2025. Explain why square feet caps should not be imposed, consistent with these categories. (8) Appendix A -4, DP -1, page 4: The occupied household unit count is listed as 5,795 and the DP03 (2009 — 2011) report lists a household unit count of 3,836; accordingly, please explain the difference in these figures. (9) Provide legible copy of the Consumer Expenditures document. (10) Economic Contribution Tables 1 and 2: (1) Employment figures /calculations appear to be inconsistent; accordingly, provide explanation /footnotes; and, (2) Table 2 — provide raw data (on CD) for all employment data. (11) Economic Contribution Tables 3 and 4: (1) Employment figures /calculations appear to be inconsistent; accordingly, provide explanation /footnotes; and, (2) Table 4 — provide raw data (on CD) for all employment data. (12) Pareto Improvement — If result of development leads to business closures /layoffs — explain how proposed project is a pareto improvement. (13) Economic Information, page 4 of 6, last paragraph: This statement may not necessarily be true if jobs aren't filled by Immokalee residents; remove, modify or provide explanation. (14) Economic Information, Tax Dollar Calculations, page 5 of 6: The square feet figure of 140,000 is not consistent with project's square feet figure of 162,000; please correct or provide an explanation. General Discussion Items — Evaluate Project's Impacts on Businesses within the Community (1) (This is a repeat from the staff letter dated, August 7, 2013, and is the preferred approach to evaluating the project impacts.) Provide an economic and fiscal impact assessment. This analysis should address the following: (1) evaluate the impacts of the large format retailer on the local economy and community, i.e. (a.) identify goods and services offered by proposed retailer, forecast sales for each line of goods and services, and estimate jobs and wages associated with the forecast sales; and (b.)compare the proposed retailer's line of goods and services with existing local businesses to determine product overlap and if the new retailer provides additional choice; (2) evaluate how the existing retail /service economy will likely respond to the proposed retailer (i.e. estimate how much of the proposed retailer's projected sales will be drawn from existing retailers /service providers and how much will be new to the community); and, (3) evaluate the project's impact on retail /service employment, wages, tax revenues, community's potential changes in spending patterns, costs to the County /CRA, and, etc. As an alternative, see number (2) below. (2) Windshield Survey: Evaluate competing commercial projects within the community to determine potential impacts (positive and /or negative). This evaluation should include employment impacts. (3) Calculate or estimate the capture rate of persons and /or households presently leaving Immokalee for goods and services (e.g. to Lehigh Acres, Naples, etc.) that may instead utilize the proposed project site. Please call me at 239.252.2466 should you have any questions.. Regards, Michele R. osca, AICP Principal Planner cc: CP- 2013 -8 File 3 FISHKIND &ASSOCIATES MEMORANDUM TO: Michele R. Mosca, AICP Principal Planner Collier County Comprehensive Planning Section FROM: G. Russell Weyer Senior Associate SUBJECT: Re- submittal of market study /needs analysis report for GMP Amendment Petition PL20130001345/CP 2013 -8 DATE: March 5, 2014 Michele R. Mosca, AICP Principal Planner Collier County Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 Dear Ms. Mosca, The following are responses to your sufficiency letter #2 questions dated February 4, 2014 regarding Growth Management Plan Amendment Petition PL20130001345/CP 2013 -8: Market Study: Items 1 -14 (1) Page 8, Household PPH figures: Use a 4.0 pph figure, and also provide the pph studies referenced on page 7 of the Report. (Note: Comprehensive Planning's population figures include all population groups, including group quarters. So, the 4.17 pph figure from the 2010 Census is most accurate considering that pph figure includes all pop. groups, consistent with Compo Planning data.) A: Took out 3.5 and 3.75 PPH portions of the report and only used 4.0 PPH. The two studies referenced on page 7 of the report are included with this response: The FGCU Immokalee Master Plan Economic Analysis Study and the RWA Data Analysis Rewrite 32410. 1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254 -8585 Page 1 of 4 C- (2) Page 8: Delete the 3.75 pph and 3.5 pph figures and corresponding data, unless justification can be provided to support use of those figures. (Note: These figures have the potential to inflate the number of households, thereby resulting in greater retail expenditure figures.) A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report. (3) Page 8, Household Income: Evaluate the use of a weighted average for median household income rather than using the "mean" which has the potential for skewing income figures. A: The commercial needs analysis relies on consumer expenditure survey data from the Bureau of Labor statistics which is based on average incomes and average expenditures; therefore the analysis is also based on average incomes. We have included the Bureau of Labor Statistics CEX methodology for collecting data for the consumer expenditure surveys. The methodology explains why the mean and not the median is used in their collection methods. (4) Page 9, Table 4: Remove the 3.75 and 3.5 pph tables /data, unless justification can be provided to support the use of these figures /data. A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report. (5) Page 13, Expenditure tables: The consumer expenditure figure of 53.9% does not appear to be consistent with the manual calculation of 52 %; accordingly, provide an explanation or revise to reflect the 52% figure. Also, provide a narrative with the consumer expenditures document that explains how the figures are characteristic of the Immokalee community, including age, race, expenditures, and etc. The BLS CEX table provided with this response shows how the 53.9% is calculated. The attached Bureau of Labor Statistics data collection methodology document indicates that their methodology is impractical to narrow the focus of the survey to cover a small area such as Immokalee. There are currently no known sources that track the spending patterns of the Immokalee therefore the BLS survey is considered the best available data. (6) Appendix A -2, Pages 13 -17: Remove the 3.75 and 3.5 pph data, unless justification can be provided to support the use of these figures /data. A: We took out the references to the 3.5 PPH and 3.75 PPH in the resubmitted report. 1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254 -8585 Page 2 of 4 4Vi��. (7) Page 16,4.0 PPH Table: This table provides community square feet demand for various categories for years 2015, 2020 and 2025. Explain why square feet caps should not be imposed, consistent with these categories. A: The total square feet of the proposed large format retailer building is 162,000 square feet. The square footage of each category will be dictated by market demand. The supplier will adjust each category accordingly based on that market demand. (8) Appendix A -4, DP -I, page 4: The occupied household unit count is listed as 5J95 and the DP03 {2009 - 201 1} report lists a household unit count of 3,836; accordingly, please explain the difference in these figures. A: The difference in figures is due to the Census collection methodology. DP -1 is the complete decennial census from 2010 and DP -3 is the American Community Survey (also conducted by the Census Bureau), which is a three -year on -going estimate of a small percentage of the population rather than a complete census. (9) Provide legible copy of the Consumer Expenditures document. A: A legible copy of the BLS CEX table is provided as a part of this sufficiency response. (10) Economic Contribution Tables 1 and 2: (1) Employment figures /calculations appear to be inconsistent; accordingly, provide explanation /footnotes; and, (2) Table 2 - provide raw data {on CD} for all employment data. A: The Implan economic model default table only provides the top 10 job descriptions from the total direct, indirect and induced employment figures. Since Table 2 defaults to the top 10, there is no other raw data to provide. (11) Economic Contribution Tables 3 and 4: (1) Employment figures /calculations appear to be inconsistent; accordingly, provide explanation /footnotes; and, (2) Table 4 - provide raw data {on CD} for all employment data. A: The Implan economic model default table only provides the top 10 job descriptions from the total direct, indirect and induced employment figures. Since Table 2 defaults to the top 10, there is no other raw data to provide. (12) Pareto Improvement - If result of development leads to business closures /layoffs — explain how proposed project is a pareto improvement. A: The focus of the revised report is on the numerical need calculation which shows that there is a net positive need for the development. 1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254 -8585 Page 3 of 4 (13) Economic Information, page 4 of 6, last paragraph: This statement may not necessarily be true if jobs aren't filled by Immokalee residents; remove, modify or provide explanation. A: We have modified the statement by adding the word `could' in the first sentence and added the last sentence noting that the unemployment rate should fall in a certain range depending on the number of Immokalee residents that are hired. (14) Economic Information, Tax Dollar Calculations, page 5 of 6: The square feet figure of 140,000 is not consistent with project's square feet figure of 162,000; please correct or provide an explanation. A: We corrected the project's square feet to 162,000 in the calculation. General Discussion Items - Evaluate Project's Impacts on Businesses within the Community (1) {This is a repeat from the staff letter dated, August 7, 2013, and is the preferred approach to evaluating the project impacts.} Provide an economic and fiscal impact assessment. This analysis should address the following: {1} evaluate the impacts of the large format retailer on the local economy and community, i.e. {a.} identify goods and services offered by proposed retailer, forecast sales for each line of goods and services, and estimate jobs and wages associated with the forecast sales; and (b. }compare the proposed retailer's line of goods and services with existing local businesses to determine product overlap and if the new retailer provides additional choice; (2) evaluate how the existing retail /service economy will likely respond to the proposed retailer {i.e. estimate how much of the proposed retailer's projected sales will be drawn from existing retailers /service providers and how much will be new to the community }; and, {3} evaluate the project's impact on retail /service 2 employment, wages, tax revenues, community's potential changes in spending patterns, costs to the County /CRA, and, etc. As an alternative, see number (2) below. (2) Windshield Survey: Evaluate competing commercial projects within the community to determine potential impacts (positive and /or negative). This evaluation should include employment impacts. (3) Calculate or estimate the capture rate of persons and /or households presently leaving Immokalee for goods and services (e .g. to Lehigh Acres, Naples, etc.) that may instead utilize the proposed project site. A: We have provided an analysis of the impact a large format retailer would have on the Mom & Pop businesses in Immokalee and an analysis of the impact on the nearby regional and national chains. This analysis is complete with independent studies supporting the study. The independent studies provide empirical evidence and good sound post - development data on the effect of a large format retailer on local businesses. Included in this analysis are studies showing the pull factors that a large format retailer has on small rural communities like Immokalee. 1415 Panther Lane, Suite 164 Naples, FL 34109 (239) 254 -8585 Page 4 of 4 CRA Board Commissioner Donna Fiala Chair Commissioner Tom Henning Commissioner Tim Nance Commissioner Fred W. Coyle Commissioner Georgia Hiller CRA Advisory Board Michael Facundo Chairman Edward "Ski" Olesky Robert Halman Ex- officio Julio Estremera Floyd Crews James Wall Carrie Williams Cristina Perez Estil Null Frank Nappo MSTU Advisory Committee Cherryle Thomas Chair Lucy Ortiz William Deyo Andrea Halman Norma Garcia CRA Staff Bradley Muckel Executive Director (Interim) Christie Betancourt CRA Administrative Assistant James Sainvilus MSTU Project Manager Marie Capita IBDC Manager Collier Counly Cornmunily Redevelopment Agency IMMOKALEE CRA i The Place to Call t come ! Michael Facundo Chairman, Immokalee CRA Redlands Christian Migrant Association (RCMA) 318 Washington Avenue Immokalee, FL 34142 239.658.3560 MikeF @RCMA.org Via email Collier County Planning Commission Attn: Mark Strain, Chairman Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 MarkStrain @CollierGov.net 239.252.4446 April 22, 2014 RE: CP- 2013 -8 Proposed Amendment to the Immokalee Area Master Plan for Large Format Retailer Dear Chairman Strain: During the March 19, 2014 Immokalee Community Redevelopment Agency (CRA) regular monthly Advisory Board meeting, the Advisory Board voted unanimously in support of the above referenced amendment. However, the Advisory Board also passed a companion motion voicing its concern over the effect that this project will have on the local transportation network. See minutes below. Although we are specifically concerned with the lack of signalization at the intersection of Westclox Road and SR 29 (North 15th Street), we are also concerned with the overall volume of traffic along the already busy and frequently congested SR 29 corridor. Items such as roadway widening, acceleration /deceleration lanes, off -site pedestrian facilities (sidewalks /crosswalks /CAT bus stops /etc) and street lights need to be addressed. Please see that this letter is included in the agenda packet for next Tuesday's CCPC public meeting in Immokalee, related to this proposed amendment. Feel free to contact me directly if you would like to discuss this matter. Sincerely, Mike Facundo Cc: Michelle Mosca, Principal Planner, Collier County Comprehensive Planning Department Page ll of 2 Minutes from the 3/19/14 Immokalee CRA Advisory Board Meeting: CRA Old Business a. CP- 2013 -8 Proposed Amendment to the IAMP for large scale retailer - Q &A (Enc 5) CRA staff provided board with a hard copy and email copy of the new back -up documentation in the application packet for the large scale retailer. Mr. Wayne Arnold reported that his firm updated the economic impact data in their packet and that the application would now go before the Collier County Planning Commission on Tuesday, April 29, 2014 at 5:00 PM at the Immokalee High School auditorium. Notices will be sent out to residents within 500 ft. of the property and signs will be posted at the site location. The Collier County Growth Planning Department staff will provide translators at the meeting and will be sending out the meeting notice. Board Comments: • Floyd Crews would like to see road improvements on the corner of Westclox Road and State Road 29. • Frank Nappo supports the proposed amendments and he informed the board, public and staff that 125 families that live within the Immokalee Housing and Family Services area would benefit fiom a large retailer in their area. • Carrie Williams said she took a poll from her local bank and all were in support their only concern was traffic congestion and the cleanliness of the area. They said that most businesses in Immokalee don't keep up with the upkeep regarding the fagades of their building and the parking lot areas. • Estil Null supports the proposed amendments but would like to know if roads are sufficient to handle a large retailer. Public Speakers on this item: • Paul Midney said he was in support of the proposed amendment. • Armando Yzaguirre who works with A & M Maintenance is in support of the proposed amendment. • Danny Gonzalez who owns Lozano's Restaurant in Immokalee is in support of the proposed amendment. He said that his family is expanding the restaurant and encourages competitive business. .Action: Mr. Nappo made a motion to support CP- 2013 -8 Proposed Amendment to the Immokalee Area Master Plan for the large scale retailer. Ms. Williams seconded the motion and the motion passed by unanimous vote 7 -0. Action: Mr. Crews made a motion that the Advisory Board send a letter to the Collier County Planning Commissioner to voice concern over the road traffic congestion that will be coming from CP- 2013 -8 Proposed Amendment to lire Immokalee Area Master Plan for larger scale retailer. Mr. Nappo seconded the motion and the motion passed by unanimous vote 7 -0. Other areas of concern that were discussed by the board were adding a stop light and a merge lane from New Market Road to SR 29. They would also like to see the MSTU triangle area either moved or made smaller. 2