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Agenda 06/12/2018 Item #17B06/12/2018 EXECUTIVE SUMMARY Recommendation to approve the East Tamiami Trail Commercial Infill Subdistrict small-scale amendment to the Collier County Growth Management Plan, Ordinance 89-05, as Amended, and to transmit to the Florida Department of Economic Opportunity. (Adoption Hearing) (PL20160002771/CPSS-2016-2) (This is a companion to Agenda Item 17.A). OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed small - scale Growth Management Plan (GMP) amendment and to approve said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment. As such, per Florida Statutes, the request is heard only once by the Collier County Planning Commission (CCPC) and the Board. If approved by the Board, the petition is transmitted to the Florida Department of Economic Opportunity (DEO). If denied by the Board, the petition is not transmitted to the DEO. This petition seeks to amend the Future Land Use Element (FLUE) and Future Land Use Map (FLUM) of the GMP to establish the East Tamiami Trail Commercial Infill Subdistrict to allow the permitted and conditional uses of the C-3, Commercial Intermediate, zoning district and air conditioned and enclosed self-storage facility, limited to a maximum floor area of 60,000 square feet, on ±5.8 acres located on the south side of Tamiami Trail East (US 41), approximately one-half mile southeast of Manatee Road, within Section 12, Township 51 South, Range 26 East. The Subdistrict text and maps proposed by this amendment are depicted on Ordinance Exhibit A. Per Chapter 163.3187, Florida Statutes, limitations are in place for this type of small-scale amendment, as identified below, followed by staff comments in [brackets]. 1. The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment pertains to a ±5.8-acre property.] 2. The cumulative annual effect of the acreage for all small-scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. [A total of seven small-scale development amendment petitions are pending, including the subject petition, comprising a total of ±35.61 acres; only one petition, involving 5.35 acres, is scheduled to be heard prior to this proposed amendment. No small-scale amendments have been adopted in 2018.] 3. The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment is permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly related text changes.] 4. The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administ ration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical 17.B Packet Pg. 2167 06/12/2018 State Concern.] FINDINGS AND CONCLUSIONS: Based on the review of this petition, including the supporting data and analysis, staff makes the following findings and conclusions. More analysis is provided in the Staff Report to the CCPC. The property is presently zoned A, Rural Agricultural, and is undeveloped. There are no known historic or archaeological sites on the subject property, and environmental impacts from the proposed development do not pose concerns. The infrastructure needed to serve the proposed development can be provided without related levels of service concerns. This amendment introduces new commercial development, uses, and activities to a location where commercial development is not now planned. Though the subject property is not located within or adjacent to an Activity Center, it is located near other commercially-zoned land. The proposed development is generally compatible with existing and allowed development on surrounding properties. Based on data and analysis submitted for existing and potential commercial development within the study area for the subject property, the need for the commercial development contemplated by this amendment has been demonstrated. A companion rezone petition has been submitted concurrent with this GMP amendment petition. FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of associated legal advertising/public notice for the public hearings. Therefore, no fiscal impacts to Collier County result from the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its transmittal to the Florida Department of Economic Opportunity will commence the Department’s thirty- (30)-day challenge period for any affected person. Provided the small-scale development amendment is not challenged, it becomes effective thirty-one (31) days after Board adoption. LEGAL CONSIDERATIONS: This amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue” per s.163.3177(1)(f), F.S. In addition, s. 163.3177(6)(a)2, F.S. provides that [FLUE] plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of 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. 17.B Packet Pg. 2168 06/12/2018 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. Furthermore, s. 125.3177(6)(a)8, F.S. provides that [FLUE] map amendments shall be based upon the following analysis of: a. The availability of facilities and services. b. The suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. The minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. An affirmative vote of four is required for approval because this is an Adoption hearing of the GMP amendment. [HFAC] STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the Collier County Planning Commission forward petition PL20160002771/CPSS-2016-2 to the Board of County Commissioners with a recommendation to adopt and transmit this small-scale GMP amendment to the Florida Department of Economic Opportunity. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their May 3, 2018 meeting. Three speakers made presentations to the CCPC ‒ two in favor of the petition; the other, in objection to the petition ‒ generally addressing commercial uses at this location. The CCPC discussed group housing for seniors, specifically to address the applicant’s request to revise Subdistrict provisions to except this use from the maximum square floor area limitation. As an alternative, the applicant requested that group housing uses be allowed subject to the density/intensity limitations of Floor Area Ratios (FAR), greater than the maximum FAR established by the LDC. Planning Commissioners considered the effects of allowing group housing uses with 0.45 FAR (per the LDC); 0.50 FAR (per recent Board action); and 0.60 FAR (per applicant’s request). Commissioners also considered the alternatives of granting a greater maximum FAR via additional permissions in Subdistrict provisions, or via Deviation from the specific LDC Sections listed in the companion PUD document. The CCPC voted [5/0] to forward petition PL20160002771/CPSS-2016-2 to the Board with a recommendation to approve for adoption and transmittal to the Florida Department of Economic Opportunity, subject to text revisions that provide for Group Housing uses not to be subject to the 60,000 square feet floor area limitation and instead be subject to an FAR to be established in the companion rezone to Planned Unit Development. RECOMMENDATION: To adopt and transmit petition PL20160002771/CPSS-2016-2 to the Florida Department of Economic Opportunity, as recommended by the CCPC. Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section, Zoning Division ATTACHMENT(S) 1. CPSS-16-2 CCPC Staff_Report_FNL (PDF) 2. [Linked] SSGMPA_Petition-Application_Torres_E_Tamiami Trail Comm'l Subd. (PDF) 3. Ordinance - 052418 (PDF) 4. ND-2017198_Posted Ad_5.23.2018 (PDF) 17.B Packet Pg. 2169 06/12/2018 COLLIER COUNTY Board of County Commissioners Item Number: 17.B Doc ID: 5302 Item Summary: Recommendation to approve the East Tamiami Trail Commercial Infill Subdistrict small-scale amendment to the Collier County Growth Management Plan, Ordinance 89-05, as Amended, and to transmit to the Florida Department of Economic Opportunity. (Adoption Hearing) (PL20160002771/CPSS-2016-2) (This is a companion to Agenda Item 17.A). Meeting Date: 06/12/2018 Prepared by: Title: Planner, Senior – Zoning Name: Marcia R Kendall 05/09/2018 3:32 PM Submitted by: Title: Division Director - Planning and Zoning – Zoning Name: Michael Bosi 05/09/2018 3:32 PM Approved By: Review: Growth Management Department David Weeks Additional Reviewer Completed 05/09/2018 4:40 PM Zoning Michael Bosi Additional Reviewer Completed 05/10/2018 10:19 AM Growth Management Department Judy Puig Level 1 Reviewer Completed 05/10/2018 3:44 PM Growth Management Department Thaddeus Cohen Department Head Review Completed 05/11/2018 9:17 AM Growth Management Department James French Deputy Department Head Review Completed 05/11/2018 6:04 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 05/17/2018 12:40 PM Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 05/17/2018 1:16 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 05/24/2018 9:29 AM Budget and Management Office Mark Isackson Additional Reviewer Completed 05/24/2018 9:50 AM Board of County Commissioners MaryJo Brock Meeting Pending 06/12/2018 9:00 AM County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 06/03/2018 9:01 PM 17.B Packet Pg. 2170 Agenda Item 9. ‒ 1 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: April 19, 2018 SUBJECT: PETITION PL20160002771/CPSS-2016-2, SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT [ADOPTION HEARING] (Companion to Torres Family Trust PUD rezone to Commercial Planned Unit Development (CPUD) PL20160000226) ELEMENT: FUTURE LAND USE ELEMENT (FLUE) APPLICANT/OWNER/AGENT Applicant Torres Family Holdings, LLC & Owner: 7742 Alico Road Ft. Myers, FL 33912 Agent: Robert J. Mulhere, FAICP Attorney: Richard D. Yovanovich, Esq. Hole Montes, Inc. Coleman Yovanovich & Koester, P.A. 950 Encore Way 4001 Tamiami Trail North Naples, Florida 34110 Suite 300 Naples, Florida 34103 GEOGRAPHIC LOCATION The subject property comprises approximately 5.8 acres and is located on the south side of US 41, approximately one-half mile southeast of Manatee Road and opposite the Walnut Lakes PUD (Reflection Lakes at Naples), in Section 12, Township 51 South, Range 26 East. REQUESTED ACTION The applicant seeks to establish a new commercial Subdistrict in the Future Land Use Element (FLUE) text and Future Land Use Map Series of the Growth Management Plan (GMP), affecting fewer than ten (10) acres, by: 1) Amending Policy 1.1 Urban ‒ Commercial District to add the East Tamiami Trail Commercial Infill Subdistrict name where District and Subdistrict designations are identified, 17.B.1 Packet Pg. 2171 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 2 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict 2) Amending Urban Designation provisions to add the new Subdistrict name where various Subdistricts that allow non-residential uses are listed, 3) Amending the Urban – Commercial District to add the new Subdistrict provisions, 4) Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series listing, and 5) Amending the Countywide Future Land Use Map to depict the new Subdistrict, and adding a new Future Land Use Map Series inset map that depicts the new Subdistrict. The Subdistrict language proposed by this amendment is found in Exhibit “A”. PURPOSE/DESCRIPTION OF PROJECT The petition is proposed to establish a maximum of 60,000 square feet of gross leasable floor area of new commercial development. A companion petition [PL20160000226] will rezone this property from the A, Rural Agricultural zoning district to the Torres Family Trust Commercial Planned Unit Development (CPUD). STAFF ANALYSIS FUTURE LAND USE DESIGNATION, ZONING AND LAND USE: Existing Conditions: Subject Property: The subject property, which comprises approximately 5.8 acres, is currently designated Urban Mixed Use District, Urban Coastal Fringe Subdistrict, allows residential development, community facilities such as churches and other places of worship, day care centers and nursing homes, essential services, parks, open space, recreation uses, and so on. The subject property also lies within the boundaries of the County’s Coastal High Hazard Area (CHHA). It is zoned A, Rural Agricultural and undeveloped. Surrounding Lands: North: The Future Land Use Map designates land located north of the subject property, across US 41, Urban Mixed Use District, Urban Residential Subdistrict; also, this land is within the boundaries of the CHHA. This area is zoned Walnut Lakes Residential Planned Unit Development (RPUD) and is developed as Reflection Lakes. The Future Land Use Map designates lands lying across US 41, to the northwest, Urban Mixed Use District, Urban Residential Fringe Subdistrict. This area is zoned A, Rural Agricultural and is undeveloped State lands. The Future Land Use Map designates lands lying further north, Urban Mixed Use District, Urban Residential Fringe Subdistrict, and Agricultural/Rural, Rural Fringe Mixed Use District (RFMUD) – Receiving Lands; also, these lands are within the boundaries of the CHHA. The areas to the north, (Naples Reserve Golf Club) and to the northwest, (Winding Cypress DRI) of Reflection Lakes, are zoned Residential PUDs, and developing residentially. East: The Future Land Use Map designates land immediately east (and south) of the subject property as Urban Mixed Use District, Urban Coastal Fringe Subdistrict. Land lying east of the subject property is within the boundaries of the CHHA. It is zoned TTRVC, Travel Trailer Recreational Vehicle Campground, and is developed with the Imperial Wilderness RV Resort (RV park); further southeast, property is zoned Paradise Pointe RV Resort PUD and is developed with an RV park; the next property southeast is zoned Charlee Estates PUD, [surrounds a US 41-fronting church property] and is developed residentially. 17.B.1 Packet Pg. 2172 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 3 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict The Future Land Use Map designates land lying further east, on the north side of US 41, across from Paradise Pointe RV Resort and Charlee Estates, Agricultural/Rural, Rural Fringe Mixed Use District (RFMUD) – Receiving Lands; also, this land is within the CHHA. An approximate 1,700 ft. length of C-2, Commercial Convenience zoning district fronts US 41, with a single convenience store with fuel pumps located northwest of Joseph Lane. South: The Future Land Use Map designates land lying further south of the Imperial Wilderness RV Resort, Urban Mixed Use District, Urban Residential Fringe Subdistrict. Land lying south of the subject property is within the boundaries of the CHHA. This area is zoned Marco Shores/Fiddler’s Creek Residential Planned Unit Development (RPUD/DRI) and is developing residentially. West: The Future Land Use Map designates land immediately west (and southwest) of the subject property Urban Mixed Use District, Urban Coastal Fringe Subdistrict. Land lying west of the subject property is within the boundaries of the CHHA. This area is zoned Marco Shores/Fiddler’s Creek Residential Planned Unit Development (RPUD/DRI), is developed residentially, with an undeveloped 14.5 ac. commercial component fronting US 41 approved for a portion of the 325,000 sq. ft. of commercial building area allowed in Fiddler’s Creek. The Future Land Use Map designates land lying further west Urban Mixed Use District, Urban Coastal Fringe Subdistrict; also, this land is within the CHHA. It is zoned A, Rural Agricultural and is the site of the Manatee Elementary School and Manatee Middle School. In summary, the existing and planned land uses, and current zoning, in the area immediately surrounding the subject property are primarily residential or recreational vehicle communities, residences or residential lots. Identification and Analysis of the Pertinent Criteria in Florida Statutes, Chapter 163.3187, to Qualify as a Small-Scale Comprehensive Plan (GMP) Amendment: The process for adoption of small-scale comprehensive plan amendment requires (in part) the following statutory standards be met, [followed by staff analysis in bracketed text]. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment pertains to a ±5.8-acre property.] (b) The cumulative annual effect of the acreage for all small-scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. [Other small-scale development amendments are pending but only one, involving 5.34 acres, is scheduled to be heard prior to this proposed amendment. No small-scale amendments have been adopted in 2018.] (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future land use map amendment shall be permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly-related text changes.] (d) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 17.B.1 Packet Pg. 2173 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 4 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] In addition, Chapter 163, F.S., Section 163.3177(6)(a)3.g. requires the Future Land Use Element to include “criteria to be used to provide for the compatibility of adjacent land uses”. Such criteria are typically expressed through measures of allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location, traffic generation/attraction, etc. It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address the statutory requirements for a GMP amendment, then present and defend as necessary, that data and analysis. Refer to application Attachment “B”, Justification & Supplemental Information for the Proposed GMP Amendment. BACKGROUND, CONSIDERATIONS AND ANALYSIS This section addresses the amount of [commercial] land needed to accommodate anticipated growth based on projected permanent and seasonal population of the area. This is accomplished through the analysis of the subject property and the surrounding area that includes inventorying the supply of existing commercially-developed and potential commercially-developable land, determining population growth, estimating the amount of commercial development that population will demand, and determining whether the Future Land Use Plan allocates a shortage of commercial land, a sufficient amount, or an excess amount over what is needed to accommodate growth. Commercial Analysis Commercial Development: Staff studied the area and found commercial development proximate to the subject property ‒ at the following location: ♦ A convenience store with fuel pumps occupies a portion of the aggregation of US 41- fronting commercially-zoned properties located northwest and southeast of Joseph Lane [0.6 miles southeast] (2,400 sq. ft. is developed of approx. 11,000 developable sq. ft./on approx. 4.0 of 11.0 ac.) [6,600± undeveloped sq. ft./approx. 7.0 ac.]. Suburban-style residences, residential lots and recreational vehicle parks otherwise exemplify the developed land [uses] in the immediate area. A small portion of undeveloped land [uses] in the area includes the internal commercial components within a few of these residential developments and recreational vehicle parks. Commercial development, however, characterizes developed and undeveloped land [uses] within a larger surrounding area comprising a ten-minute drive time* from the subject property ‒ where approved projects are visible at the following locations: * [Staff used the same geographical area defining the ten-minute drive time* provided by the petitioner’s Commercial Needs Analysis.] ♦ The unnamed (non-PUD) aggregation of commercially-zoned properties located in the northeast quadrant of the Collier Boulevard and US 41 intersection ‒ commonly known as 17.B.1 Packet Pg. 2174 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 5 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict the CVS/Tractor Supply corner ‒ [2.1 miles northwest] in a Mixed Use Activity Center Subdistrict (MUAC 18) (74,676 sq. ft. is developed/19.7 ac.) [98,000± undeveloped sq. ft./approx. 9.8 ac.]. ♦ Tamiami Crossing CPUD located in the southeast quadrant of the Collier Boulevard and US 41 intersection ‒ commonly known as Tamiami Crossing ‒ [2.1 miles northwest] in a Mixed Use Activity Center Subdistrict (MUAC 18) (approx. 119,188 sq. ft. is developed of 235,000 sq. ft. allowed /25 net ac.) [115,812± undeveloped sq. ft./approx. 12.0 ac.]. ♦ Artesa Pointe PUD located east of Collier Boulevard and south of Pasedo Drive intersection ‒ commonly known as the Walmart Supercenter ‒ [2.3 miles northwest & south on SR 951] south of MUAC 18, in the Henderson Creek Mixed Use Subdistrict (approx. 242,693 sq. ft. is developed of 325,000 sq. ft. allowed/34.1 ac.) [82,307± undeveloped sq. ft./approx. 4.6 ac.]. ♦ The aggregation of commercially zoned properties located in the southwest quadrant of the Collier Boulevard and US 41 intersection ‒ commonly known as the Shops at Eagle Creek area ‒ [2.1 miles northwest] in a Mixed Use Activity Center Subdistrict (MUAC 18) and the commercial PUD across Price Street (approx. 232,838 sq. ft. is developed/35.26 ac.) [69,500± undeveloped sq. ft./approx. 6.5 ac.]. ♦ Lely Resort PUD/DRI located in the northwest quadrant of the Collier Boulevard and US 41 intersection ‒ commonly known as the Freedom Square area ‒ [2.3 miles northwest] in a Mixed Use Activity Center Subdistrict (MUAC 18) (approx. 350,294 sq. ft. is developed of 484,000 sq. ft. allowed/54 ac.) [133,706± undeveloped sq. ft./approx. 6.9 ac. Staff recognizes these maximum developable square feet will not be achieved, as only about half the acreage need to accommodate it remains available = 69,000 sq. ft. used as reasonable figure]. ♦ Vincentian Village Mixed Use PUD located in the southeast quadrant of the Southwest Boulevard and US 41 intersection [3.8 miles northwest] [full amount of 250,000 sq. ft. allowed is undeveloped/30.7 ac.]. ♦ The unnamed (non-PUD) aggregation of commercially zoned properties located in the northeast and southeast quadrants of the US 41 and Rattlesnake Hammock Road intersection ‒ commonly known as the Naples South Plaza area ‒ [5.6 miles northwest] in a Mixed Use Activity Center Subdistrict (MUAC 17) (approx. 133,987 sq. ft. developed/16.43 ac.) [no undeveloped sq. ft. or remaining acreage]. ♦ Sabal Bay PUD located in the northwest quadrant of the US 41 and Rattlesnake Hammock Road intersection ‒ commonly known as the Shoppes at Hammock Cove area ‒ [5.6 miles northwest] in a Mixed Use Activity Center Subdistrict (MUAC 17) (approx. 179,832 sq. ft. is developed of 182,000 sq. ft. allowed/14 ac.) [2,168± undeveloped sq. ft./approx. 0.68 ac.]. ♦ The aggregation of CR 951-fronting and commercially-zoned properties and PUDs located in the northeast quadrant of the Collier Boulevard and Rattlesnake Hammock Road intersection [6.6 miles northwest & north on CR 951] in a Mixed Use Activity Center Subdistrict (MUAC 7) [Good Turn Center, McMullen & Hammock Park Commerce Center = aggregate amount of 445,000 sq. ft. allowed is undeveloped/68.3 ac.]. ♦ Hacienda Lakes PUD/DRI located in the southeast quadrant of the Collier Boulevard and Rattlesnake Hammock Road intersection [6.6 miles northwest & north on CR 951] in a 17.B.1 Packet Pg. 2175 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 6 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict Mixed Use Activity Center Subdistrict (MUAC 7) [full amount of 397,500 sq. ft. allowed is undeveloped/34.1 ac.]. ♦ Sierra Meadows PUD located in the southwest quadrant of the Collier Boulevard and Rattlesnake Hammock Road intersection [6.6 miles northwest & north on CR 951] in a Mixed Use Activity Center Subdistrict (MUAC 7) [full amount of 260,000 sq. ft. allowed is undeveloped /30.2 ac. ‒ all ALF to date]. Edison Village PUD located in the southwest quadrant of the Collier Boulevard and Rattlesnake Hammock Road intersection, adjacently south to Mixed Use Activity Center Subdistrict (MUAC 7) ‒ commonly known as Edison Village ‒ [6.4 miles northwest & north on CR 951] (approx. 31,321 sq. ft. is developed of 54,000 sq. ft. allowed/5.7 ac.) [22,679± undeveloped sq. ft./approx. 1.1 ac.]. ♦ Naples Lakes Country Club PUD located in the northwest quadrant of the Collier Boulevard and Rattlesnake Hammock Road intersection ‒ commonly known as Naples Lakes Village Center ‒ [6.6 miles northwest & north on CR 951] in a Mixed Use Activity Center Subdistrict (MUAC 7) (approx. 76,373 sq. ft. is developed of 110,000 sq. ft. allowed/15.3 ac.) [33,627± sq. ft. left undeveloped/no undeveloped acreage]. Cumulatively, the above-locations provide for no less than 3,376,795 sq. ft. of existing and potential commercial land use opportunities on approximately 393.8 acres within a ten-minute drive time* from the subject property. Approximately 1,470,452 sq. ft. (less than 44%) of the total commercial floor area [on approximately 212.1 acres] previously granted in planning and zoning approvals have been realized as existing commercial development. Approximately 1,906,343 sq. ft. (more than 56%) of the previously approved commercial space [on approximately 181.7 acres] has been appropriately planned and lies in commercial zoning districts ‒ but has yet to be developed [on just 46% of the commercially-approved acreage] and can be characterized as potential commercial development. If all commercial development is taken into consideration within the area comprising the ten- minute drive time from the subject property, the total existing commercial development is approximately 2,040,470 sq. ft., while the total amount of vacant commercial acreage is approximately 191.1 acres. These additional amounts derive predominantly from the older, strip commercial development found along US 41. Sources: November 2017 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Transportation Planning Section) and the Collier County Property Appraiser’s Parcel and Building Footprint GIS databases Generally, commercial development can be categorized as strip commercial, neighborhood commercial, community commercial, regional commercial, and so forth, based upon shopping center size, commercial uses, and population/area served. Based on specific studies and/or demographic data for an area (such as population, income, household size, percentage of income spent on retail goods, etc.) an analyst can estimate supportable commercial square feet for different commercial intensities for that geography by shopping center type. It is important to note that the above commercial inventory includes strip commercial, neighborhood commercial, and community commercial whereas the subject petition is expected to provide neighborhood commercial only. 17.B.1 Packet Pg. 2176 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 7 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict Petitioner’s Commercial Analysis: The firm of Real Estate Econometrics, Inc. prepared a Commercial Needs Analysis, dated January 22, 2018, independently analyzing market conditions for this petition (Exhibit D-1). This type of analysis provides context for assessing a specific selection of goods and services’ requirements of the emerging population within the market area identified. The petitioner’s needs analysis is premised on the proposition that a need is evident for additional commercial acreage and that this location is appropriate to fulfill this need. Those sections from the Analysis providing the pertinent parts of the data and analysis are included below. Section 2, Population Growth Around Subject Property, defines a market area covering a 10- minute drive time from the subject property. This irregularly-shaped area contains the population that constitutes the customer pool and influences commercial activities [and is depicted in Figure 2.4.1 on page 8 of the Needs Analysis]. Businesses on the subject property will share a customer pool with several existing and planned commercial developments, including those located at prominent commercial intersections such as US 41 and Collier Boulevard, US 41 and Rattlesnake Hammock Road, and Collier Boulevard and Rattlesnake Hammock Road. This section categorizes the type of retail commercial center intended for development as a Neighborhood Center, providing a selection of retail uses and office uses. This section summarizes how population and retail demand were calculated for the current year and years 2020 through 2040, and provides the following figures: • current population is estimated to be 26,519; • year 2020 population is projected to be 32,022; • year 2030 population is projected to be 43,428; and, • year 2040 population is projected to be 58,359. Section 3, Market Analysis, utilizes the amount of commercial square footage… divided by the population in the market it serves to arrive at a [per capita] indicator of 71.1 sq. ft. per person for projecting further market demand. This analysis estimates: • 32,022 people will support 2,276,777 sq. ft. of commercial activity by 2020; • 37,700 people will support 2,680,461 sq. ft. by 2025; and, • 58,359 people will support 4,149,295 sq. ft. of commercial activity by 2040. The allocation ratio [supply:demand] for each of these interval years is 1.43, 1.22, and 0.79, respectively. [refer to Tables 3.3.1 & others, beginning on page 15] Section 4, Conclusions, summarizes findings from previous sections to state, “the addition of the subject property to the… commercial inventory will not adversely affect the balance of commercial supply in the County”. Appendices Appendix Table A, Developed Competing Commercial Parcels Inventory identifies floor areas, acreages and zoning designations for commercially developed properties with “competing uses” located in the same, drive-time market area. Approximately 904,347 sq. ft. of commercial floor area on 162.4 acres are identified as businesses competing with those allowed by this Subdistrict; Appendix Table B, Undeveloped Competing Commercial Parcels Inventory identifies potential commercial acreages for commercially undeveloped properties to provide “competing parcels” located in the same, drive-time market area. Approximately 422.6 acres are identified as parcels competing with this Subdistrict. 17.B.1 Packet Pg. 2177 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 8 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict Appendix C, Developed Non-Competing Commercial Parcel Inventory identifies floor areas, acreages and zoning designations for commercially developed properties with non-competitive uses located in the same, drive-time market area. This table does not provide summary totals for the floor areas or acreages; nonetheless, they have summarily been eliminated from consideration as properties with “competing uses” in this needs analysis. Staff Assessment of Petitioner’s Commercial Needs Analysis The market areas described in the Commercial Needs Analysis submitted with this petition and available County resources are used to assess the proposal, with the following results: The County’s PUD Master List and Property Appraiser’s database report approximately 3,376,795 sq. ft. of existing and potential commercial space is available in the market area. An estimated 32,022 people will support 2,276,777 sq. ft. of commercial activity by 2020; deriving an allocation ratio [supply:demand] for year 2020 of 1.43. While approximately 3,376,795 sq. ft. of existing and potential commercial space will still be available in the market area, an estimated 37,700 people will support 2,680,461 sq. ft. by 2025; deriving an allocation ratio for year 2025 of 1.22. And, as the County exhibits characteristics of build-out, when land uses are allocated and lands are developed, a projected 58,359 people will support 4,149,295 sq. ft. of commercial activity by 2040, expecting an overallocation (under 1.0) for year 2040 of 0.79. Staff has accepted previously, and the Florida Department of Economic Opportunity (DEO) has supported, allocation ratios of up to 1.25 during periods of development. Such is the allocation of retail demand [commercial floor area] to the subject property after a brief period of time; reaching 1.22 by year 2025. This assessment lends support to the Analysis’ proposition that a need is evident for a future land use change to introduce additional commercial acreage and land uses to this area, and that this location may be appropriate to fulfill this need. The Commercial Needs Analysis does not however, account for the County’s Future Land Use designation of lands located approximately a mile to the east, on the north side of US 41. These lands are identified as RFMUD Receiving Lands, and may one day be developed as a rural village, and provide additional shopping opportunities. Also, a rezone petition is pending to amend the Marco Shores/Fiddler’s Creek PUD to re-allocate a portion of the 325,000-sq. ft. of commercial building area allowed in Fiddler’s Creek from an undeveloped commercial tract along Collier Blvd. (SR 951) to the undeveloped commercial tract located immediately west of the subject property, across Creative Drive. The impact from this petition cannot be determined, as the re-allocation may be as little as no commercial uses [but Community Facility uses on just 4 ac.], or as large as 250,000 sq. ft. of commercial space on expanded commercial use acreage. These two commercial centers provide for 330,000 sq. ft. and 250,000 sq. ft., respectively ‒ which are apples-to-oranges comparisons, ostensibly reduces the commercial space figures by approximately 580,000 sq. ft. – leaving just the properties analyzed in the Commercial Needs Analysis to compare the subject property. Again then, an allocation ratio for year 2025 of 1.22 ‒ or a 22% surplus of commercial inventory ‒ may not be unreasonable. 17.B.1 Packet Pg. 2178 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 9 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict Appropriateness of the Site and the Change: The Future Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP) primarily directs new commercial development into Mixed Use Activity Centers, and gives preference to commercial expansion adjacent to both Mixed Use Activity Centers and other commercial designations when additional demand can be demonstrated. Activity Centers in Collier County provide ample commercial development opportunities. These planned locations are purposely sized and spatially arranged to encourage and support a healthy business environment throughout and proximate to the coastal urban area, and to discourage and avoid over commercialization and strip development. This amendment introduces new commercial development, uses, and activities to a location where commercial development is not now planned. The subject property is not located within or adjacent to an Activity Center; however, it is located near other commercially-zoned land. Internal commercial components ‒ developed and undeveloped ‒ lie within or adj acent to neighboring residential developments and recreational vehicle parks. Goal 12 of the Conservation and Coastal Management Element (CCME) seeks to ensure the public safety, health and welfare of people and property from the effects of hurricane stor m damage. CCME Policy 12.1.2 reads, Land use plan amendments in the Category 1 hurricane vulnerability zone shall only be considered if such increases in densities provide appropriate mitigation to reduce the impacts of hurricane evacuation times. This Plan amendment proposes primarily commercial land uses, and does not affect residential density, with the exception of development of senior housing. CCME Policy 12.1.14 reads, All new nursing homes and assisted living facilities that are licensed shall have a core area to shelter residents and staff on site. The core area will be constructed to meet the Public Shelter Design Criteria that are required for new public schools and public community colleges and universities (“State Requirements for Educational Facilities,” (2014). Additionally, this area shall be capable of ventilation or air conditioning provided by back -up generator for a period of no less than seventy-two (72) hours. Following Hurricane Irma, Florida’s Governor set new emergency requirements mandating that this capability be extended to ninety- six (96) hours, including an appropriate amount of fuel. This core area is encouraged to be constructed with emergency electrical power and potable water supplies; provide glass protection by shutters or other approved material/device (when open to outer halls or corridors); and provide for sanitary facilities and first aid equipment, telephone, automatic external defibrillator (AED) and battery-operated radio with NOAA weather Specific Area Message Encoded capability, if not already required by the “State Requirements for Educational Facilities” identified above. The companion rezone petition for this project has been recommended to contain [conditions of approval requiring] developer commitments regarding sheltering residents and staff on site in nursing homes, assisted living facilities and other such licensed facilities, as described above. Environmental Impacts: Passarella & Associates, Inc. submitted an Environmental Report (Exhibit C-1) dated February 2017. Collier County Development Review Division staff reviewed the Report and provide the following [bracketed] evaluation: 17.B.1 Packet Pg. 2179 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 10 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict [The subject property is 5.81 acres and mostly covered with native vegetation. Native habitats on site are dominated by slash pine, with areas of cypress, cabbage palm and hardwoods also occurring on site. A listed species survey was conducted in April 28, 2016. No listed species of wildlife were documented on the project site. One listed plant species, wild pine (Tillandsia fasciculata) was observed throughout the site and will be retained or relocated on site in accordance with the requirements of LDC section 3.04.03. The general provision for protection of listed plants is in CCME Policy 7.1.6. A letter from the Florida Master Site File dated December 20, 2016, list no previously recorded cultural resources on the subject property. The site will be subject to the requirement of accidental discovery of archaeological or historical sites as required by CCME Policy 11.1.3. The provision is also included in LDC section 2.03.07 E. The subject property is not located in any County wellfield protection zones. The proposed GMP amendment will have no effect on the requirements of the Conservation and Coastal Management Element. Native vegetation on site will be retained in accordance with the requirements of CCME Policy 6.1.1 and LDC section 3.05.07.] [Summer Araque, Principal Environmental Specialist, Environmental Planning Section Development Review Division] Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: Trebilcock Consulting Solutions, P.A. submitted a Traffic Impact Analysis (Exhibit E-3), dated May 9, 2016. Collier County Transportation Planning staff reviewed the Analysis and provide the following [bracketed] evaluation: [Capacity is available on County roadways to accommodate (traffic generated by) this development; therefore, the development is consistent with Policy 5.1 of the Transportation Element. The companion PUD document for this commercial project contains a developer commitment limiting the maximum number of p.m. peak hour two-way trips under any development scenario.] [Michael Sawyer, Project Manager Transportation Planning Section] Public Facilities Impacts: The petitioner submitted a Public Facilities Impact Report, dated March 1, 2017 (Exhibit E-1). Staff reviewed the Report and provide the following [bracketed] remarks: • Potable Water and Wastewater Treatment Systems: The average daily water demand and wastewater flow for the commercial project is estimated at 7,500 gallons per day (gpd); while 10,125 gpd is the estimated peak daily water demand and wastewater flow. [The project lies within the potable water and the south wastewater service areas of the Collier County Water- Sewer District. Water and wastewater services are readily available via existing infrastructure along the project’s frontage on Tamiami Trail East. System capacity must be confirmed at the time of development permit (SDP or PPL) review, and a commitment to provide service will be established upon permit approval.] [Eric Fey, P.E., Senior Project Manager Public Utilities Department] 17.B.1 Packet Pg. 2180 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 11 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict • Solid Waste Collection & Disposal: The solid waste disposal service provider is Collier County Solid Waste Management. The 2016 AUIR notes that the County projects more than 50 years of remaining landfill capacity [as does the 2017 AUIR]. • Stormwater Management System: Development will comply with the SFWMD and/or Collier County rules and regulations that assure controlled accommodation of stormwater events by both on-site and off-site improvements. • Park and Recreational Facilities: No adverse impacts to park facilities result from the proposed commercial development. • Schools: No impact on the demand for public school facilities result from the proposed commercial development. • Emergency Medical (EMS) and Fire Rescue Services: The subject property is located within the Greater Naples Fire District. [A fire station is collocated with EMS services provided by Collier County, located at 6055 Collier Blvd.] No adverse impacts to these safety services result from the proposed commercial development. NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05.F. was [duly advertised, noticed and] held on June 29, 2017, 5:30 p.m. at the Auditorium of Rookery Bay Reserve, located at 300 Tower Drive, Naples. This NIM was advertised, noticed and held jointly for this small-scale Growth Management Plan amendment petition and companion rezone petition. Approximately thirty-five people other than the applicant team (predominantly from neighboring communities of Imperial Wilderness RV Resort, Paradise Pointe RV Resort, East Trail RV Park, and Fiddler’s Creek) and County staff attended ‒ and heard the following information: The agent (Robert Mulhere) representing this applicant, provided a full description of the proposed changes to the group, including how the two companion requests (GMPA/PUDZ) cover the “office and retail” uses, consistent with C-3 district uses ‒ and self-storage warehousing [which is consistent with C-4 district uses]. Mr. Mulhere clarified no gas station is proposed. Some of the features specific to the project property were described, including size and location of the preserve, how combining the “more-lush”, type ‘D’ buffers with walls and berms will provide 8 ft. high lot line features, the shielding and directing of outdoor lighting, how certain uses would be prohibited from locating within 75 ft. of southern and eastern boundaries and, a 45-ft. height limitation. Some of the uses to be allowed on the property were discussed, including “ALF’s”, or Adult Living Facilities. An attendee asked about the number of living units that could be developed on the property. Mr. Mulhere explained how the County limitation is not acreage-based – so a maximum number cannot be given. Instead the County utilizes a Floor Area Ratio (FAR) for this calculation. Another asked if the type of adult living facilities proposed included a “CCRC”, or Continuing Care Retirement Community? It could, was the reply. Attendees discussed access to the subject site, hearing how commercial traffic will be using the (to-be-improved) local roadway located along the westerly boundary of the property (Creative Lane) for access to US 41. Options for parking and lighting were discussed. Speakers explained how seasonal residences near the site have their share of damages, break - ins and thefts – that will increase commensurate with the arrival of people visiting businesses locations here. Discussion surrounded security issues attributable to the new development, and 17.B.1 Packet Pg. 2181 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 12 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict were interested in hearing specific approaches designed to address these issues, and reduce the chances of increased crime. The applicant team responded how these potential probl ems could be addressed by specific measures in the PUD. The audience showed concern over the wide array of commercial uses [being] proposed. Mr. Mulhere explained no firm plans for any specific use or uses are in place. The landowner explained the lengthy list (of allowed uses) is needed to account for working with jurisdictional agencies like the South Florida Water Management District or Corps of Engineers, and requirements they may yet impose; and for marketing this small property to interested commercial end-users with viable projects. While no one present expressed opposition, several people showed interest in additional meetings between the applicant/applicant team and their neighboring communities’ groups. The information meeting was ended at approximately 6:20 p.m. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] FINDINGS AND CONCLUSIONS The following findings and conclusions result from the reviews and analyses of this request: • The property is presently zoned “A” and undeveloped. • There are no known historic or archaeological sites on the subject property, and environmental impacts from the proposed development do not pose concerns. • The infrastructure needed to serve the proposed development can be provided without related levels of service concerns. • This amendment introduces new commercial development, uses, and activities to a location where commercial development is not now planned. Though the subject property is not located within or adjacent to an Activity Center, it is located near other commercially-zoned land. • The proposed development is generally compatible with existing and allowed development on surrounding properties. • Based on data and analysis submitted for existing and potential commercial development within the study area for the subject property, the need for the commercial development contemplated by this amendment has been demonstrated. • A companion rezone petition has been submitted concurrent with this GMPA petition. LEGAL CONSIDERATIONS A copy of this Staff Report was provided to the Office of the County Attorney and has been approved as to form and legality. In addition to pertinent small-scale (GMP) amendment criteria in Florida Statutes, Section 163.3187 addressed above, the criteria for land use map amendments are in Section 163.3177(1), and 163.3177(6)(a)2. and 8., Florida Statutes. [HFAC] 17.B.1 Packet Pg. 2182 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 13 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict STAFF RECOMMENDATION Staff recommends that the Collier County Planning Commission forward Petition PL20160002771/CPSS-2016-2 to the Board of County Commissioners with a recommendation to approve for adoption and transmittal to the Florida Department of Economic Opportunity, subject to the below non-substantive edits (for proper code language, format, clarity, etc. only – not intended to change allowable uses, intensities, development standards or other items of substance). [Note: The petitioner has reviewed these recommended edits and has indicated they are acceptable.] Note: The entire subdistrict provisions are depicted below as new text, then reformatted to use single underline/ strike-through to depict staff-recommended changes Policy 1.5: [Page 10] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** *** *** text break *** *** *** *** *** C. URBAN ‒ COMMERCIAL DISTRICT *** *** *** *** *** text break *** *** *** *** *** 11. Orange Blossom/Airport Crossroads Commercial Subdistrict 12. Davis – Radio Commercial Subdistrict 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict 14. East Tamiami Trail Commercial Infill Subdistrict *** *** *** *** *** text break *** *** *** *** *** I. URBAN DESIGNATION [Page 25] *** *** *** *** *** text break *** *** *** *** *** Urban designated areas will accommodate the following uses: *** *** *** *** *** text break *** *** *** *** *** b. Non-residential uses including: *** *** *** *** *** text break *** *** *** *** *** 12. Commercial uses subject to criteria identified in the …Urban Commercial District, …Commercial Infill Subdistrict, Goodlette/Pine Ridge Commercial Infill Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, Logan Boulevard/ Immokalee Road Commercial Infill Subdistrict District, East Tamiami Trail Commercial Infill Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** *** text break *** *** *** *** *** C. Urban ‒ Commercial District [Page 67] *** *** *** *** *** text break *** *** *** *** *** East Tamiami Trail Commercial Infill Subdistrict This Subdistrict, comprising ± 5.8 acres, is located on the south side of Tamiami Trail East, approximately. 2.2 miles east of the intersection of Collier Boulevard and Tamiami Trail East, one- 17.B.1 Packet Pg. 2183 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) Agenda Item 9. ‒ 14 ‒ CPSS-2016-2 / PL20160002771 Torres Family Trust: Establishing the East Tamiami Trail Commercial Infill Subdistrict half mile southeast of Manatee Road, within Section 12, Township 51 South, Range 26 East. It is bounded to the east and south by the Imperial Wilderness RV Resort and to the west by the Marco Shores/Fiddler’s Creek PUD; it is depicted on the East Tamiami Trail Commercial Infill Subdistrict Map. The intent of this Subdistrict is primarily to provide for neighborhood commercial uses, to serve the emerging residential development in proximity to this Subdistrict as well as the traveling public, while providing for a transition from the higher intens ity uses permitted in the adjacent Marco Shores/Fiddler’s Creek PUD Business tract located to the west to the lower intensity uses permitted in the Imperial Wilderness RV Park located to the east and south of the Subdistrict. Allowable Uses in the Subdistrict shall be limited to up to 60,000 square feet of those uses permitted by right and by conditional use in the C-3, Commercial Intermediate, zoning district, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, and motor freight transportation and warehousing (SIC Group 4225, air conditioned, mini-self- storage warehousing only). The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses are those permitted by right and by conditional use in the C-3, Commercial Intermediate zoning district, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, and to an air conditioned and enclosed self -storage facility. b. The maximum floor area shall be limited to 60,000 square feet. The rezone for the East Tamiami Trail Commercial Infill Subdistrict shall is encouraged to be in the form of a Commercial Planned Unit Development (CPUD). The PUD will, and to incorporate the following conditions: a. Vehicular interconnection to, and/or shared Tamiami Trail East access with, the adjacent Fiddler’s Creek PUD Business Tract is encouraged., and a dDevelopment designed of the Subdistrict shall include provisions to provide for a such potential future interconnection and/or shared access. b. Outdoor amplified sound is prohibited, except in conjunction with an approved temporary use permit and in such limited cases shall be restricted to the hours of 11:00 a.m. to 8:00 p.m. *** *** *** *** *** text break *** *** *** *** *** FUTURE LAND USE MAP SERIES [Page 144] *** *** *** *** *** text break *** *** *** *** *** Vincentian Mixed Use Subdistrict Map Davis ‒ Radio Commercial Subdistrict Map Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map East Tamiami Trail Commercial Infill Subdistrict Map 17.B.1 Packet Pg. 2184 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.1 Packet Pg. 2185 Attachment: CPSS-16-2 CCPC Staff_Report_FNL (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.3 Packet Pg. 2186 Attachment: Ordinance - 052418 (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.3 Packet Pg. 2187 Attachment: Ordinance - 052418 (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.3 Packet Pg. 2188 Attachment: Ordinance - 052418 (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.3 Packet Pg. 2189 Attachment: Ordinance - 052418 (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.3 Packet Pg. 2190 Attachment: Ordinance - 052418 (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.3 Packet Pg. 2191 Attachment: Ordinance - 052418 (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.3 Packet Pg. 2192 Attachment: Ordinance - 052418 (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) 17.B.4 Packet Pg. 2193 Attachment: ND-2017198_Posted Ad_5.23.2018 (5302 : East Tamiami Trail Subdistrict Small Scale Amendment) APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY. GROWTH MANAGEMENT PLAN APPLICATION NUMBER PRE -APPLICATION CONFERENCE DATE. DATE SUFFICIENT DATE RECEIVED 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 E. Torres, Manager Company Torres Family Holdings, LLC Address 7742 Alico Road City Fort Myers State Florida Zip Code 33912 Phone Number 239-208-4079 Fax Number 239-334-1399 B. Name of Agent * Robert J. Mulhere, FAICP, VP, Planning & Business Development 0 THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Hole Montes Inc Address 950 Encore Way City Naples State Florida Zip Code 34134110 Phone Number 239-254-2000 Fax Number 239-254-2099 Name of Agent * Richard D. Yovanovich, Esquire Company Coleman Yovanovich & Koester, P.A. .Address 4001 Tamiami Trail North Suite 300 City Naples State Florida Zip Code 34103 Phone Number 239-435-3535 Fax Number 239-435-1218 C. Name of Owner (s) of Record Torres Family Holdings, LLC Address 7742 Alico Road City Fort Myers State Florida Zip Code.33912 Phone Number 239-208-4079 Fax Number 239-334-1399 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. 11. 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. Name and Address 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 Torres Family Holdings, LLC 7742 Alico Road Fort Myers, FL 33912 David E. Torres Revocable Trust 33.3% Sergio F. Torres 33.3% Andres F. Torres 33.3% If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Date of Contract: 2 F.' If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address G. Date subject property acquired (x) leased ():12-20-2012 Term of lease-yrs./mos. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Ill. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION See Attachment "A" Warranty Deed B. GENERAL.LOCATION 14050 Tamiami Trail East, Naples, FL 34114, south side of Tamiami Trail East approximately 2.2 miles east of the intersection of Collier Boulevard and Tamiami Trail East. C. PLANNING COMMUNITY Royal FakaPalm E. SIZE IN ACRES 5.76 D. TAZ 343.3 F. ZONING A G. SURROUNDING LAND USE PATTERN See Exhibit "B-1" Future Land Use Map H. FUTURE LAND USE MAP. DESIGNATION (S) Urban Coastal Fringe Subdistrict, Coastal High Hazard Area (CHHA) IV. TYPE OF REQUEST: - A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: . Housing Element Traffic Circulation Sub -Element Aviation Sub -Element Sanitary Sewer Sub -Element Solid Waste, Sub -Element Capital Improvement Element X Future Land Use Element Immokalee Master Plan 3 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) 67 OF THE FUTURE LAND USE ELEMENT AS FOLLOWS: (Use S e-#ia 96Vh-to identify language to be deleted; Use Underline to identify language to be added). Attach additional* pages if necessary: See Exhibit "A", adding Subdistrict name in Policy 1.1.13; within the Urban Designation; and in the Future Land Use Map Series C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Urban Mixed Use District, Urban Coastal Frin�ae Subdistrict TO Urban Commercial District East Tamia i Trail Commercial Infill Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) FLUM E. DESCRIBE ADDITIONAL CHANGES REQUESTED: N/A V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1"=400'. At least one copy reduced to 8- 1/2 x 1.1 shall be provided of all aerials and/or maps. A. LAND USE Exhibit A-1 Provide general location map showing surrounding developments (PUD, DRI's,.existing zoning) with subject property outlined. Exhibit A-2 Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit A-3 Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION Exhibit B-1_ 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 C-1 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 C-1 ' Provide a summary table of Federal (US Fish & Wildlife Service)' and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.),Identify historic and/or archaeological sites on the subject property. 4 D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N is the proposed amendment located in an Area. of Critical State Concern? (Reference 9J -11.006(1)(a)(5), F.A.C.). If so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-11-.006(1)(a)7.a, F.A.C.) Y Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1) (c), F.S. ? (Reference 9J-11,006(1) (a)7.b, F.A.C.) N 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. Exhibit D-1 Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-11.007, F.A.C.) E. PUBLIC FACILITIES 1. Exhibit E-1 Provide the existing LeveI of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit E-1 Potable Water Exhibit E-1 Sanitary Sewer Exhibit *E-3 Arterial & Collector. Roads; Name specific road and LOS See TiS Exhibit E-1 Drainage Exhibit E-1 Solid Waste Exhibit E-1 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 E-2 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 E-1 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. 5 F. OTHER Identify the following areas relating to the subject property: Exh. F-1 Flood zone based on Flood'Insurance Rate Map data (FIRM). N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) N/A Traffic Congestion Boundary, if applicable Y 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 NIA $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal.. (Plus proportionate share of advertising costs) Yes $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) Yes Proof of ownership (copy of deed) Yes Notarized Letter of Authorization if Agent is not the Owner (See attached form) Aft. A 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. LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Robert.!, Mulhere, FAICP, Vice President Planning and Buslness. Development, Hole Montes Inc and Richard Yovanovich, Esqulre Coleman Yovanovich & Koester, P,A, .to serve as my Agents in a request to amend the Collier County -Growth Management Plan affecting property Identified in this Application. Signed: %0'gs Family Holdings, LLC Date: --TIT-/�. (Name of Owner(s) of Record) I hereby certify that I have the authority to make the fore Ing a lication nd 7e ap catlon Is true, correct and complete to the best of my knowledge, / ./� 11 0 nt Name -Iyl: "ed or Printed STATE OF (FLORIDA ) COUNTY OF ( ) oar, su scribed before me this � day of , , 2016 MY COMMISSION EXPIRES: i ry Public g,�ocr o� NotarY public SWO of Florida Msrltza Agulor MY commloelon FF 00161 CHO-PU ONE Of THE FOLLOWING: o wa Cxp►ws iglo012017 who Is personally known to me, . who has produced.. as identlfication and �dld take an Oath did not take and Oath NOTICE - BE.AWARE THAT: Florida Statute Section 837,06 - Faise.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 I 7 r INSTR 4780016 OR 4869 PG 2269 RECORDED 12/27/2012 11:15 AM PAGES 3 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA Doc@.70 $525.00 REC $27.00 CONS $75,000.00 THIS INSTRUMENT PREPARED BYt James D. Vogel, Esq, Fla. Bar No, 0051373 Vogel Law Office, P.A. Suite B, Midwest Title 131dg, 3936 Tamlaml Trail North Naples, Florida 34103 (239) 262-2211 PR13PAItATION ONLY WITHOUT OPINION WARRANTY DEED TH,YS WARRANTY DEED made the 20th day of December, 2012, by TUCKER P. ROONEY and MARIE D. ROONEY, husband and wife, hereinafter called the GRANTOR, to TORRES FAMLYHOLDINGS, LLC, aFlorida limited liability company, hereinafter called the GRANTEE, whose post office address is 3921 Prospect Avenue, Naples, Florida 34104. (Whereverused herein the term "gr r' `'�i 11 the parties to this instrument and the heirs, legal representatives ( 1gt'is of the indivs s d the successors and assigns of corporations), WITNESSETH: Th t tli grantor, r in con 'deratioof he stun of $10.00 and other valuable considerations, re eip b 1 he eby grants, bargains, sells, aliens, remises, releases, c nv d o i" s e a ee all hat certain land situate in Collier County, Florida, A E ATTACHED E " Property I.D.: 00737000 1© TOGETHER with all the tenem ' is and appurtenances thereto belonging or in anywise appertaining. TO HAVE AND TO HOLD the some in fee simple forever, AND the grantorherebycovenants with said grantee thatthe grantor is lawfullyseized ofsaid land in fee simple; that the grantorhas good right and lawful authorityto sell and convey said land; that the grantor bereby fully warrants the title to said land and will defend the same againstthe lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2012; zoning, building code and other restrictions imposed by governmental authority; outstanding 'oil, gas and mineral interests of record, if any; and restrictions and easements ofrecord. G'1FJ MIA16021121d7 W0IM4 ATTACHMENT "A" OR 4869 PG 2270 IN Wr NESS WHEREOF, the said grantorhas signed and scaled these presents the day and year first above written, Signed, sealed and delivered in our presence: Witnesses: {Sig (Print N e) a o MIMMUMN M'I'mr-TI �l.fa �` or (Print Name, STATE OF PhOffiDA- N COUNTY OF GAf.,t..-A,,1.-"1.. - The foregoing Warrad ed was ackr 2012, by TUCKER P. AO who is Florida Drivers License f )a 'dentia a . e �0 ONEY t� ZU plos 20th day of December, meor who has ' produced Sigture of Notary JEANNE PARKINSON STATE OF FBORh4 Ne.wo OZ3 e� Notary Mile COUNTY OF &BA-;L-t`E-M— p ear State of New Jersey FMyICOMMINSIon Expires Jun 10, 2017 The foregoing Warranty Deed was acknowledged be ore met is t y e e jr. 2012; by MARIE D. ROONEY, who is personally known to me or who bas produced Florida Drivers License as identification. Sir o<'Noiary JEANNE PARKINSON Notary Public L1F7L831t6U60111YliTdecd 01,wpd State of New Jersey My Commission Expires Jun 10, 20f 7, �* OR 4869 PG 2271" STARTING AT THE NORTHWEST CORNER OF THE PROPERTY AT THE INTERSECTION OF THE SOUTH RIGHT-OF-WAY OF U.S. 41 AND THE WEST UNE OF SECTION 12, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; AND PROCEEDING SOUTHERLY ALONG THE SECTION LINE FOR APPROXIMATELY 870 FEET, THENCE EASTERLY FOR 330 FEET, THEN NORTHERLY FOR 660 FEET, THENCE WESTERLY ALONG U.S. 41 SOUTHERLY RIGHT- OF-WAY IGHTOF-WAY FOR APPROXIMATELY 390 FEET TO THE POINT OF BEGINNING, LESS AND EXCEPT THE FOLLOWING , DESCRIBED PARCEL; COMMENCING AT THE INTERSECTION OF THE WEST LINE OF SECTION 12, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA AND THE SOUTHEASTERLY RIGHT-OF-WAY OF U.S. 41; RUN SOUTH 54024'20" EAST'377.86 FEET ALONG SAID RIGHT-OF-WAY LINE TO THE POINT OF BEGINNING; CONTINUE ALONG SAID RIGHT -Or -WAY UNE 12,14 FEET; THEN 9 01'20" WEST 100.00 FEET; THENCE NORTH 88°58'40" WEST 10.00 FEET; THENCE NORTH1 ° T CVI8 TO THE POINT OF BEGINNING. WILES A1602V 2147We°d 01 wpd ATTACHMENT "B" EAST TAMIAMI TRAIL INFILL SUBDISTRICT JUSTIFICATION AND SUPPLEMENTAL INFORMATION Existing Conditions and Surrounding Land Uses The subject property is located on the south side of Tamiami Trail East approximately 2.2 miles east of the intersection of Collier Boulevard and Tamiami Trail East. The property contains 5.8± acres, is within the Urban Mixed Use District and Urban Coastal Fringe Subdistrict (see SSGMPA Attachment "A" for the legal description of the subject parcel) and within the Coastal High Hazard Area. The parcel is zoned A Agriculture. The surrounding lands are designated and zoned as follows: North: Tamiami Trail East (6 -lane arterial), beyond that, Walnut Lakes Residential PUD; FLUE Designation — Urban Mixed Use District, Urban Residential Subdistrict East: Imperial Wilderness RV Park, Zoned TTRVC; FLUE Designation — Urban Mixed Use District, Urban Coastal Fringe Subdistrict South: Imperial Wilderness RV Park, Zoned TTRVC; FLUE Designation — Urban Mixed Use District, Urban Coastal Fringe Subdistrict West: Fiddlers Creek PUD/DRI Undeveloped Business Commercial Tract; FLUE Designation — Urban Mixed Use District, Urban Coastal Fringe Subdistrict Requested Changes This proposed SSGMPA would change the designation from Urban Mixed Use District, Urban Coastal Fringe Subdistrict to Urban Commercial District, East Tamiami Trail Infill Subdistrict. This will require amending both the FLUE and the FLUM. Justification for Request The subject property, along the west property line, is adjacent to a recorded 60' ROW easement (Creative Lane) and then the commercially zoned Fiddler's Creek PUD/DRI Business District. The Subdistrict is generally consistent with the Office and In -fill Commercial Subdistrict provisions and limitations, please see the analysis, below. 5. Office and In -fill Commercial Subdistrict The intent of this Subdistrict is to allow low intensity office commercial or infill commercial development on small parcels within the Urban Mixed Use District located along arterial and collector roadways where residential development, as allowed by the Density Rating System, may not be compatible or appropriate. Lower intensity office commercial development attracts low traffic volumes on the abutting roadway(s) and is generally compatible with nearby residential and commercial development. The criteria Page 1 of 6 H:\2016\2016009\WP\SSGMPA\Resubmittal\Attachment B - Justification and Supplemental Information (3-1-2017).docx listed below must be met for any project utilizing this Subdistrict. For purposes of this Subdistrict, "abuts" and "abutting" excludes intervening public street, easement (other than utilities) or right-of-way, except for an intervening local street; and "commercial" refers to C-1 through C-5 zoning districts and commercial components of PUDs. a. The subject site is in the Urban-Mixed Use District. The subject site is in the Urban Mixed Use District, Urban Coastal Fringe Subdistrict. b. The subject site abuts a road classified as an arterial or collector on the Collier County Functional Class Map, as adopted in the Transportation Element. The Subdistrict is located along Tamiami Trail Fast, a major arterial roadway, where residential development is not compatible or appropriate. The Subdistrict limits the subject site to lower intensity commercial development, which generates low traffic and will be compatible with adjacent land uses. c. A rezone to commercial zoning is requested for the subject property in its entirety, up to a maximum of 12 acres. For a property greater than 12 acres in size, the balance of the property in excess of 12 acres is limited to an environmental conservation easement or open space. Under this provision, "open space" shall not include water management facilities unless said facilities are incorporated into a conservation or preservation area for the purpose of enhancement of the conservation or preservation area. The subject property is less than 12 acres in size (5.8±_ acres). d. The site abuts commercial zoning: (i) On one side and that abutting commercial site is not within an infill Subdistrict in the Urban Mixed Use District or the Urban Commercial District; or, The site abuts commercial zoning on the west side (commercial tract within the Fiddler's Creek PUDIDRI) and that abutting commercial site is not within an infill Subdistrict in the Urban Mixed Use District or the Urban Commercial District. (ii) On both sides. N/A e. The abutting commercial zoning may be in the unincorporated portion of Collier County or in a neighboring jurisdiction. The abutting commercial zoning is in unincorporated Collier County. f. The depth of the subject property in its entirety, or up to 12 acres for parcels greater than 12 acres in size, for which commercial zoning is being requested, does not exceed the depth of the commercially zoned area on the abutting parcel(s). Where the subject site abuts commercial zoning on both sides, and the depth of the commercially zoned area is not the same on both abutting parcels, the Board of County Commissioners shall have discretion in determining how to interpret the depth of the commercially zoned area which cannot be exceeded, but in no case shall the depth exceed that on the abutting property with the greatest depth of commercial area. This discretion shall be applied on a case-by-case basis. The subject parcel is deeper by approximately 100 feet than the abutting Page 2 of 6 H:\2016\2016009\WP\SSGMPA\Resubmittal\Attachment B - Justification and Supplemental Information (3-1-2017).docx commercial parcel. The applicant is proposing (through the associated PUD rezoning application) that portion of the site be limited to preserve uses. g. Project uses are limited to office or low intensity commercial uses if the subject property abuts commercial zoning on one side only. For property abutting commercial zoning on both sides, the project uses may include those of the highest intensity abutting commercial zoning district. The subject parcel abuts commercial zoning on one side only. Proposed uses are generally C-1 to C-3 uses, with the addition of one C-4 use, mini-self-storage warehousing. The use is prohibited (as are several others) in the associated PUD from locating within 100 feet of the abutting TTR VC zoned property to the east. h. The subject property in its entirety was not created to take advantage of this provision, evidenced by its creation prior to the adoption of this provision in the Growth Management Plan on October 28, 1997. The subject property was not created to take advantage of this provision as the parcel has existed in its present configuration prior to October 28, 1997. i. For those sites that have existing commercial zoning abutting one side only: (i) commercial zoning used pursuant to this Subdistrict shall only be applied one time and shall not be expanded, except for aggregation of additional properties so long as all other criteria under this Subdistrict are met; and, The commercial zoning has not been previously applied and will not be expanded beyond this site. (ii) uses shall be limited so as to serve as a transitional use between the commercial zoning on one side and non-commercial zoning on the other side. Uses were limited as indicated previously so that only office-type uses are allo wed with in 100 feet of th e TTR VC zon ed site to th a east. Wh ile TTR VC is generally considered a commercial zoning district, for purposes of this specific policy, it is not. j. For those sites that have existing commercial zoning abutting both sides, commercial zoning used pursuant to this Subdistrict shall only be applied one time and shall not be expanded, except for aggregation of additional properties so long as all other criteria under this Subdistrict are met. N/A k. Lands zoned for support medical uses pursuant to the "1/4 mile support medical uses" provision in the Urban designation shall not be deemed "commercial zoning" for purposes of this Subdistrict. N/A 1. Land adjacent to areas zoned C-1/T on the zoning atlas maps, or other commercial zoning obtained via the former Commercial Under Criteria provision in the FLUE, shall not be eligible for a rezone under the Office and Infill Commercial Subdistrict, except through aggregation as provided in Paragraphs i. and j. above. N/A in. For purposes of this Subdistrict, property abutting land zoned Industrial or Industrial PUD, abutting lands zoned for Business Park uses pursuant to the Page 3 of 6 H:\2016\2016009\WP\SSGMPA\Resubmittal\Attachment B - Justification and Supplemental Information (3-1-2017).docx Business Park Subdistrict, or abutting lands zoned for Research and Technology Park uses pursuant to the Research and Technology Park Subdistrict, shall also qualify for commercial zoning so long as all other criteria under the Office and Infill Commercial Subdistrict are met. N/A n. At time of development, the project will be served by central public water and sewer. Public water and sewer are available. o. The project will be compatible with existing land uses and permitted future land uses on surrounding properties. Allowable uses shall be limited in order to serve as a transition between the commercial zoning on one side and non-commercial zoning (TTRVC) on the other side. The Subdistrict is compatible with existing land uses and permitted future land uses on surrounding properties. p. The maximum acreage eligible to be utilized for the Office and Infill Commercial Subdistrict within the Urban Mixed Use District is 250 acres. N/A Collier County limits density and expenditure of public funds within the Coastal High Hazard Area (CHHA). Commercial uses will not add population within the CHHA, and the subject site is within a developed area where public facilities currently exist. Statutory Requirements Florida Statutes, Chapter 163.3177, sets forth criteria for evaluating amendments to comprehensive plans. Please see an analysis of how the proposed amendment complies with these criteria, below. 163 3177 Required and optional elements of comprehensive plan; studies and surveys, (6) In addition to the requirements of subsections (1)-(5), the comprehensive plan shall include the following elements:... (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 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. A Commercial Needs Analysis is provided with this application demonstrating the need for additional commercial acreage in this area of Collier County. b. The projected permanent and seasonal population of the area. Commercial land uses do not add population. Page 4 of 6 H:\2016\2016009\WP\SSGMPA\Resubmittal\Attachment B - Justification and Supplemental Information (3-1-2017).docx c. The character of undeveloped land. The site is suitable for development as demonstrated by the environmental data summary provided with this application. d. The availability of water supplies, public facilities, and services. Services are available and there is sufficient capacity to accommodate the development allowed by the proposed Subdistrict. Please see the Public Facilities Report and the Transportation ImpactAnalysis included with this application. 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. N/A f. The compatibility of uses on lands adjacent to or closely proximate to military installations. N/A g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. N/A h. The discouragement of urban sprawl. The subject site is within a developed area of Collier County that has public services (utilities, roadways, etc.) available. Therefore the proposed Subdistrict does not encourage urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. Please see the Commercial Needs Analysis. j. The need to modify land uses and development patterns within antiquated subdivisions. N/A 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. Services are available and there is sufficient capacity to accommodate the development allowed by the proposed Subdistrict. Please see the Public Facilities Report and the Transportation Impact Analysis included with this application. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. The site is suitable for development as demonstrated by the environmental data summary provided with this application. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. A Commercial Needs Analysis is provided with this application demonstrating the need for additional commercial acreage in this area of Collier County. Additionally, the proposed amendment may be adopted as a small-scale amendment, pursuant to Chapter 163.3187 of Florida Statutes, please see below. Page 5 of 6 H:\2016\2016009\WP\SSGMPA\Resubmittal\Attachment B - Justification and Supplemental Information (3-1-2017).docx 163.3187 Process for adoption of small-scale comprehensive plan amendment.— (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer and: The subject site contains 5.8± acres. (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. The County has not reached the 120 acre limit. (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, -and are adopted simultaneously with, the small scale future land use map amendment shall be permissible under this section. The amendment is site-specific and text changes are related directly to the subject site. (d) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). The subject site is not within an area of critical state concern. Commercial Needs Overview A Commercial Needs Analysis is provided as supporting data and analysis for the need for additional commercial acreage within this portion of Collier County. Environmental Overview See the Environmental Data Summary prepared by Passarella and Associates. Traffic/Transportation Overview See the Traffic Impact Analysis prepared by Trebilcock Consulting Services. Conclusion The request to create the East Tamiami Trail Infill Subdistrict is justified and will better serve the needs of the community than the existing zoning or potential residential zoning on the subject site. Page 6 of 6 H:\2016\2016009\WP\SSGMPA\Resubmittal\Attachment B - Justification and Supplemental Information (3-1-2017).docx ATTACHMENT C EAST TAMIAMI TRAIL COMMERCIAL SUBDISTIRCT LEGAL DESCRIPTION Starting at the Northwest Corner of the property at the intersection of the South Right-of-way of U.S. 41 and the West line of Section 12, Township 51 South, Range 26 East Collier County, Florida, and proceeding Southerly along the Section Line for approximately 870 feet, thence Easterly for 330 feet, thence Northerly for 660 feet, thence Westerly along U.S. 41 Southerly Right-of-way for approximately 390 feet to the point of beginning, less and except the following described parcel: Commencing at the intersection of the west line of Section 12, Township 51 South, Range 26 East Collier County, Florida, and the Southeasterly Right-of-way of U.S. 41; run South 54°24'20" East 377.86 feet along said Right-of-way line to the point of beginning; Continue along said Right-of-way Line 12.14 feet; thence South 1'01'20" West 100.00 feet, thence North 88°58'40" West 10.00 feet; thence North 1°01'20" East 106.89 feet to the point of beginning. HA2016\2016009\WP\SSGMPA\2nd Resubmittal\ATTACHMENT C Legal Description.docx 10.14 4411,61 PROPOSED GMPA AMENDMENT LANGUAGE Insert in FLUE on Page I 1 Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for:... B. URBAN - COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict 3. Livingston/Pine Ridge Commercial Infill Subdistrict 4. Business Park Subdistrict 5. Research and Technology Park Subdistrict 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict 7. Livingston Road Commercial Infill Subdistrict 8. Commercial Mixed Use Subdistrict 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Infill Subdistrict 11. Orange Blossom/Airport Crossroads Commercial Subdistrict 12. East Tamiami Trail Commercial Infill Subdistrict Insert in FLUE on Page 49 19. East Tamiami Trail Commercial Infill Subdistrict This Subdistrict, comprising_ ± 5.76 acres, is located on the south side of Tamiami Trail East, approximately 2.2 miles east of the intersection of Collier Boulevard and Tamiami Trail East within Section 12, Township 51 South, Range 26 East. It is bounded to the east and south by the Im-,perial Wilderness RV Resort and to the west by the Marco Shores/Fiddler's Creek PUD. It is depicted on the East Tamiami Trail Commercial Infill Subdistrict Map. The intent of this Subdistrict is primarily to provide for neighborhood commercial uses, to serve the emergingresidential development inroximity to this Subdistrict as well as the traveling public, while providing_for a transition from the higher intensity uses permitted in the adjacent Fiddler's Creek PUD Business tract to lower intensity uses in the Imperial Wilderness RV Park located to the east and south of the Subdistrict. Page 1 of 2 H:\2016\2016009\WP\SSGMPA\3rd Resubmittal\Exhibit A GMPA Amendment Language (1-22-2018).docx Allowable Uses in the Subdistrict shall be limited to up to 60,000 square feet of those uses permitted by right and by conditional use in the C-3, Commercial Intermediate zoning district, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, excluding Automotive vehicle dealers (5511); Drinking_ places (5813); Homeless shelters, and Soup Kitchens. In addition, motor freight transportation and warehousing (SIC Group 4225, air conditioned, mini -self -storage warehousing only) shall be permitted. The rezone for the East Tamiami Trail Commercial Infill Subdistrict shall be in the form of a Commercial Planned Unit Development CPUD). The PUD will incorporate the following conditions: 1. Vehicular connection and shared Tamiami Trail access with the adjacent Fiddler's Creek PUD Business Tract is encouraged. Development design of the Subdistrict shall include provisions for a potential future interconnection and/or shared access. 2. Outdoor amplified sound is prohibited, except in conjunction with an approved temporary use permit and in such limited cases shall be restricted to the hours of 11:00 a.m. to 8:00 p.m. 3. No single use may exceed 45,000 square feet of gross leasable area. Insert in FLUE on Page 145 FUTURE LAND USE MAP SERIES East Tamiami Trail Commercial Infill Subdistrict Page 2 of 2 H:\2016\2016009\WP\SSGMPA\3rd Resubmittal\Exhibit A GMPA Amendment Language (1-22-2018).docx kToalA FA" A -. ,k"�Tt:iA� f . e 4� ID */ r Belle Meade c��=- s�raUr LYFi 5 .,o I SUBJECT PARCEL Old Marco Juj--ction PROJECT LOCATION SCALE. V= 5000 7 G*STFR 2 0 8 i �CT o PUD ',-: 000000'-000 0000 DED CP WALNUT LAKES \ 00000000UJ J00❑❑ ❑` ❑❑ 0000000171-� ❑-100000000 QoI ❑70❑0 ❑❑p o❑S❑u ❑ ❑ 0❑ 0 0 00 1111--:❑ [1❑11011❑❑ ❑ rafLN�ILDOE ❑❑ ❑ 1111 ❑: ❑ H❑ 11110 00 SUP 117rT PARCEo ? ❑❑❑0000 p❑0 0110a.D 10❑ 1000D L- 0 A _ T` ❑❑❑ a❑00 u ❑❑❑❑❑❑❑❑ — ��'� 1111 o❑❑❑ ❑ 00000000_ 0000,000: xgE100 000 0 11110 1111❑❑ B£�tECT/ J p AEpUGE ❑ 000000 f I r CATT1 Indian Key LN P cr lu `� i 00❑ EE]" Andrea LN O I BOBCAj J I \ \ �. — � I �~ (/7 �l C"2-- --Kathy LN. ANILE"CIR - -- \ nG. TTRUC °D I i U -` I,wclf\\ oIMPERIAL \ i PUD \\� WILDERNESS \. C2 PARADISE POINT `PUD I R.V. RES ORI 0 _�- �-� `�- FIDDLER'S CREEK y;�°/ / :' � \ A \� A —,(FORMALLY KNOWN AS N. MARCO SHORES, UNIT 30) } PUD CHARLEE ESTATET7 T lop I I E ! I `I I LOCATION MAP 0 800 SCALE: V = 800' EXHIBIT A-1 DESIGNED BY PNM DATE 2 2°" EAST TRAIL COMMERCIAL INFILL SUBDISTRICT HOLE MONTES ENGINEERS PLANNERSSURVEYORS Naples, 950 ay Phone: (239) 254-2000 Florida Certificate of Authorization No.1772 GENERALIZED LOCATION MAP CAD FIE NAME 2016.009_MSt DRAWING NO. A-1 DRAWN BY DATE MSK 2 2017 CHECKED BY DATE 2°17 RM 2/20 PROJECT NO. 2016.009 SHEET NO. 1 OF 1 VERTICAL. SCALE HORIZONTAL SCALE V 5 ��hni� yti-2 .. _ _.... - ..'(. G _ —�✓ - #- a ~ ^�' PUD _ ��,., kk'i1,,��,j�.s7ix r �R 1WittieYatsL 5 r :' +;«'�•Z-w�wT, .ter.. __ - _ 3R aid.... W 0 n Z �– �� '1'''i�.. f:!.. :. W 'R- Wr .- TREASURE COVE CIR17- r WALNUT LAKES _ `:• ^.-•IIS ---- - , - Ci Li 7'.: `�-R �_`',4`t7'.r 7.1+' ^ tel/ A t MH,_^ _ �4+r 1 :,,�f :+:''�� .� n Su^ loaf L.N. ti• t• r.;n+;" �,� , u�v"�.kt 1 NLAKF-CT , r FESTER Cr _ 1 ZG — �- .�,`�,_,-•C, + t '' tii..�.'.=? � N..{:i r 3 I'9� � �� \ . _ � - �r l'_t- - m ..__.. �� . ' , ".man 4 ,.•r1 � ,.� - .. 'lu! 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PNM 2 2017 950 Encore Way DRAWN BY DATE EAST TRAIL COMMERCIALjjj�M Naples, FL. 34110 SUBJECT PARCEL 2016.009 Mst A-2 MSK 2/2017 Phone: (239) 254-2000 CHECKED BY DATE PROJECT NO. SHEET NO. RM 2/2017 INFILL SUBDISTRICT HOLE MONTES Florida Certificate of AERIAL OVERLAY VERTICAL SCALE HORIZONTAL SCALE ENGINEER& PLANNERSSURVEYORS Authorization No.1772 2016.009 1 OF 1 i �,EST�RNorth 3v O� East y' lu South West Land Use PUD— Walnut Lakes I Tanuami Trail. NE and SF residential PUD — CT , oJJ 'v 4 , Wa: -.- PUD .....-..-. WALNUT LAKES Lu m [� MIRROR�LAK� CT O Sugar Loaf LN _ z 0 u 0j1NTp�y Ml l - A CT ; cArz° „i intkan Key ix _ ... sand w o Andrea LN C � I'Wft LN Jart�s RD - TTRVC ! PUD � � MH {3} WII.DERNESS C2 PARADISE POINT R.V.RESORTr- A PUD�:�'� C2- CHARLEE ES ATE�� - - - —Achill DR _ 9 S a �', ZONING MAP SCALE: 1" = 800' 0 800 DEIGNED BY DALE CAD FSE NAME ORAYANG NO. � PNM 2 2017 950 Encore Wa A DRAM BY DA 2 20,; EAST TRAIL COMMERCIAL Naples, FL. 34110 2016.009-Mst — CNECKED6Y DAA INFILL SUBDISTRICT Phone: {239> 254-2000 ZONING MAP — RM 2 2017 HOLE MONTES Florida Certificate of PROJECT NO. SHEET NO. VERnca. scuE HORIZONTAL SCALE ENGINEMPLANNERHURVEYORS Authorization No.1772 2016.009 1 of 1 FUTURE LAND USE MAP SCALE: 1" = 800' 0 800 950 Encore Way EAST TRAIL COMMERCIAL*m Naples, FL. 34110 Phone: (239) 254-2000 INFILL SUBDISTRICT HOLE MONTES Florida Certificate of ENGINEERS PLANNERS6URVEYORS Authorization No.1772 thy LN C2 FUTURE LAND USE MAP EXHIBIT B-1 CAO FIE NAME. DRAWNG NO. 2016.009—Mst B-1 PROJECT NO. SHEET NO. 2016.009 1 of 1 URBAN DESIGNATION URBAN RESIDENTIAL SUBDISTRICT URBAN RESIDENTIAL FRINGE SUBDISTRICT URBAN COASTAL FRINGE SUBDISTRICT igar loaf LN NOTE: THE SUBJECT PARCEL MH IS LOCATED WITHIN THE COASTAL HIGH HAZARD AREA thy LN C2 FUTURE LAND USE MAP EXHIBIT B-1 CAO FIE NAME. DRAWNG NO. 2016.009—Mst B-1 PROJECT NO. SHEET NO. 2016.009 1 of 1 ELEMENTARY GREATER NAPLES FIRE DISTRICT , -~ SCRWTP , PUBLIC SERVICE FACILITIES NOTES = SCHOOL T . ,° f LEY �(5.3+- Miles)ELEMENTARY ■ _ SHOO%-"" -�; I FIRE DISTRICT 1. POLICE PROTECTION IS PROVIDED _ . • . \ ! y'. I r BY COLLIER COUNTY SHERIFF'S vigh�� ` � DESIGNATION LINE OFFICE. h jr": �. i' I _ I I 2. FIRE PROTECTION IS PROVIDED BY /SCWRF_,. GREATER NAPLES FIRE DISTRICT. �i - I 3. THERE ARE NO WELLFIELDS WITHIN SHERIFF FACILITY EMS ACILrtY � n I � � � I � � i OR IN CLOSE PROXIMITY TO THE BFIRESTATION NAPLES NANORSUBJECT PROPERTY. eLYHICH i 4. THE SUBJECT PROPERTY IS SCHOOL I I LOCATED WITHIN THE COUNTY'S LEL: ESO T, T . ( COASTAL HIGH HAZARD AREA. LI II RARKSIDE . -� _ . ■ ELEMENTARY ✓ 1 ..._.. -- -__ __-i -__ l-- _.. SCHOOL I —;L _ 2MILE- ', COLLIER COUNTY FIRE GREATER NAPLES FIRE DISTRICT O;^',i I I • I I I 1 MILE ---I i I 4rII ••,+�y5-"�.�---/�',.^..', I ." , EAS FACILTY a MANATEE E STATION- MIDDLE COLLIER COUNTY FIRE SCHOOL BFIRE a MANATEE —. �• t _ ELEMENTARY - y SCHOOL SUBJECT PARCEL --------- --- - - 1 MY GREATER NAPLES FIRE DISTRICT -i- � I ,✓ ISLE OF CAPRI FIRE It PUBLIC FACILITIES MAP SCALE: V=4000' 0 x000 EXHIBIT E-2 wmmmmw DESIGNED BY DATE CAD FILE NAME DRAWING NO. PNM WN BY DATE EAST TRAIL COMMERCIAL Naples, FL. 34110 PUBLIC SERVICE 2016.009_Mst C 2 2017 950 Encore Way C -2 DRA MS 2/2017 Phone: (239) 254-2000 CHECKED BY DATE PROJECT NO. SHEET NO. RM 2/2017 INFILL SUBDISTRICT HOLE MONTES Florida Certificate of FACILITIES MAP VERTICAL SCALE HORIZONTAL SCALE ENGINEER9PLANNERHURVEYORS Authorization No.1772 2016.009 1 OF 1 A AS NOTED > Cr, m AE Aci LOCATED IN COLLIER COUNTY, FL SECTION 12, TOWNSHIP 51 S, RANGE 26 EAST SUBJECT PARCEL IN FLOOD ZONE AE FIRM PANEL # 12021 C0616H FIRM DATA MAP SCALE: 1"=800• 1 0 EXHIBIT F-1 DESGNED BY PYM DATECAD 201 EAST TRAIL COMMERCIAL , Naples, 950 EFL. r341y10 RE NAME 2016.009-Mst DRAWING No. F-1 DRAWN DAIS 2017 INFILL Phone: (239) 254-2000 HOLE MONTES Florida Certificate of ENGINEMPLANNERSSURVEYORS Authorization No.1772 FIRM DATA MAP a� BY DATE RM 2 2017 PROJECT 2016.009 1 OF 1 WMAL sCAu: HORIZONTAL SCALE MIA ec unTFn TABLE OF CONTENTS Page Introduction.................................................................................................................................... l Vegetation Associations and Land Uses............................................................................. ........ I Soils...............................................................................................................................................5 JurisdictionalWetlands..................................................................................................................7 ListedSpecies................................................................................................................................7 References...................................................................................................................................... 8 LIST OF FIGURES Page Figure 1. Project Location Map.............................................................................................2 Figure 2. FLUCFCS and Wetlands Map...............................................................................3 Figure3. Soils Map........................................................................................................ ....6 ii LIST OF TABLES Page Table 1. Existing Land Use and Cover Summary................................................................4 Table 2. Soils Listed by the NRCS......................................................................................7 Table 3. Wetland Acreages by FLUCFCS Code..................................................................7 iii LIST OF EXHIBITS Page Exhibit A. Aerial with FLUCFCS and Wetlands Map ......................................................... A-1 Exhibit B. Listed Species Survey..........................................................................................B-1 IV INTRODUCTION The following information regarding site conditions and environmental considerations has been prepared for the proposed Growth Management Plan (GMP) amendment for the East Tamiami Trail Infill Subdistrict (Project). The 5.81± acre Project site is located in Section 12, Township 51 South, Range 26 East, Collier County (Figure 1). More specifically, the Project is found at the southeast corner of the intersection of US 41 (a.k.a. Tamiami Trail East) and Fiddlers Creek Parkway. The Project is bordered by US 41 and the Reflection Lakes development to the north; the Imperial Wilderness development to the east and south; and undeveloped land, Fiddlers Creek Parkway, and the Fiddlers Creek development to the west. The Project site is comprised mainly of forested uplands and wetlands that have been disturbed by the invasion of high levels of exotic vegetation including melaleuca (Melaleuca quinquinervia), Brazilian pepper (Schinus terebinthifolius), and earleaf acacia (Acacia auriculiformis). The Project site itself is comprised mainly of forested uplands and wetlands that have been disturbed by the invasion of varying levels of exotic vegetation and an altered hydrologic regime. VEGETATION ASSOCATIONS AND LAND USES The existing vegetative cover and land uses on the Project site include a combination of undeveloped, disturbed land and forested uplands and wetlands with varying degrees of exotic infestation. The vegetation associations for the property were delineated using January 2012 rectified color aerials (Scale: 1" = 200'). Groundtruthing was conducted in November 2012. These delineations were classified based on the nomenclature of the Florida Land Use, Cover and Forms Classification System (FLUCFCS) Levels III and IV (Florida Department of Transportation 1999). Level IV FLUCFCS was utilized to denote disturbance and "E" codes were used to identify levels of exotic species invasion (i.e., melaleuca, downy rose -myrtle (Rhodomyrtus tomentosa), and Brazilian pepper). AutoCAD Map 3D 2015 software was used to determine the acreage of each mapped 'polygon, produce summaries, and generate the final FLUCFCS map (Figure 2 and Exhibit A). A total of nine vegetative associations and land uses (i.e., FLUCFCS codes) were identified on the property. The dominant habitat type on the property is Pine, Disturbed (50-75% Exotics) (FLUCFCS Code 4159 E3), accounting for 28.2 percent of the property (1.64 acres). Exotic vegetation documented on-site includes, but is not limited to, Brazilian pepper, melaleuca, java plum (Syzygium spp.), earleaf acacia, and wedelia (Sphagneticola trilobata) (formerly known as Wedelia trilobata). The degree of exotic infestation ranges from 50 to nearly100 percent cover. Table 1 summarizes the FLUCFCS acreages and a brief description of each FLUCFCS classification follows. n p4Q� �pu,a f TIT—, ST 1 PALM DR 2 -TOWER'.R�( y dE I DO Y �MANATEE!RD'. i O p Ix - J'Ml• •' _ O -1 n • US�� . OVZN_E�NIB��E2E pR ` e l � I I i� p �w FRITCHEY_RD �J ; 3 FLUCFCS % OF CODES DESCRIPTIONS ACREAGE TOTAL 4159 E3 PINE, DISTURBED (50-75% EXOTICS) 1.64 Ac.± 28.2% Aw� 4279 E3 LIVE OAK, DISTURBED (50-75% EXOTICS) 0.10 Ac.± 1.7% 4349 E4 HARDWOOD/CONIFER MIXED, DISTURBED (76-100% EXOTICS) 0.48 Ac.± 8.3% 6215 E4 CYPRESS, DISTURBED AND DRAINED (76.100% EXOTICS) 0.69 Ac.± 11.9% 6219 E4 CYPRESS, DISTURBED (76-100% EXOTICS) 0.74 Ac.± 12.7% 6245 E3 CYPRESS/PINE/CABBAGE PALM, DISTURBED AND DRAINED (50-75% EXOTICS) 0.19 Ac.± 3.3% 6249 E3 CYPRESS/PINE/CABBAGE PALM, DISTURBED (50-75% EXOTICS) 1.49 Ac.± 25.6% 740 DISTURBED LAND 0.31 Ac.± 5.3% SCALE: V a 100' 7401 DISTURBED LAND, HYDRIC 0.17 Ac.± 2.9% 4349E4 TOTAL 5.81 Ac.± 100.0% (0.48 Ac.±) 740 y w w w w w (0.15 Ac.±) w w w y 740 w w w (0.01 Ac.±) w w w w w w w w 4279E3 6215E4 y w w y w (0.10 Ac.±) (0.07 Ac.±)% fl w w 6249E3 www 4/` w y (0.42 AC.±) w w w w w w y w w y w w w w w w w w y w y w w P/L w w w w w w y w w w w y y w w w w w w w w w w y y w w y w 6245E3 w 7401 (0.19 Ac.±) (0.13 Ac.± w y w w P/L 4159E3 w (1.64 Ac.±) 740 IMPERIAL (0.11 ac.±) WILDERNESS FIDDLERS U CREEK a �.� w w w w w n w y w w w y w W w w w w w w w w = w y y w w w y y i' - Z w w W y w w y w w w w w w w y y y y w w y w w w t w w w y w w w y w y y w w w t 3 w w w w w w 6249E3 w w w w w LEGEND: Y w y (1`07 AC.±) w I www w w w w w w www w POTENTIAL SFWMD AND COE WETLANDS w y y w p Y w w (2.40 Ac.±) W .v W V w w w w w w w w w w y w w w w w w w w y y w w w y w w y w w y w SURVEYED WETLAND LINE ® N Q/ LL w w w w y y y w y w w w w w i W w w w w w w w w w w w y w u w w w y w w w y w w w y y y w w V- °' 7401 w w w w w w w w y w NOTES: g y (0.04 AC, w y w i w w w w w y y w w w w w w w y w z w w w w y w w y y y w w w PROPERTY BOUNDARY AND SURVEYED WETLAND LINES w w w w y w w w w y w w PER TRASK SURVEYING DRAWING No. 16-24SR-COPY.DWG i N y w w w y w y w y y w w DATED JANUARY 26, 2017. y LL y w w w w w w w 6219E4 w w w y Y y y y y w y y w w FLUCFCS LINES ESTIMATED FROM 1'=200' AERIAL ` N y w o w (0.74 Ac.±) w w w w y w y PHOTOGRAPHS AND LOCATIONS APPROXIMATED. � '_' w w w w w w w w w w w y y w w w w w w w w w y FLUCFCS PER FLORIDA LAND USE, COVER AND FORMS y w w w w w w w CLASSIFICATION SYSTEM (FLUCFCS) (FOOT 1999). q ~ y w w w w y y y 6215E4 UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED w w 740 BY ANY REGULATORY AGENCY AND ARE SUBJECT TO (0.62 Ac. t) (0.04 AC.±) CHANGE. z s a = DRAWN BY DATE o D.B. 10/4/16 y FIGURE 2. FLUCFCS AND WETLANDS MAP PASSARELLA REVIEWED BY DATE EAST TAMIAMI TRAIL INFILL SUBDISTRICT B.B. 10/4/16 - t� & ASSOCIATES REVISBD DATE y D.B. 2/9/17 3 Table 1. Existing Land Use and Cover Summary FLUCFCS Description .Acreage Percent Code of To tal 4159 E3 Pine, Disturbed (50-75% Exotics) 1.64 28.2 4279 E3 Live Oak, Disturbed 50-75% Exotics 0.10 1.7 4349 E4 Hardwood/Conifer Mixed, Disturbed 0.48 8.3 (76-100% Exotics) 6215 E4 Cypress, Disturbed and Drained (76-100% Exotics) 0.69 11.9 6219 E4 Cypress, Disturbed (76-100% Exotics) 0.74 12.7 Cypress/Pine/Cabbage Palm, Disturbed and Drained 0.19 3.3 6245 E3 50-75% Exotics) 6249 E3 Cypress/Pine/Cabbage Palm, Disturbed 1.49 25.6 (50-75% Exotics) 740 Disturbed Land 0.31 5.3 7401 Disturbed Land, Hydric 0.17 2.9 Totals 5.81 100.0 Pine, Disturbed (50-75% Exotics) FLUCFCS Code 4159 E3) This upland habitat type totals 1.64± acres or 28.2 percent of the Project area. The canopy includes slash pine (Pinus elliottii), cabbage palm (Sabal palmetto), and Florida strangler fig (Ficus aurea). The sub -canopy also includes cabbage palm and slash pine along with Brazilian pepper and earleaf acacia. The ground cover consists of spermacoce (Spermacoce verticillata), little blue maidencane (Amphicarpum muhlenbef gium), and live oak (Quercus virginiana). Live Oak, Disturbed (50-75% Exotics) (FLUCFCS Code 4279 E3) This habitat totals 0.10± acre or 1.7 percent of the Project area and is found near the north boundary of the site. The canopy and sub -canopy include live oak, earleaf acacia, and melaleuca. The sub - canopy also includes cabbage palm. The ground cover contains spermacoce, muscadine grape (Vitis rotundifolia), caesarweed (Urena lobata), greenbriar (Smilax sp), live oak, and poison ivy (Toxicodendron radicans). Hardwood/Conifer Mixed, Disturbed (76-100% Exoties)_(FLUCFCS Code 4349 E4) This habitat totals 0.48± acre or 8.3 percent of the Project area and is located in the northern most corner of the site. The canopy consists of slash pine, cabbage palm, and live oak. The sub -canopy is similar with slash pine and cabbage palm, but it also contains Brazilian pepper. The ground cover includes Brazilian pepper, caesarweed, dog fennel (Eupatorium capillifolium), muscadine grape, cabbage palm, and Virginia creeper (Parthenocissus quinquefolia). Cvaress. Disturbed and Drained (76-100% Exotics) (FLUCFCS Code 6215 E4) This habitat type totals 0.69± acre or 11.9 percent of the site. The canopy is dominated by bald cypress (Taxodium distichum) and also contains slash pine, cabbage palm, live oak, swamp laurel oak (Quercus laurifolia), and earleaf acacia. The sub -canopy is dominated by Brazilian pepper and also includes cabbage palm, earleaf acacia, Florida strangler fig, and myrsine cubana (Rapanea punctata). In this community, the ground cover consists of swamp fern (Blechnum serrulatum), S Virginia creeper, wild coffee (Psychotria nervosa), caesarweed, bay Biscayne wedelia (Wedelia trilobata), and myrsine cubana. Cypress, Disturbed (76-100% Exotics) FLUCFCS Code 6219 E4) This wetland community extends along the south side of the Project area and totals 0.74± acre or 12.7 percent of the site. The canopy vegetation includes slash pine, bald cypress, cabbage palm, earleaf acacia, melaleuca, live oak, and swamp laurel oak. The sub -canopy includes Brazilian pepper, myrsine cubana, earleaf acacia, cabbage palm, and Florida strangler fig. The ground cover for this habitat type is made up of swamp fern, myrsine cubana, Virginia creeper, wild coffee, muscadine grape, caesarweed, and greenbriar. Cypress/Pine/Cabbage Palm, Disturbed and Drained (50-75% Exotics) (FLUCFCS Code 6245 E3) This habitat type exists along the eastern boundary of the Project site and totals 0.19± acre or 3.3 percent of the site. The canopy includes slash pine, cabbage palm, and bald cypress. The sub -canopy is dominated by Brazilian pepper and includes cabbage palm as well. The ground cover consists of spermacoce, myrsine cubana, little blue maidencane, poison ivy, muscadine grape, and greenbriar. Cypress/Pine/Cabbage Palm, Disturbed (50-75% Exotics) (FLUCFCS Code 6249 E3) This habitat type is the most dominant on the property, taking up 1.491 acres or 25.6 percent of the site. The canopy and sub -canopy are dominated by slash pine and also includes bald cypress, Florida strangler fig, cabbage palm, and earleaf acacia. The sub -canopy also includes Brazilian pepper. The ground cover consists of myrsine cubana, swamp fern, Virginia creeper, caesarweed, and poison ivy. Disturbed Land (FLUCFCS Code 740) This area is located along the east side of the site that borders a neighborhood. The area totals 0.31± acre or 5.3 percent of the Project area. The canopy and sub -canopy vegetation is scattered earleaf acacia. The ground cover is a mixture of species typical of disturbed areas and includes spermacoce, caesarweed, and poison ivy. Disturbed Land, Hydric ,FLUCFCS Code 7401) This area is located on the northeastern side of the Project site and accounts for 0.17± acre or 2.9 percent of the site. The canopy consists of melaleuca, slash pine, and swamp laurel oak. The sub - canopy is made up of melaleuca, Brazilian pepper, and earleaf acacia. The ground cover for this area includes spermacoce, caesarweed, little blue maidencane, and poison ivy. SOILS The soils for the property, per the Natural Resource Conservation Service (NRCS) (formerly the Soil Conservation Service), are shown on Figure 3 and listed in Table 2. Table 2. Soils Listed by the NRCS Main TJnit Descri tion; 2 Holopaw Fine Sand, Limestone Substratum 3 Malabar Fine Sand 14 Pineda Fine Sand, Limestone Substratum 32 Urban Land JURISDICTIONAL WETLANDS The subject property was reviewed for wetlands using the "Delineation of the Landward Extent of Wetlands and Surface Waters" (Chapter 62-340, Florida Administrative Code). The Project site contains 2.40± acres of wetlands (Figure 2 and Exhibit A). The wetlands identified by FLUCFCS code include approximately 1.49 acres of Cypress/Pine/Cabbage Palm, Disturbed (50- 75% Exotics) (FLUCFCS Code 6249 E3); 0.74+- acre of Cypress, Disturbed (76-100% Exotics) (FLUCFCS Code 6219 E4); and 0.17+ acre of Disturbed Land, Hydric (FLUCFCS Code 7401). The estimated wetlands for the property are shown in Figure 2 and Exhibit A. The wetlands by FLUCFCS code are summarized in Table 3. Table 3. Wetland Acreages by FLUCFCS Code LISTED SPECIES A listed plant and wildlife species survey was conducted by Passarella & Associates, Inc. on the Project site on April 28, 2016. No listed wildlife species were observed during the listed species surveys or other work conducted on the Project site. Common wild pine (Tillandsia fasciculata) was observed throughout the Project site. Common wild pine is listed as endangered by the Florida Department of Agriculture and Consumer Services. The listed species survey methodology and results are provided as Exhibit B. V/ REFERENCES Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification System. Procedure No. 550-010-001-a. Third Edition. AERIAL WITH FLUCFCS AND WETLANDS MAP FLUCFCS % OF CODES DESCRIPTIONS ACREAGE TOTAL 4159 E3 PINE, DISTURBED (50-75% EXOTICS) 1.64 Ac.± 28'2% 4279 E3 LIVE OAK, DISTURBED (50-75% EXOTICS) 0.10 Ac.± 1.7% 4349 E4 HARDWOOD/CONIFER MIXED, DISTURBED (76-100% EXOTICS) 0.48 Ac.± 8.3% 6215 E4 CYPRESS, DISTURBED AND DRAINED (76-100% EXOTICS) 0.69 Ac.± 11.9% 6219 E4 CYPRESS, DISTURBED (76-100% EXOTICS) 0.74 Ac.± 12.7% 6245 E3 CYPRESS/PINE/CABBAGE PALM, DISTURBED AND DRAINED (50-75% EXOTICS) 0.19 Ac.± 3,3% 6249 E3 CYPRESS/PINE/CABBAGE PALM, DISTURBED (50-75% EXOTICS) 1,49 Ac.± 25.6% 740 DISTURBED LAND 0.31 Ac.± 5,3% 7401 DISTURBED LAND, HYDRIC 0.17 Ac.± 2,9% TOTAL 5.81 Ac.± 100.01/6 LEGEND: POTENTIAL SFWMD AND COE WETLANDS W y (2.40 Ac.±) SURVEYED WETLAND LINE NOTES: 64 � AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH FLIGHT DATES OF DECEMBER 2015 - FEBRUARY 2016. PROPERTY BOUNDARY AND SURVEYED WETLAND LINES PER TRASK SURVEYING DRAWING No. 16-24SR-COPY.DWG DATED JANUARY 26, 2017. FLUCFCS LINES ESTIMATED FROM 1'=200' AERIAL PHOTOGRAPHS AND LOCATIONS APPROXIMATED. FLUCFCS PER FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCFCS) (FDOT 1999). UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED BY ANY REGULATORY AGENCY AND ARE SUBJECT TO CHANGE. D.B. 10VATE PAS BARE LLA EXHIBIT A. AERIAL WITH FLUCFCS AND WETLANDS MAP EV/EDBY DATE EAST TAMIAMI TRAIL INFILL SUBDISTRICT B.B. 10/4/16 epi„isulting & ASSOCIATES Z REVISED DATE _ EcolugisU D.B. 2/9/17 LISTED SPECIES SURVEY EAST TAMIAMI TRAIL INFILL SUBDISTRICT LISTED SPECIES SURVEY July 2016 INTRODUCTION This report documents the listed species survey conducted by Passarella & Associates, Inc. (PAI) on April 28, 2016 for the East Tamiami Trail Infill Subdistrict (Project). The purpose of the survey was to review the Project site for plant and wildlife species listed by the Florida Fish and Wildlife Conservation Commission (FWCC), the Florida Department of Agriculture and Consumer Services (FDACS), and the U.S. Fish and Wildlife Service (USFWS) as endangered, threatened, species of special concern, or commercially exploited. The survey is also intended to be consistent with the environmental data submittal and protected plant requirements as outlined in Sections 3.08.00.A.4.b and 3.04.03, respectively, of the Collier County Land Development Code (LDC). The Project totals 5.64 acres and is located in Section 12, Township 51 South, Range 26 East, Collier County (Figure 1). More specifically, the Project is found at the southeast corner of the intersection of US 41 (a.k.a. Tamiami Trail East) and Fiddlers Creek Parkway. The Project is bordered by US 41 and the Reflection Lakes development to the north; the Imperial Wilderness development to the east and south; and undeveloped land, Fiddlers Creek Parkway, and the Fiddlers Creek development to the west. The Project site is comprised mainly of forested uplands and wetlands that have been disturbed by the invasion of high levels of exotic vegetation including melaleuca (Melaleuca quinquinervia), Brazilian pepper (Schinus terebinthifolius), and earleaf acacia (Acacia auriculifor^mis). METHODOLOGY AND DISCUSSION The listed plant and wildlife species survey included an on-site survey conducted on April 28, 2016 and a literature search for local, state, and federal listed species. The field survey methodology consisted of qualified ecologists walking parallel belt transects across the property (Figure 2). The transects were generally walked approximately 50 to 100 feet apart depending on habitat type and visibility. The weather during the survey was sunny with partly cloudy skies, light wind, and temperatures in the mid -80s. The literature search involved an examination of available information on listed species in the Project's geographical region. The literature sources reviewed included the FWCC Florida's Endangered and Threatened Species (2015); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); USFWS Habitat Management Guidelines for the Bald Eagle in the Southeast Region (1987); the Florida Panther Habitat Preservation Plan (Logan et al. 1993); the Landscape Conservation Strategy Map (Kautz et al. 2006); and USFWS and FWCC databases for telemetry locations of the Florida panther (Puma concolor cor-yi), bald eagle (Haliaeetus lezccocephalus), red -cockaded woodpecker (Picoides borealis) (RCW), Florida black PIM bear (Ursus americanus floridanus), Florida scrub jay (Aphelocoma coerulescens), and wading bird rookeries (such as the wood stork (Mycteria americana)) in Collier County. The results of the literature search found no documented occurrences of listed wildlife species on-site (Figure 3). The FWCC and USFWS database information is updated on a periodic basis and is current through different dates, depending on the species. The FWCC information that was reviewed is current through the noted dates for the following four species: Florida panther telemetry — June 2015; bald eagle nest locations — August 2015; black bear telemetry — December 2007; RCW locations — August 2015; scrub jay locations — August 2014; and wading bird rookeries — December 1999. RESULTS The results of the survey identified no listed wildlife species on the Project site. Two squirrel nests were observed on the Project site during the survey; however, no Big Cypress fox squirrels (Sciurus niger avicennia) were observed during the time of the survey. One listed plant species, the common wild pine (Tillandsia , fasciculata), was observed throughout the Project site. The FDACS lists common wild pine as endangered, but it is not a federally listed plant species. This species is also listed on the "Less Rare Plant" list per Section 3.04.03 of the LOC. The literature search found no documented occurrences for listed wildlife species on the Project site (Figure 3). The closest documented bald eagle nest is CO -037, which is located approximately 1.80 miles south-southeast of the site. The nest distance is beyond the USFWS and the FWCC recommended 660 -foot buffer protection zone for active and alternate bald eagle nests. No RCW colonies or cavity trees are documented within the vicinity of the Project, per the FWCC's database (Figure 3). The closest noted RCW colony is located approximately 2.83 miles northwest of the Project site. This location, along with the others documented west of County Road 951 (a.k.a. Collier Boulevard), are considered relic or historic locations as there are no currently known active cavity trees west of Collier Boulevard, based on PAI's survey experience in this region over the last 20 years. No Florida panther telemetry is located on the Project site (Figure 3). The closest telemetry point is a historical point located approximately 0.40 mile northwest of the Project. This historical telemetry point was from Florida panther (FP) No. 146 and was recorded in December 2007; due to the failure of his tracking collar, the status of FP No. 146 is unknown. The property does not occur within the Florida panther Primary Zone (Kautz et al. 2006) (Figure 4). The Project site is not located within the 30 kilometer (18.6 miles) Core Foraging area (CFA) of any documented wood stork rookeries (Figure 5). The site's wetland communities predominantly consist of a mixture of slash pine (Pinus elliottii), bald cypress (Taxodium distichum), and cabbage palm. These communities would provide some suitable foraging habitat for the wood am stork; however, the heavy invasion by exotic species, such as earleaf acacia and Brazilian pepper in the canopy and sub -canopy strata make it difficult for the birds to access and utilize. As a result, the property's foraging potential is rather poor. SUMMARY The April 28, 2016 field survey documented one listed plant species, common wild pine, on the Project site. No listed wildlife species were documented. The literature search and review of agency databases found no documented occurrences for listed species on the Project site. The Project site is not located within the Primary Zone for the Florida panther or within the CFA of any wood stork colonies. The Project site is located within approximately 2.83 miles of one historical RCW colony. The Project site is not located within the vicinity of an active bald eagle nest. M REFERENCES Florida Fish and Wildlife Conservation Commission. 2015. Florida's Endangered and Threatened Species. Official Lists, Bureau of Non -Game Wildlife, Division of Wildlife. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti, R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape -scale conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1, Pages 118-133 Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife Service; Gainesville, Florida. Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991, Florida Atlas of Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife Program Technical Report No. 10: Florida Game and Fresh Water Fish Commission, Tallahassee, Florida. U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the Southeast Region. ME VOT ♦ I 'FPRCE ST- �.i�1 r PAL DRr 4- i ''�•._,�.pse---TQ•WER'R� ;'' L,, ic AltAl J � _ � 11_- MANATEEIRD�; �..t� l g 1, Z .'` C 1 rQ i O W. FRITC.HEY.RD___J p.A Of I I w rr7 cc t t - I'�' �'",�•-`�"F'Rl ' �� •N i,. G Qtl.mj, m� S L ER MAKES BLVD -CA� 1 „ P Nq�,' t. J S4rU�1iEWN� �E2E"p �� =V 'MA'R CI o R I r Oq +At w \ N•NC r . i� E a , x@H ION ANILCal;_ J_ t NDP ER DR �Yr a:j.f% , CC— z RT.AU.PRINCE DR _ w 4 .•� N � ;t;i r � ��y <�'e�E O'r - �. _ _ (. ,�. JIB• far fi ,�1� \AND %.dz DRAWN BY DATE i • PROJECTFIGURE 1. LOCATION . • . �, 1 r LEGEND: � - Q $N_1 SQUIRREL NEST LOCATION f� SURVEY TRANSECTS I NOTES: .� AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH FLIGHT DATES OF DECEMBER 2015 TO JANUARY 2016. PROPERTY BOUNDARY PER RHODES AND RHODES LAND SURVEYING, INC. DRAWING NO. 14050 TAMIAMI TRAIL STATE PLANE,DWG DATED SEPTEMBER 29, 2016. 4 DRAWN BY D FIGURE 2. AERIAL WITH SQUIRREL NEST T.S., H.H. 5/11/16 PASSARELLA AND CAVITY TREE LOCATIONS R£VIBWBDBY C.G. Al 5/11/16 EAST TAMIAMI TRAIL INFILL SUBDISTRICT REVISED DATE c,,,,,,,i�;,,k �"''"F`"' & ASSOCIATES 2 D.B. 10/5/16 A *sob Yi ' • • • • �• • �.•S 'i ' ' i' ' o• ' A • • • •'� RATTLESNAKE HAMMOCK A % • `* • i• •• t •� •• •• • S• • •': • • ' ~•. . • • • f • • • e s• •• • • 0 0 • • _ •% A • • • • . .A 1 LEGEND 11� EAST TAMIAMI TRAIL INFILL SUBDISTRICT • • • ® 0 • • 0 • 'o. • . ,�. ♦ . • 'i • • '• •.i� • • • ' A • • ' + A BALD EAGLE NEST 0 0. •• ;• • . ' 40 0• • ' r, ; �� • FLORIDA PANTHER TELEMETRY • • . . • 1• l . • . ♦ . • • : • f • • . • 0 • • • • As r ��•�► •' ' ' : • A FWCC BLACK BEAR LOCATIONS . . 0 4b,' . -A 0 • A • as ; rS FWCC RCW LOCATIONS • • A •.� • • • t ' i • ` � . • • A&P• • ! . • A ® FWCC WADING BIRD LOCATIONS SCRUB JAY LOCATIONS . • •fee. _ +: • • N� • • .: • a Li • • *A• N • • • • . • • • • • • 16 . .A 0 0i ' . :e ••j: • • • • , : •. • • • . •I• A • • • N ••• : • •• • • . • �} • • • • • � • • ' •fir; ' • . • • •Q►' .� • • i W E •. 1 0 • . • • • AP c ' • ' 1 •.. A r. • . °o ry • •951 AA A•• Y • ° A .• A : 2k . A 0 1 2 Miles ` A PROJECT _ •' A A• Z A A ... ASA s- • • AZA LOCATION • •� - •�� • � • • A&it . A . L ° r A We ..• t . i• .; ,. �... •Am x A� A% A ;,�.s�• • • • • • • .�. A A • A�+ A A •I i . • AA' - . A•. . • • N. ••A. .� AA A NOTES: EAGLE NEST LOCATIONS WERE ACQUIRED 3 i • • • �.A • i �, • A A • V FROM THE FWCC AUGUST 2015. v4' A A • .. 0A • • � • • � Aj •• Q A .A2'kAA BLACK BEAR LOCATIONS WERE ACQUIRED FROM THE FWCC AUGUST 2015 AND IS CURRENT TO 2007. 1A A • A M : • I 1D 4 A A. AA AA � � A A` `a A' PANTHER TELEMETRY WAS ACQUIRED SCUR ENT TO JUNE 2015.OM THE FWCC 2015 AND o �• A AJO �iA&� A M C 1„ 1_ y A A A _ A A AAAA A' AA RED COCKADED WOODPECKER LOCATIONS WERE ACQUIRED PER THE FWCC AUGUST 2015. SCRUB JAY LOCATIONS c ~ 6 L Alk A A A A ! A WERE ACQUIRED FROM THE USFWS AUGUST 2011.. WADING BIRD ROOKERIES WERE ACQUIRED N ° C c� cin A A = FROM THE FWCC AUGUST 2015 AND ARE CURRENT TO 1999. FIGURE 3. DOCUMENTED OCCURRENCES OF LISTED SPECIES DRAWN BY DATE H.H. 5/11/16 PASSARELLA RE\'U1VEDBY DATEkip EAST TAM7[AMI TRAIL INFILL SUBDISTRICT 5/1 A/16 _ CE o;�,o & ASSOCIATES COMMERCIAL NEEDS ANALYSIS FOR SUBJECT PROPERTY AT 14050 TAMIAMI TRAIL EAST COLLIER COUNTY, FLORIDA January 22, 2018 Prepared for Torres Family Holdings LLC 7742 Alico Road Fort Myers, FL 33912 Prepared by Planning— Eucution — Results Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.Com EXHIBIT D-1 Background Torres Family Trust LLC ("Client") is preparing to submit Collier County Growth Management Plan ("GIVIFp) amendment tochange the zoning ona 5.72+/ anna parcel located at14O5OTarn|onniTrial East approximately 2.5 miles southeast of C.R. 951 (Collier Boulevard) in Collier County, Florida. The property is located within the Urban Mixed Use District and Urban Coastal Fringe Sub district and is currently zoned /\' Rural Agriculture. The Client is seeking to change the zoning to Urban Mixed Use [}|str|ot' EostTarn|orn| Trail Commercial Sub district. The Client is interested in developing the property as m C-3 Commercial site including 60,000 square feet of -retail and office space ("Subject Property"). The Client has retained Real Estate Econometrics, Inc. ("Consultant") to prepare oCommercial Needs Analysis to determine the potential for developing retail and office space on the Subject Site as required by the Collier County Future Land Use Element ("FLUE"). The FLUE requires e commercial needs analysis ("<Study")vv|th the submittal of a commercial rezone within o Mixed Use Activity Center. The proposed Sub d|o1r|o1 is not located within on /\ot1v|tv Center. However, Collier County staff has requested abasic commercial needs analysis. The Consultant is well -versed in preparing real estate market studies especially in the Southwest Florida marketplace. This Study is comprised of four parts; the site aaaaaanlert' the demand 'component, the supply component and the demand/supply comparison analysis. 1.0 Site Assessment 1.1 Subject Property Attributes The Subject Property |a located on the south side ofTorn|ann|Trail Eaet/UG41\' approximately 1/2 rnile SE of Manatee Road and opposite Walnut Lakes FoUO (Reflection Lakes at Naples), in Section 12 — Township 51 -- Range Renge 26. The site attributes data and aerial photo in Table 1.1.1 on the next page was obtained from the Collier County Property Appraiser and Tax Collector's websites for the Subject Property. Located on the next page is a summary of the 8uhieoƒ Property's legal, location, zoning, and land use attributes. Table 1.1.1 r r ' 46— fro It St jv 'e �.•• -' f? w" .009M 111,►•• a,..-. Cal* '.q tM Aae 00�r eti••+�ew. M�idOa«I..e MOIp�MrMi*'� i cNs Ormr101� q it � pOe,O+t OfNMZCCIF falveus/1 wt#C wALgKCiUv.W Mxxn SL16WX NO&V ALO V$kv WA M :.4r _,n.. _.+.f1'-'.LAr'y hs�w ♦Iw t+ .-.h ..--�A �'•+.+1 •sr�r i o�►eiAii Y`.K►y!4 viJi/�i ♦�G a-t.�r +s �r�rrta�Mrir�Yw rr..ri1 h h flim low ej �m* N ! "RIW-M"m Wlie+r Rro�Property b/ 3 Appraiser — -- — -� Pzod Mo. ; OO737N0001 Sioe Adt• ' liOSO TAAOIAM Ta► E – , ! Adglns� � �D�FS FAMi.y HOlnIN6f tRG -- --- i 7703 ALiCD fD CIIy�FtMrKS `TV __ – fEilr /L Lo 33112 Mn. It� 3tnp No,__ j Seltion Taemgli� Atm iilipW#bd 0!I I MiIN 003 ffi2 f1 –ld. � Ii S12i'COIM O1fiHLS6[ CF SOS US li + IN Ra lA ks SEti U �70Ff EiY 3i�ff 11EY .�—� � �2�5 i� � Sf3 K �+13lOfT TO X00, LK5 Mf00ii # ilOFt' (IIID LElS dt X131.6 !0(6 MR �g�[{3,! ; 25 ,A 'Ealo�hllaae SIILJCgaic I7O0 - A[REJ1Gi NFIIDBt-------�. Stbeal OUrer Tunl IireC�lie.4 !!•1�61WEMOT�Olr�mmnK wAL 52iS i.ISO iLSO# latest Safer History 2016 Preliminary rax Roll 9ft I8auk.P — ssarM< 4232 2613.32 4.1 ImprevadVdai rgt � Aaooril lrid vaLc � a>�w � 35 - --- 3S.i1O N) �ois11a1YaerR --- $MAN NI Mtawd Yobs – - t 7GAU I-/ schoolTaKaY Viwe f Oa4" i-> UsWe vabe $ Mn Source: Collier County Property Appraiser, September, 2016 2 Source: Collier County Property Appraiser, September, 2016 2 1.2 Location Analysis The Subject Property's strategic location allows reasonable access to the site and provides for an ideal location for commercial activities. The Subject Property is located approximately two -miles from designated Activity Center 18 shown in Figure 1.2.1 below. Figure 1.2.1 Source: Collier County Growth Management Plan As noted above, the Subject Property is strategically located to accommodate the proposed commercial uses including retail and general office. The commercial offerings will have high visibility to Tamiami Trail East and provides easy ingress and egress access to the northern extension of Collier Boulevard immediately north of Immokalee Road. The following figures show the location of the property and the property up close. 3 p 1 'w' .i■-iiiu.nn...n �.,-. MIA Y ' � �� , � = Iltllllllltlllllltl llir`�` •'r►:llht -� _Illlll1111 imilnnmrnll►l�` ~+� s� f►'► ME Source: Collier County Growth Management Plan As noted above, the Subject Property is strategically located to accommodate the proposed commercial uses including retail and general office. The commercial offerings will have high visibility to Tamiami Trail East and provides easy ingress and egress access to the northern extension of Collier Boulevard immediately north of Immokalee Road. The following figures show the location of the property and the property up close. 3 •4 � e I i 1 7 , z � � (g'e �,..... 1� ��`.�_ :'� �_- �� _._ ,• - .moi f � �. c. 2.0 Population Growth Around Subject Property 2.1 Overview of Florida Population Florida is currently the nation's fourth most populous state, home to an estimated 19.1 million people according to the Census Bureau. By the year 2030, Florida's population is projected to total 23.6 million people according to the medium range series from the University of Florida's Bureau of Economic and Business Research. This represents an increase of 245,000 per year. Florida's population growth is depicted in Figure 2.1.1 below. This shows the latest projections of growth by county for the year 2030. As you can see, the most heavily populated counties in Florida are Broward, Miami -Dade and Palm Beach counties in Southeast Florida; Hillsborough and Pinellas counties in the Tampa metro market; Orange County in Central Florida, and Duval County in the Jacksonville metro area. Figure 2.1.1 2030 Population Projections by County Florida Counties Population Projections 2030 100,000 ar less 100,001 -250,000 250,001 - 500,000 _ 500,001 - 1,000,000 - 1,000,001 + n.,01* _ H YJ� E 0 45 90 180 Miles Source: University of Florida Bureau of Economic and Business Research 2.2 Overview of Collier County Population Growth. Currently, there are an estimated 347,158 people living year-round in Collier County. Since the 2000 Census, the County's population has increased by nearly 35%, the equivalent of 89,232 new residents as shown in Figure 2.2.1 on the next page. Looking ahead, the County will continue to gain new residents at a rate greater than that of the state of Florida. 5 By the year 2045, the population of Collier County is projected to total 553,509 residents. This is a projected annual growth rate of just under 2% from 2015 to 2040 compared to Florida's annual growth rate of 1.08% during the same time period. Figure 2.2.1 Countywide Total Population Growth 2000 2010 2014 2015 2020 2025 2030 2035 2040 2045 Permanent Population Estimates and forecasts 257,926 322,653 340,293!4,1$ 391,7 4*2; 49,1'Sg' 44,y61,41 58,4j 5 -year Percent Increase 7.59% 9.96% 8.07% 6.46% 8.02% 8.02% 8.02% 1.9i%;= Average Annual Growth Rate between 2015 and 2045 8.02%= Average 5 -Year Growth between 2010 and 2030 to forecast 2035.2045 Source: Collier County Comprehensive Planning Section May 26, 2016 Source: Collier County Comprehensive Planning Section Population growth in Collier County is primarily due to the in -migration of the ongoing arrival of baby boomer retirees. The number of baby boomers reaching retirement age peaks in 2020. 2.3 10 -Minute Drive Time Demographic Detail The Urban Land Institute ("ULI") defines commercial shopping centers in three categories. The categories are neighborhood, community and regional. Those categories are characterized by drive times and size in square feet as shown in Table 2.2.1 below. Table 2.2.1 Neighborhood 10 -Minute Drive Time = <100,000 Sqft Community 20 -Minute Drive Time = 100,000 to 300,000 Sqft Regional 30 -Minute Drive Time = >300,000 Sqft Source: Urban Land Institute, Dollars and Cents of Shopping Centers, 2008 on The Subject Property proposed development plan would categorize it as a Neighborhood Center. ULI defines Neighborhood Centers in their 2008 Dollars and Cents of Shopping Centers as follows: "A neighborhood center provides for the sale of convenience goods (foods, drugs and sundries) and personal services (laundry and dry cleaning, barbering, shore repairing, etc) for the day-to-day living needs of the immediate neighborhood. It is often built around a supermarket as the principal tenant and typically contains a gross leasable area of about 60,000 square feet. In practice, it may range in size from 30,001 to 100,000 square feet." Drive times are calculated by Environmental Systems Research Institute ("ESRI"). The SSRI Business Analyst program calculates drive times by actual street networks and posted speed limits. In general, Neighborhood Centers have a drive time area of 10 minutes, Community Centers have a drive time area of 20 minutes and Regional Centers have a drive time area of 30 minutes. Since the Subject Property is proposed for 60,000 square feet of commercial space, it falls within the Neighborhood Center category and the supply/demand analysis will be performed within the 10 -minute drive time market area. Figure 2.4.1 on the next page depicts the 10 -minute drive time area from the Subject Property. (Rest of Page Left Intentionally Blank) VA Figure 2.4.1 10 -Miele DtiveTires--,M6p July 14, 2016 Source: ESR/ ArcGIS Business Analyst Mapping System The following table on the next page shows the demographic profile of the population that lives within the 10 -minute drive time of the subject site. The population grew at an annual rate of 2.5% during the 6 year period between 2010 and 2016. That rate was more than the 1.98% annual growth rate the County realized over the same period. The growth rate for this area is expected to grow significantly over the 2.5% and exceed the county growth rate over the next 10 years as development reaches maturity along the coastal urban area and moves southeast along the Tamiami Trail East Road corridor. There are a number of current real estate projects under development surrounding the Subject Property and more are in the planning stages around the Subject Property. The Subject Property is located right in the path of this future growth. Table 2.4.1 dWDemographic and Income Prc �r 4050 Tanxiand TO E, Naples, Fludda, 34114 Prepared by Earl OrlveTime! 10 minute radius Summary Census 2010 2016 2021 Pop0e-fjon 23,1.69 26,519 31,83E H�m&Nolds 9,115 10,556 12,846 ramil:eu 6,450 7,386 8,920 Averea.e household Site 2.51 2.44 2.45 Owner Occupied I,iouslnq Un,L- 6,651 7,182 8,619 Renter Octupled MjMig Unle. 2,464 3,374 4,227 Mrd en Age 45.1 49.7 53.2 Trends: 2016 - 2021 Annual Rate Area State Hatloael Popu!4tlon 3.72`,x, 1.:,i% 0. A% Hnuseaokh 4.00% 1.21% 0.79% rdmlIies 3.85% 1.13% 0.72% Owner NFL 3.72% 1.0"t°b 0. T3% Me6an NoLLsrhe.d Income 1.53% 2.52-16 1.9691, 2016 2021 Households by Income Number Percght Nurrtws Percent <$1S,000 8120 8.3'Tti, 1,161 2.2% $15,000 - $24.999 1,161 11.0N 1,513 11.15% $25,000-534,999 1,430 135% 1,368 10.6% $35,000 - $49,559 1,576 14.9% 1,521 11.8% $53,000 - $74,999 2,225 21.1% 2,473 231% $75,000 -;99,9`39 1,139 1()A% 1,508 11.7% $1CO,OOO - $149,999 1,147 SO.91r 1,552 12.1% sim,ow - 5199,99'"3 495 4.7% 757 5.9% S2W,000+ 504 4.9% 591 4.6% Mein tiomehold Income 551,707 $55,705 Averal-c lioLm9-tc•'d Income $74,605 ;79,702 Per Capes lrxome S29,596 $31 MA Census 2.010 2016 2021 Pnpuletion by Age Nun*ter Percent Ifumber Pereent Number Percent 0 - 4 1,423 6.2% 1,46$ 5.51% 11640 5.2% 5-9 1,424 6.2% 1,x22 5.4% 1,531 4.8% 10- 14 1,267 5.546 1,353 SAN. 1,482 4.7% 15- 19 1,337 5.8% 3,254 4.71A, 1,432 45% 20 - 24 !,127 4.9% 1,352 5.1% 1,462 4.6% 25-34 2,437 10.6% 2,710 102% 3,121 9.8% 35 - 44 2,483 10.8% 2,459 93% 2,80+4 9.8110 45-54 2,.5.21 11-0% 2,717 102x:6 3,0.-5 9.4% 55-64 3,138 13.6% 3,697 14.7% 4,991 15.4% 65-74 ],613 15.7% 4,940 18.6% 6,512 20.3% 75-84 1,857 n.1% 2,345 8.&5x, 3,152 9.9% 85+ 435 1.9% 604 2.3% 800 2.5% Census 2.010 20114 2.021 Race and FthNdty Nurnle Percent Number Peno„t Number Percent Mike A -lone 17,375 75.3% 19,69 74,2W 23,37+ 73.4% black Mane 2,877 12.5% 3,4213 12.9% 4,194 13.i% Arr-wican Indlarr Alorp 113 0.5% 135 0.51Ae 167 00.5% Aslan Alone 151 0.7% 219 0.8 0 327 1.0% P4dllc Wanaer Alone 5 0.0% 7 0_0% 10 0.0% Some Other Ram Alone 2,077 9.0% 2,462 93% 3,054 9.6% Two or Moe ka= 470 2.0% 575 2-2% 723 2.3% 14spardcOrgln(AilyPace) 7,895 34.2% 9,277 3S.C, 11,597 36.4% ❑AL% putt lrwxr.v is "Pe earn i-cuu1 n-5aar7. SuW r+• 'J_S. 11'0955 ?ui 11aJ, Cen:t,'. iU tQ 50utt119r� rtw 1. Farr tuersts ru. ]�r5 Pent 79; r. Source: ESRI I In order to determine commercial demand coming from the 10 -minute drive time market area, it is important to determine the ratio between the overall County population and the population in the 10 -minute drive time market area. In 2010, the population in the 10 -minute drive time market area was 23,069, which was 7.15% of the County population. That percent increased to 7.64% of the County population in 2015. That half percent increase is an indication of the growth potential in the Southeast Naples area due to the large percentage of undeveloped land. The Consultant conservatively estimates that the Southeast Naples percentage of County population will continue to increase along with the northeast and east County regions due to developable land availability. Therefore, the Consultant used a 0.75% increased growth factor for the future 10 -minute drive time area population percentage of the overall County population as shown in Table 2.4.2 below. Table 2.4.2 Year 2010 2015 2020 2025 2030 2035 2040 2045 Collier County GMD Population Forecast 322,653 347,158 --- --- --- --- --- --- 10-Minute Market Area Census Population 23,069 26,519 --- --- --- --- --- --- Percentage Share 0.0715 0.0764 0.0839 0.0914 0.0989 0.1064 0.1139 0.1214 Collier County GMD Population Forecast 381,722 412,522 439,159 474,376 512,418 553,509 10 -Minute Market Area Census Population 32,022 37,700 43,428 50,468 58,359 67,190 Source: Collier County Comprehensive Planning Section 3.0 MARKET ANALYSIS 3.1 Market Area Demand The most reliable indicator of commercial market demand in the County is to determine the amount of commercial square footage built in the County then divide that total amount by the County population to arrive at square feet per capita (person) in the existing market. Historical commercial development in relation to population growth encompasses all aspects of land development over time including geography, economic fluctuations and various commercial uses as they relate to market demographics. Collier County in particular has shown a propensity for commercial development to follow residential development as the primary economic drivers are tourism, agriculture and real estate construction. The limited economic diversification fuels residential development, which then supports commercial development as peoples moving into the County require goods and services. Therefore, the commercial square feet per capita measure takes into account all of the factors previously mentioned. 10 The Consultant utilized the 2014 commercial inventory spreadsheets by planning area as provided by the Collier County Comprehensive Planning Section ("CCCPS") to determine the total amount of commercial square footage built in the County as of 2015. Acreage not built upon was not used in this calculation. The Consultant then used the 2014 Collier County population from the CCCPS to calculate the commercial square footage per capita in the County. The Commercial square foot demand per capita in Collier County is 73.71 as shown in Table 3.1.1 on the next page. Table 3.1.1 Collier County Planning Area 2014 Square Feet Immokalee Area 2,355,554 Marco Island 158,081 Central Naples 2,732,949 Corkscrew 70,748 East Naples 4,244,976 Golden Gate 41,551 North Naples 9,726,289 Royal Fakapalm 522,764 Rural Estates 452,781 South Naples 2,277,828 Urban Estates 2,500,631 25,084,152 2014 Population 340,293 (October 1st Fiscal Year) Demand in Square Feet: 73.71 Source: Collier County Comprehensive Planning Section To further refine the demand numbers for the Subject Property's particular market area, the Consultant used the 2014 commercial inventory spreadsheet for South Naples where the Subject Property is located and divided that existing built square footage by the South Naples population, yielding a demand of 71.10 square feet of commercial space per capita as shown in Table 3.1.2 on the next page. 11 Table 3.1.2 Collier County 2014 Planning Area Square Feet South Naples 2,277,828 2,277,828 South Naples 2014 Population (October 1st Fiscal Year) 32,037 Demand in Square Feet: 71.10 Source: Collier County Comprehensive Planning Section By comparison, Lee County had a 2015 Commercial Demand Forecast Report prepared by Metro Forecasting Models, the same company that is updating the Collier Interactive Growth Model ("CIGM") adopted in September, 2007. The Lee County county -wide commercial demand per capita was 109.00 sq. ft. It was forecasted to go up to 111.53 sq. ft. per capita in 2020. (See Appendix F) The CIGM Executive Summary prepared by Van Buskirk, Ryffel and Associates, Inc. (now Metro Forecasting Models) in September 2008 focused on the future development of the lands east of CR 951 in Collier County. The Subject Parcel falls within this future growth area. The CIGM summary pointed out that the build out population for this area would be 442,537 and the commercial square footage needed to support this population would be 45,498,963 square feet. The demand for commercial square feet in this area would be 102.81 sq. ft. per capita. With the 10 -minute drive time market area estimated population and County- wide commercial demand in square feet per capita determined, the Consultant determined the estimated commercial square footage demand for the 10 -minute drive time market area through the year 2045 as shown in table 3.1.3 below. Table 3.1.3 2020 2025 2030 2035 2040 2045 County Population 381,722 412,522 439,159 474,376 512,418 553,509 10 -Minute Drive Time Population 32,022 37,700 43,428 50,468 58,359 67,190 Demand Square Feet Per Capita 73.71 73.71 73.71 73.71 73.71 73.71 Commercial Square Feet Demand 2,360,466 2,778,988 3,201,220 3,720,192 4,301,813 4,952,794 Source: Collier County Comprehensive Planning Section and the Consultant 12 The Consultant again further refined the demand using the 10 -minute drive time market area estimated population and the South Naples commercial demand in square feet per capita, which determined the estimated commercial square footage demand for the 10 -minute drive time market area through the year 2045 as shown in table 3.1.4 below. Table 3.1.4 The Lee and Collier County growth models mentioned above show that the 71.10 sq. ft. per capita used as the demand number is very conservative and appropriate for this analysis. 3.2 Market Area Supply The next step in the commercial needs analysis is to determine the amount of existing and potential competing commercial square footage in the 10-minumte drive time market area. The Consultant performed a three-part process in the ARCgis desktop program to determine both the existing and potential competing commercial parcels that would be used in the analysis. The first step in the process is to join all of the Collier County Property Appraiser data with the ARCgis program. The second step is to join the 10 -minute drive time market area overlay shape file with the Property Appraiser data. The final step is to join the Excel commercial inventory data obtained from Collier County Comprehensive Planning Staff with the 10 - minute drive time market area. This last step required joining the East Naples Inventory, South Naples Inventory and Royal Fakapalm Inventory spreadsheets with the 10 -minute drive time market area since the drive time area touched each of three planning areas. All of the parcels included or excluded within the 10 -minute drive time market area are shown in Appendix Tables A through D at the end of this analysis. 13 2020 2025 2030 2035 2040 2045 County Population 381,722 412,522 439,159 474,376 512,418 553,509 10 -Minute Drive Time Population 32,022 37,700 43,428 50,468 58,359 67,190 Demand Square Feet Per Capita 71.10 71.10 71.10 71.10 71.10 71.10 Commercial Square Feet Demand 2,276,777 2,680,461 3,087,722 3,588,295 4,149,295 4,777,195 The Lee and Collier County growth models mentioned above show that the 71.10 sq. ft. per capita used as the demand number is very conservative and appropriate for this analysis. 3.2 Market Area Supply The next step in the commercial needs analysis is to determine the amount of existing and potential competing commercial square footage in the 10-minumte drive time market area. The Consultant performed a three-part process in the ARCgis desktop program to determine both the existing and potential competing commercial parcels that would be used in the analysis. The first step in the process is to join all of the Collier County Property Appraiser data with the ARCgis program. The second step is to join the 10 -minute drive time market area overlay shape file with the Property Appraiser data. The final step is to join the Excel commercial inventory data obtained from Collier County Comprehensive Planning Staff with the 10 - minute drive time market area. This last step required joining the East Naples Inventory, South Naples Inventory and Royal Fakapalm Inventory spreadsheets with the 10 -minute drive time market area since the drive time area touched each of three planning areas. All of the parcels included or excluded within the 10 -minute drive time market area are shown in Appendix Tables A through D at the end of this analysis. 13 3.3 Table 3.2.1 below indicates the total amount of existing and potential commercial square feet in the 10 -minute drive time market area. The developed commercial square feet also provides data for determining the floor area ratio on existing commercial properties. There are 68 existing commercial parcels with 904,347 square feet on 162.41 acres. That equates to a floor area ratio of 5,568 square feet of commercial square footage per acre. Using the 5,568 square feet per acre figure, the potential competing square feet on undeveloped commercial parcels can be calculated. With 97 parcels encompassing 422.59 acres, there is a potential of 2,352,976 square feet commercial square footage in the 10 -minute drive time market area. By combining the developed and undeveloped commercial parcels, the Consultant determined that there is 3,257,323 square feet of commercial square feet of supply in the 10 -minute drive time market area. Table 3.2.1 Parcels Acres Square Feet FAR Developed Commercial 68 162.41 904,347 5,568 Undeveloped Commercial 97 422.59 2,352,976 5,568 Totals 165 585.00 3,257,323 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser and ESRI ARCgis mapping system Supply — Demand Analysis The final step in the Commercial Needs Analysis is to put the supply and demand calculations together in order to determine the oversupply or undersupply of commercial space in the 10 -minute drive time area both with the current existing and potential commercial square footage and with the proposed project acreage being included in the supply totals. Table 3.3.1 on the next page shows that over the next five years there is a under supply of existing commercial square feet in the 10 -minute drive time market area. However, economic history has proved that markets are efficient and with the vacant potential square footage in the market area, that demand will ultimately be filled through 2030. After 2030, there will be a significant need to develop more commercial space in the market area to accommodate the future demand. 14 Table 3.3.1 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 2,276,777 2,680,461 3,087,722 3,588,295 4,149,295 4,777,195 Retail Supply Developed 904,347 904,347 904,347 904,347 904,347 904,347 Vacant 2,352,976 2,352,976 2,352,976 2,352,976 2,352,976 --- --- --- --- --- 2,352,976 --- Total Supply --- --- --- --- --- 3,257,323 3,257,323 3,257,323 3,257,323 3,257,323 --- 3,257,323 Allocation Ratio 1.43 1.22 1.05 0.91 0.79 0.68 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant By adding the proposed 60,000 square feet of commercial space proposed for the Subject Property as shown in Table 3.3.2 below, there is a minimal change in the supply -demand analysis. The basic allocation ratio moves about 2% so the Subject Property will not create an imbalance in the overall supply. Table 3.3.2 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 2,276,777 2,680,461 3,087,722 3,588,295 4,149,295 4,777,195 Retail Supply Developed 964,347 964,347 964,347 964,347 964,347 964,347 Vacant 2,352,976 2,352,976 2,352,976 2,352,976 2,352,976 --- --- --- --- --- 2,352,976 --- Total Supply --- --- --- --- --- 3,317,323 3,317,323 3,317,323 3,317,323 3,317,323 --- 3,317,323 Allocation Ratio 1.46 1.24 1.07 0.92 0.80 0.69 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant If the CIGM future commercial demand per capita is used, the results indicate even a more compelling reason for the addition of the Subject Property to the County's commercial supply. The allocation ratio falls to 0.84 in the 2025 Horizon Year and moves to 0.86 in the same year with the Subject Property added to the County's commercial inventory as shown in tables 3.3.3 and 3.3.4 on the next page. 15 Table 3.3.3 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 3,292,204 3,875,928 4,464,825 5,188,650 5,999,852 6,907,791 Retail Supply Developed 904,347 904,347 904,347 904,347 904,347 904,347 Vacant 2,352,976 --- 2,352,976 --- 2,352,976 --- 2,352,976 --- 2,352,976 --- 2,352,976 --- Total Supply 3,257,323 312571323 3,257,323 3,257,323 3,257,323 3,257,323 Allocation Ratio 0.99 0.84 0.73 0.63 0.54 0.47 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system, the Collier Interactive Growth Model and the Consultant Table 3.3.4 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 3,292,204 3,875,928 4,464,825 5,188,650 5,999,852 6,907,791 Retail Supply Developed 964,347 9641347 964,347 964,347 964,347 964,347 Vacant 2,352,976 --- 2,352,976 --- 2,352,976 --- 2,352,976 --- 2,352,976 --- 2,352,976 --- Total Supply 3,317,323 3,317,323 3,317,323 3,317,323 3,317,323 3,317,323 Allocation Ratio 1.01 0.86 0.74 0.64 0.55 0.48 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system, the Collier Interactive Growth Model and the Consultant The future demand generally looks out to the Comprehensive Plan's horizon year, which is currently either 2025 to 2035 depending on the jurisdiction's comprehensive plan and growth management plan horizon year requirements. In Collier County's case, the Comprehensive Plan's horizon year is 2025. 16 It is at this point of the analysis that has caused an anomaly in determining a true economic supply and demand result. On the supply side, it is relatively easy to determine the amount of existing and approved supply from the property appraiser data. The difficulty lies in the vacant non -approved potential lands. Collier County Staff requires the Applicant to take all of those lands that have a commercial overlay on them and include them as supply by putting a floor area ratio figure to the acreage. The issue becomes apparent when all of the lands that are not in the existing or approved category are included in the particular land use analysis. By putting all of the potential lands in the supply category, the assumption is that all of that land would be developed as that particular land use overlay and nothing else. The flaw in that representation is all of those vacant approved parcels and parcels designated by the FLUM as having the potential to be developed as one use, which could be a non -competing or some other commercial use. The same parcels are also counted as competing supply when a commercial needs analysis is performed for another commercial use. Essentially they are double counted in both analyses when they will actually be developed as the market demand dictates. A general economic principal states that all markets are efficient and that supply for the most part is generated as demand dictates. It is a rare situation where supply generates demand. The allocation ratio measures the amount of additional acreage required in relation to the directly utilized acreage to assure proper market functioning in the sale, usage and allocation of land. The additional acreage 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. Basic economic principals have shown that markets are efficient in terms of supply and demand and the ultimate lack of available commercial choices creates an impediment to the market functioning properly. One must also consider that not all of the office/commercial designation in the future land use map will be developed as such since the owners of those properties will only develop the land with uses that respond to market demand. The increased acres will maintain flexibility within the comprehensive plan, keep prices reasonable by not constraining land supply, and compensate for lands which may be unavailable for sale or subject to environmental or other development constraints. 17 Growth management practices have suggested 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 influence the residential acreage allocation ratio are the nature and speed of the developing area and the area's general exposure to growth trends in the market. The Consultant believes that to ensure proper flexibility in the comprehensive plan of a rapidly growing county like Collier, a commercial allocation ratio in the range of 1.5 is necessary to maintain planning flexibility and to account for the double counting of land uses. History has shown that the former Florida Department of Community Affairs ("DCA") (Currently the Florida Department of Economic Opportunity) ("DEO") recommended an allocation ratio of 1.25 in the horizon year of a comprehensive plan yet it had seen and approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger allocation ratios for longer forecast horizons. Otherwise, if allocation ratios are not used in the analysis, then an appropriate breakdown of the potential lands between the various land use types needs to be undertaken in order to more accurately analyze the need for a comprehensive land use change. 4.0 CONCLUSIONS 4.1 The Consultant used all of the data and analysis in the previous sections to determine the total supply and demand for commercial space in the Subject Property's market area from 2020 through 2045. The results show compellingly that the addition of the Subject Property to the Collier County commercial inventory will not adversely affect the balance of commercial supply in the County. The Allocation Ratio is 1.24 in the Collier County Comprehensive Plan horizon year with the addition of the Subject Property and is below the recommended 1.25 allocation ratio as suggested by the former Florida DCA now Florida DEO. While the total existing and potential commercial supply exceeds the demand, the potential supply makes up almost 70% of the total future supply in the County. Markets are efficient and the future supply will be developed as the market grows and diversifies. However, the future supply will be exhausted as it related to future demand just after 2030 so it is imperative that the future of the commercial supply in this 10 -minute drive time market area needs to be studied. 18 19 Appendix Table A — 10 -Minute Drive Time Developed Competing Commercial Parcels FID ACRES GIS 0 NAME1 LUSEDOR D ZONING BLDG SQFT 178933 178873 178924 241034 241024 239731 178870 213971 214021 214022 178874 241023 228627 214023 106133 30181 178686 178508 208468 30159 30175 209002 209003 37533 106134 208474 244515 105978 97847 37556 180249 208470 29239 209412 106135 208643 209413 2.50 8.72 2.93 1.66 1.45 1.00 1.00 0.49 0.40 0.44 0.96 1.75 1.11 0.82 22.338 4.116 4.018 1.832 7.220 1.762 2.623 0.965 0.482 1.015 1.002 1.070 1.129 1.148 1.759 1.152 1.193 0.732 2.759 0.518 2.161 0.713 0.259 DEWANE, BISHOP FRANK J NAPLES SOUTH REALTY ASSN LLC REFERENCE ONLY BANK OF AMERICA NA HERITAGE NAPLES LLC JPMORGAN CHASE BANK REALTY TRUST GROUP INC PLATINUM COAST FINANCIAL CORP KANELOPOULOS JR, GEORGE J SHEILA RONALD DEC TRUST FIFTH THIRD BANK 41 THOMASSON PROPERTY LLC BLUE MARLIN STATIONS LLC SOUTHLAND CORPORATION, THE NEW PLAN FLORIDA HOLDINGS LLC JCS REALTY GROUP LLC LELY SQUARE PARTNERSHIP KOOPS, EARL C=& CHARLOTTE J PRU NAPLES LLC REFERENCE ONLY REFERENCE ONLY HABITAT FOR HUMANITY HABITAT FOR HUMANITY OF SOUTHERN MANAGEMENT CORP MCDONALDS CORPORATION FIFTH THIRD BANK WACHOVIA BANK BARNETT BANK NA NAPLES 951 INVESTMENTS LLC FIFTH THIRD BANK SUNTRUST BANK SOUTHTRUST BANK MCGUIRE FLORIDA HOLDINGS LLC RANDALL, DAVID BAYROCK INVESTMENT CO WEST STORES INC BOLAND FAMILY PROPERTIES LLC 209411 0.958 MAX CAP INC 38256 1.465 HAWK CAPITAL GROUP LLC Churches C4 11,788 Community Shopping Center C4 13,397 Condominiums C4 41,184 Financial Institution PUD 7,873 Financial Institution PUD 5,750 Financial Institution PUD 51245 Financial Institution C4 41985 Mixed Use - Store/Office (with SFR) C4 5,745 Mixed Use - Store/Office (with SFR) C4 31138 Mixed Use - Store/Office (with SFR) C4 3,136 Multi -Story Office C4 7,245 Store (One Story) PUD 16,567 Store (One Story) C3 12,815 Store (One Story) C4 2,439 Community Shopping Center PUD 95,111 Community Shopping Center C3 60,175 Community Shopping Center PUD 13,911 Community Shopping Center C4 3,343 Community Shopping Center PUD 2,808 Condominiums C3 4,749 Condominiums C3 4,423 Cultural organizations, facilities C4 19,799 Cultural organizations, facilities C4 11,275 Drive Thru Restaurant PUD 4,228 Drive Thru Restaurant PUD 3,497 Financial Institution PUD 8,056 Financial Institution C4 7,060 Financial Institution PUD 6,571 Financial Institution PUD 5,877 Financial Institution C4 5,807 Financial Institution PUD 5,128 Financial Institution PUD 41967 Florist, Greenhouse PUD 2,451 Mixed Use - Store/Office (with SFR) C4 6,733 Mixed Use - Store/Office (with SFR) PUD 5,983 Mixed Use - Store/Office (with SFR) C4 2,580 Mixed Use - Store/Office (with SFR) C4 2,071 Mixed Use - Store/Office (with SFR) C4 1,543 Mixed Use - Store/Office (with SFR) C4 1,047 20 30178 3.699 SUNDERLAND ASSOCIATES LLC Multi -Story Office C3 18,503 97843 1.263 NAPLES INVESTMENT GROUP LLC Multi -Story Office PUD 10,822 97844 1.432 SPIRIT MASTER FUNDING VII LLC Multi -Story Office PUD 8,396 208469 1.069 HC 8625 COLLIER BLVD LLC One Story Office PUD 8,013 209410 0.599 MAX CAP INC Service Station C4 4,318 204365 1.290 U S A L INC Service Station C4 1,592 85519 13.434 LOWE'S HOME CENTERS INC Store (One Story) C4 152,760 29247 1.772 LENNY'S FURN WAREHOUSE INC Store (One Story) C4 29,463 85512 1.287 TJS NAPLES LLC Store (One Story) C4 18,860 209403 0.569 IACONELLI TR, MICHAEL G=& JOAN Store (One Story) C4 12,967 204269 0.690 RICK, THOMAS=& LINDA Store (One Story) C4 11,729 204295 0.690 11222 TAM IAM I LLC Store (One Story) C4 10,378 85514 1.086 TJS NAPLES LLC Store (One Story) C4 7,995 204290 1.394 FERGUS COMPANY LLC, THE Store (One Story) C4 7,743 204293 1.380 NAPLES, LODGE 2010 BENEVOLENT Store (One Story) C4 7,402 37536 0.885 KRG EAGLE CREEK III LLC Store (One Story) C4 4,448 209417 0.440 ANGELILLI, FRANK=& ANGELA Store (One Story) C4 4,335 204294 1.223 11226 TTE LLC Store (One Story) C4 4,247 209007 0.962 NWFP HOLDINGS CORP Store (One Story) C4 3,000 29783 0.924 GRIMES, JOE A=& MARJORIE E Store (One Story) C5 2,430 209598 1.048 DRUMMOND, MARVIN=& BARBARA Store (One Story) C4 1,215 37776 20.89 CORAL ISLE FACTORY SHOPS LTD Community Shopping Center C4 17,363 1757 0.46 WILSON, GEORGE F=& RENEE B One Story Office C4 1,463 40707 1.00 HAMMOCK REALTY CORP Restaurant C3 1,371 39673 4.44 HERITAGE PROPERTY HOLDINGS LLC Store (One Story) C4 97,554 37541 2.07 RTG LLC Store (One Story) C3 16,448 38570 1.25 CIRCLE K STORES INC Store (One Story) C4 3,231 40527 0.79 MARMAX VENTURES CORP Store (One Story) C3 2,961 39220 4.76 LEFES, STEVE=& DOROTHY C Store (One Story) C2 2,846 162.41 9041347 Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS 21 Appendix Table B - 10 -Minute Drive Time Undeveloped Competing Parcels FID ACRES -GIS O_NAME1 LUSEDOR_D 178721 241021 241020 178934 213980 204238 37526 175097 180247 29231 244775 244773 30168 88199 106136 37579 30165 30179 204270 30163 265108 106131 88200 30162 204239 244756 244771 244758 244765 204266 30166 29780 30161 1791 244751 244753 265109 204288 251409 2.52 1.89 1.77 0.89 0.67 3.610 25.128 14.892 9.187 8.965 7.404 6.914 4.620 4.560 4.541 4.293 3.725 3.699 2.843 2.773 2.737 2.562 2.377 2.309 2.077 2.031 2.000 1.966 1.950 1.918 1.853 1.848 1.848 1.848 1.736 1.637 1.525 1.525 1.399 BROCK CENTER LLC FIFTH THIRD BANK CDC LAND INVESTMENTS INC FIFTH THIRD BANK FULLER TR, MICHAEL S KC NAPLES TAM IAM I LLC KRG 951 & 41 LLC STOCK DEVELOPMENT LLC STOCK DEVELOPMENT LLC SD TRACT 22 LLC DISCOVERY VILLAGE AT NAPLES LL DISCOVERY VILLAGE AT NAPLES MARTIN TR, LONNIE J ESPROP LLC ESPROP LLC PRICE AND 41 LLC STRATTON ASSOCIATES LLC GRAFTON ASSOCIATES LLC MD MARCO CAPITAL LLC UTOPIA EAST TRAIL LLC ROOK AT NAPLES I LLC COMMERCIAL PROPERTIES SW INC STOCK DEVELOPMENT LLC GEHRING, CHRISTOPHER KN NAPLES TAMIAMI LLC RACETRAC PETROLEUM INC SIERRA MEADOWS LLC RACETRAC PETROLEUM INC DISCOVERY VILLAGE AT NAPLES LL KC NAPLES TAM IAM I LLC 12840 EAST TRAIL LLC 12000 TAM IAM I TRAIL EAST LLC DEE TR, BRUCE D GEHRING, CHRISTOPHER SIERRA MEADOWS LLC SIERRA MEADOWS LLC WAL-MART STORES EAST LP THOMPSON, LAWRENCE N PROGENY II CORPORATION Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Acreage not zoned agricultural Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial 22 244762 204240 204292 37539 29248 30186 265106 208641 208480 209407 251405 204268 204296 208475 204291 209408 208342 207025 206920 209008 209009 178683 30185 29240 209414 205561 206658 206579 205581 244776 388 244767 96045 207710 208639 97117 208483 244748 27603 40229 39706 1.396 1.382 1.380 1.299 1.148 1.074 1.048 1.028 0.975 0.854 0.701 0.691 0.690 0.687 0.650 0.570 0.502 0.495 0.495 0.483 0.483 0.393 0.331 0.299 0.259 0.204 0.186 0.186 0.183 0.031 0.031 0.031 0.008 2.960 2.443 0.588 0.261 0.135 19.34 14.24 13.60 SWAN FM LLC KC NAPLES TAMIAMI LLC CAROLE CONST OF NAPLES INC BLACK RIVER ROCK LLC N FLA LIMITED LIABILITY CO 12840 EAST TRAIL LLC MURPHY OIL USA INC HUENEFELD III TR, LEROY H MUNZENRIEDER TR, JOHN ROGER J GEMMEN M D TRUST STARFISH INVESTMENT & O BRIAN SR TR, DANIEL P 11222 TAM IAM I LLC PRU NAPLES LLC CAROLE CONST OF NAPLES INC KENERSON JR, ORVILLE B MUNZENRIEDER TR, JOHN MUNZENRIEDER TR, JOHN MUNZENRIEDER TR, JOHN INTERAMERICAN BANK FSV INTERAMERICAN BAK FSB LELY SQUARE PARTNERSHIP LLERENA, RAMIRO=& MARTHA RAVEN SECURITIES INC BOLAND FAMILY PROPERTIES LLC N FLA LIMITED LIABILITY CO N FLA LIMITED LIABILITY CO N FLA LIMITED LIABILITY CO N FLA LIMITED LIABILITY CO SIERRA MEADOWS PROPERTY SIERRA MEADOWS LLC SIERRA MEADOWS PROPERTY KITE EAGLE CREEK LLC NAPLES LAKES COUNTRY CLUB 1080 CENTRAL LLC EAGLE CREEK PROPERTIES INC NORTH FLORIDA LLC SIERRA MEADOWS PROPERTY INC WILTON LAND COMPANY LLC FC COMMERCIAL LLC FC COMMERCIAL LLC Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Residential Vacant Residential Vacant Residential Vacant Residential Vacant Residential Acreage not zoned agricultural Acreage not zoned agricultural Acreage not zoned agricultural 23 40425 37774 27590 27605 27599 39558 27597 37529 37547 37527 37480 38759 38236 265105 30180 251946 160016 10.01 40.23 19.19 9.50 9.28 7.32 4.75 4.06 2.21 2.00 1.69 0.90 9.49 28.367 4.603 9.047 34.15 422.59 FC COMMERCIAL LLC ROOKERY BAY BUSINESS PARK LLC WILTON LAND COMPANY LLC AMERISITE LLC COLLIER RATTLESNAKE LLC 14601 EAST TRAIL LLC AMERISITE LLC ROOK AT NAPLES II LLC ROOK AT NAPLES II LLC ROOK AT NAPLES II LLC ABC LIQUORS INC CLAUSEN, ROBERT IAN KITE EAGLE CREEK LLC WAL-MART STORES EAST LP BAREFOOT 11700 LLC LENNAR HOMES LLC HACIENDA LAKES OF NAPLES LLC Acreage not zoned agricultural Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Community Shopping Center Store (One Story) Vacant Commercial Vacant Commercial Vacant Commercial Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS 24 Appendix Table C — 10 -Minute Drive Time Non -Competing Developed Commercial Eliminated Developed Non -Competitive Uses 25 BLDG FID ACRES GIS O NAME1 LUSEDOR D ZONING SQFT 209405 1.424 ROGER J GEMMEN M.D. TRUST Auto Sales/Service C4 8,892 178694 3.832 PEDDE LLC Auto Sales/Service C4 4,132 251408 1.096 PROGENY II CORPORATION Auto Sales/Service C5 110 37544 2.95 CPI NAPLES LLC Auto Sales/Service C5 488 207699 6.051 NAPLES LKS COUNTRY CLUB Golf courses, driving ranges PUD 29 208466 0.530 RJJ LLP Hotel or Motel C4 51924 208644 0.322 HOLISTIC HEALTH HEALING INC Hotel or Motel C4 5,150 29241 1.002 HOLISTIC HEALTH HEALING INC Hotel or Motel C4 4,101 209006 0.962 BOWEIN, LLOYD L Hotel or Motel C4 3,783 209416 0.596 ETM TAMIAMI LLC Hotel or Motel C4 2,503 29243 0.378 HOLISTIC HEALTH HEALING INC Hotel or Motel C4 2,377 251407 0.813 ERIK H PAPENFUSS IRREV TRUST Light Manufacturing C5 206 37528 3.02 SOUTH NAPLES CENTER LLC Lumber Yard C5 28,279 37532 2.04 SOUTH NAPLES CENTER LLC Lumber Yard C4 15,387 213981 1.06 FULLER TR, MICHAEL S Mortuaries, cemeteries, crematoriums C4 10,167 40704 1.03 HAMMOCK REALTY CORP Open storage, building supplies, junk ya C3 4,715 207853 5.222 NAPLES LAKES COUNTRY CLUB Outdoor recreational or parkland, or hig PUD 672 38285 0.390 RIVERWOOD ESTATES HOMEOWNERS Outdoor recreational or parkland, or hig C4 446 29226 1.212 STOCK DEVELOPMENT LLC Outdoor recreational or parkland, or hig PUD 403 29429 1.387 VK TRAIL LLC Race Track: Horse, Auto, Dog PUD 2,602 259020 3.068 LENNAR HOMES LLC Right-of-way, street, road, or ditches, PUD 354 259253 8.91 VERONAWALK HOMEOWNERS ASSO INC Right-of-way, street, road, or ditches, PUD 133 178511 4.888 SNH/LTA PROPERTIES TRUST Sanitariums, convalescent, and rest home C4 38,316 178509 8.841 WILLOUGH HEALTHCARE INC Sanitariums, convalescent, and rest home C4 153 101542 2.75 FCC MARSH LLC Tourist Attraction PUD 11,007 204267 0.691 SMITH CARTER LLC Vacant Commercial C4 3,530 37531 0.546 KRG EAGLE CREEK IV LLC Vacant Commercial C4 2,290 204241 0.691 CUBESMART L P Vacant Commercial PUD 1,477 38276 1.547 RACETRAC PETROLEUM INC Vacant Commercial C4 857 1792 0.229 HITCHING POST CO-OP Vacant Commercial C3 55 27591 4.75 AMERISITE LLC Vacant Commercial C5 1,375 208642 1.035 LLERENA, RAMIRO E=& MARTHA R Warehousing, distribution terminals, tru C4 13,014 251406 2.439 CUBESMART L P Warehousing, distribution terminals, tru C5 6,027 204243 1.813 CUBESMART L P Warehousing, distribution terminals, tru PUD 3,047 37478 3.61 STORAGE PARTNERS NAPLES FL LLC Warehousing, distribution terminals, tru PUD 1,599 25 26 Eliminated Buildings Less than 1,000 square feet. FID ACRES GIS O NAME1 LUSEDOR D ZONING BLDG SQFT 241026 11.73 PRU HAMMOCK COVE LLC Community Shopping Center PUD 122 180187 0.902 JPMORGAN CHASE BANK NATL ASSN Financial Institution PUD 698 30183 1.385 ALPERT, NORMAN R Mixed Use - Store/Office (with SFR) C3 304 29427 4.195 SSP ASSOCIATES INC Mixed Use - Store/Office (with SFR) C3 86 209415 0.518 LLERENA, RAMIRO=& MARTHA R Restaurant C4 450 40708 1.08 HAMMOCK REALTY CORP Service Station C3 392 209409 1.133 L&R RAM LLC Store (One Story) C4 571 37484 0.953 LA MONTE & CYNTHIA ISOM TRUST Store (One Story) C4 106 208640 0.837 L & R RAM LLC Store (One Story) C4 90 208472 0.516 13406 CORTEZ BLVD PRTNRSHP Store (One Story) C4 27 Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS 26 Appendix Table D — 10 -Minute Drive Time Non -Competing Undeveloped Commercial Parcels Eliminated Vacant Non -Competitive Uses. FID ACRES—GIS O_NAME1 LUSEDOR_D 209004 258883 241018 179068 248254 209404 40474 244853 207702 178512 208477 208481 208479 256 244749 101537 208476 175111 85516 265104 85517 85518 0.482 2.514 1.41 0.49 0.902 0.569 3.91 3.964 1.538 1.383 1.089 0.734 0.160 0.116 0.079 1.32 1.680 0.671 0.952 0.730 0.283 0.220 HABITAT FOR HUMANITY OF LENNAR HOMES LLC HAMMOCK COVE LLC REALTY TRUST GROUP INC SUNCOAST SCHOOLS FED CR UNION IACONELLI TR, MICHAEL G=& JOAN HERITAGE PROPERTY HOLDINGS LLC SIERRA MEADOWS PROPERTY INC NAPLES LAKES COUNTRY CLUB INC LAP, PETRUS P PRU NAPLES LLC PRU NAPLES LLC PRU NAPLES LLC HAMMOCK WOODS LLC HAMMOCK WOODS LLC FC COMMERCIAL LLC PRU NAPLES LLC STOCK DEVELOPMENT LLC LOWE'S HOME CENTERS INC WAL-MART STORES EAST LP LOWE'S HOME CENTERS INC LOWE'S HOME CENTERS INC Cultural organizations, facilities Outdoor recreational or parkland, or hig Parking Lots, Mobile Home Park Parking Lots, Mobile Home Park Parking Lots, Mobile Home Park Parking Lots, Mobile Home Park Parking Lots, Mobile Home Park Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, River, Lake, or Submerged Land River, Lake, or Submerged Land Sewage, Solid Waste, or Borrow Pit Sewage, Solid Waste, or Borrow Pit Sewage, Solid Waste, or Borrow Pit Sewage, Solid Waste, or Borrow Pit Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS 27 Appendix E — Excerpts from the Collier Interactive Growth Model Executive Summary September 29, 2008 NX THE COLLIER INTERACTNE GROWTH MODEL CIGM EXECUTIVE SUMMARY Prepared for: The Collier County Board of County Commissioners And The Collier County Comprehensive Planning Department CO0er County By: Van Buskirk, Ryffel and Associates, Inc. 100 Estero Boulevard, Suite 434 Fort Myers Beach, Florida 33931 Phone: (239) 463-3929 Fax: (239) 463-5050 Webpage and Email: www.interactivegrowthmodel.com September 29, 2008 C Copyright 20108 by Van Buskirk, Ryffel and Associates, Inc., all rights reser�,ed. Reprint permission must be requested in writing from Van Buskirk, Ryffel and Associates, Inc. Interactive Growth ModelTat is a registered trademark. Section 5 Population Distribution to Build -out Table 4 Study Area Population Forecast 2007 -Build -out's Source: van Buskirk. Ryffel. and A,,sociates. Inc. =905 of Build -out. In. the interest of a clearer understanding, the population forecast output data shown above, was converted to visual representations that are more easily interpreted. By way of example, Maps 3 to 12 shows the population distribution and intensity in the years 2007, 2010, 2020, 2030, 2040, 2050, 2060, 2070, 2080, and Build -out, respectively for the entire stud�r area_ Likewise, Maps 13 to 22 show the RFIVIUD and GGE areas and Maps 23 to 32 show the RLSA and Immokalee areas during those same time intervals. The various degrees of green shadings on these maps represent the percentage of build -out population of each TAZ at the particular 10 -year interval. This was done in 10 percent increments with greater populations shown in darker shading. 7j 2007 79568 2010 89910 2015 117916 2020 153631 2025 191329 2030 230283 2035 269814 2040 308560 2045 343071 2050 371180 2055* 392562' 2060 407970 2070 418623 2075 430524 2080 433628 Build -out 442537 Source: van Buskirk. Ryffel. and A,,sociates. Inc. =905 of Build -out. In. the interest of a clearer understanding, the population forecast output data shown above, was converted to visual representations that are more easily interpreted. By way of example, Maps 3 to 12 shows the population distribution and intensity in the years 2007, 2010, 2020, 2030, 2040, 2050, 2060, 2070, 2080, and Build -out, respectively for the entire stud�r area_ Likewise, Maps 13 to 22 show the RFIVIUD and GGE areas and Maps 23 to 32 show the RLSA and Immokalee areas during those same time intervals. The various degrees of green shadings on these maps represent the percentage of build -out population of each TAZ at the particular 10 -year interval. This was done in 10 percent increments with greater populations shown in darker shading. 7j Map 19 Population Distribution, Year 2060 caller Interactive Oromh model L FAFIJ U 0 and GGE Year 2060 Population: 105.219 Map 21 Population Distribution, Year 2080 Collier Interactive GravAll'..lWel RF61U0 and GGE Year 2080 Population: 109.954 .'- 26, Map 20 Population Distribution. Year 2070 Collier Interactive Or aMh "o d el RRJUD and GGE Year207O PoputaliGn: 103.311 Map 27. Population Distribution, Year Build -Out Collier interactive, GrovAh LlodO RMUD and GGE Year Build -Out Population-, 114.451 ;"q 1 3500000 3000000 2500000 2000000 1500000 1000000 500000 0 Retail Supply Retail Office Supply Office Total Supply Total Demand Demand Retail/Office Demand Retail/Office Figure 7 Commercial/Office Floor Area Su -only And Demand - 2007 Source: Van Buskirk, Ryffel and Associates, Inc. 50000000 45000000 40000000 35000000 30000000 25000000 20000000 15000000 10000000 5000000 0 Retail Supply Figure 8 Commercial/Office Floor Area Supply And Demand - Build -Out Retail Office Supply Office Total Supply Total Demand Demand Retail/Office Demand Retail/Office Source: Van Buskirk, Ryffel and Associates, Inc. M Note: 45,498,983 sf / 442,537 pop. = 102.81 sf per capita Appendix F — Excerpts from the 2015 Lee County Commercial Demand Forecast prepared by Metro Forecasting Models 29 IVl E T lZO FORECASTING MFM. MODELS Lee Count y, Florida — 2415 Foreca,,A Report Population, 140v silig and- + - Comm e 06cc , Demand Thank you for purchasing this report, which contains forecasts of population growth, housing demand and demand for commercial space for goods and services for Lee County, Florida (the Cape Coral—Fort Myers Metropolitan Statistical Area or MSA). The analvtical methods used to prepare these forecasts have proven to be more accurate than the industry standard of straight-line (linear) forecasts. Our goal is to maintain the most accurate forecasting models, which are based on our history of forecasting= In 1982 the City of North Port, Florida, asked Dr. Paul Van Buskirk (author of the Metro Forecasting Model) to forecast the population of their city in 2007, then 25 years into the future. In 1980 North Port bad a permanent population of 6,350 people. Dr. Van Buskirk forecasted that in 2007 there would be a permanent population of 57,452; in 2010, the Census counted 57,350 people in North Port. The forecast was 99.7% accurate 25 years into the future. In 2002 the City of Cape Coral, Florida, engaged Dr_ Van Buskirk to prepare a population forecast for their city to use in planning for fi:iture commercial sites, fire stations and schools_ His 2010 forecast was 155,179 permanent residents; in 2010, the Census counted 154,305 permanent residents. The information in this report can be used by businesses, property owners, developers, lenders and planners to help understand the past and future of the Lee County metro area and then use accurate forecasts in decision-making: ✓ Businesses: Metro's growth forecasts help make marketing decisions because growth forecasts can be compared to forecasts in other metropolitan areas. ✓ Property Owners: Housing and commercial demand forecasts help property owners understand how their land may increase or decrease in value based on the current and future supply versus demand for their respective land uses. ✓ Developers= Current and forecasted demand versus supply are used in due - diligence reviews and pro forma preparation, as well helping to broadly gauge absorption. ✓ Lenders: Loan requests for new construction can be compared to the forecasted demand for commercial or residential projects. ✓ Planners: Population, housing and commercial forecasts are used to evaluate the need for zoning changes desired by their clients. For more detailed forecasts of population, housing and commercial demand, see. our �te i;s1 Vie. a0011Wlm- , , sF L 34135 239.913.6949 .MeoForecasting.cori: Copyright 201.50 Mettro [ nrrr:u=tiny Nloddls All Riebtr R r-rvod. Reprint pNrmis�.ion must be requested in writing From Metro Fure.castingModels. 1.i C ue da — Ca -pe Coaal—Foy Myers MS PoDulatic--n-, �- ousirLg and Co erciaJ Demand Fo acast The Lee County metro area is located in southwest Florida. In 2014 the permanent population was 679,513 according to the US Census, up f om 1,114 in 1890. Metro Forecasting Models (MFM) uses proprietary modeling software to forecast the future population of this MSA in 5 -year increments_ Whereas forecasters often apply linear extrapolation of past census data, a technique which becomes inaccurate over longer periods, MFM forecasting methodology has been documented to be far more accurate over time. Figure 1 below is a population graph of the Lee County metro area showing actual change in population from 1950 to 2010. z,st�.o.oct.� 1,4co,coo 1. CC).coo 1,CG�.�3uG 00,000 Goz)'O 4GO.0GO 2 GO.OCD After the MFM Composite Forecast Curve is established (the blue line), similar curves are generated for both an expanding and contracting economy foie the entire MSA. In statistical jargon, these similar curves are each two standard deviations from the mean (composite) curve. We find that MSA growth falls within these boundaries 95% of the time, barring catastrophic events (war, natural disaster, etc.) that permanently alter development potential_ Figure 1 presents a summary of our population forecasts for 2020 and beyond for the Lee County metro area (Cape Coral—Fort Myers MSA). -igure 1. MFM Population Forecast in 2015 Lee County, F(ori6a MFM 2020 Poli. -- 752,585 a '950 1970 1cn0 2010 2030 2050 2070 200 2110 - Pus)Lila ion -#-GEnsus/Ac ts! Exp}anciing Economy Conti ing Econoniy Source: US Census & Metro Forecasting Models, LLC pare ? tubus hed JuIr 2015 Population -i. Forecast Table 1 presents our specific analysis and population growth forecast for the Lee County metro area in 5 -year increments for three diff.brent economies. The blue column, labeled "Composite," shows how the Population will grow over time in a balanced economy. The orange column, labeled "Expanding," presents a higher forecast for the population Growth curve in a "Bull Market" economy. The data presented in this column provides a reliable guide for our clients who need to understand how this MSA will grow under favorable economic conditions - The green column, labeled "Contracting," presents a lower forecast for the population growth curve in a "Bear Market" economy. The data presented in this column provides a guide for our clients who need to understand how econoinic trends, business decisions and government. policy (national or local) could affect this MSA's growth tinder less favorable economic conditions. As the economy cycles from bull to bear markets, the day-to-day or year-to-year population grow li will revert to the Composite forecast.. Depending upon the significance of economic trends and government and business polio; the change in growth can appear to be. a never-ending boom-bLLst cycle. The general population tends to mentally forecast growth by what has happened over the last year of their lives. If last year showed low or no growth. then next year would be the same or worse Linder that. scenario. If last year was a good year, then next year will be just as good or better. The Composite forecast provides a balanced view of what. the future holds for this MSA. The population forecasted in Table 1 provides a reliable guide for wise industry leaders who understand the pace of the last few years' growth docs not mean that growth will continue in the same pattern. The expanding and contracting economy forecasts provide ranges for strategic: plain ng by governments and the private sector. Table 1; Lee Metro Area Population Forecast Year Composite Expanding I Contra(:Iing 1970 114,069 119,811 108,502 1975 155,643 162,536 148,919 1980 204,751 212,733 196,926 1985 260,810 269,762 251,994 1990 322,901 332,663 313,250 1995 389,866 400,248 379,S64 2000 460,405 471,208 449,653 2005 533,183 544,208 522,179 2010 606,905 617,966 595,839 2015 680,385 691,316 669,425 2020 752,585 763,244 741,876 2025 822,636 832,910 812,297 2030 889,850 899,650 879,974 2035 953,711 962,974 944,364 2040 1,013,862 1,092,547 1,005,089 2045 1,070,088 1,078,172 1,061,912 2050 1,122, 288 1,129, 768 1,114, 718 2055 1,170, 465 1,171, 346 1,163, 495 2060 1,214,694 1,220, 993 1,208,309 2065 1,255,111 1,260,853 1,249,287 2070 1,291,892 1,297,107 1,286,601 2075 1,32S,245 1,329, 965 1,320, 454 2080 1, 3SS, 393 1,359,6S1 1,351,067 2085 1,382,56S 1,386,398 1,378,671 2090 1,406,997 1,410,438 1,403,499 2095 1,428,915 1,431, 999 1,425, 780 2100 1,448, 540 1,451, 299 1,445, 735 Source: Metro Forecasting Models, LLC i > 1.r,.:, f'crbli�Irc��l.Ialz- x(71+i Commercial Demand Forecast Table 3 presents the Lee County metro area commercial retail trade and services demand forecast in 5 -year increments. The demand for retail and office space increases as the population grows. When the increased population meets certain thresholds, the market can support new or expanded stores and services. For example a small population may want a big -box retail store but not have enough people to support the economic investment by the retailer. In those cases, the demand for the big box store is met by neighboring communities that are large enough to meet the minimum investment expectation by the retailer. Lee County has two superregional shopping centers that are supplemented in part by demand from Collier, Hendry and Charlotte Counties. The demand forecast shown in Table 3 is the t, Owner and office space in the MSA. A community of commercial development allowed through local zoni Sticky Note demand for commercial space exists but supply is n demand is met outside that community. For examp 109.00 sf = 111.53 sf = shopping centers may require a population of only 8, self-sustaining, while community and regional shopp L, need a threshold population of 30,000 and 150,000 respectively. An MSA may also have more commercial space than the MSAs population could naturally support. In these cases, demand for certain services from the population of neighboring communities may be met by the local MSA's supply. The forecasted commercial demand in Table 3, combined with the knowledge of the existing commercial supply and vacancy rates, is useful in determining how much new space will be needed in 5 -year steps. Note the demand is not linear, one 5 -year step may forecast a demand rate that is greater or less than the previous 5 -year period. IIgure 2 helps illustrate the changing demand for commercial space over time. Figure 2. Lee Metro Area Commercial Demand Forecast 1,000's SF 1S0,00'_► lu0.oc0 1 1:O,0co 120.0C1 ion:3C 30,00.• A 83.939 u'O G11 A 65.39i L 47,188 1940 1960 1980 2000 2020 2030 2060 2080 2100 Source: Metro Forecasting Models, LLC MFM Forecast --A--2000 --! •2010 --A--2020 Table 3: Lee Metro Area Commercial Demand Forecast - Sq. Ft. Bldg. Year 1,000's SF 1970 9,460 1975 13,358 19$0 18,235 1985 24,124 1990 30,992 1995 38,735 2000 47,188 2005 56,146 2010 65,391 2015 74,717 2020 83,939 2025 92,911 2030 101,519 2035 109,683 2040 117,352 2045 124,497 2050 131,110 2055 137,193 2060 142,760 2065 147,833 2070 152,439 2075 156,606 2080 160,365 2085 163,747 2090 166,783 2095 169,503 2100 171,935 Source: Metro Forecasting Models, LLC T,r r Puhli,hod Jfrlt- ?U1.7 EXHIBIT E-1 EAST TAMIAMI TRAIL COMMERCIAL SUBDISTRICT Collier County Public Utilities will provide water service for potable and fire protection needs as well as wastewater service. The subject property is within the South Service Area. The County has sufficient capacity to provide water and sewer service. The estimated potable water -and wastewater average daily and peak requirements for the subject property are as follows: Potable Water 7,500 GPD (Peak 10,125 GPD) Wastewater 7,500 GPD (Peak 10,125 GPD) According to the Collier County 2015 AUIR, currently there is an existing landfill capacity of 17,256,000 tons, and a ten-year landfill capacity requirement of 2,389,183 tons. The estimated life of the landfill is 54 years. This is adequate to accommodate additional tons per capita disposal generated by the proposed project. Stormwater retention and detention will comply with SFWMD requirements, and State and County standards for off-site discharges will be met, resulting in no adverse impacts to stormwater management (drainage) level of service. The construction of 60,000 SF of commercial and office uses will not affect school or park capacity, as no population increase results from this amendment. The proposed commercial subdistrict will not increase population or demand for emergency medical services. An EMS/fire station is located at 6055 Collier Blvd., approximately three miles from the property. The subject site is within the Greater Naples Fire District. H:\2016\2016009\wP\SSGMPA\Resubmittal\Exhibit E-1 -Public Facilities Report (3-1-2017).docx � TPODUCOCH I niannine•engineerino Traffic Impact Analysis Prepared for: Hole Montes, Inc. 950 Encore Way Naples, FL 34110 Phone: 239.254.2000 14050 Tamiami Trail - Rezone Collier County, FL 5/09/2016 Prepared by: Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 Phone: 239.566.9551 Email: ntrebilcock@trebileock.biz Collier County Transportation Methodology Fee — $ 500.00 Collier CountV Transportation Review Fee — Major Study — $1,500.00 EXHIBIT 44E-3" 14050 Tamiami Trail — TIA — Rezone — May 2016 Statement of Certification I certify that this Traffic Impact Analysis has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. TR %Q�•' �,� G•E•N 5�., c'0 O •. .•�� No 47116 •'.;;r- :�•• STATE OF :•4tJ •.,•0 R 1•• .• G,,� �0 N A� Digitally Norman J. DN: cn=NormanJ.TrebilcockP.E.47116, Trebilcock P.E. o=Trebilcock Consulting Solutions, PA, ou=Norman J. trebilcock, 47116 email=ntrebilcock@trebilcock.biz, c=US Date: 2016.05.20 09:27:28 -04'00' Norman J. Trebilcock, AICP, P.E. FL Reglstration No. 47116 Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 Company Cert. of Auth. No. 27796 Trebilcock Consulting Solutions, PA P age 12 14050 Tamiami Trail — T!A — Rezone — May 2016 Table of Contents ProjectDescription......................................................................................................................... 4 TripGeneration............................................................................................................................... 5 Trip Distribution and Assignment................................................................................................... 6 BackgroundTraffic.......................................................................................................................... 8 Existing and Future Roadway Network........................................................................................... 9 Project Impacts to Area Roadway Network Link Analysis............................................................ 10 SiteAccess Analysis....................................................................................................................... 11 ImprovementAnalysis.................................................................................................................. 12 Mitigationof Impact..................................................................................................................... 12 APPENDICES Appendix A: Initial Meeting Checklist (Methodology Meeting) .................................................. 13 Appendix B: Trip Generation Calculations ITE 9th Edition.......................................................... 19 Trebilcock Consulting Solutions, PA P a g e 13 14050 Tamiami Trail — TIA — Rezone — May 2016 Project Description The 14050 Tamiami Trail Rezone project is a proposed development that is located in the southeast corner of the Tamiami Trail (US -41) and Creative Lane intersection, approximately 2.2 miles east of Collier Boulevard (CR 951), within Section 12, Township 51 South, Range 26 East, in Collier County, Florida. For details refer to Fig. 1— Project Location Map, which follows. Fig. 1— Project Location Map J b V.` l C _ 1 r9 ; Tower Rd nooke+y Oaa l Estiraime _; Enchanting Shores Resaareh Co Op Pork r~ I A1.matcc lid JI ;' f v c m , 1.larco Shores estates a ;a Na piamoVAI.AeCif Siler Lakes FIV Ir.•:.ort 8 GOV CIU11 A e�uS PROJECT 4 • I. Molorcoach Pesml t nor. 1 i 1"OlAu Prince Vd ( i "Id IA -MA)E nookery at Marco ` ...�_._.._. The project project site is currently vacant and has a total area of approximately 5.76 acres. A methodology meeting was held with the Collier County Transportation Planning staff on May 3, 2016, refer to Appendix A: Initial Meeting Checklist. For purposes of this evaluation, the project build -out year is assumed to be consistent with the Collier County 2021 planning horizon. This project requests a change in zoning for this parcel from its currently zoned A (Agriculture) to C3 (Commercial Intermediate). The project provides a highest and best use scenario with respect to the project's proposed trip generation. As no individual land use has been specified, conservatively, LUC 820 — Shopping Center is used for trip generation. The development program is illustrated in Table 1. Trebilcock Consulting Solutions, PA P a g e 14 14050 Tamlaml Trull — TIA — Rezone — May 2016 Table I Development Program Trip Generation The project's site trip generation is based on the Institute of Transportation Engineers (ITE) T. Generation Manual, 9th Edition. The software program. OTISS (Online Traffic Impact Study Software, Version 4.0.4) was used to create the raw unadjusted trip generation for the project. The ITE equations are used for the trip generation calculations. The ITE — OTISS trip generation calculation worksheets are provided in Appendix B: ITE Trip Generation Calculations. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. No internal capture is considered for this site. The pass -by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass -by reduction, only the traffic added to the surrounding streets and intersections. As such, pass -by trips are not deducted for operational turn lane analysis (ail external traffic is accounted for). Consistent with Collier County TIS Guidelines and Procedures, shopping centers (LUC 820) are allowed maximum pass --by traffic of 25% of the project's external trip generation potential. In addition, TIS Guidelines recommends that the daily capture rates are assumed to be 1.0°% lower than the peak hour capture rate. The new proposed project trip generation is illustrated in Table 2. Trebilcock Consulting Solutions, PA P a g e 15 Build -out ITE Land ITE Land Use Total Size Planning Use Code Horizon Year Proposed Conditions Shopping Center '_ 820. 60,0004f 2021 Trip Generation The project's site trip generation is based on the Institute of Transportation Engineers (ITE) T. Generation Manual, 9th Edition. The software program. OTISS (Online Traffic Impact Study Software, Version 4.0.4) was used to create the raw unadjusted trip generation for the project. The ITE equations are used for the trip generation calculations. The ITE — OTISS trip generation calculation worksheets are provided in Appendix B: ITE Trip Generation Calculations. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. No internal capture is considered for this site. The pass -by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass -by reduction, only the traffic added to the surrounding streets and intersections. As such, pass -by trips are not deducted for operational turn lane analysis (ail external traffic is accounted for). Consistent with Collier County TIS Guidelines and Procedures, shopping centers (LUC 820) are allowed maximum pass --by traffic of 25% of the project's external trip generation potential. In addition, TIS Guidelines recommends that the daily capture rates are assumed to be 1.0°% lower than the peak hour capture rate. The new proposed project trip generation is illustrated in Table 2. Trebilcock Consulting Solutions, PA P a g e 15 14050 Tamiami Trail — TIA — Rezone — May 2016 Table 2 Trip Generation (Proposed Conditions) —Average Weekday 24 Hour Two - Way AM Peak Hour PM Peak Hour Volume land Use Size Enter Exit . Total Enter Exit. Total Shopping Center— Total 60,000sf 4,872 71 43 114 204 221 425 External Traffic Total pass by 731 18 .1. 29 51 55 106: ..:Traffic Total non -pass- 4,141 53 32 85 153 166 319 by Traffic Trip Distribution and Assignment The traffic generated by proposed project was assigned to the adjacent roadways using the knowledge of the area and as coordinated with Collier County Transportation Planning Staff. The assignment of the net new proposed site -generated trip distribution is shown in Table 3, Project Traffic Distribution for PM Peak Hour and is graphically depicted on Fig. 2 — Project Distribution by Percentage and by PM Peak Hr. Table 3 Project Traffic Distribution for PM Peak Hour Note(s): * Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service calculations. Trebilcock Consulting Solutions, PA P a g e 16 Distribution PM Peak Hr Project Roadway Link CC AUIR Roadway Link of Project Traffic Vol. Link ID # Location :Enter:,:*.: Exit..:.: Traffic Tamiami Trail East Creative Ln to Collier 95.1 � 70/ EB —107 WB —116 (US 41} Blvd Tamiami TraflEast Collier Blvd to 94:0 30% E B 46 iNB _50. (Us 41) Triangle Blud. . Tamiami Trail to Collier Blvd 35,0 Rattlesnake 20% SB -31 NB -33 Hammock Tamiami Trail to Wal Ca11ier Blvd 36,3 20%..: NB w430 SB- 33 Mart Driveway . Tamiami Trail East Creative Ln Joseph 95.1 30% WB -46 EB -50 (US 41) n Note(s): * Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service calculations. Trebilcock Consulting Solutions, PA P a g e 16 14050 Tamiami Trail — TIA — Rezone — May 2016 Fig. 2 — Project Distribution by Percentage and By PM Peak Hour ct 30%20% % niiT�di `�• , 0 20°x° aM 70°io Toner Rd Rooke r• RiyNI'onal Estuarine / Enchanting Shores i Research Coop Park 41 1•tanater Rd � I v ' ■ v m Marco Shores estates A • L i � g U ¢� v DiamfA take Or I I Silver Lakes RV F Nor R Golf Club N Southem PROJECT Pelican ake Molorcoach Resort d �! Poll Au Ponce Rdop marco F. J N 1 frrtN 30% * ....�..r+►4 77a16x 1IN PROJECT TRAFFIC DISTRIBUTION MAP BY PERCENTAGE Ii ENTER -31; EXIT -331 r ENTER -46; EXIT -50 N i r ENTER -107; EXIT 116 t T 'd Rooke �- ENTER -30; EXIT -33 ,k ; , Manatee R4 �l I ' co Marco Shores estates d ENTER -46; EXIT -50 ate p'. Silver loCRY Resor18Golf11Club r5n Caothern0i PROJECT '""�"`' Pelicake` Rlolorcoach Re5011 r `, t 1 , 1 �A 'dPROJECT TRAFFIC sh . DISTRIBUTION MAP 4 •'` BY PM PEAK HOUR Port AuPrrncend `.j , mr ()IJ t.,nrco ( �l f.'RookeryolMarro s Trebilcock Consulting Solutions, PA P a g e 17 14050 Tamiami Trail — TIA — Rezone — May 2016 , Future projected background traffic volumes are calculated based on approved growth rates and trip bank volumes for the segments of the roadway network in the study area, as shown in Collier County 2015 Annual Update and Inventory Report (AUIR). The higher of the two determinations, is to be used in the Roadway Link Level of Service analysis. Based on Collier County Transportation Planning Staff guidance, a minimum of 2% growth rate is considered. Table 4, Background Traffic without Project illustrates the projected background peak hour peak direction traffic volume (without project) for the future build -out year 2021. Table 4 Background Traffic without Project (2015 - 2021) Note(s): *Annual Growth Rate — estimated for 2009-2014 peak hour, peak direction traffic volumes, or 2% minimum. **Growth Factor = (1+Annual Growth Rate) A6.2021 Projected Volume= 2015 AUIR Volume x Growth Factor. ***2021 Projected Volume= 2015 AUIR Volume + Trip Bank. The projected 2021 Peak Hour— Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Trebilcock Consulting Solutions, PA P age 18 2021 Projected Pk 2021 Projected 2015 AUIR Pk Projected Hr, Peak Dir Pk Hr, Peak Dir cc Hr, Pk Dir ffic Background Background Roadway AUIR Roadway Link Background Annual Growth Traffic Volume Trip Traffic Volume Link Link ID Location Traffic Volume Growth Factor w/out Project Bank w/out Project # (trips/hr) Rate (trips/hr) (trips/hr) Trip * (�/Yr) Growth Bank*** Factor** Tamiami . Creative Ln to .: Trail East 95 1 670 4 00 12653 848 363 1,033 Collier Blvd (US 41) Tamiami Trail East 94.0 Collier Blvd to 1,490 4.0% 1.2653 1.885 211 1,701 Triangle Blvd (US 41) Tamiami Trail. . Collier Blud .. 35x1 to Rattlesnake :: 1,620. ; 2 000. . ` 1.1262: 11824 _.. 306: :Hammock Tamiami Trail Collier Blvd 36.1 to Wal-Mart 1,550 4.0% 1.2653 1,961 187 1,737 Driveway Tamiami ' Trail.East 95.1 Creative Ln fio 670 4.0% 12653 848-363 1033 . Joseph t n .(US 41) Note(s): *Annual Growth Rate — estimated for 2009-2014 peak hour, peak direction traffic volumes, or 2% minimum. **Growth Factor = (1+Annual Growth Rate) A6.2021 Projected Volume= 2015 AUIR Volume x Growth Factor. ***2021 Projected Volume= 2015 AUIR Volume + Trip Bank. The projected 2021 Peak Hour— Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Trebilcock Consulting Solutions, PA P age 18 14050 Tamiami Trail — TIA — Rezone — May 2016 Existing and Future Roadway Network The existing roadway conditions are extracted from the 2015 Annual Update and Inventory Report (AUIR). Future projected roadway conditions are based on the current Collier County 5 - Year Work Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five year Transportation Improvement Plan (TIP) or Capital Improvement program (CIP) are considered to be committed improvements. As no such improvements were identified in the Collier County 2015 AUIR, the evaluated roadways are anticipated to remain as such through project build -out. The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions. Table 5 Existing and Future Roadway Conditions Tamiami Trail to Collier Blvd.35..0 Rattlesnake 6D E 3,200 .(iV) 6D : Hammock Note(s); 2U = 2 -lane undivided roadway; 4D, 6D, 8D =4 -lane, 6 -lane, 8 -lane divided roadway, respectively; LOS = Level of Service. Trebilcock Consulting Solutions, PA P a g e 19 Exist Peak Dir, Future Roadway Link CC AUIR Roadway Link Exist Mtn' St Peak Hr Project Link ID # Location Roadway LOSrd Capacity Build out Volume Roadway Tam�am� Trait Creative Ln to East . 95 1 6D. D. 3,100 (E} 6D . 4. Collier Blvd (US 41) Tamiami Trail Collier Blvd to East 94.0 6D E 3,000 (E) 6D Triangle Blvd (US 41) Tamiami Trail to Collier Blvd.35..0 Rattlesnake 6D E 3,200 .(iV) 6D : Hammock Note(s); 2U = 2 -lane undivided roadway; 4D, 6D, 8D =4 -lane, 6 -lane, 8 -lane divided roadway, respectively; LOS = Level of Service. Trebilcock Consulting Solutions, PA P a g e 19 14050 Tamiami Trail — TIA — Rezone — May 2016 The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which were evaluated to determine the project impacts to the area roadway network in the future (2021). The Collier County Transportation Planning Services guidelines have determined that a project will be considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2°% of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3°% for other subsequent links and if the roadway is projected to operate below the adopted LOS standard. Based on these criteria, this project's traffic impacts are significant on Tamiami Trail west of the project to Collier Boulevard (3.5%) of volume capacity. The project's impacts on other segments of the study network are not significant. This project does not create an adverse impact to the area roadway network as none of the analyzed links are projected to operate below the adopted LOS standard with or without the project at year 2021 future conditions. Table 6, Roadway Link Level of Service, illustrates the LOS impacts of the project on the roadway network closest to the project. Trebilcock Consulting Solutions, PA P a g e 110 14050 Tamlaml Trail — TIA — Rezone — May 2016 Table 6 Roadway Link Level of Service (LOS) — With Project in the Year 2021 Note(s): *Refer to Table 3 from this report. **2021 Projected Volume= 2021 background (refer to Table 4) + Project Volume Added. Site Access Analysis The 14050 Tamiami Trail project has frontage along Tamiami Trail (US -41) and Creative Lane. Collier County resolution 13-257, 3.09.2.1 states that there shall be no more than one connection per road frontage. Tamiami Trail is a rural, six -lane, divided major arterial roadway under FDOT jurisdiction. According to Collier County resolution 13-257, Tamiami Trail is considered a Class 3 facility. The roadway has a posted speed of 55 mph in the vicinity of the project. As such, the minimum connection spacing is 660 feet. The minimum median opening for a directional turn lane is 660 feet and 1,320 feet for a full opening. The minimum signal spacing for a Class 3 roadway is one half ofa mile. The intersection of Tamiami Trail and Creative Lane has a full access opening with an eastbound right turn lane and a westbound left turn lane. Collier County resolution 13-257, Table 2 states that for a project driveway opening along Tamiami Trail, the corner clearance from Creative Trebilcock Consulting Solutions, PA P a g e 111 Roadway 2021 % Min LOS Min LOS Cc 2015 Peak Link, Peak Peak Dir, Volume exceeded exceeded Roadway Link AUIR Roadway Link Dir, Peak Peak Hr Peak Hr Capacity without with Link Location Hr Capacity .Dir, {Project Vol Volume Impact Project. Project 7 . tD # Volume Added)* w/Project By Yes No Yes/No Project Tamiami Trail Creative l n , East 95.1: to Collter 3,100.`(E} EB =107 1,140 3.5% No Na .. {US 41) Blvd Tamiami Trail Collier Blvd East 94.0 to Triangle 3,000 (E) EB -- 46 1,931 1.5% No No (US 41) Blvd Tamiami Trail Collier Blvd -: 35.0 to 3,200,(N) NB 33 1,959 1 0% No No Ratttlesnake_: Hammack Tamiami Trail Collier Blvd 36.1 to Wal-Mart 2,500 (N) NB -30 1,991 1.2% No No Driveway Tamiami Trail _ East 95.1 Creative Ln . 3,100 (E} EB 50 1,083 16% No No to Joseph Ln (US .41} . Note(s): *Refer to Table 3 from this report. **2021 Projected Volume= 2021 background (refer to Table 4) + Project Volume Added. Site Access Analysis The 14050 Tamiami Trail project has frontage along Tamiami Trail (US -41) and Creative Lane. Collier County resolution 13-257, 3.09.2.1 states that there shall be no more than one connection per road frontage. Tamiami Trail is a rural, six -lane, divided major arterial roadway under FDOT jurisdiction. According to Collier County resolution 13-257, Tamiami Trail is considered a Class 3 facility. The roadway has a posted speed of 55 mph in the vicinity of the project. As such, the minimum connection spacing is 660 feet. The minimum median opening for a directional turn lane is 660 feet and 1,320 feet for a full opening. The minimum signal spacing for a Class 3 roadway is one half ofa mile. The intersection of Tamiami Trail and Creative Lane has a full access opening with an eastbound right turn lane and a westbound left turn lane. Collier County resolution 13-257, Table 2 states that for a project driveway opening along Tamiami Trail, the corner clearance from Creative Trebilcock Consulting Solutions, PA P a g e 111 14050 Tamiami Trail — TIA — Rezone — May 2016 Lane most be a minimum of 230 feet for a right in/right out access. Therefore, a right-in/right- out access onto Tamiami Trail at this location may be allowed. Creative Lane is a rural, two-lane, undivided local roadway. The roadway has an assumed speed of 30 mph in the vicinity of the project. As illustrated in Collier County Access Management Policy, a full access driveway is allowed on this road provided there is a minimum corner clearance of 125 feet from the Creative Lane with Tamiami Trail intersection. Site access analysis will be performed during future development order application. Improvement Analysis Based on the link analysis and trip distribution, the proposed project is a significant traffic generator for the roadway network at this location. There is adequate and sufficient roadway capacity to accommodate the proposed development generated trips without adversely affecting adjacent roadway network level of service. Site access analysis will be performed during future development order application. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project. Trebilcock Consulting Solutions, PA P a g e 112 14050 Tamiami Trail — T!A — Rezone --- May 2016 Appendix A: Initial Meeting Checklist (Methodology Meeting) (5 Sheets) Trebilcock Consulting Solutions, PA P a g e 113 14050 Tamiami Trail -- TIA -- Rezone — May 2016 INITIAL NIL, ETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply, or N/A (not applicable). Date: May 3, 2016 Time: N/A Location: N/A — Via Email People Attending: Name, Organization, and Telephone Numbers 1) Michael Sawyer, Collier County Growth Management Division 2) Norman Trebilcock, TCS 3) Ciprian Malaescu, TCS Study Preparers Preparer's Name and Title: Norman Trebilcock, AICP, PE Organization: Trebilcock Consulting Solutions, PA Address & Telephone Number: 1205 Piper Boulevard, Suite 202, Naples, Fl. 34110; 239-566-9551 ReNleuy er(s) Reviewer's Name & Title: Michael Sawyer, Project Mana er Organization & Telephone Number: Collier County Transportation Planning Department; 239-252-2926 Applicant: Applicant's Name: Hole Montes, hie. Address: 950 Encore Way, Naples, FL 34110 Telephone Number: 239-254-2000 Proposed Development: Name: 14050 Tamiami Trail Project — C3 (Conuuercial Intermediate) Rezone Location: on the south side of US-41(Tannianni Trail) aporoximately 2.2 miles east of Collier Boulevard (SR 95 1) (Refer to Fig.1) Land Use Type: Retail — shopping center ITE Code #: LUC 820 Description: Proposed up to 60,OOOsf of retail shopping center. The project site is currently vacant. Zoning Existing: current zoning A (Agriculture) Comprehensive plan recommendation: No change Page 1 of 5 Trebilcock Consulting Solutions, PA P a g e 114 14050 Tamiami Trail — TIA — Rezone — May 2016 Requested: to allow for a rezone approval Fig.1—Project Location Map Findings of the Preliminary Study: Studv tvpe: Since estimated vroiect new tra_f is volume is above 100 AM or PM peak hour trips this study qualifies for a Major TIS — significant roadway and/or operational impacts and work within the county right-of-way. The TIS will include AM -PINI peak hour trip generation traffic distribution and assignments significance test, roadway link analvsis and site access points tum lane analysis. Roadway coricurrenev analysis — PM Pk Hr weekday traffic Site Access Analvsis — To be determined at time of future development order application. The TIS shall be consistent with Collier County TIS Guidelines and Procedures. Proposed pass -by rates are as follows: Daily — 15% (10% lower than the peak hour capture rate), AM — 25%; P1vI — 2501'0. Internal capture is not considered for this study. Study Type:_ (if not net increase, operational study) Small Scale TIS ❑ 'Nlinor TIS ❑ Maior TIS Ej Study Area: Boundaries: north — US -41 (Tamiami Trail), west — Creative Lane Additional intersections to be analyzed: N/A Page 2 of 5 Trebilcock Consulting Solutions, PA P a g e 1 15 14050 Tamiami Trail — TIA — Rezone — May 2016 Build Out Year: To be determined Planning Horizon Year: 2021 Analysis Time Period(s): Concurrency — Weekday PM Pk Hr: Operational — Weekda AM -PM Pk Hr. Future Off -Site Developments: N/A Source of Trip Generation Rates: ITE 91 Edition Reductions in Trip Generation Rates: None: N/A Pass -by trips: consistent with CC TIS Guidelines and Procedures Internal trips: N/A Transit use: N/A Other: N/A Horizon Year Roadwav Network Imnrovements: 2021 Methodology & Assumptions: Non -site traffic estimates: Collier County traffic counts and 2015 AUIR Site -trip generation: OTISS — ITE 9"' Edition Trip distribution method: Engineer's Estimate — refer to Fig. 2 below_ Traffic assignment method: project trip generation with background growth Traffic growth rate: historical growth rate or 2% minimum Fig. 2 — Project Trip Distribution by Percentage =11`i 20/. 7o% r�.1Ra nw titG 1 . [errlurriq Snneaq+ eo o;+v.► . J ■ T.1 PROJECT IaNKtoKh Ikenl - G N / `PROJECT TRAFFIC DISTRIBUTION MAP h.rt,nnU� BY PERCENTAGE IL ft ."`rid r.,arcu _I.�I �. t+' r rtiinr.iuf Page 3 of 5 Trebilcock Consulting Solutions, PA P a g e 116 14050 Tamiami Trail – T1A – Rezone -- May 2016 Special Features: from preliminary study or prior experience) Accidents locations: N/A Sight distance: N/A Queuing: N/A Access Iocation & configuration: N/A Traffic control: MUTCD Signal system location & progression needs: N/A On-site parking needs: NIA Data Sources: CC 2015 AUiR• CC Traffic Counts Base traps: N/A Prior study reports: N/A Access policy and jurisdiction: N/A Review process: NIA Requirements: N/A Miscellaneous: N/A Small Scale Study – No Fee Minor Study - $750.00 Major Study- $1500.00 X + Methodology - $500.00 = $2,000 Includes 2 intersections Additional Intersections - $500.00 each All fees will be agreed to during the Afethodology meeting and must be paid to TranspMation prior to oursign-offal the application. SIGNATURES Noymaw Trebttcoblz Study Preparer—Norman Trebilcock Reviewer(s) Applicant Page 4 of 5 Trebilcock Consulting Solutions, PA P a g e 117 14050 Tamiami Trail — TIA — Rezone — May 2016 Collier County Traffic Impact Study Review Fee Schedule Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also provided below. Methodology ReAew - $500 Fee Methodology Review includes review of a submitted methodology statement, including review of submitted trip generation estimate(s), distribution, assignment, and review of a "Small Searle Study" determination, written approval/comments on a proposed methodology statement, and written confirmation of a re -submitted, amended methodology statement, and one meeting in Collier County, if needed. "Small Scale Study" Review - No Additional Fee (Includes one sufficiency review) Upon approval of the methodology review, the applicant may submit the study. The review includes: a concurrency determination, site access inspection and confirmation of the study compliance with trip generation, distribution and maximum threshold compliance. "Minor Study Review" - $750 Fee (Includes one sufficiency review) Review of the submitted traffic analysis includes: optional field visit to site, confirmation of trip generation, distribution, and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of off-site improvements within the right-of-way, review of site access and circulation, and preparation and review of "sufficiency" comments/questions. "Major Study Review" - $1,500 Fee (Includes two intersection analysis and two sufticlena reviews Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation, special trip generation and/or trip length study, distribution and assignment, concurrency determination, confumation of committed improvements, review of traffic volume data collected/assembled, review of traffic growth analysis, review of off-site roadway operations and capacity analysis, review of site access and circulation, neighborhood traffic intrusion issues, any necessary improvement proposals and associated cost estimates, and preparation and review of up to two rounds of "sufficiency" comments/questions and/or recommended conditions of approval. "Additional intersection Review" - $500 Fee The review of additional intersections shall include the same parameters as outlined in the `Major Study Review" and shall apply to each intersection above the first two intersections included in the "Ivi<rjor Study Review" "Additional Sufficiency Reviews" - $500 Fee) Additional sufficiency reviews beyond those initially included in the appropriate study shall require the additional Fee prior to the completion of the review. Page 5 of 5 Trebilcock Consulting Solutions, PA P a g e 118 14050 Tamiami Trail — T1A — Rezone — May 2016 Appendix : Trip Generation Calculations ITE 9th Edition (1 Sheet) Trebilcock Consulting Solutions, PA P a g e 119 14050 Tamlami Trail — TIA — Rezone — May 2016 Project Name: 14050 Tamlaml Trail E No: Date: 3/312016 city: StatefProftce: Zip//Postal Code: Country: Client flame: Analyst's Name: Edition: ITE•TGfd 8th EcRion WEEKIAAY MA PEAK HOUR Pt,t PEAK HOUR LAID USE SIZE Entry Exit Entry Exit Entry Exit 820 -Shopping Center 60'" 2436 2336 71 43 201 221 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 0 0 0 0 0 0 Non -pass -by 2436 2435 71 43 _ 204 -- 221 _--- Total - — -- - 2436 _ -_ 2436 - — 71 43 201 221 Total Reduction 0 0 0 0 0 0 Total Internal 0 0 0 0 0 0 Total Pass -by 0 0 0 0 0 0 Total Non -pass -by 2436 2436 71 43 1204 221 r7) teco 94 Feet Cvoss t-assbfi Area PROJECT NAME: 14050 MUM] TRAIL E ANALYSIS NAME: Weekday LAND USE INDEPENDENT SIZE TIME PERIOD METHOD ENTRY EXIT TOTAL VARIABLE O. 820 -Shopping Center 1000 Sq. Feet Gras 60 Weekday Best Fid (LOG) 2436 2436 4872 Ln(T) = 0.65Ln(X) + 5.83 PROJECTNAME: 14050 TAMIAMI TRAIL E ANALYSIS NAME: (�A'M�peak Hour LAND USE INDEPENDENT SIZE TIME PERIOD METHOD ENTRY EXIT TOTAL VARIABLE v Q Best Fit (LOG) 820 -Shopping Center 1000 Sq. Feet Gros: v� 60 Weekday, Peak Hots 71 43 114 t ' Ln(T) = 0.61 Ln(X) + 2.24 PROJECTNAME: 14050 TAMIAMI TRAIL E ANALYSIS NAME: PM Peak Hour I LAND USE INDEPENDENT SIZE TIME PERIOD METHOD ENTRY EXIT TOTAL VARIABLE Best Fit (LOG) q 820- Shopping Center 1000 Sq. Feet Gros: v� 60 Weekday, Peak Ha v 204 221 425 Ln(T) = 0.67Ln(X) + 3.31 Trebilcock Consulting Solutions, PA P a g e { 20 CrORWFALLST�h^ Gam. A IGI�HI�_E E r - Belle Meade �` si Ytf LNUT U 4L 90 I SUBJECT PARCEL'' .- _ �R Cv'j_ FC:��ER�iL Bland Old Marco kinction PROJECT LOCATION SCALE: 1" = 5000' LOCATION MAP 0 800 SCALE: 1" = 800' EXHIBIT A-1 DESIGNED BY DATE CAD FILE NAME DRAWING NO. PNM 2/20 17 TRAIL COMMERCIAL 950 Encore Wa Naples, FL. 34110 GENERALIZED LOCATION 2016.009_Mst A-1 DRAWN BY DATEEAST MSK 2/20 7 INFILL SUBDISTRICT Phone: (239) 254-2000 HOLE MONTES Florida Certificate of ENGINEER& PLANNERS -SURVEYORS Authorization No.1772 MAP _._ CHECKED BY DATE RM 2/2017 PROJECT NO. 2016.009 SHEET NO. 1 OF 1 VERTICAL SCALE HORIZONTAL SCALE N/A GS NnTFn s VF -11 ii1} �4 < �. � ``,['s� fi. '1,41+ � as _ tyc •F ii`�r a �� ., T . �:.• I rt ,C� �`iry;� � �.� � - � _ ! ti t+ti�jj i� ;� r r�}�$�f wi jl]Ay�,�.�.. •t .. � '�"�: { yJt;� � �� .� � , � � � t� L "' Ill � ,•�i . � � �l 'i �V�l� _��..� I ... y � S Lr's � 4'� 1 F �':��_1}i•.p,�}_tar. � +f,'_� _�'• i aT,, -fir, .. � ' .1 1 F S:: r. ,�' � . �� i a. g; . a : 4 • . JI:. a` i.a.t T., �'Mr •t, R e, _ ` .. - _;;: � y. y3.. •�a.-�, a '- � • `s•t„-}tr ai}ayr ..s...,. _ ._i .a �'. ,} : a�sjnt �`�,x je Sr r i. ) - Eyjjlla yia —AL 7 n� IQ p,� -t4� l.� t .I 1 i ,t 'f �a� r • r' =''g' Y b`e '� v s •�1 it � / 11��•� 1 1 1 . s t z , t . Is .. .1. •f� 6 ♦ � i+'iC ti t � I 'i 1 L 4 1 1 I� � 1 ♦ i �ry�c'-�"�, -�n �s '��y '•Ss,� t�t ' - mil ��'D� i � I � } � •' .z , ., m ,. 3 a4� trl � �tx �. 4 d., l►. f t� " , .,... � _zF�+• �`,t� i 1 •'ti t'4 .� c i".'.. '� i"d f � � 1 Y"k � � _ � ^`s; ' � Ks 4 •'{ "�^ f ..x-;1 i i J, t i �`•�i �f 1' i+{, ir t �y j1'. � � I � 4. , '1 � f 1 • ��T � 4 �. I 1 _ 1 �I rl "f �' % f . (C / i (.�'ir'��5, �� t .� 1 1 f . � i . ��_t � i : i rj^pE'� r.L w � 3t`i << •c�•� OIL, 01. ' • .b F l� .`t i r .�� F t.,�t•�4 t { <. i\ j%J �^ `_1 `t i' !' S� +.. - • 4 f 1 { !,� � 1 }� 1 l •j{ � / `: q, �fiill(I 11 l�irj i' p l! '�gw r..F Y � r •�' .� ( .j %a ��.1. .I' 4�C i 17, '" w .,a, 'ti T�/�� '•:� /`"/ .. y �L4L!(},i� '} t P�if1f�4 �. Ar +►".:P ' C 1111 irr/rc s• ,' �'��L' �� {l d f [• l�i �.'@w Y �8 � {� � � ! _ / _ a R ,ti Y Li!•I t t '11 � '�yffGx,. �` 1 b •.� � a !f .I •$�� s 4.1 .� ( F 1 (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) . A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. 1. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or easement. 2. The sign(s) must be securely affixed by nails, staples, or other means to a wood fraine or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED ROBERT J. MULHERE, FAICP WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPERNOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN. PETITION NUMBER PL20160002771/CPSS-2016-2 AND PL20160000226. 950 ENCORE WAY SIGNATURE OF APPLICANT OR AGENT STREET OR P.O. BOX ROBERT J. MULHERE, FAICP NAPLES, FL 34110 NAME (TYPED OR PRINTED) CITY, STATE ZIP HOLE MONTES, INC.. STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was sworn to and subscribed before me this_4 t h day of Ap r i 1 ROBERT J. MULHERE personally known tome or who produced and who did/did not take an oath. ��,�•� p�,,�� r STEPHANIE KAROL � Notary Public - State of Florida Signahire of Notary Public • » • c Commission # FV939980 s,, .�;•' My Comm. Expires -Marg, ?020STEPHANIE KAROL Banded tl a* NIWW Wary Assn. Printed Name of Notary Public My Commission Expires: (Stamp with serial number) Rev. 3/4/2015 , 20 18 by identification COLLIER COUNTY Growth Management Department Zoning Division Comprehensive Planning Section May 30, 2018 To: Jeff Klatzkow, County Manager & Patricia Morgan, Director, Minutes & Records From: Marcia R. Kendall, Senior Planner Comprehensive Planning/Zoning Division RE: BCC Hearing Packets for June 12, 2018 East Tamiami Trail Commercial Infill Subdistrict - GMP Small Scale Amendment (Adoption hearing) You previously received a complete CCPC hearing packet for their meeting that was held on May 3, 2018. Therefore, please find attached only the additional pages added to the packet for the BCC. I will continue to only forward the additional pages necessary to complete the CCPC/BCC hearing packet for each GMP amendment, for any Transmittal or Adoption Hearings. If for any reason you would prefer to receive the full packet for both hearing boards, please advise and I will comply. Thank you! Cc: Michael Bosi, Director, Zoning Division David Weeks, GMP Manager CCPC/BCC Memo folder 2018 Zoning Division•2800 North Horseshoe Drive•Naples, FL 34104•239-252-2400 COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENT SMALL SCALE (ADOPTION HEARINGS) Project/Petition: PL20160002771/CPSS-2016-2 y`I f � ji CCPC: MAY 3, 2018 [Continued from: April 19, 2018] BCC: JUNE 12, 2018 Clerks Office EXECUTIVE SUMMARY Recommendation to approve the East Tamiami Trail Commercial Infill Subdistrict small-scale amendment to the Collier County Growth Management Plan,Ordinance 89-05,as Amended,and to transmit to the Florida Department of Economic Opportunity. (Adoption Hearing) (PL20160002771/CPSS-2016-2) [Companion to Rezone Petition PL20160000226]. OBJECTIVE: For the Board of County Commissioners (Board)to approve (adopt) the proposed small- scale Growth Management Plan(GMP) amendment and to approve said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment. As such, per Florida Statutes, the request is heard only once by the Collier County Planning Commission (CCPC) and the Board. If approved by the Board,the petition is transmitted to the Florida Department of Economic Opportunity(DEO). If denied by the Board,the petition is not transmitted to the DEO. This petition seeks to amend the Future Land Use Element(FLUE) and Future Land Use Map(FLUM)of the GMP to establish the East Tamiami Trail Commercial Infill Subdistrict to allow the permitted and conditional uses of the C-3,Commercial Intermediate,zoning district and air conditioned and enclosed self- storage facility, limited to a maximum floor area of 60,000 square feet, on±5.8 acres located on the south side of Tamiami Trail East(US 41),approximately one-half mile southeast of Manatee Road,within Section 12, Township 51 South, Range 26 East. The Subdistrict text and maps proposed by this amendment are depicted on Ordinance Exhibit A. Per Chapter 163.3187, Florida Statutes, limitations are in place for this type of small-scale amendment, as identified below, followed by staff comments in[brackets]. 1. The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment pertains to a±5.8-acre property.] 2. The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. [A total of seven small-scale development amendment petitions are pending, including the subject petition, comprising a total of±35.61 acres;only one petition, involving 5.35 acres, is scheduled to be heard prior to this proposed amendment. No small-scale amendments have been adopted in 2018.] 3. The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan,but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment are permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly related text changes.] 4. The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] - 1 - FINDINGS AND CONCLUSIONS: Based on the review of this petition, including the supporting data and analysis, staff makes the following findings and conclusions. More analysis is provided in the Staff Report to the CCPC. • The property is presently zoned A,Rural Agricultural, and is undeveloped. • There are no known historic or archaeological sites on the subject property, and environmental impacts from the proposed development do not pose concerns. • The infrastructure needed to serve the proposed development can be provided without related levels of service concerns. • This amendment introduces new commercial development, uses, and activities to a location where commercial development is not now planned. Though the subject property is not located within or adjacent to an Activity Center,it is located near other commercially-zoned land. • The proposed development is generally compatible with existing and allowed development on surrounding properties. • Based on data and analysis submitted for existing and potential commercial development within the study area for the subject property, the need for the commercial development contemplated by this amendment has been demonstrated. • A companion rezone petition has been submitted concurrent with this GMP amendment petition. FISCAL IMPACT: Petition fees account for staff review time and materials,and for the cost of associated legal advertising/public notice for the public hearings. Therefore,no fiscal impacts to Collier County result from the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its transmittal to the Florida Department of Economic Opportunity will commence the Department's thirty- (30)-day challenge period for any affected person. Provided the small-scale development amendment is not challenged, it becomes effective thirty-one(31) days after Board adoption. LEGAL CONSIDERATIONS: This amendment is authorized by, and subject to the procedures established in, Chapter 163,Part II,Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to,surveys, studies,community goals and vision,and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way, and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue" per s.163.3177(1)(f), F.S. In addition, s. 163.3177(6)(a)2, F.S. provides that [FLUE] plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies,public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of 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. - 2 - g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Furthermore, s. 125.3177(6)(a)8, F.S. provides that [FLUE] map amendments shall be based upon the following analysis of: a. the availability of facilities and services. b. the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils,topography,natural resources, and historic resources on site. c. the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. An affirmative vote of four is required for approval because this is an Adoption hearing of the GMP amendment. [HFACJ STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the Collier County Planning Commission forward petition PL20160002771/CPSS-2016-2 to the Board of County Commissioners with a recommendation to adopt and transmit this small-scale GMP amendment to the Florida Department of Economic Opportunity. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their May 3,2018 meeting. Three speakers made presentations to the CCPC—two in favor of the petition; the other, in objection to the petition—generally addressing commercial uses at this location. The CCPC discussed group housing for seniors, specifically to address the applicant's request to revise Subdistrict provisions to except this use from the maximum square floor area limitation. As an alternative, the applicant requested that group housing uses be allowed subject to the density/intensity limitations of Floor Area Ratios (FAR), greater than the maximum FAR established by the LDC. Planning Commissioners considered the effects of allowing group housing uses with 0.45 FAR(per the LDC); 0.50 FAR(per recent Board action);and 0.60 FAR(per applicant's request). Commissioners also considered the alternatives of granting a greater maximum FAR via additional permissions in Subdistrict provisions,or via Deviation from the specific LDC Sections listed in the companion PUD document. The CCPC voted [5/0] to forward petition PL20160002771/CPSS-2016-2 to the Board with a recommendation to approve for adoption and transmittal to the Florida Department of Economic Opportunity, subject to text revisions that provide for Group Housing uses not to be subject to the 60,000 square feet floor area limitation and instead be subject to an FAR to be established in the companion rezone to Planned Unit Development. STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: To adopt and transmit petition PL20160002771/CPSS-2016-2 to the Florida Department of Economic Opportunity, as recommended by the CCPC. Prepared by: Corby Schmidt,AICP,Principal Planner, and David Weeks,AICP, Growth Management Manager, Comprehensive Planning Section,Zoning Division, Growth Management Department -3 - ORDINANCE NO. 18- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE EAST TAMIAMI TRAIL COMMERCIAL INFILL SUBDISTRICT TO THE URBAN— COMMERCIAL DISTRICT AND CHANGING THE DESIGNATION OF PROPERTY FROM URBAN COASTAL FRINGE SUBDISTRICT TO EAST TAMIAMI TRAIL COMMERCIAL INFILL SUBDISTRICT TO ALLOW 60,000 SQUARE FEET OF COMMERCIAL INTERMEDIATE (C-3) USES AND AN AIR-CONDITIONED AND ENCLOSED SELF-STORAGE FACILITY AND ASSISTED LIVING FACILITY/GROUP HOUSING AT A FLOOR AREA RATIO OF .60; AND FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY CONSISTING OF ±5.8 ACRES IS LOCATED ON THE SOUTH SIDE OF US 41, APPROXIMATELY ONE-HALF MILE SOUTHEAST OF MANATEE ROAD AND, OPPOSITE AND SOUTHEAST FROM NAPLES RESERVE BOULEVARD, IN SECTION 12, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PL20160002771] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989;and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans;and WHEREAS, Torres Family Holdings, LLC requested an amendment to the Future Land Use Element and Future Land Use Map and Map Series to create the East Tamiami Trail Infill District; and [16-CMP-00973/1415063/1]!14 Words underlined are added,words staisA-through have been deleted. East Tamiami Trail Infill Subdistrict GMPA/PL20160002771 5/24/18 Page 1 of 3 WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or an area of critical economic concern; and WHEREAS, the Collier County Planning Commission (CCPC) on May 3, 2018 considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS,the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan on June 12,2018;and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small scale amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text amendment is attached hereto as Exhibit "A" and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development [16-CMP-00973/1415063/1]114 Words underlined are added,words st sk-trough have been deleted. East Tamiami Trail Will Subdistrict GMPA/PL20160002771 5/24/18 page 2 of 3 permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its effective status, a copy of which resolution shall be sent to the state land planning agency. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2018. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk ANDY SOLIS, Chairman Approved as to form and legality: Heidi Ashton-Cicko, y ti Managing Assistant County Attorney Attachment: Exhibit A—Proposed Text Amendment&Map Amendment [16-CMP-00973/1415063/11114 Words underlined are added, words struck through have been deleted. East Tamiami Trail Infill Subdistrict GMPA/PL20160002771 5/24/18 Page 3 of 3 Adoption Exhibit PL20160002771/CPSS-2016-2 EXHIBIT "A" FUTURE LAND USE ELEMENT Policy 1.5: [Page 10] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** ******text break*** ****** *** *** C. URBAN —COMMERCIAL DISTRICT *** *** *** *** ***text break*** ************ 11. Orange Blossom/Airport Crossroads Commercial Subdistrict 12. Davis— Radio Commercial Subdistrict 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict 14. East Tamiami Trail Commercial Infill Subdistrict *** *** *** *** ***text break *** *** *** *** *** I. URBAN DESIGNATION [Page 25] *** *** *** *** ***text break *** ********* *** Urban designated areas will accommodate the following uses: *** *** *** ******text break *** *** *** *** *** b. Non-residential uses including: *** *** *** *** ***text break *** *** *** ****** 12. Commercial uses subject to criteria identified in the ...Urban Commercial District, ...Commercial Infill Subdistrict, Goodlette/Pine Ridge Commercial Infill Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, Logan Boulevard/ Immokalee Road Commercial Infill Subdistrict District, East Tamiami Trail Commercial Infill Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** ***text break*** ************ C. Urban— Commercial District [Page 67] *** *** *** ****** text break*** *** *** *** *** East Tamiami Trail Commercial Infill Subdistrict This Subdistrict, comprising ± 5.6 acres, is located on the south side of Tamiami Trail East, approximately, one-half mile southeast of Manatee Road, within Section 12, Township 51 South, Range 26 East. It is depicted on the East Tamiami Trail Commercial Infill Subdistrict Map. The intent of this Subdistrict is primarily to provide for neighborhood commercial uses, to serve the emerging residential development in proximity to this Subdistrict as well as the traveling public, while providing for a transition from the higher intensity uses permitted in the Marco Shores/Fiddler's Creek PUD Business tract located to the west to the lower intensity uses permitted in the Imperial Wilderness RV Park located to the east and south. The development of :his Subdistrict shall comply with the following restrictions, limitations and standards: 1 Words underlined are added;words stcusk-threath are deleted. Adoption Exhibit PL20160002771/CPSS-2016-2 a. Allowable uses are those permitted by right and by conditional use in the C-3, Commercial Intermediate zoning district, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, and to an air conditioned and enclosed self-storage facility. b. The maximum floor area shall be limited to 60,000 square feet, except for Group Housing uses, which shall be subject to a Floor Area Ratio (FAR) to be established in the rezone ordinance for the site. c. The rezone for the East Tamiami Trail Commercial Infill Subdistrict is encouraged to be in the form of a Planned Unit Development (PUD). d. The rezone ordinance shall incorporate vehicular interconnection to, and/or shared Tamiami Trail East access with, the adjacent Fiddler's Creek PUD Business Tract, and a development designed to provide for such potential future interconnection and/or shared access. ...text break****** *** *«**«* FUTURE LAND USE MAP SERIES [Page 144] *..text break****** *** ****** Vincentian Mixed Use Subdistrict Map Davis— Radio Commercial Subdistrict Map Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map East Tamiami Trail Commercial Infill Subdistrict Map 2 Words underlined are added;words strEiek-twoug#are deleted. I EXHIBIT A PETITION PL20160002771 /CPSS-2016-2 EAST TAM 1 AMI TRAIL COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY,FLORIDA by 6 11%1 — .... \ maw ie , 13 , . :hi" I . „.c... i _, co. 0 ..... immii s. 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IS:0E00(1114:'-11411 tf.NA(X,,SIGN EHS COI 110.((1;11.1110.41.17111114 x1:0'5 11:'04:3 Oii/114111.1 2.41.101'T'T ROCCIE(LET.) 11.n.it.+arc 11111: flay L NAPLESNELYS.COM I 'WLDN SDAY,MAY 23,2018 I 9A- NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCE(S) Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on June 12,2018 commencing at 9:00 a.m.,in the Board of County Commissioners Chamber,Third Floor,Collier County Government Center,3299 E.Tamiami Trail,Naples,FL. �"".., The purpose of the hearing is to consider. AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA,SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE EAST TAMIAMI TRAIL COMMERCIAL INFILL SUBDISTRICT TO THE URBAN—COMMERCIAL DISTRICT AND CHANGING THE DESIGNATION OF PROPERTY FROM URBAN COASTAL FRINGE SUBDISTRICT TO EAST TAMIAMI TRAIL COMMERCIAL INFILL SUBDISTRICT TO ALLOW 60,000 SQUARE FEET OF COMMERCIAL INTERMEDIATE(C-3)USES AND AN AIR-CONDITIONED AND ENCLOSED SELF-STORAGE FACILITY;AND ASSISTED LIVING FACILITY/GROUP HOUSING AT A FLOOR AREA RATIO OF 0.60,AND FURTHERMORE,RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY;PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY CONSISTING OF J.5.8 ACRES IS LOCATED ON THE SOUTH SIDE OF US 41,APPROXIMATELY ONE-HALF MILE SOUTHEAST OF MANATEE ROAD AND,OPPOSITE AND SOUTHEAST FROM NAPLES RESERVE BOULEVARD,IN SECTION 12,TOWNSHIP 51 SOUTH,RANGE 26 EAST,COLLIER COUNTY, FLORIDA.[PL20160002771J AND 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 FROM A RURAL AGRICULTURAL(A)ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT(CPUD)ZONING DISTRICT FOR THE PROJECT KNOWN AS TORRES FAMILY TRUST CPUD TO ALLOW DEVELOPMENT OF UP TO 60,000 SQUARE FEET OF GROSS FLOOR AREA OF COMMERCIAL USES INCLUDING AIR CONDITIONED MINI SELF-STORAGE WAREHOUSING,AND ALLOWING ASSISTED LIVING FACILITIES AT A FLOOR AREA RATIO OF.60 AND BY PROVIDING AN EFFECTIVE DATE. THE PROPERTY CONSISTS OF 15.8 ACRES AND IS LOCATED ON THE SOUTH SIDE OF US 41,APPROXIMATELY ONE-HALF MILE SOUTHEAST OF MANATEE ROAD AND,OPPOSITE AND SOUTHEAST FROM NAPLES RESERVE BOULEVARD,IN SECTION 12,TOWNSHIP 51 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA.[PL201600002261 e'niT 3m RAF Z PROJECT LOCATION • •"»fix^... K ❑ S 5 a F 8 All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE(S)will be made available for inspection at the GMD Zoning Division,Comprehensive Planning Section,2800 N.Horseshoe Dr.,Naples,FL,between the hours of 8:00 A.M.and 5:00 P.M.,Monday through Friday.Furthermore,the materials will be made available for inspection at the Collier County Clerk's Office,Fourth Floor,Suite 401,Collier County Government Center,East Naples,one week prior to the scheduled hearing.Any questions pertaining to the documents should be directed to the GMD Zoning Division,Comprehensive Planning Section.Written comments filed with the Clerk to the Board's Office prior to June 12,2018 will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Board of County Commissioners with respect to any matter considered at such meeting or hearing,he will need a record of that proceeding,and for such purpose he may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding,you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Division,located at 3335 Tamiami Trail East,Suite 101,Naples,FL 34112-5356,(239)252-8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,FLORIDA ANDY SOLIS, CHAIRMAN DWIGHT E.BROCK,CLERK By:Ann Jennejohn Deputy Clerk(SEAL) May 23,2018 ND-2017198 0 PROOF O.K.BY: 0 O.K.WITH CORRECTIONS BY: �•. PLEASE READ CAREFULLY•SUBMIT CORRECTIONS ONLINE ADVERTISER:BCC_COMPREHENSIVE PLANNI PROOF CREATED AT:5/21/2018 9:19 AM SALES PERSON: Ivonne Gori PROOF DUE:- PUBLICATION:ND-DAILY NEXT RUN DATE:05/23/18 ND-2017198.INDD SIZE:3 col X 9.25 in