Agenda 02/12/2008 Item # 8A
Agenda Item No. 8A
February 12, 2008
Page 1 of 254
EXECUTIVE SUMMARY
PUDZ-2006-AR-9127, Myrtle Woods, L.L.C, represented by Dwight Nadeau, of RWA,
Inc., requesting a rezone from General Commercial C-4 Zoning District, and Planned Unit
Development (pun) to Commercial Planned Unit Development (CPUD) for a project
known as the Myrtle Woods CPUD. The petitioner proposes to rezone the existing 5.66
Myrtle Woods PUD and add a 1.38010 acre parcel currently zoned General Commercial (C-
4) to create a unified commercial development on 7.0010 acre site. The subject property is
located at the southeast corner of the intersection of Tamiami Trail East (US-41) and
Myrtle Lane in Section 29, Township 50 South, Range 26 East, Collier County, Florida
OBJECTIVE:
To have the Board of County Commissioners (BCC) consider an application for a rezone, to
permit the Myrtle Woods Commercial Planned Unit Development (CPUD) and to ensure the
project is in harmony with all applicable codes and regulations in order to make certain that the
community's interests are maintained.
CONSIDERA nONS:
The proposed CPUD will re-establish the Myrtle Woods PUD (Ord. No. 81-23) which sunsetted
in 2003 as well as add a 1.3H acre parcel currently zoned C-4. A rezone of the subject 7010 acre
property to CPUD would support a unified plan for a commercial development. The proposed
uses consist of office and/or retail commercial uses in one or more buildings, up to a maximum
of 61,000 square feet. Myrtle Woods is an old PUD that was approved for residential land use.
Since the subject site is not located within an Activity Center, this petition must be found
consistent with the Office and In-fill Commercial Subdistrict provision in the Growth
Management Plan (GMP).
The Comprehensive Planning Department found the proposed rezone consistent with the GMP
except for one criterion which states "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
ofthe 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 over-all evaluation included an analysis of the petition's relationship to the community's
future land use plan, and whether a rezoning action would be consistent with the GMP in all of
its related elements. The considerations staff took into account for the evaluation included an
assessment of compatibility with adjacent land uses in conjunction with the relationship of the
rezoning action to the long range plan for the area. Also, staff evaluated the subject site with
regard to Policy 5.9, 5.10, and 5.11 which identified and evaluated properties which zoning did
not conform to the Future Land Use Designation description of the Future Land Use Element
(FLUE). This program was implemented through the Zoning Reevaluation Ordinance No. 90-23.
- Where such properties were determined, through implementation of that Ordinance, to be
"improved property", as defined in that Ordinance, the zoning on said properties shall be deemed
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Agenda Item No, SA
February 12, 200S
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consistent with the FLUE and those properties have been identified on the Future Land Use Map
(FLUM). In addition, this property has been determined to comply with the former Commercial
under Criteria provision of the FLUE and deemed consistent with the FLUE (Ord. No. 07-18).
As depicted in Exhibit II (lnfill Commercial aerial) of the CPUD document, the depth of Myrtle
Woods CPUD is deeper than the commercial property adjacent to the north which is 546 feet.
The developer has agreed to limit the proposed depth of the commercial development to 397 feet,
which is less than the depth of the two abutting commercial zoned parcels. The remainder of the
Myrtle Woods CPUD will be utilized for preserves, utilities and the project's detention area.
Staffs evaluation took into account the objective, comprehensive overview of the impacts of the
proposed land use change with regard to the consistency with the overall Growth Management
Plan (GMP) policies. In staffs opinion the proposed Myrtle Woods CPUD is consistent with the
Land Development Code (LDC) and GMP except for criterion "f' of the Office and In-fill
Commercial Subdistrict and staff leaves this policy decision to the BCC.
With respect to the matter of compatibility with adjacent properties, the surrounding
neighborhood is C-4 along with residential land uses. North of the proposed project is improved
CA land use, and south of the property is the commercial portion ofthe built-out development of
Tree Tops PUD (Ord. No. 79-48) approved on July 10, 1979 and amended by Ord. No. 80-18
and Ord. No. 80-91. Tree Tops PUD allows Heavy Commercial (C-5) land uses, and the current
use is a mini-storage facility. Abutting the subject property to the east is Tree Tops
condominiums which were approved for 180 multi-family residential units at a gross density 0 f
12 units per gross acre and the maximum height for the condominiums is three (3) stories above
the finished grade of the lot. Along the westem boundary is Tamiami Trail East (USA!) and
improved C-4 land uses.
FISCAL IMPACT:
The rezone by and of itself, will have no fiscal impact on Collier County. There is no guarantee
that the project, at build out, will maximize its authorized level of development, however, if
Myrtle Woods CPUD is approved, a portion of the land could be developed.
The County collects impact fees prior to the issuance of building permits to help offset the
impacts of each new development on public facilities. These impact fees are used to fund
projects identified in the Capital Improvement Element of the Growth Management Plan as
needed to maintain adopted Levels of Service (LOS) for public facilities. Additionally, in order
to meet the requirements of concurrency management, the developer of every local development
order approved by Co Ilier County is required to pay 50 percent of the estimated Transportation
Impact Fees associated with the project. Other fees collected prior to issuance of a building
permit include building permit review fees and utility fees associated with connecting to the
County's water and sewer system.
Please note that the inclusion of impact fees and taxes collected are for informational purposes
only; they are not included in the criteria used by staff and the Planning Commission to analyze
this petition.
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Agenda Item No< 8A
February 12< 2008
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GROWTH MANAGEMENT PLAN IMP ACT (GMP):
Future Land Use Element (FLUE): The subject property is designated Urban Mixed-Use
District, Urban Coastal Fringe Subdistrict, and is within the Coastal High Hazard Area, all as
identified on the Future Land Use Map (FLUM) of the (GMP). The GMP criteria below follow
with responses by the Comprehensive Planning Department in parenthesis and italicize.
Office and In-fill Commercial Subdistrict
a. The subject site is in the Urban-Mixed Use District. [The subject site is located in the Urban-
Mixed Use District, Urban Coastal Fringe Subdistrict, and in the Coastal High Hazard Area
as depicted on the Future Land Use Map.}
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 project abuts U.S. 41, a
principal arterial highway.}
c. A rezone to commercial zoning is requested for the subject property in its entirety, up to a
maximum of]2 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 prescrvation area. [The project consists of 7 acres in its
entirety, which is under the 12 acre maximum requirement.}
d. The site abuts commercial zoning:
(i) On one side and non-commercial zoning on the other side; or,
(ii) On both sides. [The property abuts C-4 to the west across Myrtle Lane, and PUD
commercial to the East.}
e. The abutting commercial zoning may be in the unincorporated portion of Collier County or in
a neighboring jurisdiction. [The abutting commercial zoning is located within the
unincorporated portion of Collier County.}
f. The depth of the subject property in its entirety, or up (0 ]2 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. [Reference In/ill Commercial Exhibits
I and II in the rezone application. The subject site is bounded hy commercial zoning on both
sides and is irregularly shaped. The C-4 property (lot 24 Myrtle Cove Acres) to the northwest,
zoned C-4 is triangular in shape. Lot 24 and the suhject site are adjacent to one another -
across the intervening Myrtle Lane for a distancc offifty (50010) fee( Lot 24 and the suhject site
both extend further to the west but are not contiguous beyond the fifty (50010) feet. The
commercial zoning on the other side (to the southeast) is of a lesser depth than the northwest
side. This criterion specifically allows the BeC to use discretion in such an instance where the
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Agenda Item No< 811.
February 12, 2008
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depth of adjacent commercial is not the same<' however, the depth cannot exceed the deepest
abutting parcel. Staff interprets this to mean the area where the subject site and adjacent
commercial property share a common boundalJ' - or would if not for intervening local street
(the office and injill allows for an intervening local street). Additionally, staff notes the
petitioner's exhibits depict the parking area extending beyond the depth of adjacency as
"commercial land use tract heyond point of adjacency. " Not identified as commercial use is
the water detention area necessitated by the buildings and parking area. Staff acknowledges
the unusual configuration of the subject site and C-4 lands to the northwest, but does not
believe this site meets this criterion.)
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 project abuts C-4 and PUD commercial (Treetops PUD, C-5 use of mini warehouses)
zoning, however this petition requests only that intensity of C-4 uses.)
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. [Myrtle Cove Acres Unit 1 subdivision, in which the subject
property is located, was platted 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, [See item j. helow.)
(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. [See item j.
below.)
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. [The Office & Infill Commercial Subdistrict has not previously been
utilized on the subject site or (sic} adjacent properties.)
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. [Site does not abut such land,.)
I. For properties zoned commercial pursuant to any of the lnfill Sub-districts in the Urban-Mixed
Use District or in the Urban-Commercial District, said commercial zoning shall not qualify to
cause the abutting property(s) to become eligible for commercial zoning under this Office and
Tnfill Commercial Subdistrict. [Site does not abut lands with Infill Subdistrict designation.)
m. Land adjacent to areas zoned C-l IT 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 lnfill Commercial Subdistrict, except through
aggregation as provided in Paragraphs i. and j. above. [Site does not abut such lands.)
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n. For purposes of this Subdistrict, property abutting land zoned Industrial or Industrial PUD, or
abutting lands zoned for Business Park uses pursuant to the 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 1nfill Commercial Subdistrict are met. [Not applicable to this
project.}
o. At time of development. the project will be served by central public water and sewer. [The
project will be serviced by the Collier County Water-Sewer District.}
p. The project will be compatible with existing land uses and permitted future land uses on
surrounding properties. [Surrounding properties are zoned C-4, PUD commercial (C-5 use),
RMF-6 and PUD residential (multi-family). Water management and presenJe areas depicted
on the conceptual Master Plan separate proposed commercial development area and the
adjacent residential zoning. Further, staff defers compatibility determination to Zoning and
Land Development Review staff in their review of the CPUD in it '.1' {sic} entire(v.}
q. The maximum acreage eligible to be utilized for the Office and Infill Commercial Subdistrict
within the Urban-Mixed Use District is 250 acres. [Roughly lOa acres have been rezoned
utilizing this subdistrict.}
Conclusion: Based upon the above analysis, staff concludes the proposed CPUD rezone may not
be deemed consistent with the Future Land Use Element (FLUE), per criteria of the Office and
In-fill Commercial Subdistrict, (specifically criteria "f' above, pertaining to depth of the subject
property); however, staff leaves this to the BCC to make final consistency determination.
Transportation Element: Staff has reviewed the project with respect to policies 5.1, and 5.2 of
the GMP's Transportation Element and finds the project to be consistent. The Transportation
Services Division recommends approval subject to the Developer agreeing to the commitments
in the CPUD Ordinance as well as the realignment of Myrtle Lane. Transportation Services has
asked the applicant to re-align Myrtle Lane through the project to align the road with the
(currently signalized) Broward Street intersection and Tamiami Trail East (US-4l).
AFFORDABLE HOUSING IMP ACT:
The developer has not agreed to contribute to the Collier County Affordable Housing Trust
Fund.
STORMWATER MANAGEMENT ANALYSIS:
The developer has agreed to dedicate a 50-foot wide drainage easement to Collier County in
accordance with the requirements of the Lely Area Storm water Improvement Project for regional
stormwater management facilities. The 50-foot easement is necessary to complete a critical
section of the Naples Manor Outfall Number 4. Twin 48-inch diameter pipes will be installed
within the easement to convey storm water run-off south from Naples Manor under US 41 then
west to the Naples Manor Canal East Outfall. The Naples Manor Outfall No.4 is a significant
component of the Lely Area Stormwater Improvement Project which cannot be completed
without this easement and installation of the twin 48-inch diameter pipes.
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Agenda Item No SA
February 12, 200S
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The subject property will be a vital component of the Improvement Project, after rezoning
approval, as it will be the means of conveyance of stormwater from lands lying north of the US-
41 corridor.
PUBLIC UTlLInES ENGINEERING:
The CCPC recommended as part of their motion that the petitioner provide a well site as was
stipulated by staff and agreed upon by the petitioner, with a modification that Collier County
shall compensate the developer for the well easement dedication through impact fee credits
based on the fair market value of the land instead of dedicating the well easement without
compensation. Therefore, the petitioner revised the PUD exhibits in compliance with the CCPC
recommendation. However, staff continues to recommend that Collier County acquire the well
easement site by dedication and not by purchase or compensation, as was originally agreed to by
the petitioner.
Well sites should be acquired now to meet the planned Water Treatment Plant Expansions
through the year 2025 pursuant to the following provisions:
. Subsection 125.012(3), Florida Statutes, authorizes Collier County, at all appropriate
times, to acquire by grant, purchase, gift, devise, condemnation, or exchange, or in any
other manner, property, real or personal, or any estate or interest therein, upon such terms
and conditions as such County shall by resolution fix and determine.
. The Collier County 2005 Water Master Plan Update referenced above notes in Section
1.6.1 that water service in Collier County will potentially be required in the following
areas:
o New developments within the Water Service Area of sufficient density to require
water service. (This will likely be virtually all new development.)
o The Orange Tree area. (The County currently has an agreement to take over
service in the Orange Tree area in 2012.)
o Potential bulk water sales to other water-sewer districts.
"The capacity of the existing water treatment facilities and the ability of the existing plant sites to
provide additional capacity will not be sufficient in the future due to new development that will
impact the system. Additional water treatment plant sites and wellfields will be necessary, as
well as additional or expanded water transmission and distribution mains."
. The Water Master Plan Update in Section 6.3.1.3.2 in the Well Site and Raw Water
Pipeline Acquisition for Expansion and Reliability states, "That the County Manager
gave direction to Public Utilities to acquire well sites and raw water pipeline easements in
targeted areas as part of the Land Use decision approval processes, including Final
Development Order." "Developments outside the target area for acquiring wells are re-
reviewed for approval under normal development review. Those developments within the
target area that Public Utilities Department (PUD) staff determines wells will be required
are issued a Reject and the progress of such a development through the process is made
contingent on the applicant meeting with PUD regarding well and pipeline easements".
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Agenda Item No. SA
February 12, 2008
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. Subsection 2.01.03 of Collier County Land Development Code (LDC) provides that wells
and water & sewer lines are classified as essential service.
In order to provide such service to the public, Collier County Public Utilities Department (PUD),
requires certain Developers as a condition of approval and adoption of a PUD rezoning,
conditional use (CU), site development plan (SDP) and/or plans and plat (PPL), that suitable
areas for public facilities be set aside, improved, and/or dedicated for public use.
ENVIRONMENTAL ISSUES:
Environmental Services staff has reviewed the petition and notes that the applicant has complied
with staffs recommendations and safeguards have been addressed within the CPUD document
and for this reason the rezone is consistent with the environmental portions of the LDC and
GMP.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
The EAC heard this petition on November 7, 2007, with an 8-0 vote, chose to forward it to the
Board of County Commissioners (BCC) with a recommendation of approval with the following
conditions:
1. A Florida Fish and Wildlife Conservation Commission (FWC) relocation permit shall be
obtained for relocation of one Gopher Tortoise found on site prior to commencement of any
construction activities and a copy shall be forwarded to Environmental Services Staff.
2. Provide a report to the Environmental Services staff on the results of the relocation of the
gopher tortoise within thirty days of relocation. Provide the number of burrows excavated, the
number of tortoises relocated, and the final relocation site.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION:
The CCPC heard petition PUDZ-2006-AR-9l27 on January 3, 2008 and by a vote of 6-0
recommended to forward this petition to the Board of County Commissioners (BCC) with a
recommendation of approval subject to the following conditions that have been incorporated in
the CPUD document:
1. All retail establishments shall be located only on the ground floors of commercial
buildings.
2. The maximum height of retail buildings shall be three (3) stories not to exceed fifty feet
(50').
3. The Developer shall provide public access easement from Myrtle Lane to the signalized
intersection of USA] and Broward Street as approximately shown on the master plan.
4. Add into the Developers Commitments the exhibit that was read into the record by Nick
Casalanguida, Transportation Planning Director. The language was added in the
Developers Commitments Subsection B of Water Management and subsection K of
Transportation.
5. Eliminate gas stations, liquor stores and coin operated laundry as permitted uses.
6. All banking establishments in the confines of the Standard Industrial Classification
Manual (sic code 6021-6029) are permitted including banks with drive-through facilities.
7. Prohibition of outdoor entertainment, outdoor televisions, speakers, and amplified sound.
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Agenda Item No. 8A
February 12, 2008
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8. The minimum front yard setback for principal uses shall be twenty-five feet (25').
9. The minimum distance between structures shall be limited to fifteen feet (15').
10. The developer shall grant a sixty foot (60') by seventy foot (70') well site easement and
an associated utilities and access easement to connect the well site easement to a public
right-of-way. The County shall compensate the developer for the well easement
dedication through impact fee credits based on the fair market value of the land so
dedicated.
11. Eliminate footnote # 1 from Table I in the CPUD document that parcels with two
frontages may reduce one front yard by ten feet (10').
12. Eliminate the word leasable from gross leasable square feet appearing in Exhibit A
permitted uses.
13. Eliminate the word "internal" from minimum yards appearing in Table I in the CPUD
document.
14. Eliminate the maximum gross leasable area appearing in Table 1 of the CPUD document.
] 5. The developer shall install a fence/wall associated with the southern property boundary
and the southwest property boundary. No fence/wall shall be installed within the Preserve
Tract.
16. Add the word "commercial condominium" in the second sentence of the second
paragraph appearing in Exhibit B ofthe CPUD document.
17. Approve and add into the CPUD document all of the EAC stipulations.
18. Approve and add staff s recommendation that the depth of the commercia] buildings and
parking areas associated with the development shall not exceed 397 feet as measured
from the property line fronting on US-41 appearing in the Developers Commitments
Subsection A of Planning in the CPUD document.
]9. Recommend the BCC approve a maximum depth of397 feet of the commercial buildings
and parking areas as measured from the property line of US-41, as a policy decision for
the Growth Management Plan issue.
The CCPC approval recommendation was unanimous and no letters of objection have been
received, but this petition has not been placed on the Summary Agenda because the BCC has to
make a policy consistency determination regarding the depth ofthe commercial parcel.
LEGAL CONSIDERATIONS:
This is a site specific rezone from a Planned Unit Development (Myrtle Woods PUD) Zoning
District and a Genera] Commercial (C-4) Zoning District to a Commercial Planned Unit
Development (CPUD) Zoning District for a project to be known as the Myrtle Woods CPUD.
Site specific rezones are quasi-judicial in nature. As such, the burden falls upon the applicant to
prove that the proposed rezone is consistent with all the criteria set forth below. The burden then
shifts to the Board of County Commissioners (BCC), should jt consider denying the rezone, to
determine that such denial would not be arbitrary, discriminatory or unreasonable. This would
be accomplished by finding that the proposal does not meet one or more of the listed criteria
below.
Criteria for RPUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for
approval or not.
1. Consider: The suitability of the area for the type and pattern of development
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Agenda Item No, SA
February 12, 2008
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proposed in relation to physical characteristics of the land, surrounding areas, traffic
and access, drainage, sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements,
contract, or other instruments or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are not to be provided or maintained
at public expense? Findings and recommendations of this type shall be made only
after consultation with the county attorney.
3. Consider: Conformity of the proposed CrUD with the goals, objectives and policies
of the Growth Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which
conditions may include restrictions on location of improvements, restrictions on
design, and buffering and screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve
the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of
assuring the adequacy of available improvements and facilities, both public and
private.
7. Consider: The ability of the subject property and of surrounding areas to
accommodate expansion.
8. Consider: Conformity with CPUD regulations, or as to desirable modifications of
such regulations in the particular case, based on determination that such modifications
are justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and
future land use map and the elements ofthe Growth Management Plan (GMP)?
10. Will the proposed CPUD Rezone be appropriate considering the existing land use
pattern?
II. Would the requested CPUD Rezone result in the possible creation of an isolated
district unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to
existing conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the
proposed amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
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Agenda Item No. 8A
February 12, 2008
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15. Will the proposed change create or excessively increase traffic congestion or create
types of traffic deemed incompatible with surrounding land uses, because of peak
volumes or projected types of vehicular traffic, including activity during construction
phases of the development, or otherwise affect public safety?
] 6. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege
to an individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot ("reasonably") be used 10
accordance with existing zoning? (a "core" question...)
22. Is the change suggested out of scale with the needs of the neighborhood or the
county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site
alteration which would be required to make the property usable for any of the range
of potential uses under the proposed zoning classification.
25. Consider: The impact of development resulting from the proposed CPUD rezone on
the availability of Adequate Public Facilities and services consistent with the Levels
of Service adopted in the Collier County Growth Management Plan (GMP) and as
defined and implemented through the Collier County Adequate Public Facilities
Ordinance [Code ch.l 06, art.I1], as amended.
26. Are there other factors, standards, or criteria relating to the CPUD rezone request that
the Board of County Commissioners shall deem important in the protection of the
public health, safety, and welfare?
The BCC must base its decision upon the competent, substantial evidence presented by the
written materials supplied to it, including but not limited to the Staff Report, Executive
Summary, maps, studies, letters from interested persons and the oral testimony presented at the
BCC hearing as these items relate to these criteria. (MMSS)
RECOMMENDATION:
Staff recommends that the Board of County Commissioners (BCC) approve Petition PUDZ-
2006-AR-9l27 Myrtle Woods CPUD, subject to the conditions proposed by CCPC, with the
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Agenda Item No. SA
February 12, 200S
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exception of the provision directing compensation for the well easement through impact fee
credits, based on the original donation offered by the developer.
Staff also recommends the BCC approve the maximum depth for 397 feet of the commercial
buildings and parking areas as measured from the property line of US-4I, pursuant to the Office
and In-fill Commercial Subdistrict provision contained in the Future Land Use Element (FLUE)
of the Growth Management Plan (GMP), with the understanding that in doing so the BCC is
making a site specific policy decision as to the application ofthis provision of the FLUE.
PREPARED BY:
Melissa Zone, Principal Planner
Department of Zoning and Land Development Review
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Item Number:
Item Summary:
Meeting Date:
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Agenda Item No. 8A
February 12, 2008
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COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
8A
This item requires that all participants be sworn in and ex parte disclosure be provided by
Commission members. PUDZ-2006-AR-9127 (HW) Ciyde C. Ouinby and John W. Caskey,
Jr., Caskey Enterprises, represented by RWA, Inc., requesting a PUD Rezone (PUDZ) from
the General Commercial (C-4) and the Myrtle Woods Planned Unit Development (PUD)
zoning designations to the Myrtle Woods Commercial Planned Unit Development (CPUD)
zoning designation, The PUD rezone would provide for commercial development and
establish appropriate development standards on 6.97+/- acres located on the southwest side
of Tamiami Trail East at Myrtle Lane in Section 29, TownShip 50 South. Range 25 East,
Collier County, Florida.
2112120089:0000 AM
Prepared By
Melissa Zone
Community Development &
Environmental Services
Principal Planner
Date
Zoning & Land Development Review
1 (2812008 1 :41: 12 PM
Approved By
Norm E. Feder, AICP
Transportation Services
Transportation Division Administrator
Date
Transportation Services Admin.
1129/2008 9:39 AM
Approved By
Nick Casalanguida
Transportation Services
MPO Director
Date
Transportation Planning
1129120064:04 PM
Approved By
Phil E. Gramatges, P.E.
Public Utilities
Sr. Project Manager
Date
Public Utilities Engineering
1131120068:24 AM
Approved By
Judy Puig
Community Development &
Environmental Services
Operations Analyst
Community Development &
Environmental Services Admin.
Date
Approved By
1131/2008 3:02 PM
Susan Murray, AICP
Community Development &
Environmental Services
Zoning & Land Development Director
Date
Approved By
Zoning & Land Development Review
1131120063:10 PM
Date
Marjorie M, Student-Stirling Assistant County Attorney
1131120084:21 PM
Approved By
County Attorney County Attorney Office
file:IIC:\AgendaTest\Export\ 1 OO-F ebruary%20 12, %202008\08. %20AD VER T1SED%20PUB... 2/6/2008
Page 2 of 2
Agenda Item No. 8/\
February 12, 2008
Page 13 of 254
Ray Bellows
Community Development &
Environmental Services
Chief Planner
Date
Zoning & Land Development Review
1f31/200B 4:56 PM
Approved By
Roy B. Anderson, P.E.
Public Utilities Engineering Director
Date
Public Utilities
Public Utilities Engineering
1/31/20086:19 PM
Approved By
Joseph K. Schmitt
Community Development &
Environmental Services Adminstrator
Date
Community Development &
Environmental Ser\fices
Community Development &
Environmental Services Admin.
1131/20088:58 PM
Approved By
James W. DeLany
Public Utilities Administrator
Date
Public Utilities
Public Utilities Administration
2/1/2008 7:54 AM
Approved By
OMS Coordinator
Applications Analyst
Date
Administrative Services
Information Technology
211/20088:32 AM
Approved By
Mark Isackson
Budget Analyst
Date
County Manager's Office
Office of Management & Budget
2/1/20083:52 PM
Approved By
James V. Mudd
Board of County
Commissioners
County Manager
Date
County Manager's Office
2/6/2008 7:56 PM
file:l/C :\Agenda T est\Export\ 1 OO-F ebruary%20 12, %202008\08. %20ADVER TI SED%20PUB... 2/6/2008
AGENDA ITEM 8-A
Agenda Item No< SA
February 12, 200S
Page 14 of 254
,
<er County
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM:
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION
HEARING DATE: JANUARY 3, 2008
SUBJECT: PETITION PUDZ-2006-AR-9l27, MYRTLE WOODS CPUD
OWNER: Myrtle Woods, L.L.C
1027] SW nnd Street, #]02
Miami, FL 33173
AGENT: Dwight Nadeau
< RWA,Inc.
6610 Willow Park Drive, Suite 200
Naples, FL 34109
REOUESTED ACnON:
The petitioner is requesting a rezone from Myrtle Woods Planned Unit Development (PUD) and
General Commercial District (C-4) to the Myrtle Woods Commercial Planned Unit Development
(CPUD) Zoning District.
GEOGRAPHIC LOCAnON:
The proposed project site is located at the southwest corner of the intersection ofTamiami Trail East
(US-4]) and Myrtle Lane, in Section 29, Township 50 South, Range 26 East, Collier County, Florida.
See location map on the following page.
Page t of 13
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Agenda Item No. 8A
February 12, 2008
Page 16 of 254
PURPOSEmESCRlPnON OF PROJECT:
The proposed CPUD will re-establish the Myrtle Woods POO (Ord. No. 81-23) which sunsetted in
2003 as well as add a 1.38010 acre parcel currently zoned C-4. A rczone of the subject 7*- acre property
to CPUD would support a unified plan for a commercial development; proposed uses consist of office
and/or retail commercial uses in one or more buildings, up to a maximum of 61,000 square feet.
Myrtle Woods is an old PUD that was approved for residential land use. The owners purchased an
adjacent lot that is zoned C-4. The applicant is requesting commercial uses only which are consistent
with the Office and In-fill Commercial Subdistrict provision in the Growth Management Plan (GMP).
SURROUNDING LAND USE AND ZONING:
Subject Parcel: Vacant, zoned Myrtle Woods PUD and General Commercial (C-4)
Surrounding: North:
South:
East:
West:
Improved commercial, zoned General Commercial (C-4)
Self-Storage units and Treetops condominium, zoned PUD
Improved commercial, zoned General Commercial (C-4)
Vacant, zoned Residential Multi-family (RMF-6)
Zonin2 Map
Page 3 of 13
Agenda Item No. SA
February 12, 200S
Page 17 of 254
GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Element (FLUE): The subject property is designated Urban Mixed Use District,
Urban Coastal Fringe Subdistrict, and is within the Coastal High Hazard Area, all as identified on the
Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The GMP criterion below
follows with responses by the Comprehensive Planning Department in italics.
Office and In-fill Commercial Subdistrict
a. The subject site is in the Urban-Mixed Use District. [The subject site is located in the Urban-
Mixed Use District, Urban Coastal Fringe Subdistrict, and in the Coastal High Hazard Area as
depicted on the Future Land Use Map.}
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 project abuts us. 41, a
principal arterial highway.}
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 casement 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 project consists of 7 acres in its entirety, which is under the
12 acre maximum requirement.}
d. The site abuts commercial zoning:
(i) On one side and non-commercial zoning on the other side; or,
(ii) On both sides. [The propertY abuts C-4 to the west across Myrtle Lane, and pub
commercial to the East.}
e. The abutting commercial zoning may be in the unincorporated portion of Collier County or in a
neighboring jurisdiction. [The abutting commercial zoning is located within the unincorporated
portion of Collier County.}
f. 'The depth of the subject property in its entirety, or up to twelve 12 acres for parcels greater than
twelve (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 detennining 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. [Reference Infiii Commercial Exhibits I and II in the rezone
application. The subject site is bounded by commercial zoning on both sides and is irregularly
shaped. The C-4 property (lot 24 Myrtle Cove Acres) to the northwest, zoned C-4 is triangular in
shape. Lot 24 and the subject site are adjacent to one another - across the intervening Myrtle Lane
for a distance offifty (500l0)feet; Lot 24 and the subject site both extendfurther to the west but are not
contiguous beyond the fifty (50010) feet. The commercial zoning on the other side (to the southeast) -is
of a lesser depth than the northwest side. This criterion specifically allows the BCC to use discretion
in such an instance where the depth of adjacent commercial is not the same; however, the depth
Page 4 of 13
Agenda Item No< 8A
February 12< 2008
Page 18 of 254
cannot exceed the deepest abutting parcel. Staff interprets this to mean the area where the subject
site and adjacent commercial property share a common boundary - or would if not for intervening
local street (the office and irifill allows for an intervening local street). Additionally, staff notes the
petitioner's exhibits depict the parking area extending beyond the depth of acfjacency as "commercial
land use tract beyond point of adjacency." Not identified as commercial use is the water detention
area necessitated by the buildings and parking area< Staff acknowledges the unusual configuration
of the subject site and C-4 lands to the northwest, but does not believe this site meets this criterion.]
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 cOlmnercial zoning on both sides, the
project uses may include those of the highest intensity abutting commercial zoning district. [The
project abuts C-4 and PUD commercial (Freetops PUD. C-5 use of mini warehouses) zoning,
however this petition requests only that intensity ofC-4 uses.}
h. The subject property in its entircty 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. [Myrtle Cove Acres Unit 1 subdivision, in which the subject property is located.
was platted 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 propelties so long as all other
criteria under this Subdistrict are met; and, [See itemj. below.}
(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 thc other side. [See item j. below.}
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. [The
Office & 1nfill Commercial Subdistrict has not previously been utilized on the subject site or {sic}
adjacent properties.}
k. Lands zoned for SUPPOlt 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.
[Site does not abut such lands.}
L For properties zoned corrunercia1 pursuant to any of the Infill Sub-districts in the Urban-Mixed
Use District or in the Urban-Commercial District, said commercial zoning shall not qualify to cause
the abutting propelty(s) to become eligible for commercial zoning under this Office and Infill
Commercial Subdistrict. [Site does not abut lands with lnfill Subdistrict designation.}
m. Land adjacent to areas zoned C-lIT on the zoning atlas maps, or other commercial zoning
obtained via the fOlmer Commercial Undcr Criteria provision in the FLUE, shall not be eligible for a
rezone under the Office and Inflll Commercial Subdistrict, except through aggregation as provided in
Paragraphs i. and j. above. [Site does not abut such lands.}
Page S of 13
Agenda Item No. SA
February 12, 2008
Page 19 of 254
n. For purposes of this Subdistrict, property abutting land zoned Industrial or Industrial PUD, or
abutting lands zoned for Business Park uses pursuant to the 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. [Not applicable to this project.)
o. At time of development, the project will be served by central public water and sewer. [The
project will be serviced by the Collier County Water-Sewer District.]
p. The project will be compatible with existing land uses and permitted future land uses on
surrounding properties. [Surrounding propel.ties are zoned C-4, PUD commercial (C-5 use), RMF-6
and PUD residential (multi-family). Water management and preserve areas depicted on the
conceptual Master Plan separate proposed commercial development area and the adjacent
residential zoning. Further, staff defers compatibility determination to Zoning and Land
Development Review staffin their review of the CPUD in it's {sic} entirely.]
q. The maximum acreage eligible to be utilized for the Office and Infill Commercial Subdistrict
within the Urban-Mixed Use District is 250 acres. [Roughly 100 acres have been rezoned utilizing
this sub-district.]
FLUE Objective 7 provides that in order to promote smart growth policies, and adhere to the existing
development character of Collier County, the following policies shall be implemented for new
development and redevelopment projects, where applicable.
Policy 7.1: The County shall encourage developers and property owners to connect their properties to
fronting collector and arterial roads, except where no such connection can be made without violating
intersection spacing requirements of the Land Development Code. [The PUD Master Plan depicts
access to u.s. 41, a principal arterial highway and Myrtle Lane, a local road.]
Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce
vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals.
[Given the small size of the site, its requested commercial zoning, and the site layout depicted on the
CPUD Master Plan.. it is anticipated there will not be a street system, rather one.or more connected.
parking lots.]
Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and
their interconnection points with adjoining neighborhoods or other developments regard1css of land
use type. [The site fronts two streets, and provides access 10 each. To the south-southwest, the site
abuts residential development, a single lot zoned RMF-6 and an existing apartment complex; also,
proposed preserve and water retention areas abut these adjacent properties. To the southeast, the
site abuts commercial development (self-storage buildings); its development Iype and sUe design does
not lend itself to interconnection. In short, interconnections are not feasible.]
Policy 7.4: The County shall encourage. new developments to provide walkable communities with a
blend of densities, common open spaces, civic facilities and a range of housing prices and types.
-[Mostly not applicable as this is not a residential project alld will not cOlltain a "community."
Sidewalks and open space will be provided as required by the LDC as there are 110 requests for
deviation.}
Page 6 of 13
Agenda Item No< SA
February 12, 2008
Page 20 of 254
Conclusion: Based upon the above analysis, staff concludes the proposed CPUD rezone may not be
deemed consistent with the Future Land Use Element, per criteria of the Office and In-fill
Commercial Subdistrict, (specifically criteria "f' above, pertaining to depth of the subject property);
however, staffleaves this to the BCC to make final consistency determination.
Transportation Element: Staff has reviewed the project with respect to policies 5.1, and 5.2 of the
GMP's Transportation Element and finds the project to be consistent.
ANALYSIS:
Staff completed a thorough evaluation of this land use petition and the criteria on which a favorable
determination would be based. The criteria are specifically noted in Section 10.02.13 and Section
10.03.05 of the Land Development Code and required staff evaluation and comment. The Planning
Commission will use the same criteria as the basis for their recommendation. Each of the potential
impacts or considerations identified during the staff review are listed under each of the criteria noted
and are summarized by staff, culminating in a determination of compliance, non-compliance, or
compliance with mitigation. These evaluations are completed as separate documents and are attached
to the staff report as Exhibit "A" and Exhibit "B".
Utility Analvsis: The Public Utilities Division staff has reviewed and approved the petition. Based on
the 2005 Water Master Plan Update, the well site easement will be requested as part of the Land Use
decision approval process. The petitioner agreed to provide the well site easement requested (60 feet
x 70 feet) which will be used for the future South East Water Treatment Plant, as a brackish water
well.
Storinwater Management Ana1vsis: The developer has agreed to dedicate a 50-foot wide drainage
easement to Collier County in accordance with the requirements of the Lely Area Storm water
Improvement Project for regional stomlwater managemcnt facilities. The 50-foot easement is
necessary to complete a critical section of the Naples Manor Outfall Number 4. Twin 48-inch
diameter pipes will be installed within the easement to convey stormwater run-off south from Naples
Manor 1.Ulder US 41 then west to the Naples Manor Canal East Outfall. The Naples Manor Outfall
No.4 is a significant component of the Lely Area Stormwater Improvement Project which cannot be
completed without this easement and installation of the twin 48-inch diamcter pipes.
The subject property will be a vital component of the Improvement Project, after rezoning approval,
as it will be the means of conveyance of stonnwater from lands lying north of the US-41 corridor.
Bureau of Emergencv Services Analysis: TIle Collier County Emergency Management Department
has reviewed the Myrtle Woods CPUD and has no issues with its approval. It should be noted that
this CPUD will be located in a Category One (CAT 1) hurricane surge zone and will be subject to
evacuation during many hurricane events.
TranslJortation Analvsis: The Transportation Services Division recommends approval subject to the
Developer agreeing to the commitments in the CPUD Ordinance as well as the realignment of Myrtle
Lane. Transportation Services has asked the applicant to re-align Myrtle Lane through the project to
align the road with the (currently signalized) Broward Street intersection and Tamiami Trail East
(US-41). Even though the conceptual design is indirect and may not meet all requirements for public
Page 7 of13
Aaenda Item No. SA
February 12, 200S
Page 21 of 254
roadways, it presents an opportunity to significantly improve the traffic flow in the sun-ounding area.
Transportation Services will eliminate some UllIlecessary U-turns at Cypress Lane, and a meander
movement on US-41 eastbound from Myrtle Lane to Broward Street. The design is conceptual at this
point and will be further refined at the time of the Site Development Plan (SDP) application.
Environmental Analysis: Environmental Services staff has reviewed the petition and notes that the
applicant has complied with staffs recommendations and safeguards have been addressed within thc
CPUD document and for this reason the rezone is consistent with the environmental portions of the
LDC and GMP.
Environmental Advisorv Commission (EAC): The EAC heard this petition on November 7, 2007
and, with an 8-0 vote, chose to forward it to the Board of COlUlty Commissioners (BCC) with a
recommendation of approval with the following conditions:
1. A Florida Fish and Wildlife Conservation Commission (FWC) relocation permit shall
be obtained for relocation of one Gopher Tortoise found on site prior to commcncement of
any construction activities and a copy shall be forwarded to Environmental Services Staff.
2, Provide a report to the Environmental Services staff on the results of the relocation of
the gopher tOlioise within thirty days of relocation. Provide tbe number of burrows excavated,
the number of tortoises relocated, and the final relocation sitc.
Zoning and Land Develooment Review Analvsis: The Zoning and Land Development Review
analysis applies to the current and future land nse planning and focuses on the relationship of the
CPUD to the surrounding propelties. The developer is relying on the FLUE policy for Office and In-
fill Commercial Subdistrict to rezone the property to a CPUD that will allow C-4 land uses. Some of
those land uses are banks, hardware stores, meat and produce markets, eating places, professional and
medical offices, and the like that are allowed in the C-4 zoning districts.
With respect to the matter of compatibility with adjacent properties, the surrounding neighborhood is
C-4 along with residential land uses. North of the proposed project is improved C-4 land use, and
south of the property is the commercial portion of the built-out development of Tree Tops PUD COrd.
No. 79-48) approved on July 10, 1979 and amended by Ord. No. 80-18 and Ord. No. 80-91. Tree
Tops PUD allows Heavy Commercial (C-5) land uses, and the current use is a mini-storage facility.
Abutting the subject property to the east is Tree Tops condominiums which were approved for 180
multi-family residential units at a gross density of 12 units per gross acre and the maximum height for
the condominiums is three (3) stories above the finished grade of the lot. Along the western boundary
is Tamiami Trail East (US-41) and improved C-41and uses.
The Comprehensive Planning Department found the proposed rezone consistent with the GMP except
for one criterion which states "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 excecdcd, 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 Comprehensive Planning Department position is to agree to disagree and to have the BCC
make the final decision on the FLUE consistency regarding criteria item "f" of the Office and In-fill
CommerCial Subdistrict.
Page 8 of 13
Agenda Item No. SA
February 12, 200S
Page 22 of 254
The over-all evaluation included an analysis of the petition's relationship to the community's future
land use plan, and whether a rezoning action would be consistent with the GMP in all of its related
elements. The considerations staff took into account for the evaluation included an assessment of
compatibility with adjacent land uses in conjunction with the relationship of the rczoning action to the
long range plan for the area. Also, staff evaluated the subject site with regard to Policy 5.9,5.10, and
5.11 which indentified and evaluated properties whose zoning did not conform to the Future Land
Use Designation description of the FLUE. This program was implemented through the Zoning
Reevaluation Ordinance No. 90-23. Where such propelties were determined, through implementation
of that Ordinance, to be "improved property", as defined in that Ordinance, the zoning on said
properties shall be deemed consistent with the FLUE and those properties have been identified on the
Future Land Use Map Series (FLUM) as Propcrties Consistcnt by Policy (Map FLUE-II Exhibit C).
In addition, this property has been determined to comply with the former Commercial under Criteria
provision ofthe FLUE and deemed consistent with the FLUE (Ord. No. 07-18).
Map FLUE-n
A
LE&END.
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The request meets the challenge of changing conditions within the County. The removal of the
residential component of the Myrtle Woods PUD is reasonable given.the ample residential units that
already exist in the Urban Mixed Use District. Exhibit II (rnfill Commercial aerial) of the CPUD
document does not illustrate the depth of Myrtle Woods CPUD which is deeper than the commercial
Page 9 of 13
Agenda Item No. 8A
February 12. 2008
Page 23 of 254
property adjacent to the north which is 546 feet. The developer has agreed and noted under the CPUD
application that the proposed depth of the commercial development is 397 feet, which is less than the
depth of the two abutting commercial zoned parcels. The remainder of the Myrtle Woods CPUD will
be utilized for preserves, utilities and the project's detention area. Staff's evaluation took into account
the objective, comprehensive overview of the impacts of the proposed land use change with regard to
the consistency with the overall GMP policies, The GMP is the governing document and the purpose
of the Office and In-fill Commercial Subdistrict of the FLUE is to set forth fundamental principles
that will assure the highest possible quality of life, guiding and directing the physical design and
development within the Urban Mixed Use District. In this regard, the Element is intended to
encourage creativity and excellence in community design and development, which results in a
community that is attractive, cohesive and in harmony with the natural setting and sUlTounding
communities. The proposed office and rctail uses are appropriate on the site in question.
Given this parcel is adjacent to multi-family condominiums along the eastern boundary, the Master
Plan will need to ensure that the project will not adversely alter the characteristics of the residential
neighborhood. The location of the preserves between the proposed commercial development and the
Tree Tops residential development provides adequate buffering and will contribute to the over-all
aesthetics of the neighborhood. The assessment of the master plan should detelmine the correlation
between and influence of new and in-fill development to the existing structures and the environment;
that is, the planning context must be fully considered. Careful consideration was given to the location
and components of proposed development. Staff eval uated the natural and physical conditions of the
land and through early coordination with the agents, transportation and environmental staff,
thoughtful site analysis was the initial step in addressing development constraints and opportunities.
The proposed Myrtle Woods CPUD which intends to build office/retail development is consistent
with the LDC and GMP except for criterion "f" of the Office and In-fill Commercial Subdistrict and
staffleaves this interpretation to the discretion of the BCC.
NEIGHBORHOOD INFORMATION MEEnNG (NIM):
The applicant held the required NIM on June 5, 2007 at 5;30 PM at Edison College Auditorium
(room B-I01). Approximately ten (10) residents attended, as well as the applicant's agents, and the
County's Principal Planner assigned to the petition. Melissa Zone, Principal Planner with Collier
County, introduced herself and stated that the agent for the applicant would present the project and
then take questions from the meeting attendees. Ms. Zone noted that the project is still under review
with Collier County staff.
Dwight Nadeau of RWA, Inc. introduced himself and stated that RWA was the agent for Myrtle
Woods, LLC, and the applicant for the rezoning petition. Mr. Nadeau noted that the Myrtle Woods
PUD was originally adopted years ago for a smaller property and the current CPUD rezone request
would revitalize the Myrtle Woods PUD and add a small parcel with C-4 zoning to create a unified 7-
acre Commercial PUD. Mr. Nadeau stated that the Myrtle Woods CPUD would have no more than
61,000 square feet of office and retail uses,
Mr. Nadeau noted that the project would add 248 new PM Peak Hour Trips, with 115 trips entering
the site and 133 trips exiting. He explained that the County measures transportation impacts using the
PM Peak Hour Trip numbers because it is considered the more difficult corrunute time. Mr. Nadcau
stated that the Myrtle Woods CPUD had agreed to have traffic ITom Myrtle Lane routed through the
project, which would make turning west on Tamiami Trail safer than it cunently is.
Page 100f13
Agenda Item No. 8A
February 12, 2008
Page 24 of 254
Mr. Nadeau stated that the project would include a 1.6 acre preserve, and would have a minimum of
30 percent open space throughout the project. He added that the project would be instrumental in the
implementation of the County's Le1y Area Stormwater Improvement P1'Oject (LASIP) which would
improve existing drainage facilities and provide new drainage facilities to address the regional
drainage problem. Mr. Nadeau said the Myrtle Woods CPUD would be a party to the County's
project by granting a 50-foot wide drainage easement that would extend from US-41 and connect to
an existing 30-foot drainage easement running along the property boundary shared with the Tree Tops
PUD. He noted that Collier County Public Utilities Division has also requested a well site easement
within the project.
Mr. Nadeau said MY111e Woods would not be a typical shopping center because it is not large enough
to accommodate typical anchor stores. He outlined potential land uses within the project and noted
that two outparce1s were proposed, potentially for a bank and fast food restaurant. Mr. Nadeau stated
that it will p1'Obably be about two years before vertical construction begins on the project. He added
that residents of Tree Tops probably would not be impacted by a view of the commercial
development.
Darlene Byrne asked whether the buildings would be one or two stories high. Mr. Nadeau replied that
the PUD provided for up to three storics but retail uses would only be on the first floor. Ms. Byrne
asked about the p1'Oject lighting. Mr. Nadeau responded that the lighting would be Code-compliant
and would not be allowed to shine on adjacent properties. Ms. Byrne asked how kids would be kept
out of the project and noted that they use it currently as a hangout. Ml'. Nadeau replied that there
would be security and noted that kids will do what they want, so it would also be up to Collier County
Sheriffs Office to keep the project secure. Ms. Byrne asked if the project drainage would eventually
go down to Rookery Bay and Mr. Nadeau said that it would.
Kathy Otto said she had been unable to make it to the meeting at 5:30 and asked if there would be
another meeting that would be more convenient for people to attend. Ms. Otto also asked about the
economic impact of the project on the Tree Tops neighborhood. Mr. Nadeau said he had no objection
to fencing the southern property boundary but noted that the drainage easement was the domain of
Collier County. Ms. Otto asked what the project would look like and said she would like to see
examples of what the developer has done in the past. She also asked what land uses would be
included in the project. Ml'. Nadeau replied that the CPUD document provides for a mixture of land
uses as allowed by the LDC and GMP and after the rezone is approved, the developer will advertise
lease opportunities. He responded to Ms. Otto's earlier question regarding other meetings about the
project and explained that this was the required Neighborhood Information Meeting (NIM) and the
project would also go to the Collier Cowlty Planning Commission (CCPC) and Board of County
Commissioners (BCC) hearings. Mr. Nadeau added that all those parties required to be noticed for the
NIM would also be noticed for CCPC and BCC hearings.
Du1arie Chotoo asked where Myrtle Woods was in relation to Tree Tops. Mr. Nadeau pointed out the
project location on the aerial exhibits. Jan Farr clarified with Mr. Nadeau which parcel was being
added to the existing PUD to create the Myrtle Woods CPUD. Roger Byrne asked how far the
drainage pipes would extend. Mr. Nadeau replied they would probably empty into the existing 30-foot
drainage ditch. Mr. Byrne asked whether there would be any landscaping of the drainage ditch and
asked how the watcr would be deflected. Mr. Nadeau replied that Robert Wiley with Collier County
would bc better able to answer those questions. Mr. Byrne asked about the building footprint and how
the outparcels would be used. Mr. Nadeau replied Myrtle Woods would be like a typical shopping
Page II of13
Agenda Item No. SA
February 12. 2008
Page 25 of 254
center with outparce1s but noted that the configuration could change pending approval during the SDP
process.
Ms. Zone handed out Mr. Wiley's phone number and encouraged the meeting attendees to contact
him or herself if they had further questions about LASIP. She noted that if there were drainage issues
with Myrtle Woods, the project would be required to contain its water on site and drainage and water
management issues would be addressed during the project's SDP process. Ms. Zone added that once
LASIP starts, there will be a big improvcment to drainage in the area.
Jereme Shaidle with RWA, Inc. explained how a project's required retention area is calculated. Mr.
Nadeau added that the project was subject to a discharge rate that could not be exceeded and noted
that the project must store water on site to avoid discharging above the allowed rate. David Peiffer
asked what the project's maximum elevation would be. Mr. Shaidle responded that the control
elevation had not been set. Mr. Peiffer noted that the project elevation would also affect flooding in
the area. Mr. Nadcau said that the project will have to be accounted for in the discharge and storage
calculations. Mr. Shaidle added that thcrc would be a belm around the project and that the dry
dctention area would be about two feet deep.
Ms. Otto asked how the project's progress could be tracked in the future. Mr. Nadcau replied that a
sign would be posted, notices would be mailed to residents, and an adveltisement placed in the
Naples Daily News prior to the CCPC and BCC hearings. Ms. Zone further explained the notice
requirements for the CCPC and BCC hearings. Ms. Otto expressed concerns about the appearance of
the shopping center. Ms. Zone and Mr. Nadeau explained that all new projects must comply with the
current County codes.
RECOMMENDAnON:
The Collier County Planning Commission (CCPC) forwards to the BCC a recommendation of
approval for petition PUDZ-2006-AR-9127 Myrtle Woods CPUD subject to the following conditions.
1. The depth of the commercial development (including parking) shall not exceed 397 feet
measured from the property line.
2. A Florida Fish and Wildlife Conservation Commission (FWC) relocation permit shall be
obtained for relocation of one Gopher Tortoise found on site prior to commencement of any
construction activities and a copy shall be forwarded to Enviromnental Services Staff.
3. Provide a report to the Environmental Services staff on the results of the relocation of the
gopher tortoise within thirty days of relocation. Provide the number of burrows excavated, the
number oftortoises relocated, and the fmal relocation site.
LIST OF STAFF REPORT EXHIBITS:
Exhibit "A" - Rezone Findings
Exhibit "B" - PUD Findings
Exhibit "C" - Consistent by Policy Map FLUE-II
Page 12 of 13
Agenda Item No, 8A
February 12, 200S
Page 26 of 254
PREPARED BY:
CI AL PLANNER
DEPARTMENT OF GAND
LAND DEVELOPMENT REVIEW
/'7 /d~7
~UI
REVIEWED BY:
1J!~A' i 177, ~o/I'(/t! -Ar4
MA RIE STUDE T-STIRLlNG '
ASSISTANT COUNTY ATTORNEY
1'2. / (1- /Ot-
DATE
/..~--!\(d'~-
BELLOWS, ZONING MANAGER
( PARTMENTOFZONINGAND
LAND DEVELOPMENT REVIEW
).;2f//o7
D TE
~O!.~007
DATE
APPROVED BY:
10 E H K. SCHMITT ADM STRA TOR
MUNITY DEVELOPMENT AND
IRONMENTAL SERVICES DIVISION
/~pt?
DA1',
Tentatively scheduled for the February 12, 2008 Board of County Commissioners Meeting
COLLIER COUNTY PLANNING COMMISSION:
MARK P. STRAIN, CHAIRMAN
Page 13 of 13
Exhibit A
Agenda Item No. SA
February 12. 2008
Page 27 of 254
REZONE FINDINGS
PEnTION PUDZ-2006-AR-9127 Myrtle Woods CPUD
Chapter 1O.03.05.G of the Collier County Land Developmcnt Code requires that the report and
recommendations of the Planning Commission to the Board of County Commissioners shall
show that the Planning Commission has studied and considered the proposed change in relation
to the following, where applicable:
1. Whether the proposed change will be consistent with the goals, objectives, & policies
of the Future Land Use Map (FLUM) and the elements of the Growth Management
PIan (GMP).
Pro: The rezone would be in compliance with the Future Land Use Element (FLUE) of
the GMP except for item "f' of the Office and In-fill Commercial Subdistrict. It has been
deemed consistent with the FLUM as Consistent by Policy (Ord. No. 90-23).
Con: The Comprehensive Planning Department has indicated that the proposed rczone is
consistent with the Future Land Use Element (FLUE) land use designation of the Growth
Management Plan (GMP) except for item uP' of the Office and In-fill C0llU11ercial
Subdistrict.
Findings: The original Myrtle Woods PUD was put into effect through the Zoning
Reevaluation Ordinance No. 90-23. Where such properties were determined, through
implementation of that Ordinance, to be "improved property" as defined and deemed
consistent with the FLUE and identified on the Future Land Use Map Series (FLUM) as
Properties Consistent by Policy (Map FLUE-II Exhibit C). In addition, this property has
been determined to comply with the former Commercial under Criteria provision of the
FLUE and deemed consistent with the FLUE (Ord. No. 07- J 8).
2. The existing land use pattern;
Pro: This project is adjacent to Heavy Commercial District (C-5) along the south and
General Commercial District (C-4) along the northem and western boundary; the
proposed commercial land use in the CPUD will be consistent with the existing and
proposed land use patterns as explained in the staff report.
Con: None.
Findings: The decrease of intensity of mu1ti-fan1i1y residcntia1 units is acceptable for this
site and is consistent with the existing and future land use pattem in the area.
3. The possible creation of an isolated district unrelated to adjacent and nearby
districts;
Pro: The parcel will not result in an isolated district unrelated to adjacent and nearby
districts because it has previously been approved by the BCC in the Zoning Reevaluation
Ordinance No. 90-23. .
Con: None.
Page 1 of 5
Agenda Item No. SA
February 12, 2008
Page 28 of 254
Findings: The proposed rezone is of sufficient size and is adjacent to commercially
zoned properties; therefore, this CPUD will not create an isolated district. By virtue of its
location within the Urban Mixed Use District on FLlJM this CPUD will not result in an
isolated district.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
Pro: The requested action will not change the subject site in relation to the nearby
propelty boundaries.
Con: None
Findings: The CPUD boundaries are logically drawn and they are consistent widl the
existing commercial properties along Tamiami Trail East (U8-41).
S. Whether changed or changing conditions make the passage of the proposed
amendment necessary.
Pro: The request is reasonable because is does not rezone the land use that is hannony
with the surrounding area.
Con: None.
Findings: The rezone is needed to reinstate the MYlt1e Woods PUD (Ord. No. 81-23)
which sunsetted in 2003. Also, if this rezone request is approved, the project will assist in
the Lely Arca Stormwater Improvement Project (LA SIP) for regional stormwater
management. The developer has agreed to dedicate a fifty (50) foot easement which is
necessary to complete a section of the Naples Manor Outfall (No.4),
6. Whether the proposed change will adversely influence living conditions in the
neighborhood;
. Pro:' The proposed rezone should not adversely influence living conditions in the
neighborhood as the petition is consistent with existing uses and compatible with
surrounding land use. Furthermore, during the Neighborhood Infonnation Meeting
(NIM), the residents within the community did not object to Myrtle Woods CPUD'
Con: Once the retail and commercial units are built it could cause an increase in noise
and traffic impacts on the nearby residences. However, due to the relative small size of
the site and the proposed preserve and buffer areas along the eastern boundary will
decrease the intensity of the conm1ercial development.
Findings: The proposed rezone has not changed its permittcd land use and has been
properly publicize to ensure the sun'ounding neighbors will be assured that the least
amount of adverse impact on the adjacent developments have been addressed. In
addition, the development standards and landscaping requirements contained in the LDC
are intended to alleviate any adverse impact to the living conditions in this neighborhood
if the proposed rezone is approved.
Page 2 of5
7.
Agenda Item No. SA
February 12. 200S
Whether the proposed change will create or excessively increase traffic clHall:leS1loaf 254
or create types of traffic deemed incompatible with surrounding land uses, because
of peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
Pro: The rezone should not create excessive traffic congestion or otherwise affect public
safety as the GMP requires adequate access to and from the project and the effect on
pedestrian and vehicular circulation and safety. Since the property fronts on Tamiami
Trail East (US-41) it provides an immediate access to the arterial road network.
Con: Urban intensification results in greater volumes of traffic on the local, arterial and
collector road system serving the CPUD. Other projects dependent on the same street
system may perceive this CPUD as one which will reduce their perceived comfort levels.
Findings: The Transportation Services Division has reviewed the proposed CPUD to the
concurrency management system and had the developer incorporate improvements to the
county roads to retain consistency with Policy 5.1 of the Traffic Element of the GMP.
Also, during the development of this project, the developer will be required to realign
Myrtle Lane with Broward Street signalized intersection.
8. Whether the proposed change will create a drainage problem;
Pro: The proposed change should not create drainage or surface water problems because
the LDC and GMP have regulations in place that will ensure review for drainage on new
developments.
Con: None.
Findings: The developer agreed to provide the well site easement requested (60 feet x 70
feet) which will be used for the future South East Water Treatment Plant as well as
complete a critical section ofthe LASIP management facilities.
9. Whether the proposed change will seriously reduce light and air to adjacent areas;
Pro: TIle CPUD conforms to the similar commercial development standards of the LDC
which are designed to protect the circulation of light and air to adjacent areas.
Con: None
Findings: All projects in Collier County are subject to the development standards that
apply generally and equally to all zoning districts and this project will be subject to those
same standards.
10. Whether the proposed change will advel'sely affect property values in the adjacent
area;
Pro: Typically urban intensification increases the value of underutilized land and the
proposed rezone should not alter the property values nor should it decrease or overtax the
load on public facilities.
Con: None
Page 3 of5
Agenda Item No. 8A
February 12, 2008
Page 30 of 254
Findings: Property valuation is affected by a host of factors including zoning; however
zoning by itself mayor may not affect values, since value detennination by law is driven
by market value. The mere fact that a property is given a commercial zoning designation
should not affect value because similar commercial zoning is permitted in the
surrounding area.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations;
Pro: The LDC's criteria for review of each land use application to allow Planning
Commission and Board of Commissioners to follow standardized review process which
requires consistency of the OMP,
Con: None
Findings: The development of adj acent propelties, in accordance with existing
regulations, will not be affected if this rezone is approved.
12. Whether the proposed change will constitute a gunt of special privilege to an
individual owner as contrasting with the public welfare;
Pro: Land Use applications are subject to the public hearing process to assure that the
rezone thereby authorized shall not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity in which the property is situated.
Con: None
Findings: The proposed rezone does not alter the permitted land uses whieh meet the
terms of the land use designation of the Urban Mixed Use District on the FLUM, which
is a public policy statement supporting zoning actions when they are consistent with the
GMP.
13, Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning;
Pro: The proposed rezone conforms to the FLUE of thc OMP because it will be used in
accordance with the existing commercial zoning.
Con: None
Findings: The property can not be developed in aceordanee with the existing zoning
because the CPUD has sunsetted, however to deny the petitioner the opportunity to
develop would result in a legal land use taking which is unauthorized as well as not
consistent with the guals and objectives of the GMP.
14. Whether the change suggested is out of scale with the needs of the neighborhood 01'
the County;
Pro: The proposed rezone meets all objective criteria set forth for commercial zoning and
conforms to the purpose and intent of the GMP.
Page 4 of 5
Agenda Item No< 8A
February 12, 2008
Page 31 of 254
Con: None.
Findings: The proposcd rezone is designed m a manner that is compatible with
surrounding property in size and scale.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
Pro: The proposed CPUD is consistent with the FLUM because it is in the Urban Mixed
Use District.
Con: None
Findings: There are many sites which are zoned to accommodate the proposed
commercial development. This is not the determining factor when evaluating the
appropriateness of a developmcnt. Each zoning petition is reviewed on its own merit for
compliance with the GMP and the LDC; and staff does not review other sites in
conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to makc the property usable for any of the range of potential uses
under the proposed, zoning classification.
Pro: The land use pattern permitted in the GMP accommodate careful planned levels of
development, protect existing uses, safeguard the environment, promote efficient use of
land, encourage alternative modes of transportation and help to maintain a sense of
community.
Con: None
Findings: While site conditions may restrict the location and square-footage of the
commercial development, the rezone is necessary to reinstate Myrtle Woods CrUD
which would then not render the property unusable.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
Pro: The proposed rezone meets all objective criteria set forth for commercial zoning and
conforms to the purpose and intent of the GMP and its elements regarding the availability
of adequate public facilities.
Con: None.
Findings: Staff reviews for adequacy of public scrvices and levels of service determined
that required infrastructure meets the GMP established relationships. Staff has reviewed
this petition and found it consistent with all Elements of the GMP. It should be noted that
ifapproved, this development will be instrumental in assisting LASlP.
Page 5 of5
EXHIBIT B
Agenda Item No. SA
February 12, 200S
Page 32 of 254
FINDINGS FOR PUD
PUDZ-2006-AR-9127 Myrtle Woods CPUD
Section 10.02.13 of the Collier County Land Development Code requires the Planning
Commission to make a finding as to the PUD Master Plans' compliance with the following
criteria:
1. The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
Pro: The proposed rezone is required to comply with all county regulations regarding
drainage, sewer, water and other utilities. Tamimni Trail East (US-41) area is ideal for
commercial environments witllin the urban district.
Con: As with all land use actions that intensifY urban development patterns, there is
some loss oftravel time for users of the same arterial road system.
Findings: The proposed change keeps the land use of commercial while eliminating the
45 multi-family residential units. The commercial area will be 61,000 square feet of
allowable retail and commercial area. The petition will be compliance with all county
regulations; therefore the project is suitable for the area.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of snch al'eas and facilities that are not to be provided or
maintained at public expense.
Pro: The Myrtle Woods CrUD application has indicated that the project has evidence of
unified control and will maintain common areas.
Con: None.
Findings: Documents submitted with the application provide evidence of unified controL
The CPUD Document makes appropriate provisions for continuing operation and
maintenance of common areas.
3, Conformity of the proposed Planned Unit Development with the goals, objectives
and policies of the Growth Management Plan (GMP).
Pro: The propose rezone is conforms to the goals and objectives ofthe GMP.
Con: The propose rezone for the subject property is consistent with the goals and
objectives for the GMP but does not meet one of the policies of the GMP. The Urban
Mixed Use District, Office and In-fill Commercial Subdistrict provision limits thc depth
Page 1 of3
EXHIBIT B
Agenda Item No. SA
February 12, 2008
Page 33 of 254
of commercial development so as not to exceed the adjacent property. This criterion
specifically allows the BCC to use discretion in such an instance where the depth of
adjacent commercial is not the same; however, the depth cannot exceed the deepest
abutting parcel.
Findings: Contained in the stafIreport is a detail of how the project is deemed consistent
with the GMP by virtue of the Zoning Reevaluation Card. No. 90-23) where such
properties were determined, through implementation of that Ordinance, to be "improved
property" as defined and deemed consistent with the FLUE and identified on the Future
Land Use Map Series (FLUM) as Properties Consistent by Policy.
4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and
buffering and screening requiremcnts.
Pro: The CPUD has been designed to optimize internal land use relationship through the
use of various forms of open space separation. The majority of the buffering
requirements are regulated by the Land Development Code (LDC) to assure hillIDonious
relationships between projects,
Con: None.
Findings: Staff analysis indicated that the petition is compatible, both internally and
externally with the proposed uses and with the surrounding uses.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
Pro: The amount of open space was re-eva1uated to assure that the project will be in
harmony with the surrounding area.
Con: None.
Findings: The amount of open space set aside is consistent with the provisions of the
LDC and the GMP.
6. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
Pro: The proposed CrUD will not adversely impact the timing or sequence of
development that is currently allowed in the area.
Con: None
Findings: The adopted concurrency requirements ensure that further Level of Service
(LOS) degradation is not allowed or the LOS deficiency is corrected.
Page 2 of3
EXIllBIT B
Agenda Item No. SA
February 12. 200S
Page 34 of 254
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
Pro: The petition removes the residential intensity by rezoning to a CPUD and the
Transportation Services Division has reviewed this petition to ensure the development
will not add adverse impacts to the roadways.
Con: None.
Findings: The developer was required to assist in stormwater improvements (LASIP) as
well as provide a well site easement (60 feet x 70 feet) which will be u~ed for the future
South East Water Treatment Plant.
8. Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications
are justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations,
Pro: Staff has reviewed this petition for adequate public services and levels of service
and found it is consistent with the Future Land Use Element (FLUE) land use designation
and meets the regulations of the GMP.
Con: None.
Findings: The criteria requires an evaluation of the extent to which development
standards proposed for the CPUD depmt from development standards that would be
required for the most similar zoning district. The CPUD development standards are
similar to those commercial standards required in the General Commercial District (C-4).
Page 3 of3
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COLLIER COUNTY GOVERNMENT
DEPT. OF ZONING & LAND DEVELOPMENT REVIEW
WWW.COLLlERGOV.NET
(i)
l;Q.~illJll!fl No, SA
2800 NORTH HORSESn'jt~tlfCMry"12, 2008
NAPLES, FLORIDA 34104 Page 37 of 254
(239) 403-2400 FAX (239) 643-6968
APPLICATION FOR PUBLIC HEARING FOR:
o ,AMENDMENT TO PUD (PUDA), ~ PUD REZONE (PUDZ).' 0 PUD TO PUD RE.ZONE (PUDZ_A)
PETITION NO (AR)
PROJECT NAME
PROJECT NUMBER
DATE PROCESSED
ASSIGNED PLANNER
To be completed by staff
I
APPLICANT INFORMA nON
I
NAME OF APPLlCANT(S) ANDRES ALOS. MYRTLE WOODS. LLC.
ADDRESS 10271 SW 72 STREET. #1 02 CITY MIAMI STATE FLORIDA ZIP 33173
TELEPHONE # 305.595-5159 CELL # FAX # 305.595.4582
E-MAIL ADDRESS:
NAME OF AGENT DWIGHT NADEAU. RWA.INC.
ADDRESS 6610 WILLOW PARK DRIVE. #200 CITY NAPLES
TELEPHONE # 239-597-0575 CELL #
E-MAIL ADDRESS:DHN@CONSULT-RWA.COM
STATE FLORIDA ZIP 34109
FAX # 239-597-0578
NAME OF AGENT RICHARD D. YOVANOVICH. GOODLETTE. COLEMAN & JOHNSON. P.A.
ADDRESS 4001 TAMIAMI TRAIL N.. #300 CITY NAPLES STATE FLORIDA ZIP 34103
TELEPHONE # 239-435-3535 '" CELL # _ FAX # 239-435- 1 218
E-MAIL ADDRESS: RYOVANOVICH(a)GCJLAW.COM
BE AWARE THAT COLLIER COUNTY HAS LOBBYIST REGULATIONS. GUIDE YOURSELF
ACCORDINGLY AND ENSURE THAT YOU ARE IN COMPLIANCE WITH THESE REGULATIONS.
ASSOCIATIONS:........
Agenda Item No. SA
February 12, 2008
Page 38 of 254
j
Complete the following for all Association(s) affiliated with this petition. Provide additional
sheets if necessary.
NAME OF HOMEOWNER ASSOCIATION:_
MAILING ADDRESS _ CtTY _ STATE _ ZIP _
NAME OF HOMEOWNER ASSOCIATION:_
MAILING ADDRESS _ CITY _ STATE _ ZIP _
NAME OF HOMEOWNER ASSOCIATION:_
MAILING ADDRESS
CITY
STATE
ZIP
NAME OF MASTER ASSOCIATION:
MAILING ADDRESS _ CITY _ STATE __ ZIP _
NAME OF CIVIC ASSOCIATION:
MAILING ADDRESS
CITY
STATE
ZIP
I
Dis'elosureof Interest Information ....
H I
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, lisl 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
Ag'lnda Item No. SA
b. If the properly is owned by a CORPORATION, list the officers and sI0~~1g,,~OS
the percentage of stock owned by each. Page 39 of 254
Nome and Address
Percentage of Ownership
Myrtle Woods. L.L.c.
100%
Cory Maile. MGRM
1 330 Forrest Court
Marco Island. FL 34145
Juan C. Macias. MGRM
11958 SW 72,d Terrace
MiamI. FL 33183
Andres F. Alas. MGRM
10271 SW 72,d St. # 102
MiamI. Fl33173
Rafael Padron. Jr.. MGRM
10271 SW 72'd St. # 102
Miami. Fl3_3173
Martha Vias. MGRM
10271 SW 72,d St. #102
MiamI. Fl33173
Edward Dlaz. MGRM
7848 SW 66~ Street
MiamI. Fl 33143
c.
A= Item No. 8A
If the property is in the name af a TRUSTEE, list the beneficiaries of the w~h:t/1.lOos
percentage af interest. Page 40 of 254
Name and Address
Percentage of Ownership
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name
of the general and/or limited partners.
Nome and Address
Percentoge of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporatian, Trustee, or a Partnership, list the nomes of the contract purchasers
below, including the officers, stockholders, beneficiaries, or partners,
Name and Address
Percentage of Ownership
Date of Contract:
f.
If any contingency clause or contract terms involve additional
individuals or officers, if a corporation, partnership, or trusl.
Agenda Item No. SA
pa~~al~'2aao08
Page 41 01254
Name and Address
g. Date subiect property acquired ~ 08/29/06 leased D Term of lease _ yrs./mos.
If, Petitioner has option to buy, indicate the following:
Date of option: _
Date option terminates: _, or
Anticipated closing dale __.__
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 inlerest form.
PROPERTY LOCA TION..
Detailed leeal dcscrilltion of the IlrOllerty covered bv the Rlllllication: (If space is inadequate, attach
on separate page.) If request involves change to more than one zoning district, include separate legal
description for properly involved In each district. Applicant shall submit four (4) copies of a recent survey
(completed within the last six months, maximum 1" to 400' scale) if required to do so at the pre-
application meeting.
NOTE: The applicant is responsible for supplying the correct legal description. If questions arise concerning
the legal description, an engrneer's certification or sealed survey may be required.
Section/Township/Range 29/50S/26E
Lot: 23-28 Block: A Subdivision: Mvrrle Cove Acres
Plat Book ~ Page #: .3.8_ Property 1.0.#: 60781000000. 60780960002. 60780920000
Metes & Bounds Description: All of lots 23. 24. 25. 26. 27 and 28. Mvrtle Cove Acres. Unit 1. as recorded
in Plat Book 3. Pace 38. of the Public Records of Collier Countv. Florido.
Size or IlrOllerty:
fl. X _ Ft. = Total Sq. Ft. 303.613.2
Acres 6.97
Address/eellerallocation of subiect property: The subiect orooertv is located at the southwest corner of
the intersection of Tamiamr Trail East and Myrtle Lone.
PUD District (LDC 2.03.06): 0 Residential 0 Community Facilities
~ Commercial 0 Industrial
Agenda Item No. SA
February 12, 200S
Page 42 of 254
I
... ADJACENT ZONING AND LAND USE ..
Zoning
land use
N C-4
5 PUD. RMF-6
E PUD
WRMF-6
Imoroved commercial
Treetoos [condominium}, disturbed land
J.rJwJ:2'l!!.\Lcommercial (personal self storaael
DIsturbed ooricultural uses
Does the owner of the subject properly own properly contiguous to the subiecl properly? If so,
give complete legal description of entire contiguous properly. (If space is inadequate, attach on
separate page). No.
SeclionfTawnship/Range _1_1_
lot:
Block:
Subdivision:
Plat Book _ Page #: _ Properly I.D.#: ____
Metes & Bounds Description: _
L
..'.:--'
....._....-1
REZONE REQUEST
This application is requesting a rezone from the PUD and C-4 zoning district(s) to the PUD zoning
district{s).
Present Use of the Properly: Va can! The exlstinaJ'J.J.RRrovided for a maximum of 45 residential dwelling
units and a commercial develooment oooortunltv on 5.66+ acres of land. Subseauentlv. the PUD sunsetted
in 2003. ThIs rezane reauest will revitalize the Myrtle Woods PUD on the 5,66+ ocre oroiect and add a
1.38+ oarcel currently zoned C-4 to create 0 CPUD for a 7.01: ocre unIfied olan for a commercIal
develooment OODortunitv.
Proposed Use (or range of uses) of the properly: Commercial PUD
Original PUD Name: Myrtle Woods
Ordinance No.: 81-23
I
EVALUAnON CRITERIA
Agenda Item No. SA
February 12, 200S
Page 43 ot2f4
Pursuant to Section 10.02.13 of the Collier County Land Development Code, staff's onalysis and
recommendation to the Planning Commission, and the Planning Commission's recommendaiion to the
Board of County Commissioners shall be based upon consideration of the applicable criteria noted below.
Provide a narrative statement describing the rezone request with specific reference to the criteria noted
below. Include any backup materials and documentation in support of the request.
PUD Rezone Considerations (LDC Section 1 0.02.1 3.B)
], The suitability ofthe area forthe type and pallern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other
utilities.
The proposed CPUD's consistency with the locational criteria set forth on the Future land Use Map and
supporting Future land Use Element (FLUE) of the Growth Management Plan (GMP), and consistency
with the applicable Elements related to access, drainage, water, sewer, and other utilities, combined
with the development conditIons and commitments contained In the proposed CPUD document, gives
reasonable assurcnce that all infrostructure wHl be developed consistent with County regulations.
2. Adequacy of evidenee of unified control and suitability of any proposed agreements, contract, or
other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after eonsultation with the eounty attorney.
The documents, including the Covenant of Unified Control, submitted with this Petition Application
provide evidence of unified control. Further, the proposed CPUD document makes appropriate
provisions for continuing operation and maintenance of common areas.
3. Conformity of the proposed PUD with the goals, objeclives and policies of the growth
management plan.
The development of approximately 7.01 acres of property In Collier County as a Commercial Planned
Unit Development to be known as Myrtle Woods will be In compliance with the goals, objectives and
policies of Collier County as set forth In the Growth Management Plan. Tne commercial\offke uses of
Myrtle Woods CPUD are consistent with the growth policies, land development regulations, and
applicable comprehensive planning obiectives of each of the elements of the Growth Management Plan
(GMP) for the following reasonS!
lot 27, Block A of the Myrtle Cove Acres Subdivision was granted on exception (CEX-23-SN)
from the zoning changes adopted through Ordinance 92-43, and allowed the parcel to retain
its C-4 (General Commercial Zoning District) designotlon, wIth one stipulotion:
A. Principle structures sholl be limited to three stories In height.
2. The subject property abuts C-4 Commercial Zoning and land uses to the west, and abuts PUD
Zoned lands developed with C-5 land uses (personal mini-storage) to the eosl. Therefore, the
Office and Infill Commercial Subdistrict provisions of the Future land Use Element (FLUE) ore
the operative provisions of the GMP that allow adoption of this Commercial PUD,
3.
Agenda Item No. 8A
The proposed Project is consistent with the Office ond Infill Commercial Subdistf!~a"'t!!J.;!Oos
for the following reasons: Page 44 of 254
a. The subiect property for development Is within the Urban Mixed Use District;
b. Highway U.S. 41 is designated oS a Principal Arterial;
c. The $ubiect property is 7 acres, which is less them the 12 acre maximum parcel size;
d. The sublect property abuts the C-4, General Commercial Zoning District to the west, which
has a depth of 546 feet. The subiect property abuts a PUD Zoning District (Tree Tops
PUD), that Is developed with C-5, Heavy Commercial Zoning District land uses (personal
mini-storage) to the east, which has 0 depth of 299 feet. The proposed depth of the
Project Commercial Tract is 397 feet, which is less than the average depth (422.5 feet) of
the two abutting commercially zoned parcels. The point of adiacency with the deeper,
commercially zoned parcel to the west is 345 feet, which Is also less than the average
depth (422.5 feet) of the two abutting commercially zoned parcels. Please refer to the
Inflll Commercial Exhibits attached to this application. The Boord of County Commissioners
hos the discretion to determine how to Interpret the depth of the commercially zoned areai
e. The land uses proposed in the Project will not exceed the Intensity of land uses allowed in
the C.4, General Commercial Zoning District;
f. The Office and Infill Commercial Subdistrict provisions of the FLUE were not utilized to
create the abutting commercial zoning districts, nor was the subject property created to
take advantage of those provisionSI glven that the subject properties were platted in the
Myrtle Cove Acres Unit 1 Subdivision In July, 1955;
g. No "1/4 mile support medical uses" provisions of the FLUE, nor any Inflll sub-districts
provided for by the FLUE, have been utilized to create the abutting commercial zoning
distr1ctsi
h. The Proiect will be serviced by the Collier County Water-Sewer District;
i. The development standards contained in this Document, combined with the requirements of
the Land Development Code (LDe), will insure that the proposed development will be
compatible with and complementary to existing and planned surrounding land uses os
required by Policy 5.4 of the FLUE;
I. and, The County has not utilized the moxlmum acreage eligible to be utilized for the Office
and Infill Commercial Subdistrict In the Urban-Mixed Use District.
4. The subject property's location in relation to the existIng community facilities and services
supports the proposed commercial development intent as required in Oblectlve 2 of the FLUE.
5. Myrtle Woods CPUD is consistent with and furthers Polley 5.5 of the FLUE In that it is using
existing land zoned for urban uses.
6. Improvements ore planned to be in compliance with applicable land development regulations
os required by Objective 3 of the FLUE.
7. All Final Local Development Orders will be subiect to 0 finding of public facility adequacy as
required by Policy 2.3 of the FLUE.
8. The Myrtle Woods CPUD implements Policy 5.6 of the FLUE in that 30% of the project will be
open space, or reserved for conservation purposes..
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The CPUD Master Plan has been designed to optimize Internal land use relationships through the use of
various forms of open space separation. Additionally, most externol relationships are automatically
regulated by the land Development Code to ensure harmonious relationships between projects.
Agenda Item No. SA
February 12. 200S
5. The adequacy of usable open space areas in existence and as proposed to serve the de.tlilfiilrilint 254
The amount of open space set aside by this proposed project meets or exceeds the provisions of the
land Development Code.
6. The timing or sequence of development for the purpose of assuring the adequocy of available
improvements and facilities, both public and private.
The timing and sequence of the permitting of the proposed development coincides with the
programming of the County's proposed capitol Improvements to meet concurrency requlrements.
Adequate improvements, utilities, and other facilities can be provided.
7. The ability of the subiecf property and of surrounding areas to accommodate expansion.
Abllity, as applied in this contextl implies supporting infrastructure such as wastewater disposal system,
potable water supplies, characterIstics of the property relative to hazards, and copac1ty of roads is
supportive of conditions emanating from urban development. RelatIve to this Petition, development of
the subject property is timely because supporting infrastructure are ovoiloble or will be In place by tho
time permItting of the proposed rmprovements is complete.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
The development standards in the proposed CPUD document are similar to those standards used for
the Commercial structures and related improvements when compared to County regulations.
Deed Restrictions; Tho County is legally precluded from enforcing deed restrictions, however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners association
in the area for which thIs use Is beIng requested in order to ascertain whether or not the request Is affected
by existing deed restrictions.
Previous land use Detitions. on the subiect DroDertv: To your knowledge, has a public hearing been neld
on this property within the last year? DYes [g] No
If so, what was the norure of that heoring? _
NOTICE:
This application will be considered "open" when the determination of "sufficiency" has been made and
the applicotlon is assigned a petition processing number. The application will be considered "closed"
when the petitioner withdraws the application through written notice or ceases to supplv necessary
information to continue orocessln<;l or otherwise actively oursue the rezonina for a period of six (61
months. An application deemed "closed" will not receive further processing and an application
"closed" through inactivity shall bo deemed withdrawn. An application deemed "closed" may be re-
opened by submitting a new application, repayment of all applIcation fees and granting of a
determination of "sufficiency". Further review of the project will be subiect to the then current code.
(lDC Section lO.03.05.T.)
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
Agenda Item No< SA
February 12, 2008
Page 46 of 254
I
APPLICANT INFORMATION
NAME OF APPLlCANT(S) ANDRES A~.OS. MYRTLE WOODS. L.L.C.
ADDRESS 10271 SW 72 STREET. #102 CITY MIAMI STATE FLORIDA ZIP 33173
TELEPHONE # 305.595-5159 CELL # _ FAX # 305-595-4582
E-MAIL ADDRESS:
ADDRESS OF SUBJECT PROPERTY (IF AVAILABLE): The subiect croDerty Is located at the southwest corner of
the intersection of Tamiaml Trail East and Myrtle Lane.
LEGAL DESCRIPTION
I
Section/Township/Range l2./50S/26E
Lot: 23-28
Block: A
Subdivision: Mvrtle Cove Acres
Plat Book L- Page #: l!!- Properly 1.0.#: 60781000000. 601.80960002 & 30780920000
Metes & Bounds Description: All of lots 23. 24. 25. 26. 27 and 28. Myrtle Cove Acres. Unit 1. as recorded
In Plat Book 3. Paae 38. of the Public Records of Collier ~ountv. Florida.
I
I:. < TYPJi:OF SEWAGE DISPOSAL TO BE PROVIDED <
(Check applicable system):
COUNTY UTILITY SYSTEM
a. CITY UTILITY SYSTEM
b. FRANCHISED UTILITY SYSTEM
PROVIDE NAME
c. PACKAGE TREATMENT PLANT
(GPO capacity) _
d. SEPTIC SYSTEM
lZJ
D
D
D
D
< TYPE <OF WATER SERVICE TO BEPROVIPED .<<
I
a. COUNTY UTILITY SYSTEM
b. CITY UTILITY SYSTEM
c. FRANCHISED UTILITY SYSTEM
PROVIDE NAME
d. PRIVATE SYSTEM (WELL)
lSJ
D
D
D
STATEMENT OF UTILITY PROVISIONS - paga 2
Agenda Item No< SA
February 12< 2008
Page 47 of 254
TOT At POPULATION TO BE SERVED: 61.000 sauare f!let
PEAK AND A VEltAGEDAIL YDEMANDS:
A. WATER-PEAK 6.35 GPM AVERAGE DAILY 6.1 00 GPD
B. SEWER-PEAK 5.51 GPM AVERAGE DAILY 6.100 GPD
AVERAGE DAILY Water/Sewer = Total Population to be Served x 0.1
WATER-PEAK = Average Daily x 1.5 Peak Factor';' 1440
SEWER-PEAK = Average Daily x 1.3 Peak Factor';' 1440
IF PROPOSING TO BE CONNECTED TO COLLIER COUNTY REGIONAL WATER SYSTEM,
PLEASE PROVIDE THE DATE SERVICE IS EXPECTED TO BE REQUIRED 2007
NARRATIVESTATEfilENT: Provide 0 brief and concise narrative statement and schematic
drawing of sewage treatment process to be used as well as a specific statement regarding the
method of affluent and sludge disposal. If percolation ponds are to be used, then percolation
data and soil involved shall be provided from tests prepared and certified by a professional
engineer.
COLLIER COUNTYUTILITYDEDICATION STATEMENT: If the project is located within the
services boundaries of Collier County's utflity service system, written notarized statement shall
be provided agreeing to dedicate to Co[lier County Utilities the water distribution and sewage
co[lection facilities within the project area upon completion of the construction of these facilities
in accordance with all applicable County ordinances in effect at the at time. This statement
shall also include an agreement that the opplicable system development charges and
connection fees will be paid to the County Utllities Division prior to the issuance of building
permits by the County. If applicable, the statement shall contain shall contain an agreement to
dedicate the appropriate utility easements for serving the water and sewer systems.
STATEMENLOF AVAILABILITY CAPACITY FROM OTHER PROVIDERS: Unless waived or
otherwise provided for at the pre-application meeting, if the proiect is to receive sewer or
potable water services from ony provider other than the County, a statement from that
provider indicating that there is adequate capacity to serve the project shall be provided.
PUD AMENDMENT (PUDA)
PUD REZONE (PUDZ)
PUD to PUD REZONE (PUDZ.A)
APPLICATION
SUBMITTAL CHECKLIST
THIS COMPLETED CHECKLIST IS TO BE SUBMITTED WITH APPLICATION PACKET IN THE EXACT ORDER LISTED BELOW
W/COVER SHEETS ATTACHED TO EACH SECTION.
NOTE: INCOMPLETE SUMBITTALS WILL NOT BE ACCEPTED.
REQUIREMENTS
".sTA'N!)Mi:!'ltE~UIJl,EI\'\ENnI],' '. me, ,.e':""~":.,,, . ,:""'"':i",,,,,cc '",;'''';0'2','''2:;2"
1 Additional set if located In the Bayshore/Gateway Triangle
Redevelopment Area)
Copies of detailed descrfption of why amendment 1s necessary
Completed Application with list of Permitted Uses; Development Standards Table; List
of proposed deviations from the LDC (If any); list of Developer Commitments
(download a lication from website for current form)
Pre~o Ikation meetln notes
PUD Conce tllal Moster Site Plan 24" x 36u and One B V2" x 11" co
Revised Conce tual Master Site Plan 24" x 36'\ond One 8 V2" x 11" co
Original PUD document/ordinance and Mast..r Plan 24" x 36" - ONLY IF AMENDING
THE PUD
Revised PUD a
Revised PUD a
DeedsjlegoPs & Survey {If boundary of original PUD Is amended}
list identifying Owner & 011 parties of corporation
Owner/Affidavit signed & notarized
Covenant of Unified Control
Environmental Impact Statement lEIS) and digital/electronic copy of EIS or exemption
ustlficatlon
Historical Surveyor waiver request
UtiUty Provisions Statement w/sketches
Architectural rendering of proposed structures
Survey, signed & sealed
Traffic Impact Statement (TIS) or waiver
Recent Aerial Photograph {wlth habitat areas defined} min scaled 1 "-400'
Electronic copy of all documents in Word format and plans (CORam or Dis.kette)
Letter of No Oblectlon from the U.S. Postal Service
If located in RFMU IRurol Frlnae Mixed Use} Receivina Land Areas
Applicant must contact Mr. Gerry J. Lacovera, State of Florida Division of Forestry
regarding "Wildfire MftigatJon & Prevention Plan", tDe Section 2.03.08.A.2.a.{b)J.c.
c~--
#OF
COPIES
24
24
24
24
24
24
24
24
2
2
2
2
2
4
4
4
4
4
7
s
REQUIRED
NOT
REQUIRED
N/A
N/A
24
24
24
NA
N/A
N/A
NA
2
2
2
2
2
4
4
4
NfA
4
7
S
@ 239-690-3500 far Information
AppUront/ Agen' Signature
01115/2008
Dafe
Agenda Item No. 8A
February 12, 2008
Page 49 of 254
ORDINANCE NO. 08-_
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 2004-41, AS
AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE WHICH INCLUDES THE
COMPREHENsrvE ZONING REGULATIONS FOR
THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFlCA TION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM A
PLANNED UNIT DEVELOPMENT (PUD) ZONING
DISTRICT AND A GENERAL COMMERCIAL (C4)
ZONING DISTRICT TO A COMMERCIAL PLANNED
UNIT DEVELOPMENT (CPUD) ZONING DISTRICT
FOR A 7.04+/- ACRE PARCEL LOCATED ON
TAMIAMI TRAIL EAST (US 41), SOUTH OF MYRTLE
LANE, IN SECTION 29, TOWNSHIP 50 SOUTH,
RANGE 26 EAST, COLLIER COUNTY, FLORIDA;
PROVIDING FOR THE REPEAL OF ORDINANCE
NUMBER 81-23, THE FORMER MYRTLE WOODS
PUD; AND BY PROVIDING AN EFFECTrvE DATE.
WHEREAS, on May 5, 1981, the Board of County Commissioners adopted Ordinance
Number 8]-23 establishing the Myrtle Woods PUD; and
WHEREAS, Myrtle Woods, LLC, represented by Dwight Nadeau of RWA, Inc.,
petitioned the Board of County Commissioners to change the zoning classification of the herein
described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 29,
Township 50 South. Range 26, ColIier County, Florida, is changed from a Planned Unit
Development (PUD) Zoning District and a General Commercial (C-4) Zoning District to a
Commercial Planned Unit Development (CPUD) Zoning District for a 7.04+1- acre parcel to be
kno'Wn as the Myrtle Woods CPUD, in accordance with Exhibits A through F attached hereto
and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in
Ordinance Number 200441, as amended, the ColIier County Land Development Code, is/are
hereby amended accordingly.
Page 1 of2
Agenda Item No. SA
February 12, 2008
Page 50 of 254
SECTION TWO:
Ordinance Number 81-23, known as the Myrtle Wood, PUD, adopted on May 5, 198t,
by the Board of County Commissioners is hereby repealed in its entirety.
SECTION TIlREE:
This Ordinance shall become effectiV'e upon filing with the Department of State.
PASSED AND DULY ADOPTED by ,uper-majority vote of the Board of County
Commissioners ofCoHier County, Florida, this _ day of
,2008.
ATIEST:
DvnGHTE,BROCK,CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORlDA
By:
, Deputy Clerk
By:
TOM HENNING, CHAIRMAN
Approved as to fonn
and legal sufficiency:
/MlUjOrie M. Student-Stirling
Assistant County Attorney
Exhibit A: US! of Permitted Uses
Exhibit B: Devolopment Standard,
Exhibit C: Master Plan
Exhibit D: Legal Description
Exhibit E: List of Deviations
Exhibit F: List of Developer Commitments
Page 2 of2
EXHIBIT A
PERMITTED USES
Aoenda Item No 8A
February 12, 200S
Page 51 of 254
Table I
PROJECT LAND USE TRACTS
TRACT "CO"
TYPE
COMMERCIAL
GSF
61,000
ACREAGE:t
4.53
TRACT"U"
UTILITY
o
1.53
TRACT "P"
PRESERVE
o
0.98
Within the CO, Commercial Tract, no building or structure, or p31t thereof, shall be erected,
altered or used, or land used, in wholc or in part, for other than the following:
I
I
Note: GSF is gross square feet.
I PERMITTED USES:
A. Principal Uses:
1) Commercial banks - including those commercial banks with drive-thl'Ough
facilities (Groups 6021-6029).
2) Real estate agents and managers (Group 6531).
3) Hardware store only (Group 5251).
4) Variety stores - 5,000 square foot maximum floor area (Group 5331).
5) Miscellaneous gencral merchandise stores, except catalog showl'Ooms - 5,000
square foot maximum floor area (Group 5399).
6) Gl'Ocery stores, except frozen food and freezer plants - 10,000 squal'e foot
maximum floor area (Group 5411).
7) Fish, meat, and seafood markets only (Group 5421).
8) Fruit and vegetable markets (Group 543 I).
9) Retail bakeries (Group 5461).
10) Health food store only - 2,500 square foot maximum floor area (Group 5499).
11) Apparel and accessOIY stores - 2,500 square foot maximum floor area (Groups
5611-5661).
A-I
Agenda Item No. SA
February 12, 2008
Page 52 of 254
12) Record and prerecordcd tape stores (Group 5735).
13) Eating places, except caterers and industrial and institutional food service
establishments, dinner theaters, drive-in restaurants and restaurants with drive-
through facilities (Group 5812). Outdoor entel1ainment, outdoor televisions,
speakers, and amplified sound are prohibited.
14) Agents for laundries and dryclcaners only (Group 7212).
15) Dry cleaning (Group 7215).
16) Diaper service, and garment alteration and repair shops only (Group 7219).
17) Beauty shops, except beauty schools and cosmetology schools (Group 7231).
18) Barber shops, except barber colleges (Group 7241).
19) Depilatory salon, electrolysis, massage parlor, shopping service for individuals,
and tamling salons only (Group 7299).
20) Housekecping and maid service ouly (Group 7349).
21) Video fape rental (Group 7841).
22) Physical fitness facilities (Group 7991).
23) Offices and/or clinics of physicians, and offices and/or clinics of dentists
(Groups 8011-8021).
24) Offices and clinics of chiropractors (Group 8041).
25) Motor vehicle dealers-only ncw (Group 5511).
26) Miscellaneous retail (Groups 5912, 5941-5949, and 5992-5999, with the retail
sales of fireworks prohibited).
Reference Executive Office of the President, Office of Management and Budget,
Standard Industrial Classification Manual, 1987 Edition.
Any other principal use which is comparable in nature with the foregoing list of
permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") by
the process outlined in the LOC.
All retail establishments shall be located only on the gronnd floors of commercial
buildings.
A-2
Agenda Item No, SA
February 12, 2008
Page 53 of 254
B. Accessory Uses:
AccessOlY uses and structures customarily associated with the permitted principal
uses and structures, including, but not limitcd to:
1) Parking facilities,
2) One caretaker's residence.
3) Uses and structures that are accessory and incidental to the uses permitted as of
right.
II REGULATIONS FOR DEVELOPMENT:
Regulations for development of this project shall be in accordance with the contents of this
ordinance and other sections and parts of the Land Development Code and Growth
Management Plan in effect at the time of site development plan, subdivision plat, or any
other type of approval to which those regulations apply.
A-3
Agenda Item No. SA
February 12. 2008
Page 54 of 254
EXHIBIT B
DEVELOPMENT STANDARDS
GENERAL:
Development of the Myrtle Woods CPUD shall be in accordance with the contents of this Ordinance and
applicable sections of the Collier County Land Development Code (LDC) and Growth Management Plan
(GMP) in effect at the time of issuance of any development order, such as, bnt not limited to, final
subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to
which sucb regulations relate. Where these regulations fail to provide developmental standards, then the
provisions of the most similar district in the LDC shall apply.
Except as provided for herein, all criteria set forth below shall be understood to be in relation to
individual parcel or lot boundary lines, or between structures. Commer'cial condominium, and/or
property owners' association boundarics shall not be utilized for determining development standards.
Table [ below sets fOlth the devclopment standards for land uses within the CPUD Commercial
Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections of
the LDC in effect as ofthc date of approval ofthe site development plan (SDP) or subdivision plat.
B-1
TABLE I
DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT
Agenda Item No, SA
February 12, 200S
Page 55 of 254
PRINCIPAL USES ACCESSORY USES
, ,
---~
MINIMUM LOT AREA 10,000 Sq, Ft N/A
,
MINIMUM LOT WIDTH 75 Fl- N/A
-,
MINIMUM YARDS ..'
Front 25 Fl- lS Ft.
- ,
Rear 50% of the building height, but not 10 Ft.
less than IS Ft.
Side 50 % ofthe building hoight, but not 10 Ft.
,-------- less than IS Ft.
MIN. DISTANCE BETWEEN IS Ft. 50% oftlle building height,
STRUCTURES but not less than J 5 fl.
_m._'...________ ._---_.---~
MAXIMUM HEIGHT (ZONED)
.
- -. _.-
Retail Buildings 3 stories, NTE 50 Ft.. N/A
Office Buildings 3 stories NTE 50 Ft.' N/A
--- --
MINIMUM FLOOR AREA 700 Sq. Ft. .. N/A
__.___u____. ~- ..
.
..
Architectural appurtenances shall not exceed 75 feet in "actuaP' height.
Per principal structure, on the finished first floor.
Note: NTE represents "not to exceed",
B-2
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Agenda Item No, S.A,
February 12, 200S
Page 57 of 254
EXHIBIT D
LEGAL DESCRIPTION
LOTS 23, 24, 25, 26, 27 AND 28, MYRTLE COVE ACRES, BLOCK A, UNIT 1, AS
RECORDED IN PLAT BOOK 3, PAGE 38 OF THE PUBLIC RECORDS OF COLLIER
COUNTY, FLORIDA
Agenda Item No. 8A
February 12, 2008
Page 58 of 254
EXHIBIT E
LIST OF DEVIATIONS
None
EXHIBIT F
LIST OF DEVELOPER COMITMENTS
Agenda Item No. 8A
February 12, 200S
Page 59 of 254
TRANSPORTATION
A. All traffic control devices, signs, pavement markings and design criteria shall be in
accordance with Florida Department of Transportation (FDOT) Manual oj Uniform
Minimum Standards (11UMS), current edition, FDOT Design Standards, current edition,
and the Manual on Uniform Traffic Control Devices (MUTCD), current edition. All
other improvements shall be consisteut with and as required by the Collier County LDC
B, Arterial level street lighting shall be provided at all access points. Access lighting shall
be in place prior to the issuance ofthe first certificate of occupancy (CO),
C Access points shown on the CPUD Master Plan are considered to be conceptual.
Nothing depicted on any such Master Plan shall vest any right of acceSS at any specific
point along any propeliy frontage. All such access issues shall be approved or denied
during the r'eview of required subsequent site plans, final plat submissions, FOOT
permits and/or by an approved Dcvelopcr Contribution Agreement (DCA). All such
access shall be consistent with the FDOT Access Management Policy, as it may be
amended from time to time. The number of access points constructed may be less than
the number depicted on the Master Plan; however, no additional access points shall be
considered unless a PUD amendment is approved.
O. If, in the sole opinion of Collier County and FDOT, a traffic signal, or other traffic
control device, sign, or pavement marking improvement within any public right-of- way
01' easement is determined to be necessary, the cost of such improvement shall bc the
responsibility of the developer, its successors or assigns. The improvements shall be
paid for or installed, at the County's and FOOT's direction. This coutd be prior to the
issuance of the appropriate, corresponding CO.
E. Site related improvements (as opposed to system ,'elated impl'Ovements) necessary for
safe ingress and egress to this project, as determincd by Collier County, shall not be
eligible for impact fee credits. To the cxtent possible, all the required improvemetlts
shall be in place and available to the public prior to commencement of on-site
constluction.
F. All proposed median openiug locations shall be in accordance with the FOOT Access
Management Policy, as it may be amended. FDOT and Collie,' County reserves the right
to close any median opening existing at any time which is found to be adverse to the
health, safety, and welfare of the public. Any such modifications shall be based on, but
not limited to, safety, operational circulation, and roadway capacity.
G. Nothing in any development order (DO) shall vest a right of access in excess of a right-
in/right-out condition at any access point. Neither shall the existence of a point of
ingress, a point of egress, or a median opening, nor the lack thereof, be the basis for any
future causc of action against the County by the developer, its successor in title, or
assignee.
F-l
H.
Agenda Item No< SA
February 12< 2008
Page 60 of 254
All intel11al roads, driveways, alleys, pathways, sidewalks, interconnections to adjacent
developments shall be operated and maintained by an entity created by the developer in
accordance with the applicable administrative codes and/or statutes of the State of
Florida; and Collier County shall have no responsibility for maintenance of any snch
facilities.
I.
If any required turn lane improvement requires the use of cxisting County rights-of-way
or easement(s), then, if required by Connty staff, compensating right-of-way shall be
provided at no cost to Collier County as a consequence of such improvement(s).
J,
All off-site access improvements must be completed prior to commencement of on-site
construction.
K.
The developer shall provide a public access easement fi'OJn Myrtle Lane to the signalized
intersection of US-41 and Broward Street as approximately shown on Exhibit C, CPUD
Master Plan. The public access easement shall not be considered road right-of-way and
shall not be used for determining setbacks, or buffering requirements. The exact location
and design of the public access easement shall be approved by the Transportation
Divisiou at the time of SOP application review.
WATER MANAGEMENT
A. Detailed paving, grading and site drainage plans shall be submitted to Engineering
Review Services for review and approval. No construction pennits shall be issued unless
and nntil approval ofthe proposed coustruction, iu accordance with the approved plans is
granted by Engineering Review Services.
B < The developer shall grant or dedicate a 50 foot wide drainage and utility easement to
Collier County as approximately shown on Exhibit C, CPUD Master Plan. This
easement dedication shall occur within the earlier of 60-days of written request by the
County, or at submittal of the SOP. The easement shall be granted or dedicated at no cost
to the County, with the developer providing all appropriate sketches and legal
descriptions. At the County's request, the developer shall install drainage and utility
facilities iu the drainage and utility easement as part of the site construction, with the
location of these facilities determined through the SOP review process.
The Connty shall reimburse the developer within ISO-days of the completion of the
installation of the utility and drainage facilities.
The County shall not be responsible for the restoration costs of private facilities within
the casement should maintenance ofthe public utility and drainage facilities be required
in the future,
F-2
UTILITIES
Agenda Item No. 8A
February 12, 2008
Page 61 of 254
A.
Water distribution and sewage collection and transmission facilities to serve the project
are to be designed, constructed, conveyed, owned, and maintained in accordance with
applicable Collier County ordinances, and other applicable County rules and regulations.
B.
All customers connecting to the water distribution and sewage collection facilities will
be considered to be customcrs of the County, and will be billed by the County in
accordance with the County's established rates.
C.
The developmcnt shall be subjcct to application for and conditions associated with a
water and sewer availability letter from Collier County Utilities Division.
D.
The developer shall grant a 60 foot by 70 foot well site easement and an associated
utilities and access easement to connect the well site easement to a public right-of-way.
The County shall compensate the developer for the well easement dedication through
impact fee credits based on the fair market value of the land so dedicated. The utilitics
and access easement shall be 20 feet wide unlcss the well site is contiguous to a public
right-of-way, in which case, it shall bc 15 feet wide. The County utility, access easement
is fol' access, installation, operation, and maintenance of transmission mains, power,
telemetry lines and appurtenances. This conveyance shall occur at the time the SDP, plat
(or similar process) of the area within the dcvclopment phase that contains the easement
is approved by County staff. At the time of SDp and/or plat submittal, the developer
shall pl'Ovide the weB site easement that meets the standard setback requirements for
water wells.
ENVIRONMENTAL
A. If prehistoric or historic artifacts, such as pottcry of ceramics, stone tools or metal
implements, dugout canoes, or any other physical remains that could be associated with
Native American cultures, or early colonial of American settlement are encountered at
any time within the project site area, the permitted project should cease all activities
involving subsurface disturbance in the immediate vicinity off such discoveries. The
pcrmittee, or other designee, should contact thc Florida Department of State, Division of
Historical Resources, Review and Compliance section at (850) 245-6333 or (800)847-
7278, as weB as the appropriate pennitting agency office. Project activities should not
resume without verbal and/or written authorization from the Division of Historical
Resources. 1n the event that unmarked human remains are encountered during the
pCl'lnitted activities, all work shall stop immediately and the propel' authorities notified in
accordance with Florida law.
B. A Florida Fish and Wildlife Conservation Commission (FWC) relocation permit shall be
obtaincd for the relocation of the one gopher tOltoise found on site prior to
commencement of any construction activities. A copy of the permit shall be forwarded
to Environmental Services Staff.
F-3
Agenda Item No. SA
February 12, 200S
Page 62 of 254
C. The developer shall provide a report to Environmental Services Staff on the
results of the relocation of the gopher tortoise within thirty days of the relocation.
The report shall include the number ofbul1'ows excavated, the number of tortoises
relocated, and the final relocation site.
PLANNING
A. The depth of the commercial buildings and parking area~ associated with the
development shall not exceed 397 feet as measured from the property line
fronting on US-4l, in order to meet the infill criteria of tlle GMP.
B. The developer shall install a fence/wall associated with the southern property
boundary and the southwest property boundary. No fence/wall shall be installed
within the Preserve Tract. The final location of the fence/wall shall be determined
during the SDP review process.
F-4
Agenda Item No< 8A
February 12< 2008
Page 63 of 254
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February 12, 200S
Page 64 of 254
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Agenda Item No. 8A
February 12, 200S
Page 66 of 254
ENVIRONMENTAL ADVISORY COUNCIL
STAFF REPORT
MEEnNG OF
I. NAME OF PEnnONERlPROJECT:
Petition No: Commercial Planned Unit Development Rezone
No: PUDZ-2005-AR -9127
Petition Name: Myrtle Woods -PUDZ
ApplicantJDeveloper: Mr. Andres Alos-Myrtle Woods, LLC
Engineering Consultant: RW A, Inc.
Environmental Consultant: Passarella and Associates, Inc.
II. LOCAnON:
The subject property is located at the southwest corner of the intersection of U.S.
41 and Myrtle Lane, in Section 29, Township 50 South, Range 26 East.
III. DESCRIPTION OF SURROUNDING PROPERnES:
Zoning Description
North: General ~ommercial (C-4) Improved Commercial
South: Treetops PUD and RMF-6
Condominium
East: PUD and General Commercial (C-4) Improved Commercial (self-storage)
West: RMF-6
Disturbed agriculture uses
IV. PROJECT DESCRIPnON:
Rezone the 5.6H acres of land currently zoned POO (Myrtle Woods), per
Ordinance 81-23, and a 1.38010 acre parcel currently zoned C-4, to CPUD. A
rezone to the subject 7.0010 acre property to CPUD would support a unified plan for
a commercial development; proposed uses consist of office and/or retail
commercial uses in one or more buildings, up to a maximum of 61,000 square
feet.
V. GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Element: The subject property is designated Urban Mixed Use
District, Urban Coastal Fringe Subdistrict, and is within the Coastal High Hazard
EAC Meeting
Agenda Item No. SA
February 12, 2008
Page 67 of 254
Page 2 of 11
Area, all as identified on the Future Land Use Map of the Growth Management
Plan.
The existing PUD allows commercial uses generally comparable to the C-4
zoning district, and 45 dwelling units at a density of 11.63 dwelling units per acre.
The PUD and C-4 property are identified on the "Consistent by Policy" maps, part
of the Future Land Use Map series, and are consistent with the FLUE via Policies
5.9 and 5.10. Therefore, the properties are allowed to be developed in accordance
with the existing zoning on the property.
Office and In-fill Commercial Subdistrict
a. The subject site is in the Urban-Mixed Use District. [The subject site is
located in the Urban-Mixed Use District, Urban Coastal Fringe Subdistrict, and
in the Coastal High Hazard Area as depicted on the Future Land Use Map.]
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
project abuts U.S. 41, a principal arterial highway.]
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 project consists of 7 acres in its entirety,
which is under the 12 acre maximum requirement.]
d. The site abuts commercial zoning:
(i) On one side and non-commercial zoning on the other side; or,
(ii) On both sides. [The property abuts C-4 to the west across Myrtle Lane,
and PUD commercial to the East.]
e. The abutting commercial zoning may be in the unincorporated portion of
Collier County or in a neighboring jurisdiction. [The abutting commercial
zoning is located within the unincorporated portion of 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
EAC Meeting
Agenda Item No. 8.1\
February 12, 2008
Page 68 of 254
Page 3 of11
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.
[Reference Infdl Commercial Exhibits I and II in the rezone application. The
subject site is bounded by commercial zoning on both sides and is irregularly
shaped. The C-4 property (lot 24 Myrtle Cove Acres) to the northwest, zoned C-4,
is triangular in shape. Lot 24 and the subject site are adjacent to one another -
across the intervening Myrtle Lane for a distance of 01050 feet; Lot 24 and the
subject site both extend further to the west but are not contiguous beyond the "=50
feet. The commercial zoning on the other side (to the southeast) is of a lesser
depth than the northwest side. This criterion specifically allows the BCC to use
discretion in such an instance where the depth of adjacent commercial is not the
same; however, the depth cannot exceed the deepest abutting parcel. Staff
interprets this to mean the area where the subject site and adjacent commercial
property share a common boundary - or would ifnotfor intervening local street
(the office and infill allows for an intervening local street). Additionally, staff
notes the petitioner's exhibits depict the parking area extending beyond the depth
of adjacency as "commercial land use tract beyond point of adjacency." Not
identified as commercial use is the water detention area necessitated by the
buildings and parking area. Staff acknowledges the unusual configuration of
the subject site and C-4 lands to the northwest, but does not believe this site meets
this criterion.j
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.jThe project abuts C-4 and PUD
commercial (Treetops PUD, C-5 use of mini warehouses) zoning, however this
petition requests only that intensity of C-4 uses.)
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. [Myrtle Cove Acres Unit 1
subdivision, in which the subject property is located was platted prior to October
28,1997.j
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, [See itemj. below.j
(ii) uses shall be limited so as to serve as a transitional use between
EAC Meeting
Agenda Item No< 8A
February 12, 2008
Page 69 of 254
Page 4 of II
other side. [See itemj. below.!
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. [The Office & Infill Commercial
Subdistrict has not previously been utilized on the subject site or adjacent
properties.!
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. [Site does not abut such lands.!
i. For properties zoned commercial pursuant to any of the 1nfill Subdistricts in the
Urban-Mixed Use District or in the Urban-Commercial District, said commercial
zoning shall not qualifY to cause the abutting property(s) to become eligible for
commercial zoning under this Office and 1nfill Commercial Subdistrict. [Site does
not abut lands with Infill Subdistrict designation.!
1. Land adjacent to areas zoned C-IIT 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.
[Site does not abut such lands.!
m. For purposes of this Subdistrict, property abutting land zoned Industrial or
Industrial PUD, or abutting lands zoned for Business Park uses pursuant to the
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. [Not applicable to this project.!
n. At time of development, the project will be served by central public water and
sewer. [The project will be serviced by the Collier County Water-Sewer District.!
o. The project will be compatible with existing land uses and permitted future
land uses on surrounding properties. [Surrounding properties are zoned c-4, PUD
commercial (C-5 use), RMF-6 and PUD residential (mu/ti-family). Water
management and preserve areas depicted on the conceptual Master Plan separate
proposed commercial development area and the adjacent residential zoning.
Further, staff defers compatibility determination to Zoning and Land
Development Review staffin their review of the PUD in it's entirely.J
EAC Meeting
Agenda Item No< 8A
February 12, 2008
Page 70 of 254
Page 5 of 11
p. The maximum acreage eligible to be utilized for the Office and Infill
Commercial Subdistrict within the Urban-Mixed Use District is 250 acres.
[Roughly 100 acres have been rezoned utilizing this subdistrict.[
FLUE Objective 7 provides that in order to promote smart growth policies, and
adhere to the existing development character of Collier County, the following
policies shall be implemented for new development and redevelopment projects,
where applicable.
Policy 7.1
The County shall encourage developers and property owners to connect their
properties to fronting collector and arterial roads, except where no such connection
can be made without violating intersection spacing requirements of the Land
Development Code. [The PUD Master Plan depicts access to U.S. 41, a principal
arterial highway and Myrtle Lane, a local roaeL}
Policy 7.2
The County shall encourage internal accesses or loop roads in an effort to help
reduce vehicle congestion on nearby collector and arterial roads and minimize the
need for traffic signals. {Given the small size of the site, its requested commercial
zoning, and the site layout depicted on the PUD Master Plan, it is anticipated
there will not be a street system, rather one or more connected parking lots.}
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets
and their interconnection points with adjoining neighborhoods or other
developments regardless of land use type. {The site fronts two streets, and provides
access to each. To the south-south west, the site abuts residential development, a
single lot zoned RMF-6 and an existing apartment complex; also, proposed
preserve and water retention areas abut these adjacent properties. To the
southeast, the site abuts commercial development (self-storage buildings); its
development type and site design does not lend itself to interconnection. In short,
interconnections are notfeasible.}
Policy 7.4
The County shall encourage new developments to provide walkable communities
with a blend of densities, common open spaces, civic facilities and a range of
housing prices and types. {Mostly not applicable as this is not a residential project
and will not contain a "community." Sidewalks and open space will be provided
as required by the LDC as there are no requests for deviation.}
Based upon the above analysis, staff concludes the proposed PUD rezone may not
be deemed consistent with the Future Land Use Element, per criteria of the Office
and In-fill Commercial Subdistrict, (specifically item f. above, pertaining to depth
EAC Meeting
Agenda Item No, SA
February 12. 2008
Page 71 of 254
Page 6 of 11
of the subject property), however, staff leaves this to the BZA to make final
consistency determination.
Conservation & Coastal Manal!ement Element:
Objective 2.2 of the Conservation and Coastal Management Element of the
Growth Management Plan states "All canals, rivers, and flow ways discharging
into estuaries shall meet all applicable federal, state, or local water quality
standards.
To accomplish that, policy 2.2.2 states "In order to limit the specific and
cumulative impacts of stormwater runoff, stormwater systems should be designed
in such a way that discharged water does not degrade receiving waters and an
attempt is made to enhance the timing, quantity, and quality of fresh water
(discharge) to the estuarine system.
This project is consistent with the objectives of policy 2.2.2 in that it attempts to
mimic or enhance the quality and quantity of water leaving the site by utilizing
interconnected retention and detention areas to provide water quality retention and
peak flow attenuation during storm events prior to discharging into a wetland
preserve.
This project is consistent with policy 6.1 and 6.2 regarding the selection of
preserves. The property site contains 7.04 acres of which 5.26 acres is native
vegetation. The proposed native vegetation preserve of 0.98 acres fulfills the
minimum requirement of 0.79 acres or 15% oftbe existing native vegetation on
site. Selection of native vegetation to be retained on site as a preserve area is
shown to be consistent with the GMP based upon the following: A FWCC
relocation permit shall be obtained for the one gopher tortoise (Gopherus
polyphemus) found on site prior to the commencement of any construction
activities. Relocation offsite shall be required due to the fact that the proposed
upland preserve area is small (0.98 acres) and isolated and will not provide
sufficient foraging area for the gopher tortoise. Preliminary UMAM scores
indicate the 1.84 acres of on-site wetlands to be of low quality. The applicant
shall purchase 0.21 wetland mitigation credits from the Big Cypress mitigation
bank to compensate for wetland impacts. The 0.98 acre native vegetation
preserve area is a mix of pine flatwoods and a 0.18 acre area of disturbed land
located along the western boundary of the preserve which shall be restored with
native plantings to provide additional habitat. All exotic and nuisance vegetation
shall be removcd and maintained in perpetuity from the preserve. The preserved
and enhanced upland area shall be placed under a conservation easement.
EA C M eeling
Agenda Item No< SA
February 12, 200S
Page 72 of 254
Page70fll
As required by Policy 6.1.4, prohibited exotic vegetation shall be removed from
the site and maintained in perpetuity.
The EIS required by Policy 6.1.8 has been prepared and is supplied as part of the
review packet for this submittal.
As required by Policy 6.2.6, the required preserve area is identified on the
preserve management plan as part of the site development plan.
As required by Policy 7.1.2, a listed species survey was conducted on the property
and is contained in the ElS. An FWCC gopher tortoise relocation permit shall be
obtained to relocate the gopher tortoise offsite.
As required by Policy 11.1.2, correspondence was sent to the Florida Department
of State Division of Historical Resources (DHR) regarding possible
archaeological or historical sites within the project area. In a letter dated Nov
30th, 2005, the DHR stated that a previously recorded archaeological site is
located southeast of the project area. It is the opinion of the agency that there is a
low potential for other archaeological sites to occur in the project area.
VI. MAJOR ISSUES:
Stormwater Management~
Myrtle Woods CPUD will be reviewed by SFWMD, and the permitting for the
project will be done through the SFWMD Environmental Resource Permitting
procedure because of the presence of wetlands. .
Section 8.06.03 0.2. of the Collier County Land Development Code states 'The
surface water management aspects of any petition, that is or will be reviewed and
permitted by South Florida Water Management District (SFWMD), are exempt
from review by the EAC except to evaluate the criteria for allowing treated
stormwater to be discharged into Preserves as allowed in Section 3.05.07."
This project sits within the Le1y Manor Canal Basin. The allowable discharge rate
within that basin is 0.15 cfs per acre, which for this 7.0 acre site yields a
maximum allowable total discharge of 1.05 cfs.
The water management system for the site consists of two interconnected dry
detention areas to achieve water quality treatment and a control structure at the
EAC Meeting
Agenda Item No. SA
February 12. 200S
Page 73 of 254
Page 8 nf I J
discharge point to achieve water quantity attenuation. Discharge is at the
southwest corner of the site into an existing ditch labeled swale LMB-01 (Le1y
Manor Basin #01).
The Engineering Review comments for this PUD contain one stipulation for the
BCC's consideration: "The developer will install twin 48" reinforced concrete
pipes in the 50 ft wide drainage easement along the southeastern boundary of the
property from the US-41 R.O.W. to the 30 ft wide drainage easement along the
southern boundary of the property. These pipes will eventually be incorporated
into the ongoing Lely Area Stormwater Improvement Project (LASIP).
Environmental:
Site Descriotion:
Of the 7.04 acres of the project site, 5.26 acres qualifY as native vegetation
according to the definition in the GMP and LDC and has been verified by staff on
site. The proposed native vegetation preserve of 0.98 acres fulfills the minimum
requirement of 0.79 acres or 15% of the existing native vegetation on site. On site
native vegetation communities include Pine Flatwoods (2.98" acres), Pine (0.55
"acres), and Hydric Pine (1.73" acres). The non-native areas include low density
residential (0.0210 acres), ditch (0.21" acres), disturbed lands (0.83" acres), spoil
areas (0.1600 acres), berm (O.2h acres), and electrical power transmission lines
(0.1 h acres). Brazilian pepper, melaleuca, and ear-leaf acacia were the exotic
species observed in the pine, hydric, and disturbed areas.
Wetlands:
There are 1.84" acres of potential South Florida Water Management District
(SFWMD) jurisdictional wetlands and O.2h acres of potential SFWMD "other
surface waters." The SFWMD wetland lines have not been approved by the
SFWMD. A copy of the jurisdictional determination shall be forwarded to county
staff upon its issuance. The project will result in impacts to 100% (1.84" acres) of
the potential SFWMD jurisdictional wetlands. Due to preliminary low UMAM
scores and the wetlands small size, disturbed condition, and isolated location,
minimization would be less ecologically beneficial than off-site mitigation. As
compensation for this wetland loss, the applicant shall purchase 0.21 wetland
mitigation credits from the Big Cypress mitigation banle
Preservation Requirements:
According to the vegetation preservation and retention standards for commercial
development for an area greater than 5.0 acres, a minimum of 15 % of the native
EAC Meeting
Agenda Item No. SA
February 12, 200S
Page 74 of 254
Page 9 of II
vegetation must be retained. Of the 7.04 acres of the project site, 5.26 acres
qualify as native vegetation according to the definition in the GMP and LDC and
has been verified by staff on site. The proposed native vegetation preserve of 0.98
acres fulfills the minimum requirement of 0.79 acres or ] 5% of the existing native
vegetation on site.
Listed Snecies:
An initial listed plant and wildlife species survey was conducted by Passarella and
Associates, Inc. on November 2, 2005. No listed species were observed on the
project site during the survey. An updated listed species survey was conducted on
June 27, 2007. One active gopher tortoise (Gopherus polyphemus) burrow was
located within the pine flatwoods and disturbed habitats. A FWCC relocation
permit shall be obtained for the one gopher tortoise (Gopherus polyphemus) found
on site prior to the commencement of any construction activities. Relocation
off site shall be required due to the fact that the proposed upland preserve area is
small and isolated and will not provide sufficient foraging area for the gopher
tortoise.
VII. RECOMMENDAnONS:
Staff recommends approval of Commercial Planned Unit Development Rezone
No: PUDZ-2005-AR -9127 "Myrtle Woods" with the following conditions:
Stormwater Mana!!ement:
Recommend approval with the condition that an SFWMD Environmental
Resource Permit must be obtained prior to approval of any site development
plans.
Environmental:
1) A FWCC relocation permit shall be obtained for the one gopher tortoise
(Gopherus polyphemus) found on site prior to the commencement of any
construction activities and a copy shall be forwarded to Environmental Services
staff.
2) Please provide a report to the Environmental Services staff on the results of the
relocation of the gopher tortoise within thirty days of relocation. Please provide in
the report the number of burrows excavated, the number of tortoises relocated,
and the final relocation site.
3) A copy of the results of the SFWMD jurisdictional determination shall be
forwarded to county staff upon its issuance.
EAC Meeting
Page 10 of J J
PREPARED BY:
"
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" , I
J
s1~~~6\vit~~-'" ,-
ENGINEERING RJOIIEW MANAGER
ENGINEERING SERVICES DEPARTMENT
~'Z-- /~ ~
RIS D' ARCO
ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
MELISSA ZONE
PRINCIPAL PL
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
REVIEWED BY:
;JtJA&(~/ A ~Jk,(R-
BARBARA S. BURGESO
PRINCIPAL ENVIRONMENTAL SPECIALIST
1fz--.~
LIAM Ii LO NZ, J ., P.E.
ENVIRONMENTAL SERVICES DEPARTMENT DIRECTOR
Agenda Item No, 8A
February 12, 2008
Page 75 of 254
.' ~ <.:._- --r ~
{r. {/( ( c .
DATE
/0 -/,;- <);;'
DATE
~~y07
1\TE
/0-It.-n7
DATE
/0-/6.07
DATE
EAC Meeting
Page t 1 of t I
G T
N COUNTY ATTORNEY
THE COLLIER COUNTY ATTORNEY
APPROVED BY:
H K. SCHM IT
MUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES
INISTRATOR
Agenda Item No. 8A
February 12, 2008
Page 76 of 254
{ %t7/ () 1-
DA E f
/"4 rf?
DA E
-
Agenda Item No. SA
February 12, 2008
Page 77 of 254
ITEM NO.:
r ['I
CDUr. i '{ AlTOL
FILE NO.:
ROUTEDTO:Oi- St0~
O-'O"'~l~ ''''11:~4
I l"" ',..i .1.. IlJ
OOd3~
DATE REC'D:
DO NOT WRITE ABOVE THIS SPACE (Orig. 9189: Rev. 6/97)
REQUEST FOR LEGAL SERVICES
(Please type or print)
Date: 10/16/07
To: Office of the County Attorney,
Attn: Jeff Wright
From: Chris D' Area, Environmental Specialist
Environmental Services
DeDartment
Community Deve.DDment and Environmental
Services Division
Telephone #: 403-2497
Re: Myrtle Woods PUDZ-200S-AR-9127
BACKGROUND OF REQUESTIPROBLEM:
Need legal review of Environmental Advisory Council (EAC) staff report.
This item l>een previously submitted. 0 YeslZ! No
(If previously submitted provide County Attorney's Office File No. RLS)
ACTION REQUESTED:
Need legal review of Environmental Advisory Council (EAC) staff report and CA signature.
OTHER COMMENTS
cc: BiIt Lorenz
Joe Schmitt
Marjorie Student
loj/'i?ID'l 7etu.rnecl -to sp.eed 4p \2evieu.J p(l)CeS~,
L6/ra ~ fl~,k~ t ~
~ e;L'p ~~ )r/2i.!~+~
(~~j~~ ~ ;2..Vl~
P ~ ~ ~~o~.---):tt~~.~
(--I
~~
MYRTLE WOODS CPUD
COLLIER COUNTY
ENVIRONMENTAL IMPACT STATEMENT
Jalluary 20116
Revi&cd July 2006
Reviscd Novcmber 2006
Reviscd Augnst 2007
Reviscd September 2007
Prepared For:
RWA,Inc.
6610 Willow Park Drlvc
Suite 200
Naplcs, Florida 34109
(239) 597-0575
Prepared By:
"
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PllsslII'el/a & Associllles, IlIc.
9110 College Polnte COllrt
Fort Myers, Florida 33919
(239) 274-0067
Agenda Item No, 8A
February 12, 2008
Page 78 of 254
Project No. 05CCQ1419
Agenda Item No. 8A
February 12, 200S
Page 79 of 254
"
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TABLE OF CONTENTS
Page
Introduction....."..,.",...................................,.....................,... ...................,...... .......',....... ...............1
10.02,02 (A) 4. Information Required for Application.............................................................1
a, Applicant Information................. "... ...."................ ...... ...... ..... ....... ............. ....... ................1
b. Mapping and Support Graphics .."........................."......................"....."...........................1
c. Project Description and GMP Consistency Determination ...............................................4
d. Native Vegctation Preservation ..............."............ ........"............................,.....................6
e, Wetlands ......,....... ......".......,...." .,... ............. "......................". ....... ....""........ .... ............ ...1 0
f. Surface and Groundwater Management......."................".................................,,,.............12
g. Listed Species .................................................... "..........................".."..."..,.."..".............13
h. Other. .... .,. ....................... .....,......,.... ............ .......... .........,....... "..... ................ ".............. ...16
References .,.., ..,., ,. ".:. "........................... .".......".. .... ".... .... ..................".............. ....., ....,..... ...... ...18
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Itbbruary 12, 2008
Page 127 of 254
Table 1. lJMA.,.lV,[ FUDctiOlral Loss for Wetland Impacts for Myrtle Woods CPUD
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Agenda Item No. 8A
February 12, 2008
Page 136 of 254
PART I - Qualltallve Description
(See Section 62-345.400, F.A.C.)
..'SIIQ/project Nome Appllc,Uon Number ASBeasment Araa Name or Number
Myrtia Woods CPUD N/A U'1-2
FLUDDS cod. Furthsr olasslfloallon (opllonal) Impaot or MltIgatlon Site? Assessment Area SIze
4119E3 Plnn Flntwoods, Dlsturbad MItigation 0.5
Baaln/lNalershed Name/Number Mooted Wate,body (CI...) Special Classllloallon (l...OfW, AP, Oth8f loeaII.stalsJIedslaI dOSlgnl'llUlt11 OllmpoltGnCG)
N/A NIA
Gsographlc rslatlonshlp io and hydrologic connnotlon wllh wetlands, othar aurface watar, uplands
This upland land Usa .Is bound by onslla uplands to the wasl, eoulh, and norlh, and wetlands to Ihe eaet.
ASBB5smant area description
Tho oanopy vogolallon .Inoludos slosh plno, cabbsgo pslm, and melaleuo.. Tho sub.oanopy Includss wax.myrtle and mo.lalouc.. The ground
. cover Is dominated by saw palmetto and Inoludes wire grass and bushy blue slam.
Slgnlllcant nearby lealure. Uniqueness (considering the relallva rarlly In relation to the regional
landsoepe.)
The stgnllloanl nearby featuro. .r. U.S. 41 to tIla aast; oommerlolel
davelopment to Ihe eoulh and north;and a reeldenllal community to the Nol unIque In relation to reglonallandsoap9..
aouth.
~unollons Mitigation tor previous permltfother historlo use
Moderate lunotlons provided due to proximity to adjacent uplands. NlA
Antlolpeted Wildlife Ullllzetlon Based on L1torature Rovlaw (Lfst 01 spocles Antlolpated Ullllzatlon by Listed Speclas (Uetepe.les, their lagal
that are representative of the assessment area and reasonably expeoted to clae.lllcatlon (E, T, SSC) , typo of use, and Intenstly 01 uee of lhe
be found) assessment area)
Anticipated wildlife utilization la by birds and small memmals, reptiles end UlIllzallon by IIstad species Is not antlolpaled,
Invertlbrales. ObseIVed EVldenoe of Wlldllfa Ulfllzallon (L1slspeoleS(lfreclly obselVed, or other signs suoh as Iraoks, droppings, casings, nests, ato.):
Llllte evidence of wildlife ullllzatlon.
Addlllonal ralavanll80tors:
N/A
Ass.sament oonductad by: Aaaae.ment dale(a):
IJ~son Hunt . 11/22/2006 Ravlsed 811512007
Form 62-345.900(1), FAC. J ollaolfva dato of 2/2/04)
Agenda Item No. 8A
February 12, 2008
Page 137 of 254
PART II - Quantification of Assessment Area (Impact or mlllgatlon)
(See Sections 62.345.500 and .600, F;A,C.)
, r-r::1teIPro)eot NQmo Applloatlon Number Asa&esment ArGa Name or Number
-'p Myrtle Wood. CPUD NlA U.1.2
lmpaol or MItigation Assessment conductad by: A8See9m(m~ data:
Mltlgallon JH 1112212006 R.vleed 8/1512007
Scorine Guidance
The scoring (If each
Indicator 18 basod on whal
would be au:ltable for the
type of wetland or surface
water assessed
Ilm.1101 Moderatef7~ Mlnlm.1 Not Present (0\
Goodman Is less than
Condlllon I. optlmal.nd lully optlmal. but sulflelsnt to Mlnlmallel/el of aupport 01 Condlllon Is Insufflolent to
supports weiland/surface maintaIn most wetland/surface water provide walland/surface
water funotlons wetland/surface funcllons water fURellana
walarfunollons
.500(6)(0) Looallon and
Landscape Support
The aes8esment arollls a disturbed pine llatwood communlly. WlIdllla acceSS lallmlted by surrounding
devQlopmenl.
/0 pres or
ourren' with
2 I I 2
,500(5){b)W.ler EnvIronment
(nla lor uplands)
N/A
/0 pres or
current wllh
0 I I 0
.GOO(6)(Cl)Communlly struclure
1. Vegetation andier The plant community currently laoks Gcologlcal value and wlll baneltl from exollo removal and supplemental planting.
2. Banlhlo Oommllnlty
/0 pres or
Durrent wllh
3 1 I 7 .
If presorvatlon as mlUgatlon,
Preservatlon adlustmanrfactor "" 1
AdJuet.d mlllgallon dalla = 0,20
For Impact assessment areas
Score", slim of above seoresl'3O 01
uplands, divide by 20)
current
r! res
0.25
FL:o: delta x aeros p
with
0.45
nrmITIWl. on
Time lag ([-factor) IS
Dell.. (wlth.ourranl]
MO
~or mltlgallon assessment areas
RFG .. delle. x acres Q O.20x 0.60 I:l 0.1
Risk factor '"
Form 82-345.900(2), FAC, lallaollve d.t. 2/2/04}
Aqenda Item No. 8A
February 12, 2008
Page 138 of 254
PART I-Qualitative Desorlptlon
(See SectIon 62-346.400, F.A.C.)
~
J!1lo1ProJecl Nome Application Number Assessment Area Name Dr Number
My~le Wood. CPUD N/A U-j-3
FlUOOe codo Further .I...lllaatian (opllonal) Impaot O~ MlUgallon SIte? Aseeasmenl Area Size
740 DI.turbed land Mlllgation 0,14
BaalnIWa~el'1lhed NamaINumbar A1leoted Wolorbody (Oloos) SpacIal Classlfloatlon {J.o.OFW, AP, OUIOf looAU,lfIl(ll{edara! clo&lgnll.Hon ollll1pDfSMtej
N/A N/A
aeagraphlc relallonshlp to and hydrolaglc cannactlon wllh watland., othar .urtace walsr, upland.
This upland land use Is bound to the wesl by disturbed! clearad land and by onslte uplands to Ihe south, north, and aast.
Assessment areB desorlptlon
The canopy and sub.canopyvagetatlon Is absent. The ground cover Is sparse and Includes scattered saw palmetto and wire grass. and bushy
blue stem.
Slgnlllaant nearby leatures Unlquenees (con.lderlng th. relative rarity In relation to Ihe regional
landsoape.)
The elgnlflcant nearby fealure. are U.S, 41 to the east; commerlclal
development to the south and north;and a resldantial community 10 the Nol unique In relation to leglon.llendecape.
.outh.
;UnctIons MItigation lor previous permlVolh.r hl.torlo use
.
MInimal functions provided due to disturbed state. N/A.
Antlolpal.d Wtldllle Utlll.atlon Based on Literature Aevlew (list of .peoles Anltclpated Utlll.atlon by Llated Speel.. (LI.I.peel.., their legal
that arB represenlallve of the asseesmenl. area and reasonably expected to cl.sslfloatlon (E, T. ssel, type 01 ueo, and Inten.lty of use at tho
b. found) assessment area)
Anllclpoted wildlife utilization Is by birds and smatl mammals, repllle. and Utilization by lI.tod speclo. Is not anticipated.
Invertlbrales. Ob.erved Evldeno. 01 Wlldllte Utlllzallon (L1.t sp.cl.. dlreclly obs.rved, or other .Igns such a. tracke, droppings, ea.lngs, n..t.; etc.):
Lilli. evld.nea 01 wildlife utilization,
Addlllon.1 retavant lactor.:
N/A
A.....m.nt conduct.d by: Assessment data(s):
.Jason Hunt 11/22/2006 Aavlsed 6/15/2007
Form 62-345.900(1), FAG. I eflecllva date 01 212104]
Agenda Item No. 8A
February 12. 2008
Page 139 of 254
PART II - Quantllloatlon of Assessment Aree (Impact or mltlgstlon)
(See Seotlone 62-346.600 and .600, F.A.C.)
~
._1 !=llte/Plo)eol Name Application Number Assessment Araa- Name or NU",~9r
Myrtle Wood. OPUD N/A U+3
Impact or Mltlgatlon ABEl9ssmenl oonduoted by: Assessment date: .
MlUgoUon JH 11/22/2006 Revl.od 6/15/2007
500"11 Guidance
Tho ...ring oloooh
Indicator 18 baaed on what
would bo suitable forthe
type of weiland or surface
water assessed
o tmal 10 Modorate 7 Minimal 14) Not prteent 0
Condition Is le86 than
Condlllon Is optimal and fully optimal, but sufUctanl to Mlnlmallovel of support of Condltlon Is Insufllolsnl to
supports wetland/surfaoe maintaIn moal welland/surfaoe water provide wetland/surface
water functions wellandfGurface 'uoollons water (unollons
walerfunctlons
.500(6)(0) Locollon and
Landsoape Support
The assessment Dron Is a disturbed clearod area, Wildlife access Is limited by surroundIng development.
10 pres or
cllr~nl with.
2 I I 2
.500(6)(b)Watar Environment
(nJa for uplands)
N/A
/0 pres or
cutten! with
0 I I 0
.500(6)(0)Oomm"nlly 011\101"",
1. Vegetation andlor The plant community currenUy lacks ecologloal value and wlll benellt from oxotlo removal and supplemental pla.ntlng.
2, Benlhla Communlly
10 pres or
current wllh
0 1 I 7
For Impa.ot assossment Breas
Score a sum 01 above 8oorelll3O (1I
uplands, dIVIde by 20)
current
r Mlo res with
0.10 0.45
If preservallon as mlUgatlon,
Preservallon adjustment factor... 1
. FI.. = della x acras =
Adjuslad mlllgallon delta = 0.35
OilUgB on
Tlma lag (1.la.oler) '"
For millgatlon assessment areas
Della lit [wllh.curcentj
Risk faclor ""
RFG... delta X Borea =0.35)( 0.14 t:; Q,06
0.36
Form 62-345.900(2), F.A.C. lefleellve dole 2/2/04)
Agenda Item No. 8A
February 12, 2008
Page 140 of 254
PART 1- Qualltatlva Description
(See Seotlon 62-345.400, F.A.C.)
(
-."llalpro)e.1 Name Applloallon Number ASS9ssmont Area Nama or Numbsr
Myrtle Woods GrUD N/A U.j.4
FLUCCs code Fu,ther olae.UlcaUoo (opUonal) Impaot or MtUgBtlon Slle? Assessment Area Size
743 Spoil Mlllgatlon 0.04
BaBInM/atershad N8meINumbar Alle.'sd welerbody (Cia,,) SpacIal Clas81floatlon {\.G.oFW,AP, OIherboal/st&lelfllderaltlealgMtlol'l Cllimporta/'K.e)
N/A N/A
Geographlo relallonshlp 10 and hydrologlo connsollon wilh wetlends. other surfaoe water. uplands
This uplend Isnd use's bound to the west by dletu,bsd/ clea,ed land and by onells uplands to the eouth. north. end eaet.
Assessment area description
The oanopy and sub.oanopy vegetation Includes Brazilian pappar and malaleuca. The ground cOlier Is sparse and Includes soattered saW
palmetto and wire grassl and bushy blue stem.
Slgnlfloant nearby featu,es I Unlquene.s (oonslderlng the ,sl.tlve rarlly In ,slatlon to the r.gronel
landsoape.)
The slgnlflosnt nearby features era U.S. 41 to the east; oommerlolel
dsvelopment 10 the soulh and north;and a residential oommunlly to the Not unique In relaUon to reglonallendscape.
south.
'unotlons Mlllgellon for previous pa,mlVolher hlstorlo uee
Mlnlmel lunotions provided due to d~turbed state. N/A
Antiolpated Wlldme UtlllzaUon Based on Llteraluro Review (List of speolos Antiolpated UUllzetion by Listed Speolss (Llatepeoles. their legsl
that are representallve of the assessment BreEl and reasonably expeoted to olaAslfloallon (E. T. SSG); Iype of use, and intensity 01 use of ths
be found) assessment area)
Antiolpeted wUdtlfe utilization Is by birds and small memmels. reptiles and Utilization by listed spooles Is not antiolpated.
InverUb,atos. Observed EVldenoe of Wlldllla UtlllzationlUstepeoles dlreoUy observed. or other elgns suoh as ~aoks. droppings. oaslngs. nests. elo.):
LlUle evldenos of wlldllle uUlizaUon.
Addlllonel relevant tsotors:
NJA
Assessment conduoted by: Assessment date(e):
f Jesan Hunt 11122/2006 Rsvleed 6/16/2007
Form 62.S45.900(1), FAG. [effeollve date of 212/04]
Agenda Item No. SA
February 12. 2008
Page 141 of 254
PART II - Quantlllcatlon of Assassmont Araa (Impact or mitigation)
(Soo Soctlons 62.345.500 and .600, F.A.C.)
I
tc;lteJProJeot Name App lcal10n Number Assessment Area Na.me or NIJmb9r
Myrtle Wood. CPUD N/A U.J.4
Impaol or MlIIgallon Assessment conducted by: Assessment dalo:
MlIIgaUon JH 11/2212006 Aevle.d 8/1512007
Seorl" Guidance
The scortng of esoh
Indicator Is based on whl\t
would be suitable for the
type ol weOand or tlunaoe
water assessed
o tlmal 10 Maderate(7) Mln mal 4 Not Present - (O~
CondlUon Is less than
Condlllon I. optimal .nd fully optimal, but sufficient to Minimal level 01 support of Condlllon 10 Inoufllolonllo
eupports welland/surfaoe maintain most welland/surfaoe water provide wetland/surface
water funotlons weiland/surface funcllons water functions
water1unctlona
.500(61(a) loo.tlon and
landscape Support
The asseesment area Is a disturbed cleared OlaQ, Wildlife aOO&BS Is Hmlted by surrounding development.
!//a pres or
currenl with
2 I I 2
.500(6)(b)Water Environment
(nle for upland.)
N/A
'I/o pres or
current wllh
0 I r 0
.600(6)(o)Communlty .INotu"
1. Vegelallon andlor The plant communIty currenUy lacka ecologIcal value and will benelil from axollc remallal and supplemontal planting.
2. Benlhlo Communlly
10 pres or
current wllh
0 I I 6
Score ZI sum of above scorosl3O Of
uplands. divide by 20)
current
r w/o res wlth
0.10 0.40
II preservation as mlllgatlonJ
Pr6l1erveUon adluslmenl factor", I
Adjusted mltlgatlon dolla CI 0.30
For Impact assossment areas
FL 1:1 delta x Bcres .;;
mgaon
TIme lag (Hactor) I':
For mltlgatlon assessment areBS
Dolm = (wllh.currenl)
0.30
RIsk factor a
AFG "" dolla X aores .. O.30XO.04 = 0.01
Form 62~345.900(2), F.A.C. [effective da.te 2/2/04]
I
A
'?f\r
'~
SCALEt 1'.. 200'
-MYRTLE LN-
PIt.;
64
(0.21 Ac.t)
J
.
J
! LEGeNO: FLUCFCS WETLAND DSW
~ CODes IMPACT IMPAOT
~ ~ WeTLAND IMI'ACT 4119 E2
. (1.84 Ac.t) 4119E3
.Ii
i !2Zl osw IMPACT 614 0.21 Ao.:J:.
(0.21 Ac.:I:) 626llE4 1.73 Ac.z
~ ~ UPLAND PRE$ERve 7ft)
I (0.96 Ac.:i) 743
J /\./ 6\R\VlyeO WeTt.AHo LIMe 6<l21 0.11 Ao.'X.
TOTAL i.84Ac.':!:. 0.21 Ao.-J:.
i
UPLAND
PRESERVE TOTAL
o.30Ao.:t: O.30Ac.:t
0.60 AO,:1: 0.60 Ac,;t
0,21 AC.:l:
1.73 Ac,'!;
a.14M.;&; O.14Ao.:t
a,MAc.:!:: O.04Ao.:t:
0.11 Ao.::t
0.98 AC.i; 3,05 Ac.:t:.
I
I
6/21/07
6/21/07
B/ll/07
EXHIBIT M. UMAM POLYGON MAP
MYRTLE WOODS
Agenda Item No. SA
February 12, 2008
Pa e 142 of 254
'"
.",
"..;,
NOT!!:S:
PROPERTY 90~DARY AND SURVl!Yl!O
Wf!TlAND LIKES PER RWA,INC.
DfIA,VnN.G No. ACAtl.osoo,)a(~).DWG
DATf!O AUGUST 3, 2007.
SITe: rLM-I Pl!!R RWA. INC. DRAWING
No.2001-t4.06..liOO,)601.1MOl-/l:l5YI
DATED AUGUST I~. 2007.
PLUCI"C$ LINes ESTlMATI!O PROM
\'-ZOO' Al!!Rh\L. PHOTOGIW'HS AND
LOCATIONS APPROXIMATEO.
fLUCFCS peR FLORIDA. LAI'lD US!!,
coveR AND FORMS CLASSIFICATION
S'ISTI!M (FLUCPCSI (flDOT 1999).
UP1.AHOf~TL.AND LIMITS HA.Ve KOT
BeeN ReVI!WI!!D BY ANY REGULATORY
AOENCY AND ARE SUBJECT 10 CHANGE.
.. PASSARELLA
~&ASSOCIATES ~
Agenda Item No. 8A
February 12. 2008
Page 143 of 254
~
EXHIBIT 0
LISTED SPECIES SURVEY
Agenda Item No. 8A
February 12, 2008
Page 144 of 254
\,~
MYRTLE WOODS CPUD
LISTED SPECIES SURVEY
Revised August 2007
INTRODUCTION
This rep0l1 outlines the listed species survey conducted by Passarella & Associates, Inc. for the
Myrtie Woods Commercial Plmmed Unit Development CPUD (Pl'Oject). The purpose of the
survey was to review the Project area for listed flora and fauna species, The review included a
literature search of listed species within the Project's geographical area and on-site field surveys
conducted on November 2, 2005 and Junc 27, 2007.
The Projeet site is 7.04", acres in size and is located in Section 29, Township 50 South, Range 26
East, Collier County (Figure I). More specifically, the Project is found at the southwest corner
of the intersection of Myrtle Lane and US 41 (Tamiami Trail East) in south Naples.
Additionally, the parcel is located approximately 1.75 miles n011hwest of the intersection of US
41 and State Road 951 (Collier Boulevard).
The Project site consists primarily offorested uplands and wetlands that have been disturbed by
the invasion of exotic vegetation (Figure 2). The Project's surrounding land uses include Myrtle
Lane to the n011h; US 41 to the northeast; U-Store-It, W oodgate Apartments, and forested land to
the south; and low density residential development mixed with agricultural land uses to the west.
METHODOLOGY AND DISCUSSION
The listed plant and wildlife species survey included an on-site review and literature search. A
field survey was conducted on November 2, 2005 to determine whether the Project was being
utilized by state or federal listed species. The literature search involved an examination of
available information on protected species in the Project's geographical region. The literature
sources reviewed included Florida's Endangered Species, Threatened Spee!es and Speeies of
Special Concern, Official Lists (Florida Fish and Wildlife Conservation Commission (FWCC)
2006); Florida Atlas of Breeding Sites for Herons and Theil' Allies (Runde et al. 1991); u..s. Fish
and Wildlife Service (USFWS) Habitat Management Gui.delines for the Bald Eagle (fIaliaeetus
leucocephalus) in the Southeast Region (1987); the Florida Panther Habitat Preservation Plan
(HPP) (Logan et a!. 1993); How much is enough? Landscape-scale conservation for the Florida
panther (Puma concolol' co/yl) (Kautz et ai, 2006); and the USFWS database for recorded
locations of the Florida panther, bald eagle, red-cockaded woodpecker (Picoides bOl'ealis)
(RCW), Florida black bear (UI'SUS amel'icanus j1ol'idus), Florida scrub jay (Aphelocoma
coel'ulescens), and wading bird rookeries in Collier County. The database information for the
Florida panther is cun'ent to January 2004, the bald eagle information is from 2001, wading bird
rookeries information is current to 1999, and the RCW information is fi'om 1999.
0-1
Agenda Item No. 8A
February 12, 2008
Page 145 of 254
The results of the literature search found no documented bald eagle nests, RCW clusters, Florida
(:"--'-,j black bear radio-telemetry locations, 01' Florida scrub jay clans within a one mile radius of the
site (Figure 3). The literature search also found the site was outside of the Core Foraging Area
of documented wood stork (Mycteria americana) rookeries (Figure 4). The wood stork is a state
and federal listed endangered species,
The propetty is not located within Florida panther Priority I 01' Priority 2 habitat according to the
HPP 01' within the primary 01' secondary habitat protection zones according to Kautz et ai, 2006.
The parcel is not within the USFWS foclls area for the Florida panther (Figure 5). The Florida
panther is a state and federal listed endangered species.
Other potential listed species that can occur in this pad of Collier County include the Big
Cypress fox squirrel (Sciurus niger avicennla) and Eastern Indigo snake (Drymarchon corals
couper I). The Big Cypress fox squirrel is a state listed threatened species and is generally found
in the pine and/or cypress communities, The Project area does contain some pine communities
such as Pine Flatwoods, Disturbed (25-49% Exotics) (FLUCFCS Code 4119 E2), The Eastern
Indigo snake is a state and federal listed threatened species and frequents several vegetative
covel' types including pine flatwoods, scrubby flatwoods, high pine, dry prairie, tropical
hardwood hammocks, and edges of freshwater marshes, agricultural flelds, coastal duncs, and
human-altered areas, The Project area contains communities that may potentially be Eastern
Indigo snake habitat such as Pine Flatwoods, Disturbed (0-24% Exotics) (FLUCFCS Code 4119
E2) and Disturbed Land (FLUCFCS Code 740). No Eastern Indigo snakes or Big Cypress fox
squirrels were noted during the listed species survey.
SURVEY RESULTS
The field review conducted on June 27, 2007 found one active gopher tOltoise burrow located in
the Pine Flatwoods, Disturbed (25-49% Exotics) (FLUCFCS Code 4119 E2) area on-site (Fig_Ire
6), An off-site gopher tortoise relocation permit will be obtained from the FWCC and the gopher
tortoise will be moved to a suitable recipient site prior to the commencement of construction
activities. The literature search also recorded no protected species on-site or in the Project's
general vicinity, cxcept for one Florida panther telemetry point located approximately one mile
to the east. The site is not located within the Florida Panther fOCllS area.
0-2
Agenda Item No. SA
February 12, 2008
Page 146 of 254
REFERENCES
~
Florida Fish and Wildlife Conservation Commission, 2006, Florida's Endangered Species,
,
Threatened Species and Species of Special Concern. Official Lists. Florida Fish and
Wildlife Conservation Commission. Tallahassee, Florida.
Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, 1. Kasbohm, F. Mazzotti,
R, McBride, L. Richardson, K. Root 2006. How much is enough? Landscape-scale
conselvation 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 Flotida 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 Theil' Allies, Update 1986 . 1989. Nongame Wildlife
Program Technical Repolt 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.
0-3
h.-~-.."
~)
I
,
I
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!
I
i
I
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I
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i
I FIGURE 1. PROJECT LOCATION MAP
I MYRTLE WOODS CPUD
Agenda Item No. SA
February 12, 2008
Page 147 of 254
..-
,~
f1~
N
w*e
s
..-
~-
~~
aI.
ffi-
~
8
;;;
'"
/-~
PROJECT LOCATI~N /
SEe 29, TWP 50 S, RGE 26 E
'-.
lL
_~_l
./
PASSARELLA and ASSOCIATES. INC.
Consulting Ecologists
DRAWN BYI w.e. DATEI 11/10/05
B
.
~
~
I
I
I
D
fZ1
/V
U!Gl!ND:
POTI!NTlAL. SfVlMO AAD coe
weTLANDS (1.84 All.:!;)
POreN.TlAL SI'WHO AHO coe
'OTHER SURFA.Ce WA,1ERS'
(0.21 AC,i)
MVEVED WETLAND LINe
Fl..UCrC8
CODE
,to
4119E2
41191:3
4169 ~2
.14
...."
740
7'"
747
'"
"'"
~OF
ACRl!"AGE TOTAL
O,CI:!!Ao:f1:. ().~
O.~M.!:. 0.81.
UlIAo.'1; ~G"
O.65I\e.:!:: 7.M4.
o.21fw.:!: 3,~
1.13A~.% 24D
O.03Ao.:l: 11."
O.tOAo..z 11.0,.
O.'27Ao..-x aUll.
0.18Ao.;I; 2.6'1'0
0.11Ao..% 1.8'>
7.04At;:.2. 100.00:.
DESCflIPTlON
f:l!l810IlNTIAL.LOWOENSllV
PINE FLAiWOOOS, OlorURDED (2&-4&% EXOllOSi
P1NEFL.AlWOOOS. DISTUROE!O (eO-1Mio eXOTICS)
MUtED PlNeFl4TWOQtlS, OISTURBED (26-0W'ii0EXOnCS)
DITCH
PINE, H'l'ORIC, DlUTUABEO (7&lcxr,(oEXOTICSI
()ISTURBSO lAND
8P01l.AAIOAS
......
ElEOrRlCAI..POWeA TRANSI.t8SI0N UNE
ElEOTRlOALf>OWEA TRANBIo'ISSIOI'I UNE H'l'ORlO
"'TAL
~
I
<
"'^
S,C,
j,H,
'"
6/13/(l1
"
6/13/01
FIGURE 2, AERIAL WITH FLUCFCS AND WETlANDS
MYRTLE WOODS
Agenda Item No. 8A
February 12, 2008
Page 148 of 254
HCtlES:
AERIAl. PHOTOGRAPHS WERe ACOlllRl!tl
THROVGH THE!: COLLIeR COUNT'" PROP!RTY
APPRAISeR'S OFPICe. WITH
A. FLIGHT OATS Of .JANUARY 2007.
PROPERTY BOUNDARY ANIl S!JRVEYEO
we:Tl.AND \..INeS PM RWA, IHe. DRAWING
NQ. ACAO.OBOOIJ8(3).OWG
DATED AUGUST 3. 2007.
FLUCFCS LIMES ESTIMATED FROM
I'-ZOO' I\f!RIAl. PHOTOGRAPHS AND
l.OCATIONS Af'f"ROXlHATED,
Fl.UCfl'CS peR FLORIDA LAND USE.
COVER AKO FORMS CLASSIFICATION
SYSTEM (PL.UCrCS) (FOOT 1999).
Uf'LAKO/W!TLANO LIMITS HAVE KOT
BEEN REVIEWeO 8Y ANY REGULATORY
AGENCY AMP ARE suaJECr TO CHANGE,
.r~~~~fA~i~
Agenda Item No. SA
February 12. 2008
1
.
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UI I Ii;' II If I!
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Agenda Item No. 8A
February 12, 2008
Page 150 of 254
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O\'OCo'l.~o>I/Il"Coo.;1\ fOtlt.t,..tu.n 33!l10
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Agenda Item No. SA
February 12, 2008
DaQe 151 01254
..c.
';"-.""
MYRTLE WOODS CPUD
PAHTHER CONSULTATION AREA WITH
aUB1'eAM OF MERIT PANTHER ZONES
~ ~
"''1
""
........
:::.':,..........:...
..>...,
:,....:::.:"-:...
In'''J_'''
O$CCQI~1t
--
flOUR!!:"
. ClT-l
LEGEND:
(A)
APPROXIMATE LOCATION OF wALKED
SURVey TRANSECTS
APPROXIMATE LOCATION OF GOPHER
TORTOISE SURROW (TYP.)
ACTIVE BURROW
~"
C.M.
).H.
FIGURE 6. AERIAL Wire FLUCFCS AND GOPHER
TORTOISE BURROW LOCATIONS Wire
SURVEY TRANSECTS
MYRTLE WOODS
8/13/07
8/13107
AERIAL PHOTOGRAPHS PROVIDED BY HiE
COLLIER COUNTY PROPERTY APPRAISER'S
OFfice WITH A FLIGHT DATE OF JANUARY
2007,
PROPERTY BOUNDARY AND SURVEYED
WETLAND LINes PER RWA. INC. DRAWING No.
ACAD~0600~5(3).DWG DATED AUGUST~, 2007.
FLUCFCS L..JNES ESTIMATED FROM '"=200' AERIAL
PHOTOGRAPHS AND LOCATIONS APPROXIMATED.
FLUCFCS PER FLORIDA LAND USE, COVER AND
fORMS CLASSIFICATION SYSTEM (FLUCFCS)
(FOOT 1999),
UPLAND/WETLAND LIMITS HAVE NOT BEEN
REVIEWED BY ANY REGULATORY AGENCY AND
ARE SUBJECT TO CHANGE.
.r~~s"6~~~i~
Agenda Item No. 8A
February 12, 2008
Page 153 of 254
bJ
EXHIBIT P
PHASE I AND PHASE II ENVIRONMENTAL ASSESSMENTS
Agenda Item No. 8A
February 12, 2008
Page 154 of 254
A; 1"
- · ENVIRONMENTAL RISK MANAGEMENT INO
~:'" Licensed Engineering and Geology Firm' Assessment & Remediation Consultant.
PHASE I ENVIRONMENTAL
SITE ASSESSMENT
My:ttle Woods Parcel
. Naples, Florida
Folio No: 60780920000, 60780960002, 60781000000
,.
..
PREPARED FOR:
Mr. John Nachef
1 at Integtity Mortgage, Inc
555 Elkcam Circle
Marco Isand, Florida 34135
PREPARED BY:
EnvilOnrnental Ri.sk Management, Inc,
ERMI File No. Cl612A
September I, 2006
Headquarters" 16248 Tamlaml Trail South #800 '" Fort Myers, Florida 33908
1-888-ENV-MGMT (1-888-388-6488) "Fax 1-888-368-6329 "www,ormi.net
Agenda Item No. 8A
February 12, 2008
Page 155 of 2'14
~ ~~~.!~~~~~~?E~~{
September I, 2006
Mr. 101m Nachef
I st Integrity Mortgage, Inc,
555 Elkcam Circle
Marco Is and, Flotida34135
RE: Phase I Environmental Site Assessment
Myr'lle Woods Parcel
Naples, Flor!da
Folio No. 60780920000, 60780960002, 60781000000
ERMI File No. C1612A
Dear Mr Nachef:
Enviromnental Risk Management, Inc. (ERMI) has completed a Phase I Environmental Site
Assessment of the referenced property according to our Contract Agreement, dated August 17,
2006,
We investigated the land use history, site activities, and regulatory involvement of the property in
the site vicinity according to American Society of Testing and Materials (ASTM) designation
81527-00, "Standard Practice For Enviromnental Site Assessments; Phase I Envil'Onmental Site
Assessment Pl'Ocess" The purpose of the investigation was to determine if evidence exists to
sl1ggest the impact or potential impact of hazardous sl1bstances and/or petroleum hydl'Ocarbons to
the subject property. .
This repott is presented in the ASTM Standard format For a concise review pf the findings, please
refer to Section 1.0 of this report.
Please call us at 1-888-ENV-MGM1 (1-888-,368-6468) orlocally at 239-415-6406 if we can clarify
the findings, ftllther explain the significance of1his document, or be of additional service to you.
Sincerely,
ENVIRONMENTAL RISK MANAgEMENT, INC.
~~.1l~~vL--
. ((.)
. /' ...,.,~..~,;..
.'i.:.{.:L~_"'-.'~~._
..;.:................... ~
/ .
, NICholas C. Gallant
Environmental Specialist
Barton L Baker, CFEA, REP A
ERMI Transaction Division Manager
Headquarters ~ 15248 Tamlaml Trail South #800 ~ Fort Myers, Florida 33908
1.888-ENV.MGMT (1-888;368-8468) ~ Fax 1.888.368-6329 ~ www.erml.net
Agenda Item No. SA
February 12, 2008
Page 156 of 254
b::J
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY ............................""...."......."............,.......... ......... ........ ................"" 1
1.1 Introduotion...............".............. .....,..........."............. .... .. ....................... ,......,......."........ .,......1
1.2 Comments on Risk Management.............,.............. ........"....... ....,....... ............"......, ................1
1.3 Potential Sour<Jeg oflmpaot. .. ........ .,........... ...",,,. ....' ..............' ..............,. ...................,....,.......1
1.4 Opinion..-....""...................". ........, .:.. ................... "...,,'" .. .,.......... .".. ....,.............."......., ....,2
1 ,5 FOl. Further Aeslllance.".........". .. :......... ...."... ......... ..'.,..... ..... ,,:................... ...."........ .........2
1.6 Conclusions .." .. ....... ........ ............"....................... .. ............ ..............".. ...................."... .2
2.0 INTRODUCTION ......,........,.......".... ....... .............. ....,.... ........ ....... ......., .. ...., ........................3
2.1 Purpose................. ,............................. ..."."......,. ......... ..., .... ....,....... .,... ......,............... .......3
2.2 Detailed Scope-of-i)ervices...... ..,........,.. ............ ....... .,.. ....,,, ..... ........ ...,. .......... ....."........".3
2.3 Significant Assumptions... ....".............,......... ... ....... . .. ... ............... .... ..............................4
24 Limitations and Exceptions..... ..."....;..,..... " ........"........ .,.., .... ......... ..."... ....... ....,.. ...".......5
2.5 Special Terms \lnd Conditions ............. .............. ......... .. , .. .......... ...."... ...,................. ... ....,,6
26 User Reliance..".... ............... ..."........".........."... .....,. .,..... ".......... .,..... ........., ,...... ......, ..,,6
3.0 SITE DESCRIPTION... ................. .. ,...........,... ... ,. ..... .... ..........." "...... . ......".".. .......... 6
3.1 Location and Legal Description............ ............. ......... ....,. .., .... .......... ............. """'" ".......... .. .....6
3.2 Site and Vicinity General Charactelistics...... ."...,.... ......,..".. ......... ..,.... ........... .........."......7
3.3 Current Use of Property ......... .........".. . ............ .......... .... ........ ."."..."...... ................... :.....7
3.4. Descdption ofImprovements ........ .."...""..." ..,.......,.. .... .......".... .........,,,...............................:7
3.5 Cun'entUses oftheAdjoiningPropelties.............,.. .......... .....,... ..""........,..........". ..."... ......7
4.0 USER PROVIDED INFORMATION................,.....:..;".............. ..".,........"......... "............. 8
4.1 Title Records............., ....... .........,......... ........,...". ................ ....."......."... "". ............................8
4.2 Environmental Liens 01' Activity and Use Limitations. .. ........... .......... ......". ...... "" ........ ......8
4.3 Specialized Knowledge......................."",................. ........... ,...."..........."... ...........,.. ....... ,..........8
4.4 Valuation Reduction for Environmental Issues ..... ....... ........ "...... ............... .. .... .... ..... ,..............8
4.5 Owner, Ploperty Manager, and Occupant lnfolmation .,.... ... ......... ..., ".. .m...".... ....., ............8
. 4.6 Reason For Performing Phase I....... .. .... ......... ....... .............. ..... ...... .................. ........ ...... ..... .....8
5,0 RECORDS REVIEW......................... ....."........................ ....'.... ...".... ................. "..........."....... 9
5.1 Standard Environmental Record Sources n...... ",.... ......, ...... ....,.. .............. ............ ..............9
5.U National Priorities List (NPL). .."........... ........... ........,......... . ......................." ...... . ".... 9
51.2 CERCLIS .............."...........". ".". .............."........ ..............................................".."............ 9
5.1.3 Handlers with Corrective Action Activi~y (CORltACTS) "" .........." ...... ....". ,......... ....... .. 9
5.1.4 RCRA NotlfieIS with Treatment, Storage and/or Disposal Activities (TSD). ......... ......... 9
5. \.5 RCRA Notifiers with no Treatment, Storage and/or Disposal Activities (NON.TSD) .... 10
5.1.6 Emelgency Response Notification System (ERNS) ...... .......... .......... .. .. ...... ........... .... .. 10
5,1.7 FDEP Petroleum Contamination Tracking System Report (peTS) ......... ......... .............10
5.1.8 FDEP Sto!l1ge Tanks Report (TANKS)................................................................. ..----- ..Ii
5.1.9 FDEP Solid WasieFacillties (SLDWST) ..... ............. ........ ....".............,.. ......... ..~....... 11
52 Additional Environmental Record Sources .."................. ...... ........... .... ........ .....,.. ......... ".11
5.3. Physiclll Setting Source(s).... .......... ....."....."......."".......... ....... ................. ................... .........11
5.4 Histodcal Use Information 011 the Pll)perty .. ............... ..."...... ..."... ".... ..... ..... ,. ,..,.,,; ",.... ..... ..12
5.4.1 Directories...... ......................". ......... "......"... .......... ............__....................... ......".. ...... 12
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(,",e,)
Agenda Item No. 8il,
February 12, 2008
Page 157 of 254
5..4.2. Aetial Photographs".".."". ......."..,,^,.. ,. ."....,""c""." ......""....,....... ....... .....................12
5.5 Historical Use Infottnation on Adjoining Properties ...." ........... . .. .... '__' "..."....".. .".. ... .."'... .13
6.0 SITE RECONNAISSANCE......."..................,.. ..". ........ .........".,......"."........". ..... 14
6.1 Methodology and limiting Conditions ".. ..........".....", .",.,. ."................ ...."....... ................14
6.1.1 Methodology ...................."... ...."" , "...... ......".......... ..."."....." --.".",..". ......"""... ......". 14
6.1.2 Limiting Conditions... .... ,. .... ............"... .....".....",........................"..."...,..... ....... 14
6.2 General Site Setting" ...,...... .".......". ..... ......". ............. .. ,......"...........................". ..... .... ....14
6.3 ExteIiorObservations .'''' ..... ..:. ....:...... ...... ...... ..... ..." .... ....."........".....,,,..,,. ......,.,.,.." .... ...14
6.4 IntetlorObselVatlons. .. ............. . ...........".,.,,:...... ...................".. ......:....... .......................15
7.0 INTERVIEWS ..:.."......".... ........... '''''' ..,. ......" ........... "..."....-- .... ."".... ..................... .....16
8.0 FINDINGS ".."...........,..,........ .. ............ .... .".",... .. ....... ".....",..................................... ..........16
9.0 OPINIONS...."...... .... "..............." "...."........."...".. ....". .. "."...... ............ ......, ........... ..... 16
10,0 CONCLUSIONS."............" .."....".....". ..............".. .""........"... ................. .."........ .......... .... 16
11.0 DEVIATIONS. "..."" "..,.... ..... ..., ........, ....... ..... ".., ...., "....."..."......".,............. ..".. ........ .... , 16
1I.1 Exceedances........,......."..... .... .", "....".."......."".."..." ".........."...""..."....., ........... ...." ...17
[2.0 ADDITIONAL SERVICES".....".......".. "..."....... . ".. .........." ",,,.,,.,..,,,,... "......"....."... ...." 17
1.3.0 REFERENCES. ""....... ."...........................,......... ,. ........ .. .... ................. ..., ..._....................17
14.0 SIGNATURE OF ENVIRONMENTAL PROFESSIONALS...........:................... ............... 18
15.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS ...... . ........ .............. ". 19
15.1 Resume ofBmton Jet Bakel', CFEA, REPA '.... ............ "...."............. "... ..-.:.", '''",' .... .." 19
15.2 Statement ofQualificRtions.... ........................... .... .... .... .............. ...................... ................20
16.0 APPENDICES.. ....."........... .... ..... ...................., .. .... ..... ,... ......."., '" ,... ... . ."" .............21
ii
Agenda Item No. 8A
February 12, 2008
Page 158 of 254
1" Imegrl/)l Mortgage. Ine.
P1ras811i,~vl''On'''6ntar SUB Assessnumt
Septomber 1. 2006
Mvrtle Wo.d. Parcel
c':::.c;I
1.0 eXECUTIVE SUMMARY
1.1 INTRODUCTION
Enviromnental Risk Mmagement, Inc. (BRMI) investigated the land use history. site
activities, and regulatory involvement of the plOperty locateq in the sito vicinity according to
Amodcan Society of 'Testing md Materials (ASTM) designation E1527-0D, "Standard
Practice FOl Environmental Site Assessments: Phase I Envil'01lmental Site Assessment
Process".
The pUlpose ofthe investigation was to determine if evidonce ex.lsts to suggest the impact or
potential impact of hazardous substances and/or petroleum hydrocarbons to the subject
property. This assessment has revealed no evidence of recognized environmental
conditions in connection with the subject property with .the exception of the potential
sources of environmental impact in Section 1.3.
1.2 COMl'vIENfS ON RISK MANAGEMENT
I.
I
ASTM Standard E1527-00 defines "Recognized Environmental Conditions" (REC) to
include both actual and potential conditions ERMI wishes to empbasize the distinction
between a potential envit.onmental concem and an actual environmental condition. A
potential environmental concelll does not necessarily mean that an economically
significant environmental condition exists.
It is ERMI's policy to outline eaoh potential concom and provide opinions regarding the
risk, but ultimately, the level of diligence necessaty to proceed with the project is a
decisIon tJlat eacb client will need to make based on theil' individual level of tisk
tolerance and tbeir undel~tanding of the potential concem We strive to educate our
clients regarding environmental issues so informed deoisions can be made, In many
cases, futher investigation is necesslllY to pl'Ovide additional assurance to clients that the
potential envll'onmentalrisk will not lead to act\1alliabllity.
1.3 POIENIlAL SOURCES OF IMPACT
. Circle K #4835, fOlmer SbeH Food Mart, 11339 Tarniami nail East, is located
acljacent east of the subject property and bas reported a discharge ofpetro1enm to tbe
State on November. 23, 1988. This facility participates in lhe Eally Detection
Incentive Program (EDI) and was given a priority ronklng of 10. TIus facility has
been issued a Site Rehabilitation Completion Ol'der (SRCO) status as oOannal}' 12,
1994. An adjacent property with a documented dischlllge is considered a recognized
environmental condition by ASTM Standard E 1527-00,
........,.\
Envlro/lltle/llal Risk Managelllenl, IIle.
1
ERMI File No. C1612A.
Agenda Item No. SA
February 12, 2008
Page 159 of 254
1" Illfegtl/J! Mettgag.,lllc.
Phase I F.fJ'vJrOnI1lBltfal Site Assss.snumt
Sept.mbel'1, 20Q6
Mvrtle Woods PoroflT
c;:J
Above- A view from the subject property of the aq;acent gels stat/on (facing em(J
1.4 OPINION
Based on the research, the issues outlined in Section 1.3 me of concem, but have most
likely not created an economically significant source of impact. To conclusively state
that the subject property has not been impacted by cummt 01' fOrmer land uses, intrusive
soil and groundwater sainpling would be necessary_
1.5 FOR FURTHER1SSURANCE
Recommendations to JIther assess the potential concerns would include soli borings to
note and record physical observations, Additional laboratory analysis to characterize site
conditions would provide the most definitive conclusions, ERMI always recoIDIllends a
high level of diligence pdor to legal involvement with property. Pursuing these
recommendations would increase the strength of an "Innocent Landowner Defense" that
may need to be stated if environmental liabilities are ever assigned. ::1ubsurface
conditions may exist at the site and if present, they should be identified before taking title
to the property so the appmpdate plllty can be responsible to address any liability issues
that may mise from such a condition,
1.6 CONCLUSIONS
1. Potential concems were identlfied in Section 1.3.
l1"lIlrolUlumtal Risk ~["'lngement, ll1c.
2
ERMIFII.N", C1612A
Agenda Item No. 8A
February 12. 2008
Page 160 of 254
I" 11118g,#y Mo,lg,,,i, hIe.
1'11.'01 E".I'OI,",,;III((/8118 ""0.''''011I
Soplomber I, 2006
Mvrtlo Wood,PaI.01 .
t:.;::/
2. Based on BRMI's observations and the results of this investigation, it is ERMl's
opinion that" economically significant environmental issues do not exist.
3 However, the possibility for subsmface i1llpact exists and fi.nther investigation would
be necessary to gain additional data on this subject.
4. The level of diligence pelf armed is a matter of individual risk tolerence.
2.0 INTRODUCTION
. 2.1 PUlU'OSE
The objective of this investigation is to use reasonable judgment in assessing the evidence
obtained to identify recognized envimnmental conditions in connection with the subject
property. The teml recognized environmental conditions means the presence or likely
presence of any hazardous substances or petroleum products on a property under conditions
that indicate an existing release, a past release, or a material threat of a release of any
hazmdous .substances 01' petmleurn products into structures on the property 01' into the
ground, groundwater, at. surface water of the property. The term is not intended to lnolude
de minimis conditions that genemlly do 110t plesent a material tisk ofh61m to public health
or environment and that generally would not be the subject of an enforcement action if
brQught to the attention of appropriate govemmental agencies, Conditions detelmined to be
de minimis are not recognized environmental conditions.
Tn the opinion of Environmental Risk Management, Inc_, the perfOtmance of an .
envirornnental site assessment in accordance with ASTM Pmctice B 1527-00 constitutes
good comtnetcial placUce. The methodology is summatized in our contract agteement
dated August 17, 2006. A copy of' the conn'aot agtooment is provided in Appendix 16.5
Conformance with tbis method represents appropriate inquity to determine the location and
existenco of potential sources of environmental Impact without intrusive testing. The
intention of'this diligence is to satisfy one of'the requirements to qualify fat' the ilmocent
landowner defense to CERCLA (42 USC ~ 9601 ~35)(B)),
2.2 DETAILED Scorn-Oll-SERVICES
.The scope of selvices conducted by ERMI Includes the following:
I. A review ofreasonably available .h1stOtical documentation, including, but not limited
to United States Geographical SUlvey (USGS) maps, topographic maps and aerial
photogtaphs .
2 A review of local, stilte and fedol1l1 regulatory agency l'ecoIds to identify registered
hazardous waste generators, waste stol1lge disposal facllltles, registered aboveground and
underground stol1lge tanks, and complaint files concerning the subjeot property and
sun'Ounding pr'Opelties within ~ mile ofthe subject proptllty.
..-....1.
EnvJrollllftllllnr Risk Mamzgemell', llIC.
3
ERM1FlloNo. C1612A
Agenda Item No. 81'.
February 12, 2008
Page 161 of254
1" IntegdIY MOllgoge, IIIe.
Pha~e I Bil.vil'omi""tal ,Slt6AsseS&lnBJIt
Sept.mber I, 2006
Mvtlle Woods POI'cel
be:!
3. The perfonnance of a site H~connaissance on August 21, 2006, of the subject plOperty
located at ihe southwest corner of Myrtle Lane and I amiami Trail Bast Naples, Florida
for the assessment of:
. Toxic 01 hazardous materials storage, use and disposal.
. Bodies of water with sheens, odors or evidence of pollution.
. Aboveground or underground storage tanks.
. Pad or pole.mounted electrical tllU1sformers for evidence of Polyohlorinated
Biphenyl (PCB).
. Stressed vegetation.
. Pools of Ilquida.
. Storage containers andlor 55..gallon drums.
. Floor drains.
. Source of potable water supply.
. Sewage disposal system.
. Hills, mounds 01 evidenoe of burial
. Solid waste disposal, garbage or dumping. .
4 The performance of a drive.by ofthe lUea within a I'mlle tadltls ofthe site to identi~y
any potential sources of contamination.
5. Interviews with current andlor past owners andlor local historians.
6. Interviews with as many people as deemed necessary to achieve the pUlpose of this
investigation.
7. This report, which is intended to dooument our findings from data research and to
prosent our environmental reconunei1.dations and conclusions.
Please refer to the .conh'act agreemeilt presented in Appendix 16.5 for more details.
2.3 SlGNIFICANI ASSUMPUONS
ERMI asaumes that:
1) The client has pr'ovided any pertinent information or dooumentation relative to
this assignment.
2) The results of interviews are reliable.
3) Information obtained fmm vlUious references and records lire reliable.
4) The user of this report hilS a general understanding of the inherent limitations to
tho assessment prooess, understanding that environmental assessments are simply
tlsk management tools for use In decision making regarding Involvement with
reai property, and that BRM! is not responsible for liabilities caused by any
decisions made by the user ofthis assesamenl
ElIl'/rOIlIllBfltal RJsk.MIl"ageIlUlllt, Inc.
4
ERMIFlleNo. CI612A
Agenda Item No. 8A
February 12. 2008
Page 162 of 254
t=w
I" ll1legl'lty M.>I,UgB, I"..
Pltase 1 E",',oIlIllBII'al Site ASSBSSIIlB"t .
September 1, Z006
MVltle Woods Pornol
If any of these assumptions are InoOlreot, please oontact ERMl immediately. for
clatification, .
2.4 LlMIIAIIONS AND EXCEPlIONS
This envirorunental site assessment repolt is limited to the investigation of the potential .
Impact of hazardous substances or petroleum hydroc81bons to the subject proporty.
Additional environmental setvices, including, but not limited to: asbestos oontaining
matetials, tlldon, lead-based paint, lead in c1rinlcing water, ,wetlands, oultuisl and historical
resources, industtlal hygiene, health alid safety, ecologicall'esources. endangered species,
indoor ail' quality, and high voltage power lines are not included in this repOlt. The
investigation is limited to the scope ofwotk defined in the contract agreement
The .following standard 60tlrCCS of historical data were not available, not provided, or not
obtainable within the time constlaints of this repo!t:
. Fire JnSUllU1Ce Maps
. Land Title Recoicls
Consequently, histotical data fOI the putposes of this report was limited to available aetial
photographs, complaint files review, Polk's City Di:rectories and client plovided infmmation.
No envlrolUnental site assessment can wholly eliminate uncertainty reg81dlng the potential
for recognized environmental conditions In connecticn with a property. Perfonnance of this
practice is intended to 'reduce, but not eliminate, unceriainty regIlldihg' the potential tor
recogll12ed environmental conditions (RECs) in connection with a property,
ERMf recognizes, baaed on cx.perience, that with any facility that has historical land use(s)
where underground storage tanks were utilized, there is the possibility that lUll'egistered,
underground storage system(s) could have been in use prior to installation of the current or
fOlmer' registered undergmund stomge system(s). The Phase r ESA proceSs, conducted
according to ASTM Standard E 1527.00, limits the historical investigation to aerial
photographs, city dlrectoties, interviews, and observations made during a site
reconnaissance. ERMI recognizes that unregistered undergtOund stornge tanks could go
undetected even with a diligent investigation by these. processes. An unregistered tank
would be a hidden condition as described in our contract agreement.
Subswfaee testing and sampling procedures wer'e beyond the scope of selvices of this
investigation, For additional confidence regarding environmental impact to the. property,
futther study involving subsurface testing and analysis would be required, Such testing to
provide further' assm81lce is an option that is always available to the client upon request at
this level ofinvestigation.
ElJvironmBJltal Risk Managetnent, n,e.
5
ERMI File No, CJ612A
Agenda Item No. 8/1.
February 12. 2008
Page 163 of 254
(.j
1" Inlegrlty Mortgage, II/c.
PhaSB I Hnvlp'onlll'Jltal Site A,S'$es5l11tmt
Sep/8/nber1,2006
MYI'Ile Woods Parcel
Secnon3.2 and many of the conclusions of this J'epOlt are based on the site reconnaissance, .
which was conducted August 21, 2006. IffuttheJ' assuflmce regarding enviromnental impact
on the subject propetty subsequent to the site reconnaissance is desired, ERMI or anothet
envirolUnental consultant shO\11d visit the site, and update the repolt.
Possession of this repolt, OI a copy thereof; does not callY with it the tight of publication.
It may not be used for allY purpose 1;ly any person other than the plUty to whom it is
addressed without wtitten consent of ERMI. It is intended to be used in its entirety.
Neither all nor any patt of the content of this report, or copy thereof, shall be conveyed to
the public through advettising, public relations, news, sales, or any othe!. media without
written consent and approval of ERMl. Acceptance of andlor use of this assessment
constitute acceptatlCe of all provisions and limitations stated in this repott
ERMI liability shall be limited to injury OJ' propetty damage caused by the negligence of
ERMI. ERMI has neither created not' cOlltdb\lted to the Clention or existenoe of any
hazardous, rndloactive, toxic, luitant, pollutant, or otherwise dangerous substances or'
conditions at the site, and Its compensation hereunder is In no way commensurate with
the potential risk of injUlY or loss that may be caused by such substances or conditions.
2.5 SPECIAL TERMS AND CONDITIONS
The terms and conditions of this report are pwvided in the cOntrnot agreement, which is
provided in Appendix 16.5 of this teport.
2.6 USER RELIANCE
ERMl certifies this report to Firsllntegdty Mortgage, Inc. upon the receipt of payment. The
rcport was prepared fOl the exclusive use of the above entity, who may solely rely on lhe
report contents. Reliance on this report is contingent upon unconditional acceptance of all
tenns and conditions of the contraot (please refer to Appendix 16.5) 8Ild all limitations
contained in this report Reliance on lhis report becomes effective upon receipt of payment
fOl'these professional services in accordance with our contract agreement dated August 17,
2006.
As described in the connsct agreement, if additional plUties request additional reports or
reliance on this report in the fUMe, oumint client petmission will be required and additional
fees may apply.
3.0 SITE DESCRIPTION
3.1 !.tOCAlION AND LEGAL DESClUP'IION
The subject propetty is located at the southwest cotner ofMyttle Lane and Tamian\I Trail
East, Naples, Florida in Section 29, Township 50 South, Range 26 East, Collier Co\mty,
Flolida. The legal desoription, information from the Collier County Propetty Apptaiser's
office, and a Site Location Map are provided as Appendix H.1 of this repOIt
ERMI File No. C1612A
ElIvlronmelltal Risk Management, Inc.
6
Agenda Item No. 811.
February 12. 2008
Page 164 of 254
bJ
1~ Imsgrl/JI Mottgags. I"e,
Phase 1 EII~lroll/ll.,lt"1 Site AS5esS/Ilen/
Sep/llmber 1, 2006
M~//Ie Woo/Is Pa,.e.1
3.2 ~IiE AND VICINlIY GENERAL CBAllACIERISIICS
The study area is defined as all pl'Oper1;y within a one-quarter mile radius of the site. A
vehicle search of the mea was conducted to determine consezvative boundmy limits and to
create a list of facilities within this area that appeared to have the potential to impact the
subject propeity. .
The entire study area consists of eommetical and residential lal1d uses. No dumping,
landfills or improper disposal of waste was observed.
Adjacent propezties genemlly represent th(l gteatest oft':.slte environmental threat to n site.
The adjacent and surrounding properties obselVed during the Sllldy area sear.ch Wet'll:
Vacant Commercial Facility
SelfStomge Commercial Facility
Vacant Residential Parcel
Tamiami Trail East; Citcle K Gas Station PacHity; and Max Cap,
Inc. Commercial Facility
please refer to S~ction 1.3 for mOle information regarding the Circle K gas station.
. North:
. SoutlL:
. We9t:
. East:
3.3 CURREN'! USE OF PROPERlY
No improvements (0 the subject property
were observed during the site
reconnaissance, The subject property was
observed to be undeveloped (right).
1"1" -~iir:-ir"\\,<<(i@l'~rlf'
~'I,~_ \ ". -~tl'~,'iNi~~'[)f }/,;\(~:1!~\l't~l::.j
,(,\Ii~\' i _ji~ ,)\ff;i\~;\\'f:::; ..:;.'/::.\"\t'l:~m\II;t;
~P,I ' 'd',' ,.... /. - "".' '\i',' "\1
',. " ""I" . \". '. ..' :.," "w". '\\\
, lh'vi 1\"-,f,U">:,' . ' " ,', ,)'1 ' '\'\1 \/{l-
.j;..' '. '.,',.1" " . . .,' '. . ) :-:i \!i'-
0, ,". "~\'" ,,/.- ,,'\1.. I
1, " ,'" . \,q >, . ' , 1'11!" 'I '
};':..:,\.. \:<.':~~!I::' .' \' " I '/~'l'if'\ \
)-:..r..'>;:/; .:.'-..' I " \ ',. ,.\.~\.~1
f"" :.'P::'. ;'. .:;e,. . . \. i \'. ", tr\'!l
~~~{!;tiit,~"'ki ~\ \ig':";i' :~ji
Based on the site reconnaissance and
historical aerial photogl11ph research the
subject property was observed to be
undeveloped. .
3.4 DESCRll'IION OF IlIIlPllOVEMENrS
3.5 CURRENl USES OF lHE ADJOINING PROPER'IlF4~
The property adjacent nmth is a vacant commercial building with .historical use as a
restaurant The propelty adjacent to the west is a vacaot residential parcel, The propeIty
adjacent to the south is a self storage facility, The properties adjacent to the east consist
of a Circle K gas station and a commercial office building complex.
Bllvlrolllllstlfnl Risk Malwgemettt, IIIC,
7
ERMI File NQ, C1612A
Agenda Item No. 8i1.
February 12. 2008
Page 165 of 254
~-I
1" Int.gtity Mongag., IIIe;
Phase 1 Env'rotltn.Jllal Slls Asressmetlt
S.pts,nb.,1,2006
. Mvl1/e Wood& Pat'c.l
4.0 USER PROVIDED INFORMATION
4.1 TIILE REcORDS
Title Infolmation concemlng the subjeot propelty has 110t been provided to ERMI as of the
date of this report. Title Infonnation can be reviewed to identifY fOlmeX' ownern, leases,
easements, and land uses of the site and to detennine if any environmental cleanup liens
have ever been placed on the property_ If requested, ERMI willlllview this document and
provide the results as an addendum to this repolt.
4.2 ENVIRONMENTAL LIENS OR AcnVIIY AND USE LIMITATIONS
Based on infonnation obtained fi.om this assessment, therB arB no environmental liens or
activity and use limitations at the subject propetty.
4.3 SPECIALIZED ImOWLEDGE
The user of this assessment has no specialized knowledge or experience that is matedal to
recognized enviromnental conditions in connection with the subject property.
4.4 V ALUATIOr; REnUClION FOR ENVIRONMENTAL ISSUES
The use/ of this assessment was llot aWll1'e of allY envlromnental issues. in connection
with the subject propetty that have reduced the purchase price ofthis property.
4.5 OWNER. PROPERlY MANAGER. AND OCCUPANI INFORMATION
The property is cUl1ently owned by Clyde C. Quinby, according to infO/mation obtained
from the Collier County Property Appraiser's Office. Please refeX' to Appendix 16.1 for
additional info/malion.
4.6 REASON FOR PElUlORMING PHASE l
This assessment was conducted with the intention of satisfying one of the requirements to
qualify for the innocent landowner defense to CERCLA liability and tc assess business
risk, Refer to Sastlon 2.1 for more info/matioll,
EtlVlronm.ntar Risk Matlag.m6llt, It/c,
8
ERMIFIl.No. C1612A
Agenda Item No. 8A
February 12, 2008
Page 166 of 254
I" Integrity Mortgage,llle, ,
'plJase I EIJvlrolflJlell,nl Site A.sUS311l61lt
Septembe,.l, 2006
y,tle Woods Pateel
c;;,;.')
5.0 RECORDS REVIEW
5.1 S1 ANDARD ENVffiONMENJAL RECOllD SOURCES
5.1.1. kiational PliO/tries List fI'-la)
The National pIiOlities List (NPL) is a \lsting offacilities andlor locations where
environmental contsmlnation has been confirmed and prioritized for "Supelfllnd"
cleanup activities. This "Superfund" was initially eStablished lmder the
Comprehensive Environmental Response Compensation and Liabilities Act of
1980 (CERCLA) and leinslated imder lhc Supolfund Amendments and Re-
authOlization Act of 1986 (SARA). There arc no facilities Hsted In this
database within one mile (If the subject properly.
5.1 2 CERCLIS
The Comprehensive Environmental Response Co.mpeosation and Liabllity
Infolmation System (CERCLlS) is ilie EP A Office of Emetgency Md Remedial
Response database. Over 25,00"0 sites nationwide are reported. to the agenC\y as
having potential environmental plOblems. The EP A or the approptiate state agency
detetmine ifhazardous substances are pt'es01\t in sufficient quantity to justify placing
the site on the NFL, Thefilcility would then be ptiotitized, according to the degree
of environmental health and safety conceIns, to determine the rallking of its federally
regulated cleanup, Thel'e are no facUitles Hsted In this database within one-half
mile of the subject pl'Oplllty.
5.1.3 flandlors with Cotrective Aotion Aotivltv (CORRACTSl
The USEPA COlrective Action (CORRACTS) data is a listing of hazardous waste
handlers that have undet'gone some type of enforcement and colI'eotive action
activity to address non-compliance with RCRA tegulations. This information is
complied by the EPA Regional and State RCRA program personnel, as well as the
RCRA facilities themselves, into a national information system .refelred to as
RCRAInfo. There are no facilities listed in tills database within one-balf mile of
the subject pI'operty. .
5,1.4 RCRA Notifiels with Treatment. Storage lU\d/ol'Disposal Activities (TIlll)
The USEPA Resou!oe Comervation and RecovelY Infonnation System (RCRIS)
identifies those facilities or iocations that have notified the EP A of their activities
relative to the handling of hazardous waste transpottation, and hazardous waste
treatment, storage and disposal, as defined .by federally recognized hazardous waste
codes. Generators are typically divided into 18lge-quantity ':ll'd small-quantity
generators (LQG and SQG, respectively). Haz8ldous waste facilities involved in the
Treatment, Storage end Disposal are often grouped into a "TSD" category. TIm'e
Ellvlnmmenta/ 'Risk Ma""cems,,t, 1"0.
9
ERMl FIleNo. C1612A
Agenda Item No. SA
February 12, 2008
Page 167 of 254
bj
Iff III l.glfty Mortgage, IIlC,
Phase 1 B'lIvlroll1l1ltlJta/ SJte ASM!.ument
Septemb., I, 2006
MVllf. Wood, Parcel
are no facUlties listed In this database within one-hnlf' mile of the subject
property.
5.1.5 RCRA Notifiers with no Treatment. StolBl!e and/o!' Disoosal Activities
iNON-TSD) .
The USEPA Resource ConselVation and RecovelY Infolmation System (RCRlS)
identifies those facilities 01' locations thnt have notified the 1;lP A oftheir activities
relative to the handling of hazardous waste tlllllSpOltation, and hazardous waste .
u-eatment, storage and disposal, as defined by federally recognized hazaldous wll5te
codes. Generators are typically divided into large-quantity and small.quantity
genelators (LQO and SQG, respectively), Hazardous waste facilities involved in the
Treatment, Storage and Disposal are often grouped into n "TSD" oategOlY- There \s
one f!lcillty lIstcd bl this database within one-half mile of the subject property.
. Circle K #4835 of FOlt Myers facility, fOllnetly lrnown as Shell Food Malt,
11339 Tamiami Trail East, is listed in the RCRA notifiel~.database_ The
Circle K#4835 of FOlt Myers, fOlmerly lrnown as Shell Food Mait, creates
less than 1,000 kg ofhllZardous waste per month. There are no violations on
file fill tbis facility_ The Circle K #4835 of Fod Myers, fOlmerly known as
Shell Food Mart, is located approximately 158 feet north of the subject
property. Based on distance and the cunent regulatOlY status, the Circle K.
#4835 ofFolt Myel~, fOlmelly known as Shell Food Mart, is not considered
to represent a significant concern to the subject property.
5,1,6 Emerl!enov Response Notification sWllffi.1~l
The Emergency Respons"O Notification System{ERNS) database contains a listing of
facilities that have been repolted to the EP A as having released potentially
hazardous materlaL The listing includes infOlmatioll suoh a8 the date of the incident,
the response by those involved, the hazar'dO\lS substances involved, and t:1le reported
location of the Incident. The subject property Is IlOt listed In tbls database.
5.1.7 FDEPPetroleum Contamination Tracking Svstem Report ~l
The Flo!lda Department of Envltonmental Protection (FDEP) Petroleum
Contamination'l'raoking System (peTS) list is a subset of the FDEP Storage Tank
and Contamination Monitoring Database and identifies facilities andior Ie cations
that have notified the FDEP of a possible release of contaminants from petroleum
storage systems, There Is one facility listed In this database within one-half mUe
of the subject property"
. Cil'ole K #4835, former Shell Food Malt, 11339 Tamiami Ttall East,. is
located adjacent east of the subject propelty and has l.epolted a discharge
Bnvlroflmenftll Risk Mnllagemelltl [,10,
10
BRMI File No, C161ZA
Agenda Item No. SA
February 12, 2008
Page 168 of 254
b:>
In I,,/eJ:lI(y Mo,1gage, Ine.
Phase I BII./,olllno,,/al Sf/eAssosslIle,,/
Seplomb., 1, :1006
.klV/fle Woods Parcel
. of petroleum to the State on November 23, 1988, This faoility participates
in the Eady Detection -Incentive Program (EDI) and was given a pdOlity
ranking of 10. This facility has been. issued a Site Rehabilitation
Completion Older (SRCO) status as ofJanualY 12, 1994. Please l.efol' to
Sectiou 1.3.
5.1.8 FDE? Stora!;e Tanks ~epOlt (TANKS)
The Flodda Depll1tment ofEn.vhownental Protection (FDEP) Storage Tanks Repellt
identifies those facilities at locations that have registered aboveground and/or
undetgrOlmd storage tanks pt1l1lUant to the notifications requiremonlB found In
applicable chapters of the Flolida Adlninistmtive Code, This RepOlt is generated
. from the FDEP Storage Tank and Contamination MoDitoting Database. The subject
property Is 1I0t llsted in this d~tabase.
5.1.9 FDEP Solid Waste Faoillties (SLOWST)
(
The FI01ida DeplUtment of Environmental Pl"otection (FDEP) Solid Waste List
(SLDWST) identifies looations that have been permitted to conduct solid waste
landfitling activities 01' other waste handling activities such as .those conducted at
transfer stations. In addition, sites handling bio-hazardous wastes are also included
on Uus list. There lire no facilities located within one-half'mile of the subject
property.
Regulatory research produced no evidence to indicate enviromnental impact to the
subjectpmpeIty frcm facilities and/or ~otivities in the study area.
5.2 ADDU IONAL ENVIRONMENTAl, RECORD SOURCES
Local records reviewed include:
. FDEP South Distdct, Hazardous Waste FiieReview
. OCULUS . FDEP website consisting of a database of' regulatory
documents.
5.3 PHYSICAL SEl lING SOURCE(S)
The USGS 7.5 minute topographio tt)ap (see Appendix 16.1) ofth<; study area was
reviewed and indicated that the topography of the study area is rehitively flat with no
large hills 01' valleys that mlght aid in the potential migration of hazardous
substances andlor petroleum hydrocarbons, No. potentiai SOill'Ces of impaot to the
subject propetly were identified u'Om the topographic map review.
EnvlrofIJlumlal Risk MOllaglJme/JtJ lite:
11
. BIIMI I'll. No. C16I2A
Agenda Item No. 8A
February 12.2008
Page 169 of 254
~I
1" IlItegrlty MOltgage, Jilt.
Phase I Environmental Site Assessment
Sop/fill/her 1,2006
Mvul. Wood. PIII..f
5.4 ~rSTOlUCAL USE INIlORMA1ION ON lHE PROPERlY
5A [ Directories
The Polk's City DirectoIies for lmmokalee, FloIida were referenced fO! the
.ubjec! property fOJ determination of c\Urent and former land use, No listings for
the subject property were available; this is considered to be data fallure by ASTM
Standard E 1521-00.
5 4.2 Aerial PhotoljIaphs
Aerial photograph. of Section 29, Township 50 South, Range 26 East, Collier.
County, Florida were observed to identify the extent and nature ofrecent land uses.
The aerial photographs are public documents available from the Florida Department
of TumspOltation (FDOT). Aerial photographs, with a notth srrow and a second
alrow to depicting the subject property location, are provided below.
The single-family house has been removed
from the subject property. Land clearing is
1985 observed on a pOItion of the subject
property. There is some commercial
development in the surrounding area.
.'ilr.~.' ";'0<' '.":%f"';!iV~.".""~:i'l
)~~~~;)E~.{:::'.:;,; ,>J~~~;k:;_\;/~*f{:{~:.::;:,);~:~i
:;::~:.-~\;.,;-~,:\l1r; ,_ ;<' i..:,s\,>\.:/\,)j.~,-,,~.;iI,:t:-\)":.1. iH!'
~":)j.1h.I:'~,\;}):-.:,. .);, < ""'{-;-'.' \I~;' :.-,V~~(\:""i .:~::'?;
.j,', " ,,\ "'/'_';\ ,f,,:-,t/,. _,t"V'-\.,\'1.I: \! "<" ',';#: :",,'1
F(.:.I.,.."", ''''..:'''\.'.''&. i;:>..:;iip""'a/.',,';' ". ...:<,.
i':"i~"'.J.,""':<~;~"" ".,;~~~.\,;-., 'h~,,"'f",: ,r,"\\
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;;/~J:-.~~;',\.. ;:;:j: :;:.::~'~,:i.~..~~~:;itX:,>(~;:g;.~r(~~~~: ;:1')1
<i,!\}:':,:"i,]:,~~{M:~'x(/\(;-hl),: ):,
,'....[~,..ld,r'~.l.."-<~.'.., '.,';0;'::;....::..,.~f,V, ..;,})(.'."':. .,.k:
,'. l'~'''''-''r:.,'."..l": ',~\t:. ?"fj)'/""" r'l
16 .~.:' {:,:, :,::~)?N\\ J,-'-;:':{~:\;'0:~J~t,~~':;~rt~;('~~;-1:\~i!
,",.' . '.'r&"':'.:"; .\.:'~t.,.,;.,.;,,, .'.,.".,.,
i{\j!;';irFi\ll/':,)'~f'\.f,~~,~~t(~}l),~~i~i
.," ,..,.".."..2K'~.IX/."".".I.'"
!':::::-,_ : 'J>r~;\; < ..::~;,:,')\ ~~; :-.';)~,y." -\; 1 ,;~ ,.~:::::' ~ ~:, :._: ;'. 5~ 'I'
".,/'. " '",\"S...K...;\r....,,, ~.,
!:r'.~..:-.'~"r<t':N.-:./!~"_..:~'_~((.,:';>:]:',:i;/i.:::,-~/'.' "~ii
'I~""" ~"i,",'1 ''''.']\;i'-/' ".,,', 1"'~'
,j' r" ",~.\!:t /. ,"',\,,"~ ,~" '
<::" . ,~:'.-.., 'I ~ r \::I'" \'J OJ> f. ~ ';" '.
t' '-'1 / ~'''''\ 1;,' . ',) "" .: ''<'i'J:': ':It
\,;"'.IJ1;!"~.~,~iS.):i" 1,1' 1r,;,.~'J~!"@'"~
~ f'.:\'i,!1',IJ, "~~I,f"'-' 'r}-.:f'/." '< "(",' ;/ 'IM'I'r::.~
. ~" oi~"''''-~'h.-f'\: ' _'t' / I"
"!~ ~ljl:";~t.e/'~I"'<'~'\~iii~;Z);~ :;>" J('~~_Y \~~~~/
:\\,1.\. I).. ~l\-'\:'4-,,1?';~' 'r..~""'~.}\<
'i:'~""! ' ,.r"' I, I
.i '1 (.' 'J ,\ ,-" '.V'.n,~,'!, < "'\
l /' j !~' '~t - ;1-~ s' 1Y" ,i .,' I
Lp.,! L\,jixt.l ' ,lgr.1"'" ,,' .
\" c' '~1 ~~; ':1,11:' ~,,"t ~> r:"'" ,1, :, "
)~.. -'Ir 1\ ":,*1, '~~\>kl"!'Ali1" .',
. . ]~II~"" "\' , '
I, ' '. 1- 1 \'or ')/, >1, ,,:,\ I,',
I, .!,~, t", "1,,, ", '.' I
I' ~. \.' ,y) ",
~ " I' ,'< '
N ,~\'" ~\ n ~ , .
. \0, \t ':-" ' '4,,'
'\; ,~,;,:..;", ~ ~~'
\,l- ,':.'1,' .\>j~ \ '>,.l' '.,J"!'
,,\ '';-. '~_, ~/J~_)v) L'.:"i;:i::..~:,
,.,
'-,
A single-family house is observed on the
subject property. There is 00 other
1973 development observed on the subject
property. Some residential development is
observed in the surrounding area.
Ellvirollmental Risk Management, IlIc.
12
ERMI File No. C1612A
Agenda Item No. 8A
February 12, 2008
Page 170 of 254
1" 1I1t.gtif)' Mor/gag., IlIc.
Plmse I En'/''OIIII'8I1tal 8116 A...ssm.1It
S.pt.mbDl1, 2006
Mv,ll. Wood, POl,..1
\:;':=-1
2006
The subject and adjoining properties
appear as they do today,
'.r ';</l' '"1":'1>' q,ll'l ~;:'-<'{ l.i i~'~;J!TrJ~1::-'i' ~~;1tlt
'j '~ ,~ , !, !f.':s-'<.:,: I "t ' , r. ~ ", ,..., I. V j ,',. ,
',r >''''-J1'';i.tf~!:\ ""'/'!':f\V)'~~j:J.r~""~ '"
J" Ii , r'/'rJ ~\ \~ y {~ .Jl/o -1--", ~- '( ....~,l C , ',"I:, ....' \
;11> 1-:)" "~~ifl:,\ ~\;:\ zq \ <,/1' /), !i:'..!M'-.
A'i+ ;'1 11; ':~<;,?:"~ \)f!\(.....':1 ,ril)~~!r" ,~.,~t.:l"
" ~A'IJl )'.II'~I/,', ~/ .>~t .f~, ~J,,,t;,,;\}:~r,~.;, .'J'
"J L'l' '\t'1\/"~ "','~(';;~'\~~i:;l_,.,:,
. "-" :, ,fl' <JJ ,)",.~f., ''''''.'Y'''~>~'I~I'
'p , ~ "\~\')'I:~J>~' ,J"/h' ,";:'1)~d;'~" };c:" ,,'
:1~11(1l1,l~\~'I~l,\,,1)'i 1<':---1'1/ ('D;~1 \y',,\~,m ~l AI:
, ; :~':'nI'I\; ',' 'iJ;~" ,'\'11"" J( I,\~r',-
'Ltil '..., 1\', ~il JII'l,/,;.;t;/ (\~) "~/""I nl~ 'lI;."
~ . /I " . . illl .~ \ 1'\ " ,I ,,,",
\ t - ., 1,1, :.. ,Vt1~~>J'\\;, 'r' ';
. ,I, " .1' -I j. I 1)~ll.,~' I, \ "~~~:'~ \ . '''~
J ,,' ~ i . (',', ,'~ ~~~-";~?lL\;.,,'1 ?,
, ", ,,' , J "f \( ~ .;." 1,',<, ,l f/.(~r:.,.,." ,t.
I.IU~';'N' '. 'i-' ..' "f"';\" '.~~,,;,,',..,r., \/.J-!>.~_,..-,_,
:,':',;;,1 i,. .'" 1/.,"f:"'~"S,;"'''~'''f\TI...-\.-....,.~.",t',,\: I
,~n:'~0Yi; . .... · ..... ;DB~~it~0!'~;~t~;;li",i;~~)J.;
'. ,c,', ." ,~1'S':f" "h ....it, . rii'\'H
~I \f1;:'I:...,I~~,; .' .;#. "I~'(I"'~\,.'!':J~id':\".'j'
. f, " , t. ,.'1t\'w \ '" i) \'
"',,j y,",' , ~. '>""\~''! "I.."i
l'}.)'1~\ \,''/, ,f,Vj ''''~,\rt ~t"V'I.~('!:'
I'. .j.t-' I,'V 'Ll' " .,.,..' ;P"'I.!i'~""P ..j-"I
"'I:'A';>:\~c" ~~,"':-;Y'c \ "1(~\,1r I( ~0{'~'ft.
! 1/ ~l' "~I,\ ~~ ~;:\ "."',l.:.'\.l\"),\f.,~ _ot:1..'\,'~.1
(;>.. . I ~j1 \ \ \ ,'I ,,~l:/".~111 t , ' .
L~. ~t,lr,I\li;'\\;:'f;\ . ."(i,~~\:i';.~';:i,}\;;~,;?d
~ ;.jl_~; !'J:., ~ .hllil,i,'j.-f' I ~ :;' ':\ ~~'~:1\"~?i,}1"~ l!!l:1J
I';" ..,--.', ,"'~ ''i'"'~~~'iJik,''ll'';'",!,,~
" ' . ., :11'1'1 '/:"~'~'''''':!l<,\J~~:...,
I'., ,-',,'1 "V;I)~~I\'{..J-';",\,~,/,
~20\)1.0;;f Ill:!i (g~'~;,'.:;'f-f.~~~~
1994
Increased development is observed in the
sunounding area.
No aetials plioI' to 1973 wete located for this subjeotl'ropetty This is defmed as data
faihne by ASTM Standard E 1527-00.
Based on the photographs reviewed, there is evidence that land-clearing activities took
place prior to 1973 Heavy equipment was most likely utilized during this land-clearing
project. The petroleum products used at that time to fuel and' maintain the equipment are
a potential source of environmental impact. As de~cribed above, no evidence of impact
was observed, but the cutrent vegetation or development may have hidden any such
evidence, If an enviromnental condition exists ft.om the land cleating activities, whioh
ERMI considers to be unlikely, it would be a hidden condition as described in the
contract asreement. As stated, ERMI considers impact from this remote concem to be
llnlikely. As described in the limitations section, sampling would be the only means to
lule out the concem.
I
'1
Based on the land use histOlY hwestigation, fOlmer study area activities are not
considered to represent potential sources of envil'Onmental impact to the subject propelty,
5.5 HISTORICAL USE INFORMATION ON ADJOINING I'ROFERII$S
Please refer to Sections 5.4 and 3.5 for. infOlmation on a(ijoining plDpetties.
Ellvlt'o1l1ltBntaf Risk Mrmage11tBIII, Inc.
13
ERMI FII. No. C1612A
Agenda Item No. 811.
February 12. 2008
Page 171 of 254
c......,
.\1;.::.=-<
I" 11l1#grllJ' M0I1gnge, 111e.
PllIlse 1 B/IV/I'ommmtal SIte ASSflSS",81lt
September 1, 2006
Vllle Woods P.,.col
6.0 SITE RECONNAISSANCE
6.1 MEtHODOLOGY AND LIMITING CONDIIIONS
6 II Methodolo~y
. Coordinate access to the site.
. Perfonn gtid pattern extetior observation,
. Sketch site plan.
o Document site conditions using one or more ofthe following
(photographs, notes, video, audio recorder, etc ).
6.1.2 Limitine Conditions
. Hidden conditions (see Terms and Conditions in Appendix 16.5),
. Dense vegetation
6.2 GENERAL SllE SETIING
The subject propeJty was observed to consist of thl"ee undeveloped parcols,
apPl"Oximately 6.97 acres in total size. Access to the subject property was gained
from the south side of Myrtle Lane.
DESCRIPTION OF ON-SITE STRUCTURES
There were no onsite stmctw:es observed. The subject property was observed to
be undeveloped,
PUBLIC UTILITIES. POTABLE WATER
SUPPLY & SEWER SYSTEMS .
11_.. -JiJf~'>;:;"M\i ,,-;;,;
\ f\}\'~~,i," "t;:, \ I ,
. - ::\)-:r '
. ,I "'.
. ..
il ~
I'~: .~":",:I. .
I. ' \
.( .
\:~" , '
'" Jl
~..~-~'"-
!
I.
I
SURFACE DRAINAGE
There is a dnlinage ditoh that runs along
T ami ami Trail that was observed on the
subject property. (right)
The subject property has. access to municipal sewer and water.
6..3 EXIERlORODSERVAlION8
UNDERGROUNDSTORAGEIANKS
None were observed during the site reconnaissance.
ERMI Rile Ne. C1612A
BllvlroJlJIIButal Risk Malwgemeflt, IlIc.
14
Agenda Item No. 8A
February 12, 2008
Page 172 of 254
L. .. ,
~~-.'
1" Int.grlly Mo,tgaz., IlIc.
Ph... I E"vlromll.lltal Sit. A.!$.ssmelll
Sep,emb., I, 3006
Mv,I!. Wood,! Pared
ABOVEGROUND STORAGE TANKS
None were obSelved during the siterecOlmaissance.
WID WASTE DISPOSAL
None were observed duting the site recOlll1aissance.
PAD OR POLE-MOUNTED TRANSFORMERS ~)
A pole-molmted tnmsformer exists on the pl'Opetty, but no staining or evidence of
leaks from the transfotmer was obse.rved, No indication of PCB content within the
tmnsfolmer was identified. PCB's are
regulated under the Toxic Substance ..',
Control Act (TSCA) which required all
users of PCB to comply (by removal andlor
replacement of all PCB and PCB
containing materials) by 1989-1990 ERMI
understands that every public power
company in the State of FIQIida has met the
TSCA compliance criteria, No evidence to
indicate the presence of PCBs was
obselved on the subject property. (right)
HILLS. DEPRESSIONS OR SIGNS OF BURIAL
None were observed dwing tile site recomlaissancc.
LAKES. PONDS. BODIES OF WATER
None were observed dUling the slte reconnaissance.
IlTORAGE CONTAINERS/55 GALLON DRUMS
None were observed during the site leconnaissance.
HAZARDOUS MATERIALS STORAGE. USE OR DISPOSAL
None were obselved dUling the site reconnaissance.
6.4 INTERIOR OBSE\)V AllONS
No intetiol obselvations were applicable for this site reconnaissance.
Ellvlt'OII1mmfal Risk kltrllags"umt, fllc.
15
HRMI File No. CI611A
Agenda Item No. SA
February 12, 2008
Page 173 of 254
I" Integtli!' MOI1g.ge, l1le,
PI,ose I Bllvl~ollmelll.l Site AJsessmellf
Septembel 1, 2006
j Itlo Woods PQ/~el
\:~::j
Based on site observations, no evidence was discovered to indioate Ihal the site hllB been
impacted by petroleum or hazardous substances lIB a result o,f current site activities. No
tailles, soll slains, distressed vegetation, or other evidence to indicate the presence of
. impacts to the property from oUlrent or fonner land USCll was obseIved.
7.0 INTERVIEWS
ERMI personnel attempted to contacl. Clyde C. Quinby, Ihe owner of tbe su~ject
property. As of the dale of this report, all attempts were unsuccessfuL If an interview is
perfOImed after the date of this report, an addendum can be published.
ERMI personnel oontacted Ruth Buchanan with tho Department of Environmental
Protection, Ms Buchanan stated that no Tanks or Hazardous Waste flIes wore available
foneview fO! the suqject pmperly,
8.0 FINDINGS
Please refer to Seotion 1.0
9.0 OPINIONS
.ERMI has no professional opinions regarding the environmental quality of the site other
than Ihose presented in Section 1.0.
10.0 CONCLUSIONS
Pleaso refer to Section 1.0 for more information,
11.0 DEVIATIONS
Any deviation froin ASTM standard E 1527-00 that is not listed will have no bearing on
the results of'this investigation, based on Iheknowledge and experience ofERM!. Further
Phase I ESA research services are not considered necessary to achieve the purpose of this
phase I ESA invesligation.
The search radius conducted in Oris assessment is considered suffioient by ERMI to
achieve the puipose of'this Phase I ESA, The search radii outlined in ASTM E 1527-00
are considered to be excessive fot' the region, and were not preoisely followed in this
investigation, as outlined in the table below,
Record Sources --
ASTM ERMI
Search Search
Distance . Distance
State leaklnp; UST lists 0.5 miles .25 miles
. Environmental Risk Mfmagemellt, Inc..
16
ERMI FileNo. C1612A
1" JlltegrIty Mol1gage. JII'c"
Pho.e 1 E/WIroll",elltoI Site Assess"'ellt
r~.,.-,
---
Agenda Item No. SA
February 12, 2008
Page 174 of 254
September I, 20M
Mv.tIe Woods Pat'eel
This opinion/judgment is bated on the slow flow rates of groundwater niigration, the
liablHty proteciions.afforded to "innocent landowners" in s.s.376 308, F.S., and 16 years
expOlience in the legion.
11.1 EXCEEDANCES
None fot this investigation,
12.0 ADDITIONAL SERVICES
None for this investigation,
13.0 REFERENCES
. Colliar County Property Appraiser's Office
. Interviews
WEBSlTES
. Comer Connty Propelty Applaiser's Office
. FDEP .
. OCULUS
. The Right- To-Know Network
. T en-a Selv",.
Aetial Photographs
Owner InfOImation; Maps
Petroleum Storage Tank Discharge
Databases; Facility InfOImation
Assessment, Ranking And
Status Reports
Hazardous Waste Databases
Aetial Maps
E,wIrolllllemalRlskMallage",ent, rile,
17
EI/Mr FileNo" C1612A
Agenda Item No. SA
February 12. 2008
Page 175 of 254
1;;'.;:::1
1" l.teg,fty MOltgage, I...
PI.... I En.ltom.oll/al Sit. AS58WIIO/lt
Suptomb.. 1, 2006
My,tlo Wood, Pa>~.1
14.0 SIGNATURE OF ENVIRONMENTAL PROFESSIONALS
The undersigned certifi~ the information contained in the above report and the statements made
herein below are tIue and correct to the best of my knowledge and belief.
1 The statements of fact contained in this repol! are tme and conect.
2 The l'epOlted analyses, opinions and conclusions are limited only by the lepolted
assumptions and limiting conditions and oUt' personal, unbiased professional analysis, . .
opinions and conclusions.
3. We bave no present or prospective interest in the property that is the subject of"tbis repm!
and no personal interest or bias with reapect to the parties involved 01 tllel,.
representatives.
4 OU!' compensation is not contingent upon the attairunent of a stipulated result or finding.
5 The environmental repott was perfolmed in accordance with AS'TM standard practices.
~l.,r.Jw-'
BaIlon J. Baker, CFEA, REPA
Transaction Division Manager, Environmental Risk Management, Inc.
EnvIronmental Risk lrlclIlRgemeut, Inc.
18
EMU PII. No. C1612A
Agenda Item No. 81,
February 12, 2008
Page 176 of 254
In [ntegrity MOllgoge, [IIC,
PIln.e I B.JVlrollmell/1/1 S/leA~r"""enl
S.p/.mb.. 1, 2006
,.n. Woods Parc.1
b::;;
15.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS
15.1 REsUME OF BARTON JET BAKER. CFEA.REPA
CERTIFICATION
. Certified Florida Environmental Assessor (CFEA) #327
. Register-ell Envll'Onmental Property Assessor (REPA) #6024
. Celtlfled Indoor Ellvil'onmentaJist (CIE)
. Certified Mold Re~edlator (CMR)
PRIOR EXPERIENCE
. Univelsity ofFlorJda, Soil and Water Science Depattment
Bachelor of Science Grllduate
. University ofFlotida~ Treeo Center Water Analysis Training
CURRENT EXPERlENCE: Environmental Risk Management, Inc.
. Envll'Oumental ConsuItant/Project Managel'
. son Scientist
. IndoO!' Air Quality Consultant
. Petroleum For'ende Anlllyst
. Soli and GI'oundwater Sampling Pt'oeedures (DEP SOP)
Report Wrlllng Experience and Technical Reviewer of:
1. Site Assessment Reports (SAR)
2. Remedial Action Plans (RAP)
3. Phase I ESAs
4. Phase II ESAs
5. Monitoring Reports
6. Tanle Closure Assessment Reports (TCAR)
7. Indoor Air Quality Assessments
8. Mold RemedlatlOlfPlan (MRP)
Batton Baker has completed over 1,000 pr9jects fot' Environmental Risk Management, .[nc,
including Site Assessment Reports (SAR), Remedial Action Plans (RAP), Phase r ESAs, Phase
II ESAs, Monitoting Reports, Tank Closul"(lS Assessment RepOIts (TeAR), Indoor All' Quality
Assessments, and Mold Remediation Plans (MRP),
EII}lll'O~lII'elltal Risk Matl"IlSItlSIJt, Inc.
19
BRMI F/1~ No, C161ZA
Agenda Item ND. 8A
February 12, 2008
Page 177 of 254
~-';;"'"-='"
J" Jlltegt;ty Mor/gege, 1"".
PI,ose 1 ElIvlro"rne/ltul SlIe AsseS&1II6/lt
Septemb811,2006
MvltJe Woods Par..J
15.2 SlAIEMENl' OF OUALlFICApONS
* SEE WEB SITE FOR DETAILS *
Environmental Risk Management, Inc. (ERMI) manage. environmental risks to main/aill or
restore property value and plovlde ecollomlc benefit. to our clients.
Services
Phase UlI Environmental Site Assessments
Site Assessment Repents
Remedial Action Plans
Site Remediation
Innovative Remedial Technologies
Tank Closure
Conditional No Further Action
Risk Based COIrective Action
Hazardous Waste Compliance Audits
Insurance Claims Selvices
Funding Allocation Agreemellts
Real Estate Bmkedng
MOItgage Brokeling
Asbestos, Lead Paint, Mold SetVices
Industtial HygienelIndoor Air Quality
Litigation SuppOltlExpert Witness
Brownfield DesignationlSelvices
New Reiease Investigations
Insurance Covera\Ze .
Professional Liability: $2,000,000
Genoral Liability: $2,000,000
pollution Liability: $2,000,000
Automobile Liability: $1,000,000
Reurcselltative Client List
Florida Depllltment of Environmental Protection
FIOlida Department ofTranspOltation
F10lida Depattment of Coneotions
ZUlich U.S. Environmental Claims Department
AlG Technical Selvices
HendlY County
Glades County
E1 Paso Corporation
References
Melanie Anderson, InterBank (863) 763-5535
Dawn Hiestand, Zutich U.::;. Envil'Onmental Claims Department (847) 605-7734
Jeff Gould, FDEP Admlnisuatol', South Disttict (239) 332-6975
Lester Baird, Hendry County Administrator (863) 675-5220
Calter McCain, MacFatiane, Ferguson & McMullen (B 13) 273-4226
Insurance Reference: Pallicia Schmaltz (813) 24B-1135
Contact Information
Environmental Risk Management, Inc.
15248 Tamiami Trail South, Suite 800
Felt Myers, FL 33908
Website: www.ermLnet
Small: bbaker@elmi.net
Phone No. 1-BBB-ENV-MGMT (1-888-368-6468)
EnvifonmentaIR/!k Ma/lagsmellt, [IIC.
20
EUM! 1>1/. No. C1612A.
b:.;:!
1" IntelPll)' M~,II/ag., 111..
PltaseI Envl1'Ol/I.e.lal Site Assess.""t
16.0 APPENDICES
16.1 Site (Vicinity) Map
16.2 Site Plan
163 Site Photographs
16,4 Database RepOlt
16,5 Contract Agreement
Agenda Item No. 8.A
February 12, 2008
Page 178 of 254
Sept.mb.,J, 2006
Mwlle W.ods PaI'col
Envirollmental Risk ltlallagsl1lslIfJ JIIG.
21
E11MJ File No, C16J2A.
Agenda Item No. SA
February 12, 2008
Page 179 of 254
i~,
16.1
Site (Vicinity) Map
I
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Agenda Item No. 8A
February 12, 2008
Page 180 of 254
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Agenda Item No. 8A
February 12. 2008
Page 181 of 254
Street Atlos U6A<!l2D03 Plus
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Agenda Item No. 8A
February 12, 2008
Page 182 of 254
TopoZone . USOS Belle Mende (FL) Topo Map
Page I of 1
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Projection Is UTM Zone 17 NAD83 Datum
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hllp:/fwww topozone ,com/print ,asp?lnt",26 ,08091 &10n",.81 ,72496&size=l&u=4&lnyer=D " 8/28/2006
Agenda Item No. SA
February 12. 2008
Page 183 of 254
Plint Map
Page 1 01 1
l:;ccCcj
02004 cotH&l' COUllI)' PfoPtrt1 Appralsor Wh\kl Un CoI611( county p,op.rtv Appraiser Is commUted to ptOy!dfng the molllaCCUlalo end vp-ICHltUt Inlo(maUon /'I(
(or the data hOtGln !IClJ$O tlrlllatnlllfpretalfon
h ltp:/lmapsco11ierappraiser .com/webmaplmapprlnl.aspx?title",&orient",LANDSCAPE&pa., 8/2812006
Agenda Item No. 8A
February 12, 2008
Page 184 of 254
Details
Page 1 of I
l:.;:;,;;.~/
Polio 110, 60780920000 M.
maIiII
Current Ownershl
Pro .rI Add.... NO SIlS ADDRESS
Own.rll.... QUINBY.CLVDS C
Addl..... 3765 AIRPORT PULLING RD II
Cln NAPleS II
BI.,.II Pl
II
. ZIol34105 -461.
l.gel MYRTLE COVS AORSS SlK A LOlB
23 0 l1265PG 346
aeollon
. 29
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ACT'S
:U2
M. No. Stre No.
6829 495700 A 23SS29
I "'CI MlIIallsArli" ! ..Ifl UllhmA
7 13.2013
8ub No.
U
495700
. 99
MVRTle COVE ACREa
NON-AGRIOULTURAl ACReAGE
2006 Preliminary Tax Roll
(Subject to Change)
It all Values shown below equal 0
this
parcel was created after the Final
Tax Roll
Latest Sales History
Land Valu&
I/+llmDyoved Value
. MarketValue
I (o.) SOH Exem t Valu6
(:I A8.e..ed Value
1/.\ Homeatead Bnd othet f!xemnt Value
. Taxable Value
, 178.000.00
SO,OO
S 176 000,00
SO.OO
'176000,00
80.00
176000.00
Dat. II
Book. Page
1\
Amount
SOH ~ "Save Our Homes" exempt value due
to cap on assessmentlnc"reases.
--
'The Inlormatlon Is Updated WeaklY.
hl1p:llwww colllerappl'aiser .com/RecordDelaiLasp?Folio!D=000006078092000Q
8/2812006
Agenda Item No. 8A
February 12. 2008
Page 185 of 254
Details
Page 1 of 1
(;;:;;;,.~)
Falla N]1,II60780980002 Mo. i
~
Current Ownership
Proporty Addro.oll NO SITE ADDRess
Owner Name QUINBY CL YO~ C
Addr...... 3785 AIRPORT PULLING RO N
CII NAPL!S II 81lttell PL II . iiiilf341~8.4818
LoO.1 MVRTLE cova ACRES UNIT 1 BLK
A LOTS 2438 .. 28
OR 1281 PB2180
SectIon I TownshiP' ~ Range I
29 60 28
Sub No. Q9&700 MYRTLe COVE AORES
"/Ju....c 10 VAOANTOOMMEAOIAL
Aores
2.07
MB No.
6B20
81ra No.
498700 A 248B29
I "b MIII;.:~
....~ Ml1maa
13.2013
2006 Preliminary Tax Roll
(Subject 10 Change)
If all Values shown below equal 0
. thIs.
parcel was created after the Final
Tal( Roll
Latest Sales History
~end Velue S 900 000.00 I Dalo II Book.. Pago II Amount I
r+\ Imnroved Value '0.00
r!iil\ Markat Value saoo 000.00
IT.i soH lixemot Value SO.OO
bll\ Aea85sed ValuG S 900 000.00
t. HOltl8DI(lGd and. other exen1"t Value $0.00
'=' T"xable Value $ 000 000.00
SOH g "Save Our Homes" exempt value due
to cap on assessment Increases.
IIIi!liII
The Inlormallon 1$ Updated Weekly
http://www .collierapprniser com/RecordDeloilasp?FoliolD=00000607 80960002
812812006
Agenda Item No. 811.
February 12, 2008
Page 186 of 254
Details
Page 1 of!
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fallo 11I0.1160761000000 Map I
-
Current Ownership
Prop.rty Add,a..1I NO sITe ADDRESS
Ownor N.ma OASKEY J JO"N W
Add'..... OASKEY ENTSRPRISES
130S CURLEW AVB
01 NAPLES n
atat.DFL
II
2101134102.3440
LlljJaI! MY TLE OOVE AORES 8LK A LOTS
2T" 20 OR 3074 PO 1302
SeoUOll
20
Township
50
Range
20
Acres
1.38
Ma No.
6820
Str. No.
490700 A 278829
II
Sub No'1
11 UuJ&<l.o .
11 LIlli;". Mo. I
'1J Mlllano
13.2013
I.
4911700
10
MYRTLa COVS ACRSS
VAOANT COMMBRClAL.
2006 Preliminary. Tax Roll
(SubJectto Change)
If all Values shown below equal 0
thIs
parcel was created after the Flnsl
Tax Roll
Latest Sales History
Lend V.lue $ 800 000.00
+ Imaroved Valu. $0.00
a\ Market Value HOO 000.00
. SOH 6xemnt Value ' SO.CO
la\ A88""c:( Value 80000C.CO
/.l Ham.s(nd and other Exemljt Vl!llue SO.OO
(Sf) Taxabte Value 600000M
I 08~~1:951
Book. Page
2llTU1:lll2
I
Amount I
$0.00
SOH = "Save Our Homes" exempt value due
to cap on assessment Increases.
.4t,hj~
'The .'n(ormatlonls Updated Weekly
http://www .colliel'appraisel'.comJRe~ordnetaiL8sp?FolioID=0000060781 000000
8/28/2006
Agenda Item No. SA
February 12, 2008
Page 187 of 254
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February 12, 2008
Page 189 of 254
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16.3
Site Photographs
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Agenda Item No. 8A
February 12, 2008
Page 190 of 254
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Agenda-Item No. 8A
February 12, 2008
Page 192 of 254
Vanasse .'
Day tor .
~
ZONING TRAFFIC IMPACT STATEMENT
MYRTLE WOODS
COMMERCIAL DEVELOPMENT
November 21, 2005 Updated November /3, 2006, 2nd Update June 6, 2007
US 41 & Myrtle Lane
Collier County, Florida
Prepared For:
Mr. Andres A10s
Myrtle WoodsLLC
10271 SW 72 Street, Suite 102
Miami, Florida 33173
Prepared By:
Vanasse & Daylor, LLP
Job #81023,02
12710 New Briltiny Boulevard, luite 600, Fort Hy"" Florida mOl 1139 431 4601 f 239 437.4616 w nnday.tom
ilgenda Item No. 8i1
February 12. 2008
Page 193 of 254
STATEMENT OF CERTIFICATION
I certify that tMs ZONING TRAFFIC IMPACT STATEMENT has been prepared by me or
under ~y immediate supervision and that I have experience and training in thefield of Traffic
and Transportation Engineering.
Ernest R. Spradling P.E.
Florida Registration #61235
VanasseDaylor, LLP
127~0 New Brittany Boulevard, Suite 600
Fort Myers, Florida 33907
(239) 437-4601
Collaborators
Reed K. Jarvi P.E
SWIUUp Mukherjee
~p~
ERNEST R SPRADLING
'U",,; r. ~ 2Q07
.f -(\ ,... ',. p' .
P E 61235
Myrtle Woods Commercial Development
Statttment of Cerdlk:atlOl'l
Agenda Item No. 8A
February 12, 2008
Page 195 of 254
Table of Contents
INTRODUCTION AND SUMMARy......" ,..,., "......." ",.,.,..,..,. , ....,,,,.. ,.."..,,1
PROPOSED DEVELOPMENT.....,.."...,.,,,.........,.,.,.,....,....,.. ..,. ,.. ......2
EXISTING AND PROPOSED LAND USE.
..... ,., ..2
AREACONDITlONS,.., ....
SlIE ACCESSIBILITY..,.
PROJECTED TRAFFIC....
,..2
..,.2
IRIPGENERATION..., .. ....
1m DISTRIBUTION AND ASSIGNMBNI ....... .........,..
PROJECTED BACKGROUND AND IOTAL TRAFFIC VOLUMES....,
"..,.........4
.... 4
n... .......,6
........ ,.....6
..,....9
...., 9
....n 10
ANALYSES. "...,.,..,.,..
CAP ACIIY AND LEVEL OF SERVICE
SIIEACCESSES . ..,'...'
IMPROVElVIENTS ANALYSIS,,,, .. ......."... .. .. "............" ..",.... . .... 13
MITIGATION OF IMPACT ,..., .......,....."..........""",.............,.""..............'....... 14
List of Tables
I able 1 Site-Generated Trips
Table 2 Site-Generated Trips for Previously submitted Zoning TIS
Table 3 Trip Generation Comparison Analysis
I able 4 Site- Generated Trip Distribution
Table 5 Significance Test
. Table 6 Projected backgrowld Traffic V olumes based on Concurrency Segment Table
Table 7 Projected background Traffic Volumes based on Historical Gtowth Rates
Table 8 Link Analysis Results
I able 9 futersection Analysis Results
List of Exhibits
Exlribit I Location Map, Study AIea and Studied intersections
Exhibit 2 Site- Generated Trip Distribution
Exhibit 3 AM Peak HOID Trip Assignment
Exlribit 4 PM Peak HOID Trip Assignment
Exhibit 5 PM Peak Hour Pass-By Trips
Exlribit 6 PM Peak Hour Background Traffic
Exhibit 7 PM Peak Hour Total Traffic
Appendix
Myrtle Wood$ Commercb.l Development
Pagel
Table of Contetlts
,
._',
Agenda Item No. SA
February 12, 200S
Page 196 of 254
INTRODUCTION AND SUMMARY
Vanasse & Daylor, LLP (VanasseDaylor) is providing this Zoning Traffic Impact Statement for
the proposed Myrtle Woods Commercial Development. Thepurpose oUhis study is to provide
the Collie! County Transportation Operations Review Department adequate information to
anticipate any traffic-related problems and identify effective mitigation meastn'es as PlUt of a
Rezoning request
The proposed Myrtle Woods Commercial Development will consist of up to 61,000 sq ft of
commerc1alretail uses The project buildout is planned for the 20 II peak season, Exhibit 1
shows the location of the Myrtle Woods Commercial Development site.
As shown in Table 6, the levels of service for all links in the alea of the project will meet the
level of service standards computed by the ADIR Tables for the PM Peak Hour with Buildout
Year Total Traffic. Therefore, no off-site irp.provements are projected to be required for this
proj ect.
The following lane configuration is recommended for the full-movement signalized main access:
. US41 Eastbound right turn lane one lane (Alternative 1: One continuous rIght turn lane 600
feet long,
Alternative 2: On. right turn lane 185 feet long or
available distance between Myrtle Lane and Broward
Street center line)
. US4/ Westbound lell turn Jane Increase exi'~ng lone by 200 feet to provide a total 575 feet
. SITE Northbound lef! turn lone onelene (2SD-foot throat depth)
. SITE Northbound shared through/right turn lane
The developer plOposes to pay the appropriate Collier County Road Impact Fees in accordance
with county codes The developer also proposes to construct the site.-related improvements
identified at the site accesses including signalizing the remaining leg of the intersection.
MyrtJe WoodJ Commen;:Ial Oevelopn'l&nl
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.1\genda Item No. 8A
February 12. 2008
Page 197 of 254
PROPOSED DEVELOPMENT
EXISTING AND PROPOSED LAND USE
The project site is in the southeastern quadrant of the Tamiami Trail East (US 41) & Myrtle Lane
intersection, and directly opposite Broward Street, in Collier County- The parcel is currently
unoccupied.
The proposed project will consist of up to 61,000 sq ft of conunercial retail uses. The prqject
buildout is planned for the 2011 peak season. Exhibit I shows the location of the Myrtle Woods
Commercial Development site
AREA CONDITIONS
SITE ACCESSIBILITY
Area Roadway System
The existing roadway conditions for the area of the prqject were used to provide the base
Buildout roadway network Exhibit 1 shows the existing roadways in the vicinity of the project
The roadway system inside the study mea consists of the following arterial and major collector
roads and streets (see Exhibit 1):
Tamiami Trail East (US 41)
Tamiami Trail East (US 41) in the study area is a Mal aJterial roadway under state jurisdiction.
It is a six-lane divided roadway thIOUgh the SR 951 intersection, and reduces to a two-lane
undivided roadway east of SR 951. Alignment of the roadway is fairly level and tangent In the
study area, the posted speed limit is 55 mph The Appendix contains an excerptfrom Florida
Highway Data 2005 documenting the existing Speed limit
US 41 is signed as a north-south highway throughout the state of Florida. It has a nDrthwest-
southeast alignment through the study area. For pmposes of discussion throughout this
docwnent, US 41 will be described as an east-west highway, with Miami oriented toward the
Myrtle Woods Commen:lal Development
2
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Agenda Item No. 8A
February 12, 2008
Page 198 of 254
east and Naples toward the west The study mea was determined to be US 41 in the vicinity of
the pIOject
Myrtle Lane
Myrtle Lane in the study area is a north-south two-lane local roadway that terminates at US 41 at
an unsignalized Right-inlRight-out (RI!RO) intersection It serves a residential neighborhood.
The roadway alignment is fairly level and tangent
Broward Str eet
Broward Street in the study area is a north-south two-lane local roadway that terminates at US 41
at a signalized full-movement intersection It serves a residential neighborhood. The roadway
alignment is fairly level and t3ngent
TRAFFIC VOLUMES
VanasseDaylorleviewed available data and model projections to estimate background and future
traffic volumes for the study area Data reviewed included the Collier Countv Transportation
Plaunill9: Denartmont 2006 Traffic Count RlWOIt (Collier 2006 Counts), and Collior Countv
Concurrencv SellI!lents Tables dated February 28, 2007.
The Appendix contains copies of the applicable data used. Exhibit 1 shows these links in the
study area, along with the studied existing intersections and proposed site accesses.
Committed Roadway Improvements
Roadway improvements me constructed to alleviate cunent area road deficiencies and to support
future area development.. For purposes of this study, a "committed" madway improvement
means that the chmacteristics of the higher-level facility may be used in the reserve capacity
estimates, Roadway improvements that are cUIlentiy under construction or me scheduled to be
constructed within the FY 2007 to FY 2009 time frame were considered to be committed
improvements. These were identified in the Collier Omntv Transportation lmprovemeot Plan
Year 200612007-201112012. No committed improvemeots were identified in the study area'
Myrtle Woods Commercial Deveropmellt
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February 12. 2008
Page 199 of 254
PROJECTED TRAFFIC
TRIP GENERATION
Site-generated trips wer'e estimated using Institute of Transportation Engineers (ITE) Trin
Generation (7lh Edition), in accordance with current Collier County policy The following trip
generation formulas were used:
ShC!pplni" Center (Ll ) 82Q):
ADT: Ln(T) = 0.65 Ln(X) + 5.83
AM Peak Hour, Ln(T) = 0..6Q Ln(X ) + 2.29
PM Peak Hour: Ln(T) = 0.66 Ln(X) + 3.40
PASS-BY T= Ln (T) =-0.291 Ln (X) + 5 001
Pass-by deductions wer'e estimated using rate and summmy sheets shown in the ITE Trip
Generation Handbook. An lTE Recommended Practice (see Appendix) Exhibit 5 graphically
presents the Pass-by deductions.
The Shopping Center was estimated to have 203 PM Peak Hour pass-by trips using the ITE
formula Reasonableness of this estimate was compared to the 10"/0 of adjacent street traffic rule
presented in the FDOT Site Imvact Handbook The two-wiry background traffic volume on US
41 was projected at 4,576 vph in the PM Peak Hour. The reasonableneslJ threshold would be
458 vph based on this volume The estimated paJs-by trips (204 vph) were therefore less than
10% of the projected BuUdout peak hour volumes (458 vph).
The Myrtle Woods Commercial development project is estimated to have a 45% of Pass-by
deduction based on ITE Formula. A study conducted by Vanasse Daylor indicated the Pass-by
trip deduction derived .from ITE Triv Generation Handbook A Recommended Practice better
represented Flor ida characteristic.s thall does the 25% Pass-by deduction required by Collier
County The Appendix contains a copy oj the report prepared by Vanasse Dc;ylor on this subject.
Table 1 summarizes the trip genetation calculations for this development.
Myrtle Woods Commerci3l Development
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Agenda Item No, 8A
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Page 200 of 254
-'
Since the land use program was changed from what was previously submitted, a comparative
trip generation ana!ysis was completed Table 2 shows the estimated trips for the previoU.'ily
submitted program and Table 3 presents the comparative analysis.
TABLE I
SITE-GENERATED TRIPS
WKDY AM Peak PM Peak
LAND USE ~ .!.!nll lliIb! Il1Jil .enm ilIll Il1Jil ~ nil
Shopping Center (W 6Z0~ 61,000 SF 4,925 116 71 4.5 452 2/7 235
Pass-By Deduction 45% -2,216 .204 .102 ./02
Net New Primary Trip. 2,709 1/6 71 45 248 ItS 133
TABLE 2
I
"f~.
SITE.GENERATED TRIPS for Previuosly Submitted Zoning TIS
WKDY AM Peak PM Peak
LAND USE ~ \.1nJs lliIb! Ib!al fu1Ec Sill I2W J:nm ilIll
Shopping Center (t.U 820):
Pass-By Deduction
50,000
46%
SF <I,3ZS 103
.2,077
63 40 396
-190
190 206
-95 -95
Previously submitted
Net Primary Trips
1,251 103 63 40 106 95 III
TABLE 3
Trip Generation Comparison Analysis
WKDY AM Peak PM Peak
LAND USE SW: \.1nJs ~ Il1Jil Enm ~ I.wJ J:nm ~
Net New Primary Trips 2,709 1/6 7/ 45 248 115 133
Previously s.ubmltted
Net Primary Trips 2,251 103 63 40 206 95 III
Nee Difference Volume 458 13 8 5 41 20 21
Net Difference Volume Percentages 17% 1/% 11% I/"/. /7"/. /7% /7%
Myrde Woods Commercial Development
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Agenda Item No. 8A
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Page 201 of 254
TRIP DISTRIBUTION AND ASSIGNMENT
The pattern of site traffic distribution is based on locations of generators in the area swrounding
the project and engineering judgment. Table 4 presents the assumed distribution. Erhlbit 2
graphically presents the same data
TABLE 4
SITE-GENERATED TRIP DISTRIBUTION
Net New Primary Trip.
JJnk
fu>m
1<>
Trip PM Peak
Qill Snw: fl<i1
T amiaml T r E Rattlesnake Hammock R.d SIte
T amlaml T r E Site Triangle Blvd
50% 58 67
50% 58 67
Although some portion of the site-genexated trips wilIlikely have origins or destinations along
Myrtle Laoe or via Broward Street, these volumes were discounted in order' to be conservative in
relation to the trip assignments to the l!Iterial ioadway.
Exhibits 3 and 4 present the proposed entering and exiting traffic in the AM and PM Peak Hours
at the project access on US 41 The PM Peak How' traffic chmacteristics were studied because
the site-related land use peak hour typically occurs in the PM Peak Hour of the adjacent street
traffic
Significance Test
According to Collier County Land Developmeot Code (LDC) Section 6.02.02:
"M. Significance Test: Impact for the impact traffic anaiysis purposes for a proposed development project
will be considered significant:
1. On those roadway segments directly accessed by the project where project traffic is equal to or
greater than 3% of the adopted LOS standard service volume;
2 Far those roadway segments Immediately adjacent to segments which are directly accessed by
the project where project traffic Is greater than or equal to 3% of the adopted LOS standard
service volume; or
3. For all other adjacent segments where the project traffic Is greater than 5% of the adopted LOS
standard service volume.
Once traffic from a development has been shown to be less than significant an any segments using
the above standards, the development's Impact is not required to be analyzed further an any
addltlanal segments"
Myr'de Woods Commercial Development
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Agenda Item No. 8A
February 12, 2008
Page 202 of 254
In other words, a project wil1 have a significant and adverse impact on .a state 01 regionally
significant IOudway onJy if both of the following criteria are met: (1) the project will utilize 3
perceotOl more of the maximum peak hour' service volume at the adopted level of service
st3ndard for the adjacent and next to adjacent lime, 5 peIcent for the other links; and (2) the
roadway is projected to opeIate below the adopted level of seIvice standard.
Significaoce was estimated according to Collier Connty's 3/3/5 rulc, and the links were
evaluated to determine whether projected operatiou would be within County standards. The data
resources used for this analysis are shown in the Appendix Table 5 presents the significance test
results,
TABLES
SIGNIFICANCE TEST
fulm
Site as
STO Site % of
Sf.... IriJl.I ws.s.IlI
!.Ink
I.o
Tamiami Tr E Rattlesnake Hammock Rd
Tamiaml Tr E Site
Site
Triangle Blvd
3,500 58
3,500 67
/..7%
19%
The analysis shows that no roadway segment is projected to have estimated .site-generated trips
that are significant (>3 pewent of the SF max) The estimated site-generated volumes assigned to
US 41 are therefore not significant. The intersection capacity analyses were therefore limited to
the US 41 intersection at BrowlIId Street
PROJECTED BACKGROUND AND TOTAL TRAFFIC
VOLUMES
Background traffic volumes were developed using multiple sources. Specific Link volume data
for US 41 were provided by the Collier County Transportation Department These link volumes
consisted of recorded 2006 directional Peak Hour volumes and "banked" trips that were assigned
to the links for previously approved developments (see the Appendix - ConcUIrency Segment
Tables dated February 28, 2007). This is the methodology that is currently in use by Collier
County for trucking the availability of reserve capacity on specific roadwa,y links as pllIt of their
concmrency management efforts. The nwnber of building structures and the ITE formulae were
Myrtle Woods CommercJaI OlWelopme.nc;
7
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Agenda Item No. 8A
February 12. 2008
Page 203 of 254
used to calculate the turning movements at the studied intersections Neither Myrtle Lane nor
Broward Street was included in the analyses because they lIIe not included in the AUIR Growth
projections were computed to US 41 in the vicinity of'the project Table 6 presents the link-
specific background traffic data with the information contained in the Concurrency Segment
table. Exhibit 6 graphically presents the same data.
TABLE 6
PROJECTED BACKGROUNP TRAFFIC VOLUMES
auedon Collier CQuoty AUIR Table dated 01/10/2007
~
FROM
IQ
DPK HR TRIP BKGD REM
~ J.8Iill LOS llQ YQb Il&IK YQb .<;;.!IE
TamJaml Tr E Ra.tt1esnake Hammock Rd Trlangle Blvd
3~OO
E
2,130 -467 2,597 '903
Since this is a rezoning application, the historical gIOWth rate trends were computed for the links
shown in Table 6 and were applied to the Directional Peak Hour volumes. Table 7 presents the
growth rate computatiDnal results.
TABLE 7
PROJECTED BACKGROUND TRAFFIC VOLUMES
Based on Historical Growth Rate
JJnI<
from
J:g
MDT Growth DPK Hr Vol
g,ex 21m 1.QQ2 Bm 1.Q% 2Qll
Tamiami Tr E Rattlesnake Hammock Rod Triangle Blvd
1500 36,301 44,455 56" 2,130 2}99
A Collier County reviewer commented that the banked Mpsshown in table 6 should be added to
the Directtonal Peak How volume and projected 5 years. Since using the historical growth rate
presumes that wme of those trips will be absorbed inro the projection, adding the trip bank and
growing it at the same rate as the historical directional peak hour trips would result in a
technical!y incorrect double-counting inequity. The technically correct approach requires
projecting the recorded data with the historical growth rate to the planning horizon under s/u4y.
As directed by staff on previous projects, the higher resulting projected volume was used in the
capacity analyses pr'esented below
Myr(je Woods Commerclal Development:
8
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Agenda Item No. 8A
February 12, 2008
Page 204 of 254
ANALYSES
The directional split of new trips was applied to the site-generated traffic volumes to determine
the site-generated vehicle trips assignment The site-generated vehicle-trip assignments were
added to the backgrOlmd tIaffic-volume networks to determine the Build-out traffic volume
conditions. Exhibit 7 graphically presents the PM peak Hour Total Traffic
CAPACITY AND LEVEL OF SERVICE
Link Analyses
,
i
. . I .
j
Link Levels of Service were evaluated for both Background and Total Traffic conditions for this
project The Perfbrmance Standard Maximum Service <Flowrates (SFmux) for different roadway
segments were ptovided by the Collier Couoty Transportation Planning Department with the
Concurrency Segment and AU1R data. Copies of these data are contained in the Appendix. Table
8 preseots the link analysis results.
TABLE 8
LINK LOS ANALYSIS RESULTS
Based on Hlftorlc::al Growth Rate
link
fr2m
III
PK Hr Olr Traffk
~ Sim Iota!
2,799 58 2,857
2,799 67 286.
~-
3,500
3,500 .
W/InSF_1
IlKml Iota!
y y
y y
T,"niamllr E R.attl&$l'lake Hammock f\d
TamlamlirE Site
Site
Triangle81vd
The studied link is projected to meet the level of service standards computed by the AUIR Tables
for the AM and PM Peak Hours with Buildout Year Total Traffic.
Intersection Analyses
The foregoing determinations were based on link specific background traffic data contained on
Table 4. Additional analyses were conducted on the key intersection in the Area of Influence.
This selection process was based primllIily on the relationships between the significant links and
proximity to the site. The studied intersections are shown in Table 9.
Myrtle Wood~ Commercial Oevelopment
9
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Agenda Item No. 8A
February 12, 2008
Page 205 of 254
The analyses were conducted using the Trafficware™ software package, SYNCHRO~ version
6.0 to determine probable intersection operations Two differeut Buildout YellI conditions were
analyzed: Background Traffic and Total Traffic.
TABLE 9
INTERSECTION CAPACITY ANALYSIS RESULTS
Bac:kground
Traffic:
Total Traffic
Siinlllized Intersection
US 41 & Broward Street
PM
A
10
c
26
If no degradation to the service level of an intersection using total traffic volumes was identified,
then no additional analyses were performed on that intersection Copies of the analysis results
are contained in the Appeodix
The analyses indicate that the studied US 41 & Broward Street signalized. intersection (Main
Access) is plOjected to operate better than the minimum standllIds at LOS C, delay 26sec/veh
under projected Total traffic conditions.
SITE ACCESSES
Site Access analyses were completed utilizing SYNCHRO<<> software, which is based on the
Highway Capacity Manual 2000 (HCM 2000), and applied to Build-out year traffic. The
Appendix contains the SYNCHRO<<> computer printouts. The purpose of these analyses is to
evaluate the operational characteristics and needs of the site accesses, and to recommend access
point locatioos
One full-movemeot access at the US 41 & B!OwlIId Street intersection (Main Access) is analyzed
for the project
The US 41 & Broward Street intersection under existing condition is a three leg intersection. The
Myrtle Wood Site is proposed to hcrve its Main Access on US 41 aligned with Broward Street.
The existing US 41 & Myrtle Lane intersection is approximately 185 feet west of us 41 &
Broward Street intersection. The Collier County Stafl agreed to a proposed access on Myrtle
Lane which will allow Myrtle Lane traffic through the project Site and allow use oj the Main
Myrtle Woods Commercial Development
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Agenda Item No. SA
February 12, 2008
Page 206 of 254
Acce.lS, however, US 41 & Myrtle Lane intersection would remain a. Right/in Right/Our
interuction For the purpose of intersection analysis, a westbound left and northbound left
turning traffic under projected background condition entering and exiting Myrtle Lane was
added to turning movement volwnes oj the US 41 & Broward Street intersection
It was recognized during the study process that need for, and leogth of need of, turn lanes, and
how those lengths of need would interact with neighboring accesses and improvements, would
affect the reconunended access configurations, and their location along the site frontage. Four
pllIameters were used in order to reach the reconunendations: current land uses in the area,
entering and exiting turn movemeot assignments, the capacity analysis results, the turn lane
length of need aoaIysis results, and the proximity of the proposed aCcess to. neighboring
accesses/intersections.
According to the Collier County Right-of Way Ordinance #2003-37, left and right turn lanes
must be provided on multilane highways;, however, this road is under FDOT permitting
authority. According to the FDOT Driveway Handbook, right turn lanes should be provided on
facilities with posted speeds greater than 45 mph when the right twning volume exceeds 55 vph.
The FDor Index 301 and Figure 3-15 of the Manual of Uniform Minimum St3ndards wer-e used
for conceptual geometric design (see Appendix).
In conformity with FDOT requirements, the 55 mph posted speed was assumed to be the entry
speed for the US 41 turn lane length of need analyses. According to FDOT Index 301, the
deceleration lane length for a 55 mph posted speed is 350 feet The turn lanes on US 41 should
therefore be furnished with 350-foot deceleration lanes in addition to the applicable storage
lanes.
US 41 Main Access (Full-Movement Access)
Access Polm: Location
The access will be aligned with Broward Street at US 41. The centeI1ine of this existing
sigoaiized intersection is approximately 185 feet east of the centerline of Myrtle Lane. Although
the proposed access would not normally meet access spacing cliteIia, upon discussion with both
Myrtle Woods Commercial 0ev8lopment
II
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Agenda Item No. 8A
February 12. 2008
Page 207 of 254
FDOT and County Staf! the main project access is pJOposed to be at an existing signalized
intersection
Capach;y Analyses
This access was evaluated to determine the projected intersection operations during the PM Peak
How. The Signalized Intersection analysis clearly indicated that intersection operation will
provide acceptable operational characteristics for traffic trying to exit the site, (pM Peak Hour
LOS C, 26 seclveh delay) using a Full-movement access with an exclusive northbound left and
shared through and right turn lanes.
Left Turn Analysis (Westbound Approach)
The existing westbound left turn lane at the US 41 & Broward Street intersection is 375 feet The
total westbound left turn volume was estimated to be j 24 vph westbound left turning movements
during the PM Peak How. An exclusive westbound left turn lane is therefore necessary on this
approach. SYNCHRO computed a 2I8-foot <1.ueue length. This proposed left turn lane should be
at least 575 feet long (225 foot storage + 350 foot deceleration lane with taper). The westbound
left turn lane at the US 41 & Broward Street intersection should befurther increased by 200feet
to a total oj 575 feet to accommodate projected Total traffic.
Right Turn Analysis (Eastbound Appmach)
This project will generate 113 eastbound right turns during the PM Peak Hour. An exclusive
eastbound right twn lane will be warranted on US 41. SYNCHRO computed a 24 foot queue
length. This proposed eastbound right turn lane should be 375 feet long (25 foot storage + 350
foot deceleration lane with taper).
The physical ~pace available between Myrtle Lane and Broward Street to construct a right turn
lane is 185 feet, however. the right turn lane length of need is projected to be 375 feet long (per
requirements of FDOT Standard Index 30I/. A continuous right turn lane ofappro..imate~y 600
feet long (350 foot deceleration length + existing distance between Myrtle Lane and Broward
Street center line) would be a possible option Another alternative would be a shorter turn lane
oj 185 feet long (existing distance between Myrtle Lane and Broward Street center line). The
Myrtle Lane approach will need to be modified to accommodate this turn lane.
Myrtle Wood!> Commercia! Developmem
12
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Agenda Item No. 8A
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Page 208 of 254
Left Turn Analysis (Northbound App-r-oacn)
This project is expected to gel1erate 124 vph northbound left tmning movements dming the PM
Peak Hour, An exclusive northbound left tum lane is therefore necessmy on this US 41
approach SYNCHRO~ computed a 186 foot queue length. This proposed left turn lane should be
250 feet long (200 foot storage + 50 foot taper).
US 41 & Myrtle Lane
Right Turn Analysis (Eastbound Approach)
The US 41 & Myrtle Lane intersection is expected to generate 21 vph castbound right turning
movements during the PM Peak Hour under Background traffic condition. An exclusive
eastbound right tUtu lane is therefore not necessary on this approach.
R.lght Turn Analysis (Northbound Approach)
The US 41 & Myrtle Lane internection is expected to generate 12 vph nmthbound right tuming
movements during the PM Peak Hour under Background traffic condition. An exclusive
eastbound right turn lane is therefore not necessmy on this approach.
IMPROVEMENTS ANALYSIS
Because many of the analyses were addressed in previous sections, this improvement analysis
section will be limited to a conclusive narrative.
As shown in Table 8, the levels of service for a1llinks in the area of the pruject will meet the
level of service standards computed by the AUlR Tables for the PM Peak Hour with Buildout.
Year Total Traffic. Therefore, no off-site non-site related improvements lIIe projected to be
required fur this project
The following lane configuration is recommended for the full-movement signalized main access:
. US41 Eastbound right turn lane
one lane (Alternative I: One continuous. right turn lane 600
feet long,
Alternative 2: One right 'turn lane 185 feet long or
available dls"'.ce between Myrtle Lane and Browar<j
Street center line)
Increase exisdng lone by 200 reet to provide 0 tatol57S feet
. US41 Wenbound leflwm Jane
M)'I1Je Woods Commerdal DeYe/opmene
13
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Agenda Item No. 8A
February 12, 2008
Page 209 of 254
. SITE Northbound I.ft lum Ian. on. Ion.. (2SO{OOI throat depth)
. SITE Northbound shared through/right tum I.ne
MITIGATION OF IMPACT
The developer pIOposes to pay the appropriate Collier County Road Impact Fees The developer
also proposes to construct the site-related improvements identified at the site accesses including
signalizing the remaining leg of the intersection
Myrtle Woods Commerdal Devdopment
14
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Agenda Item No. 8A
February 12, 2008
Page 210 of 254
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Agenda Item No. 8A
February 12, 2008
Page 211 of 254
WQE
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AMP.slt Hour Trip Assignments
EXHIBIT 3
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Agenda Item No. SA
February 12, 2008
Page 212 of 254
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Agenda Item No. 8A
February 12, 2008
Page 213 of 254
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PM Peak Hour P.....sy Trlp$
EXHIBIT 5
-...,
&1
Agenda Item No. 8A
February 12. 2008
Page 214 of 254
WQE
S
Not lo Sellll!!
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.
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....""""". al\< 10m SW 12 SliM Sl.IlIO 102 FM Peak Hour Background- Traffic:
Daylor _ n"'...~ltiIMrI.lO&lfJ ItIIemIFI. 31173 EXHIBIT 6
1'tr\=1U11. .
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Agenda Item No. 8A
February 12. 2008
Page 215 of 254
W{)E
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Not to Seals
ExIslin& Sl'l)'W1rdSlrt!t
M)'rdtl.ane
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Myrtle Woods LLC .
10271 SW12SfrHf Sui/a 102
MIamI FL .9317'3
Myrtle Woods
PM Peak Hour Total Trafflc
EXHIBIT 7
.........
Agehqaltem No. 8A
February 12. 2008
Page 216 of 254
ApPENDIX
. Collier county Initial meeting Checklist
. Collier County Concurrency Segment Table February, 2007
. Collier County AUIR Table 2006
. "A Study of Pass-by Rates and Their Applicability in Florida"
. SYNCHROI!> 6.0 Analysis Printouts
. FDOT Standard Index 30 I
Myrtle Woods Commercial Development.
Appendix
Agenda Item No. 8A
February 12. 2008
Page 217 of 254
APPENDIX A
INITIAL MEETING CHECKLIST
Suggestion: Use this Appendix as a worksheet to ensure that no important elements
are overlooked. Cross out the items that do not apply.
Date: 1</1,0<,
Time: .'j:OOi'JJV1
. ,
Location: Collier County Plannine; Conference Room (Trans, Oos.) SMD Suile
Peoole Attendinl!:
Name, Organization, and Telephone Numbers
1) Reed Jarvi. P.E.-Vanasse & Davlor. LLP 437-4601
21 Nick Casalanguida-CC Transportation
~i__
4)_
5)_
Study Prepar er ;
Preparer's Name and Tille: Randv Spradling. PE- Director ofTransDortation
Organization: Vanasse & DavlOI. LLP
Address & Telephone Number: 12730 New Brittanv Blvd. Suite 600 .
Fort Mvers. FL 33907 (239) 431-4601
Reviewer Is):
Reviewer's Name & Title: Nick Casalanguida
Collier County Transportation Operations and Plan Review Depl!Itment
Reviewer's Name & Tille:
Organization & Telephone Number: _
Applicant:
Applicant's Name: Mr. Clvde C, Ouinbv
Address: 3775 Airport Pulling Road North. Suite B, Naoles. Florida 34105-2530
Telephone Number: (239) 261-1166
Proposed Development:
Name: Myrtle Woods CPUD
Location: Southeast corner of Tamami Trail East & Myrtle Lane and opposite Broward
Street
Land Use Type: Retail Commercial Uses
ITE Code #: LU 820
Proposed gross floor area: U.Jl to 50.000 SF GLA LV 820 at Build-out
Other:.wA
Description:
Z\F'rtftd~1\bIlidlOll"J,I.w.tv.d.lI;
Agenda Item No. 8A
February 12, 2008
Page 218 of 254
Zoning
Existing: Plarmed Unit Development (PUD)
Comprehensive plan recommendation: Urban Coastal Fringe Sub-district
Requested: Commercial Planned Unit Development (CPUD)
Findings of the Preliminary Study; !tip Generation: The site is proiected to generate 206
PM Peak net new (primary) tritls (95 entering, 111 exiting). with Pass-by reductions
accouotill9: for 190 trios (95 enterine:. 95 exiting).
Studv Twe:
Complete
[gJ
o
Traffic operations
o
None
Study Area;
Boundaries: US 41. Rattlesnake Hammock Blvd. Triangle Blvd (Exhibit 1).
Additional intersections to be analyzed: US 41 & Broward (Exhibit 1)
Horizon Year(s): 2007 .I
Analysis Time Period(s): Weekdav PM
Future Off-Site Developments: . ?
Source of Trip Generation Rates: Institute of Transcortation En(Iineers arE) TriP
Generation (7th Edition)
Reductions in Trip Generation Rates:
None: NIA
Pass-by trips: Institute of Transportation Engineers (ITE) Trio Generation Handbook, 2nd
Edition, June 2004.
Internal trips (POO): NIA
Transit use: NI A
Other: N/A
Horizon Year Roadwav Network Improvements Committed: N/A
Methodologv & Assumptions:
Non-site traffic estimates: ?
Site-trip generation: rIE TriP Ge;eration (7'. Edition)
Trip distribution method: Manual method per attractorsle:enerators in the area,
Traffic assignment method: roanual
T raffie growth rate: F ~ P (J +GR)n and ConcUlrencv SellI!lent Projections
~~l$1"OOun>>r/iMl,lgl;1lItl!lwt.clac
Agenda Item No. 8A
February 12, 2008
Page 219 of 254
Special Features: (from preliminary study or prior experience)
Accidents locations: N/A
Sight distance: Adeauate
Queuing: N/A
Access location & configuration: One access point on MYltle Lane. one full-movement
. access point at existing US 41 & Broward Street intersection
Traffic control: Side street STOP control at MYltle Lane access, signalized access at US
41 & Broward
Signal system location & progression needs: WA
On-site parking needs: Adequate
Data Sources: Collier Co Traffic Counts and AUIR. Florida Transportation Engineering,
me, (FTE1 Traffic Counts
Base maps: Roadwav Network
Prior study reports: N/ A
Access policy and jurisdiction: Collier Co
Review process: :!:lIQ
Requirements:
Miscellaneous:
N/A
--------------
---------------~-------
=
II. S,6r'
-05>-
Applicant
(1~11l~2~1:.11I;..t"lf<<"
Site"generated Trips
LAND USE
Shoppin~ Center(LU 820):
Pass-By Deduction
Net New Primary Trip,
80927.01
Myrtle Woods CPUD
WKDY AM Peak PM Peak
~ lJnJ.t .RiIll):W1.En!!!!: m Total .Enlli m
50,000 SF
48%
4,326
-2,077
103
40 396 190 206
..190 ..95 ..9S
63
2,251 103 63 40 206 95 III
Agenda Item No. 8A
February 12, 2008
Page 220 of 254
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February , f 254
Page 221 0
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Agenda Item No. 8A
February 12, 2008
Page 222 of 254
LAND USE Size Unit ADT Total Enter Exit Total Enter ExIt
Myrtle Woods Lane
:'"<0 ~ ~H'J. ,\,,[fii'),:'i)ll:J~l~jk~}~-'- ;I:;: c
,;J, ~.~.,.."t4!~llMI1~;~ff,,-,'PJ l'r!'~'~'.l;~~I' ;Ii
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58 DU 630 50
374 DU 3,499 271
13
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42
24
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1:\ProJactsI810\810~_3\Traffic\81023ZTIS01 xis
Agenda Item No. 8A
February 12, 2008
Page 223 of 254
l.
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6 fPlrie Rrdge . AIrport ROad e E
~........ .pjne'RiClOi'RO;r'- j:]5--.....-.' Logsn Boulevard e E
--~_._- Radk) ROad-.oirpart Road ._- LivIngston Road 40
-- .'''7 Radb Road - I.lvillgslon Road -. Senta Barbara 4 0 ...-
::~. -'h Radio Road -- . ~~ Barbara, 'Davie Boulevard' .{ 0
FtalUeanake us 41 East Charlemagne 4 0 _.~
........-.-., Rattleanake;- Cilsrlemagne Counly Bam Road 4 0.-
r4 Rafllesn&ke . CotlnlyBalll Road Poll ,AVenue 4 D ..~-
75 Ralltelr1&ke Poly AV6nue ..- COllier Boulevard 4 0--
7 Santa Barbara Green BoullWaro Golden Gille 4 0
... ._. 7 Santa Baroonl .- Goldin G'~'-- Radio Road E""""'-"
=:~:!.~sanla Ba~:.' ~Io Road -.,: Davis BoulBVafd . _~_. E
..,..~~;; -'--"-' ~~:~7 --.-..,. ~~~'_.n__ ~~='
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.,.., "wSR"21r'-"''"'-'' Ci'iBsa'---'-" CR29ATNBW--' 2 C
-..... fJ lSR29'''-'-'_v. CR29A'soUffi--"'" N 15thSt -- 1860 C
=:8 SR2G..._'=::.':~:~ N~-!!_=:"~ R2gA~~ .__: ~=S7 ...::~=~
8 SR29 CR29ANor1h SR82 87 2C
e SRi9"'-"-"-~" Hendry County Lina .. SR82-~-.__H" 816 2 C
-'-~BRH""-'''-'" LeeCountyUne SR29---""'-'"'' 87 -.-2C-....-.-
':=.=~~~k!~rriamITralIE~ FourComers ........~ G~~!~l.. 34i ..~=6E
*~m1 Trall Easl Goodlette.Frank Davis Boulevard 3650 8 E
=,:~~:~::~' :::;.;:~.~~" ~.:.rt=d." .- -,_..:~oo .-..- ~
-OS'Tam\amlTrallEaal. Ral ssnske ..._-- Tne~vard "~'-350 E
'~-94 TamlamrTrallEBSt Triangle Boullward Collier Boolevald - '--'.'3200 -...~ 6 e---'
..-....-...9 TamamlTra/IE9s:1 CcHWerBoulevard . SBilMarcoOrive """'-'''107 C
,-'- TamlamlTraUEast' San MarooDriye--.'. SR29 ..... --107 C
--"~'97TaniamlTraI1Eut SR29 OEldeCountyLnltl' -- 87 C--
Tetnlaml TraW Norlh LeeCOttl'ltyLlne WJgginapas&Roo1d 2 --6E
=~~~Tmll North Wiggins Pass Road lmmokalee Road
100lTarnlamllcall North alae Rood Vanderbilt Beach
........1'01Tamlaml Trsll Nonh Vanderbilt Beach Gulr Park Ortve
-.- 102 Tamlaml TrBf( Noi1h Gtif Pa,k DrIve PIne RIdge Road
10 Temaml Tf'BfI Norlh PIne RIdge Road Solana Road
104 Tamlarnl TI';1 ~ 8dane Road Creech Road
--"'105lTilmlaml Trail NOOh Creech Road GokIen Gate
----10 ~TraIlNotUl GOki6nGate""---' CenlralAv~
10 8mlami Trail NorUl Cantraj Avenue.... Goodl.tle-Frank'
10 ThOmasson Drive Bayshora Drive US 41 East
---'1 Vanderbilt Beach &if(lh(l(e Drive US 41
-" 11 Vanderbilt Beach US 4t Road
'--mJV3nderi)llt Beach AIrport Road Logan eOOieYi;(f- -'..~.
; .........-.f121vaild'8ibMtB8actl "" LOl18o Boulevard - Collier BouIev&fd
.~-~~11 Vand WtrMV6- ae County ne Wtg~n9 'Pass Road
'--"~11 Va roUt Olive Wlgglr18 Paso Road 11101 Avenue
11 WIggnsPassR08dVsndefbillDrive - US41 _""'YH
----12 II Welt Road \tnmokaJe8 Road- .. Everglades
."=:!~~~" Logan Boul8\1ard __'" oilier eO'J18va~.
12111mmoJcalae Road Logan Boule.'IIBrd CR 951
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Agenda Item No. 8A
February 12, 2008
Page 225 of 254
Collier County
Average Dally Traffic (ADT) Counts
(Five Year History Listed A1phpbetlcpUy)
5 A T
I n y
p 0 p 2006
m ADT
t a 0 Locatlon 2002 2003 2004 2005 Change
I I AOT ADT ADT ADT IBasad on 05-06
A1fallablo
0 I Counlfr)
n .
.
517 Q RatUeanake Ham Rd (Crt 884) west of CounfVBam Rd 14076 14,652 15,062 13712 16,275 16.69%
719 S San Marco Dr(eR 92. aas! of Floral 51 4,608 4,140 4,506 Discant Dlscon!.
541 Q San Marco Rd ICRUZ) east of Collier Blvd 'SR9(1) 6234 7537 7152 Dlscant. Discont.
542 Q San Marco Rd (CR92~We$torBarfield Dr 10167 9,752 12,060 Dlscont. Dis.conl
64BN 5 Sanctuarv Rd north of lmmokalee Rd (CR 1346\ 644 721 7~5 890 1,63%
537 Q Santa Barbara BlVd north of Davis Blvd fCR 8011 20.531 20111 ,19621 19,270 20.906 6.49%
529 Q Santa Barbara Blvd north of Golden Gate pkVi~ICR 8~1 28,692 25,74S 24146 2~ 030 24,607 2.40%
60S C Q Santa Barbara Blvd north of Rodlo Rd ICR as.) 27.605 27194 :;;zti69J!.1 28,001 28 969 3.42%
526 Q Santa Barbara Blvd south of Gokhm Gate PkWV(CR ae~ 30260 26,914 28,471 26 967 30,079 3,84%
511 Q 50000to Dr we.t or us ~1ISR4" {l"arrjoml Trail' 16,84B 15,930 16,200 13,292 17106 28,71%
720 S Shadowlawn Or north of Davis Blvd (SF! 84) 4669 4.472 4005 3,911 3913 0,06%
523 Q ~dOWIaWn Dr south of Davi. Blvd ISR &4' 7,676 6,666 6,654 6,432 5,962 -7.010/,
706 S enall Ct we.t of ColRer Blvd (SA'" 2.473 2,567 2,756 Dlscon!' Oiscont
546 cec Q US 41 'SR ,. at Lee Countv Line 37,790 38,280 ~8
664 H Q US 41 rSR.<I5\north of tmmokalee Rd lCR846\ 63,446 53,966 54 468 56,m
582H Q US41 (SR4' north of Pine Riani!Rd OR"" 46,686 49715 53,026 49 636
577 Q US 411SR '5 south of 99th Ave North 47581 49,071 53.423 61,118 52,282 2.26%
561 H Q US 41ISR,,,00uth of Pine Rldae RdICR896) 54 636 56,497 57.636 56061
563 H Q U541 R .45\BOuth of Vanderbilt Beach Rd leR B62) 44 546 46 390 49,739 46 504
604 C Q US 41ISR.O) eaolof Almon Rd ICR." 45164 46.906 49091
60B CC Q US 41 ISRSO) e..t of Colllar Blvd'CR.") 12570 ..'::,:;.,('t'O 12,977 15010 1.15%
545 C1H Q US 41 ISA so' ...t of Davl. Blvd SR '4) 33 069 33.694 35116 35,632
572 cc Q US 41 SR 901 east of Rattlesnake Ham Rd-fc:R 86.4\ .'36,301 36,199 3797 40 946 8.58%
61B A US41 (SR 901 e.st 01 SR 29/CR29 4,661 5096 4113 4360 3960 .9.40%
571 CHC Q US 41 ISRSO' weat of CoUler Blvd ISRes1) 27,089 'iV~'j,.f[ 27.758
570 HC Q US 41 fS"SO) westofSen Me",o Rd ,cn02' 4952 5,565 5.022
617 A US41 5R90J_to1SR21lICR29 5,692 6,215 6,049 5,028 4.971 .1.09%
646 H Q Vanderb"! Beech Ex!. 'CR"" e..1 ofPencen Rldn, 23 203 24,032 25,554 25 3021
579 C1HC Q Vend.rbllt aeach Rd 'CR SS" east of Alrnort Rd ICR 31' 26,476 27,734 24,599
666 CClHC Q Vande rbllt Beach Rd (eft Bl';~~ NSt 0' GoodleUe Rd (OR a!i1\ - 24,995 25,781 , '2 322
630 cc Q Vanderbllt'Beech Rd ICR.... Eo.t ofLMno.loo Rd CR "" 25.766 w2.06%
666 C Q Vandorbllt Beech Rd'CR as" eest of Vlneoar<l. Blvd 16.440 18203 16,165 16.732 -3.61%
580c Q Vanderbilt Basch Rd fCR862) wast ofealller Blvd fCR951\ 11.421 11,247 12,099 13,636 9.95%
629 ece Q Vandarbllt Beach Rd (CR 862l West of l1vin;;Ston R{tICR 881;
667 He Q Vendorblll Beach Rd CR 882> west of Oeke. Blvd 21,923 23 072 26.351
524 Q Vandarbflt Beach Rd feR 8B2\ west or US 411SR 45/Tarnlll.mI: TtI 19171 20.036 20,680 20,080 19.579 -2,60%
633 c Q Vanderbilt Dr/CRS01) north of Venderbllt Bch Rd ICR892) 7670 6.95a 72231 7526 .1a.48%
576 Q Venderblll DrlcR.01l'north of 1111h Ave North 10,826 10,663 114761 12.3661 962~ -22.18%
548 CH Q Vanderbilt Dr/CRS01\ north ofWaalnB Pass ReI /CR &88\ "'11 Ji47 9,591 10,665 6435
632 Q Vanderbilt DrtCR.O') south of 111thAva N 6,334 5,B62 6.049 6,561 6372 -18,13%
640 A Vlnevards Blvd soufh of Vanderbilt Beach Rd fGR 002 7.711 6.420 7.891 7722 8.331
611 Q \Nestclox Rd west of North 151h SttSR""1 3391 3,300 3.461 3,396 3.126 -6,00%
670 C Q \M:aalns Pan RdlCR 888\ east o(Vanderbilt Dr CR 901\ \.'4;768 4636 5611 6513 5401 -17.07%
689 Q Woolns P.n Rd ICR 8"" weot of US ~1ISR 45) 7132 7.413 8.104 9,669 7925 -17.96%
660 CC Q WI..n Blvd north of Golden GalE> Blvd 'CR 57" 5,352 . '7';690 6,269 10,346 0.58%
676 e Q WlI.on Blvd north of Immokel.e Rd ICR &46' 1,500 1.578 1646 1533 11.22%
661 Q Wilson Blvd .outh 01 Golden Gate Blvd ~08 411 41G 397 426 7,82%
650 C Q Wlson Blvd south of Immokal.. Rd ""R &46' 5158 " 16.85 8877 9757 9064 .7.10%
709 S Wnterberrv Or ea.' of Comor Blvd ISR 0&1) 4,508 4.297 4,769 Discont. Dlscont
712 S Wnterberrv Dr weat uf Barfiold Dr' 4,743 4.427 4961 Discont Dlscon!'
703 S y ellowblrd 51 east of Bold Eanlo DrlCR OS" 1,694 1636 1772 Dlscont. Dlscon!.
702 S y sllowblrd at south of Collier Btvd SF!: 951) 2,3"43 2.261 2496 Dlscont. Dlscon!'
Largest Decrease Ira 2006 traffic
Note: All 2005 zero entrIes are elthsr construcllon or hurricane related anomalies
An 2006 ~nomane5 are due to construction,
-31.15%
Pag8$J..s 0115
February 2007
Agenda Item No.8."
February 12, 2008
Page 226 of 254
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Data Plot
Agenda IterriN6.8A
February 12, 2008
Page 227 of 254
Figure 5.5 Shopping Center (820)
AveragePass-5y 'Ilip Percentage vs: 1,000 Sq. Feet Gross Leasable Area
On a: Weekday, F<M. Peak Period
Number of Studies: 100
Average 1,000 Sq Feet GLA: 329
120
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TripGeneratiO/1HandbookChapter6 .'ITE 43
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ART~PLAN4.0
Artefial Level of Service
Baaed on Chapter 11 of the 1997 Highway Cepaclly Manual
Florida Department of Transportation
Systems PlannIng Office.. May 2000
Agenda Item No. 8A
February 12. 2008
Page 228 of 254
U541
From: GR 951
To: Rattlesnake
User Noles: Default Study Period: PM PEAK
K Factor: 0.092 0 Factor: 0.552 PHF: 0.900 Adj Sat Flow Rate: 1,900
Arlerial MDT: 51,800 Posted Speed; 55 mph Section Length: 4.42 ml
Area Type: Urbanized Mertal Class: 1 Signal Type: Semi actuated
I
1
Peak Direction Maximufn Service Volume
A B C 0 E
level of Service B MDT 49,200 55,300 56,100 56,100 56,100
34.7 PHV 2,500 2,810 . 2,850 2,850 2,850
Arterial Speed mph
.% No Cycl& L:,n~~ ~~~l Flow vi. contrQI Int. Llnk
From To AAor PIlv 'Turns Lartts Length giG '-aet & lUte RatTo Delav LOS Spet<l LOS
CRaSl Triangle 51800 2774 12 3,0 120 0,44 21912 4 2712 1.08 67.2 E 40.4 8
Triangle Ra.ttlesnake 51800 2774 12 S.O 120 0.44 147e 4 2712 ,. OA A7? != 1t? F
Off-Peak Direction
Level of Service E
Max/mum SBMCfJ \lalumes Bre not
Arterial Speed ** mph ce1culatad for th$ offMp88k directJon.
% Ho cyele . L~~~ A,rlval Flo.w Vie Con.ral Int. Spud Un,
p,,,,,, T. MDT PHV Turns Lanes Lenath glC teet Type Rote Rallo D~lav LOS LOS
, .-
RalUesnake .nBn",. 51800 2251 12 2.0 120 0.44 1478 3 2201 i q, 176.9 F 5,0 F
Triangle CR9Sl 51800 2251 12 2.0 120 0.44 2!91~ 3 ??n1 ~ 176.9 <= 30.9 C
Prlnted:12102l2002 11.:07:19 AM
Agenda Item No. 8A
February 12, 2008
Page 229 .of 254
A Study of Pass-by Rates and Their Applicability in Florida
Draft Edition, October 3!, 2006
Ernest R. Spradling, P.E., ATE
Introduction
Obtaining an accurate estimate of site-generated trips as part of the site development impact
assessment process is crucial from both public and private aspects.
lIE has collected and published a compreheosive compendium of data in Trip Generation,
which is now in its 7th Edition 1) General agreement has been reached among tr'aosportation
professionals on both sides of the table, Le, the reviewing agencies and the private sector, that
Trip Generation contains data that are acceptable for use in determining the total site-generated
trip demands.
Despite the above-mentioned consensus on use of published national-context trip generation
data, Florida reviewing agencies and the development community have been continually at odds
concerning new site-generated ttips versus "pass-by" trips (those site-generated trips that are
already on the roadway network) as a percentage of the total trip estimate. Trip Generation's
companion, the Trip Generation Handbook, provides generally accepted methods and data to
help estimate the number of trips that ale already on the su'eet 2)
However, some reviewing agencies have tended to shy away from adopting the pass-by rates and
equations contained in Trip Generation Handbook for use in estimating pass-by trips because the
rates do not coincide with "conventional wisdom." For example, while the Trip Generation
Handbook presents a 34% average pass-by rate for shopping centers with a corresponding
average size of 329,000 sq ft, policies are in effect in some southwest Florida reviewing agencies
that use a blanket 25% - 30% rate regardless of shopping center size.
Ihis situation is particularly problematic in those jurisdictions, including several in FIOlida,
where developers are required to construct or fund both site-related and off.site improvements.
Ihe problem is increasingly severe in those jurisdictions where the decision to allow a
development to proceed is based on the number of net new site-generated trips and how thOse
trips impact reserve capacities of the roadway system
Agenda Item No< 8A
February 12, 2008
Page 230 of 254
~J..
A Study of Pass-by Rates and Their Applicability In Florida
August 13, 2006
Pige -1-
Thousands of dollars in site-related improvements, millions of dollars in proportionate share and
impact fee assessments for off-site improvements rely on uip generation and pass-by estimates<
The uncertainty of these investmeot risks result in a high-stakes poker' match between the
agencies and the development community.l) With all of these factors at stake, reasonable,
supportable estimates of site-genetated trips are critical in estimating the cost of development in
FIOlida and ultimately crucial to the economic developmeot of the state. Continued reliance on
more conservative estimates fails to account fOl the context and intensity of the developmen~
and disregards published data that support alternative estimates; the consequence is a reduction
of the overall credibility o/the site-geneuted trip estimation process.
The pmpose ofthis study is to provide a literature search of available historical data on pass-by
uips, to use data from the available SOUl'ces with relation to documented Florida observations,
and to recommend a pass-by deduction methodology for Florida< No additional pass-by trip data
collection processes wele conducted as part ofthis study.
Literature Search
Early Studies
Although uip generation studies of various land uses were conducted in the early 1960s, the
study ofthe pass-by component of site-generated trips began in the early 1980s. . Slade & Gorove
presented one of the earliest published works on pass-by trips of regional shopping centels in the
January 1981 DE JournaL 4) This study, which evaluated a 1.2 million square foot shopping mall
south of Washington, DC, fOWld that a regional shopping center could be expected to have a PM
Peak Hour pass-by reduction rate of approximately 25 percent of the site-generated trips 6) The
conclusion of this study appears to be the foundation of the "conventional wisdom" that
perseveres to this day: all commercial attIactors have a 25 percent pass-by component of the
estimated site-generated trips. This has been maintained to the present day, with the FDa r Site
Impact Handbook being the most-frequently cited justification used in Florida for limiting pass-
by deductions<<
This published study was followed by others, including Smith's article in the August 1986 ITE
JournaL 1) The background studies focused on several shopping centers of varying sizes in Prince
Georges County, MD. The study supported pass-by rates similar to those found by Slade &
C~.I1IJ/J~"'~DoIDIllIII'''''_~,,"*IYIIII1QIJd~ttrSWRoiiM~lubt
Agenda Item No. 8A
February 12, 2008
Page 231 of 254
-
A Study of Pass-by Rates and Their Applicability in Fiorida
August 23, 2006
Page -J-
Gorove for regional shopping centers but presented much higher PM Peak Hour pass-by rates for
smaller shopping centers (e..g., an average of 60 percent for shopping centers with less than
100,000 square feet gross leaseable area). This article also presented the premise that
convenience-oriented commercial uses may have significantly higher (60 percent or greater)
pass-by rates than other shopping center-type uses.
Kittleson and Lawton's February 1987ITE Journal article COllaborated the findings of Smith's
conclusion that the "results of the Slade and Gorove study are inappropriate to a commercial
center containing only 150,000 square feet of 'floor area" by presenting a pass.by rate of 65
percent for small shopping centers 5)
In the March 1991 and May 1992ITE Journals, Moussavi and Gorman evaluated the pass-by
rates for gmcery store, discount store, and fast.food restaurant developments in Omaha, NE.J),8J
Although the study was based on small sample sizes, they concluded that some uses, such as
fast-food restaurants and discount stores, app~ared to have pass-by rates that wele dependent on
volume-to-capacity (vie) ratios, and that the pass-by rate of a grocery store was not affected by
the size of the store. Although the pass-by equatiops developed from this study were not
adopted, the study did shed some light on the pass-by chatacteristics of the studied land uses.
In the .June 1996 ITE Journal, Peyrebrune9) showed that a multivariable pass-by equation for
shopping centers provided substantially higher statistical correlation values. In that article, both .
square footage and adjacent street volumes were the independent variables. Again, the
multivariable pass-by methodology was not adopted.
ITE Publications
Trio Generation 4lh Edition
lTE began formally compiling pass-by data and developing pass-by rates for vaIious land uses in
the 4th Edition of Trip Generation, published in 198} Although this was an importsnt first step
in quantifying the reduction rates for commercial developments, the available dats failed to
support a reasonable consensus; many reviewers dismissed the rates and continued to practice
the "25 percent rule" This dismissal was especially significant in Florida, where little data were
available.
c..\llIxwlIm:rIll!d~~Ow~~;UiP~~.SIldidPntrJir;.IlI"~l'~DtVlM:lprftlll1&lJN
Agenda Item No. 8A
February 12. 2008
Page 232 of 254
A Study of Pass-by Rates and Their Applloabl~ty in Florida
August 23, 2006
Pago -4-
f
j
i..
Trio Generation Slh Edition
fhe 5th edition of Tr ip Gener ation was published in 1991 and contained more extensive data than
the previous edition. For example, the pass-by study data for shopping centers were expanded to
67 sites, of which 9 were Florida centers. The addition of scatter plots provided new information
including average rates and, for those plots having sufficient data to perform reasonable
statistical analyses, fitted curve equations with correlation factors. Although the average rate for
these data was not published in Trip Generation 5th Edition, a late of approximately 30 percent
may be derived by following the fitted curve line on the plot to the average center size (326,000
sq ft). However, many Florida reviewers still believed that, with only 9 sites in Florida, the
national rates should not apply.
Additionally, the pass-by trip nanative in Trip Generation sth Editiop suggested that the number
of hourly pass-by trips generated outside of the PM Peak Hour was generally 10 percent lower
than the number of trips generated during the PM Peak Hour
Trio Generation Handbook
Copsiderably more data have been oollected since 1991. ITE separated the pass-by and internal
capture infonnation for the release of Trip Generation 6th Edition in 1997, and published the data
in a companion book, Trip Generalion Handbook An ITE Recommended Practice:) This book
became a proposed recommended practice io October 1997, and was fonnally adopted by ITE io
March 1998.. A revised edition was published in June 2004 to ma;ptain consistency with land use
desiguations and levels of precision in the fitted curve equations in Trip Generation 7th Edition.
Trtp Generation Handbook contained extensive pass-by rate data for diverse commercial land
uses; the Shoppiog Center land use was greatly expanded to coDtain study results from 100
locations around the United States and included data from 21 sites thxoughout Florida (more than
double the previously published data points). However, the PM Peak Hour-to-other hour
conelation presented jp Trip Generation Sth Edition is absent from the narrative.
The average PM Peak Hour pass-by rate for shopping centers was recorded as 34 percent overall
with an average center size of 329,000 sq It The pass-by rates for other uses were similar, with
average rates considetably higher than the 25 percent value estimated for regional malls by Slade
and Oorove in 1981.
c.~fIIR~...MIilV.wr~tJ>4!JJoI1}~dPndIt'iDrSW~~/IMllllr.m.:
Agenaa Item No. 8A
February 12. 2008
Page 233 of 254
A Study of P.ss-by Rates and Their Applicability in Florid.
Augu't 23, 2006
Page -5-
Transportation and Land Development
The lTE publication, Transportation and Land Development, 2'" Edition, by Stover and
Koepke,IO) presents a generalized list of pass-by rate ranges that is consistent with those found in
the Trip Generation Handbook This information may be useful for generalized discussions to
laypersons, but the more comprehensive data of the Trip Generation Handbook should be used
when estimating pass-by deductions for analytical purposes. It is relevant to this study only
because ofits documentation of pass-by rates.
FOOT Site Impact Handbook
In a boxed statement of its 1998 Site Impact Handbook, The Florida Department of
Transportation recommended generally limiting the allowable pass-by rate to 10 percent of the
adjacent street traffic Ol 25 percent ofthe project's external trip generation potential.. It referred
to the contents of Trip Generation 5th Edition, even including the pass-by fitted curve equation
and PM Peak Hour-to-other hour conelation from that volume. Sources admit the handbook
,
was written without the benefit of the new data or equations conllliped in the Trip Generation
Handbook.
TIPS
The consulting firm Reynolds, Smith & Hills developed the Trip Generation, Internal Capture,
and Pals-by Software (TIPS) fOI FDOL AccOlding to the General Overview of the software,
TIPS was developed by FDO T ''to be a very flexible tool in estimating the traffic generated by
development projects. The software has a prefelled methodology; however, it can be easily
modified by the analyst" ..This permits the reviewer to identifY parts of the traffic generation
process that were changed by the analyst"
Additionally, "(t)he TIPS software was developed from three sources: The Site Impact
Handbook published in 1998 by the Florida Department of Transportation, Trip Generation 7th
Edition (2001) published by the Institute ofT,ansportation Engineers, and the Trip Generation
Handbook (2004) also published by the Institute of Transportation Engineers" ) I)
TIPS not only uses the most recently published lIE trip generation rates and equations for
estimation purposes; it also uses the unconstrained internal capture and pass-by rates most
recently published by ITE, although the data are not complete for some uses. One clearly
c.~nu~$tol~W.fFodr(/'.MfDoo<ll/IIR~~.oOOnl'P",,*,,""-SWf;olfdll~~~
Agenda Item No< 8A
February 12, 2008
Page 234 of 254
Florida Context Pass-by Estimations
The Trip Generation Handbook contains pass-by data for various sizes of diverse land USes on a
national scope. One of the criticisms of the ear lier data sets was the lack of data from Florida
sources. This criticism was generated by a perception that pass-by rates should be considerably
lower for commercial uses in Florida because of tbe seasonal nature of the residents and the
tourist trade. While some merit for that perception may have existed at one time, the data
coUected in Florida and compiled to derive the equations and rates in Trip Generation Handbook
do not appear to support the perception; to the contrary, the data support the opposite conclusion.
For example. the national average pass-by rate for a shopping center was found to be 34 percent.
Table 1 shows the averllge rate for the 21 Florida sites, when isoiated, was 44 percent..
Figures 1 and 2 present scatter plots, fitted curve equations, and correlation factors for the same
data< These figures present data plots that clearly support the premise that smaUer shopping
centers had higher pass-by deduction percentages than supe:r-regional malls, further supporting
the conclusions of Gorove & Slade and Smith.
The Florida shopping center data strongly suggest that the average rate is inappropriate to
estimate pass-by deductions for shopping centers having less than 100,000 square feet of gross
leaseable area These data results suggesr that the shopping trip habits of Florida residents skew
the pass-by rates toward the higher ends of the nationally recorded rate ranges.
Other land uses having available Florida data also strongly indicate that pass-by Iates for some
uses greatly exceed the 2S percent generalization. For example, the Florida fast food restaurants
studied (Table 2) had an average pass-by rate of S3 percent This is compatable to the national
aver1lge rate of 50 percent. Additional Florida-based trip generation estimates for selected uses
are contained in the tables following the References
~lIIrlllldS./iA'rJ.I\f..~Doo~/hconwnIfldt!:/~.ItJr-9WFJr./1lfa~1!IJ.1Alc
The Appendix contains additional tables and chatts showing pass-by late information fot those
land uses that included data from Florida gites.
Every published Traffic Impact Study Guideline in use in southwegt Florida specifies use of Tr ip
Generation as the accepted practice fot estimating site-generated trips; however, only one
guideline specifies the Trip Generation Handbook for pass-by trip estimation. Claims have been
made that, since the. Trip Generation Handbook is a "recommended practice," the contents
therein should not be used for reducing new site-generated trips.
This llIgument is specious: Trtp Generation Handbook is a pllItuer publicatiop to Trip
Generation, Both publications were vetted under a rigorous development aod review process,
C:iO~IIM~~~~'u41tR.:mrrMlld.dPrlt'.icef.1fSWFilddD~,diIt
Agenda Item No. 8A
February 12. 2008
Page 236 of 254
A Study of Pass-by Rates and Their Applicability in Aorld.
August 23, 2006
Page -8.
leoding them more credence than being something that would be "nice to do." Using this logic
a similar mgument oan be made that the accepted partner publication, Trip Generation, is also a
"recommended practice."
Figure I
Figure 2
P'....aI'T~lpJ.'orFlllrlda$h...pJn.C.t1I.JS Pu.4Iy.'lp. for Plllrldll 8hopplI\Q c:'ntl'. <1l1l1/tSp
..
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. .
eo
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Table 2
Pau.by Trips IInd D~verted Link Trips
Wdkdl)'. PM P9k Period
Land U.. 934. Fa"- Food Reftallrantwith Driv.-tMCNSn Window
"
"
AlljaCent
SU'll~PakA~
"'.by Hooc ",ar
Tn,S VolllmB T...Ilk S",m
71 NlA NlA TPD IfIe
" NlA NlA TPO Inc
.. NJA "fA TPDlne
., NJA NJA TPP ''''
.. NJA NlA TPO,Inc:
" N/A NlA TPD. lnc
...
(J 000 SF WqkdayS\lNfI)' #01 TIm.
S_ OLA) l.oadOfl 0... IrlteNlews ,,"'.
NlA '.1 I<Isln.mM.FI. 1955 ,. ""'PM
NlA JI ApoJlka Ft. ".. " ,.. PM
N/A U WinlerSprinCI,FL '''S ~7 ""PM
N1A ., LonlWood FI. 199~ ,0< ,,,PM
NJA " AIQl1lontl!"5pritlp.FL [996 '" ,",PM
"fA ,.. Wfnw "uk FL 1996 m ,,,PM
DiV&!"UId
Prlrmry Non'Pw~ Unk Trip
Trip% b)'Trlpl "
'" N/A
6J N/A
"
JB
21
,.
"Y!tnll!; Pass-1Jr Trip Pm.nasl!.
Av.,... SlIt! (1,000 Sf GLA)
Numtlu ar Studlc)
SOlll'uTrt,GMa1IlionH.MI~Ic^"ITE~UIdellPnctk.s..condE*IIo~
5J PI. SO USA
H fL 3 USA
"R. 11 USA
InIUl/lllDtTJWPOrbIIM~JIlIItJOl)l
O\D~IlPMA~l<-.Ipld~~~1l)o~~W.$1.\I~~~
Agenda Item No. 8A
February 12, 2008
Page 237 of 254
A Study of Pass"by Rates and Their Applicability in Florida
August 23, 2006
Page -9-
Conclusions
The use of pass-by trip deductions is intended to more correctly replicate the actual number of
new trips that are generated by the site. This is important in order to quantify estimated probable
impacts to the over all public street system
At one time, the paucit' of available data provided some justification fOl using more
conservative pass-by rates.. Sufficient supporting data are now available for some land uses to
conclude that pass-by rates in Florida are similar to, jfnot higher than, those found in other parts
of the country. The data contained in Trip Generation Handbook also support the conclusion
that commcrcial pass-by rates in Florida are considerably higher than what is allowed by the
FDO T Site Impact Handbook "25 percent rule" for small square footage shopping centers and for
other commercial uses, such as some types of restaurants and convenience stores.
The codification of technically obsolete data and philosophies is a professional concern that
potentially undermines the credibility of both study preparers and reviewing ageocies
Now over & years old, the sections in the FDa T Site Impact Handbook discussing trip generation
estimation are in serious need of updating.
Although the separation of the data and procedures contained in Tr ip Generation Handbook from
the rest of Trip Generation is a recent action, the contents are still intended to be used
concurrently.
Finally, FOOT's methods have evolved since the publication of Site Impact Handbook, as is
evidenced by their TIPS software which in fact uses ITE Trip Generation Handbook rates aDd
equations. The notion that pass-by trips should be limited to an arbitrarily Jow percentage is no
longer technically supportable.
Recommendations
Reviewing agencies in Florida should recognize that many of the pass-by rates presented in the
most recent edition of the lIE Trip Generation Handbook include data collected at Florida sites
and should consider it sufficient for use in estimating pass-by capture deductions not only for
those uses based on Florida sites but also other uses conrained in the handbook
c-\D~roI~IlCb~f:,).".",~olP.'NlfIUota.mtMldPm:Jiut.-SWFiclidt~lffll
Agenda Item No< 8A
February 12< 2008
Page 238 of 254
A Study of Pass-by Rates and Their Applloblllty In Florida
August 23, 2006
Page -10-
FDOT should update the Site Impact Handbook sectioo pertaining to pass-by capture deduction
estimation to reflect ioformation delioeated in the most recent edition cf Trip Generation
Handbook, preferably incorporating it by reference rather than attempting to rewrite the
nanarive.
References
I) Institute of Transportation Engineers Trip Generation 7w Edition< Washingron, DC. IrE,2003.
2) Institute of Transportation Engineers. Trip Generation Handbook An lTE Recommended Practice
Washington, DC lTE, I998, 2" Edition, June 2004.
3) Moussavi, M., and Gotman, M, "Refinement of Procedures USed for Estimating Pass-By Tlip
Percentages" lTE Journal 62 (May 1992): 13-16
4) Slade, L, and Gorove, F, "Reductions in Estimates of Traffic Impacts of Regional Shopping
Centers." ITE Journal 51 (January 1981): 16-18
5) Kittleson, W" and Lawton, r.. "Evaluation of Shopping Center Trip Types," ITE Journal 57
(February 1987): 35-39.
6) Florida Department of Transportation Site Impact Handbook. Tallahassee, FL FOOl, I998: 58.
7) Smith, S A "A Methodology for Consideration of Pass-by Trips in Traffic Impact Analysis fot
Shopping Centers." lIE Journal 56 (August t986): 37-40,
8) Moussavi, M<, and Gorman, M "A Study of Pass-by Trips Associated wtth Retail Developments."
ITE10urnal61 (MllI"Ch 1991): 43-47
9) Peyrebrune, J C. "Trip Generation Charaatelistics of Shopping Centers" IrE Journal 66 (June
1996): 46.50 .
10) Stover, V, and Koepke, F. Tramportation and Land Development 2"" Edition.. Washington, DC.
lIE, 2003. .
11) Florida Depaltment of 1 JllllSportatiOn. Trip Generation, Internal Capture, and PalS-by Software
(TIPS). Software developed by Reynolds Smith & Ellis for FDOT (vL3.6 March 2005).
c.~~i~~",'4'f~Oo.?I~~lrRtlI:~lIlNd.f'nldju"'Slf"""'a".~,*",
Agenda Item No. 8A
February 12. 2008
Page 239 of 254
A Swdy of Pass-by Rate, and Their Applicability In Aorlda
August 23, 2006
Page .11-
M}Kent
Woek4o, StreetPnk AYe~
51'1e(I.ooO Survey #01 Tim, PnlTJl.1)' Non-Pus- Ohlerted Pass-by Ho,," DIRy
SF GLA) Lo"lIoo D... lntervltws Period Trip'; byTrip" LlnkTrlp% Tr:lp% Volume T,,'" S.,,,,,
H Sernlnole:Cc. fL ,m 82 ,",PM 20 7 73 NJA NJA Tipton Auotlate, In,
H SemlltOleCo fL '99' 9B +HM IS . BI NJA N1A Tipton Auodates, !tic
26 SllmlftoleCo~FL '993 liS 4-6PM " 15 ,. N/A NlA lipwnAuotllttioloc
,. VotlslaCo Fl. '993 9B ""PM 15 " 7< NlA NIA T'tptonAnoclatcl,!nc
I. VollslaCo,FL "" 3S 4f.6PM 2< 2 7< N1A NIA Tipton Anotllll:$ hIe
27 Vol/sileO'. FL ',.,3 "' +6. PM . 5 .7 NlA NIA llpton Auo<:laUlII, Inc
Averaae Pin.by Trip Percenr.se 76 FL 6' USA
Av4!~e. Size {I 000 SF GlA. 2. fL 2B USA
Number of Stud/et 6 Fe IS USA
So.IIUITrlpGetltr.t.tIonl-b~h1ITE~m"""Prw:lCI!l~dEdlllon ""1l1lMc:l~IX>IlE'r(lrowtJllM~
Pa,u.by Trips and Diverted Unk Trips
We.ckday, ftM Pe.kPertod
1..lill'td Un BS'J . Corwtnlenc:. Market with Gasoline Pumps
^~
S.. ""-"", Su'utPuk "'vnte
(1.000 SF WeekdlYSllf'Il}' 001 TOn, Prim", NOfloPu~. U* Trlfl Pau_by H.... Dol"
'"'- GLA) Loollon Due IntervhsW$ P-eriod Trip" by Trip " % Trip % Volume Tnm~ Sou<"
NlA . Orbfldo,PL '992 '" ....PM " .., NlA NIA TPD.Inc:
NlA B.' OrIlIldo,FL '992 ... 1,.-6 PM "" 16 " NlA NIA 11'OIoc
N1A .S Orlando. fL '99' 173 2.11 PM " " HiA NIA 11'0,,",
Avenp Pls's-byTrip 19~ 47 Fe .. USA
Aver. Sill! (1.000 SF GLA) ,. FL ... USA
NumberofSrodIeJ J FL , USA
.s.:.uuIllT'il'G.'IemI"HallldlMMl\l;.MITeR.~t<I~.SlconclE.lllcHl "nltull-o./'Tr_~fnt\Mlm""'lOO+
P.5S~by TripJ and Diverted l-ink "Trip!
Wnllday. PM PliIa){ Period
LandUseUI-QualltyRlIStaunnt
C~oo45$".tpV'JprdlfNY~".~l7ft>Jft//'rf(Jit.'hr!W~~liIdIlc.
Agenda Item No. 8A
February 12. 2008
Page 240 of 254
A Study of Fass-by Rate, and Their Applicability In Florida
AU&"iC23,2006
Fage -12-
u.nd Use 932 p HtSh.turltO'H;r (SIt-down) Restatnnt ~acent
SIJEI 0...... SlreetPw:: A~~l!I
(!.<lOllS/' W"kd;.y.S~ '01 Time PrIn'rMy Nc:.rPau. LInk Trip ......by H"" Cally
SU.. GLA) loa<lon "'.. I........... .....0' Trip % "'7rip% % rrip% V"",,", T"'" .......
NI^ ... Orlando,FL 191)2. 276 1.15. PM. " " NlA NlA TPO.lm:
NI^ , Cwelbut'Y,FL. 199-1 AS ",PM ., " N/A NtA TPO.1m
NIA '.7 Orlando,FL 19~4 108 2-'PM " " NlA NtA TPO,ItK:.
NI' I.' OrbMo.FL I,n '" "'PM .. II NlA NJA TPCtlnc
NlA '.2 OrlNxJo,FL "" 57.1 l-iPM " " .. "IA NtA TPD.lnc:
NlA . Kiulnvnee. FL I'" ... ,..PM " 21 .. NIA NlA TPO.lnc
NI^ 11,4 O,"""",Fl '''' 267 UPM " " " NJA NlA Tro Inc
NlA 11.5 Orlamlo,FL 199' 317 ]:.6 PM 51 :ro " NIA NIA TPD.lnc
Avtl"1iZD fN&.by Trip PerQlllti,p " Fl " USA
Av~ Si" {I 000 SF GlA} 73 FL .. USA
NU/I'i).rcfStudll. . Fl 12 ""
S....I'Cl<TrifG....nIlMHII'IllMdl:NlIT&b_dtdP'n~<<SoooM:!dlllOn J/lJlIUI~r{T~l.'Ifltqlftllr'JUll.:lOO+
Pass-by Trips lor Florid. High-turnovor Sltdown Restaurants
70
60
J 60
i40
Lo
:ro
10
0
0
.
.
.
.
y;;; p31 379l.t1( + 108.6
R2.O.90
2
4
6 8
SI.. (1,000 SF GLA)
10
12
14
c.~""~dffJlr~_byRta:M~Pw;Jit;obt.sWAaliafJ~lft{1<<
Agenda Item No. 8A
February 12, 2008
Page 241 of 254
Lanes,. Volumes, Timings.
t: US41 & Broward Street
Myrtle Woods
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Agenda Item No. 8A
February 12, 2008
Page 242 of 254
Lanes, Volumes. Timings
I: US 4' & Broward Street
Myrtle Woods
PM TOTAL
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Agenda Item No. 8A
February 12. 2008
Page 243 ~54
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Agenda Item No< SA
February 12, 2008
Page 244 of 254
Topic # 625.000'015
Manual of Uniform Minimum Standards
for Design, Construction and Maintenance
for Streels and Highways
May" 2002 I
FIGURE 3 - 15
TYPICAL STORAGE LANE
c:
~fj
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Breklng Dlslance
Queue Length
Left Turn Storage Lane Similar Arrangement For RI ht Tums)
10' to 12' Storege Lane ..If
=ThrOUgh Lene I =
Through Lone ...
'1
'"I
Taper Or Reverse Curve
Stop Control I
Storaoe Queue Lennth . Unslonall%ed Intersections
Turning Vehicles Per Hour 30 60 100 200 300
Required Storage Length (FEET) , 25 50 100 175 250
At signalized Intersections, the required queue lenglh depends on the signal cycle length, the signal phasing
arrangement, and rale of arrivals and departures of turning vehicles
In absence of a turning movemant study, II is recommended Ihal100 fl. of queue lenglh be provided in
urben/suburban areas and 50 ft. of nueue lennth be nrovlded in rural/lawn areas as a minimum.
Taper L.angth And Braking Distance (FEET)
Highway Design Storage Entry Breke To Stop
Speed Speed' Taper Length
. (MPH) (MPH) Urban.'" Rural*u
35 25 70 75 -.
40 30 80 75 .-.
45 35 85 100 <--
50 40/44 105 135 215
55 48 125 ... 260
60 52 145 -- 310
65 55 170 .- 350
. Raaclion Precedes Entry
.. Minimum Braking Distance, Wat Conditions
... Customerv Braklnn Dlslance Wet Conditions
The storage lana may be in place of or In addition to deceleration lenglh (See Section C g,c 3)
<;leomelric Design
3-85
-- _.-._- --~~- - --- -- ~- .'-
Agenda Item No< 8A
February 12, 2008
Page 245 of 254
ARTICLES OFORGANlZATION FOR FLORIDA IlMITED LIABlLfIY COMPANY
ARTICLE 1 .. Name:
The name of the Limited Liability Company is:
""
:Sth
,m"
EC-;
::r:~
s;.~';
","'r
o,o.(rr,
P' ";COt:"
:;ll: ""..,
ARTICLE II . Address: ..0 ~Vl
rhe mailing address and street add,'ess of the pt'ineipal office of the Limited Liability Com"~ny ilil~
UI< 0"'"
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MYr<tle Woods, L.L.C. ___
(MlJ.St end with the wflrds "Limited LiabllilY Company, "Umitcd Company" or their flbbreviation "UC," or"l..C ,'')
Principal Office Addre..:
1330 Forrest Court
Mailln~ Address:
1330 Fon'est Court
MarQ~ Island. FL 34145
MAr~(') 1~1 ~n4 FT, 141.:4..5..-__
ARTICLE III. Registered Agent, Registered Office, & Registered Agent's Signature:
(The Limited Utlbilily Company CUI1ll01 sorvens lis own Registored Agent YOll mU5l designa1e an individual ornno!hcr
bll:l.lnC9S Iln\h)' wi,h pn active Florida regislrotlClon.)
The name and the Florida street address of the ,'egistered agent are:
Cory S. Maile
Name
~
1330 FarTest court
_..~-_.
Florida meet address ~P"O. Box riQI acceptable)
Mar'co Island, FL 34145
City, StR1c. and Zip
HOl'ing been named m registered agent and to accept service ojprocessfor the above stated Um/ted
liobllll)! company at the place de.ignated in this certificate. I h..'eby accept the appointment Ql
registered agent and agree to act in this capacity I further agr'ee to comply with the provisions of all
statUles relating to the proper and camplet" peljomwnce of my duties, and I am familiar with and
accept the obligation, "(3'Y P7Lgent aI pwvidedfor in Chapter 608, FS.
Re . ,ered Agent'. Signature (REQUIRED)
(CONTINUED)
!'loge I 01'2
Agenda Item No. 8A
February 12, 2008
Page 246 of 254
, .
ARTICLE IV.. MRnager(s) or ManRging Member(s):
The name and addless of each Manager or Managing Member' is as follows:
Title:
"MOR" '" Manager
"MORM" '" Managing Member
Name and Addr....:
MGRM
COI'V S. ,Maile.
. j .~':t() Pl'lrrA!C:::t- C'ol,r.t
_~o r~]And FL 1414,
MGRM
Juan C. Macias
....11958 SW, 7?nn ~"'~I""~
Mi#'llT1i. ...EL-..3.3..1..S.3.
(llse altllchment if necessary)
ARTICLE V: Effective date, ifotherthan the dale of filing: 1'.u9"st 1 A 2000:; . (OPTIONAL.)
(If an effective date i. listed, the dale must be specific and cannot be more than live bu.lnes. day. prior
10 or 90 days after the date of filing.)
llEOU"",,"UNA')'" //(L
Signature fit member or Sin autllQotlzed repTescntnllvc of a lDember~
(In accordance with secllon 60S .408(3)1 Florida Slalut~s. the execution
of this document constitutes 8Q affirmation under fhe penalties ofperjulY
thallhe facts stnted herein arc lrue_)
~('Jry ~ M::Iil,Q
Typed or p,intcd name of signee
Fllin~ F'ef..lJ:
$115.00 FlUng FQC !()r Artit'es ofOrganmtlon nnd Deslgnation
of Reg'Uered Agel1t
S 30.00 Cor-lifled Copy (Optional)
$ 5..00 CertincBte or Status (Optlonlll)
pnge 201'2
Agenda Item No, SA
February 12, 2008
Pags 247 of 254
.
,..,
ARTICLES OF AMENDMENT
TO
ARTICLES OF ORGANrZATION
OF
Mvrt1& Woods. L.L.C.
(Present name)
(A florida Limitod Liability Comp."y)
FJ;RST:
The Articles of Organization were filed on August 21, 2006
and assigned document number 106000082744.
SECOND:
This amendment is submitted to amend the following:
ArtieJ.,. rv - Manag"" (a)
The name and address of
as fOol] mils:
0" Managi.ng MB1lll>e".. (..) :
each Manager or Managing .Member is
:J:.i.t].el
"MGR/;:: Manager
,\'MGRM"= Managing Membe:r
Name and Address:
MGRM
~~ Maile
1330 Forrest COllrt_
~~Island. FL 34145
MGRM
,;!!.wL~
11958 SW 72"" .~~--=-
tlliarni. ...u..:.33183
$""
Andres F. Ales _..__~m
10271 SW 12" St.reet. ~g
m
Miami. FL 33111-_ ?J
!+l'~
Rafael Padron. Jr. . c:::
10271 SN 72"" Street. #1~'"
Miami. FL 3JJ.2::!__u__. ~~
Martha vias ~
10271 SW 72"" street. ~102
Miami.. Ii'L 33173
.'
MGRM
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MGRM
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Edward Oiaz
7848 SW 66th St.;l;~,_.._u_
l~iamL FL 33143
authori~ed representative of a member
Cory S. Maile
Typed or printed namG of signee
Filing Fee: $25.00
CAR/nung
g: \data \~lpdoc\c.lientsf\06fOO 7 \16~30b
Agenda Item No. 8A
February 12, 2008
Page 248 of 254
COVENANT OF UNIFIED CONTROL
The undersigned do hl.-'Te::by sweal' or affmll that they are the property owner of record of prop CIty commonly known
as
Mvrtle Woods CrUD. Folio lis 60781QQOOQOo 60780960002. aod 60780920000
nnd legally described in Exhibit A attached hereto.
The properly described herein is the subject of an applicatiDn for phuUled unit development (PlJD) zoning We
hereby designate Dwight Nadeau, Plaruling Mfmager, of RWA, Inc., and Richard D. Yovanovich, AttonIey, of
GoodJette, Coleman & Johnson. P .A., legalleprcscntatives thereot; as the legnl Icprcscntntives of the property and
as such, these individuals are authorized to legally hind all owners of the ptopelty in the conrse of seeking the
nc-c:csslUY approvals to develop This E1uthOlity include!), but is nOllimited to, the hiring and authorization of agents
to assist in the preparation of applications, plans1 surveys, and .shldies necessary to obtain zoning ~pproval on the
site These representatives will remain the only entity to authorize development activity 011 the property until such
time as a new or amended covenant of unified control is delivered to Collier County.
The unden;jgned recognize the following ilnd will be guided accordingly in the pmsuit of development of the
project:
I The plOflelty will be developed and used in conformity with the Ilpprovcd master plan inctuding ull conditions
placed on the development and all commitments agreed to by the appJicant in cormecHotl with the plamlcd unit
development rezoning
2 The legal representative identified hel"ein is responsible fOI compliance with all terms, conditions, safeguards,
and stipulations made at the time of approval of tbe moster plan, even if the property is subsequently sold in
whole OJ in patt, unless and until a new or amended covenant ofullificd control is delivered to and recorded by
Collier County
3. A departure from the provisions of tile approved plans or a failure to comply with any requirements. conditions,
or safeguards provided for in the planned unit development process will constitute a violation of the Lund
Development Coele.
4. All terms and conditions of the planned unit development approvaJ will be incorporated into covenants and
restrictions which run with the land so as to provide llotii::c to subsequent owners that all development activity
ithin Ihe plaml \ lmit devolupment must be consistent with those tt::rms llnd conditions.
5 S long as this . ennnt is in fOlee, Collier County can, upon the discovery of noncompliance wLth the telms,
e uards, fl '.nditions of the pJalmed unit development) seek equitable relief as necessary to compel
Ii nee h <Co ty will not issue pemlits, certificates, Of licenses to OCl:Upy or use any part of the
UI it d t and the County may stop ongoing construction activity until the project is brought
pI 1 ce w 1 t rms, conditions and safegu8nls of the planned \l11it development
Prop rty Owner
__ufNJ~S JJ-<~__.
Printed Name
SIAIEOF fLOIUVA)
COUN1Y OF e-elJ;tlliR)
'D.::!J.....-f
Swam to (or affirmed) and subsclibed before me this '.30 d<lY of _____~~~.~~(~/-..-,"'7)€i ,2006 by
r"""\(Y:lve~
A'O",
who ~sonallY known to I~r has pwduced
as identification
/\'. ;"J,..,'.'L.. Y'<::r~'
{ \.-1 4.Cl.,-" ~-.-A
Notary Public
'0\QC.t".:...<.....1 -\-Oy...\.~nSoi.J
(Name typed, prinled or stamped)
(it)
...
-:--~1
NolaryPllbIiCS\8\<lolFlori<la I
$13Cey T(ll1Il'oson
I'.t1 Cl)lMIi8SIO<l 00471891 .J
E,~...09IWl009 _,
(Serial Number, if an)')
Q:\2005\050035.o1 01 Atn. Myrtle Woods CPUDl0002 Amend CPUD ApplicationlCOVENANT OF UNIFIED
CONTROL.doc
Agenda Item No, 8A
February 12, 2008
Page 249 of 254
Legal Descdptinn
All artois 23, 24, 25. 26, 27 and 2&, Myrtle Cove Acres, UnIt I, as reemdcd in Plat Book 3, Page 3&, of
the Public Recotds of Collie I County, Florida.
0:120051050035.01.01 Alas Myrlle Woods CPUDI0002 Amend CPUD ApplicalionlCOVENANT OF UNIFIED
CONTROL.doc
TJrh Doc:umcoll'rcparcd By .no nftu,n 10:
James R,Sie5KY, Esq.
1000 Tamiami Trail North, Suite 201
Naples, FL 34102
Allrfl,IJa Item No. 8A
:m 3900919 OR: 4104 PG: JtJ;1t1rutt1112,2008
UCORDBD in oruCIAL IICORDI af COllllR cosH~8jJe 250 of 254
oi/131200l at OI,l!lII DVICIIl.. 11OCI, CIIRI
COil 2l2Z005.00
IIC", 10.00
DOC-.70 21ut.10
ietD:
ALOS R moculBS PA
10271 Ii 1l!O S' /leI
KIAHl PI JmJ
hn:dIDNllmbcr: 60790920000 & 60780960002
Warranty Deed
This Indenture, Milde lhis 29th day of
Clyde C. Quinby, a married man
August
, 2006 AD..
Between
of lhe Conn~ or Collier
Myrtle Woods, LLC,
l SIDle of Florida
a Florida ~imited liability company
I grantor,
and
WhD~ addren i~ 1330 Forrest Court, Marco Island, FL 34145
of lilt COMll1r or Collier
Slate nr Flor ida
. grantee.
Witnesseth ll1nt 1nc GRANTOR. ror nnd In cnll~idcraliCln or lhe ~nm of
___u_u_____________n_TEN DOLLARS ($10) ___n_nnnn_______n DOLLA"S,
and olber good and valllable considnBlioll to GRANTOR ill hand paid b;;' URANTEE. lilt rt~tlrl \~htll>(Pr is hcrel:oy at:know1cdlcd. hll.l
gfaJlld. bargained aRlt sold 10 lhe $aid GRANTEE and GRANTEJ:'S heirs. lIIL"CC$~or~ ~nd A$sipl1s ((\fever. lhe foHnwil18 ck~crib<-d land, lilllalc,
lyingAAdbcinginlheCCllllltyo( Collier SI~IC or Florida ItJYo'il
Lot 23, Block A, Myrtle Cove Acres, Unit No.1, accordinq to the plat
thereof recorded in Plat aoolc..3:,-:-:p~4Ja.,.39, of the Public Records of
Collier County, Florida. .....".~. \ ~;J( l...-()(;">.,
,,~:._. \.1\:<" .....-.-..-.. "<." J\i ":':.....
Lots 24, 25 and 26, B.l~e~)~.(-Myrtle cov'e<~~:ie~1 Unit No.1, according
to the plat thereof J r,eco..r't1lS11d...i~ Plat Book\.3, -',Page 39 of the Public
Records of Colliar co~nt1 ,1.E1.Qr::LdA':.'.'...,r..', '\ \
i, ~'\ ....-~..., \ . "
i i/?'<!/;\'\T~~-.)";\2/\ \
Subjeot to 9asementnl r~stri~t~opqtl ~ese"v~t~9n~ common to the
9ubdivi.sion and taxfil~.I]~~...:gtJls,.,Q~,~.f~.Il~, ye~, ~:.?~~ubsequent years.
.', ", \~ I) '''''. '
Subjeot property is V~d~~t, unimproved~prbpJrt.~ and has never assumed
,..,,'f\ ^iT I I' .
the character of homest~.rti,:. . ""~~' <~~:/
<t)/iL ( i\I'<:'~~\ /
llJId tile grlllllor ~s ~",bl' (uHI' warranl the IjlLe II) s~id lanLl, and will ll:-fenrl Ille same 1l!;linSI lawrul tlaims
In Witness Wbereof, the granlor hIlS hereunlo sel 1m hand and su) (he day am! yeu rim nt>ove WTiIl~n.
Signed, seaJed and delivered in our presence:
\k~4/ .1;ftt'~6>-~~
P:in Nalll'f# KA ABDW.SKI
WJ.tn 9S ._
[I", WI 'hl;~j(ll
~ed Name: - AI ..v..d Y/4 II -tlR.lly
ih.tnes8
(If all persons whtunsoever.
.:::-. L.
Clyde C. QIlinby
r u. J\dLllc~s. J765 :\lrllorl 1',,11I11
(S",I)
nad N,,'''ll.lllcl.fLJoIlO!i
STATE OF Florida
COUNTY OF Collier
The fotqotll8 ill&ll1Imenl W1IS Itd:nnwh:dgcd lx'forc IMe Ih;!!.
Clyde C. Quinby, a married man
J'~ tlnynr
August
,2006
by
wOOtrepernlnallyknownIDmCDlwhoh&veprOOPoCcdlhc:ir Florida driver's license lISidcllIirlcalioR
,..11('
:S166@18
m""~':I" l1DDY KAClMAAOWSKI L
! . ll'llotory Publk. $1018 oJ FlorIcIo[
\" ..IMt"""'"""'_....I1.""'.
~ ,IN ':l.rj.f Commlulon #' OD29!ti71
'"", -"'-NolavAon.
S""m.."',
Prin
Nota
AROWSKI
~1~ r(llnllli~sioll L\rlll':s
~ IM1'lh'...."n...nwo,'
Tbb Docum,.1 PrtJI.r<<!lly u.n Rd,,,. C(I:
James H.Biesky, Esq.
1000 Tamiami Trail North, Suite 201
Naplesi FL 34102
*** 3900920 OR' 410\~~~tA~~~i**
, P'a1tEl 2~df'254
RICORDID iD orrlCI~L RICORDS of COLLIIR COUlfY, rL
09/Il/200. at 08:29AK OWIGHT I, BROC(, C.IRI
COIS 121l5l.00
IIC rll 10.00
DOCo.10 5G19.80
"
PmdlDNllmber: 60781000000
RetD:
ALOS & ASSOCIAflS PA
10211 SW 121D Sf '102
NI~KI PL 33113
Warranty Deed
This Indenture, Made lhis 29th day Dr August
John W. Caskey, Jr. a married man
12006 A.D..
Between
of tile CDmlty of Collier I Su(c or Florida.
Myrtle Woods, LLCj 8 Florida limited ~iability company
,grantof, md
wluc adilJf$& is; 1330 Forest Court, Maroo Island, FL 34145
of the Comty of Coll.iQr
Stale Qr Florida
1 grantee.
Witnesseth char !hi! GRANTOR., ref arr.1 ill <:oo!.idtralion Qftht SlIm of
________________________'l'EN DOLLARS ($10) ----------------------- DOLLARS.
lUUl clhar &~ &I\lI ylllw~<: OJ!Ui&:r~lion ItJ GRANTOR in h~ paid by GRANTEE. lht reoeipl whmi'of i, hem>y l1C;knowlqed, l\&,
ilr.lMlod. 't>6rl/lined wd MIld to the sald GRANTEE llIld OM:lff,F.B'S'''heirs...5l1A:.t:'.IOB ilI1d ilSiiilll'lS fWeYer, the rol'owi~ dClllCrit>ed IIlIId. lituale.,
l)'iJll: llIld brill8 in lheCOWIIy of Collier .'_ <-~:- .~: r~"r~ C' C) fi~)<t-o~".~lO:rida 10 will
Lots 21 and 28, B100k.,~;,.~liTfi:"-~M--~~V;:tJ~:i-~ On., as recorded in
Plat Book 3, Page 3~{~~XiC Records of Col~~er '~ountYI Florida.
. ,
/' _,/ \. '_""'---"'-'- "'c.__.__.....,. ~'_' r", '\. \
Subject to Q8Semep.ts,/ restr::iJqt;:ion@,1 rliiRe:r;vatior.i, OOton to the
sul:xtivision and ~'axar. ,,~9_;:_}:.h~J~fr'{1~-,Y.8~1~.Cl<~,--~Ub8 quent years,
Subjeot propertYli.fhd~~~Vub}p~f'~~!.J~!A~( ~nd as never assU1ll8d
the charaoter of ~~~~8t1.ea~1\ \. -, / j rf, \ I ! !
1 ( ,\..., \",,~.. .. '.,,' /'."' 1-:') ,.. .., i I
\,~~~ \-. ---' ,---......' '~"'~""" "J'" / "/
\ . "1t I .' ,':"-'1'
",~,( '~
, , ~ ;~~~<:>'~/
r. :-"'" -~~,.~ <-<',>~~/
J '1.[ ''': (-'1" ,l.. /
'--"" it: ,..,\\.'--, - .
M<i the glWltor dQel, hem.y filll)' W&n3JIt lhe ~tle '0 i-ald liUld. VIII will dcfcrtd the lialllC "1(";1\51 lawftJ claims of all pcr$On.\. ~'C>",
~~gn':~::<dW0;:~~:;i~' h~d .,d ~ ,'" ~, .00 ,= 6n':' C5
skey, Jr.
llnm MCDlIt, Nlplcs,. Fl.34IQl
,tK7
tt'.:,
j1.1-~FqIJ5
P.O. A&i=.s: IJOJ Cuntw AnulUc, Nlplf5. .'L}.lIOl
STATE OF
COUNTY OF
The fcnqj:oing insuvrncnl WU ~<,kno""'le>lHoo ber"", ,n" ll,,~
John W. Caskey. Jr'l a married man
do.~' o(
August
.2006 by
wbosrepelS(:m&ll}'kno....'11ll1mc OJ< "t.()ha~e I'rnOOood lheir
. "Il"""""" :l>.ido:J1ijfiOl'!iCll. (IV>
. . ..<,'1 H. 0<
'./,,'\ ,......... 0"" it
/ "'~:.'fl 0 1'" "\ (\.
'; ~:~" '. .1l1j>1.."C~ IIVMlIIl!SSIONEXPlRe'S~1'Ill1Jf\10
.:<L....:Jiti,.I'Q.. ,r:......: MIWMM ~ "f"","VI
.~;)...~t:J..: -";:',~'~;;
...; '"' '.\V Ii' .".....; ;,,, i
~\,1j, '..'~1>.. L! c >' c.' f
'. " o,;-.:,c."'''~'.' ",",",:
'" . v ".,. <lIIlI".l> 1.....'U<'Zr.1~b)'''ul(U':;yIll<....''''-.:tIJ. (IMl'b).IIS'I'"",I1,ll/tl.1
.'.'. ~iil fOU''-'' .' ""
I iilllt ,) \\",
__~~'!~.1111~'1,\_" ~_
Agenda Item No. 8A
February 12, 2008
Page 252 of 254
RWA, Inc.
6610 Willow Pmk Drive
Suite 200
Naples, Florida 34109
To Whom It May Concern:
Please be advised that authorization is hereby given to the firms of RWA, Inc and Goodlette, Coleman &
Johnson, P.A., to act as agents in all actions relating to the permitting of a commercial land use on the
following desclibcd lands:
All oflols 23, 24, 25, 26, 27 and 28, Myrtle Cove Acres, Unit 1, as recorded in Plat !:look 3, Page
38, ofthc Pnblic Records olCollicr County, I'l0rida.
~~7
dres F. Alas, Managing Member
Myrtle Woods, LLC.
BY:
STATE OF FLORIDA
COUNTY OF COLLIER
"r:::~2C;.t(
The foregoing instrument was acknowledged hefore me this ,X.> dny 01 '=cg,>'~=j.,,_,
2006, by Andres F. AJIlS, Managing Member of Myrtle Woods, L.LC., ~o is personally known to ~ anr!
who did not take an oath.
o c'CL-<-, -:erNJi..c;yw....J
N6TARY PUDLIC
NOIARYPUBLIC
Commission Number:
WiU1CSS my hand and seal
this ::,u day of D,,"c<,_!~"'eV_, 2006
f ,l''''~
~~;
",~<F
No~ry PU!>lc S~1o 01 FIonda
S"""yTomll1soo
MrCommiMion0D>l71B91
EJ:l'IrS809tM~
Q:'\2005'050035.01_01 Alos Myr1lc Woud~ cpum0002 Amend CPUD Application\Agcnt LetteT doc
Agenda Item No, 8A
February 12. 2008
Page 253 of 254
(i)
AFFIDA VIT
1. Andres F Alas. Managing Member oj Myrtle Woods, L L C, being first duly sworn, depose
and say that Myrtle Woods, LL.C, is the properly owner oj the property described herein. and
which JS the subject mailer oj the proposed hearing: that al! the answer~ to the questions in this
application, ",eluding the di.sclo.swe of interef>t infOl/natioll, all ,ketches, data, Clnd other
f>upplementary matter allached to alld made a pari of this application, are honest and true 10 the
best of my klzowledge and belief Iunder:\tand that the infrmnation requested 011 this application
must be complete and accurate and that the content of this form, whether computer generated or
County printed shall not be significantly altered. Public hearings will not be advertised until this
application i,1 deemed complete, and all requlled mformatiOn has been submitted
A.I property owner, and Managing Member of Alas Myrtle Woods, LIe, I fililher aathorize
Dwight Nadeau, lanningManager of RWA, In', and Richard D. Yovmzovich, Allomey oj
T odtette, Co & JOhS1l0fl, PA, to act as mv representative.1) in any maUer~ regwding this
I t ion.
~IJ.Qb k-o ~ .
T)ped or Printed Name of
Property Owner
The foregoing inSlrllmelU was acknowledged befOlc me tlzi.\ () day oj D ec(('~,
2006, by _. A<"'\drc S F\ \c'cc, _. who "<persolla y known 10 me;or has produced
--
_ as identification
Stale of Florida
County oj Ctrl:lWr
'[).Q.,~\ 'f
n -\ Oc.L-L.1. ~~rv'--JL(YL>YC~
r.,'igtlatute of Notary Public - Stllle of
Florida)
I .o"""r.,.
, ;}Ii
,."d""
Notary Public Stale 01 Florida
Sla<oy T omIktsoo
MyCom",issklo~71agl
"'_ OOIW10119
~.:::)\ c '- ~:.,--~\ To~ \... ~ y\ "Sv---,
(Print, T}pe, or Stamp Commissioned
Name ojNotmy Public)
c
w
E
21
COM
s
~
PROJECT
---- -'-
LOCATION
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30
lEl Y LAKES
31
D\11 ^ mC'~i:.uOn
CONSULTING Civil Engineering
..&. '-, , .L .a.. Swveying & Mapping
DAlE: CLIENT:
June, 200
6610 Wlltuw P~Ii; Drive, Sulle 200
Naples.,Ff01ld!l.3~109
Phllll6': (239) S97.057S
FAX: (239) 597.0578
SC....LE:
N.T.5.
mv,IVN BY: TITLE'
C.L.N.
CHECKEO BY,
D.H.N
,c<o, ,we "'" PROJEC10 5 ~ 0035 0
29 50S 265 NUMBER. .
MYRTLE WOODS LLC
MYRTLE WOODS
SHEET
NUMBER:
1 Of 1
fiLE
NUMBER:
VICINITY MAP