Agenda 12/10/2019 Item # 9D (Resolution -Hammock Park Commerce Centre CPUD)12/10/2019
EXECUTIVE SUMMARY
Recommendation to approve the single petition within the 2018 Cycle 3 of Growth
Management Plan Amendments for transmittal to the Florida Department of Economic
Opportunity for review and comments for an amendment specific to the Hammock Park
Commerce Centre CPUD in the northeast quadrant of the Mixed -Use Activity Center #7 at
the intersection of Rattlesnake-Hammock Road and Collier Boulevard. (Transmittal
Hearing) PL20180002804/CP-2018-8
OBJECTIVE: For the Board to approve the single petition in the 2018 Cycle 3 of amendments
to the Collier County Growth Management Plan (GMP) for transmittal to the Florida Department
of Economic Opportunity and other statutorily required agencies.
CONSIDERATIONS:
• Chapter 163, F.S., provides for an amendment process for a local government’s adopted
Comprehensive Plan.
• Collier County Resolution No. 12-234 provides for a public petition process to amend the
GMP.
• The Collier County Planning Commission (CCPC), sitting as the “local planning agency”
under Chapter 163.3174, F.S., held their Transmittal hearing for the 2018 Cycle 3 petition
on October 3, 2019, continued to October 17, 2019 and further continued to October 31,
2019 (one petition only, PL20180002804/CP-2018-8).
• This Transmittal hearing for the 2018 Cycle 3 considers an amendment to the Future
Land Use Element (FLUE).
The GMP amendment requested is specific to the Hammock Park Commerce Centre CPUD in
the Mixed-Use Activity Center Subdistrict (#7)/Urban Residential Fringe Subdistrict,
approximately 19.13 acres, and is located in the northeast quadrant of Collier Boulevard (CR
951) and Rattlesnake-Hammock Road (CR 864) in Section 14, Township 50 South, Range 26
East (Royal Fakapalm Planning Community). The Hammock Park Commerce Centre CPUD is
already approved for 160,000 sq. ft. of office and retail commercial uses and is undeveloped.
This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended,
specifically amending the Future Land Use Element (FLUE) by: Adding text to the Mixed-Use
Activity Center Subdistrict #7 to allow up to 265 multi-family (apartment) rental dwelling units
in the Hammock Park Commerce Centre CPUD for a gross density of 13.85 DU/A. In the
proposed amendment, Hammock Park Commerce Centre CPUD would be changed to Hammock
Park MPUD to reflect a proposed change to that PUD. No new map is proposed for this
amendment.
The proposed amended text, as recommended by the Collier County Planning Commission
(CCPC), is depicted in Ordinance Exhibit “A.”
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Based on the review of this large-scale GMP amendment petition, including the supporting data
and analysis, staff makes the following findings and conclusions.
• There are no adverse environmental impacts as a result of this petition.
• No historic or archaeological sites are affected by this amendment.
• No net increase in the number of vehicular trips is proposed.
• There are no utility-related concerns as a result of this petition.
• There are no concerns for impacts upon other public infrastructure.
• Adding the residential density of 13.85 DU/A is generally compatible with surrounding
development, most of which is commercial, based upon the high-level review for GMP
amendments.
• The proposed changes to the Mixed-Use Activity Center #7 are consistent with the
purpose of the FLUE’s Mixed-Use Activity Center Subdistrict, including mixed use, high
density, location at a major intersection, proximity to residential development.
The data and analysis provided for the amendment generally supports the proposed changes to
the FLUE. The complete staff analysis of this petition is provided in the CCPC Staff Report.
FISCAL IMPACT: No fiscal impacts to Collier County result from this amendment, as this
approval is for the Transmittal of this proposed amendment. Petition fees account for staff
review time and materials, and for the cost of associated legal advertising/public notice for the
public hearings.
GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board
for Transmittal and its submission to the Florida Department of Economic Opportunity and other
statutorily required agencies will commence the Department’s thirty (30) day review process and
ultimately return the amendment to the CCPC and the Board for Adoption hearings tentatively to
be held in the Spring of 2020.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is
authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes,
The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The
Board should consider the following criteria in making its decision: “plan amendments shall be
based on relevant and appropriate data and an analysis by the local government that may include
but not be limited to, surveys, studies, community goals and vision, and other data available at
the time of adoption of the plan amendment. To be based on data means to react to it in an
appropriate way and to the extent necessary indicated by the data available on that particular
subject at the time of adoption of the plan or plan amendment at issue.” 163.3177(1)(f), FS In
addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys,
studies and data regarding the area, as applicable including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the
elimination of non-conforming uses which are inconsistent with the character of
the community.
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f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35
and consistent with s. 333.02.
h. The need to modify land uses and development patterns with antiquated
subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment and economic development that will
strengthen and diversify the community’s economy.
This item is approved as to form and legality. It requires a majority vote for approval because
this is a transmittal hearing. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING
COMMISSION: That the CCPC forward petition PL20170002804/CP-2018-8 to the Board
with a recommendation of approval, subject to minor edits to the petitioner’s proposed
amendment text (as reflected in the CCPC Staff Report).
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The
CCPC heard this petition at their October 31, 2019 meeting after continuing from the Septe mber
5 and October 3, 2019 meetings. The Planning Commission voted 5/2 to forward the subject
petition to the Board with a recommendation to approve for transmittal to the Florida Department
of Economic Opportunity and other statutorily required agencies, per the staff recommendation.
The dissenters expressed the following concerns/opinions: a) the Growth Management Plan
recognizes this location as a transitional area by designating the subject land as part of the Urban
Residential Fringe Subdistrict; b) no other place along the Collier Boulevard corridor/Urban
Residential Fringe Subdistrict has similar high density; and c) this is not good planning and will
hurt the TDR Program by using just one Transfer of Development Rights (TDR) credit per acre
for an additional 11 dwelling units per acre. The CCPC also recommended five items to be
addressed in the PUD amendment (which will be heard as a companion item to this GMP
amendment petition, should the BCC approve it for Transmittal): 1) require purchase of one TDR
credit per acre; 2) provide a minimum of 18% of the apartments (48) for Essential Services
Personnel; 3) provide a minimum of 10% of the apartments (27) to those earning no greater than
100% of the area median household income; 4) prohibit storage facility use; and, 5) if developed
with apartments, require a minimum of 20,000 square feet of commercial floor area inclusive of
a 5,000 square feet minimum quality sit-down restaurant.
There was one public speaker, John Jenkins, that supports obtaining a commitment from the
developer to include some type of access to accommodate public transportation.
STAFF RECOMMENDATION TO THE COLLIER COUNTY BOARD OF COUNTY
COMMISSION: That the BCC approve petition PL20170002804/CP-2018-8 for transmittal to
the Florida Department of Economic Opportunity, and other statutorily required agencies, for
review.
[Staff reminder: This GMP amendment follows the Expedited State Review process. Chapter
163.3184 (3)(c)1, Florida Statutes, provides that the County Board (local governing body) shall
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hold its Adoption (second public) hearing within 180 days after receipt of agency comments,
unless extended by agreement with notice to the DEO (state land planning agency) and any
affected person that provided comments on the amendment. This notification, review and
comment process period is approximately 7.5 months (225 days) from the time the County Board
holds its Transmittal (initial public) hearing.]
Prepared by: Sue Faulkner, Principal Planner, and David Weeks, AICP, Growth Management
Manager, Comprehensive Planning Section, Zoning Division
ATTACHMENT(S)
1. Transmittal Staff Report CP-18-8 Hammock Prk_Ra_FNL (PDF)
2. Resolution - 110619_(2) (PDF)
3. [Linked] Transmittal Application_Petition Hammock Park (PDF)
4. Legal Ad - Agenda ID 10762 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.D
Doc ID: 10762
Item Summary: Recommendation to approve the single petition within the 2018 Cycle 3 of
Growth Management Plan Amendments for transmittal to the Florida Department of Econ omic
Opportunity for review and comments for an amendment specific to the Hammock Park Commerce
Centre CPUD in the northeast quadrant of the Mixed-Use Activity Center #7 at the intersection of
Rattlesnake-Hammock Road and Collier Boulevard. (Transmittal Hearing) PL20180002804/CP-2018-8
Meeting Date: 12/10/2019
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
11/05/2019 10:24 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
11/05/2019 10:24 AM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 11/05/2019 4:39 PM
Growth Management Department David Weeks Additional Reviewer Completed 11/07/2019 11:16 AM
Growth Management Department James C French Deputy Department Head Review Completed 11/07/2019 5:00 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 11/19/2019 5:28 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/22/2019 3:47 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 11/22/2019 4:48 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/25/2019 8:21 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 11/25/2019 8:34 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 11/25/2019 8:40 AM
Board of County Commissioners MaryJo Brock Meeting Pending 12/10/2019 9:00 AM
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Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 9
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: September 12, 2019
RE: PETITION CP-2018-08/PL20180002804, 2018 Cycle 3 LARGE SCALE
GROWTH MANAGEMENT PLAN AMENDMENT (Companion to PUDA-
PL20180002813) [TRANSMITTAL HEARING]
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
AGENT/APPLICANT/OWNER(S):
Agents: Alexis Crespo, AICP
Waldrop Engineering
28100 Bonita Grande Dr. #305
Bonita Springs, FL 34135
Richard Yovanovich, Esq.
Coleman Yovanovich Koester
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
Owner/Applicant: Wilton Land Company, LLC
206 Dudley Road
Wilton, CT 06897
GEOGRAPHIC LOCATION:
The ±19.13-acre site is located at the northeast corner of the intersection of Collier Blvd. (CR 951) and
Rattlesnake Hammock Road (CR 864), in Section 14, Township 50 South, Range 26 East. (Royal
Fakapalm Planning Community).
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REQUESTED ACTION:
The applicant proposes a large-scale Comprehensive Plan amendment (text-based only) to the Future Land
Use Element (FLUE) to amend the Mixed-Use Activity Center Subdistrict #7 to increase residential density
in the northeast quadrant, within the Hammock Park Commercial Planned Unit Development (CPUD), to
allow a maximum of 265 multi-family (rental apartment) dwelling units. The request is also to reflect the
proposed PUD amendment from CPUD to Mixed Planned Unit Development (MPUD) via a companion
petition that will be reviewed at the Adoption hearing for this GMPA petition (assuming it is transmitted).
The proposed amended text is as follows (reflected in the Ordinance Exhibit A):
(Single underline text is added, single strike-through text is deleted).
Master Planned Activity Centers [Pg. 59]
*** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** ***
The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and
Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 68.3
acres and the southeast quadrant may have a total of 49.2 acres, for a total of 197.5 acres maximum in the
entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in
Mixed Use Activity Centers. Multi-family (apartment) uses shall also be permitted in the northeast quadrant
within the Hammock Park MPUD and shall be limited to a total of up to 265 multi -family (apartment)
dwelling units. The addition of the 9.3 acres to the northeast quadrant of the Activity center shall not be
the basis for adjacent parcels to be rezoned to commercial pursuant the Office and Infill Commercial
Subdistrict. With respect to the +/- 19 acres in the northeast quadrant of Activity Center #7, said acreage
lying adjacent to the east of the Hammock Park Commerce Center MPUD, commercial development
(exclusive of the allowed “1/4 mile support medical uses”) shall be limited to a total of 185,000 square feet
of the following uses: personal indoor self-storage facilities – this use shall occupy no greater than 50% of
the total (185,000) building square feet; offices for various contractor/builder construction trade specialists
inclusive of the offices of related professional disciplines and services that typically serve those
Proposed
Project Site
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construction businesses or otherwise assist in facilitating elements of a building and related infrastructure,
including but not limited to architects, engineers, land surveyors and attorneys – these offices of related
professional disciplines and services shall occupy no greater than 50% of the total (185,000) building squ are
feet; warehouse space for various contractor/builder construction trades occupants; mortgage and land title
companies; related businesses including but not limited to lumber and other building materials dealers,
paint, glass, and wallpaper stores, garden supply stores – all as accessory uses only, accessory to offices for
various contractor/builder construction trade specialists or accessory to warehouse space for various
contractor/builder construction trades occupants; management associations of various types of buildings or
provision of services to buildings/properties; and, fitness centers.
PURPOSE/DESCRIPTION OF PROJECT:
The purpose of the Growth Management Plan Amendment is to amend the FLUE to increase the allowable
residential density in the northeast quadrant of the Mixed Use Activity Center #7, within the Hammock
Park Commerce Center CPUD limited to 265 multi-family rental apartments only (13.85 DU/A).
Residential use is allowed in the Activity Center but the two easterly two quadrants, including the subject
site, are limited to the density allowed in the Urban Residential Fringe Subdistrict – 1.5 DU/A or 2.5 DU/A
with use of Transfer of Development Rights credits. The Activity Center boundaries and acreage will
remain the same. There is a companion Planned Unit Development Amendment (PUDA) zoning petition
(PL201800002813) that is requesting to add residential use to the previously approved mixture of retail,
commercial and office uses and to revise the name of the project to Hammock Park Mixed Use Planned
Unit Development (MPUD).
SURROUNDING ZONING, FUTURE LAND USE DESIGNATION, AND CURRENT LAND USE:
Subject Property:
The +19.13-acre subject site is currently zoned Hammock Park Commerce Centre CPUD allowing uses
from the Commercial Professional and General Office District (C-1), Commercial Convenience District
(C-2), and Commercial Intermediate District (C-3) zoning districts. The Future Land Use designation of
the PUD as shown on the FLUM is Urban Designation, Commercial District, Mixed Use Activity Center
#7 Subdistrict but is also considered within Urban Residential Fringe Subdistrict. The site is currently
undeveloped.
Surrounding Properties:
North: To the north is zoned the Good Turn MPUD and is designated Urban, Commercial District,
Mixed Use Activity Center #7 Subdistrict and Urban Residential Fringe Subdistrict; it is
currently undeveloped but approved for a maximum of 100,000 square feet of commercial land
uses and/or a variety of skilled nursing care facilities. Further to the north is undeveloped land
that is zoned C-4 and has the same FLUM designation.
South: Immediately adjacent to the south (across Rattlesnake Hammock Road) is a portion of the
2,262-acre Hacienda Lakes MPUD, a development of regional impact (DRI) approved for a
wide variety of residential and commercial uses (with a maximum gross density of 0.78 DU/A).
The area directly south is currently under development and is designated Urban, Commercial
District, Mixed Use Activity Center #7 Subdistrict and Urban Residential Fringe Subdistrict.
Further to the south is the Collier Regional Medical Center. The Medical Center is zoned
Collier Regional Medical Center PUD (approved for hospital and related uses). The most
northerly portion of the Collier Regional Medical Center PUD is designated Urban,
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Commercial District, Mixed-Use Activity Center #7 Subdistrict and Urban Residential Fringe
Subdistrict, and the southern portion is designated Urban, Mixed Use District, Urban
Residential Fringe Subdistrict.
East: To the east is the McMullen MPUD that is currently undeveloped but is approved for 185,000
square feet of commercial development. It is designated Urban, Commercial District, Mixed
Use Activity Center #7 Subdistrict and Urban Residential Fringe Subdistrict. Further to the
east is a portion of Hacienda Lakes MPUD, currently under development and designated
Urban, Mixed Use District, Urban Residential Fringe Subdistrict.
West: Immediately adjacent to the west (across Collier Boulevard), is the Naples Lakes Country Club
PUD. The southeast corner of this PUD is designated Urban, Commercial District, Mixed-Use
Activity Center #7 Subdistrict, developed with commercial uses (grocery anchored shopping
center) and is approved for a maximum of 110,000 square feet of commercial land uses.
Further to the west is the residential and golf course development components of the Naples
Lakes Country Club PUD, which are designated Urban, Mixed Use District, Urban Residential
Subdistrict.
Justifications for Proposed Amendment:
The amendment is consistent with other Goals, Objectives and Policies of the Growth Management Plan
(GMP), which promote mixed use development and connectivity. The petitioner states, “The Property is
within a designated Mixed-Use Activity Center, which is specifically intended to provide for concentrated
commercial and mixed-use development with “carefully configured access to the road network”. Activity
Center #7 in general encompasses 197.5+/- acres and includes a diverse mix of approved Mixed Use
Planned Unit Developments (MPUDs).” The applicant’s justification for the requested amendment is to
meet the market demands for multi-family rental housing, while continuing to offer opportunities for
commercial development in this Mixed Use Activity Center #7 Subdistrict. The petitioner believes this
location will allow for residents to live, shop and work within a convenient travel distance.
The petitioner submitted a market study with his application that indicated that there is a demand in Collier
County for multi-family rental housing that would be supported at this location. One recent development
(Orchid Run located at the southwest corner of Golden Gate Parkway and Livingston Road) of new multi-
family rental housing at market price has been very well received. Although a number of other market-rate
multi-family rental housing developments are in various stages currently , the market study indicated that
the occupancy rate for market rate apartments has been hovering just above 95% for the past five years,
which is indicative of a very tight under-supplied rental market.
The subject site is located in the northeast quadrant at the intersection of two arterial roadways, Rattlesnake
Hammock Road and Collier Boulevard, as well as easy access to I-75. Hammock Park MPUD’s location
is within 1 mile of the high employment center of Collier Regional Medical Center; and within 6 miles of
Naples downtown, Collier County schools in Lely, Naples Community Hospital Downtown, Collier County
government offices, multiple shopping areas (including Coastland Center), and many other employment
locations. With easy access to two arterial roadways and commuting times and distances potentially
reduced, this location can be attractive to prospective renters. This location is well situated for a mixed-
use development with market-rate multi-family rental housing.
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Identification and Analysis of the Pertinent GMPA Criteria in Florida Statutes Chapter 163.3177:
Section 163.3177(1)(f): All mandatory and optional elements of the comprehensive plan and plan
amendments shall be based upon relevant and appropriate data and an analysis by the local government that
may include, but not be limited to, surveys, studies, community goals and vision, and other data available
at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react
to it in an appropriate way and to the extent necessary indicated by the data available on that particular
subject at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed
a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data,
and supporting documents for proposed plans and plan amendments shall be made available for public
inspection, and copies of such plans shall be made available to the public upon payment of reasonable
charges for reproduction. Support data or summaries are not subject to the compliance review process,
but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may
be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted may be
evaluated. However, the evaluation may not include whether one accepted methodology is better than
another. Original data collection by local governments is not required. However, local governments
may use original data so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and Demographic
Research or generated by the local government based upon a professionally acceptable methodology.
The plan must be based on at least the minimum amount of land required to accommodate the medium
projections as published by the Office of Economic and Demographic Research for at least a 10 -year
planning period unless otherwise limited under s. 380.05, including related rules of the Administration
Commission. Absent physical limitations on population growth, population projections for each
municipality, and the unincorporated area within a county must, at a minimum, be reflective of each
area’s proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a) 2. The future land use plan and plan amendments shall be based upon surveys,
studies, and data regarding the area, as applicable, including:
(a) The amount of land required to accommodate anticipated growth.
(b) The projected permanent and seasonal population of the area.
(c) The character of undeveloped land.
(d) The availability of water supplies, public facilities, and services.
(e) The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
(f) The compatibility of uses on lands adjacent to or closely proximate to military installations.
(g) The compatibility of uses on lands adjacent to an airport as defined in s.330.35 and consistent with
s. 333.02.
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(h) The discouragement of urban sprawl.
(i) The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
(j) The need to modify land uses and development patterns within antiquated subdivisions.
STAFF ANALYSIS
The Future Land Use Element (FLUE) states, “The Mixed-Use Activity Center concept is designed to
concentrate almost all new commercial zoning in locations where traffic impacts can readily be
accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal
points within the community. Mixed Use Activity Centers are intended to be mixed-use in character.
Further, they are generally intended to be developed at a human -scale, to be pedestrian-oriented, and to be
interconnected with abutting projects – whether commercial or residential. Street, pedestrian pathway and
bike lane interconnections with abutting properties, where possible and practicable, are encouraged.”
Within the Mixed Use Activity Center Subdistrict, the FLUE states, “If such a project is located within the
boundaries of a Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict,
eligible density shall be as allowed by that Subdistrict.” Residential land uses in the Urban Residential
Fringe Subdistrict may be allowed at a maximum base density of 1.5 units per gross acre, plus any density
bonus that may be achieved up to 1.0 unit per gross acre via the transfer of up to one (1.0) dwelling unit
(TDR, transferable development right) per acre from lands located within one mile of the Urban Boundary
and designated as Rural Fringe Mixed Use District Sending Lands. This provision allows a maximum
density of 2.5 DU/acre.
The maximum density as described above will only allow for 48 DUs (19.1 3ac * 2.5DU/a = 47.825 DUs).
The applicant is requesting 265 multi-family dwelling units, which is contingent on this Growth
Management Plan Amendment (GMPA). The GMPA is requesting text be added to allow 265 residential
units (rental apartments only) within Hammock Park MPUD, yielding a density of 13.85 DU/A (265 DUs
/19.13 A = 13.85 DU/A), and without use of TDR credits.
If this project was located on the west side of Collier Boulevard within the Mixed-Use Activity Center #7,
it would be eligible for a maximum density of 16 DU/A, instead of 2.5 DU/A (using TDR credits). The
applicant stated that the approved density of Hacienda Lakes PUD (as you move further east from the
urbanized area and Collier Blvd.) serves as the transition from Urban to Agricultural/Rural area (the Urban
Residential Fringe Subdistrict is intended as that transition – it is a 1-mile corridor along the east side of
Collier Blvd., south of Beck Blvd.).
There are a wide range of uses approved in the area surrounding Hammock Park CPUD. The uses range
from an MPUD to the north; a PUD/DRI to the east and south with a full gamut of retail and commercial
uses; a PUD to the south that consists of a hospital and related uses; and a PUD to the west with residential,
golf course and commercial development. The addition of residential use to the northeast quadrant of the
Mixed-Use Activity Center within the Hammock Park CPUD is consistent with the concept of a true mixed
use development, the FLUE’s intent for a Mixed Use Activity Center, and thus is not out of character with
the surrounding area.
Compatibility can be more specifically addressed at time of zoning, and may include building height and
size limitations, setback and buffer requirements, etc.
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Environmental Impacts and Historical and Archaeological Impacts:
Craig Brown, Senior Environmental Specialist reviewed and approved the petition in December 2018. He
noted the following: A PUD Ordinance #07-30 was approved. The property was 19.13 acres, 13.64 acres
of wetland; 15% preserve was required or 1.63acres; the property has been partially cleared. No EAC
(Environmental Advisory Council) review is required; no changes to the Environmental Goals and Policies
of the Conservation and Coastal Management Element.
Public Facilities Impacts:
Eric Fey, Senior Project Manager with Collier County Public Utilities Engineering & Project Management
Division, completed his review and approved this petition (for potable water, sanitary sewer and solid
waste) in May 2019.
Transportation Impacts:
Michael Sawyer, Project Manager with Collier County Transportation Planning, completed his review and
approved this petition in February 2019.
Collier County Public Schools Impacts:
At this time there is existing or planned capacity within the next five years for the purposed development
at the elementary, middle and high school levels. At the time of site plan or plat the development would be
reviewed for concurrency to ensure there is capacity either within the concurrency service area the
development is located within or adjacent concurrency service areas.
The petitioner states there are no significant or adverse impacts upon any of the public facilities (potable
water, sanitary sewer, arterial and collector roads, drainage, solid waste, parks, schools, fire control and
EMS) and staff concurs.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC) Section
10.03.05 A, was duly advertised, noticed, and held on June 19, 2019, 5:30 p.m. at South Regional Library,
8065 Lely Cultural Pkwy., Naples, FL 34113. This NIM was advertised, noticed, and held jointly for this
large scale GMP amendment and the companion Planned Unit Development Amendment (PUDA) petition.
The applicant’s team gave a presentation and then responded to questions. Approximately 11 members of
the public along with approximately 6 members of the applicant’s team and County staff signed in at the
NIM. Commissioner Donna Fiala was also in attendance. Agent Alexis Crespo presented the project. The
public asked questions about the project details. The consultant explained the PUDA application included
reducing commercial square footage and adding a maximum of 265 multi-family market-rate rental
dwelling units. There was no opposition expressed at the meeting. There were questions concerning the
reduction in commercial equaling the number of residential trips – they will; will the housing be apartments
or condominiums – apartments; will there be additional restaurants – probably due to the success on US41
at Collier Blvd. The consultants explained the trips generated from the project would not increase beyond
the previously approved total number of trips, the pattern of travel times might be different. The meeting
ended at approximately 6:30 p.m.
[synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section]
9.D.1
Packet Pg. 400 Attachment: Transmittal Staff Report CP-18-8 Hammock Prk_Ra_FNL (10762 : Hammock Park GMPA)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 8 of 9
FINDING AND CONCLUSIONS:
• There are no adverse environmental impacts as a result of this petition.
• No historic or archaeological sites are affected by this amendment.
• There are no utility-related concerns as a result of this petition.
• There are no concerns for impacts upon other public infrastructure.
• Adding the residential density of 13.85 DU/A is generally compatible with surrounding
development, most of which is commercial.
• The proposed changes to the Mixed Use Activity Center #7 are consistent with the purpose of the
FLUE’s Mixed Use Activity Center Subdistrict, including mixed use, high density, location at a
major intersection, proximity to residential development.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on August 15, 2019. The criteria for GMP
amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida
Statutes. [HFAC]
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition PL20180002804/CP-
2018-8 to the Board of County Commissioners with a recommendation to approve for transmittal to the
Florida Department of Economic Opportunity and other agencies required by Statute, subject to replacing
the petitioner’s added sentence with Staff’s rewrite:
Petitioner’s added sentence:
“Multi-family (apartment) uses shall also be permitted in the northeast quadrant within the Hammock Park
MPUD and shall be limited to a total of up to 265 multi-family (apartment) dwelling units.”
Staff’s rewrite:
“The previously established residential density limits in the Mixed Use Activity Center Subdistrict
notwithstanding, up to 265 multi-family rental apartments shall be allowed in the northeast quadrant within
the Hammock Park MPUD.”
9.D.1
Packet Pg. 401 Attachment: Transmittal Staff Report CP-18-8 Hammock Prk_Ra_FNL (10762 : Hammock Park GMPA)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 9 of 9
9.D.1
Packet Pg. 402 Attachment: Transmittal Staff Report CP-18-8 Hammock Prk_Ra_FNL (10762 : Hammock Park GMPA)
9.D.2
Packet Pg. 403 Attachment: Resolution - 110619_(2) (10762 : Hammock Park GMPA)
9.D.2
Packet Pg. 404 Attachment: Resolution - 110619_(2) (10762 : Hammock Park GMPA)
9.D.2
Packet Pg. 405 Attachment: Resolution - 110619_(2) (10762 : Hammock Park GMPA)
HAMMOCK PARK GMPA
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PL20180002804/CP-2018-8
APPLICATION
1
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATOIN NUMBER: ___________________ DATE RECEIVED: ______________________________
PRE-APPLICATION CONFERENCE DATE: __________________________________________________
DATE SUFFICIENT: ______________________________________________________________________
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning
Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-
2400.
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified
in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy
the deficiencies. For additional information on the processing of the application, see Resolution 97-431
as amended by Resolution 98-18 (both attached). If you have any questions, please contact the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A.Name of Applicant ______________________________________________________________
Company _______________________________________________________________________
Address _________________________________________________________________________
City ______________________________ State _____________________ Zip Code __________
Phone Number ______________________ Fax Number ________________________________
B.Name of Agent * _________________________________________________________________
•THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company________________________________________________________________________
Address ___________________________________________________________________
City ___________________________ State ____________________ Zip Code ________
Phone Number ____________________ Fax Number ___________________________
C.Name of Owner (s) of Record ____________________________________________________
Address _________________________________________________________________________
City ___________________________ State ___________________ Zip Code ________
Phone Number _______________________ Fax Number ______________________________
D.Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application.
II.Disclosure of Interest Information:
A.If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the percentage
of such interest. (Use additional sheets if necessary).
2
Name and Address Percentage of Ownership
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
B. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each.
Name and Address Percentage of Stock
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address Percentage of Interest
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners.
Name and Address Percentage of Ownership
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee,
or a Partnership, list the names of the contract purchasers below, including the officers,
stockholders, beneficiaries, or partners.
Name and Address Percentage of Ownership
__________________________________________ _________________________
__________________________________________ _________________________
3
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
Date of Contract: __________________
F. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust.
Name and Address
________________________________________________________
________________________________________________________
________________________________________________________
________________________________________________________
G. Date subject property acquired ( ) leased ( ):________Term of lease______yrs./mos.
If, Petitioner has option to buy, indicate date of option:______________ and date
option terminates: ______________, or anticipated closing: _______________________.
H. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
III. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION ______________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
B. GENERAL LOCATION _____________________________________________________________
_________________________________________________________________________________
C. PLANNING COMMUNITY D. TAZ _____________________
E. SIZE IN ACRES F. ZONING _________________
G. SURROUNDING LAND USE PATTERN________________________________________________
H. FUTURE LAND USE MAP DESIGNATION(S)____________________________________
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
_______ Housing Element _______ Recreation/Open Space
_______ Traffic Circulation Sub-Element _______ Mass Transit Sub-Element
_______ Aviation Sub-Element _______ Potable Water Sub-Element
_______ Sanitary Sewer Sub-Element _______ NGWAR Sub-Element
_______ Solid Waste Sub-Element _______ Drainage Sub-Element
4
_______ Capital Improvement Element _______ CCME Element
_______ Future Land Use Element _______ Golden Gate Master Plan
_______ Immokalee Master Plan
B. AMEND PAGE (S) _________________OF THE _______________________________ELEMENT
AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary:
_________________________________________________________________________
_________________________________________________________________________
_________________________________________________________________________
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM ______________________________
TO _______________________________________________________________________________
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
________________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
E. DESCRIBE ADDITINAL CHANGES REQUESTED: ________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
V. REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8-
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
__________ Provide general location map showing surrounding developments (PUD,
DRI’s, existing zoning) with subject property outlined.
__________ Provide most recent aerial of site showing subject boundaries, source, and
date.
__________ Provide a map and summary table of existing land use and zoning within
a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
__________ Provide map of existing Future Land Use Designation(s) of subject property
and adjacent lands, with acreage totals for each land use designation on
the subject property.
C. ENVIRONMENTAL
___________ Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE.
___________ Provide a summary table of Federal (US Fish & Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.).Identify historic and/or
5
archaeological sites on the subject property.
D. GROWTH MANAGEMENT
Reference F.A.C. Chapter 163-3177 and Collier County’s Capital Improvements Element
Policy 1.1.2 (Copies attached).
1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
___________Is the proposed amendment located in an Area of Critical State
Concern? IF so, identify area located in ACSC.
___________Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S. ?
___________Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? Does the
proposed amendment create a significant impact in population which is
defined as a potential increase in County-wide population by more than 5% of
population projections? (Reference Capital Improvement Element Policy 1.1.2). If
yes, indicate mitigation measures being proposed in conjunction with the
proposed amendment.
__________ Does the proposed land use cause an increase in density and/or intensity
to the uses permitted in a specific land use designation and district
identified (commercial, industrial, etc.) or is the proposed land use a
new land use designation or district? If so, provide data and analysis to support
the suitability of land for the proposed use, and of environmentally sensitive land,
ground water and natural resources.
E. PUBLIC FACILITIES
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
__________ Potable Water
__________ Sanitary Sewer
__________ Arterial & Collector Roads; Name specific road and LOS
____________________________
____________________________
____________________________
____________________________
__________ Drainage
__________ Solid Waste
__________ Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
2. ________ Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e. water, sewer, fire
protection, police protection, schools and emergency medical services.
3. ________ Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire
protection and emergency medical services.
F. OTHER
Identify the following areas relating to the subject property:
6
______ Flood zone based on Flood Insurance Rate Map data (FIRM).
______ Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps)
______ Traffic Congestion Boundary, if applicable
______ Coastal Management Boundary, if applicable
______ High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
______ $16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus proportionate share of advertising costs)
______ $9,000.00 non-refundable filing fee for a Small Scale Amendment made
payable to the Board of County Commissioners due at time of submittal.
(Plus proportionate share of advertising costs)
______ Proof of ownership (copy of deed)
______ Notarized Letter of Authorization if Agent is not the Owner (See attached form)
______ 1 Original and 5 complete, signed applications with all attachments including
maps, at time of submittal. After sufficiency is completed, 25 copies of the
complete application will be required.
* If you have held a pre-application meeting and paid the pre-application fee of $250.00 at the
meeting, deduct that amount from the above application fee amount when submitting your
application. All pre-application fees are included in the total application submittal fee. Otherwise
the overage will be applied to future proportionate share advertising costs.
* Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1”=400’ or at a scale as determined during the pre-application meeting.
HAMMOCK PARK GMPA
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PRE-APPLICATION MEETING
NOTES
HAMMOCK PARK GMPA
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LEGAL
EXHIBIT III.A.
LEGAL DESCRIPTION
14 50 26 S1/2 OF SW1/4 OF SW1/4 LESS R/W, AND W80FT OF S1/2 OF SE1/4
OF SW1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4336 PG 3681, AND
N30FT OF N1/2 OF NW1/4 OF NW1/4 OF SEC 23-50-26 LESS R/W
HAMMOCK PARK GMPA
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PL20180002804/CP-2018-8
AERIAL
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community
¯CR 951CR 951Rattlesnake Hammock Rd
Hammock Park
Aerial Map
Collier County
Exhibit V.A.-2
Frame Time: 2018
HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
ZONING MAP
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community
¯CR 951CR 951Rattlesnake Hammock Rd
Legend
Major Roads
Subject Parcel
Collier County Parcels
A
C-4
PUD
RSF-1
TTRVC
Zoning
PUD
PUD
PUD
RPUD
CFPUD
PUD
PUD
PUD
RPUD
MPUD
MPUD
MPUD
MPUD
MPUD
MPUD
RPUD
RPUD
CPUD
Hammock Park
Current Zoning Map
Collier County
HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
FUTURE LAND USE MAP
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community
¯CR 951CR 951Rattlesnake Hammock Rd
Legend
Major Roads
Subject Parcel
Collier County Parcels
Collier County Future Land Use
Collier Blvd Community Facility Subdistrict
Conservation Designation
Mixed Use Activity Center Subdistrict
Residential Density Bands
Urban Residential Fringe Subdistrict
Urban Residential Subdistrict
Hammock Park
Future Land Use Map
Exhibit V.B
19 +/- Acres
HAMMOCK PARK GMPA
CCPC PACKAGE
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300-FOOT RADIUS MAP
Hammock Park
¯
0 0.075 0.15 0.225 0.3Miles
300 FOOT RADIUS
500 FOOT RADIUS
Collier BlvdRattlesnake Hammock Rd
Collier BlvdExisting Land Use and Zoning Within a Radius of 300 Feet
Exhibit V.A.-3
Hammock Park
Legend
500 foot Buffer
300 foot Buffer
Subject Property
ZONED: MPUDUSE: Vacant Commercial (Good Turn Center MPUD)
ZONED: MPUDUSE: Public Right-of-Way (Rattlesnake Hammock Rd.) Vacant Commercial (Hacienda Lakes of Naples MPUD)
ZONED: PUDUSE: Public Right-of-Way (CR 951) Multi-Family & Golf Course (Naples Lake Country Club; Sierra Meadows) Commercial (Naples Lakes Village Center)ZONED: MPUDUSE: Vacant Commercial (McMullen MPUD)
Subject Propety - 19+/- Acres
Existing Zoning: Hammock Park Commerce Centre CPUDExisting FLUE: Urban Commercial District Mixed use Activity Center, Urban Residential FringeExisting Use: Vacant Commercial
North Zoning: MPUD Use: Vacant Mixed Use (Good Turn Center)South Zoning: MPUD Use: Public Right-of-Way (Rattlesnake Hammock Rd.) Vacant Commercial (Hacienda Lakes of Naples)East Zoning: MPUD Use: Vacant Mixed Use (McMullen)West Zoning: MPUD Use: Public Right-of-Way (CR 951) Multi-Family & Golf Course (Naples Lake Country Club; Sierra Meadows) Commercial (Naples Lakes Village Center)
Adjacent Property
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
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JUSTIFICATION NARRATIVE
Hammock Park GMPA
Justification Narrative
Page 1 of 6
HAMMOCK PARK GMPA
AMENDMENT JUSTIFICATION NARRATIVE
Revised January 2019
The Hammock Park subject property (“Property”) comprises 19+/- acres and is generally
located at the northeast corner of Collier Boulevard (CR 951) and Rattlesnake Hammock
Road in unincorporated Collier County, Florida.
The Property is designated within the Urban Commercial District, Mixed Use Activity
Center #7, and Urban Residential Fringe (URF) future land use designations. The
Property is zoned Commercial Planned Unit Development (CPUD) pursuant to Ordinance
07-30. The CPUD allows up to 160,000 square feet of commercial uses, including
commercial retail and office. The Property is currently undeveloped and partially
vegetated.
The Applicant is requesting a site-specific text amendment to the Future Land Use
Element, Mixed Use Activity Center #7, to allow up to 265 multi-family dwelling units
(limited to rental apartments) within the Hammock Park project, along with the permitted
commercial uses. The amendment will allow for build-out of this quadrant of an arterial
intersection and activity center node with a compact, mixed-use project that provides for
market-rate rental housing in close proximity to available public infrastructure, goods,
services and employment.
The proposed GMPA text amendment applies solely to the Hammock Park property as
described in the application materials and will not apply to other properties in Mixed Use
Activity Center #7.
The companion CPUD rezone application will maintain the ability to develop 160,000
square feet of commercial uses, as well as the option to develop a mixed-use project
containing 265 multi-family dwelling units and 100,000 square feet of commercial uses.
The proposed mixed-use development program provides a vehicular trip generation cap
that ensures the project will not exceed the PM peak hour trip count for the currently
approved 160,000 square feet of commercial uses.
As outlined in detail below, the proposed text amendment will further the County’s stated
goals to:
• Provide a diversity of housing options, particularly market-rate workforce
housing, to address gaps in the existing local housing supply;
Hammock Park GMPA
Justification Narrative
Page 2 of 6
• Accommodate higher density and intensity development within designated
mixed-use activity centers along arterial roadways to reduce development
pressures on rural areas;
• Efficiently use the County’s investment in public infrastructure by locating
intensive land uses in urban-designated areas of the County where
adequate and available public facilities and infrastructure exist;
• Integrate residential and non-residential uses within the same master-
planned development to encourage multi-modal transportation options and
reduce vehicle miles travelled; and
• Uphold the intent of the Urban Residential Fringe (URF) future land use
category by providing the necessary transition between the urban and rural
designated areas of the County.
The following is data and analysis that supports approval of the proposed GMP
Amendment and identifies the request’s appropriateness in relation to the adopted
Goals, Objectives and Policies in the GMP and the requirements set forth in Chapter 163,
Florida Statutes.
PROJECT HISTORY/BACKGROUND
In 2007, the Property was rezoned from Planned Unit Development to Commercial Planned
Unit Development (CPUD) per Ordinance No. 07-30. The CPUD as currently approved
allows for a maximum of 160,000 square feet of commercial retail and office uses. Due to
lacking market demand, the site remains undeveloped.
Since the 2007 zoning approval, all other surrounding parcels have secured zoning
entitlements to allow for similar intensive commercial retail and office development, as well
as Assisted Living Facilities (ALF). Additionally, the Hacienda Lakes MPUD/DRI has been
approved, allowing for a master-planned community consisting of 1,760 dwellings units,
327,500 square feet of retail, 70,000 square feet of office, 135 hotel rooms, and 140,000
square feet of business park uses.
These approvals and the resulting development pattern along the Collier Blvd. corridor have
significantly urbanized this portion of the County and resulted in continued investment in
public infrastructure to serve the growth. These investments include, but are not limited to:
utilities, roadways, transit, schools, Fire/EMS, library and other facilities outlined in Exhibit
IV.E., which includes the Urban Facilities Map.
LOCATION & SURROUNDING DEVELOPMENT PATTERN
The Property is located at the intersection of Collier Boulevard and Rattlensake Hammock
Road, both county-maintained arterial roadways. The site represents infill development
based upon the existing and approved/planned developments surrounding the project.
Hammock Park GMPA
Justification Narrative
Page 3 of 6
Please refer to Table 1 below, which provides an inventory of the immediately adjacent
Future Land Use Categories, zoning districts, and existing land uses.
TABLE 1: INVENTORY OF SURROUNDING LANDS
DIRECTION FUTURE LAND USE ZONING
DISTRICT
EXISTING LAND USE
North Urban Residential Fringe Subdistrict,
Mixed Use Activity Center MPUD Vacant Commercial
(Good Turn Center MPUD)
South Urban Residential Fringe MPUD Vacant Commercial
(Hacienda Lakes of Naples MPUD)
East Urban Residential Fringe Subdistrict,
Mixed Use Activity Center MPUD Vacant Commercial
(McMullen MPUD)
West
Urban Residential Fringe Subdistrict,
Mixed Use Activity Center PUD
Multi-Family & Golf Course
(Naples Lake Country Club; Sierra
Meadows); Commercial
The Property is within a designated Mixed-Use Activity Center, which is specifically
intended to provide for concentrated commercial and mixed-use development with
“carefully configured access to the road network”. Activity Center #7 in general
encompasses 197.5+/- acres and includes a diverse mix of approved Mixed Use
Planned Unit Developments (MPUDs).
The Good Turn Center MPUD immediately to the north of the site is approved for a
maximum of 100,000 square feet of commercial land uses and/or a variety of skilled
nursing care facility uses with a maximum of 200 units (21 du/acre) per Ordinance 09-
53.
The McMullen MPUD to the east of the Property is approved for a maximum of 185,000
square feet of commercial uses pursuant to Ordinance 10-18. Care units are also
permitted in this project utilizing a commercial intensity conversion.
The commercial tract of the Hacienda Lakes MPUD to the south of Rattlesnake Hammock
Road is approved for up to 327,500 square feet of retail land uses and 70,000 square
feet of professional and medical office uses. 135 hotel rooms are also allowed on this
tract.
The surrounding development pattern is indicative of the intent for compact, urban levels
of development at the Collier Blvd./Rattlesnake Hammock intersection to accommodate
the need for goods and services in southern Collier County. Due to historical limitations in
the GMP relating to density in the URF-portion of Activity Center #7, this area is lacking
in multi-family housing types that are closely integrated with commercial uses in the form
of a mixed-use project.
GMP ANALYSIS & CONSISTENCY
• TRANSITION OF DENSITY
Hammock Park GMPA
Justification Narrative
Page 4 of 6
The Property is within the Urban Residential Fringe (URF) Subdistrict per the Collier County
Growth Management Plan (GMP). This subdistrict is specifically sited on the Future Land Use
Map to provide transitional densities between the Urban-designated area along the coast,
and the Agricultural/Rural area generally located 1 mile east of Collier Blvd.
The URF was established in 1989 to provide a transition from the urban area which allowed
a density of 4 units per acre, to the rural area that allowed a density of 1 unit per 5 acres.
Since 1989, the Hacienda Lakes MPUD/DRI has been approved, which fully satisfies the
intended transition of land uses and densities from the arterial frontage to the Urban/Rural
interface one mile east of the Property. Specifically, Hacienda Lakes’ master plan provides for
commercial uses at the arterial intersection, which transitions to residential uses straddling the
future Benfield Parkway, and finally designated preserve tracts along the project’s eastern
edge.
Due to this confirmed development pattern, along with other intervening MPUDs such as
McMullen to the east, the GMP’s intent to provide for a logical transition from Urban to Rural
in this area of the County is not impacted by this amendment.
• ENCOURAGING MIXED-USE DEVELOPMENT PATTERNS
As stated in the Underlying Concepts section of the GMP, “…commercial development
opportunities in the form of Mixed Use Activity Centers are provided to include a mixture
of uses which has the potential to lessen the impact on the transportation system.” The
proposed text amendment is in direct compliance with the intent of this section. The
amendment reduces vehicular trips, provides a bona fide mix of uses in an urban area,
and supports diverse housing options.
Higher densities are necessary to support commercial uses, multi-modal development
patterns, and transit usage, all of which result in reduced vehicle miles traveled. The
Property is ideally located in a mixed-use activity center that currently permits density and
intensity within other approved mixed-use developments surrounding the property. As
detailed in the enclosed Ch. 163 Sprawl Analysis, the amendment directly supports sound
planning principles, including the integration of residential and non-residential land uses.
The requested amendment directly facilitates live-work opportunities in the Urban-
designated area, and locates residents in walking distance to goods, and services and
employment.
• DIVERSE HOUSING & COMPATIBILITY
The property’s location on a key growth corridor in the County makes it an ideal area to
accommodate higher density residential uses. The site is not located adjacent to
established low-density areas that would result in compatibility concerns with neighboring
developments.
The amendment will allow for the development of up to 265 apartment units, which
directly addresses the identified demand for diversified housing to accommodate the
Hammock Park GMPA
Justification Narrative
Page 5 of 6
County’s existing residents and projected population growth. The enclosed Market Study
further substantiates the need for this amendment to meet both short- and long-term
housing needs in the County.
The resulting gross project density is approximately 14 du/acres, which is slightly less
than the allowance of 16 du/acre within the other Mixed-Use Activity Centers throughout
the County. The density proposed is appropriate for the location considering the adjacent
densities and intensities as noted above; the existing and available public infrastructure
in the immediate area; the lack of environmentally sensitive lands and natural resources
on the site; and the demand for higher-density, market -rate workforce housing.
ENVIRONMENTAL
As outlined in the Environmental Report prepared by Passarella & Associates, the site
contains a relatively small amount of wetlands (1.63+/- acres) that are concentrated in
the northwestern portion of the site. The proposed site-specific text amendment to Mixed
Use Activity Center #7 will have no effect on the requirements of the preserve areas
previously approved for the Hammock Park CPUD. The forthcoming PUD application will
retain the required on-site preserve area in full compliance with the GMP and LDC.
A letter from the Florida Department of State, Division of Historical Resources, indicates
no significant archaeological or historical sites are recorded or likely to be present within
the subject property.
Based upon this information, the site is suitable for increased densities due to a lack of
environmental sensitivity and on-site natural resources.
INFRASTRUCTURE
The subject property will be accessed from Collier Blvd., a 6-lane arterial roadway
through a shared access with the Good Turn MPUD to the north, and through two (2)
approved points of ingress/egress along Rattlesnake Hammock Road. As outlined in the
Traffic Impact Statement (TIS) prepared by Trebilcock Consulting, Inc., all roadways
impacted by the project will continue to operate at the County’s adopted minimum Level
of Service through project build-out.
Potable water and sanitary sewer services for this project will be provided by Collier County
Public Utilities (CCPU) through existing infrastructure located along Rattlesnake Hammock
Road.
Exhibit IV.E. demonstrates the property’s proximity to available public infrastructure
including parks, schools, fire, and EMS services. This data reflects that the subject
property is an appropriate location for the addition of density, and the compact
development pattern will effectively utilize the County’s investment in public infrastructure
in this area.
CONCLUSION
Hammock Park GMPA
Justification Narrative
Page 6 of 6
In summary, the proposed site-specific text amendment is justified as follows:
1) The proposed amendment furthers the goals of the Mixed-Use Activity Centers by
encouraging density in an area where it is appropriate and will reduce impacts on
the transportation network;
2) Will further the objectives of the Mixed-Use Activity Centers by providing more
intense mixed-use development in a planned urbanized area;
3) Will allow for a compact and contiguous development pattern along a major
arterial thoroughfare with available public services and infrastructure surrounded
by other mixed used planned developments; and
4) Will be compatible with adjacent existing, planned and approved developments.
Accordingly, the Applicant respectfully requests approval of this petition.
HAMMOCK PARK GMPA
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CHAPTER 163 CRITERIA
Hammock Park GMPA
Sprawl Analysis
Page 1 of 3
Hammock Park GMPA
Chapter 163.3177 Sprawl Analysis
Section 163.3177(6)(a)9.a, F.S., states that “… any amendment to the future land use
element shall discourage the proliferation of urban sprawl.” Section 163.3177(6)(a)9.b, F.S.,
specifies that an amendment shall be determined to discourage the proliferation of urban
sprawl if it incorporates a development pattern or urban form that achieves four of eight
criteria listed in the statute. This Growth Management Plan Amendment provides for a
development pattern that achieves the following five indicators:
(I) Directs or locates economic growth and associated land development to geographic
areas of the community in a manner that does not have an adverse impact on and protects
natural resources and ecosystems.
Response: The proposed Growth Management Plan Amendment (GMPA) directs growth to an
urbanized area of the county where development is encouraged. As a result, less demand is
placed on developing closer toward environmentally sensitive lands and wildlife habitats.
(II) Promotes the efficient and cost-effective provision or extension of public infrastructure
and services.
Response: As outlined in Exhibit IV.E, Public Facilities Analysis, adequate and available
infrastructure exists to accommodate the proposed increase in residential density.
(III) Promotes walkable and connected communities and provides for compact development
and a mix of uses at densities and intensities that will support a range of housing choices
and a multimodal transportation system, including pedestrian, bicycle, and transit, if
available.
Response: The project is serviced by an adequate roadway system including Collier Blvd. and
Rattlesnake Hammock Road. Development authorized through this amendment will
demonstrate a high level of connectivity by providing opportunities for multi-modal
transportation through the integration of residential and commercial uses in a single project,
resulting in walking, bicycling, and less vehicle miles traveled. The amendment proposes to
include multi-family (apartment) housing in an area of the county where such demand exists
and in proximity to commercial uses. The project will connect to existing sidewalks on both
Collier Blvd. and Rattlesnake Hammock Road, and existing public transit facilities.
(IV) Promotes conservation of water and energy.
Response: The proposed amendment does not alter existing preserve areas within the
Hammock Park PUD. The amendment area, located in an urbanized area of the county with
existing and available public infrastructure, will not require an expansion of facilities to
Hammock Park GMPA
Sprawl Analysis
Page 2 of 3
support the development, thereby conserving energy. This site is not environmentally-sensitive,
nor contiguous to large tracts intended for long-term conservation purposes, and is therefore
appropriate for the proposed mix of uses.
(V) Preserves agricultural areas and activities, including silviculture, and dormant, unique,
and prime farmlands and soils.
Response: The site is not appropriate for agricultural uses due to the levels of existing and
planned development in the immediate area. The proposed GMPA is site-specific to an area
located within a mixed-use activity center. By allowing a mixed-use project to occur in an area
where it is appropriate and compatible to surrounding land uses, the demand to develop in
areas that preserve agricultural activities is protected, in direct compliance with this statute.
(VI) Preserves open space and natural lands and provides for public open space and
recreation needs.
Response: By locating the requested development program in a mixed-use activity center
surrounded by other mixed-use developments, the project directly complies by preserving
existing natural lands. Furthermore, as detailed in the forthcoming companion PUD rezone
application, the project provides for a 1.63+/- acre preserve area that connect directly to a
preserve area to the north in the Good Turn Center MPUD. The project will provide open space
in compliance with the Land Development Code., and will?
(VII) Creates a balance of land uses based upon demands of the residential population for
the nonresidential needs of an area.
Response: In direct compliance with this statute, the proposed amendment provides for the
development of a mixed-use project to provide more diverse, in-demand housing options to
serve the projected population growth. The project will consist of apartment housing in
proximity to goods and services, as well as employment opportunities). As noted in the Market
Study, there is a strong demand for apartment housing in this area, especially in those areas
proximate to commercial uses.
(VIII) Provides uses, densities, and intensities of use and urban form that would remediate
an existing or planned development pattern in the vicinity that constitutes sprawl or if it
provides for an innovative development pattern such as transit-oriented developments or new
towns as defined in s. 163.3164.
Response: The proposed GMPA provides a mixed-use development consisting of higher-
density residential housing and commercial uses in the form of a planned development. The
proposed development is surrounded by existing mixed use planned developments, and
therefore contributes to the development pattern in this area where such development is
appropriate and anticipated. By clustering higher density residential uses at arterial
intersections within the urbanized areas with public infrastructure, the County can
Hammock Park GMPA
Sprawl Analysis
Page 3 of 3
accommodate projected long-term growth in population while preserving the rural lands in
the eastern-portions of the County.
In sum, this amendment specifically addresses all aspects of the County’s vision for clustered,
compact development in the urban service area, which makes efficient use of the public
investment in infrastructure, while ensuring the long-term preservation of large tracts of
environmentally sensitive and agriculturally productive lands in the rural area.
HAMMOCK PARK GMPA
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PROPOSED TEXT
C. Urban Commercial District
This District is intended to accommodate almost all new commercial zoning; a variety of
residential uses, including higher densities for properties not located within the Urban
Coastal Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential
uses.
1. Mixed Use Activity Center Subdistrict
Mixed Use Activity Centers have been designated on the Future Land Use Map Series
identified in the Future Land Use Element. The locations are based on intersections of major
roads and on spacing criteria. When this Plan was originally adopted in 1989, there were
21 Activity Centers. There are now 19 Activity Centers, listed below, which comprise
approximately 3,000 acres; this includes three Interchange Activity Centers (#4, 9, 10)
which will be discussed separately under the Interchange Activity Center Subdistrict. Two
Activity Centers, #19 and 21, have been deleted as they are now within the incorporated
City of Marco Island.
* * * * * * * * * * * * *
The Mixed-Use Activity Center concept is designed to concentrate almost all new
commercial zoning in locations where traffic impacts can readily be accommodated, to
avoid strip and disorganized patterns of commercial development, and to create focal
points within the community. Mixed Use Activity Centers are intended to be mixed-use in
character. Further, they are generally intended to be developed at a human-scale, to be
pedestrian-oriented, and to be interconnected with abutting projects – whether commercial
or residential. Street, pedestrian pathway and bike lane interconnections with abutting
properties, where possible and practicable, are encouraged.
Allowable land uses in Mixed Use Activity Centers include the full array of commercial
uses, residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units
per acre, community facilities, and other land uses as generally allowed in the Urban
designation. The actual mix of the various land uses shall be determined during the
rezoning process based on consideration of the factors listed below. Except as restricted
below under the provision for Master Planned Activity Centers, all Mixed Use Activity
Centers may be developed with any of the land uses allowed within this Subdistrict.
* * * * * * * * * * * * *
Mixed-use developments ‒ whether consisting of residential units located above commercial
uses, in an attached building, or in a freestanding building ‒ are allowed and encouraged
within Mixed Use Activity Centers. Density for such a project is calculated based upon the
gross project acreage within the Activity Center. If such a project is located within the
boundaries of a Mixed Use Activity Center which is not within the Urban Residential Fringe
Subdistrict and is not within the Coastal High Hazard Area, the eligible density is sixteen (16)
dwelling units per acre. If such a project is located within the boundaries of a Mixed Use
Activity Center that is not within the Urban Residential Fringe Subdistrict but is within the
Coastal High Hazard Area, the eligible density shall be limited to four (4) dwelling units per
acre, except as allowed by the Bayshore/Gateway Triangle Redevelopment Overlay. If such
a project is located within the boundaries of a Mixed Use Activity Center which is within the
Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict.
For a project located partially within and partially outside of an Activity Center, and the
portion within an Activity Center is developed as mixed use, some of the density accumulated
from the Activity Center portion of the project may be distributed to that portion of the project
located outside of the Activity Center. In order to promote compact and walkable mixed use
projects, where the density from a mixed use project is distributed outside the Activity Center
boundary:
* * * * * * * * * * * * *
The factors to consider during review of a rezone petition for a project, or portion thereof,
within
an Activity Center, are as follows:
a. Rezones are encouraged to be in the form of a Planned Unit Development. There
shall
be no minimum acreage limitation for such Planned Unit Developments except all
requests for rezoning must meet the requirements for rezoning in the Land
Development Code.
b. The amount, type and location of existing zoned commercial land, and developed
commercial uses, both within the Mixed Use Activity Center and within two (2) road
miles of the Mixed Use Activity Center.
c. Market demand and service area for the proposed commercial land uses to be
used as a guide to explore the feasibility of the requested land uses.
d. Existing patterns of land use within the Mixed Use Activity Center and within two
(2) radial miles.
e. Adequacy of infrastructure capacity, particularly roads.
f. Compatibility of the proposed development with, and adequacy of buffering for,
adjoining properties.
g. Natural or man-made constraints.
h. Rezoning criteria identified in the Land Development Code.
i. Conformance with Access Management Plan provisions for Mixed Use Activity
Centers,
as contained in the Land Development Code.
j. Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic
Impact
Analysis, and a site plan/master plan indicating on-site traffic movements, access
point locations and type, median opening locations and type on the abutting
roadway(s), location of traffic signals on the abutting roadway(s), and internal and
external vehicular and pedestrian interconnections.
k. Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and
future abutting projects.
l. Conformance with the architectural design standards as identified in the Land
Development Code.
* * * * * * * * * * * * *
The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake
Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast
quadrant may have a total of 68.3 acres and the southeast quadrant may have a total of
49.2 acres, for a total of 197.5 acres maximum in the entire Activity Center; the balance of
the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity
Centers. Multi-family (apartment) uses shall also be permitted in the northeast quadrant
within the Hammock Park MPUD and shall be limited to a total of up to 265 multi-family
(apartment) dwelling units. The addition of the 9.3 acres to the northeast quadrant of the
Activity center shall not be the basis for adjacent parcels to be rezoned to commercial
pursuant the Office and Infill Commercial Subdistrict. With respect to the +/- 19 acres in
the northeast quadrant of Activity Center #7, said acreage lying adjacent to the east of the
Hammock Park Commerce Center CMPUD, commercial development (exclusive of the
allowed “1/4 mile support medical uses”) shall be limited to a total of 185,000 square feet
of the following uses: personal indoor self-storage facilities – this use shall occupy no greater
than 50% of the total (185,000) building square feet; offices for various contractor/builder
construction trade specialists inclusive of the offices of related professional disciplines and
services that typically serve those construction businesses or otherwise assist in facilitating
elements of a building and related infrastructure, including but not limited to architects,
engineers, land surveyors and attorneys – these offices of related professional disciplines
and services shall occupy no greater than 50% of the total (185,000) building square feet;
warehouse space for various contractor/builder construction trades occupants; mortgage
and land title companies; related businesses including but not limited to lumber and other
building materials dealers, paint, glass, and wallpaper stores, garden supply stores – all as
accessory uses only, accessory to offices for various contractor/builder construction trade
specialists or accessory to warehouse space for various contractor/builder construction
trades occupants; management associations of various types of buildings or provision of
services to buildings/properties; and, fitness centers.
* * * * * * * * * * * * *
HAMMOCK PARK GMPA
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EXECUTED AFFIDAVIT OF
AUTHORIZATION
HAMMOCK PARK GMPA
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PROPERTY OWNERSHIP
INFORMATION
HAMMOCK PARK MPUD
OWNERSHIP INFORMATION
Wilton Land Company, LLC is owned by:
99% George P. Bauer Revocable Trust
1% Carol P. Bauer Revocable Trust
George and Carol Bauer are husband and wife.
Beneficiaries depend on timing:
This is a revocable trusts so during grantor’s lifetime, he or she are the beneficiary.
HAMMOCK PARK GMPA
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PROFESSIONAL CONSULTANTS
Hammock Park GMPA
Exhibit I.D
Professional
Consultants
Planning: Alexis Crespo, AICP
Waldrop Engineering, P.A.
28100 Bonita Grande Drive #305
Bonita Springs, FL 34135
239.405.7777
239.405.7899 fax
alexis.crespo@waldropengineering.com
Land Use Attorney: Richard D. Yovanovich, Esq
Coleman, Yovanovich and Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
239.435.3535
239.435.1218 fax
ryovanovich@cyklawfirm.com
Transportation: Norman J. Trebilcock, AICP, PE
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
239.566.9551
ntrebilcock@trebilcock.biz
Market Analysis: Russ Weyer
Real Estate Econometrics, Inc.
239.269.1341
rweyer@ree-i.com
Environmental: Bethany Brosious
Senior Ecologist
Passarella & Associates, Inc.
13620 Metropolis Avenue, #200
Fort Myers, FL 33912
239.274.0067
bethanyb@passarella.net
ALEXIS CRESPO
Vice President of Planning
Biography
Project Experience
education
licensure
professional experience
professional affiliations
resume
AICP, LEED AP
Alexis Crespo has over 13 years of professional planning experience in Southwest Florida,
and is certified with the American Institute of Certified Planners (AICP). Since joining Waldrop
Engineering in 2011 she has led the Planning Staff in the successful completion of numerous
privately initiated rezoning petitions, comprehensive plan amendments, annexations, variances,
special exceptions and other planning and zoning actions relating to residential, commercial,
institutional, and mixed-use development. Alexis regularly assists local governments with the
formulation of Land Development Code amendments, Comprehensive Plan updates, review
of privately initiated development applications, and other special projects. She also provides
expert witness testimony and planning analysis relating to a variety of litigation matters, including
Bert Harris actions and eminent domain proceedings. Alexis is a Leadership in Energy and
Environmental Design Accredited Professional (LEED AP).
Bachelor of Urban and Regional Planning,
Ryerson University
American Institute of Certified Planners (AICP)
Leadership in Energy and Environmental Design
Acredited Professional (LEED AP)
13 years
American Planning Association (APA)
Florida Planning and Zoning Association (FPZA)
Urban Land Institute (ULI)
Real Estate Investment Society (REIS)
Tiger Bay Club of Southwest Florida
Collier County Building Industry Association
(CBIA)
Land Development Code Amendments - Bonita Springs, Florida
Lead planner assisting the City of Bonita Springs with the preparation of land development code
amendments to address aesthetics and community-specific design standards, redevelopment
overlay districts, and supplementary regulations for intensive uses, such as automobile service
stations, “big box” retail, and homeless shelters.
Hendry County Airglades Land Use Study - Hendry County, Florida
Ms. Crespo directed a long-range planning analysis for 36,000 acres in northern Hendry County
surrounding the Airglades International Airport. Waldrop Engineering provided consulting
services to the County for this state-funded project, which included extensive public facilitation
and outreach, assessment of existing conditions, and growth projections and land use needs
analyses. The resulting deliverables included three (3) land use scenarios depicting employment-
based land uses, commercial and mixed-use nodes, and areas appropriate for workforce housing
and civic support uses. The study was unanimously accepted by the Hendry County Board of
County Commissioners and transmitted to the Department of Economic Opportunity in June 2018.
Greater Pine Island Community Plan Update - Lee County, Florida
Lead planning consultant for the preparation and processing of updates to the Greater Pine
Island Community Plan and community-specific land development code regulations. The project
also involved planning consultation in defense of eight (8) Bert Harris suits.
The Loop - Punta Gorda, Florida
Principal-in-Charge of the annexation, large-scale Comprehensive Plan Amendment, and
rezoning of this 200+/-acre property at the I-75 and Jones Loop Interchange. The project
entailed the drafting of a new Future Land Use Category and zoning district to accommodate
intensive employment centers uses near the Jones Loop Road/I-75 Interchange.
North Olga Community Plan - Lee County, Florida
Coordinated all aspects of community facilitation, policy writing, and representation at public
hearings on behalf of the North Olga Community Planning Panel for preparation of their
first community plan. The community plan was adopted by the Lee County Board of County
Commissioners in October 2011, following over two (2) years of public input and consensus
building efforts. Ms. Crespo also developed land development code regulations to implement
the community’s long-range plan.
community involvement
Board of Directors, Big Brothers Big Sisters of
the Sun Coast
Board of Governors, REIS
Vice President of Financial Affairs, FPZA
Immediate Past Chair, Promised Lands Section
of APA Florida
PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE
WALDROP
ENGINEERING
BONITA SPRINGSSarasota
p. (239) 405-7777 f . (239) 405-7899 e. alexis.crespo@waldropengineering.com
28100 Bonita Grande Dr. #305 Bonita Springs, FL 34135
OrlandoTampa
Richard D. Yovanovich Experience/History:
Rich Yovanovich is one of the firm’s shareholders. He was an Assistant County Attorney for
Collier County from 1990-1994. As an Assistant County Attorney, he focused on land
development and construction matters. Mr. Yovanovich has an extraordinary amount of
experience in real estate zoning, construction and land-use, including projects ranging from
residential and commercial projects to large developments of regional impact.
Professional Activities/Associations:
The Florida Bar
Collier County Bar Association
Awards & Recognition
Recognized in 2010-2017 editions of The Best Lawyers in American for Real Estate Law
AV Preeminent Peer Rating by Martindale Hubble
Education:
University of South Carolina: J.D. 1987 and M. Ed., 1986
Furman University: B.A., cum laude, 1983
Bar & Court Admissions:
Florida, 1988
U.S. District Court, Middle District of Florida
U.S. Court of Appeals, Eleventh Circuit
Norman J. Trebilcock, AICP, P.E.
President, Trebilcock Consulting Solutions, PA
1205 Piper Blvd., Suite 202 Naples, FL 34110
P 239.566.9551 www.trebilcock.biz
Mr. Trebilcock specializes in transportation engineering. His
professional experience includes highway design; signalization;
utility relocation; drainage design; street and site lighting;
access management; and permitting projects. He prepares
and reviews traffic impact statements and related reports. He
has attended numerous transportation seminars, and held
leadership positions on many transportation-related task forces
and in professional societies. Mr. Trebilcock served as the first
Public Works Director for the City of Marco Island (1998-2000). As
Public Works Director, he successfully transferred services within
30 days from Collier County Government (i.e., parks and
recreation, streets and drainage, bridges, waterways, land
development permitting, and beautification); developed master plans and multi-
year capital improvement programs for Public Works; secured the city’s first
stormwater quality improvement grant from the South Florida Water Management
District (SFWMD); and established successful privatization program for efficient
delivery of services.
Representative Project Experience
• Old 41 Downtown Improvements Design-Build; City of Bonita Springs, FL.
Reconstruction of Old 41 as a complete street with sidewalks, bike lanes, narrow
median, and two travel lanes. TCS provided traffic design for roadway
improvements. Project length = 4,414 LF (0.84 miles).
• Winterberry Dr & Collier Blvd (CR 951) Signal Evaluation; City of Marco Island, FL.
TCS conducted a Traffic Signal Warrant Analysis at the intersection of Collier
Blvd/Winterberry Dr. The purpose of the study was to evaluate the intersection
and make recommendations for the installation of a traffic signal at this
intersection.
• Golden Gate Pkwy (CR 886) Grade Separated Overpass; Collier County, FL –
Managed planning study for the project, as well as design up to 60% plans for
3-mile reconstruction converting 4-lane rural section to 6-lane urban section.
Traffic operations design included signing, pavement marking, channelization,
lighting, and signalization. Key coordination element was integrating design into
proposed I -75 Interchange at Golden Gate Pkwy.
• Vanderbilt Beach Road (CR 862); Collier County, FL – Project was a 2.1-mile, 4-lane
new construction urban highway extension with provisions for 6-laning. Traffic
operations design included signing, pavement marking, channelization, lighting,
and signalization. From concept to concrete project, completed in less than half
the time (6 yrs vs 13 yrs) compared to statewide experience with similar complex
highway projects. Successfully permitted alignment through Cocohatchee Strand
wetland system, avoiding building a bridge originally identified by permitting
agencies, for a savings of over $2 million.
• Coconut Road Traffic Study; Village of Estero, FL – TCS conducted a traffic study
for the Coconut Road Corridor. Tasks included data collection, completing a
detailed traffic analysis of the Coconut Road corridor from its western-most
terminus to Three Oaks Pkwy for selected links and one intersection along the
study section, completing an operational analysis at the Coconut Road/US 41
intersection using HCS traffic analysis software, safety review, and document
collection.
• Designed street lighting system for Airport-Pulling Road, Golden Gate Pkwy,
Vanderbilt Beach Road, and Airport-Pulling Road intersection with Davis Blvd.
• Designed arterial roadway signalization systems for 16 locations in SW Florida,
including mast arm and concrete strain pole installations.
• FDOT Driveway Access, Drainage and Utility Permits for the Northeast Commercial
Area at Pelican Bay, Naples International Park, and Pelican Marsh PUD.
Total Years of Experience
28 years (1990 – present)
Education
• University of Florida
Master of Eng. in Public Works, 1989
• University of Miami
B.S. in Civil Engineering, 1988
• US Army Engineering School
Engineer Officer Basic Course, 1988
Licenses / Certifications
• Professional Engineer, Florida #47116
• Certified Planner, American Institute
of Certified Planners
• Certification, FDOT Advanced Work
Zone Traffic Control
The firm is registered by the Florida
Department of Transportation (FDOT)
and South Florida Water Management
District (SFWMD) as a Small Business
Enterprise (SBE).
Affiliations
• American Planning Association
• American Institute of Certified
Planners
• American Society of Civil Engineers
• Florida Engineering Society, Calusa
Chapter (Past President)
• Institute of Transportation Engineers
• Illuminating Engineering Society
• Society of American Military Engineers
Firm FDOT Pre-qualifications
Group 3 Highway Design -
Roadway
3.1 Minor Highway Design
Group 6 Traffic Engineering &
Operations Studies
6.1 Traffic Engineering Studies
6.2 Traffic Signal Timing
Group 7 Traffic Operations Design
7.1 Signing, Pavement
Marking & Channelization
7.2 Lighting
7.3 Signalization
Group 13 Planning
13.4 Systems Planning
13.5 Subarea/Corridor Planning
13.6 Land Planning/Engineering
Curriculum Vitae
George Russell Weyer
President
Real Estate Econometrics, Inc.
707 Orchid Drive
Naples, FL 34102
(239) 269-1341
rweyer@ree-i.com
Overview
• Over 30 years of real estate development experience in Florida, Ohio and Nevada with
large corporations and family-owned companies that focused on commercial office, retail,
industrial, hospitality, amenity and large scale community and residential development.
• Senior management experience with the entire development process from acquisition
identification, due diligence, purchase negotiations, financing, planning and securing
entitlements, horizontal and vertical construction, sales/leasing and marketing, to property
management and condominium turnover and disposition. Skills also include land
acquisition, land planning, entitlement process, financing proforma development, market
analysis, land development, CDD management, financing and assessment determination,
home and commercial construction, sales and Marketing management, builder selection
and management, amenity design and management, residential and commercial property
owners association management and design review committee management .
• Experience with governmental entities on budgeting, financing and identifying and
implementing economic development programs.
• Full member of the Urban land Institute and the past chairman of ULI’s Southwest Florida
District Council.
Professional Experience
• President, Real Estate Econometrics, Inc., Naples, FL 2014-Present
Real Estate Econometrics, Inc., a full-service consulting firm specializing in financial,
economic and fiscal analysis and implementation for real estate projects, is well-versed in
all aspects of the real estate/land development process from determining the market and
land acquisition through planning and development and finally marketing and land
disposition. Performing real estate valuation analysis, entitlement analysis (commercial
need, affordable housing, fiscal impact), CDD formation and management, CDD
methodology consultant, commercial POA management, fiscal impact analysis of real
estate projects, large scale development market analysis, economic impact analysis,
government assessment methodology development, litigation support analysis,
public/private partnership coordination, tax increment financing.
• Senior Associate, Fishkind & Associates, Inc., Naples, FL 2004-2014
Real estate valuation analysis, entitlement analysis (commercial need, affordable housing,
fiscal impact), CDD formation and management, CDD methodology consultant,
commercial POA management, fiscal impact analysis of real estate projects, large scale
development market analysis, economic impact analysis, government assessment
methodology development, litigation support analysis, Cape Canaveral economic and
fiscal impact, annexation analysis, impact fee analysis, public/private partnership
coordination, tax increment financing.
• V.P. Development, JED of Southwest Florida, Inc. Naples, FL 2003-2004
Office complex design, construction and management, neighborhood retail complex
design, construction and management, entitlement process management.
• President, GRW Management, Inc., Naples, FL 2001-2003
Market and entitlement analysis
• President, London Bay Homes, Inc. subsidiary, Romanza, Inc. Naples, FL 2000-2001
Managed two offices of an interior design company. Turn around into profitable entity.
• V.P. Resort Operations, Lake Las Vegas Joint Venture, Las Vegas NV 1999-2000
Managed all commercial operations on site – 2 hotels, small retail center, two casinos,
private community club, lake/marina operations, managed public and private golf course
operations, designed and constructed third public golf course and clubhouse, community
liaison for development company, design review committee chair, property owners
association chair.
• President & CEO, Cavalear Corporation, Toledo, OH 1997-1999
Management of 3 master planned communities – one with lake and two with golf courses,
development and construction management of 2 residential villa neighborhoods, unit
construction for two villa developments, single family unit construction
• Director of Commercial Sales, Amenity Management & Marketing, Westinghouse
Communities, Inc. Naples/Fort Myers, FL 1983-1997
Amenity manager, managed public and private golf courses, builder program manager,
builder sales manager, model row development, marketing manager for two large scale
master planned communities – Pelican Bay and Gateway, started and managed Pelican
Landing and Pelican Marsh marketing departments.
Expert Testimony
• Mr. Weyer has testified as an expert in front of the following courts of law:
o In the Circuit Court of the Fifth Judicial Circuit in and for Sumpter County, FL
o Florida Department of Administrative Hearings
o In the Circuit Court of the Twentieth Judicial Circuit Court in and for Collier
County, FL
o in the Circuit Court of the Twentieth Judicial Circuit Court in and for Lee County,
FL
o United States Bankruptcy Court, Middle District of Florida, Fort Myers Division
o United States District Court, Middle District of Florida, Fort Myers Division
• Mr. Weyer has testified as an expert in front of the following governmental jurisdictions:
o City of Naples, Florida
o Collier County, Florida
o City of Bonita Springs, Florida
o Hillsborough County, Florida
o Lee County, Florida
o City of Fort Myers, Florida
o City of Cape Coral, Florida
o City of North Port, Florida
o City of Tamarac, Florida
o Miami-Dade County, Florida
o Community Redevelopment Agency, Fort Myers, Florida
o Community Redevelopment Advisory Board, Naples, Florida
• Mr. Weyer has testified as an expert for following bond validation hearings:
o Ave Maria Stewardship Community District
o Fronterra Community Development District
o Hacienda Lakes Community Development District
o Cypress Shadows Community Development District
Education
University of Miami, Miami, FL MBA 1993
Michigan State University, Bachelor of Arts, Communications, 1977
Bethany Brosious
Senior Ecologist
Offices in Florida and South Carolina
13620 Metropolis Avenue • Suite 200 • Ft. Myers, FL 33912 | 505 Belle Hall Parkway • Suite 102 • Mt. Pleasant, SC 29464 www.passarella.net
Senior Ecologist for Passarella & Associates, Inc., an ecological consulting firm providing environmental and ecological
services. Services include state, federal, and local permitting; agency negotiations; environmental impact assessments;
ecological assessments; listed species surveys, permitting and relocation; state and federal wetland jurisdictionals;
wetland mitigation design, permitting and construction observations; and environmental project management.
REPRESENTATIVE PROJECT EXPERIENCE
AVIATION
Southwest Florida International Airport, Lee County
COMMERCIAL & RESIDENTIAL DEVELOPMENT
Corkscrew Crossing, Lee County
Argo Manatee PUD, Collier County
Avalon of Naples, Collier County
Enclave Livingston, Collier County
Residences at North Bay Village, Lee County
Tree Farm PUD, Collier County
The Terraces at Bonita Springs, Lee County
Good Turn Center, Collier County
Premier Airport Park, Lee County
Meridian Center, Lee County
Vincentian, Collier County
Estero Grande, Lee County
Creative Commons, Collier County
MINING
Cemex Alico North Quarry, Lee County
East Naples Mine, Collier County
San Marino Mine, Collier County
Section 20 Mine, Collier County
Charlotte County Mine, Charlotte County
OTHER
Collier County Public Schools, Collier County
Suncoast Schools Federal Credit Union - Immokalee
Branch, Collier County
Bonita Springs Utilities, Lee County
EXPERIENCE
Senior Ecologist
Passarella & Associates, Inc. (July 2012 – Present)
Ecologist
Passarella & Associates, Inc. (July 2006 – July 2012)
Graduate Research Assistant
Florida Gulf Coast University Coastal Watershed Institute
(November 2004 – July 2006)
Intern
South Florida Water Management District
(October 2003 – July 2006)
EDUCATION
Master of Science, Environmental Science 2010
Florida Gulf Coast University, Fort Myers, Florida
Bachelor of Science, Animal Science 2003
University of Florida, Gainesville, Florida
CERTIFICATIONS
SCUBA Certified Diver by the National Association of
Underwater Instructors
PROFESSIONAL ASSOCIATIONS
Florida Association of Environmental Professionals
Society of Wetland Scientists
Calusa Nature Center and Planetarium
Board of Trustees (2011 - 2013)
HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
SANITARY LIFT STATION
CALCULATIONS
HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
ENVIRONMENTAL DATA REPORT
Project No. 05TSC1438
HAMMOCK PARK
COLLIER COUNTY
ENVIRONMENTAL DATA REPORT
Revised April 2019
Prepared For:
Tract L Development, LLC
7742 Alico Road
Fort Myers, Florida 33912
(239) 208-4079
Prepared By:
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
i
TABLE OF CONTENTS
Page
Introduction ....................................................................................................................................1
Environmental Data Authors .........................................................................................................1
Vegetation Descriptions .................................................................................................................2
Listed Species Survey ....................................................................................................................4
Native Vegetation Preservation .....................................................................................................4
References ......................................................................................................................................5
ii
LIST OF TABLES
Page
Table 1. Native and Non-Native Habitat Types and Vegetation Acreages ......................... 5
iii
LIST OF EXHIBITS
Page
Exhibit 1. Project Location Map ......................................................................................... E1-1
Exhibit 2. Aerial with FLUCFCS and Wetlands Map ........................................................ E2-1
Exhibit 3. Native Vegetation Map ...................................................................................... E3-1
Exhibit 4. Listed Species Survey ........................................................................................ E4-1
Exhibit 5. Aerial with Bald Eagle Nest and Protection Zones ........................................... E5-1
Exhibit 6. Aerial with On-Site and Adjacent Off-Site Preservation Areas ........................ E6-1
1
INTRODUCTION
The following environmental data report is provided in support of the zoning application for
Hammock Park (Project). The following information was prepared in accordance with the Collier
County environmental data submittal requirements outlined in Chapter 3.08.00 of the Collier
County Land Development Code (LDC).
The Project totals 19.13± acres and is located in Section 14, Township 50 South, Range 26 East,
Collier County (Exhibit 1). More specifically, the Project is located northeast of the intersection
of Collier Boulevard (County Road 951) and Rattlesnake Hammock Road. The Project is bordered
by the Good Turn Center project to the north, the McMullen Parcel to the east, Rattlesnake
Hammock Road to the south, and Collier Boulevard to the west.
The Project includes a modification to an existing Planned Unit Development (PUD) known as
Hammock Park Commerce Center (Ordinance No. 07-30). The modification includes the addition
of a potential mixed-use or residential component.
South Florida Water Management District (SFWMD) Permit No. 11-02130-P and U.S. Army
Corps of Engineers (COE) Permit No. SAJ-1999-04926 were issued for the Project on October 10,
2002 and February 12, 2009, respectively. Additional modifications to the SFWMD permit were
issued on February 8, 2008 and July 1, 2014 and to the COE permit on July 21, 2014.
The majority of the Project site is comprised of previously cleared, disturbed land. The Project site
contains a 1.66± acre Collier County native vegetation preserve along the northern portion
boundary which was designated as part of Ordinance No. 7-30.
This report includes details regarding the authors’ qualifications, vegetation descriptions for the
various on-site habitats, results of the listed species survey conducted by Passarella & Associates,
Inc. (PAI) in October 2018, and the minimum native vegetation preservation requirement.
ENVIRONMENTAL DATA AUTHORS
This report was prepared by Heather Samborski and Bethany Brosious. They both satisfy the
environmental credential and experience requirements, per Section 3.08.00(A)2 of the Collier
County LDC.
Ms. Samborski is an Ecologist with PAI, with four years of consulting experience in the
environmental industry. She holds a Bachelor of Science degree in Environmental Studies from
Eastern Connecticut State University and a Master of Science degree in Environmental Sciences
from Florida Gulf Coast University.
Ms. Brosious is an Ecologist with PAI, with 12 years of consulting experience in the environmental
industry. She holds a Bachelor of Science degree in Animal Sciences from the University of
Florida and a Master of Science degree in Environmental Sciences from Florida Gulf Coast
University.
2
VEGETATION DESCRIPTIONS
The existing vegetative cover and land uses on the Project site include a combination of
undeveloped, disturbed land and forested uplands and wetlands with varying degrees of exotic
infestation. The vegetation associations for the property were delineated using December 2017
rectified color aerials (Scale: 1" = 100'). Groundtruthing was conducted in October 2018. These
delineations were classified based on the nomenclature of the Florida Land Use, Cover and Forms
Classification System (FLUCFCS) Levels III and IV (Florida Department of Transportation 1999).
Level IV FLUCFCS was utilized to denote disturbance and “E” codes were used to identify levels
of exotic species invasion (i.e., melaleuca (Melaleuca quinquenervia), earleaf acacia (Acacia
auriculiformis), downy rose-myrtle (Rhodomyrtus tomentosa), and Brazilian pepper (Schinus
terebinthifolius)). AutoCAD Map 3D 2017 software was used to determine the acreage of each
mapped polygon, produce summaries, and generate the final FLUCFCS map (Exhibit 2).
A total of 12 vegetative associations and land uses (i.e., FLUCFCS codes) were identified on the
property. The dominant habitat type on the property is Disturbed Land, Hydric (FLUCFCS Code
7401), accounting for 45.2 percent of the property (8.64± acres). Exotic vegetation documented
on-site includes, but is not limited to, Brazilian pepper, earleaf acacia, torpedograss (Panicum
repens), and melaleuca. The degree of exotic infestation ranges from 0 to nearly 100 percent cover.
The Project site contains 13.59± acres of SFWMD and potential COE jurisdictional wetlands
(Exhibits 2 and 3).
The jurisdictional wetlands identified by FLUCFCS code include approximately 2.59± acres of
Hydric Pine, Disturbed (0-24% Exotics) (FLUCFCS Code 6259 E1); 1.89± acres of Hydric Pine,
Disturbed (76-100% Exotics) (FLUCFCS Code 6259 E4); 0.47± acre of Freshwater Marsh,
Disturbed (50-75% Exotics) (FLUCFCS Code 6419 E3); and 8.64± acres of Disturbed Land,
Hydric (FLUCFCS Code 7401). The on-site wetland quality has been diminished by previously
authorized site disturbance, a degraded regional hydrologic connection, and the infestation of
exotic vegetation including Brazilian pepper, torpedograss, melaleuca, and earleaf acacia.
The acreage and descriptions for each FLUCFCS classification are outlined below.
Pine, Disturbed (0-24% Exotics) (FLUCFCS Code 4159 E1)
The canopy contains slash pine (Pinus elliottii) and scattered cabbage palm (Sabal palmetto). The
sub-canopy consists of slash pine, cabbage palm, wax myrtle (Morella cerifera), and earleaf
acacia. The ground cover includes gulfdune paspalum (Paspalum monostachyum), little blue
maidencane (Amphicarpum muehlenbergianum), and torpedograss.
Pine, Disturbed (76-100% Exotics) (FLUCFCS Code 4159 E4)
The canopy is similar to FLUCFCS Code 4159 E1. The sub-canopy consists of 76 to 100 percent
cover by earleaf acacia, melaleuca, and Brazilian pepper. The ground cover includes torpedograss,
spermacoce (Spermacoce verticillata), bushy bluestem (Andropogon glomeratus), and beaksedge
(Rhynchospora microcarpa).
3
Cypress, Pine, Cabbage Palm, Disturbed and Drained (76-100% Exotics) (FLUCFCS Code 6245
E4)
The canopy consists of slash pine, cypress (Taxodium distichum), and Brazilian pepper. The sub-
canopy was mostly open with scattered cabbage palm. The ground cover includes grapevine (Vitis
sp.), caesarweed (Urena lobata), dog fennel (Eupatorium capillifolium), torpedograss, and
spermacoce.
Hydric Pine, Disturbed (0-24% Exotics) (FLUCFCS Code 6259 E1)
The canopy consists primarily of slash pine. The sub-canopy contains slash pine, wax myrtle,
myrsine (Myrsine cubana), dahoon holly (Ilex cassine), and cypress. The ground cover includes
sand cordgrass (Spartina bakeri), sawgrass (Cladium jamaicense), little blue maidencane,
gulfdune paspalum, and spermacoce.
Hydric Pine, Disturbed (76-100% Exotics) (FLUCFCS Code 6259 E4)
The canopy consists of slash pine with some cabbage palm. The sub-canopy contains Brazilian
pepper and earleaf acacia. The ground cover includes torpedograss, spermacoce, bushy bluestem,
and beaksedge.
Freshwater Marsh, Disturbed (50-75% Exotics) (FLUCFCS Code 6419 E3)
The canopy is open with scattered cypress. The sub-canopy is open with scattered cypress,
Brazilian pepper, and willow (Salix caroliniana). The ground cover includes pickerelweed
(Pontederia cordata), arrowhead (Sagittaria lancifolia), smartweed (Polygonum spp.),
maidencane (Panicum hemitomon), torpedograss, and fireflag (Thalia geniculata).
Disturbed Land (FLUCFCS Code 740)
The canopy and sub-canopy are open. The ground cover consists of torpedograss, spermacoce,
bushy bluestem, and coastal foxtail (Setaria corrugata).
Disturbed Land, Hydric (FLUCFCS Code 7401)
The canopy and sub-canopy are open with scattered melaleuca. The ground cover includes
torpedograss, spermacoce, dog fennel, beaksedge, and inundated beaksedge (Rhynchospora
inundata).
Spoil Areas (FLUCFCS Code 743)
The canopy is open and the sub-canopy includes Brazilian pepper and earleaf acacia. The ground
cover includes fennel (Eupatorium leptophyllum), torpedograss, spermacoce, and caesarweed.
Road (FLUCFCS Code 814)
This area consists of a paved road which occupies 0.01± acre or 0.1 percent of the property.
Utilities (FLUCFCS Code 830)
This is comprised of a pump station and accounts for 0.10± acre or 0.5 percent of the property.
Electrical Transmission Lines (FLUCFCS Code 832)
This area is occupied by Florida Power & Light powerlines and accounts for 0.30± acre or 1.6
percent of the property.
4
LISTED SPECIES SURVEY
A listed plant and wildlife species survey was conducted by PAI on the Project site on October 2,
2018. No listed wildlife species were observed during the listed species survey. The listed species
survey methodology and results are provided as Exhibit 4.
The Project has previously been reviewed by both the Florida Fish and Wildlife Conservation
Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS) as part of the state and
federal permitting process. A biological opinion for the Project was issued by the USFWS on
December 17, 2008 and addressed potential Project impacts to the Florida panther (Puma concolor
coryi). In addition, as part of a COE permit extension request, a USFWS concurrence letter was
issued on March 20, 2014 and found that the Project “may affect but is not likely to adversely
affect” the Florida bonneted bat (Eumops floridanus).
During a December 2018 site visit, a bald eagle (Haliaeetus leucocephalus) nest was documented
approximately 20 feet north of the Project site. The nest is located in a live slash pine
approximately 800± feet east of Collier Boulevard. An aerial depicting the location of the bald
eagle nest and USFWS protection zones is included as Exhibit 5. Prior to the initiation of
construction activities, the developer will coordinate with Collier County, the USFWS, and the
FWCC with respect to the newly identified bald eagle nest regarding applicable guidelines and
permitting requirements as described in the FWCC Bald Eagle Management Plan Handbook
(FWCC 2010) and the USFWS National Bald Eagle Management Guidelines (USFWS 2007).
NATIVE VEGETATION PRESERVATION
Per PUD Ordinance 07-30, 15 percent of the on-site native vegetation was required to be preserved
to meet the Collier County minimum native vegetation preservation requirement in accordance
with Section 3.05.07.B.1 of the Collier County LDC. This resulted in a preservation requirement
of 1.63± acres of native vegetation. A 1.66± acre Collier County native vegetation preserve, which
both satisfies and exceeds the minimum native vegetation preservation requirement, was
established on the northern boundary of the Project. The preserve is protected via a conservation
easement granted to Collier County and the SFWMD. The preserve has been enhanced through
the removal of exotic vegetation and supplemental plantings.
The proposed zoning amendment application incudes the addition of a residential land use to the
PUD. Per LDC Section 3.05.07.B.1, for a residential or mixed-use development that is less than
20 acres in size, the minimum preserve requirement is 15 percent of the native vegetation.
The Project contains 7.14± acres of native vegetation. A utility easement which bisects the eastern
portion of the property was not classified as native vegetation for this zoning amendment
application. In addition, 2.22± acres area of Disturbed Land; 8.64± acres of Disturbed Land,
Hydric; 0.37± acre of Spoil Areas; 0.01± acre of Road; 0.10± acre of Utilities; and 0.30± acre of
Electrical Transmission Lines were classified as non-native vegetation. Also excluded was 0.35±
acre of Freshwater Marsh (50-75% Exotics) located within the existing electrical powerline
easement (Exhibit 3).
5
Table 1 provides a summary of the existing native vegetation communities on-site and the native
vegetation preservation calculation.
Table 1. Native and Non-Native Habitat Types and Vegetation Acreages
FLUCFCS
Code Description Native
Acreage
Non-Native
Acreage
4159 E1 Pine, Disturbed (0-24% Exotics) 0.16
4159 E4 Pine, Disturbed (76-100% Exotics) 0.63
6245 E4 Cypress, Pine, Cabbage Palm,
Disturbed and Drained (76-100% Exotics) 1.75
6259 E1 Hydric Pine, Disturbed (0-24% Exotics) 2.59
6259 E4 Hydric Pine, Disturbed (76-100% Exotics) 1.89
6419 E3 Freshwater Marsh, Disturbed (50-75% Exotics) 0.12 0.35
740 Disturbed Land 2.22
7401 Disturbed Land, Hydric 8.64
743 Spoil Areas 0.37
814 Road 0.01
830 Utilities 0.10
832 Electrical Transmission Lines 0.30
Total 7.14 11.99
Minimum Retained Native Vegetation Requirement
Per Collier County Ordinance No. 07-30 1.63*
*Per Collier County Ordinance No. 07-30, 15 percent of the on-site native vegetation was preserved.
Please see the Master Concept Plan and Exhibit 6 for the preserve area location. The on-site
preserve location and habitats were selected according to the priority criteria set forth in Sections
3.05.07(A)4 and 3.05.05(A)5 of the Collier County LDC. The on-site preserve maintained the
highest quality native vegetation on-site, connects to off-site preservation areas to the north, and
is in close proximity to off-site adjacent preservation areas to the east (Exhibit 6).
Enhancement activities conducted within the preserve areas included the removal of exotic
vegetation and supplemental planting. The preserve area is currently protected via a conservation
easement granted to both Collier County and the SFWMD and will remain protected in perpetuity.
REFERENCES
Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification
System. Procedure No. 550-010-001-a. Second Edition.
Florida Fish and Wildlife Conservation Commission. 2010. Bald Eagle Management Plan
Handbook. Tallahassee, Florida.
U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines
EXHIBIT 1
PROJECT LOCATION MAP
REVIEWED BY
DRAWN BY
REVISED
DATE
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PROJECT LOCATIONSEC 14, TWP 50 S, RNG 26 E
EXHIBIT 1. PROJECT LOCATION MAP T.F.
B.B.
10/8/18
10/8/18HAMMOCK PARK
EXHIBIT 2
AERIAL WITH FLUCFCS AND WETLANDS MAP
P/L743(0.02 Ac.±)743(0.04 Ac.±)743(0.05 Ac.±)740(0.05 Ac.±)743(0.02 Ac.±)743(0.02 Ac.±)743(0.02 Ac.±)743(0.01 Ac.±)743(0.03 Ac.±)743(0.01 Ac.±)743(0.03 Ac.±)743(0.03 Ac.±)743(0.02 Ac.±)743(0.05 Ac.±)743(0.02 Ac.±)~CR 951 (COLLIER BLVD)~832(0.30 Ac.±)7401(0.28 Ac.±)6419E3(0.47 Ac.±)7401(0.21 Ac.±)740(0.12 Ac.±)6259E1(1.50 Ac.±)4159E1(0.16 Ac.±)4159E4(0.63 Ac.±)6245E4(0.15 Ac.±)740(2.05 Ac.±)814(0.01 Ac.±)6259E1(<0.01 Ac.±)6259E4(1.89 Ac.±)7401(6.96 Ac.±)7401(0.31 Ac.±)6245E4(1.60 Ac.±)~RATTLESNAKE HAMMOCK RD~6259E1(1.09 Ac.±)830(0.05 Ac.±)7401(0.93 Ac.±)J:\2005\05TSC1438\Hammock Park Commerce Center\2018\Environmental Data Report\Exhibit 2 Aerial with FLUCFCS and Wetlands 101618.dwg Tab: 17X11-C TB Mar 26, 2019 - 10:14am Plotted by: TomFD.B.B.B.REVISIONS10/16/18DATEDATE10/16/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 100'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER WALDROP ENGINEERING INC.DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018.FLUCFCS LINES ESTIMATED FROM 1"=200' AERIALPHOTOGRAPHS AND LOCATIONS APPROXIMATED.HAMMOCK PARKAERIAL WITH FLUCFCS AND WETLANDS MAPEXHIBIT 2LEGEND:SFWMD AND COE WETLANDS(13.64 Ac.±)SURVEYED WETLAND LINEFLUCFCS PER FLORIDA LAND USE, COVER ANDFORMS CLASSIFICATION SYSTEM (FLUCFCS)(FDOT 1999).SURVEYED WETLAND LINES PER VANESSE &DAYLOR DRAWING NO. PASS0318041.DWG DATEDMARCH 22, 2004.WETLAND LINES REVIEWED AND APPROVED BYSFWMD AS PART OF ERP NO. 11-02130-P.
EXHIBIT 3
NATIVE VEGETATION MAP
P/L743(0.02 Ac.±)743(0.04 Ac.±)743(0.05 Ac.±)740(0.05 Ac.±)743(0.02 Ac.±)743(0.02 Ac.±)743(0.02 Ac.±)743(0.01 Ac.±)743(0.03 Ac.±)743(0.01 Ac.±)743(0.03 Ac.±)743(0.03 Ac.±)743(0.02 Ac.±)743(0.05 Ac.±)743(0.02 Ac.±)~CR 951 (COLLIER BLVD)~832(0.30 Ac.±)7401(0.28 Ac.±)7401(0.21 Ac.±)740(0.12 Ac.±)6259E1(1.50 Ac.±)4159E1(0.16 Ac.±)4159E4(0.63 Ac.±)6245E4(0.15 Ac.±)740(2.05 Ac.±)814(0.01 Ac.±)6259E1(<0.01 Ac.±)6259E4(1.89 Ac.±)7401(6.96 Ac.±)7401(0.31 Ac.±)6245E4(1.60 Ac.±)~RATTLESNAKE HAMMOCK RD~6259E1(1.09 Ac.±)6419E3(0.35 Ac.±)6419E3(0.12 Ac.±)830(0.05 Ac.±)7401(0.93 Ac.±)J:\2005\05TSC1438\Hammock Park Commerce Center\2018\Environmental Data Report\Exhibit 3 Native Vegetation Map 101618.dwg Tab: 17x11 Mar 26, 2019 - 10:15am Plotted by: TomFD.B.B.B.REVISIONS10/16/18DATEDATE10/16/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 100'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER WALDROP ENGINEERING INC.DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018.FLUCFCS LINES ESTIMATED FROM 1"=200' AERIALPHOTOGRAPHS AND LOCATIONS APPROXIMATED.HAMMOCK PARKNATIVE VEGETATION MAPEXHIBIT 3LEGEND:NATIVE VEGETATION(7.14 Ac.±)SURVEYED WETLAND LINEELECTRICAL POWER LINEEASEMENTFLUCFCS PER FLORIDA LAND USE, COVER ANDFORMS CLASSIFICATION SYSTEM (FLUCFCS)(FDOT 1999).SURVEYED WETLAND LINES PER VANESSE &DAYLOR DRAWING NO. PASS0318041.DWG DATEDMARCH 22, 2004.WETLAND LINES REVIEWED AND APPROVED BYSFWMD AS PART OF ERP NO. 11-02130-P.
EXHIBIT 4
LISTED SPECIES SURVEY
E4-1
HAMMOCK PARK
LISTED SPECIES SURVEY
Revised March 2019
1.0 INTRODUCTION
This report documents the results of the listed species survey conducted by Passarella &
Associates, Inc. (PAI) on October 2, 2018 for the 19.13± acre Hammock Park (Project). The
Project includes a proposed mixed-use commercial/residential development with associated
infrastructure and stormwater management system. Listed species surveys for the Project were
previously conducted in September 2006 and July 2012.
The Project is located in Section 14, Township 50 South, Range 26 East, Collier County (Figure
1). More specifically, the Project is located at the northeast corner of the intersection of Collier
Boulevard (County Road 951) and Rattlesnake Hammock Road. The Project is bound by Good
Turn Center to the north, the McMullen Parcel to the east, Rattlesnake Hammock Road to the
south, and the 951 Canal and Collier Boulevard to the west. The Project site contains an on-site
preservation area that is located on the northern boundary. The remainder of the Project site is
comprised of undeveloped, partly forested land that has been invaded to various degrees by
exotic vegetation.
2.0 LITERATURE REVIEW AND FIELD SURVEY METHODOLOGY
A literature review and field survey was conducted to determine whether the Project site was
being utilized by state and/or federally-listed species as identified by the Florida Fish and
Wildlife Conservation Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS) as
endangered, threatened, or species of special concern. In addition, the property was surveyed for
plant species listed by the Florida Department of Agriculture and Consumer Services and the
USFWS as endangered, threatened, or commercially exploited or species included on the Collier
County Rare and Less Rare plant lists (Land Development Code (LDC) Section 3.04.03).
2.1 Literature Review
The literature review involved an examination of available information on listed species
in the Project’s geographical region. The literature sources reviewed included the FWCC
Florida’s Endangered and Threatened Species (2017); Florida Atlas of Breeding Sites for
Herons and Their Allies (Runde et al. 1991); USFWS Habitat Management Guidelines
for the Bald Eagle in the Southeast Region (1987); the Florida Panther Habitat
Preservation Plan (Logan et al. 1993); the Landscape Conservation Strategy Map (Kautz
et al. 2006); and USFWS and FWCC databases for telemetry locations of the Florida
panther (Puma concolor coryi), bald eagle (Haliaeetus leucocephalus), red-cockaded
woodpecker (Picoides borealis) (RCW), Florida black bear (Ursus americanus
E4-2
floridanus), Florida scrub jay (Aphelocoma coerulescens), and wading bird rookeries
(such as the wood stork (Mycteria americana)) in Collier County.
The FWCC and USFWS database information is updated on a periodic basis and is
current through different dates, depending on the species. The FWCC information that
was reviewed is current through the noted dates for the following four species: Florida
panther telemetry – September 2018; bald eagle nest locations – April 2016; black bear
telemetry – December 2007; and RCW locations – August 2017.
2.2 Field Survey
The field survey was conducted during daylight hours by qualified ecologists walking
parallel belt transects across the Project site. Transects were spaced to ensure that
sufficient visual coverage of ground and flora was obtained. Approximate transect
locations and spacing are shown on Figure 2. At regular intervals the ecologists stopped,
remained quiet, and listened for wildlife vocalizations. The survey was conducted with
the aid of 8x or 10x power binoculars.
The listed wildlife species surveyed for included, but were not limited to, gopher tortoise
(Gopherus polyphemus), Eastern indigo snake (Drymarchon corais couperi), RCW,
wood stork, Big Cypress fox squirrel (Sciurus niger avicennia), and Florida panther. The
listed plant species surveyed for included species typical to forested upland and wetland
habitats in this geographical region, as well as listed epiphytes and terrestrial orchids
common in Southwest Florida.
3.0 RESULTS
3.1 Literature Review
The literature search found no documented occurrences for listed wildlife species on the
Project site (Figure 3).
The closest documented bald eagle nest is an unnumbered nest located approximately 20
feet north of the northern property boundary. The nest was discovered during a December
2018 site visit and is located in a live slash pine (Pinus elliottii) tree. The location of the
nest and the USFWS eagle protection zones are depicted in Figure 4. Bald eagles are not
a state or federally-listed species; however, they are protected under the Bald and Golden
Eagle Protection Act.
No RCW colonies or cavity trees are documented on the Project site, per the FWCC’s
database (Figure 3). The closest documented RCW location is located approximately
0.25 mile west of the Project site. This location and the others documented west of
Collier Boulevard are considered relic or historic locations, as there are no currently
known active cavity trees west of Collier Boulevard, based on PAI’s survey experience in
E4-3
this region over the last 20 years. The RCW is a state and federally-listed endangered
species.
The Project site is located within the 30± kilometer (18.6± miles) Core Foraging Area
(CFA) of one documented wood stork rookery (No. 619018) (Figure 5). The wetlands
within the proposed development limits are predominantly infested with exotic vegetation
including torpedograss (Panicum repens), spermacoce (Spermacoce verticillata), and
earleaf acacia (Acacia auriculiformis). As such, the property’s foraging potential is
rather poor. The wood stork is a state and federally-listed threatened species.
No Florida panther telemetry is located on the Project site; however, panther telemetry
points were documented in the immediate vicinity of the Project (Figure 3). The
telemetry points were from Florida panther Nos. 148 and 219 and were recorded in
August 2010 and December 2013, respectively. Both panthers have since died. The
property is within the Florida panther Primary Zone (Kautz et al. 2006) (Figure 6). The
Florida panther is a state- and federally-listed endangered species.
The Project site is located within the USFWS Florida bonneted bat (Eumops floridana)
Consultation Area but outside of the USFWS Florida bonneted bat Focal Area (Figure 7).
The Florida bonneted bat is a state and federally-listed endangered species.
3.2 Field Survey
The field survey was conducted on October 2, 2018. Weather conditions during the
survey were partly cloudy skies, with 10 to 15 miles per hour easterly winds, and
temperatures in the upper 80s to low 90s. The field survey identified no listed wildlife or
plant species on the Project site (Figure 2). No listed species were documented utilizing
the Project site during the October 2018 survey.
During a December 2018 site visit, a bald eagle nest was discovered approximately 20
feet north of the northern property boundary (Figure 4).
4.0 SUMMARY
The literature search and review of agency databases found no documented occurrences for listed
species on the Project site. The Project site is located within the Primary Zone for the Florida
panther and is located within one documented wood stork colony CFA. The Project is located
within the consultation area for the RCW and the Florida bonneted bat.
The October 2, 2018 field survey documented no listed species within the Project limits. In
December 2018, an active bald eagle nest was documented approximately 20 feet north of the
Project. This is a previously undocumented nest location. Prior to the initiation of construction
activities, the developer will coordinate with Collier County, the USFWS, and the FWCC with
respect to the newly identified bald eagle nest regarding applicable guidelines and permitting
requirements as described in the FWCC Bald Eagle Management Plan Handbook (FWCC 2010)
and the USFWS National Bald Eagle Management Guidelines (USFWS 2007).
E4-4
5.0 REFERENCES
Florida Fish and Wildlife Conservation Commission. 2010. Bald Eagle Management Plan
Handbook. Tallahassee, Florida.
Florida Fish and Wildlife Conservation Commission. 2017. Florida’s Endangered and
Threatened Species. Official Lists, Bureau of Non-Game Wildlife, Division of Wildlife.
Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida.
Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti,
R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape-scale
conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1,
Pages 118-133
Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida
Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife
Service; Gainesville, Florida.
Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of
Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife
Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission,
Tallahassee, Florida.
U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the
Southeast Region.
U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines.
REVIEWED BY
DRAWN BY
REVISED
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PROJECT LOCATIONSEC 14, TWP 50 S, RNG 26 E
FIGURE 1. PROJECT LOCATION MAP T.F.
B.B.
10/8/18
10/8/18HAMMOCK PARK
P/L~SR 951 (COLLIER BLVD)~~RATTLESNAKE HAMMOCK RD~J:\2005\05TSC1438\Hammock Park Commerce Center\2018\LSS\Figure 2 Aerial with Survey Transects.dwg Tab: 17X11-C TB Oct 25, 2018 - 2:18pm Plotted by: ThoneST.F.B.B.REVISIONS10/1/18DATEDATE10/1/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 100'13620 Metropolis AvenueSuite 200Fort Myers, Florida 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BY HAMMOCK PARKAERIAL WITH SURVEY TRANSECTSFIGURE 2NOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER WALDROP ENGINEERING INC.DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018.LEGEND:SURVEY TRANSECTS
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¶
FIGURE 3. DOCUMENTED OCCURRENCES OF LISTED SPECIES D.B.
R.F.
10/10/18
10/10/18HAMMOCK PARK A
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SANTA BARBARA BLVDCOUNTY BARN RDRADIO RD
RATTLESNAKE HAMMOCK
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PROJECT LOCATION
T.F.3/26/19
P/L~SR 951 (COLLIER BLVD)~~RATTLESNAKE HAMMOCK RD~J:\2005\05TSC1438\Hammock Park Commerce Center\2018\LSS\Figure 4 Aerial with Eagle Nest 011619.dwg Tab: 17X11-C TB Mar 26, 2019 - 11:48am Plotted by: TomFT.F.B.B.REVISIONS10/1/18DATEDATE10/1/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 200'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'SOFFICE WITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER RWA, INC. DRAWINGNo.501160003DM01.DWG DATED APRIL 2, 2008.HAMMOCK PARKAERIAL WITH BALD EAGLE NEST AND PROTECTION ZONESFIGURE 4LEGEND:APPROXIMATE LOCATIONOF BALD EAGLE NEST330' ZONE660' ZONE
DRAWN BY
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FIGURE 6. PANTHER ZONES WITH PANTHER FOCUS AREA D.B.
R.F.
10/9/18
10/9/18HAMMOCK PARK
0 5 10Miles
¶
LEGEND
PROJECT LOCATION
EXHIBIT 5
AERIAL WITH BALD EAGLE NEST
AND PROTECTION ZONES
P/L~SR 951 (COLLIER BLVD)~~RATTLESNAKE HAMMOCK RD~J:\2005\05TSC1438\Hammock Park Commerce Center\2018\Environmental Data Report\Exhibit 5 Aerial with Eagle Nest 011619.dwg Tab: 17X11-C TB Mar 26, 2019 - 10:19am Plotted by: TomFT.F.B.B.REVISIONS10/1/18DATEDATE10/1/18DATEDRAWING No.SHEET No.05TSC1438DATESCALE: 1" = 200'3620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069DRAWN BYDESIGNED BYREVIEWED BYNOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'SOFFICE WITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER RWA, INC. DRAWINGNo.501160003DM01.DWG DATED APRIL 2, 2008.HAMMOCK PARKAERIAL WITH BALD EAGLE NEST AND PROTECTION ZONESEXHIBIT 5LEGEND:APPROXIMATE LOCATIONOF BALD EAGLE NEST330' ZONE660' ZONE
EXHIBIT 6
AERIAL WITH ON-SITE AND
ADJACENT OFF-SITE PRESERVE AREAS
P/LHAMMOCK PARKMCMULLENPARCELGOOD TURN CENTERHACIENDA LAKES~RATTLESNAKE HAMMOCK RD~~CR 951 (COLLIER BLVD)~J:\2005\05TSC1438\Hammock Park Commerce Center\2018\Environmental Data Report\Exhibit 6 Aerial with On-site and Off-site Preserve Areas.dwg Tab: 11X8-C TB Mar 26, 2019 - 10:21am Plotted by: TomF SCALE: 1" = 300'DRAWN BYREVIEWED BYREVISEDT.F.B.B.12/6/18DATEDATE12/6/18DATENOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGHTHE COLLIER COUNTY PROPERTY APPRAISER'S OFFICEWITH A FLIGHT DATE OF DECEMBER 2017.PROPERTY BOUNDARY PER WALDROP ENGINEERING INC.DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018.EXHIBIT 6. AERIAL WITH ON-SITE AND ADJACENT OFF-SITE PRESERVE AREASHAMMOCK PARKLEGEND:ON-SITE PRESERVE AREAOFF-SITE PRESERVE AREAS
HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
PUBLIC FACILITIES MAP
#1
#1
#2
#1#1
#1
#2#1
#2
#3
#4
#1
!H
!H
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!H!H
Hammock Park
¯
0 0.8 1.6 2.4 3.2Miles
1 Mile
2 Miles
3 Miles
Collier BlvdRattlesnake
Hammock Rd
Collier BlvdU
S
4
1Santa Barbara BlvdU
S
4
1
Radio Rd §¨¦75
Urban Services & Facilities Map
Exhibit IV.E
Hammock Park
Legend
Hammock Park Parcel
Collier County Parks
Employment Nodes
!H Commercial Plaza by Davis Blvd
!H Hacienda Lakes Bussiness Park
!H Florida SouthWestern College Center
!H Physicians Regional Hospital
!H Walmart Supercenter Plaza
Collier County Libraries
#1 South Regional Library
Collier County Schools
#1 Calusa Park Elementary School
#2 Lely Elementary School
#3 Lely High School
#4 Parkside Elementary School
Golden Gate Fire Department
#1 Station 72
#2 Station 75
Collier County Sheriff
#1 East Naples Substation Dist 3
Physicians Regional - Collier Blvd
#1 Physicians Regional - Collier Blvd
Collier County EMS
#1 Medic 25
#2 Medic 75 (Housed at FD Station 75)
BusStop
#1 BusStop
Route17
HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
PUBLIC FACILITIES
Hammock Park GMPA
Public Facilities Analysis
Page 1 of 3
Hammock Park GMPA
Exhibit V.E
Public Facilities Level of Service Analysis
Revised March 2019
The proposed text amendment is site-specific and only applies to the northeast corner of
Mixed Use Activity Center #7, specifically the Hammock Park PUD. The Hammock Park
CPUD currently permits up to 160,000 square feet of commercial uses on approximately
19 acres. The GMPA proposes to add a maximum of 265 multi-family (apartment) dwelling
units with a maximum of 148,500 square feet of commercial, so as not to exceed the
existing trip count for the currently approved 160,000 square feet of commercial uses.
The following public facilities analysis evaluates the project impacts on potable water,
wastewater, drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for
the LOS information is the 2018 AUIR).
1. POTABLE WATER
Adopted Level of Service Standard = 150 GPD/person/day for Collier County Utilities
Existing Demand:
None
Total Existing Demand: 0 GPD
Proposed Demand:
Multi-family 265 DU x 150 GPD x 2.5 x 1.3 = 129,188 GPD
Total Proposed Demand: 129,188 GPD
Permitted Capacity: 52.75 MGD
Required Plant Capacity FY24: 44.8 MGD
The proposed GMP amendment results in an increased potable water demand of 129,188
GPD. The property is located within the Collier County potable water service area. The
County has existing plant capacity of approximately 48.75 MGD. The proposed addition
of 265 multi-family dwelling units will not create any LOS issues in the 5-year planning
horizon. This Project will have no significant impact on the potable water system and
capacity is available in Collier County.
Hammock Park GMPA
Public Facilities Analysis
Page 2 of 3
2. SANITARY SEWER
Adopted Level of Service Standard = 150 GPD/person/day
Existing Demand:
None
Total Existing Demand: 0 GPD
Proposed Demand:
Multi-family 265 DU x 100 GPD x 2.5 X 1.5 = 99,375 GPD
Total Proposed Demand: 99,375 GPD
Permitted Capacity: 16.0 MGD
Required Plant Capacity FY24: 16.0 MGD
The proposed GMP amendment results in an increased sanitary sewer demand of 99,375
GPD. The subdistrict is located in the South Sewer Service Area of the Collier County
Water/Sewer District. This Project will have no significant impact on the Collier County
Regional Sewer System.
3. ARTERIAL AND COLLECTOR ROADS
Please refer to the Traffic Impact Statement for discussions of the project’s impact on level
of service for arterial and collector roadways within the project’s radius of development
influence.
4. DRAINAGE
The County has adopted a LOS standard for private developments which requires
development to occur consistent with water quantity and quality standards established in
Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended.
The single project within the proposed subdistrict has been issued a surface water
management permit by the South Florida Water Management District which has
established criteria for the volume of water stored on site as well as the quality of the water
which may be discharged from the site. The development within the subdistrict is consistent
with the County LOS standards.
5. SOLID WASTE
The adopted LOS for solid waste is two years of lined cell capacity at the previous 3-year
average tons per year disposal rate and 10 years of permittable landfill capacity of the
disposal rate.
Existing Demand: Retail 160,000 SF x 5 lbs./1,000 SF = 800 lbs./day x 365 =
292,000 lbs./year or 292 tons/year
Hammock Park GMPA
Public Facilities Analysis
Page 3 of 3
Total Existing Demand: 292,000 lbs./year
Proposed Demand: Retail 148,500 SF x 5 lbs./1,000 SF = 500 lbs./day x 365 =
271,013 lbs./year or 271 tons/year
Multi-family 265 DU x 0.54 tons per person x 2.4 = 343.44 tons
Total Proposed Demand: 614,453 lbs./year
The proposed GMP amendment results in an increased solid waste demand of 322,453
lbs. a year. Current landfill capacity in 2018 is anticipated to be 18,710,256 tons. There
are no current capacity issues, and none are anticipated through the year 2069.
6. Parks: Community and Regional
The proposed 265 multi-family dwellings will pay park impact fees to mitigate for their
impacts on this public facility.
No adverse impacts to Community or Regional Parks result from the amendment of
the subdistrict.
7. Schools
The proposed 265 multi-family dwellings will pay school impact fees to mitigate for
their impacts.
No adverse impacts to schools result from the amendment to this subdistrict.
8. Fire Control and EMS
The proposed project lies within the Greater Naples Fire and Rescue District. The Greater
Naples Fire and Rescue District - Station #23 is located at 6055 Collier Blvd., which is
approximately 4.5 miles from the property boundary. No significant impacts to Fire Control
level of service are anticipated due to the proposed project. Estimated impact fees for EMS
and fire would be determined at time of SDP based on each unit.
Sheriff, Fire Protection and EMS Services location/address of facilities intended to
serve the project are;
North Collier Fire and Rescue District - Station
#23 6055 Collier Blvd.
Collier County Sheriff North Naples
Substation 8075 Lely Cultural Pkwy.
HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
APARTMENT MARKET NEEDS
ANALYSIS
APARTMENT MARKET NEEDS
ANALYSIS FOR HAMMOCK PARK
AT THE NE INTERSECTION OF
COLLIER BOULEVARD AND
RATTLESNAKE HAMMOCK ROAD
COLLIER COUNTY, FLORIDA
October 22, 2018
Prepared for
Wilton Land Company, LLC
C/O Mr. David Torres
7742 Alico Road
Fort Myers, FL 33912
Prepared by
Real Estate Econometrics, Inc.
Real Estate Econometrics, Inc.
Suite 100
707 Orchid Drive
Naples, Florida 34102
(239) 269-1341
Ree-i.com
1
Background
The Wilton Land Company (“Applicant”) is proposing a site-specific text
amendment to the Collier County (“County”) Future Land Use Element,
Mixed Use Activity Center #7 to allow for up to 265 multi-family dwelling units
(limited to rental apartments) with the Hammock Park project, along wit the
existing permitted commercial uses.
The Hammock Park subject property (“Property”) comprises 19+/- acres and
is generally located at the northeast corner of Collier Boulevard (CR 951) and
Rattlesnake Hammock Road in unincorporated Collier County, Florida.
The Property is designated within the Urban Commercial District, Mixed Use
Activity Center #7, and Urban Residential Fringe (URF) future land use
designations. The Property is zoned Commercial Planned Unit Development
(CPUD) pursuant to Ordinance 07-30. The CPUD allows up to 160,000
square feet of commercial uses, including commercial retail and office. The
Property is currently undeveloped and partially vegetated.
The proposed text amendment will allow for build-out of this quadrant of an
arterial intersection and activity center node with a compact, mixed-use project
that provides for market-rate rental housing in close proximity to available public
infrastructure, goods, services and employment.
The Applicant has requested an apartment market study from Real Estate
Econometrics, Inc. (“Consultant”) to accompany the application.
The apartment market study is comprised of four parts; the site assessment, the
supply component, the demand component and the supply/demand comparison
analysis.
(Rest of Page left Intentionally Blank)
2
1.0 Site Assessment
1.1 Subject Property Attributes
The Subject Property is located on the north side of Rattlesnake Hammock Road
and the east side of Collier Boulevard (County Road 951) approximately three
and a half miles south of Interstate 75 in Section 14 – Township 50 – Range 26.
An aerial locator photo in Figure 1.1.1 is followed by a summary of the Subject
Property’s legal, location, zoning, and land use attributes obtained from the
Collier County Property Appraiser website.
Figure 1.1.1
Source: Collier County Property Appraiser
3
Source: Collier County Property Appraiser
2.0 Market Area
2.1 Market Area Definition
During the pre-application meeting for the Subject Site, County Staff indicated
that the apartment needs analysis market area should follow the urban services
boundary area which is a mile east of Collier Boulevard (CR 951) and would
include all of the urban area of the County. The Consultant utilized the ESRI
Business Analyst GIS program to calculate the boundaries of the Subject Site’s
market area. Figure 2.2.1 below depicts the market area from the Subject
Property.
4
Figure 2.2.1 Subject Property Market Area
Source: ESRI ArcGIS Business Analyst Mapping System
5
2.2 Market Area Demographic Detail
Table 2.2.1 below shows the 2010 U.S. Census demographic profile of the
population that lives within the 282 square-mile market area of the subject site.
The remaining 2010 U.S. Census data can be found in Appendix A. It is
important to note that the U.S. Census Bureau uses the Decennial Census as
the basis for issuing their annual American Community Survey census data that
is used in the demand section of this report. The 2018 ACS report was the most
recent data source available at the time of this report.
Table 2.2.1
Source: ESRI and U.S. Census Bureau
6
Also important to the development of this apartment project is the location of
businesses and subsequent employment centers located near the subject site.
Figure 2.2.1 below shows businesses near the subject site with 50 or more
employees that would benefit from having residential offerings available to their
employees.
Figure 2.2.1
Despite an economy that relies a great deal on real estate, construction and
tourism, the industry mix for the Naples MSA is not severely out of line with U.S.
averages. The shares of employment devoted to the Trade, Transportation &
Utilities; Financial Activities; Information; and Education & Health Services
industries are within about 100 basis points (“bps”) of the national norms.
Figure 2.2.2 on the next page shows the industry mix within the Naples Metropolitan
Statistical Area (“MSA”).
7
The largest differences from the national norms are in Leisure & Hospitality (+939
bps); Manufacturing (-592 bps); Professional & Business Services (-284 bps);
Other Services (+249 bps); and Government (-596 bps). Given the number of
wealthy retirees who make Naples at least their winter home, it is not surprising
to see larger shares of employment in industries that cater to this population.
Although the share of Health Services was not significantly different from the
U.S. share, it has increased by about 200 bps since 1996. The increase of
industries outside of construction and leisure/hospitality will continue to diversify
the market economy and will continue to increase the median income leading to
an increase in the demand for apartment living as a residential choice.
Although the nearby employment hubs will provide a source of future residents,
the demographics trends and lifestyle choices will also determine the subject
site’s demand potential.
3.0 MARKET ANALYSIS
3.1 Market Area Supply
Shown on the next page is a map and table of existing and future apartment
complexes located in Collier County.
8
Source: Collier County Comprehensive Planning Section
9
The previous map shows a mixture of subsidized and market rate apartment
complexes. For purposes of this study, the subsidized apartment complexes
were removed along with the apartment complexes east of the urban services
boundary located 1 mile east of Collier Boulevard/CR 951 including Ave Maria
and Immokalee.
3.2 Market Rate Apartments
Market rate apartments were the first developed in the county, with subsidized
housing starting in the late 1980’s to accommodate the increasing employment
for hotels and other hospitality related industries. There is a total of 5,579 market
rate rental units in Collier County which accounts for 46.32% of the total. The
increase in market rate apartment supply of 3- and 4-bedroom units did not begin
until 2000 when the availability of affordable family accommodations was
restricting due to rapidly rising home prices. Home prices are still on the rise,
which continues to create a demand for the larger market rate apartment units.
Most of the market rate rental apartment communities are located on major
arterial roadways allowing for easy access to a wider market area. Market rate
rental apartment complexes prefer to be located closer to employment centers,
entertainment venues and other support facilities to attract tenants. Average
occupancy rate for market rate apartments has been hovering just above 95%
for the past five years, which is indicative of a very tight under-supplied rental
market.
Table 3.2.1 on the next page shows the market rate apartment complexes that
are used in this report.
(Rest of Page left Intentionally Blank)
10
Table 3.2.1 Collier County Market Rate Apartment Complexes
County Map ID Apartment Complex Address
Units Acres Density
2 Belvedere 260 Quail Forest Blvd Naples 162 14.87 10.89
3 Berkshire Reserve 3536 Winifred Row Ln Naples 146 11.53 12.66
5 Brittany Bay I & II 14815 Triangle Bay Dr Naples 392 13.06 30.02
6 Bryn Mawr 7701 Davis Blvd Naples 240 11.55 20.78
12 Ibis Club 8210 Ibis club Dr Naples 134 14.62 9.17
14 La Costa 3105 La Costa Cir Naples 276 31.01 8.90
15 Laguna Bay 2602 Fountain View Cir Naples 363 38.19 9.51
16 Malibu Lakes 2115 Malibu Lakes Cir Naples 356 9.88 36.03
18 Naples 701 3531 Plantation Way Naples 188 11.81 15.92
19 Naples Place I-III 4544 Sunset Rd Naples 160 12.21 13.10
21 Northgate Club 4300 Atoll CT Naples 120 9.99 12.01
22 Oasis - Arbor Walk 2277 Arbour Walk Cir Naples 216 10.82 19.96
25 River Reach 2000 River Reach Dr Naples 556 50.15 11.09
28 San Marino-Aventine 9300 Marino Cir Naples 350 38.96 8.98
29 Shadowood Park 6475 Sea Wolf Ct Naples 96 16.95 5.66
33 Summer Wind-Arium Gulfshore 5301 Summerwind Dr Naples 368 28.05 13.12
36 Waverley Place 5300 Hemingway Ln Naples 300 27.42 10.94
40 Aster Lely Resort 8120 Acacia ST Naples 308 17.79 17.31
41 Sierra Grande 6975 Sierra Club Cir Naples 270 18.1 14.92
46 Orchid Run 10991 Lost Lake Dr Naples 282 21.91 12.87
66 Milano Lakes 418400700 Naples 296 23.65 12.52 5,579 432.52 14.59
Source: Collier County Comprehensive Planning Section
The average density per acre of the market rate apartment complexes is 14.59
apartments per acre.
The proposed Project’s density will be 13.25 apartments per acre, which is
right in line with previously approved and built market rate apartments.
Apartment complexes in the approval and development process must also be
considered on the supply side of the supple/demand calculation. Table 3.2.2 on
the next page shows the apartment complexes that are currently in the
development process pipeline. There are currently 3,473 apartment units in the
Collier County approval and development process pipeline.
11
Table 3.2.2 Collier County Pipeline Market Rate Apartment Complexes
County Map ID Apartment Complex Parcel ID Units
62 Springs at Sabal Bay 71750000402 340
64 Inspira at Lely Resort 53570120027 304
65 Journey's End 736200103 483
67 Briarwood Apartment 24767504003 320
68 Legacy Naples New Hope Ministries 399760006 304
69 Addison Place 188360002 240
70 Pine Ridge Commons 240280606 375
71 I-75/Alligator Alley PUD 21968000121 425
72 Courthouse Shadows PUD 28750000523 300
73 Livingston Rd/GG Parkway Residential Subdistrict 38100120001 382 3,473
Source: Collier County Comprehensive Planning Section
The total apartment unit supply in Collier County is currently 9,052 using both the
existing apartments and approved apartments in process.
The aging of market rate apartments must also be considered. Over 50% of the
market rate apartments in Collier County are more than 20 years old. A national
report by Apartmentlist.com noted that the balance of new and old units affects
the rents being charged. The report stated the percentage of rental units less
than 10 years old is at an all time low in the Naples area. The report also shows
that rentals over 30 years old increased 33% from 2000 to 2016 while buildings
aged out so that the share of rentals 10 years old or less declined by 26%.
The result of the study is that the cost of renting a house or apartment isn’t likely
to go down in older units until there are enough new ones coming into the market
to replace them. Note Appendix C where the report was noted in the Naples
Daily News editorial September 7, 2018.
The Chart on the next page shows the number of apartment units that were
brought on line by year in Collier County since 1975.
12
Chart 3.2.1 Apartments Built by Year in Collier County
3.3
Source: Collier County Property Appraiser
Market Area Demand
The first step in determining market demand is to start with the current population
of the apartment market area. The market area covers many Collier County
planning areas and bisects a few of them. So in order to determine an accurate
population forecast for the apartment market area, the Consultant utilized the
American Community Survey (“ACS”) which is the annual update to the 2010
Census performed the by the US Census Bureau. The ACS is an ongoing survey
that provides vital information on a yearly basis about our nation and its people.
Information from the survey generates data that help determine how more than
$675 billion in federal and state funds are distributed each year.
Table 3.3.1 on the next page is the 2018 Collier County housing profile. This
table is the updated ACS survey for the 282.5 square mile market area. It
shows the current population for this market area is 284,220. The ACS
survey also estimates the same data in the report for 2023, which matches the
County’s 5-year planning horizon. ACS estimates that the market area
population will be 308,530 in 2023. The census annual percent growth of
1.65 % was used to calculate the annual population from 2018 to 2023.
0
100
200
300
400
500
600
700
1975 1986 1988 1989 1990 1991 1995 1998 2000 2001 2002 2014 2015
Total Apartment Units Built by Year
13
Table 3.3.1 2018 Collier County Housing Profile
Source: U.S. Census Bureau
Table 3.3.1 also shows that the percent of renter occupied housing units is 19.1%
in 2018 and falls to 17.7% in 2023. That is a reduction of 0.3% annually and is
used in the calculation of the market area demand.
Table 3.3.2 on the next page establishes the household income and
corresponding monthly rental payment. The median household income in Collier
County is $63,202. The table shows the income ranges that are used in the
calculation of demand.
14
Table 3.3.2 Monthly Rental Payment Calculations
Median Household Income: $63,202
Household Income Monthly Household Income Monthly Rental Payment @ 30%
$30,000 $2,500 $750
40,000 3,333 1,000
50,000 4,167 1,250
60,000 5,000 1,500
63,202 5,267 1,580
70,000 5,833 1,750
80,000 6,667 2,000
90,000 7,500 2,250
100,000 8,333 2,500
Source: The Consultant
The percent of households by income is shown in Table 3.3.3 on the next page.
The percentage of households in the $30,000 to $100,000 range ranges from the
current 69.4% to 63.2% in 2023. That is a reduction of 1.24% annually and is
used in the calculation of the market area demand.
(Rest of Page left Intentionally Blank)
15
Table 3.3.4 Apartment Study Market Area Demographic and Income Profile
Source: U.S. Census Bureau
16
Table 3.3.5 below shows the renter-occupied housing units by contract rent. The
number of units in the $800 to $1,999 range is 20,725. That is 70.11% of the
29,559 total cash rent units and is used in the calculation of the apartment market
area demand. That data range is highly reliable data according to ACS.
Table 3.3.5 Apartment Study Market Area Housing Summary
Source: U.S. Census Bureau
17
Table 3.3.6 below shows the apartment study market area demand calculation
using the date points previously explained in Tables 3.3.1 through 3.3.5. The
population is increased annually. The percent of rental households were reduced
annually and multiplied with the corresponding annual households to obtain the
annual rental households.
The rental households were then multiplied by the percentage of households with
incomes in the $30,000 to $90,000 range. That calculation establishes the
annual demand for market rate rental housing units in the market area. That
annual number is then multiplied by the percent of rental units with rents in the
$800 to $1,999 range to establish the demand for market rate apartment units.
That demand is slowly declining over the next five years.
Table 3.3.6 Apartment Study Market Area Demand Calculation
Year Population
Total
Households
Percent
Rental
Rental
Households
% With
Income
$30k-$99k
Annual
Demand
% of Units
with rent
$800-$1,900
Unit
Demand
2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789
2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609
2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422
2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229
2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029
2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823
Sources: U.S. Census Bureau and the Consultant
Table 3.3.7 on the next page shows the same market area demand calculation
from Table 3.3.6 above and adds the existing market rate apartments shown in
Table 3.2.1 and the future apartment complexes in the planning and
development process. The Table establishes that there is a current deficit of
2,737 market rate apartments in the market area and falling to a deficit of 1,771
market rate apartments in 2023.
18
Table 3.3.7 Apartment Study Market Area Supply – Demand Analysis
Year Population
Total
Households
Percent
Rental
Rental
Households
% With
Income
$30k-
$99k
Annual
Demand
% of Units
with rent
$800-
$1,900
Unit
Demand
Market
Supply Surplus/Deficit Units
2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789 9,052 -2,737
2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609 9,052 -2,557
2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422 9,052 -2,370
2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229 9,052 -2,177
2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029 9,052 -1,977
2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823 9,052 -1,771
Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI
ARCgis mapping system and the Consultant
Adding the proposed 265 proposed apartment units to the market supply
(the units would most likely be added in 2021) will still show a significant
deficit of market rate rental units in the horizon year of 2023 as shown in
Table 3.3.7 below.
Table 3.3.7 Apartment Study Market Area Supply – Demand Analysis with
Subject Property Units Included
Year Population
Total
Households
Percent
Rental
Rental
Households
% With
Income
$30k-
$99k
Annual
Demand
% of Units
with rent
$800-
$1,900
Unit
Demand
Market
Supply
Market
Supply with
Subject
Property Surplus/Deficit Units
2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789 9,052 9,052 -2,737
2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609 9,052 9,052 -2,557
2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422 9,052 9,052 -2,370
2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229 9,052 9,317 -1,912
2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029 9,052 9,317 -1,712
2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823 9,052 9,317 -1,506
Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI
ARCgis mapping system and the Consultant
4.0 CONCLUSIONS
4.1 The Consultant used all of the data and analysis in the previous sections to
determine that the total supply of market rate apartments will still be significant
in the horizon year of 2023. The analysis also shows that with the addition
of the Project’s proposed apartment units, there will still be a deficit of
1,922 units in the year 2021 as highlighted in Table 3.3.7 above. That is very
close to the 2021 1,900-deficit number that the County Staff calculated for 2021
and as reported in the Brent Batten article in Appendix C.
19
APPENDICIES
20
Appendix A
21
22
23
24
Appendix B
25
26
Appendix C
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MASTER SITE FILE LETTER
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This record search is for informational purposes only and does NOT constitute a
project review. This search only identifies resources recorded at the Florida Master
Site File and does NOT provide project approval from the Division of Historical
Resources. Contact the Compliance and Review Section of the Division of Historical
Resources at 850-245-6333 for project review information.
October 17, 2018
Lindsay Felice Robin, MPA
Project Planner
CIVIL ENGINEERING | PLANNING | LANDSCAPE ARCHITECTURE
Direct: E: lindsay.robin@waldropengineering.com
Office: P: (239) 405-7777 | F: (239) 405-7899
In response to your inquiry on October 17, 2018, the Florida Master Site File lists no archeological sites
and no other cultural resources located at the designated area at the Hammock Park, Collier County,
Florida
T50S R26E Section 14 as submitted with search request
When interpreting the results of this search, please consider the following information:
• This search area may contain unrecorded archaeological sites, historical structures
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• Federal, state and local laws require formal environmental review for most
projects. This search DOES NOT constitute such a review. If your project falls
under these laws, you should contact the Compliance and Review Section of the
Division of Historical Resources at 850-245-6333.
Please do not hesitate to contact us if you have any questions regarding the results of this search.
Sincerely,
Eman M. Vovsi, Ph.D.
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Eman.Vovsi@DOS.MyFlorida.com
500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile
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CR01165
CR00878
CR01164
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX,
Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
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ADDRESSING CHECKLIST
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
ADDRESSING CHECKLIST
Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division
at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by
Addressing personnel prior to pre-application meeting, please allow 3 days for processing.
Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE
PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section.
PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type)
BL (Blasting Permit)
BD (Boat Dock Extension)
Carnival/Circus Permit
CU (Conditional Use)
EXP (Excavation Permit)
FP (Final Plat
LLA (Lot Line Adjustment)
PNC (Project Name Change)
PPL (Plans & Plat Review)
PSP (Preliminary Subdivision Plat)
PUD Rezone
RZ (Standard Rezone)
SDP (Site Development Plan)
SDPA (SDP Amendment)
SDPI (Insubstantial Change to SDP)
SIP (Site Im provement Plan)
SIPI (Insubstantial Change to SIP)
SNR (Street Name Change)
SNC (Street Name Change – Unplatted)
TDR (Transfer of Development Rights)
VA (Variance)
VRP (Vegetation Removal Permit)
VRSFP (Vegetation Removal & Site Fill Permit)
OTHER
LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached)
FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one)
STREET ADDRESS or ADDRESSES (as applicable, if already assigned)
PROPOSED STREET NAMES (if applicable)
SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only)
LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right-
of-way
PROPOSED PROJECT NAME (if applicable)
SDP - or AR or PL #
SURVEY (copy - needed only for unplatted properties)
CURRENT PROJECT NAME (if applicable)
Rev. 6/9/2017 Page 1 of 2
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
Please Return Approved Checklist By: Email Personally picked up
Applicant Name:
Signature on Addressing Checklist does not constitute Project and/or Street Name
approval and is subject to further review by the Operations Division.
FOR STAFF USE ONLY
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
UPDATED OR NEW FORM SUBMITTED
Fax
Email/Fax:Phone:
Project or development names proposed for, or already appearing in, condominium documents (if application;
indicate whether proposed or existing)
Rev. 6/9/2017 Page 2 of 2
Print Tax Bills Change of Address
Parcel No 00416720000 Site Address 8530 COLLIER BLVD Site City NAPLES Site Zone *Note 34114
Name / Address WILTON LAND COMPANY LLC
206 DUDLEY RD
City WILTON State CT Zip 06897
Map No.Strap No.Section Township Range Acres *Estimated
5B14 000100 005 5B14 14 50 26 18.99
Legal 14 50 26 S1/2 OF SW1/4 OF SW1/4 LESS R/W, AND W80FT OF S1/2 OF SE1/4 OF SW1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4336 PG 3681, AND N30FT OF N1/2 OF NW1/4 OF NW1/4 OF SEC 23-50-26 LESS R/W
Millage Area 39 Millage Rates *Calculations
Sub /Condo 100 ACREAGE HEADER School Other Total
Property Summary Property Detail Sketches Trim Notices
Page 1 of 1Details
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LIST IDENTIFYING ALL PROPERTY
OWNERS & PARTIES OF THE
CORPORATION
Department of State /Division of Corporations /Search Records /Detail By Document Number /
Document Number
FEI/EIN Number
Date Filed
State
Status
Detail by Entity Name
Florida Limited Liability Company
WILTON LAND COMPANY, LLC
Filing Information
L09000066780
27-0590349
07/10/2009
FL
ACTIVE
Principal Address
206 DUDLEY ROAD
WILTON, CT 06897
Mailing Address
206 DUDLEY ROAD
WILTON, CT 06897
Registered Agent Name & Address
COLEMAN, YOVANOVICH & KOESTER, P.A.
4001 TAMIAMI TRAIL N.
SUITE 300
NAPLES, FL 34103
Name Changed: 04/20/2011
Address Changed: 04/20/2011
Authorized Person(s) Detail
Name & Address
Title MGR
GEORGE P BAUER REVOCABLE TRUST UAD 7/20/90
206 DUDLEY ROAD
WILTON, CT 06897
Annual Reports
Report Year Filed Date
2016 07/18/2016
2017 04/24/2017
2018 01/19/2018
DIVISION OF CORPORATIONSFlorida Department of State
Page 1 of 2Detail by Entity Name
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Document Images
01/19/2018 -- ANNUAL REPORT View image in PDF format
04/24/2017 -- ANNUAL REPORT View image in PDF format
07/18/2016 -- ANNUAL REPORT View image in PDF format
03/23/2015 -- ANNUAL REPORT View image in PDF format
06/10/2014 -- ANNUAL REPORT View image in PDF format
04/15/2013 -- ANNUAL REPORT View image in PDF format
04/27/2012 -- ANNUAL REPORT View image in PDF format
04/20/2011 -- ANNUAL REPORT View image in PDF format
04/08/2010 -- ANNUAL REPORT View image in PDF format
07/10/2009 -- Florida Limited Liability View image in PDF format
Florida Department of State, Division of Corporations
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TRAFFIC IMPACT STATEMENT
Traffic Impact Statement
Hammock Park Growth Management Plan Amendment (GMPA) Planned Unit Development Amendment (PUDA)
Collier County, Florida
04/05/2019
Prepared for: Prepared by:
Waldrop Engineering, PA
28100 Bonita Grande Drive, Suite 305
Bonita Springs, FL 34135
Phone: 239-405-7777
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee* – $500.00 Fee
Collier County Transportation Review Fee* – Small Scale Study – No Fee
Note – *to be collected at time of first submittal
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 2
Statement of Certification
I certify that this Traffic Impact Statement has been prepared by me or under my immediate
supervision and that I have experience and training in the field of Traffic and Transportation
Engineering.
Norman J. Trebilcock, AICP, P.E.
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 3
Table of Contents
Project Description ......................................................................................................................... 4
Trip Generation ............................................................................................................................... 6
Background Traffic .......................................................................................................................... 8
Existing and Future Roadway Network........................................................................................... 9
Project Impacts to Area Roadway Network-Link Analysis ............................................................ 10
Site Access Turn Lane Analysis ...................................................................................................... 12
Improvement Analysis .................................................................................................................. 13
Mitigation of Impact ..................................................................................................................... 13
Appendices
Appendix A: Project Conceptual Site Plan ................................................................................... 14
Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 16
Appendix C: ITE Trip Generation Calculations ............................................................................. 23
Appendix D: Collier County Transportation Element Map TR-7 – Excerpt .................................. 33
Appendix E: Turning Movement Exhibits .................................................................................... 35
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 4
Project Description
The Hammock Park project (formerly known as Hammock Park Commerce Center) is located in
the northeast quadrant of the Collier Boulevard (CR 951) and Rattlesnake Hammock Road (CR
864) intersection and lies within Section 14, Township 50 South, Range 26 East, in Collier
County, Florida. The subject property is approximately 18.99 acres in size. Refer to Figure 1 –
Project Location Map and Appendix A: Project Conceptual Site Plan.
Figure 1 – Project Location Map
Currently, the subject parcel is vacant. This development was previously approved to allow up
to 160,000 square feet (sf) of retail and office uses (per Collier County Ordinance #07-30).
A purpose of this report is to document the transportation impacts associated with the
proposed Growth Management Plan Amendment (GMPA). The proposed amendment requests
to allow up to 148,500 sf of commercial uses and up to 265 multifamily dwelling units
(apartments).
Additionally, a Planned Unit Development Amendment (PUDA) proposes a change to the
projects current zoning classification of Commercial Planned Unit Development (CPUD) with a
request to rezone the property to add a maximum of 265 multi-family dwelling units as a
permitted use.
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 5
The proposed amendment would allow for this alternative mixed-use development scenario,
while preserving the right to build out the project with the approved 160,000 square feet of
commercial uses, depending upon market demand.
For the purposes of this report, it is anticipated that the project will be a single-phase
development. The traffic analysis utilizes year 2023 planning horizon for buildout conditions.
Traffic generation associated with the proposed development is evaluated generally based on
the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition and ITE Trip
Generation Handbook, 3rd Edition. In agreement with ITE Land Use Code (LUC) descriptions, the
ITE land use designations are illustrated in Table 1.
Consistent with the previously approved Traffic Impact Statement (TIS) entitled “Hammock Park
Commerce Center” dated September 7, 2006, the ITE Retail LUC 820 – Shopping Center is
utilized to model the commercial land uses.
Table 1
Development Program – ITE Land Use Designation
Development Land Use - [SIC Code in Brackets] ITE LUC Size
(ITE variable)
Approved Development Parameters
Commercial
Retail and Office - [All PUD permitted uses
typical for a shopping center as an
inline/outparcel use]1,2
820 – Shopping Center 160,000 square
feet
Proposed Development Parameters
Residential Multifamily (Apartments) - [N/A]3
220 – Multifamily
Housing
(Low-Rise)
265 dwelling units
Commercial
Retail and Office - [All PUD permitted uses
typical for a shopping center as an
inline/outparcel use]1,2
820 – Shopping Center 148,500 square
feet
Notes: 1) Refer to PUD section III 3.3A.
2) Shopping Center used as a highest and best use. Other SIC land uses may be used subject to size and trip
cap limitations as applicable.
3) N/A= Not applicable.
A methodology meeting was held with the Collier County Transportation Planning staff on
October 18, 2018, via email [ref. Appendix B: Initial Meeting Checklist (Methodology
Meeting)]. Please note that specific development parameters have changed.
Proposed access points to the surrounding roadway network are depicted in the Conceptual
Site Plan (Appendix A). A detailed evaluation of applicable access points – turn lane
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 6
requirements will be performed at the time of site development permitting/platting when
more specific development parameters will be made available.
Trip Generation
The software program OTISS (Online Traffic Impact Study Software), most current version is
used to evaluate the projected trip generation for the project. The ITE equations and/or rates
are used for the trip generation calculations, as applicable. The ITE – OTISS trip generation
calculation worksheets are provided in Appendix C: ITE Trip Generation Calculations.
The internal capture accounts for a reduction in external traffic because of the interaction
between the multiple land uses in a site.
For this project, the software program OTISS is used to generate associated internal capture
trips. The OTISS process follows the trip balancing approach as recommended in the ITE Trip
Generation Handbook, 3rd Edition. As internal capture data for the weekday daily time period is
not available, the daily internal capture is assumed consistent with the AM peak hour internal
capture rates.
Based on the Collier County TIS Guidelines recommendations, the overall internal capture rate
should be reasonable and should not exceed 20%.
The resulting internal capture rates associated with the proposed development for the
weekday traffic, AM peak hour and PM peak hour are 1%, 1% and 18%, respectively.
The pass-by trips account for traffic that is already on the external roadway network and stops
at the project on the way to a primary trip destination. It should be noted that the driveway
volumes are not reduced as a result of the pass-by reduction, only the traffic added to the
surrounding streets and intersections. As such, pass-by trips are not deducted for operational
turn lane analysis (all external traffic is accounted for).
Per ITE Trip Generation Handbook, 3rd Edition traffic data, the average pass-by trip percentage
for LUC 820 – Shopping Center, PM peak period is 34%.
The Collier County TIS Guidelines recommend that shopping center pass-by rates should not
exceed 25% for the peak hour and that the daily capture rates are assumed to be 10% lower
than the peak hour capture rate. For the purposes of this report, the shopping center daily
pass-by capture rate is calculated at 15%, and the associated AM and PM peak hour capture
rates are capped at 25%.
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 7
In addition, consistent with the Collier County TIS Guidelines, the approved pass-by percentage
is applied to the total (external) traffic and the resulting number of pass-by trips is equally split
between the inbound and outbound trips.
Per FDOT’s Site Impact Handbook (Section 2.4.4) the number of pass-by trips should not exceed
10% of the adjacent street traffic. Based on our trip generation evaluation, the proposed pass-
by trips do not exceed the 10% threshold.
The estimated trip generation associated with the approved development parameters is
illustrated in Table 2A. The traffic evaluation for the proposed GMPA/PUDA development
conditions is summarized in Table 2B. Table 3 shows the estimated net new traffic volume –
the difference between Table 2A and Table 2B (proposed conditions versus approved
development parameters).
Table 2A
Trip Generation – Approved Development – Average Weekday
Proposed Build-out Daily Two-
Way Volume AM Peak Hour PM Peak Hour
ITE Land Use Size* Enter Exit Total Enter Exit Total
Shopping Center 160,000 sf 8,276 144 88 232 369 400 769
Total Traffic 8,276 144 88 232 369 400 769
Internal Capture 0 0 0 0 0 0 0
Total External 8,276 144 88 232 369 400 769
Pass-by 1,241 29 29 58 96 96 192
Net External 7,035 115 59 174 273 304 577
Note(s): *sf = square feet.
Table 2B
Trip Generation – Proposed GMPA/PUDA Build-out Conditions – Average Weekday
Proposed Build-out Daily Two-
Way Volume AM Peak Hour PM Peak Hour
ITE Land Use Size* Enter Exit Total Enter Exit Total
Shopping Center 148,500 sf 7,867 140 86 226 349 379 728
Multifamily Housing
(Low Rise) 265 du 1,963 28 92 120 89 52 141
Total Traffic 9,830 168 178 346 438 431 869
Internal Capture 60 2 2 4 63 63 126
Total External 9,770 166 176 342 375 368 743
Pass-by 1,176 28 28 56 83 83 166
Net External 8,594 138 148 286 292 285 577
Note(s): *sf = square feet; du = dwelling units.
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 8
In agreement with the Collier County Traffic Impact Study (TIS) guidelines, significantly
impacted roadways are identified based on the proposed project highest peak hour trip
generation (net external traffic) and consistent with the peak hour of the adjacent street traffic.
Based on the information contained in Collier County 2018 Annual Update and Inventory
Report (AUIR), the peak hour for adjacent roadway network is PM.
For the purpose of this TIS, the surrounding roadway network link concurrency analysis is
analyzed based on projected PM peak hour net new external traffic generated by the proposed
GMPA/PUDA project as illustrated in Table 3.
Table 3
Trip Generation – Projected Net New External Traffic – Average Weekday
Development PM Peak Hour*
Enter Exit Total
Proposed Development GMPA/PUDA 292 285 577
Current Approved Development 273 304 577
Net New External Traffic
Increase/(Decrease) 19 (19) 0
Note(s): *refer to Table 2A and Table 2B.
As illustrated in Table 3, transportation concurrency impacts associated with the proposed
GMPA/PUDA development scenario do not exceed the traffic impacts allowed under current
zoning conditions. In addition, the development should be limited to a maximum of 577 two-
way PM peak hour net external trips generated at project buildout conditions.
The site access turn lane analysis is evaluated based on the projected AM and PM peak hour
external traffic conditions. The evaluated external two-way PM peak hour traffic associated
with the proposed development is less intensive than the projected external traffic allowed
under current zoning conditions. However, the inbound AM and PM peak hour traffic calculated
under the proposed development scenario is higher and will be utilized in the traffic
operational analyses.
Background Traffic
Average background traffic growth rates are estimated for the segments of the roadway
network in the study area using the Collier County Transportation Planning Staff guidance of a
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 9
minimum 2% growth rate, or the historical growth rate from peak hour peak direction volume
(estimated from 2008 through 2017), whichever is greater.
Another way to derive the background traffic is to use the 2018 Annual Update and Inventory
Report (AUIR) volume plus the trip bank volume. The higher of the two determinations is to be
used in the Roadway Link Level of Service analysis.
Table 4, Background Traffic without Project illustrates the application of projected growth
rates to generate the projected background (without project) peak hour peak direction traffic
volume for the planning horizon year 2023.
It is noted that the Rattlesnake Hammock Road segment located east of Collier Boulevard (aka
Florida Sports Park Rd) is not a Collier County monitored roadway.
Table 4
Background Traffic without Project (2018 - 2023)
Roadway
Link
CC
AUIR
Link
ID #
Roadway Link
Location
2018 AUIR
Pk Hr, Pk Dir
Background
Traffic
Volume
(trips/hr)
Projected
Traffic
Annual
Growth
Rate
(%/yr)*
Growth
Factor
2023 Projected
Pk Hr, Peak Dir
Background
Traffic Volume
w/out Project
(trips/hr)
Growth Factor**
Trip
Bank
2023 Projected
Pk Hr, Peak Dir
Background
Traffic Volume
w/out Project
(trips/hr) Trip
Bank***
Collier Blvd 34.0
Davis Blvd to
Rattlesnake
Hammock Rd
1,660 2.0% 1.1041 1,833 506 2,166
Collier Blvd 35.0
Rattlesnake
Hammock Rd to
US 41
1,900 2.0% 1.1041 2,098 338 2,238
Rattlesnake
Hammock
Rd
75.0
Santa Barbara
Blvd to Collier
Blvd
530 2.0% 1.1041 586 170 700
Note(s): *Annual Growth Rate - from 2018 AUIR, 2% minimum.
**Growth Factor = (1+Annual Growth Rate)5. 2023 Projected Volume= 2018 AUIR Volume x Growth Factor.
***2023 Projected Volume= 2018 AUIR Volume + Trip Bank.
The projected 2023 Peak Hour – Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank
calculation, which is underlined and bold as applicable.
Existing and Future Roadway Network
The existing roadway conditions are extracted from the Collier County 2018 AUIR and the
project roadway conditions are based on the current Collier County 5-Year Work Program.
Roadway improvements that are currently under construction or are scheduled to be
constructed within the five-year Transportation Improvement Plan (TIP) or Capital
Hammock Park – GMPA/PUDA – TIS – April 2019
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Improvement program (CIP) are considered to be committed improvements. As no such
improvements were identified in the Collier County 2018 AUIR, the evaluated roadways are
anticipated to remain as such through project build-out.
The existing and future roadway conditions are illustrated in Table 5, Existing and Future
Roadway Conditions.
Table 5
Existing and Future Roadway Conditions
Roadway
Link
CC AUIR
Link ID #
Roadway Link
Location
2018
Roadway
Condition
Min.
Standard
LOS
2018 Peak
Dir, Peak Hr
Capacity
Volume
2023
Roadway
Condition
2023 Peak
Dir, Peak Hr
Capacity
Volume
Collier Blvd 34.0
Davis Blvd to
Rattlesnake
Hammock Rd
6D E 3,000 (NB) 6D 3,000 (NB)
Collier Blvd 35.0
Rattlesnake
Hammock Rd to US
41
6D E 3,200 (NB) 6D 3,200 (NB)
Rattlesnake
Hammock Rd 75.0 Santa Barbara Blvd
to Collier Blvd 6D E 2,900 (WB) 6D 2,900 (WB)
Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service.
Project Impacts to Area Roadway Network-Link Analysis
The Collier County Transportation Planning Services developed Level of Service (LOS) volumes
for the roadway links impacted by the project, which are evaluated to determine the project
impacts to the area roadway network in the future horizon year 2023. The Collier County
Transportation Planning Services guidelines have determined that a project will be considered
to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of
the capacity for the link directly accessed by the project and for the link adjacent to the link
directly accessed by the project; 3% for other subsequent links and if the roadway is projected
to operate below the adopted LOS standard.
Based on these criteria, this project does not create any significant and adverse impacts to the
area roadway network. None of the analyzed links are projected to exceed the adopted LOS
standard with or without the project at 2023 future build-out conditions. Table 6, Roadway
Link Level of Service illustrates the LOS impacts of the project on the surrounding roadway
network.
As illustrated in the Collier County Land Development Code (LDC), Chapter 6.02.02 – M.2., once
traffic from a development has been shown to be less than significant on any segment using the
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Collier County TIS criterion, the development’s impact is not required to be analyzed further on
any additional segments.
Table 6
Roadway Link Level of Service (LOS) – With Project in the Year 2023
Roadway
Link
CC
AUIR
Link ID
#
Roadway Link
Location
2018 Peak
Dir, Peak
Hr Capacity
Volume
Roadway
Link, Peak
Dir, Peak Hr
(Project Vol
Added)*
2023 Peak
Dir, Peak Hr
Volume
w/Project**
% Vol
Capacity
Impact by
Project
Min LOS
exceeded
without
Project?
Yes/No
Min LOS
exceeded
with
Project?
Yes/No
Collier Blvd 34.0
Davis Blvd to
Rattlesnake
Hammock Rd
3,000 (NB) N/A 2,166 0.0% No No
Collier Blvd 35.0
Rattlesnake
Hammock Rd to
US 41
3,200 (NB) N/A 2,238 0.0% No No
Rattlesnake
Hammock
Rd
75.0
Santa Barbara
Blvd to Collier
Blvd
2,900 (WB) N/A 700 0.0% No No
Note(s): *N/A = not applicable; No additional trips are projected over what was previously approved.
**2023 Projected Volume= 2023 background (refer to Table 4) + Project Volume added.
Policy 5.1 of the Collier County Transportation Element of the Growth Management Plan (GMP)
states that “the County Commission shall review all rezone petitions, SRA designation
applications, conditional use petitions, and proposed amendments to the Future Land Use
Element (FLUE) affecting the overall countywide density or intensity of permissible
development, with consideration of their impact on the overall County transportation system,
and shall not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is
deficient as identified in the current AUIR, or which significantly impacts a roadway segment or
adjacent roadway segment that is currently operating and/or is projected to operate below an
adopted Level of Service Standard within the five year AUIR planning period, unless specific
mitigating stipulations are also approved.”
As illustrated in Table 6 of this report there is available capacity on the analyzed surrounding
roadway network to accommodate the proposed development. Therefore, the subject
development is consistent with Policy 5.1 of the Transportation Element of the Collier County’s
GMP.
It is noted that Collier Boulevard and Rattlesnake Hammock Road facilities are Collier County
designated hurricane evacuation routes as depicted in Collier County Transportation Element –
Map TR - 7. For details refer to Appendix D.
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Site Access Turn Lane Analysis
Proposed access points to the surrounding roadway network are depicted in the Conceptual
Site Plan (refer to Appendix A: Project Conceptual Site Plan), and these access connections will
be further described in future SDP, PPL or DO submittals, as applicable, to determine turn lane
requirements as more accurate parameters become available.
Connections to the subject project are proposed via an existing right-in/right-out access on
westbound Rattlesnake Hammock Road, a proposed full movement access on westbound
Rattlesnake Hammock Road and a proposed right-in/right-out access on northbound Collier
Boulevard.
Collier Boulevard (CR 951) is under Collier County Department of Transportation jurisdiction.
This roadway is a north-south six-lane divided arterial roadway. This roadway has a posted
legal speed of 50 mph and an assumed design speed of 50 mph in the vicinity of project. Based
on FDOT Standard Plans Index #711-001, the minimum turn lane length is 240 feet (which
includes a 50 foot taper) plus required queue.
Rattlesnake Hammock Road (CR 864) is under Collier County Department of Transportation
jurisdiction. This roadway is a four-lane divided no outlet roadway. This roadway has a posted
legal speed of 40 mph and an assumed design speed of 45 mph in the vicinity of project. Based
on FDOT Standard Plans Index #711-001, the minimum turn lane length is 185 feet (which
includes a 50 foot taper) plus required queue.
Project access is typically evaluated for turn lane warrants based on the Collier County Right-of-
way Manual: (a) two-lane roadways – 40 vph for right-turn lane/20 vph for left-turn lane; (b)
multi-lane divided roadways – right-turn lanes shall always be provided; and c) when median
openings are permitted, they shall always include left-turn lanes.
Turn lane lengths required at build-out conditions are analyzed based on the number of turning
vehicles within the peak hour traffic.
Rattlesnake Hammock Western Access: The proposed project is expected to generate 33 vph
and 75 vph westbound right-turning movements during the AM and PM peak hour,
respectively. A dedicated westbound right-turn lane is warranted at this location as it meets
the multi-lane criterion. At the minimum, the right-turn lane should be 235 feet which includes
a minimum 50 feet of storage.
Rattlesnake Hammock Eastern Access: The proposed project is expected to generate 17 vph
and 38 vph westbound right-turning movements during the AM and PM peak hour,
Hammock Park – GMPA/PUDA – TIS – April 2019
Trebilcock Consulting Solutions, PA Page | 13
respectively. A dedicated westbound right-turn lane is warranted at this location. At the
minimum, the right-turn lane should be 210 feet which includes a minimum 25 feet of storage.
The proposed project is expected to generate 66 vph and 150 vph eastbound left-turning
movements during the AM and PM peak hour, respectively. A dedicated eastbound left-turn
lane is warranted at this location as it meets the multi-lane criterion. At the minimum, the
turn-lane should be 310 feet which includes a minimum 125 feet of storage. There is an
existing approximately 350 foot left-turn lane at this location that is currently gore striped.
Collier Boulevard Access: The proposed project is expected to generate 50 vph and 112 vph
northbound right-turning movements during the AM and PM peak hour, respectively. A
dedicated northbound right-turn lane is warranted at this location as it meets the multi-lane
criterion. At the minimum, the turn-lane should be 290 feet which includes a minimum 50 feet
of storage. There is an existing approximately 410 foot right-turn lane available for this
proposed access.
A detailed evaluation of applicable access points – turn lane requirements will be performed at
the time of site development permitting/platting when more specific development parameters
will be made available.
Improvement Analysis
Based on the link analysis and trip distribution, the proposed project is not a significant and
adverse traffic generator for the roadway network at this location. There is adequate and
sufficient roadway capacity to accommodate the proposed development without adversely
affecting adjacent roadway network level of service.
The development shall be limited to a maximum of 577 two-way PM peak hour net external
trips. These trips shall be calculated based on applicable land use codes as illustrated in the ITE
Trip Generation Manual in effect at the time of future development order applications.
Mitigation of Impact
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the project, as applicable.
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Appendix A
Project Conceptual Site Plan
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Hammock Park – GMPA/PUDA – TIS – April 2019
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Appendix B
Initial Meeting Checklist (Methodology Meeting)
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Hammock Park – GMPA/PUDA – TIS – April 2019
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Hammock Park – GMPA/PUDA – TIS – April 2019
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Appendix C
ITE Trip Generation Calculations
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Appendix D
Collier County Transportation Element
Map TR-7 – Excerpt
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Hammock Park – GMPA/PUDA – TIS – April 2019
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Appendix E
Turning Movement Exhibits
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HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
AFFIDAVIT OF COMPLIANCE –
NEIGHBORHOOD INFORMATION
MEETING
May 16, 2019
RE: Vanderbilt Commons
PUDA-PL20180003366
GMPA-PL20180003372
Dear Property Owner:
Please be advised that Waldrop Engineering, P.A. on behalf of Vanderbilt Way Apartments, LLC has filed
two (2) concurrent applications to Collier County. These applications seek approval of:
(1) a PUD amendment for the Vanderbilt Commons Mixed Use Planned Unit Development (MPUD)
to remove the requirement to provide commercial uses on the first floor of the mixed-use building
on Lots 5 and 6, and add one (1) deviation relating to building perimeter plantings; AND
(2) a Growth Management Plan amendment (GMPA) to allow residential uses on the first floor of
buildings on Lots 5 and 6. The GMPA does not request to increase density or intensity and no
changes made affect any other portion of the MPUD.
The subject property totals 14.49+/- acres and is generally located immediately north of Vanderbilt Beach
Road, approximately ¼ of a mile west of Collier Boulevard in unincorporated Collier County, Florida.
In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will
be held to provide you an opportunity to hear a presentation about this application and ask questions. The
Neighborhood Information Meeting will be held on Monday, June 3rd, 2019 at 5:30 p.m. at the
Greater Naples Fire Rescue Headquarters, 14575 Collier Blvd., Naples, FL 34119.
Should you have questions prior to the meeting, please contact me directly at (239) 405-7777 ext. 2232, or
lindsay.robin@waldropengineering.com.
Sincerely,
WALDROP ENGINEERING, P.A.
Lindsay F. Robin, MPA
Project Planner
*Please note that Greater Naples Fire Rescue does not sponsor or endorse this program.
PL20180003366
500'
5/7/2019
Site: Vanderbilt Commons MPUD
1
NAME1 NAME2 NAME3 NAME4 NAME5 NAME6
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AVENOSO, DONALD G 7355 ACORN WAY NAPLES, FL 34119---0
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POList_500_PL20180003366
PL20180003366
500'
5/7/2019
Site: Vanderbilt Commons MPUD
2
MARTIN, ROBERT E MARY ELIZABETH ROGAN 7330 ACORN WAY NAPLES, FL 34119---0
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PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
POList_500_PL20180003366
PL20180003366
500'
5/7/2019
Site: Vanderbilt Commons MPUD
3
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
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PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
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PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
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PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
POList_500_PL20180003366
PL20180003366
500'
5/7/2019
Site: Vanderbilt Commons MPUD
4
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
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PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
R J FAY & J D FAY REV/L/TRUST 4191 7TH AVE NW NAPLES, FL 34119---1521
REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 1, THE
REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 2, THE
REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 5, THE
REFERENCE ONLY FALLS OF PORTOFINO CONDOMINIUM NO 6, THE
REYES, CRISTOBAL & LOYDA 110 9TH ST SW NAPLES, FL 34117---0
SCHMADER, JOHN F VIRGINIA M ELLIOTT 7323 ACORN WAY NAPLES, FL 34119---9625
SHALOM, YEHIEL SAR 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021---3430
SUN, WEIYONG QIUYAN KONG 210 STOKES FARM RD FRANKLIN LAKES, NJ 07417---0
SUNCOAST SCHOOLS FED CR UNION ATTN: CINDY CURTIS 6801 E HILLSBOROUGH AVE TAMPA, FL 33610---4110
TABOR, DONALD J & AGNES H 4241 7TH AVE NW NAPLES, FL 34119---1523
TERIMAKI LLC 175 SW 7TH STREET STE 1611 MIAMI, FL 33130---0
THE FALLS OF PORTOFINO LAND TRUST I 1615 S CONGRESS AVENUE STE 200 DELRAY BEACH, FL 33435---0
UNIVERSAL PROPERTY LLC 175 SW 7 STREET STE 1611 MIAMI, FL 33130---0
UNIVERSAL PROPERTY LLC 175 SW 7 STREET STE 1611 MIAMI, FL 33130---0
UNIVERSAL PROPERTY LLC 175 SW 7TH STREET STE 1611 MIAMI, FL 33130---0
VANDERBILT COMMONS OWNERS' ASSOCIATION INC 2950 TAMIAMI TRL N #200 NAPLES, FL 34103---0
VANDERBILT COMMONS I TRUST 2950 TAMIAMI TRAIL N #200 NAPLES, FL 34103---0
VANDERBILT COMMONS OWNERS ASSN INC 2950 9TH STREET NORTH NAPLES, FL 34103---0
VANDERBILT COMMONS OWNERS ASSN INC 2950 9TH STREET NORTH NAPLES, FL 34103---0
VANDERBILT WAY APARTMENTS LLC 2950 TAMIAMI TRL N STE 200 NAPLES, FL 34103---0
VANDERBILT WAY APARTMENTS LLC 2950 TAMIAMI TRL N STE 200 NAPLES, FL 34103---0
VASSAR, ROBERT A & ANGELA C 7343 ACORN WAY NAPLES, FL 34119---9611
VIGILANTE, ANTHONY KATHLEEN WHITE-VIGILANTE 7319 ACORN WAY NAPLES, FL 34119---0
VIVAS, NEOMI FREDDY VIVAS JACOB AGAY 1669 DIPLOMAT DR MIAMI, FL 33179---6404
WEILAND, JAY H & JOAN M 7338 ACORN WAY NAPLES, FL 34119---9610
WILLIAMS, SEAN S & TARA LEE 7363 ACORN WAY NAPLES, FL 34119---9611
WITT, DAVID C & JOYCE E 7334 ACORN WAY NAPLES, FL 34119---9610
WOERZ, GARY F & ANNA G 7315 ACORN WAY NAPLES, FL 34119---0
POList_500_PL20180003366
Published DailyNaples, FL 34110
Affidavit of PublicationState of FloridaCounties of Collier and Lee
Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Na-ples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper.___________________________________________________________Customer Ad Number Copyline P.O.#_____________________________________________________________________________________
WALDROP ENGINEERING, P.A. 2281189 Neighborhood Meeting
Pub DatesMay 17, 2019
_______________________________________(Signature of affiant)
Sworn to and subscribed before meThis May 17, 2019
_______________________________________(Signature of affiant)
14A z FRIDAY, MAY 17, 2019 z NAPLES DAILY NEWS +
NEIGHBORHOOD INFORMATION MEETING
The public is invited to attend a neighborhood information meeting held by
Waldrop Engineering,P.A. on behalf of Va nderbilt Way Apartments, LLC at the
following time and location:
Monday, June 3, 2019, at 5:30 p.m.
Greater Naples Fire Rescue District Headquarters
14575 Collier Blvd, Naples, FL 34119
Please be advised that Va nderbilt Way Apartments, LLC has filed two (2)
concurrent applications (PL20180003366 & PL20180003372) with Collier
County.Theseapplicationsareseekingapprovalof:(1)aPUDamendmentforthe
Va nderbilt Commons Mixed Use Planned Unit Development (MPUD) to remove
the requirement to provide commercial uses on the first floor of the mixed-use
building on Lots 5 and 6, and add one (1) deviation relating to building perimeter
plantings; AND (2) a Growth Management Plan amendment (GMPA) to allow
residential uses on the first floor of buildings on Lots 5 and 6. The GMPA does
not request to increase density or intensity and no changes made affect any
other portion of the MPUD.
The existing MPUD consists of 14.49+/- acres and is generally located
immediately north of Va nderbilt Beach Road, approximately ¼ of a mile west of
Collier Boulevard in unincorporated Collier County, Florida.
WE VA LUE YOUR INPUT
Business and property owners and residents are welcome to attend the
presentation and discuss the project with the owners’representatives and
Collier County staff. If you are unable to attend this meeting, but have questions
or comments, they can be directed to:
Wa ldrop Engineering,P.A. c/o Lindsay Robin
28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135
(239) 405-7777, ext. 2232 OR lindsay.robin@waldropengineering.com
*Please note that Greater Naples Fire Rescue District does not sponsor or endorse this program.
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When Sergio Hostins moved from Maine to Saraso-
ta in April of 2018, he planned to visit his aunt often.
They talked on the phone every other day, and Hos-
tins told Teresa Giani, 66, of West Palm Beach, he was
looking forward to only being a few hours in the car
away.
However, Hostins, 55, was killed by a man he was
having a relationship with — about six months after he
moved to Florida.
“Sergio was very friendly,” Giani said. “He liked to
help friends and he helped his family a lot in Brazil. He
worked here and all he thought about was his family
back in Brazil.”
Hostins moved to the U.S. as a child and worked at
an Italian restaurant in Maine for 22 years. Then he
accepted a job near Sarasota that was opening under
the same ownership.
“He used to do everything,” Giani said. “He would
do plumbing, he was a good painter, he was a good
waiter, he was a good electrician. He did it all at the
restaurant.”
Hostins often sent money to his mother and other
family he left behind in Brazil , Giani said.
“He was such a good person,” she said. “He was a
very happy person, Sergio. He was al-
ways making jokes.”
On Tuesday, a jury found Daniel Da-
venport, 31, of Sarasota, guilty of sec-
ond-degree murder.
Davenport killed Hostins in October
2018, stole his car and credit cards then
dumped his carpet-wrapped body at a
home in Naples Park, prosecutors said
during the trial.
The jury also found Davenport guilty of grand theft
of a motor vehicle, 10 counts of fraudulent use of per-
sonal identification information and unlawful posses-
sion of four or fewer identities.
Davenport was arrested in Orlando after eluding
authorities for more than a week.
He and Hostins met on a social media app for gay
men, called Grindr, in September 2018 and developed a
relationship.
The last time Giani talked with her nephew it
seemed like he knew he was in danger, she said.
A few days before Hostins’ body was discovered at
the home in the 700 block of 102nd Avenue North, he
called Giani and asked for her address.
Hostins told Giani he needed it so authorities would
know to contact her in case something bad happened
to him.
Hostins was at the Department of Motor Vehicles
and didn’t have time to explain what was going on. He
told her he would call her back later, Giani said.
“I gave the address to him, and those were the last
words I heard from him,” Giani said.
Hostins told a different family member he was
fighting with his boyfriend, who kept asking him for
money, Giani said.
“What happened to Sergio with this guy, it was just
for money,” Giani said. “He just wanted more and more
money and then Sergio told him to get out because he
needed money to pay his own bills.”
It was hard for Giani to sit in the Sarasota courtroom
for more than a week so close to her nephew’s killer,
she said.
“There was a lot, a lot of evidence,” Giani said.
“They had so much evidence to prove he was guilty.”
Twelfth Judicial Circuit Court Judge Stephen Walk-
er deferred Davenport’s sentencing, pending a pre-
sentence investigation.
Everyone, from Hostins’ family to his boss loved
him, Giani said.
Homicide victim moved to
Fla. shortly before his death
Sergio Hostins is pictured inside the Italian
restaurant he worked at near Sarasota. Hostins was
killed about six months after he moved down to
Florida from Maine.COURTESY OF TERESA GIANI
Jake Allen Naples Daily News
USA TODAY NETWORK - FLORIDA
Davenport
HAMMOCK PARK GMPA
CCPC PACKAGE
PL20180002804/CP-2018-8
NIM SYNOPSIS
1 of 3
Memorandum
To: Nancy Gundlach, PLA, AICP & Sue Faulkner
From: Lindsay Robin
cc: David Torres, Wilton Land Company, LLC
Richard Yovanovich, Esq., Coleman, Yovanovich & Koester
Date: June 27, 2019
Subject: Hammock Park PUDA & GMPA (PL20180002904 & PL20180002813)
Neighborhood Information Meeting Synopsis
Waldrop Engineering, P.A., and Collier County Staff conducted a
Neighborhood Information Meeting (NIM) on Wednesday, June 19, 2019.
The meeting was held at 5:30 p.m. at the South Regional Library at 8065 Lely
Cultural Pkwy., Naples, Florida 34113.
The sign-in sheet is attached as Exhibit “A” and demonstrates 11 residents
were in attendance. Handouts were distributed providing the project
overview and development regulations. The handouts are attached as
Exhibit “B”.
Alexis Crespo (Agent) conducted the meeting with introductions of the
consultant team and Staff, and an overview of the proposed GMPA and
PUD amendment applications, including the location of the 19-acre
subject property and the request to add a maximum of 265 multi-family
(apartment) dwelling units, with a maximum of 148,500 square feet of
commercial as an option for development. She also outlined the
amendment processes and opportunities to provide input at public
hearings. David Torres, the Applicant, also spoke about the project and
provided input on details relating to the surrounding residential
developments in proximity to the subject area, and the market demand to
create a mixed-use project on this intersection.
Following the Consultant’s presentation, the meeting was opened up to the
attendees to make comments and ask the consultant team questions
regarding the proposed development. The following is a summarized list of
the questions asked and responses given. The Applicant’s representatives’
responses are shown in bold.
2 of 3
Question/Comment 1: You’ve only reduced the commercial by a few thousand square
feet. How does that equate to 265 multi-family units?
Response: The reduction of commercial does equate to the same number of
trips as 265 multi-family units. Commercial uses produce significantly more trips
than residential uses. [the project traffic engineer provided further explanation
on the traffic study]. It was also pointed out that in reality, you will not be able to
fit all of the residential and commercial on the property.
Question/Comment 2: Will the residential element of this development be similar to
residential developments the owner has constructed previously?
Response: It will use similar building designs, but with updated exteriors and
façades.
Question/Comment 3: What type of consumer and income groups are you trying to
attract? Will this be apartments or condominiums?
Response: There were some zoning commitments relating to “Essential Service
Provider” Housing that were attached to our previous residential developments
on Lord’s Way that will not be committed to in this project.
Question/Comment 4: So, you’re thinking apartments versus condominiums?
Response: Apartments. Even though the code defines multi-family as multi-
family regardless of the use.
Question/Comment 5: Is there enough demand for commercial uses such as
restaurants?
Response: There’s currently not enough demand in the area yet. Adding
apartments will create more demand.
Question/Comment 6: Commissioner Fiala commented on the commercial branding
that real estate agents are using to brand their developments in this area of Collier
County as “South Naples”. She noted the residents are proud of the East Naples area
and would like to keep that naming intact.
Response: We recognize the conditions out here. A lot of it goes back to large
companies signing leases, and they are looking at the numbers. Being on the
east side can hurt us because we are on the fringe.
3 of 3
Question/Comment 7: What is the business “success” factor that would entice national
restaurant brands to come to the area? Is the success rate of certain restaurants
factored in?
Response: Absolutely, and it speaks well all the success on US 41, particularly
the national chains like Outback and Carrabas.
Sue Faulkner asked the Applicant to clarify if the dwelling units proposed are rental or “for
sale” multi-family units. Alexis clarified that the zoning limits the multi-family units to rental
apartments.
There were no further questions or comments. Ms. Crespo thanked the attendees for
coming and noted that their contact information is available for those who wished to
reach out with any further questions. The meeting concluded at approximately 6:30 p.m.
The meeting was recorded per the CD attached as Exhibit “C”.
Name Address E-Mail Address
EXHIBIT "A"
NEIGHBORHOOD INFORMATION MEETING
HAMMOCK PARK MPUD
PL20180002813 & PL20180002804
June 19, 2019@ 5:30p.m.
PLEASE PRINT CLEARLY
***Please be ciclvtsecl***
The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and
certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address
released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking
with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information.
Hammock Park MPUD - PL20180002813 & PL20180002804
Neighborhood Information Meeting
Wednesday, June 19, 2019
5:30 p.m.
PROJECT INFORMATION SHEET
Project Size: 19+/- Acres
Future Land Use: Urban Residential Fringe Subdistrict, Mixed Use Activity
Center
Current Zoning: Commercial Planned Unit Development (CPUD)
Proposed Zoning: Mixed-Use Planned Unit Development (MPUD)
Approved Density/Intensity/Uses: 160,000 sq. ft. commercial uses
Proposed Density/Intensity/Uses: 265 multi-family dwelling units and up to
148,500 sq. ft. of commercial uses
Project Requests: (PL20180002804) a Growth Management Plan Amendment
(GMPA) for a site-specific text amendment to the Future Land Use Element,
Mixed Use Activity Center #7, to allow up to 265 multi-family dwelling units within
the Hammock Park project, along with the permitted commercial uses -
(PL20180002813) PUD Amendment to the Hammock Park Commerce Centre
Commercial Planned Unit Development (CPUD) to add a maximum of 265 multi-
family dwelling units as a permitted use; reduce the maximum intensity of non-
residential uses from 160,000 sq. ft. to 148,500 sq. ft.; and to change the name of
the CPUD from Hammock Park Commerce Centre CPUD to Hammock Park
Mixed Use Planned Unit Development (MPUD).
EXHIBIT "B"
Hammock Park MPUD
PERMITTED USES AND STRUCTURES
No building or structure or part thereof, shall be erected, altered or used, or
land used, in whole or in part, for other than the following:
A. Permitted Principal Uses and Structures
1. Amusement and recreation services, Indoor only (Groups 7911-
7941, 7991, 7993, 7997, 7999)
2. Apparel and accessory stores (Groups 5611, 5621, 5631, 5641, 5651, 5661,
5699)
3. Automotive repair, services and parking (Groups 7514, 7542) All uses are
prohibited within 500 feet from the easterly right-of-way line of C.R. 951.
4. Auto and home supply stores (Group 5531)
5. Building construction - general contractors (groups 1521 -1542).
6. Building materials, hardware, garden supply (Groups 5231, 5251, 5261)
7. Business services (Groups 7311, 7323, 7334, 7335, 7336, 7338, 7352, 7359,
7371-7379, 7384, 7389)
8. Communications (Groups 4832, 4833)
9. Construction - special trade contractors (Groups 1711-1793, 1796, 1799)
10. Depository institutions (Groups 6011-6099)
11. Eating and drinking places (Groups 5812, 5813 except contract feeding, food
service and industrial feeding)
12. Engineering, accounting and management (Groups 8711-8721, 8741, 8742,
8748)
13. Food stores (Groups 5411, 5421, 5441, 5451, 5461, 5499)
14. Funeral service and crematories (Group 7261)
15. Gasoline service stations (5541 subject to the provisions of the LDC)
16. General merchandise stores (Groups 5311, 5331, 5399)
17. Hardware stores (5251)
18. Health services (Groups 8011-8059)
19. Home furniture, furnishings, and equipment stores (Groups 5712, 5713,
5714, 5719,5722,5731,5734,5735,5736)
20. Hospitals (Group 8062)
21. Hotels and motels (Group 7011)
22. Insurance agents, brokers and service (Group 6411)
23. Membership organizations (Groups 8641, 8661)
24. Miscellaneous repair services (Groups 7622, 7623, 7629, 7631, 7641)
(Group 7699 with approval of County Manager, or his designee, who
shall be guided by the objective of allowing uses that are compatible
with existing development.) All uses are prohibited within 500 feet of the
easterly right-of- way line of C.R. 951.
25. Miscellaneous retail (Groups 5912, 5921, 5932, 5941-5949, 5984, 5992, 5993,
5999)
26. Motion pictures (Groups 7832-7833)
27. Museum, art galleries (Group 8412) 28. Multi-family rental dwelling units.
298. Non-depository credit institutions (Groups 6141, 6159, 6162, 6163)
2930. Offices (All Groups)
310. Personal services (Groups 7211-7212, 7215, 7219, 7221, 7231, 7241, 7251,
7291)
321. Restaurants (All Groups)
323. Real estate (Groups 6531, 6541, 6552)
334.Social services (Group 8351)
345.United States Postal Service (Group 4311)
356. Veterinarian's office (Group 0742, except no outside kenneling)
367. Any other use which is comparable in nature with the foregoing uses
may be permitted subject to the procedures set forth in the LDC, as
amended.
ACCESSORY USES AND STRUCTURES
A. Uses and structures that are accessory and incidental to uses permitted.
B. Any other accessory use which is comparable in nature with the
foregoing uses may be permitted subject to the procedures set forth in
the LDC, as amended. DEVELOPMENT STANDARDS (COMMERCIAL)
A. Minimum lot area: Ten thousand (10,000) square feet.
B. Minimum lot width: One hundred (100) feet.
C. Minimum yard requirements:
1. Front yard: Twenty-five (25) feet.
2. Side yard: Zero for common or abutting walls, otherwise one-half
the height of the building, but not less than ten (10)
feet.
3. Rear yard: Twenty (20) feet. 4. Preserve: Twenty-five (25) feet
D. Distance between principal structures: The distance between any two
principal structures on the same parcel shall be fifteen (15) feet or a
distance equal to one half the sum of their heights, whichever is greater.
E. Minimum floor area of principal structure: Seven hundred (700) square
feet per building on the ground floor.
F. Landscaping and off-street parking shall be in accordance with the
LDC, as amended.
G. Maximum height: Fifty (50) feet.
H. General application for setbacks: Front yard setbacks shall comply with
the following:
1. If the parcel is served by a public or private right-of-way, the
setback is measured from the adjacent right-of-way line.
2. If the parcel is served by a non-platted private drive, the setback
is measured from the back of curb or edge of pavement.
3. If the parcel is served by a platted private drive, the setback is
measured from the road easement or property line.
I. All buildings, landscaping and visible infrastructures shall be architecturally
and aesthetically unified. Said unified architectural theme shall include a
similar architectural design and similar use of materials and colors on all of
the buildings to be erected on site.
Landscaping and streetscape materials shall also be similar in design
throughout the site. A conceptual landscape plan for the entire site shall
be submitted concurrent with the first application for site development
plan approval.
J. Outside storage or display of merchandise is prohibited unless it is ancillary
to a permitted use and screened from view from adjacent public roadways.
Outside storage may be approved by the County Manager, or his designee,
as part of the approval of an SDP.
K. The FP&L easement may be used for ancillary uses such as parking,
storage, service drives, and water management, provided written
authorization for those uses is obtained from FP&L and submitted with the
application for SDP. L. The two accessory tower structures described in Deviation 3 shall have a
minimum PUD perimeter setback of ten (10) feet, and a maximum actual height
of thirty (30) feet for the southern tower and maximum actual height of fifteen
(15) feet for the northern most tower.2
DEVELOPMENT STANDARDS (RESIDENTIAL)
PRINCIPAL STRUCTURES MULTI-FAMILY
Min. Lot Area 1 acre
Min. Lot Width N/A
Min. Lot Depth N/A
Front Yard (1) 10 feet
Side Yard 5 feet
Min. Lake Maintenance Easement Tract Setback 0 feet
Min. Setback from FPL Easement 0 feet
Min. PUD Boundary Setback, excluding boundary
abutting FPL Easement
25 feet
Min. Distance Between Buildings 20 feet
Rear Yard 10 feet
Preserve 25 feet
MAXIMUM HEIGHT
Actual
Zoned
60 feet
50 feet
ACCESSORY STRUCTURES
Front Yard SPS
Side Yard SPS
Rear Yard 5 feet
Preserve 10 feet
MAXIMUM HEIGHT
Actual
Zoned
SPS
SPS
Footnotes:
(1) Front setback is measured from the edge of pavement or back of curb except for public roads.
(2) Approved in HEX decision 2016-42.
GENERAL: 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. Condominium, and/or homeowners’ association boundaries shall
not be utilized for determining development standards.
9.D.4
Packet Pg. 406 Attachment: Legal Ad - Agenda ID 10762 (10762 : Hammock Park GMPA)