Agenda 01/14/2020 Item #17D (Resolution - Westclox, PL20180002693)01/14/2020
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to approve a
Resolution of the Board of Zoning Appeals of Collier County, Florida providing for the
establishment of a conditional use to allow a private school and preschool with child care services in
the Agricultural (A) zoning district pursuant to Sections 2.03.01.A.1.c.10 and 2.03.01.A.1.c.11 of the
Collier County Land Development Code, for 9± acres of a 15.97± acre parcel located on the south
side of Westclox Street, approximately half a mile west of Carson Road in Immokalee, in Section
31, Township 46 South, Range 29 East, Collier County, Florida. [PL20180002693]
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above-referenced petition and render a decision regarding the petition, and ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The petitioner seeks a Conditional Use in the Agricultural (A) zoning district for
a pre-school for up to 350 children, ages 6 weeks to 5 years old, and a learning academy for up to 150
high school students.
The Conceptual Site Plan (see Attachment A-Proposed Resolution) depicts the proposed building area,
parking and vehicular use areas, water management area, and dry detention area. The Conceptual Site
Plan also depicts a 6-foot height fence with a 15-foot wide Type B landscape buffer along all internal
property boundaries, and a 10-foot wide Type D landscape buffer along the street right-of-way boundary.
Site ingress/egress is depicted from one access point on Westclox Street. Water and sewer service is
provided by the Immokalee Water and Sewer District. For further information, please see Attachment A-
Proposed Resolution.
FISCAL IMPACT: The Conditional Use (CU) by and of itself will have no fiscal impact on Collier
County. There is no guarantee that the project, at build-out, will maximize its authorized level of
development. However, if the CU is approved, a portion of the land could be developed, and the new
development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the
impacts of each new development on public facilities. These impact fees are used to fund projects
identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the
adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of
concurrency management, the developer of every local development order approved by Collier County is
required to pay a portion of the estimated Transportation Impact Fees associated with the project in
accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Please note that impact fees
and taxes collected were not included in the criteria used by staff and the Planning Commission to
analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Comprehensive Planning staff has reviewed
the proposed PUDA and has found it consistent with the Future Land Use Element (FLUE) of the GMP.
See Attachment B-FLUE Consistency Review.
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01/14/2020
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC,
heard Petition CU-PL20180002693, Immokalee Guadalupe Center on December 5, 2019, and voted 6-0
to forward this petition to the Board with a recommendation of approval subject to the following revisions
to the CU Document:
- Relocate the ingress/egress to the west.
- Show the actual building setbacks on the plan and on the setback table.
- Provide a note stating the lighting along the western vehicular use area will not exceed 15
feet height.
- The parking calculations shall be removed from the Site Plan.
- The play areas shall be depicted on the Site Plan.
- The staff condition of approval # 1 shall be modified to reference the most recent date.
The requested revisions have been made. See Attachment A-Resolution.
No letters of objection have been received. Therefore, this petition has been placed on the Summary
Agenda.
LEGAL CONSIDERATIONS: Before you is a recommendation by the Planning Commission for
approval of a conditional use authorizing a private school and preschool with child care services in the
Agricultural (A) zoning district. A conditional use is a use that is permitted in a particular zoning district
subject to certain restrictions. All testimony given must be under oath. The attached report and
recommendations of the Planning Commission are advisory only and are not binding on you. Petitioner
has the burden of demonstrating that the necessary requirements have been met, and you may question
Petitioner, or staff, to satisfy yourself that the necessary criteria has been satisfied. In addition to meeting
the necessary criteria, you may place such conditions and safeguards as you deem appropriate to allow the
use, provided that there is competent, substantial evidence that these additional conditions and safeguards
are necessary to promote the public health, safety, welfare, morals, order, comfort, convenience,
appearance, or the general welfare of the neighborhood. As a further condition of approval of the
conditional use, you may require that suitable areas for streets, public rights-of-way, schools, parks, and
other public facilities be set aside, improved, and/or dedicated for public use, subject to appropriate
impact fee credits. Approval or denial of the Petition is by Resolution. This item has been approved as to
form and legality, and requires an affirmative vote of four for Board approval. -SAA
RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends
that the Board of County Commissioners approve the request for Petition CU-PL20180002693,
Immokalee Guadalupe Center.
Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division
ATTACHMENT(S)
1. STAFF REPORT (FINAL) Immok Guad 11-21-19 (FLAT) (PDF)
2. Attachment A-Resolution - 121919 (PDF)
3. Attachment B-FLUE Consistency Review 7-16-19 (PDF)
4. [Linked] Attachment C-Application.pdf 11-18-19 (PDF)
5. Legal Ad - Agenda ID 11071 (PDF)
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01/14/2020
COLLIER COUNTY
Board of County Commissioners
Item Number: 17.D
Doc ID: 11071
Item Summary: This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
approve a Resolution of the Board of Zoning Appeals of Collier County, Florida providing for the
establishment of a conditional use to allow a private school and preschool with child care services in the
Agricultural (A) zoning district pursuant to Sections 2.03.01.A.1.c.10 and 2.03.01.A.1.c.11 of the Collier
County Land Development Code, for 9± acres of a 15.97± acre parcel located on the south side of
Westclox Street, approximately half a mile west of Carson Road in Immokalee, in Section 31, Township
46 South, Range 29 East, Collier County, Florida. [PL20180002693]
Meeting Date: 01/14/2020
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
12/10/2019 2:05 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
12/10/2019 2:05 PM
Approved By:
Review:
Zoning Ray Bellows Additional Reviewer Completed 12/10/2019 2:28 PM
Growth Management Department Judy Puig Level 1 Reviewer Completed 12/10/2019 2:54 PM
Growth Management Department James C French Deputy Department Head Review Completed 12/13/2019 12:27 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 12/16/2019 4:24 PM
County Attorney's Office Sally Ashkar Level 2 Attorney Review Completed 12/23/2019 8:15 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 12/23/2019 11:12 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 12/26/2019 4:35 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 12/27/2019 10:37 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 01/02/2020 4:42 PM
Board of County Commissioners MaryJo Brock Meeting Pending 01/14/2020 9:00 AM
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CU-PL20180002693, IMMOKALEE GUADALUPE CENTER November 21, 2019
Page 1 of 10
STAFF REPORT
TO:COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT-PLANNING &
REGULATION
HEARING DATE:DECEMBER 5, 2019
SUBJECT: CU-PL20180002693,IMMOKALEE GUADALUPE CENTER
______________________________________________________________________________
PROPERTY OWNER/AGENT:
Owners:Agents:
Barron Collier Partnership, LLLP D.Wayne Arnold, AICP
2600 Golden Gate Parkway Q.Grady Minor and Associates, P.A.
Naples, FL 34105 3800 Via Del Rey
Bonita Springs, FL 34134
Richard Yovanovich, Esq.
Coleman, Yovanovich, Koester
4001 Tamiami Trail North, Suite 300
Naples, FL 34135
REQUESTED ACTION:
To have the Collier County Planning Commission (CCPC) consider an application for the
establishment of a conditional use to allow a private school and preschool with child care services
in the Agricultural (A) zoning district pursuant to Sections 2.03.01.A.1.c.10 and 2.03.01.A.1.c.11
of the Collier County Land Development Code.
GEOGRAPHIC LOCATION:
The subject 9± acres of a 15.97± acre parcel is located on the south side of Westclox Street,
approximately half a mile west of Carson Road in Immokalee, in Section 31, Township 46 South,
Range 29 East, Collier County, Florida.(See the location map on the following page.)
17.D.1
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PURPOSE/DESCRIPTION OF PROJECT:
The petitioner seeks a Conditional Use in the Agricultural (A) zoning district for a pre-school for
up to 350 children, ages 6 weeks to 5 years old,and a learning academy for up to 150 high school
students. A pre-application meeting for a Site Development Plan (SDP) (PL20190002400) was
held on November 7, 2019. To date, no SDP review documents have been submitted.
The Conceptual Site Plan (see previous page) depicts the proposed building area, parking and
vehicular use areas, water management area, and dry detention area. The Conceptual Site Plan
also depicts a 6-foot height fence along the property boundaries along with a 15-foot wide Type B
landscape buffer along all internal property boundaries, and a 10-foot wide Type D landscape
buffer along the street right-of-way boundary.
Site ingress/egress is depicted from two access points on Westclox Street. Water and sewer service
is provided by the Immokalee Water and Sewer District. For further information, please see
Attachment A Proposed Resolution.
SURROUNDING LAND USE & ZONING:
SUBJECT PARCEL:The site is currently vacant, in the Agricultural (A) zoning district,
with a ST/W-4 Special Treatment Overlay
SURROUNDING:
North:Westclox Street,then Eden Park Elementaty School in the
Agricultural Mobile Home Overlay (A-MHO) zoning district
East:Mobile homes in the Village Residential (VR) zoning district with a
ST/W-4 Special Treatment Overlay
South:Single-family homes in the Liberty Landing RPUD zoning district
with a ST/W-4 Special Treatment Overlay
West:Single-family homes in the RSF-5(4)(Residential Single-Family)
zoning district
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Packet Pg. 2173 Attachment: STAFF REPORT (FINAL) Immok Guad 11-21-19 (FLAT) (11071 : PL20180002693 Immokalee Guadalupe Center CU)
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AERIAL
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Comprehensive Planning staff has reviewed the proposed PUD Amendment and has found it
consistent with the Future Land Use Element (FLUE) of the GMP. See Attachment B-FLUE
Consistency Review.
Transportation Element: The project is consistent with Policy 5.1 of the Transportation Element
of the Growth Management Plan, which states:
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.A petition or application
SUBJECT
PROPERTY
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has significant impacts if the traffic impact statement reveals that any of the following
occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to
or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where
it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that
According to the Transportation Impact Statement (TIS) dated August 26, 2019,provided with
this petition,the proposed Eden Park Guadalupe Center will generate a projected total of +/-243
PM Peak Hour, two-way trips for the proposed facility. There is adequate capacity on the roadway
network to accommodate the proposed facility. Therefore, the subject Conditional Use can be
found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan.
Conservation and Coastal Management Element (CCME): Environmental review staff has
found this project to be consistent with the Conservation and Coastal Management Element
(CCME).The project site is 9 acres which consists of the cleared agriculture fields.
ANALYSIS:
Before any Conditional Use recommendation can be offered to the Board of Zoning Appeals
(BZA), the Collier County Planning Commission (CCPC) must make findings that: 1) approval of
the Conditional Use will not adversely affect the public interest and will not adversely affect other
property of uses in the same district of the neighborhood; and 2) all specific requirements for the
individual Conditional Use will be met; and 3) satisfactory provisions have been made concerning
the following matters, where applicable:
1.Section 2.03.02 A.1.c.10. and 11.,of the LDC permits conditional uses in the Agriculture
(A) zoning district.
The requested use for a private school and preschool with child care services is permitted as
conditional uses in the Agriculture (A) zoning district, subject to the standards and procedures
established in section 10.08.00, conditional uses procedures, of the LDC.
2.Consistency with the Land Development Code (LDC) and the Growth Management Plan
(GMP).
This request is consistent with the GMP and this project will be in compliance with the
applicable provisions of the LDC.
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3.Ingress and egress to the property and proposed structures thereon, with particular
reference to automotive and pedestrian safety and convenience, traffic flow and control,
and access in case of fire or catastrophe.
Ingress and egress to the subject property is provided by two points along Westclox Street. A
west bound left turn storage lane and compensating right-of-way will be provided at time of
SDP, if necessary. In addition, the petitioner has provided an internal driveway loop to increase
the onsite traffic control, flow and access. The minimum parking requirements will be
provided per the LDC at the time of SDP.
4.The affect the Conditional Use would have on neighboring properties in relation to noise,
glare, economic or odor effects.
If approved,the proposed private school and preschool with child care services should have
minimal impact on neighboring properties in relation to glare, economic or noise effects. This
is because activities at the subject property are generally concentrated inside the school
building. To mitigate for any noise or glare impacts to the existing and future neighbors, the
applicant will provide a 15-foot wide Type B along landscape buffer with a fence or a wall
along the east, south and west property boundaries. Along the street right-of-way,a 10-foot
wide Type D landscape buffer will be provided.
5.Compatibility with adjacent properties and other property in the district.
The proposed private school and preschool with child care services is located across from
another school, Eden Park Elementary School. The proposed school building will be set back
approximately 65-110 feet from the residences along the western property line, approximately
100 feet from the residences along the southern property line and approximately 240 feet from
the mobile home residences along the east property line. Also, the proposed building will not
exceed 35 feet in zoned building height. Impacts on surrounding neighbors would be
minimized and compatibility with the surrounding properties insured, as required by Policy
5.4 of the FLUE.
Based on the above findings, this conditional use should, with the stipulations outlined in this staff
report be recommended for approval.
ENVIRONMENTAL ADVISORY COUNCIL (EAC)RECOMMENDATION:
Environmental Services staff has reviewed the petition to address environmental concerns. The
property has been historically cleared and maintained clear of native vegetation. The Site Plan
does not show a preserve, since no minimum preservation is required. There were no observed
listed species on the property. This project does not require Environmental Advisory Council
(EAC) review, as this project did not meet the EAC scope of land development project reviews as
identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances.
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NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM meeting on August 6, 2019, at CareerSource Southwest Florida,
located at 750 South 5th Street, Immokalee, Florida. Approximately 4 residents attended the
The residents objected to the petition because of flooding
and traffic congestion that they are currently experiencing. The residents fear that the construction
of the new school will further exacerbate the flooding and traffic conditions in the neighborhood.
For further information, see the NIM Transcript contained in Attachment C-Application.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney Office has reviewed the staff report for this petition on November 19, 2019.
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC)forward Petition CU-
PL20180002693 to the Board of Zoning Appeals (BZA) with a recommendation of approval
subject to the following conditions:
1.Immokalee
Guadalupe Center Conditional Use Site Q. Grady Minor and Associates,
P.A.,dated 06/19. The final design must be in compliance with all applicable federal, state
and county laws and regulations. The Zoning Division Director may approve minor changes
in the location, siting, or height of buildings, structures, and improvements authorized by this
conditional use, so long as these minor changes remain consistent with all applicable
development standards.
2.Should Westclox Street be extended, the developer will be responsible for the cost of
construction of all site related turn lanes, as well as for compensating right-of-way.
3.At the time of Site Development Plan (SDP), the applicant shall submit plans illustrating that
outdoor lighting for the parking areas shall be designed to reduce light spillage beyond the
property lines.
Attachments:
Attachment A-Resolution
Attachment B-FLUE Consistency Review.
Attachment C-Application
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Packet Pg. 2179 Attachment: Attachment A-Resolution - 121919 (11071 : PL20180002693 Immokalee Guadalupe Center CU)
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Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 2
Growth Management Department
Zoning Division, Comprehensive Planning Section
Memorandum
To: Gil Martinez, Principal Planner
Zoning Division, Zoning Services Section
From: Sue Faulkner, Principal Planner, Comprehensive Planning Section
Date: July 16, 2019
Subject: Immokalee Area Master Plan Consistency Review
PETITION NUMBER: Conditional Use - PL20180002693 – Rev 2
PETITION NAME: Immokalee Guadalupe Center – CU – Review 2
REQUEST: To obtain a Conditional Use (CU) #10 and #11 pursuant to the Land Development Code (LDC)
Section 2.03.01 on a ±9.0-acre site zoned Agriculture District (A) for the operation of a pre-school for up to 350
children, ages six weeks to 5 years old and a learning academy for up to 150 high school students. Submittal 2
addressed Collier County Transportation Planning concerns in the TIS and on the Master Plan.
LOCATION: The ±9.0 acre site is located on the south side of Westclox Street (at the western end of the road),
approximately 150 feet east of Peace Way and approximately ½ mile west of Carson Road in Immokalee, in Section
31, Township 46 South, Range 29 East.
COMPREHENSIVE PLANNING COMMENTS: The ±9.0-acre subject property is designated Urban, Mixed
Use District, Low Residential Subdistrict, as depicted on the Immokalee Area Master Plan Future Land Use Map
and in the Immokalee Area Master Plan (IAMP) Element of the Growth Management Plan (GMP). The subject
site is currently zoned Rural Agricultural District (‘A’).
The petitioner is requesting a Conditional Use for two uses in the Agriculture District: (1) a pre-school for ages 6
weeks to 5 years old (with approximately 350 students), and (2) a learning academy for high school students (with
approximately 150 students). This site is currently undeveloped.
The IAMP states: “Non-residential uses permitted within the Residential designation are limited to those uses that
are compatible and/or support the residential character of the ar ea. The allowed uses include: parks, open space
and recreational uses, churches, libraries, cemeteries, public and private schools, day -care centers and essential
services as defined in the Land Development Code.” Therefore, the proposed uses are consistent with the IAMP.
Certain applicable Future Land Use Element (FLUE) policies are shown below in italics followed by staff analysis
in bold text.
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Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 2
FLUE Policy 5.6 (shown below in italics) followed by staff analysis in [bracketed bold text].
New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the
Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended).
[Comprehensive Planning staff leaves this determination to Zoning staff as part of their review of the
petition.]
Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting
collector and arterial roads, except where no such connection can be made without violating intersection spacing
requirements of the Land Development Code. [The subject property (as shown on the Conditional Use Site Plan)
only fronts on Westclox Street, depicted as a major collector roadway in the Transportation Element (Map
TR-3) of the Growth Management Plan, and is shown with two access points on Westclox Street – one for
service and refuse and the other as the main entrance for the pre-school and learning academy.]
Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion
on nearby collector and arterial roads and minimize the need for traffic signals. [The Site Plan as proposed is a
single development project. No loop road (drive) or internal access is shown on the Master Concept Plan –
parking aisles will allow for circulation.]
Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or
interconnection points with adjoining neighborhoods or other developments regardless of land use type . The
interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element.
[The Conditional Use Site Plan does not show any interconnections with the residential developments to the
east, south or west. All three of these bordering residential developments are built-out; and therefore, staff
finds that no interconnections are feasible. The northern boundary of the property is adjacent to Westclox
Street. The entire property is shown on the Conditional Use Site Plan with a 6’ high chain link fence with
gated entry.]
Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types. [Most of this policy is not
applicable, given that this is a single non-residential development. The Conditional Use Site Plan indicates
sidewalks within the site with pedestrian connections to the sidewalk on Westclox Street. No deviations were
requested with this petition, so therefore, the site should comply with the Land Development Code.
Sometimes schools are used for community meetings and as a polling place.]
CONCLUSION
Based on the above analysis, staff finds the subject petition consistent with the Immokalee Area Master Plan
of the Growth Management Plan.
PETITION ON CITYVIEW
cc: Michael Bosi, AICP, Director, Zoning Division
David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section
Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section
CU-PL20180002693 Immokalee Guadalupe Center R2.docx
17.D.3
Packet Pg. 2186 Attachment: Attachment B-FLUE Consistency Review 7-16-19 (11071 : PL20180002693 Immokalee Guadalupe Center CU)
Noti(e is hereby qiven that epuolc hearing wifl be h.t.i huthe Collier County Boar; ;iLounty Commisrionersonrannary 14,2O2O, in the BoaiJor lounty Commissionersrvreelrng Hoom, Third Ftdnrcottrer Government Ceniiilr2ye tamrami Trail East Nr_pres tL., the Board of CduntvLommtssioners (BCO will .on-_sloer the enactment of nLounty Resolution Thc ma.+_
L'g, :"rrr,."'1fi :":i,1'"';,'"! ]
pored Resolution is as fojloirvi
f.^fS'3i']-3.t!s "f,,,[i
NOTICE OE PUBLIC HEARING
OF COLLIER COUNTY, FLORIDA
PROVIDING FOR THE ESIAB.
LISHMENT OF A CONDITIONAL
USE TO ATLOW A PRIVATE
SCHOOL AND PRESCHOOL
WITH CHILD CARE SERVICEsIN THE AGRICULTURAL (A)
ZONING DISTRICI PURSUANT
TO SECTIONS 2.03.01.A.1.c.10
AND 2.03.01.A.1.(.11 OF THE
COLI.IER COUNTY I,AND DE-
VELOPMENT CODE, FOR 9*
AcREs OF A 15.97* ACRE PAR.
CEL LOCATED ON THE SOUTH
SIDE OF WESTCLOX STREET,
APPROXIMATELY HALF A MILE
WEST OF CARSON ROAD IN
IMMOKALEE, IN SECTION 31,
TOWNSHIP 45 SOUTH, RANGE29 EAST, COLLIER COUNTY.
FLORtDA. [Pr20r800026331
A copy of the propbsed Reso-tttion is on file with the Clerkto the Board and is availablefor in5pection. All interestedparties are invited to attend
and be heard-
NOTE: All persons wishinq 1o
speak on any agenda item
must register with the County
manager prior to presentalion
of the aqenda item to be ad-
dressed. lndividual speakerswill be limited to f minutE!
on any item. The relection of
any individual to speak on be-half of an orqanization orgroup i5 encouraqed. lf rec-
ognized by the Chairman. a
spoke5pe6on {or a qroup or
organization may be allotted
10 minutes to speal( on.an
item
Per5ons wishino to have writ-
ten or oraohii materials in-
cluded ii ihe Board aqehda
packets mu5t submit said ma-
terial a minimum of 3 week
prior to the respective public
hearinq. ln any case, written
materials intended to be con-
sidered bv the Board shall be
submitted to the appropriate
Countv etaff a minimum of
seven'days prior to the public
hearing. All materials ured inpresentations be{ore the
Board will be(ome a perma-
nent part of the re(ord.
Any person who decides to
appeal any de(ision ol the
Board will need a re(ord ofthe pro(eedinqs pertalnihq
thereto and therefore, may
need to engure that a verba
tim record o{ the proceedings
ir made. whiah re(ord includesthe testimony and evidence
upon which the appeal k
based.
lI you are a person.with a dis-
abilitv who needr anv a((om-
modation in order to partici-
pate in this pro(eedinq, vou
are entitled, at no (o5t to you,
to the provilion of (enain as-
sistance. Please rontact the
Collier County Fa(ilities Man-
aqement Divi5ion, located at
3335 Tamiami Trail Eart, Suite
101, Naples, FL 34112-5355,
(239) 252-8380, at least two
days prior to the meetinq. As-
risted listenino devires {or the
hearing impaired are availa-
ble in the Board of county
Commis<ione.s offi.e
BOARD OF COUNry COMMIS.
SIONERS
COLLIER COUNTY, FLORIDA
WILLIAM L. MCDANIEL, JR.,
CHAIRMAN
CRYSTAL K, KINZEL, CLERK
By: Martha Vergara, Deputy
Clerk
(sEAr)
Pub Date: Dec 26, 2019
#1s60801
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Packet Pg. 2187 Attachment: Legal Ad - Agenda ID 11071 (11071 : PL20180002693 Immokalee Guadalupe Center CU)
Barron Collier Partnership LLLP
Barron Collier Partnership LLLP
2600 Golden Gate Pkwy Naples FL 34105
239-262-2600
DGenson@barroncollier.com
D. Wayne Arnold, AICP / Richard D. Yovanovich, Esq.
Q. Grady Minor & Associates, P.A. / Coleman, Yovanovich & Koester, P.A.
3800 Via Del Rey Bonita Springs FL 34134
239.947.1144 / 239.435.3535
warnold@gradyminor.com / yovanovich@cyklawfirm.com
2180 West SR 434, Ste 5000
2180 West SR 434, Ste 5000
Liberty Landing Homeowners Association Inc.
C/O Sentry Management, Inc Longwood FL 32779
Independence Estates Homeowners Association Inc.
C/O Sentry Management, Inc Longwood FL 32779
00071760007 N.A.N.A.
31 46 29
N.A.N.A.N.A.
Irregular Irregular 396,114+/-9+/-
South side of Westclox Street across from the Eden Park Elementary School
A-MHO Eden Park Elementary School
Liberty Landing RPUD Residential
VR Residential and undeveloped
RSF-5(4)Residential
N.A.N.A.N.A.
N.A.N.A.N.A.
N.A.N.A.N.A.
N.A.
Agricultural Child care services
Undeveloped agricultural land
N.A.
Barron Collier Partnership LLLP
2600 Golden Gate Pkwy Naples FL 34105
239-262-2600
DGenson@barroncollier.com
Not available
Immokalee
34 46 29
N.A.N.A.N.A.
N.A.N.A.00071760007
See Boundary Survey
X Immokalee Water Sewer District
X Immokalee Water Sewer District
Not applicable
Not applicable
Not applicable
X
X
X
X
X
X
X
2019-03-18 09:25:23
D. Wayne Arnold, AICP
Immokalee Guadalupe Center (PL20180002693)
Evaluation Criteria
March 27, 2019 Page 1 of 3
BCIGC Evaluation Criteria.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Pursuant to LDC section 10.08.00 and Chapter 3 C.1 of the Administrative Code, staff’s
recommendation to the reviewing body shall be based upon a finding that the granting of the
conditional use will not adversely affect the public interest and that the specific requirements
governing the individual conditional use, if any, have been met. Further, satisfactory provision and
arrangement have been made concerning the following matters, where applicable.
On a separate page, provide a narrative statement describing a request for a conditional use and a
detailed response to the criteria listed below. Specify how and why the request is consistent with
each of the criteria.
Narrative
The subject property is approximately 9+/- acres in size and is located on the south side of
Westclox Street in Immokalee. The property is designated Urban Mixed Use District, Mixed Use
Subdistrict on the Immokalee Area Master Plan (IAMP) Future Land Use Map. The property is
zoned A, Agriculture. The Immokalee Gaudalupe Center proposes to acquire the property with
the intent to develop a pre-school and learning academy on the property. The IAMP provides
that lands within the Urban Area may be permitted non-residential land uses that are compatible
with the residential character of the area, including day care centers and public and private
schools. This conditional use application requests Conditional Uses # 10 Private Schools and #11
Child Care Centers, of the A, Agriculture zoning district.
Guadalupe Center proposes to develop the site with an early childhood center designed to
provide pre-school services to 350 children, ages six weeks to 5 years old. The Guadalupe Center
will also provide a college preparatory private school program known as the Tutor Corps Learning
Academy to serve 150 high school students. The conditional use application provides a
conceptual conditional use site plan, which identifies the location of the project access points on
Westclox Street, the location of the pre-school and college preparatory buildings, parking areas,
recreation areas, and water management.
a. Describe how the project is consistent with the Collier County Land Development Code and
Growth Management Plan. Include information on how the request is consistent with the
applicable section or portions of the Future Land Use Element.
The Urban areas of the IAMP, in addition to residential uses, per mit a variety of non-residential
uses including day care centers, churches, private and public schools, libraries, open space and
recreational uses, and essential services. The proposed childcare center and private school uses
are consistent with the Urban Mixed Use District, Mixed Use Subdistrict of the IAMP.
Immokalee Guadalupe Center (PL20180002693)
Evaluation Criteria
March 27, 2019 Page 2 of 3
BCIGC Evaluation Criteria.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Policy 1.1.5 of the IAMP indicates that the County will designate uses such as schools, day care
and similar uses within reasonable walking distance of those portions of the community, which
are or will be pedestrian in nature. The prosed day care center and private school are located
immediately across the street from an elementary school and is located in a neighborhood, which
has a significant number of residences, which are accessible to the subject property via sidewalk
connections on Westclox Street.
Projects in Immokalee are also subject to the Collier County Growth Management Plan in
addition to the IAMP. Policy 5.6 of the Future Land Use Element requires that new projects are
compatible with and complementary to the surrounding land uses. The proposed day care
center and school will be located across the street from an existing elementary school, which will
provide complementary services for the children of Immokalee. The project will also provide
landscape buffers and setbacks consistent with the use to insure compatibility between the
adjacent properties. The properties developed to the west and south are developed with single -
family residences and contain vegetative buffers. The property to the east is developed with
mobile homes.
Policy 7.1 encourages developers to connect fronting collector or arterial roadways. The
Guadalupe Center will have direct access to Westclox Street, which serves as a collector road for
the Immokalee community. Policy 7.2 encourages development of loop roads in order to reduce
vehicular congestion on nearby collector roads. The proposed conditional use site plan
demonstrates that the school facilities will be served by an internal loop driveway, w hich will
provide vehicular stacking for drop off and pick up without creating traffic back -ups onto
Westclox Street.
Policy 7.3 encourages new developments to connect their local streets with adjoining
neighborhoods. Due to the proposed use of the site for pre-school and older teens, it is not
feasible or safe to provide interconnections, which would encourage through traffic.
Additionally, properties to the south, west and east are developed and vehicular connections are
not possible.
The property was previously in agricultural production and was previously cleared. There are no
native vegetative habitats on site; therefore, there are no native vegetation requirements per
the Conservation and Coastal Management Element of the Growth Management Plan.
The project is consistent with the IAMP and Collier County Growth Management Plan.
b. Describe the existing or planned means of ingress and egress to the property and proposed
structure thereon with particular reference to automotive and pedestrian safety and
convenience, traffic flow and control, and access in case of fire or catastrophe.
Immokalee Guadalupe Center (PL20180002693)
Evaluation Criteria
March 27, 2019 Page 3 of 3
BCIGC Evaluation Criteria.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Ingress and egress to the site will be via two access points on Westclox Street. The site will be
designed to provide for vehicular circulation and queuing for student drop off and pick up. The
drop-off area along the front of the building will be designed to be one-way traffic, for efficiency
of drop off and safety of pedestrians.
c. Describe the effect the conditional use will have on neighboring properties in relation to noise,
glare, economic impact, and odor.
The proposed pre-school and after school programs will have little impact on neighboring
properties with regard to noise. The property immediately to the north is developed as an
elementary school. Although properties to the west and south are developed with single-family
residences, there should be minimal impacts from the proposed school use. The outdoor play
area is shown on the conceptual site plan and is oriented toward the center of the site and will
be separated from the nearby residences with landscape buffers. The site will generally be in
use during daytime hours therefore, there should not be issues related to glare. It is not
anticipated that the school uses will have any negative economic impact on nearby property.
d. Describe the site’s and the proposed use’s compatibility with adjacent properties and other
properties in the district.
The proposed school uses are permitted in residential designated areas of the IAMP. The
conditional use site plan demonstrates the location of the parking and building improvements,
which have been oriented toward the center of the site. Buffers meeting the requirements of
the LDC where the community facility use is adjacent to single family residential will be provided
and will insure compatibility of the school uses with the neighboring property.
e. Please provide any additional information which you may feel is relevant to this request.
The Guadalupe Center provides high quality academic programming for early learning as well as
high school age students. Studies conducted by the Guadalupe Center indicate that most newer
housing in the Immokalee area has been constructed in the northern portion of the community.
The location on Westclox Street will provide the learning center in close proximity to many of
the area children who will benefit from the early learning center and college preparatory
programs.
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
02/21/2019D. Wayne Arnold, AICP
(PARCEL 1)PARCEL No. 00071760007BARRON COLLIER PARTNERSHIP LLP(ORB 4998, PG 865)V A C A N T(396,114 SQ. FT. / 9.09 AC. ±)S00°52'58"E 627.51'(C)N85°10'10"W 632.45'(C)N00°35'35"W 634.27'(C)S84°31'45"E 629.97'(C)627.45'(C)629.27'(C)(PARCEL 1)(PARCEL 2)(PARCEL 2)BARRON COLLIER PARTNERSHIP LLPPARCEL No. 00071040604(ORB 4998, PG 865)(ORB 4112, PG 760)(44,843 SQ. FT. / 1.03 AC.±)N05°28'15"E30.00'(C)(D)N84°31'46"W 176.24'(C)(D)N00°35'35"W 30.17'(C)N84°31'45"W 660.15'(C)L2 L1 S84°31'45"E 833.22'(C) 833.20'(D)N00°11'31"W 30.38'(M)N84°36'21"W 176.43'(M)N05°07'50"E30.12'(M)S84°31'16"E 833.38'(M)DATE:PROJECT NO.FILE NO.SCALE:SHEET NUMBERREVISIONS
DESCRIPTIONDATE JOHNSON ENGINEERING, INC.2350 STANFORD COURTNAPLES, FLORIDA 34112PHONE: (239) 434-0333FAX: (239) 334-3661E.B. #642 & L.B. #64209-17-182018124331-46-291"=40'1 OF 1SECTIONS 30 & 31, TOWNSHIP 46 SOUTH, RANGE 29 EAST
COLLIER COUNTY, FLORIDA
02-21-19 REVIEW OF TITLE COMMITMENT
PARCEL No. 00071760007 &
PARCEL No. 00071040604
(OFFICIAL RECORDS BOOK 4998, PAGE 865)
(OFFICIAL RECORDS BOOK 4112, PAGE 760)
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDABOUNDARY ANDTOPOGRAPHICSURVEY(PARCEL 1)(PARCEL 2)
DRY DETENTION
A
R
E
A
PROPERTY
LINE
MINIMUM 15' WIDE
TYPE 'B' LANDSCAPE
BUFFER
MINIMUM 15' WIDE
TYPE 'B' LANDSCAPE
BUFFER
50' MINIMUM BUILDINGSETBACKWATER
MANAGEMENT
AREA
MINIMUM 10' WIDE
TYPE 'D' LANDSCAPE
BUFFER
BUILDING
AREA
30' MINIMUM
BUILDING
SETBACK
30' MINIMUM
BUILDING
SETBACK
MINIMUM 15' WIDE
TYPE 'B' LANDSCAPE
BUFFER
ZONED: VR
USE:RESIDENTIAL
ZONED: VR
USE:UNDEVELOPED
ZONED: LIBERTY LANDING RPUD
USE:RESIDENTIAL
ZONED: RSF-5(4)
USE:RESIDENTIAL
ZONED: A-MHO
USE:EDEN PARK E.S.
WESTCLOX ST.50' MINIMUMBUILDING SETBACKSERVICE AND
REFUSE AREA
X X X X X X X X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 6' HIGH CHAIN LINK FENCE
6' HIGH CHAIN LINK
FENCE WITH GATED ENTRY
SEE NOTE #3 (WEST BOUND TURN
LANE, COMPENSATING ROW)EXISTING
PEDESTRIAN
CROSSWALK
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380
0 120'60'
SCALE: 1" = 120'
WHEN PLOTTED @ 8.5" X 11"
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380
SITE INFORMATION:
ZONING A, AGRICULTURAL
SITE AREA: 9+/- AC.
SETBACKS (MINIMUM):
PRINCIPAL STRUCTURE:
FRONT (WESTCLOX ST.)50'
REAR (SOUTH)50'
SIDE (EAST AND WEST)30'
ACCESSORY STRUCTURES:
FRONT (WESTCLOX ST.)10'
REAR (SOUTH)15'
SIDE (EAST AND WEST)15'
PARKING REQUIREMENTS:
REQUIRED:115 (1 PER EMPLOYEE OF THE LARGEST WORK SHIFT (1 SPACE X 80 EMPLOYEES
= 80) AND 1 SPACE FOR EVERY 10 CHILDREN/ADULTS (0.1 X 350 = 35))
PROVIDED:115
NOTES:
1.ALL ON-SITE LIGHTING SHALL BE SHIELDED AND DIRECTED AWAY FROM ADJOINING
PROPERTIES.
2.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE
TO AGENCY PERMITTING REQUIREMENTS.
3.A WEST BOUND LEFT TURN STORAGE LANE AND COMPENSATING RIGHT-OF-WAY WILL BE
PROVIDED AT TIME OF SDP, IF NECESSARY.
4.PRESERVE NOT REQUIRED.
Westclox ST
Carson RD
PEACE WAY
JUSTICE CIR
LIBERTY WAYProverbs LNThomas LNAMERICA WAY
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,
CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User
Community
Guadalupe Center
Location Map .
500 0 500250 Feet
Subject Property
2 6 0 0 G O L D E N G A T E P A R K W A Y N A P L E S F L O R I D A 3 4 1 0 5
P H O N E ( 2 3 9 ) 2 6 2 - 2 6 0 0 F A X ( 2 3 9 ) 2 6 1 – 1 7 9 7
Memorandum
Date: 1 March 2019
To: Wayne Arnold
Cc: David Genson
From: Bruce Layman
Re: Guadalupe Center CU Environmental Data – Proof of pre-ordinance site clearing
In response to Collier County inquiry during pre-application conference for the Guadalupe Center CU, this
memorandum represents proof of the whole site being cleared and improved as crop or grove agriculture prior
to adoption of the County’s clearing ordinance (Ord. 75-21) in 1975. Per the attached aerial dated 12-4-1969,
the on-site agricultural improvements were clearly in place - predating the 1975 ordinance. The red parcel limits
on the attached aerials are approximations, based upon regional landmarks. The whole site retains the
character of fallow crop land (FLUCCS 261) and it is labelled as such on the attached exhibit. Since becoming
fallow, three native trees recruited and meet, or exceed, the size thresholds described in 3.05.07.A.2. They
include one slash pine (16” DBH) and two cabbage palms (11’ and 15’ clear trunks). With a proposed
institutional land use, and a minimum native preserve requirement of 15%, the number of trees to be preserved
would be 0.45 (i.e., 3 trees x 15% = 0.45), which rounds to zero. Therefore, no native trees are required to be
preserved on this site.
⚫ Page 2
Traffic Impact Statement
Guadalupe Center – Eden Park – Conditional Use
(CU) Rezone
Collier County, FL
8/26/2019
Prepared for: Prepared by:
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
Phone: 239.947.1144
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
Collier County Transportation Review Fee* – Major Study – $1,500.00
Note - *to be collected at time of first submittal
Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019
Trebilcock Consulting Solutions, PA P a g e | 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
Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019
Trebilcock Consulting Solutions, PA P a g e | 3
Table of Contents
Project Description ................................................................................................ 4
Trip Generation...................................................................................................... 5
Trip Distribution and Assignment........................................................................... 6
Background Traffic ................................................................................................. 9
Existing and Future Roadway Network .................................................................. 9
Project Impacts to Area Roadway Network-Link Analysis .....................................10
Site Access and Intersection Analysis ....................................................................11
Mitigation of Impact .............................................................................................18
Appendices
Appendix A: Project Master Site Plan .................................................................19
Appendix B: Initial Meeting Checklist (Methodology Meeting) ..........................22
Appendix C: Trip Generation Calculations ITE 10th Edition ................................29
Appendix D: Turning Movements Exhibits ..........................................................36
Appendix E: Traffic Counts – Eden Park Elementary – May 28, 2019 ..................39
Appendix F: Intersection Analyses – Synchro Reports .........................................54
Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019
Trebilcock Consulting Solutions, PA P a g e | 4
Project Description
The Guadalupe Center – Eden Park project is located south of Westclox Street, south of Eden
Park Elementary School in Immokalee, Florida, in Section 31, Township 46 South, Range 29 East
in Collier County. Refer to Figure 1 - Project Location Map, which follows, and Appendix A:
Project Master Site Plan.
Figure 1 - Project Location Map
The property is currently a vacant parcel approximately 9 acres in total size and is currently zoned
as Rural Agricultural District – “A” with approved provisional use for private schools and child
care center facilities. As allowed by a conditional use (CU) of the approved zoning, the Guadalupe
Center – Eden Park proposes to develop a 350 student pre-kindergarten (pre-K) learning facility.
The site will also provide a college preparatory tutoring service for up to 150 high school students.
The tutoring will take place in the afternoon once regular classes have let out for the day and
generally will not be concurrent with the pre-kindergarten students use of the facility. In order
to account for any overlap of pre-K and tutoring activities, a combined trip generation is
considered for the PM peak hour.
The proposed land uses are illustrated in the Table 1, Proposed Development Program.
Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019
Trebilcock Consulting Solutions, PA P a g e | 5
Table 1
Proposed Development Program
Land Use – [SIC Code in
Brackets] ITE LUC Total Size
Day Care Center – [8211] 565 350 students
High School – [8211] 530 150 students
A methodology meeting was held with the Collier County Transportation Planning staff on March
5, 2019, via email (refer to Appendix B: Initial Meeting Checklist (Methodology Meeting)). For
purposes of this evaluation, the project build-out year is assumed to be consistent with the Collier
County 2024 planning horizon.
Access to the subject site is proposed as two full movement connections onto Westclox Street.
Trip Generation
The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th Edition. The software program OTISS – Online Traffic Impact Study
Software (most current version) was used to create the raw unadjusted trip generation for the
project. The ITE rates are used for the trip generation calculations. The ITE – OTISS trip
generation calculation worksheets are provided in Appendix C: Trip Generation Calculations ITE
10th Edition.
Based on ITE recommendations, no reductions for internal capture or pass-by trips have been
taken into consideration. A 20% traffic reduction for the pre-K use is utilized to reflect an
anticipated high percentage of students walking to the facility from adjacent neighborhoods.
The proposed build-out trip generation for the project is illustrated in Table 2.
Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019
Trebilcock Consulting Solutions, PA P a g e | 6
Table 2
Trip Generation – (Proposed Build-out Conditions) – Average Weekday
Proposed Build-out
24 Hour
Two-Way
Volume
AM Peak Hour PM Peak Hour
Land Use Size Enter Exit Total Enter Exit Total
Pre-kindergarten
Facility
350
students 1,432 145 128 273 130 147 277
Pre-kindergarten
Facility Traffic
Reduction
(286) (29) (26) (55) (26) (29) (55)
Tutoring Service 150
students 304 N/A* N/A* N/A* 10 11 21
Total External 1,450 116 102 218 114 129 243
Note: *No tutoring services traffic are anticipated for the AM peak hour.
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 (total
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.
The surrounding roadway network link concurrency analysis will be based on the total external
PM peak hour trips generated as shown in Table 2. The Table 2 total external AM and PM peak
hour trip generation values are used for turn lane analysis as identified in the methodology.
Trip Distribution and Assignment
The new traffic generated by the proposed development was assigned to the adjacent roadways
using the knowledge of the area and as coordinated with Collier County Transportation Planning
Staff.
The assignment of the net new prop osed site-generated trip distribution is shown in Table 3,
Project Traffic Distribution for PM Peak Hour and is graphically depicted in Figure 2 – Project
Distribution by Percentage and by PM Peak Hour.
Guadalupe Center – Eden Park – CU Rezone – TIS – August 2019
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Table 3
Project Traffic Distribution for PM Peak Hour
Roadway Link
Collier
County
AUIR
Link ID #
Roadway Link Location
Distribution
of Project
Traffic
PM Peak Hr Project
Traffic Vol.**
Enter Exit
Westclox Street* N/A Project Access to Carson Rd 100% WB – 114 EB – 129
Westclox Street 116.0 Carson Rd to SR 29 10% WB – 11 EB – 13
Carson Road* N/A Westclox St to Lake Trafford
Rd 55% NB – 63 SB – 71
Lake Trafford Road* N/A Lake Trafford to Carson Rd 30% EB – 34 WB – 39
Lake Trafford Road 47.0 Carson Rd to SR 29 25% WB – 29 EB – 32
New Market Road W* N/A East of SR 29 10% WB – 11 EB – 13
Note(s): *Not a Collier County Monitored Roadway.
**Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service
calculations.
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Figure 2 - Project Distribution by Percentage and by PM Peak Hour
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Background Traffic
Average background traffic growth rates were estimated for the segments of the roadway
network in the study area using the Collier County Transportation Planning Staff guidance of a
minimum 2% growth rate, or the historical growth rate from annual traffic counts (estimated
from 2008 through 2017), whichever is greater. Another way to derive the background traffic is
to use the 2018 AUIR volume plus the trip bank volume. 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 build-out year 2024.
Table 4
Background Traffic without Project (2018 - 2024)
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
2024 Projected
Pk Hr, Peak Dir
Background
Traffic Volume
(trips/hr)
Growth
Factor**
Trip
Bank
(trips/
hr)
2024
Projected Pk
Hr, Peak Dir
Background
Traffic Vol
(trips/hr)
Trip Bank***
Westclox
Road 116.0 Carson Rd to
SR 29 210 4.00% 1.2653 266 0 210
Lake
Trafford
Road
47.0 Carson Rd to
SR 29 500 2.79% 1.1795 590 51 551
Note(s): *Annual Growth Rate – estimated from 2008 – 2017 traffic counts or 2% minimum.
**Growth Factor = (1 + Annual Growth Rate)6. 2024 Projected Volume = 2018 AUIR Volume x Growth Factor.
***2024 Projected Volume = 2018 AUIR Volume + Trip Bank.
The projected 2024 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 2018 Annual Update and Inventory
Report (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
Improvement program (CIP) are considered to be committed improvements.
The existing and future roadway conditions are illustrated in Table 5, Existing and Future
Roadway Conditions.
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Table 5
Existing and Future Roadway Conditions
Roadway
Link
CC AUIR
Link ID #
Roadway Link
Location
Exist
Roadway
Min.
Standard
LOS
Exist Peak Dir,
Peak Hr
Capacity
Volume
Future
Project
Build out
Roadway
Westclox Road 116.0 Carson Rd to SR
29 2U D 800 (WB) 2U
Lake Trafford
Road 47.0 Carson Rd to SR
29 2U D 800 (EB) 2U
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 were evaluated to determine the project
impacts to the area roadway network in the future (2024). 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 accesse d
by the project; 3% for other subsequent links and if the roadway is projected to exceed the
adopted LOS standard.
Based on these criteria, the projects impacts are significant on the analyzed Lake Trafford Road
link. The analyzed links are not projected to exceed the adopted LOS standard with or without
the project at 2024 buildout conditions. Table 6, Roadway Link Level of Service illustrates the
LOS impacts of the project on the roadway network closest to the project.
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Table 6
Roadway Link Level of Service (LOS) – With Project in the Year 2024
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)*
2024 Peak
Dir, Peak
Hr Volume
w/Project
**
%
Volume
Capacity
Impact
By
Project
Min LOS
exceeded
without
Project?
Yes/No
Min LOS
exceeded
with
Project?
Yes/No
Westclox
Road 116.0 Carson Rd to SR
29 800 (W) WB – 11 277 1.4% No No
Lake
Trafford
Road
47.0 Carson Rd to SR
29 800 (E) EB – 32 622 4.0% No No
Note(s): *Refer to Table 3. **2024 Projected Volume = 2024 background (refer to Table 4) + Project Volume added.
Site Access and Intersection Analysis
Access to the subject site is proposed via two full movement connections onto Westclox Street.
Based on the trip generation results, both the AM and the PM peak hour traffic are used in the
project access turn lane analysis. For more details refer to Appendix A: Project Master Site Plan.
Westclox Road is a 2-lane, undivided, no outlet roadway under Collier County jurisdiction, with
posted legal speed limit of 25 mph in the vicinity of the project. Based on FDOT Standard Plans
Index 711-001 (sheet 11 of 13) for a design speed of 35 mph, the minimum turn lane length is
145 feet (which includes a 50 foot taper) plus required queue.
Project access is evaluated for turn lane warrants based on Collier County Right-of-way Manual:
(a) two-lane roadways – 40vph for right-turn lane/20vph for left-turn lane; (b) multi-lane divided
roadways – right turn lanes shall always be provided; and (c) when new 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 in an average one-minute period for right-turning movements, and two-minute period
for left-turning movements, within the peak hour traffic. The minimum queue length is 25 feet
and the queue/vehicle is 25 feet. For more details refer to Appendix D: Turning Movements
Exhibits.
The project is south of the Eden Park Elementary School (school) and the projects east and west
accesses are aligned with the school’s parent/student drop-off and bus-drop off driveways
respectively.
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In addition, the project does not provide an on-site interconnection between the support services
driveway (western access) and the driveway being used for the facility public operations (eastern
access) as a measure to prevent undesirable operational conflicts for this institutional use. This
access layout is similar to that of the Eden Park Elementary School across the street f rom the
project.
As documented in Collier County Access Management policy, with respect to driveway spacing,
Section 3.09.2.1 states: “There shall be no more than one connection per road frontage”. Due to
the nature of the development, a second driveway is desirable and, as suc h, the project access
configuration would be non-conforming.
Project Access – Westclox Road – Eastern Driveway – Westclox connects to the project with two
full access driveways on the northern property boundary. The eastern connection is expected to
accommodate 93vph and 91vph westbound entering movements during the AM and PM peak
hours, respectively, which is above the County threshold for left-turning volumes. A dedicated
westbound left-turn lane is warranted at this location.
Traffic counts were performed on Tuesday May 28, 2019 and Wednesday May 29, 2019 on
Westclox Street to determine the traffic impact of the school on the street at the project
accesses. Tuesday May 28 had the highest traffic volumes of the 2 days and is used in this
analysis, and the AM peak hour had the greater volume of the AM and PM peak hour periods.
For details, see Appendix E: Traffic Counts – Eden Park Elementary – May 28, 2019.
The school’s parent/student drop-off is aligned with the projects eastern access. The school had
an entering volume at the parent/student drop-off of 304vph during the AM peak hour. The
school generally provides enough space for entering vehicles to stack on the school property
while children are dropped off so that no vehicles are stacking out ont o Westclox Street.
The opposing (eastbound) traffic at this location is comprised primarily of exiting school bus
traffic and provided 5vph eastbound trips during the AM peak hour.
Based on projected inbound traffic, a westbound left-turn lane is recommended to provide a
minimum of 150 feet (100 feet of storage plus 50 feet of taper). Safer traffic operations are
supported due to the low speed nature of Westclox at this location with minimal opposing traffic.
Project Access – Westclox Road – Western Driveway The projects western access is expected to
accommodate 23vph and 23vph westbound entering movements during the AM and PM peak
hours, respectively, which is above the County threshold for left-turning volumes. A dedicated
westbound left-turn lane is warranted at this location.
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The school had an entering volume at the bus drop-off of 6vph during the AM peak hour. The
school provides enough space for busses to stack on the school property while children are
dropped off so that no busses are stacking ou t onto Westclox Street.
The posted speed limit for Westclox Road is 25 mph in the vicinity of the project. As this is a no
outlet roadway, there is no opposing traffic at this location. In addition, the project offers
approximately 140 feet of stacking within the driveway throat. Due to the no outlet, low-speed
nature of this connection and the available stacking on the project’s property, a left-turn lane
into the project is not recommended at this location.
Intersection Traffic Volumes
In order to determine the traffic conditions in the vicinity of the subject site, intersection turning
movement counts were performed at the school entrance intersections on Tuesday May 28,
2019. AM and PM peak period turning movement data were collected in 15-minute intervals
from 7-9 AM, and from 4-6 PM.
A summary of the intersection turning movement counts is provided in Appendix E: Traffic
Counts – Eden Park Elementary – May 28, 2019.
Traffic count volumes collected are adjusted for peak season conditions by using the peak season
conversion factor (PSCF) as illustrated in FDOT 2018 Peak Season Factor Category Report. For
this report the PSCF utilized is 1.06.
The future 2024 AM and PM peak hour background traffic volumes for the intersections were
calculated based on a 2% growth rate for through volumes and 1% growth rate for turning
movement volumes.
Forecasted traffic generated by the project (total external trips) is assigned to the subject
intersections generally consistent with the project trip distribut ion and assignment.
The existing intersection lane configuration is illustrated in Figure 3 and Figure 4.
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Figure 3 – Eastern Access – Existing Conditions
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Figure 4 – Western Access – Existing Conditions
Intersection Capacity Analyses
An assessment of the Level of Service (LOS) and volume to capacity ratio analysis of the subject
intersections are conducted using Synchro 10 (Trafficware Group Inc.). This software has the
capability of utilizing the Highway Capacity Manual 6th Edition (HCM 6), 2010 (HCM 2010) and
HCM 2000 methodologies to analyze signalized and unsignalized intersections. In addition,
Synchro implements the Intersection Capacity Utilization (ICU) 2003 method for determining
intersection capacity. This method compares the current volume to the intersection’s ultimate
capacity.
The HCM control delay is used as the basis for determining LOS, ranging from LOS A to LOS F
using the delay ranges for signalized intersections. For two-way stop-controlled intersections, the
LOS is defined in terms of the average control delay for each minor-street movement (or shared
movement) as well as major-street left-turns. According to HCM, the level of service criterion for
intersections is shown in Figure 5.
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Figure 5
Level of Service for Intersections
Based on HCM guidelines, the general description of each LOS is as follows: LOS A – free flow;
LOS B – stable flow with slight delays, LOS C – stable flow with acceptable delays, LOS D –
approaching unstable flow with tolerable delay and unfavorable progression, LOS E – unstable
flow with intolerable delay and poor progression to all movements, and LOS F – forced flow
(congested and queues fail to clear) and poor progression to all movements.
The LOS for overall approach or intersection is determined solely by the control delay. In addition,
if the volume-to-capacity (V/C) ratio for a lane group exceeds 1.0, LOS F is assigned to the
individual lane group.
The volume to capacity ratio (V/C), also referred to as degree of saturation, represents the
sufficiency of an intersection to accommodate the vehicular demand. A V/C ratio less than 0.85
generally indicates that adequate capacity is available and vehicles are not expected to
experience significant queues and delays. As the V/C ratio appro aches 1.0, traffic flow may
become unstable, and delay and queuing conditions may occur. Once the demand exceeds the
capacity (a V/C ratio greater than 1.0), traffic flow is unstable and excessive delay and queuing is
expected. For design purposes, a V/C ratio between 0.85 and 0.95 is generally utilized for the
peak hour of the horizon year. As such, each intersection movement is analyzed to ensure that
the threshold value of V/C failure (1.0) is not exceeded.
For this analysis, a 2% value is utilized for the percent heavy vehicle in the 2019 peak hour
intersection analyses and 5% is utilized for the future 2024 peak hour intersection analysis.
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Peak Hour Factor (PHF) – PHF is the ratio of the hourly volume to the peak 15-minute flow rate
for that hour. As illustrated in Appendix E, the raw intersection turning movement counts provide
the existing PHF value for each intersection which is utilized for the existing intersection analyses.
The future 2024 PHF are calculated, based on engineering judgement, as 0.80 for the eastern
intersection and 0.60 for the western access.
Synchro Analyses Results
The results of the Synchro intersection analyses for AM and PM peak hour conditions are
summarized in Table 1. Synchro intersection worksheets are provided in Appendix F:
Intersection Analyses – Synchro Reports.
Table 7
Operational Analysis – AM/PM Peak Hour Traffic
Existing Control Type
Western Access Eastern Access
2-way STOP
Controlled
2-way STOP
Controlled
2019 Traffic without project
Capacity/LOS Failure* No/No No/No
2024 Traffic without project
Capacity/LOS Failure* No/No No/No
2024 Traffic with project**
Capacity/LOS Failure* No/No No/No
2024 Traffic with project related
improvements with project
Capacity/LOS Failure*
No/No No/No
Note(s): * For any movement LOS F and/or V/C ratio is greater than 1.
Intersection Improvements
Intersection improvements needed to address transportation deficiencies are recommended
based on the Synchro analyses results illustrated in Table 7.
An improvement recommended at the eastern access to enhance safe operations and LOS include
utilizing Traffic Control Staff to assist with efficient traffic movement during the AM peak hour
when students are arriving at the elementary school.
Current (2019) Traffic Conditions – without project
The analyzed intersections do not exceed the adopted LOS standard under 2019 conditions.
Future (2024) Traffic Conditions – without project
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The analyzed intersections do not exceed the adopted LOS standard under 2024 background
conditions.
Future (2024) Traffic Conditions – with project
The Westclox Road eastern access intersection is not projected to exceed the adopted LOS
standard under future 2024 background traffic conditions with project.
Future (2024) Traffic Conditions with additional pr oject related improvements in place – with
project
In order to improve the level of service at the projects eastern access, Traffic Control Staff can be
utilized during the AM peak hour to allow for increase efficiency of traffic operations.
Improvement Analysis
Based on the concurrency test results, the proposed project is a significant traffic generator for
the roadway network at this location. The analyzed links are not projected to exceed the adopted
LOS standard with or without the project at 2024 buildout conditions.
Based upon the results of turn lane analysis performed for the proposed access points, a
dedicated turn-lane is recommended at the projects eastern access.
Based on the results of the Intersection analysis, no Level of Service defi ciencies are shown for
the projects access intersections with or without the project. In addition, consistent with the
Synchro analysis results, turn lane improvements illustrated in the Site Access Analysis are
recommended at the projects eastern access intersection as well as utilizing Traffic Control Staff
during the AM peak hour at this intersection.
Mitigation of Impact
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the project.
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Appendix A:
Project Master Site Plan
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Appendix B:
Initial Meeting Checklist (Methodology
Meeting)
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Appendix C:
Trip Generation Calculations ITE 10th
Edition
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Appendix D:
Turning Movements Exhibits
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Note: Depicted Site Plan superseded and used for limited purpose of illustrating turning
movements into and out of the project.
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Note: Depicted Site Plan superseded and used for limited purpose of illustrating turning
movements into and out of the project.
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Appendix E:
Traffic Counts – Eden Park Elementary – May 28, 2019
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Appendix F:
Intersection Analyses – Synchro Reports
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Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
July 18, 2019
RE: Neighborhood Information Meeting (NIM);
Petition PL20180002693, Immokalee Guadalupe Center Conditional Use (CU)
Dear Property Owner:
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and
Richard D. Yovanovich, Esq. of Coleman, Yovanovich and Koester, P.A., representing Barron Collier Partnership LLLP
(Applicants) will be held on Tuesday, August 6, 2019, 5:30 pm at CareerSource Southwest Florida, 750 South 5th
Street, Immokalee, FL 34142. Barron Collier Partnership LLLP submitted a formal application to Collier County, seeking
approval of a Conditional Use. This application requests Conditional Uses # 10 Private Schools and #11 Child Care
Centers, of the A, Agriculture zoning district. The Immokalee Guadalupe Center proposes to acquire the property with
the intent to develop the site with an early childhood center designed to provide pre-school services to 350 children,
ages six weeks to 5 years old and provide a college preparatory private school program to serve 150 high school
students. The subject property (Parcel Number 00071760007) is comprised of 9± acres, located on the south side of
Westclox Street, west of Carson Road in Section 31, Township 46 South, Range 29 East, Collier County, Florida. Project
information is posted online at www.gradyminor.com/planning. If you have questions or comments, they can be
directed to Sharon Umpenhour, Senior Planning Technician, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey,
Bonita Springs, Florida 34134, sumpenhour@gradyminor.com, phone 239-947-1144, fax 239-947-0375.
Sincerely,
Sharon Umpenhour
Senior Planning Technician
Project Location Map
1
NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4
ACEVEDO, ANTONIO MARTINEZ MARIA S HERNANDEZ DE MARTINEZ 3719 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 120
ALCIME, MARIE B 1505 PEACE WAY IMMOKALEE, FL 34142---2440 INDEPENDENCE PHASE TWO LOT 138
ALMANZA, RAUL FRIAS ROSA PEREZ FRIAS 1388 AMERICA WAY IMMOKALEE, FL 34142---2421 INDEPENDENCE PHASE TWO LOT 154
ALMANZA, RAYMUNDO ROSAS LETICIA ROSAS 3890 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 90
AMBRIZ, ANA R 1436 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 117
AMERI-SCAPE OF SW FLORIDA INC PO BOX 8839 NAPLES, FL 34101---0 31 46 29 BEG AT NW CNR OF NE 1/4 OF SEC 31, E 800FT, S 270 FT TO POB, E 196FT, S 170FT,W 196FT, N 170FT TO POB
ANOFILS, PABILIEE 3700 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 44
ANTOINE, REBECCA 3636 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 29
ARROYO, RAUL MENDOZA LIDIA AGUILAR MENDOZA PO BOX 2215 IMMOKALEE, FL 34143---2215 LIBERTY LANDING LOT 24
AVELLANEDA, JOSE S MARISOL MENDOZA 3728 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 51
AYALA, MAGDA PO BOX 1290 IMMOKALEE, FL 34143---1290 31 46 29 BEG AT SE COR OF W1/2 OF NE1/4 OF NE1/4, W 495FT TO POB, W 1485FT, N 440FT, E 1485FT, S 440FT TO
BAHENA, ANTONIO NAVARRETE ARACELI MARTINEZ 1405 AMERICA WAY IMMOKALEE, FL 34142---0 INDEPENDENCE PHASE TWO LOT 112
BAPTISTE, ROMENER 3680 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 39
BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY NAPLES, FL 34105---3227 31 46 29 COMM N1/4 CNR, N 84 DEG W 650FT, S 664.6FT, N 87 DEG W 479.8FT, S 1882.76FT,ELY 200FT ALG SR 850, NLY
BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 NAPLES, FL 34105---3227 30 46 29 S1/2 OF SW1/4, LESS THAT PORTION AS DESC IN OR 4112 PG 0760, LESS THAT PORT AS DESC IN OR 4656 PG 713
BARRON COLLIER P'SHIP LLLP 2600 GOLDEN GATE PKWY # 200 NAPLES, FL 34105---3227 31 46 29 S1/2 OF NE1/4, LESS R/W, LESS OR 739-675,730-906, 621-1273, 770- 196,LESS OR 2280 PG 762
BASILIO, ALFONSO PEREZ CARINA E MARTINEZ FIGUEROA 3506 WESTCLOX ST IMMOKALEE, FL 34143---351 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 180FT TO POB, CONT N 60FT, W 130FT,S 60FT, E 130FT TO POB .18 AC
BAZILE, CIDOUANE & EDRINE 3643 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 105
BELIZAIRE, PASSIANA 3660 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 35
BELLEVUE, EVELYNE 3776 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 63
BRIGNOL, MICHELINE DACHNA CIVIL PO BOX 1267 IMMOKALEE, FL 34143---1267 LIBERTY LANDING LOT 123
BUSTAMANTE, JOSE N GOMEZ HERMINIA GOMEZ 3631 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 102
BUSTAMANTE, RAFAEL & MARGARITA PO BOX 1218 IMMOKALEE, FL 34143---1218 INDEPENDENCE PHASE TWO LOT 150
CALIXTE, MAGDALA DUMAY 3760 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 59
CALVAIRE, MARC RAYMOND ORGETTE O CALVAIRE 3632 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 28
CALVAIRE, RUTH D 3607 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 96
CANTAVE, PHANELY 3885 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 148
CARILUS, MINOUCHE 3624 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 26
CARRILLO, MARTHA L 3655 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 108
CHARLES, MARIE WISLAINE 3804 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 70
CHAVIS, FELIX IRMA I IBARRA 3767 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 126
CHERILUS, FRANCOIS JOCELINE CHERILUS CLERVIL 3756 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 58
CISNEROS, LLASMIN NICOLE 3886 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 89
COLUNGA, FRUCTOSO & URBANA PO BOX 192 IMMOKALEE, FL 34143---192 INDEPENDENCE PHASE TWO LOT 108
CONDE, SIMON M & SOILA N 1397 AMERICA WAY IMMOKALEE, FL 34142---2423 INDEPENDENCE PHASE TWO LOT 111
CRUZ, SOYLA M 3652 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 33
CUEVAS, GERARDO CASTRO MARIA C LEON DECASTRO 1467 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 128
CUEVAS, LUIS A TOPETE CYNTHIA PONCE VEGA 3899 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 150
DE LEON, MARIA L PO BOX 5195 IMMOKALEE, FL 34143---0 31 46 29 COMM AT NW CNR OF NE1/4, E 150FT TO POB, E 60FT, S 440FT, W 60FT, N 440FT TO POB .61 AC OR 407 PG
DELEON, LETICIA 1447 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 125
DELVA. JACKSON & ANDREMENE PO BOX 1381 IMMOKALEE, FL 34143---0 LIBERTY LANDING LOT 138
DESANTIAGO, JOSE LESLIE MANDUJANO 1496 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 146
DESTIN, PELICIEUX & MARIE A 3834 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 76
DEWRELL, TRACEY & MARA 336 S ESPLANADE ALPHARETTA, GA 30009---0 31 46 29 COMM NW CNR SEC 31, S 84DEG E 1616.64FT, S00DEG E 664.60FT, N85DEG W 478.47FT TO POB, S00DEG E 1482.74FT, N87
DOLY, ERMILUS & EMANETTE 1470 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 149
DRICE, MARIE LILA PO BOX 3433 IMMOKALEE, FL 34143---3433 INDEPENDENCE PHASE TWO LOT 153
DUMEL, NADEJE M 1489 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 134
EDEN GARDENS II LLC PO BOX 343529 FLORIDA CITY, FL 33034---529 31 46 29 BEG NE CNR OF NW1/4 OF NE1/4 OF NE1/4, RUN S 440FT TO POB, CONT S 440FT, W 1980FT, N 440FT, E 1980FT TO
EDMOND, JUMEL & GINA 3779 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 129
ELISME, BETTY 3695 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 114
ESPINOZA, BRENDA 3783 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 130
ESPINOZA, RAMIRO & PATRICIA PO BOX 118 IMMOKALEE, FL 34143---118 INDEPENDENCE PHASE TWO LOT 107
ETIENNE, JOSEPH R & ROSE M 3711 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 118
EXAMA, NESLIE 3877 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 146
FRANCISCO, MARIA T 3604 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 21
FRANCISCO, MIGUEL A GASPAR 3608 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 22
FRANCOIS, SAUL SERGE JEAN V GABRIEL JEAN FRANCOIS 3874 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 86
FREDERIC, SADILIA 1501 PEACE WAY IMMOKALEE, FL 34142---2440 INDEPENDENCE PHASE TWO LOT 137
FRIAS, MIGUEL A & LETICIA 3712 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 47
FRIAS, RICARDO MARIA NATIVIDAD FRIAS 1413 AMERICA WAY IMMOKALEE, FL 34142---2430 INDEPENDENCE PHASE TWO LOT 114
FUSSELL, PATRICIA L 3413 WESTCLOX ST IMMOKALEE, FL 34142---2033 31 46 29 BEG AT NW COR OF NE1/4 RUN E 600FT TO POB, E 200FT, S 440FT, W 200FT, N 440FT TO POB 2.02 AC
G & J RENTALS INC 613 CORBEL DR NAPLES, FL 34110---0 30 46 29 E 132FT OF W 660FT OF N1/2 OF SW1/4 OF SE1/4,LESS N 30FT FOR ROAD R/W
G & J RENTALS INC 613 CORBEL DR NAPLES, FL 34110---0 30 46 29 E 264FT OF W 528FT OF NW1/4 OF SW1/4 OF SE1/4,LESS N 30FT FOR ROAD R/W
G & J RENTALS INC 613 CORBEL DR NAPLES, FL 34110---0 30 46 29 COMM NW CNR OF SW1/4 OF SE1/4, S 330FT TO POB, S 330FT, E 264FT, N 330FT, W 264FT TO POB & COMM AT NW CNR
G AND E S GONZALEZ TRUST MARY GRACE ZETINA PO BOX 2705 IMMOKALEE, FL 34143---2705 30 46 29 W 130 FEET OF E 520 FEET OF S 660 FEET OF SW1/4 OF SE1/4 130FT TO POB 2 AC OR 163 PG
GALVAN, EDGAR M JACQUELINE RAMIREZ MENDOZA 3699 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 115
GALVAN, FRANCISCO RAQUEL LIGAS 3807 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 136
GAMEZ, FABIEN P O BOX 8839 NAPLES, FL 33101---0 31 46 29 COMM NW CNR OF NE1/4, E 800FT TO POB, E 196FT, S 270FT, W 196FT, N 270FT TO POB OR 521 PG 298
GARCIA, RICK 3881 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 147
GARCIA, VALERIO F JUANA LOPEZ REYNOSO 1500 PEACE WAY IMMOKALEE, FL 34142---2439 INDEPENDENCE PHASE TWO A LOT 145
GARCON, CLEMENT & IDELETTE 1497 PEACE WAY IMMOKALEE, FL 34142---0 INDEPENDENCE PHASE TWO LOT 136
GARZA JR, SALVADOR PO BOX 36 IMMOKALEE, FL 34143---0 30 46 29 BEG AT A PT 260FT W OF SE COR OF SW1/4 OF SE1/4,RUN N 660FT, W 130FT, S 660FT, E 130FT TO POB, LESS N
GOMEZ, JUAN CARLOS RAELIA SOSA GOMEZ 3819 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 139
GONZALEZ, ALEJANDRO ALICIA QUINTANILLA 1400 AMERICA WAY IMMOKALEE, FL 34142---2429 INDEPENDENCE PHASE TWO LOT 151
GONZALEZ, ELIGIO JACOBO CLARA JACOBO PO BOX 894 IMMOKALEE, FL 34143---894 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 240FT TO POB, CONT N 120FT, W 130FT, S 120FT, E 130FT TO
GONZALEZ, GUADALUPE & EVA 3601 WESTCLOX ST IMMOKALEE, FL 34142---2029 31 46 29 BEG AT NW COR OF NE1/4, RUN E ALG N SEC LI 150FT, S 440FT, W 150FT, N 310FT,E 75FT, N 100FT, W 75FT
GONZALEZ, JOSUE DANIEL REBECCA A GONZALEZ 3418 WESTCLOX ST IMMOKALEE, FL 34142---0 30 46 29 BEG AT PT 520FT, W OF SE CNR OF SW1/4 OF SE1/4,RUN THENCE N 660FT, W 130FT,S 660FT, E 130FT TO POB 2 AC
GONZALEZ, LUIS & ELISA 1513 PEACE WAY IMMOKALEE, FL 34142---2440 INDEPENDENCE PHASE TWO A LOT 140
GONZALEZ, OLIVIA M 3501 WESTCLOX ST IMMOKALEE, FL 34142---2031 31 46 29 BEG NW CNR OF NE1/4,E 505FT TO POB, E 95FT, S 440FT, W 95FT, N 440FT TO POB .96 AC OR 1973 PG 1068
GRIMALDO JR, AGUSTIN MARICELA MARIE GRIMALDO 3866 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 84
Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not
transfer this data to others without consent from the CCPA.
Petition: PL20180002693 | Buffer: 1000' | Date: 6/19/2019 | Site Location: 00071760007
POList_1000_PL20180002693_1.xls
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GUZMAN, MAGDONY IRENE 3838 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 77
HABIITAT FOR HUMANITY INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 18
HABITAT FOR HUMANITY COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---0 LIBERTY LANDING LOT 125
HABITAT FOR HUMANITY OF COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---0 LIBERTY LANDING TRACT A
HABITAT FOR HUMANITY OF COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---7753 INDEPENDENCE PHASE TWO A TRACT R
HABITAT FOR HUMANITY OF COLLIER COUNTY INC 11145 TAMIAMI TRL E NAPLES, FL 34113---7753 LIBERTY LANDING TRACT R
HABITAT FOR HUMANITY INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 133
HABITAT FOR HUMANITY OF CC INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 74
HABITAT FOR HUMANITY OF CC INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 131
HABITAT FOR HUMANITY OF CC INC 11145 TAMIAMI TRL E NAPLES, FL 34113---0 LIBERTY LANDING LOT 135
HABITAT OF HUMANITY OF CC INC 11145 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 LIBERTY LANDING LOT 104
HARRIS, MARIE SONIA 1380 AMERICA WAY IMMOKALEE, FL 34142---2421 INDEPENDENCE PHASE TWO LOT 156
HERNANDEZ, BULMARO HERMELINDA HERNANDEZ 1432 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 118
HERNANDEZ, JOSE LUIS SANTIZ ERIKA ZARAGOZA CARDENAS 3858 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 82
HERRERA, ROY REBECCA ANN GARZA 3870 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 85
HOLLAND, SUEKO N 3647 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 106
HUGHES, TRACIA S 3740 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 54
IBARRA, ALEJANDRA 3853 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 140
INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC % SENTRY MANAGEMENT, INC 2180 W STATE RD 434, STE 5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT P3
INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC % SENTRY MANAGEMENT, INC 2180 W STATE RD 434, STE 5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT P6
INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC % SENTRY MANAGEMENT, INC 2180 W STATE RD 434, STE 5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT WM 3
INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC % SENTRY MANAGEMENT, INC 2180 W STATE RD 434, STE 5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT WM 6
INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC %SENTRY MGMT, INC 2180 W STATE RD 434 #5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT P4
INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC %SENTRY MGMT, INC 2180 W STATE RD 434 #5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT WM 7
INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC %SENTRY MGMT, INC 2180 W STATE RD 434, #5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT P5
INDEPENDENCE ESTATES HOMEOWNERS ASSOCIATION INC %SENTRY MGMT, INC 2180 W STATE RD 434, #5000 LONGWOOD, FL 32779---0 INDEPENDENCE PHASE TWO TRACT WM 5
IRIZARRY, HILDA 3811 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 137
IRIZARRY, ROBINSON & EMMA 3506 WESTCLOX ST IMMOKALEE, FL 34142---2032 30 46 29 BEG 910FT W OF SE CNR OF SW1/4 OF SE1/4, RUN N 660FT, W 130FT, S 660FT, E 130FT TO POB 1.88 AC OR 620 PG
JACKSON, FRANCES O 1417 AMERICA WAY IMMOKALEE, FL 34142---2430 INDEPENDENCE PHASE TWO LOT 115
JAIMES, NIELIDA 3627 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 101
JEAN BAPTISTE SERGOT SOUVERAIN MARIE E SOUVERAIN 3672 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 38
JEAN, BLANDEL & JUDITH 3729 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 121
JEAN, LOUIS M ANTOINISE ADRASSE JEAN 1213 DAMEN ST E LEHIGH ACRES, FL 33974---0 LIBERTY LANDING LOT 119
JEAN, MARIE 3768 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 61
JEAN, MARIE GERALDE 3720 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 49
JEANNOT, WALNA 3707 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 117
JOCILIEN, SADINE & CELARES 3873 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 145
JORCELIN, MARIE G 3724 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 50
JOSEPH, CRISLA 3788 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 66
JOSEPH, GIVER 3775 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 128
JOSEPH, JEAN D & MARIE M 1509 PEACE WAY IMMOKALEE, FL 34142---2440 INDEPENDENCE PHASE TWO A LOT 139
JOSEPH, MADELEINE 1481 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 132
JOSEPH, PIERRE SOLANO MARIE CHANTALE ESPERANCE 3764 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 60
JULES, JACQUELINE 1512 PEACE WAY IMMOKALEE, FL 34142---0 INDEPENDENCE PHASE TWO A LOT 142
LARA, ARTURO A LARA BEATRIZ LARA 3648 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 32
LEANDRE, YVON 3664 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 36
LEZAMA, NORBERTO CHAVARRIA BEATRIS A IBARRA 3708 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 46
LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-3
LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-4
LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-5
LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-6
LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT C-7
LIBERTY LANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT P-1
LIBERTYLANDING HOMEOWNERS ASSOCIATION INC %SENTRY MANAGEMENT, INC 2180 WEST SR 434, STE 5000 LONGWOOD, FL 32779---0 LIBERTY LANDING TRACT L-1
LOEZA, LORENZO & ROBERTINA 3862 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 83
LOFTON, RONDA J 1488 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 148
LOUIMARE, EMMANUEL 3540 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 30
LOUIMARE, LUTHERKEN BEATRICE LOUIMARE 3667 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 111
LOUIS, ELIETTE 3814 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 71
LUEVANO, ELSA 1508 PEACE WAY IMMOKALEE, FL 34142---2439 INDEPENDENCE PHASE TWO A LOT 143
LUNA JR, ROBERT ANN LAURA GALVAN-FRIAS 3703 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 116
MADDY, DHERMAN 3751 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 122
MANDUJANO, RUBEN CAMILA MARTINEZ DE MANDUJANO 3696 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 43
MARC, JEAN R MARIE P JEAN PIERRE 1493 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 135
MARTINEZ III, ERASMO TERESA ANN HINOJOSA 3685 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 112
MARTINEZ, ARMANDO ESCOBEDO GRISELDA ESCOBEDO 1443 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 124
MARTINEZ, FRANCES 3850 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 80
MARTINEZ, NICOLAS JUANA-MARIA ESTRADA MARTINEZ 3736 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 53
MARTINEZ, NORA L 3898 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 92
MARTINEZ, RIGOBERTO & MARIA C 3615 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 98
MARTINEZ, ROBERT & JUANI G 3656 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 34
MATEO, ANDRES & MARIA 3651 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 107
MATHURIN, SERGE & MICHELENE 3603 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 95
MENDEZ, JOSE RODRIGUEZ HERMELINDA RUIZ SILERIO 3818 JUSTICE CIR IMMOKALEE, FL 34142---2325 LIBERTY LANDING LOT 72
MENDOZA, AGNES 1428 PEACE WAY IMMOKALEE, FL 34142---2436 INDEPENDENCE PHASE TWO LOT 119
MENDOZA, PASTOR & ELOISA 1455 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 127
MERCURE, RITHA PO BOX 3273 IMMOKALEE, FL 34143---3273 LIBERTY LANDING LOT 41
METELUS, RAYMONDE FRITZ HYACINTHE PO BOX 1282 IMMOKALEE, FL 34143---1282 LIBERTY LANDING LOT 68
MILLER, JENNIFER ROBIN 3882 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 88
MONTEZ, ELVA 1479 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 131
MORENO, CARLOS ANA C MARTHOS AGUILLON 3889 JUSTICE CIR IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 149
MUNOZ, DANIEL & ROSALINA T PO BOX 3618 IMMOKALEE, FL 34143---3618 LIBERTY LANDING LOT 23
MUNOZ, JUAN G & M OLGA PO BOX 2342 IMMOKALEE, FL 34143---2342 INDEPENDENCE PHASE TWO LOT 116
NIETO, EVANGELINA 3744 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 55
NUNEZ, JEREMY CHRISTINA A HINOJOSA 3906 JUSTICE CIR IMMOKALEE, FL 34142---2306 LIBERTY LANDING LOT 94
POList_1000_PL20180002693_1.xls
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NUNEZ, JOEL DELGADO ISABEL DELGADO LUGO PO BOX 932 IMMOKALEE, FL 34143---932 INDEPENDENCE PHASE TWO LOT 113
OCHOA, PETRA GARZA 3902 JUSTICE CIR IMMOKALEE, FL 34142---2306 LIBERTY LANDING LOT 93
OLVERA, JOSE ANGEL NORA BEATRIZ OLVERA 3592 LIBERTY WAY IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 19
ORPHEE, YVROSE 3865 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 143
ORTEGA, CLAUDIO JUANA FRANCO VASQUEZ 1389 AMERICA WAY IMMOKALEE, FL 34142---2423 INDEPENDENCE PHASE TWO LOT 109
ORTIZ, ALFREDO MANUEL VEGA MARIA ELENA ARREOLA DE-VEGA 3748 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 56
ORTIZ, LEONARDO HERNANDEZ BLANEY HERNANDEZ 3716 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 48
ORTIZ, TAMMY DELORES 3894 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 91
PANIAGUE, SAUVEUR ROSE MADIANIE PIERRE-PAUL 3771 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 127
PARKER, KNORSHEEKA KIERA D 3611 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 97
PAUL, MARIE JEAN 3792 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 67
PENALOZA, JOSE M & ARACELY PO BOX 3051 IMMOKALEE, FL 34143---3051 LIBERTY LANDING LOT 31
PEREZ, RAUDEL SALAZAR MARIA R SALAZAR 1471 PEACE WAY IMMOKALEE, FL 34142---2438 INDEPENDENCE PHASE TWO LOT 129
PIERRE, JOSEPH J DENISE PIERRE CELICOURT 3861 JUSTICE CIR PO BOX 1429 IMMOKALEE, FL 34143---1429 LIBERTY LANDING LOT 142
PIERRE, KENOLD & MARIE G 3684 JUSTICE CIR IMMOKALEE, FL 34142---2315 LIBERTY LANDING LOT 40
PIERRE, LONEVE ROSE B SEPPE 3780 JUSTICE CIRCLE IMMOKALEE, FL 34142---0 LIBERTY LANDING LOT 64
PIERRE-PAUL, FRANCOIS 3752 JUSTICE CIR IMMOKALEE, FL 34142---2323 LIBERTY LANDING LOT 57
PLANTIN, LEONEL & MARIE A 3659 JUSTICE CIR IMMOKALEE, FL 34142---2316 LIBERTY LANDING LOT 109
PLATA, DIEGO BIANCA PLATA PO BOX 1104 IMMOKALEE, FL 34143---1104 30 46 29 BEG 780FT W OF SE CNR OF SW1/4 OF SE1/4, N 600FT TO POB, N 60FT, W 130FT,S 60FT, E 130FT TO POB .18 AC
PRIME, CARMETA PO BOX 2651 IMMOKALEE, FL 34143---2651 LIBERTY LANDING LOT 110
RAMIREZ, FELIPE ISABEL CRISTINA RAMIREZ 3513 WESTCLOX ST IMMOKALEE, FL 34142---2031 31 46 29 COM AT NW CNR OF NE1/4, E 410FT TO POB, E 190FT, S 440FT, W 190FT, N 440FT TO POB, LESS E 95FT .96
RAMIREZ, FELIPE ISABEL CRISTINA RAMIREZ 3513 WESTCLOX ST IMMOKALEE, FL 34142---2031 31 46 29 COM NW CRN OF NE1/4 SEC RUN E 210FT FOR POB, E 200FT, S 440FT, W 200FT, N 440FT TO POB 2.02 AC OR 1042
RAMIREZ, OSCAR A GOMEZ MYRA GOMEZ RAMIREZ 3623 JUSTICE CIR IMMOKALEE, LA 34142---0 LIBERTY LANDING LOT 100
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POList_1000_PL20180002693_1.xls
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 1 of 18
Wayne Arnold: Okay. [crosstalk 00:00:01] We're gonna go ahead and open up the meeting. I'm
Wayne Arnold. I'm with Grady Minor and Associates, an engineering and
planning company.
Speaker 2: Can you speak up? I'm deaf.
Wayne Arnold: Okay, sure.
Speaker 2: Please.
Wayne Arnold: I'll try to speak up as loud as I can.
Speaker 2: (laughs)
Wayne Arnold: And uh...
Speaker 2: I'll give you my voice.
Wayne Arnold: We're here representing the Guadalupe Center. Sharon Umpenhour sitting over
here is recording the meeting. We're required to record this for the county.
John English is... next to her who's representing Barron Collier Companies that
are, own the property and are going to be the engineer for the project. And this
is Debra Forester. If, you all don't know Deb. She's the CRA Director for the
county. And Gil Martinez is Principal Planner with Collier County, and he's
handling our application that's going through the process.
Wayne Arnold: So, the current property is zoned agriculture, and it's a little over nine acres, and
we're proposing a conditional use. And a conditional use, it's not a zoning
change per se, but it would authorize, if approved, allow us to build a private
school and a childcare center on the property. [crosstalk 00:00:58] Uh,
proposing around 350, uh, children and about 150, I think... [crosstalk 00:01:04]
about 150, um, senior high students.
Speaker 2: A high school.
Wayne Arnold: Yeah, high school, after school program. So... that's, uh, the, the request. So,
what we have to do is show the county, this is the property, so orient everybody
and make sure you understand. We're right across from the high school... and
then I'm not sure where you all live.
Speaker 4: That's not a high school, I don't think.
Speaker 2: That's the elementary.
Wayne Arnold: Not a high school. I'm sorry. I'm sorry, the elementary school.
Speaker 2: She and I are right down the street from it.
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 2 of 18
Wayne Arnold: So you're... east of there on Westclox in this area?
Speaker 2: I'm right next to the trailer park.
Wayne Arnold: Okay.
Speaker 2: Me. She's right next to Thomas Lane.
Speaker 4: Mm-hmm (affirmative).
Speaker 5: And then, she's on the other side, so...
Wayne Arnold: So the property, it's been cleared and it's formerly an ag site, and that's why it
has agricultural zoning.
Speaker 5: It's an ag site?
Wayne Arnold: Agricultural site.
Speaker 5: Oh, I thought you said an [crosstalk 00:01:56]
Speaker 2: It's not been cleared yet and, and...
Wayne Arnold: Yes, it's been cleared.
Speaker 2: Well, I'll let you finish and then I'll mouth off.
Wayne Arnold: Yes, let me finish my short presentation. I'll be happy to answer any questions.
So, one of the things we have to do as part of the conditional use process is to
develop a conceptual site plan for the property. So we're proposing two access
points on Westclox. They're immediately across from the school entrance
points. The building area for the school buildings would be, um, farther south
from there. Parking area and circulation for cars and drop off and pick up for the
children up front, um, off of Westclox. And then, uh, we were showing a larger
water management area on the site, as well as some other dry detention that
we're required to provide to meet the county, uh, drainage requirements. And
we're not changing again the development standards so we're proposing
setbacks, 50 feet from Westclox, 50 feet from our southern property line, and
then 30 feet from the east and west property lines. Those are consistent with
the agricultural, uh, building setback standards.
Wayne Arnold: So, the building area obviously would be where the two school buildings will be
constructed to allow the children to, uh, have a place for their preschool and the
after school programs. So, there's really... that's kind of the simple version of
what we're proposing to do. I know I heard some of your conversation that,
uh... so we'd be happy to answer some of the questions you have about what
we're proposing. I'm sure you're all [crosstalk 00:03:16] familiar with Guadalupe
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 3 of 18
Center and what they do, because they've got a couple facilities in town, so I'm
sure you're familiar with Guadalupe.
Speaker 2: Are you going to make another road going to Lake Trafford? [crosstalk 00:03:29]
Speaker 5: I did some research.
Wayne Arnold: The question is, "Are we going to make another road going to Lake Trafford?"
[crosstalk 00:03:31]
Mr. Fussell: You can't get... a school bus and a car down tha- there now... off Westclox
Street. So what are we going to do about that now?
Wayne Arnold: We're not proposing to have any road going south to Lake Trafford Road.
Speaker 4: Not immediately.
Wayne Arnold: I don't think there's any long term plan for the county to create a road-
Speaker 4: So, what are they going to do about- [crosstalk 00:03:50].
Speaker 2: Can you give it in writing that you won't four- lane the road?
Wayne Arnold: Well Westclox is a county road, and it's our only form of access. It's the only
access we have that's, currently functions for the school. [crosstalk 00:03:55].
Can we do one at a time? She's got to record this and have it transcribed, so
let's just try to do one at a time. Everybody will have a chance to ask.
Speaker 4: The problem with this is... I can't see it... We've got eleven, twelve schools in
Immokalee. Guadalupe's wanting to go in and be a- a private school. I mean, I
thought there were poor people in them. I thought they couldn't feed
themselves. I seen, I used to work for the, the road department. I worked for
the water plant. The uh, you know. The road department know that they go to
get it free. He- here's the question. You want to open a daycare center for 350
kids. That's about money, that's not a freebie. They're not going to do it for free.
Then you want another school when we already have a total of twelve schools...
for a 100 an... population of 125,000 people. Why, wh- why do they think it
necessary to go in there and... bring that land up as high as the school and put
all the water back on us? We've already been through that one time. The whole
street, both sides went under water.
Speaker 2: Yeah.
Speaker 4: When we raised Cain about it, what we got... was the ditch dug. I told them, if
the wa... you can call it the sheet flow. You may call it whatever you like. It's the
natural flow of water, which flows southwest. They went to the end where the
school is, and dug a canal. The water still backs up on us.
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 4 of 18
Speaker 2: Mm-hmm (affirmative)-
Speaker 4: And I have a pond in my backyard. I also... They've allowed the housing project
and more houses to be built. Still underwater. They put a retention pond right
behind my two and a half acres.
Speaker 4: We are the ones that's gonna suffer if th- this is, school is... and I know you're
their attorneys. If this school is allowed to be put in there, there is no way you
can get in and out of your yard from seven o'clock in the morning or earlier,
until after eight... and from before three to almost four. You would definitely, I
promise you, you would have to four-lane that road, and to four-lane that road
they would take our property.
Wayne Arnold: Well, I don't think the county-
Speaker 4: I- I know so.
Wayne Arnold: ... has any plans to four-lane Westclox. John are you aware of any?
Speaker 4: Well, maybe, maybe, maybe you don't want to tell it. Maybe they didn't tell it,
but I, I already heard about it. I know about it.
Wayne Arnold: Well, [crosstalk 00:06:20] it's a county road. We don't really have the ability to
four-lane a county road. John, do you want to maybe just talk a little about what
you have to do to deal with the water management aspect of building a facility
like that? [crosstalk 00:06:29]
Speaker 4: Am I wrong?
Mr. Fussell: No, you're right.
Speaker 4: I- I studied up on it and I just, I don't see, I don't see, we don't need more, s-
especially on the street that I've called home for over forty years. I've been in
this town since I was three days old, I'm 66.
Speaker 2: The thing is too when they don't park, they don't go all the way to the school to
pick up the kids. They park on our yards. They broke my, my sewer and they
broke my water, uh, meter... because they, they don't care. These people don't
have driver licenses because they are Negroes. I'm sorry, that's my nationality.
But they don't go to the school to pick up their kids 'cause they're afraid they're
gon' be stopped by the cops, but the cops don't ever come around. And we have
that problem. Don't you have that problem?
Barbara Fussell: They pull right across the road- [crosstalk 00:07:22]
Speaker 2: Yeah. They, they just park wherever they want to.
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 5 of 18
Speaker 4: Lady said she didn't have to move out of our yard. Just parked right there
waiting on her child. This is part of the problem that we're dealing with now. At
this school over here, the middle school, the high school, there's four roads
leading in and out. They built this scho- school knowing it is illegal to put a
school... not your fault. I'm not blaming you, but it's the law. You cannot build a
school with one way in and one way out. But they did it and got away with it.
Am I wrong?
John English: N- It's not illegal... No, no.
Speaker 2: You can not do that. Show me one school in, in this... little town I live in, that
has one way in and one way out.
John English: Well, I- I'm certainly not an expert. I'm not a lawyer. Ca- I, I...
Speaker 2: I'm not either.
John English: I'm an engineer, but um, I- I'm not familiar WITH any law... on state statute that
says...
Speaker 2: Read up on it.
John English: Well, okay. Then I'll take you at your word. I- I- In some of your... you're making
some points that are your opinion and that's what we're here for. Ou- Ou- Our
goal in this meeting is... somebody sees a need to do something and so they are
going to, they're trying to accomplish that thing. We're, we're simply here to
present that, what that is to you and you can form your opinions, and there's a
process that this will go through, that this is a, just one step in the process.
Speaker 2: Yeah.
John English: I can't personally as an engineer speak... I- I'm not going to be able to address
your concerns-
Speaker 2: I understand.
John English: ... with whether the use is needed, whether it's a great idea or not. Uh, those
types of things I can't answer. What I can tell you is what, as an engineer, I can
tell you what the rules I do know about. So, I know that, to the point of cars
parking in your yard. Well, I cannot tell people where to park or what to do, but
what I can, what we can do... is design a site that has... enough parking that-
Speaker 2: They're not going to do it.
John English: I understand that. I can't speak to that, right? I, I can't... No different than I can
tell, tell people what speed limit they have to drive. We can put a speed limit
but I'm not in their car. I can't sit there and [crosstalk 00:09:24]
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 6 of 18
Speaker 2: Oh no. They go fast through there. [crosstalk 00:09:26]
John English: But what we can do is, we can design a site that, uh, that has sufficient parking
so that no one really, no one needs to park in anyone else's yard. In other words
we're not going to create a situation that has insufficient parking, so that they
would be... they would have to park. Do you see what I'm saying?
Speaker 2: Yes.
Mr. Fussell: How many acres are you saying is down there?
Speaker 2: Nine.
John English: That's a nine acre-
Mr. Fussell: Nine acres, and you can do all that with what you're wanting to put in, plus a
parking lot?
Wayne Arnold: Mm-hmm (affirmative)-
Speaker 2: And the water... You gonna make- [crosstalk 00:09:59]?
John English: Yeah, you can see on this plan, there's a water management area. Pretty
significant portion decided. John's looking at it for water management. We've
also got another small retention area back here on the southern portion of the
property.
Mr. Fussell: What is, wh- [crosstalk 00:10:14] I'm sort of lost over here.
John English: Okay. [crosstalk 00:10:16] Here's Westclox.
Mr. Fussell: Where is that, that, th-
John English: Here's Westclox. Here's our parking area.
Mr. Fussell: Okay.
John English: Here's our building area.
Mr. Fussell: Mm-hmm (affirmative)-
John English: And then here's our water management system. [crosstalk 00:10:25]
Speaker 2: Right in front of the elementary school? [crosstalk 00:10:29]
John English: So the elementary school is right there. [crosstalk 00:10:30]
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 7 of 18
Speaker 2: The wetland you're speaking of... is, is, is um... west of the school?
John English: It's east of the school building.
John English: G- Go back. So let's, let's get our terminology, just, just, 'cause I know. I do this
all the time, so I...
Speaker 2: I know exactly what you're-
John English: He puts water man- This says water management and that's the terminology
that's commonly used in the development world. But what this is, this would be
a pond.
Speaker 2: A retention pond.
John English: We're not creating a wet land. We would be digging a pond. Which is a low spot
on our, on this property.
Mr. Fussell: Okay.
John English: That all the surface water during a storm event would be- [crosstalk 00:11:02]
Mr. Fussell: I understand what you're saying now. You're going to dig a retention pond.
John English: That's it.
Wayne Arnold: Yep.
John English: It wouldn't technically be retention, it would be detention.
Mr. Fussell: Yeah.
Speaker 4: But that property- [crosstalk 00:11:12]
John English: It would hold the majority of it, and would slowly let it bleed out.
Speaker 4: ... right?
John English: Yeah, let it bleed out. [crosstalk 00:11:17] D- Discharge at some prescribed rate.
What's that?
Speaker 4: The only problem that, I think, I-I-I'm glad you want to build something like that,
I don't care about that, but when the land gets built so high up like right behind
our house... they went in and they built the apartments. They brought
everything up.
John English: Mm-hmm (affirmative)-
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 8 of 18
Speaker 4: They took two culverts out. We've been living a nightmare for nine years now.
John English: Mm-hmm (affirmative)-
Speaker 4: We're livin' in water.
Mr. Fussell: Th- Th- That's not this-
Speaker 4: No, no, I'm not, but what I'm saying [crosstalk 00:11:44] when you build this...
that's gonna come up so that would mean the water's gonna come back down
on us again.
John English: So...
Speaker 4: That's what I'm afraid of.
Speaker 2: That's what's gonna happen.
John English: So... there, the state has rules. There, there, and down here we live in what's
known as the South Florida Water Management District and that is a state
agency. And they, they set out rules for the development of property to protect
people, neighbors, et cetera.
Speaker 4: But it's not happening...
John English: Well, so-
Speaker 4: They haven't protected us.
Speaker 2: It's not.
John English: I've done, I've been through a lot of these. And, and, I- I- I...
Speaker 4: I know you're trying, but it's not true.
John English: I- I- I don't know what hap- I don't know exactly what transpired behind you
that caused problems. I don't. I know that, that, there are rules in place that are
s- that are meant to protect from adverse problems. Now, in this particular
case, where relatively, this piece of property is relatively isolated. We've got a
community right here, they're elevated. Got a community right here, it's the
same community, but they surround us two sides. It's elevated. We have a
county ditch here, so that's already [crosstalk 00:12:55] that's already a
drainage conveyance.
Speaker 4: Excuse me, you're saying that where you're gonna build the school's where I
looked at, is elevated property?
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 9 of 18
John English: No, nope.
Wayne Arnold: Next door to it.
John English: This neighbor?
Speaker 4: Yes.
John English: This neighbor. So our two, two, these two sides are elevated.
Wayne Arnold: Wanna see it [inaudible 00:13:10].
Speaker 4: Because that property that they wanna buy is way below. That's gonna have to
be elevated [crosstalk 00:13:17] causing the water to run back.
John English: That's what, so I was in the proce- process of explaining the characteristics of
this particular piece of property. We already, it's already developed on these
two sides. So the land is e- is elevated. We have a road, a county road in front of
us.
Speaker 4: Right.
John English: It's elevated. And on this side, we have a county conveyance ditch that moves
water south. So, we, uh, we, anything that rains here, we're gong to collect. The
rules say, you have to take your own water ma- runoff, and you have to store it,
and then you release it slowly. That's how the rules work, and so we've made
provision for that.
Speaker 2: They need to build that first, before they start building that.
Speaker 4: Can I, can I tell you something?
Speaker 2: Because they didn't do that with the school.
John English: Yes.
Speaker 4: I know you're just an engineer, but I've gotten three letters within a month,
okay? And this water, go to my yard now, I have a pond in my back yard, they
cut the flow of water off. And then when they realized... it's not your fault, it's
not your fault. I wanna make that clear. When they realized, "Oh, well, oh wow,
we boo-booed." She lives there, they live there, and I live there. What did they
do after they were told by the people, "You're going to inundate us with
water?" So they did, it looked like everybody... and I do have photographs. It
looked like everybody just built on water. So what did they do? I said it before.
They went where the school is, the school, the trailer park was underwater.
[crosstalk 00:14:55] They dug a ditch going to Lake Trapper. [crosstalk 00:14:59]
Lake Trapper can't hold that kind of water.
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 10 of 18
Speaker 4: The building that's going on in our community, right where we live, has
absolutely flooded us. There, there's nowhere for the water to run. I have a
retention pump behind me, they have a, a, a, the housing project where I've
actually videoed the water running from the housing project. They have
retention ponds that hold no water. The one behind my house? My pond is a
heck of a lot deeper than you- [crosstalk 00:15:31]
Mr. Fussell: The retention pond's running over right now, and it's running over on my land.
Speaker 4: [inaudible 00:15:40]
John English: The, the, the development to your south, you're saying?
Mr. Fussell: Yes.
Speaker 4: The one right behind our-
Mr. Fussell: They did not study, and the county was honest. They come out and they said,
"Mr. Fussell we're very sorry, but we did not study the sheet flow of the water."
I've lived there since I was a small kid. We'd never been flooded until they put
that [crosstalk 00:15:57] housing project behind it.
Speaker 4: They did disturb the natural flow of water, but...
John English: So I wanna make two statements. One is... that may well have happened, I don't
know, I'm not familiar with the situation. But that's... that's, if what you're
portraying is somebody blocked the nat- the historical flow of water to the
south-
Speaker 4: Yeah. They had blocked the ditches that go to Lake Trapper. [crosstalk 00:16:22]
John English: I just want to be clear, we w- we're not proposing something similar here. We,
we are, to your west, we are isolated. We have development on two sides. We
have a county road in front of us and we have a county drainage ditch on our
other side. So we're not blocking anybody's historical sheet flow. And the rules
will te- the rules we will have to meet will say, you have to first put a berm
around your property to contain, when it rains on your property, you have to
contain that rain. And then we're going to put a pond, because the rules say we,
you have to store what rains on your property.
Speaker 4: That's, that's what I have behind my property. And I tell you, I- I give you my
word, I've went to the housing project. My pond is loaded with water and fish.
There's no water in that retention pond and the water, they, I proved my point,
the owner came out and said, he said, "What should I do?" I said, "First you take
all those trees down, and you dig a ditch. You dig a ditch behind my fence."
[crosstalk 00:17:25]
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 11 of 18
Mr. Fussell: You, you have said what you're gonna do. That, and... [crosstalk 00:17:33] I, I'm
well pleased with that. I, I'm-
Speaker 4: I'm okay with that. [crosstalk 00:17:34]
Mr. Fussell: I'm well pleased with your berm, or your, your, I have no problems with it at
all... [crosstalk 00:17:38] It's a good thing.
Speaker 2: [crosstalk 00:17:38] Yeah, before they put dirt in there.
John English: Yeah, the retention pond, some of the dirt out of the retention area will actually
be used to support the- [crosstalk 00:17:50]
Speaker 2: But that's not what they did with the, the elementary.
Speaker 4: They're not giving you nothing in writing that they're not gonna four-lane that
road because they're only a- attorneys-
Mr. Fussell: They're not, they're not here to- [crosstalk 00:17:55]
John English: Yeah, we don't represent the county.
Speaker 4: That's what I'm saying.
Mr. Fussell: It has nothing to do with the road.
Wayne Arnold: This is our meeting to show [crosstalk 00:17:58] what we plan for the-
Mr. Fussell: Yeah, right here.
Wayne Arnold: But I- I- do know that Debra's taking a lot of notes, and we have a Stormwater
Department in Collier County. So I'm guessing that Deb or Gill will probably
reach out to stormwater and let them know that you've got some flooding
issues that probably need to be addressed.
Speaker 4: We have some major flood issues. [crosstalk 00:18:17]
Speaker 2: What's gonna happen when all these illegals are sent back? Which Trump has
said he's gon' do. What's gonna happen to all these schools? They're gon' be
empty.
Wayne Arnold: I can't really speak to that.
Speaker 2: Well, I'm telling you, if, if, if it happens the way, uh, Drumpus is saying, I call him
Drumpus, that's now, 'cause that's what I think of him, but if he sends all the
illegals back, if, me as mother, I wouldn't leave my kids. But these people, they
have seven kids, you know why? Because they get $200 in food stamps for each
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 12 of 18
child. I raised five kids and they wouldn't even give me reduced lunch in school.
Be- you know why? Because my deadbeat ex-husband, it was on there he was
supposed to give me child support, which he didn't. But these illegals they get
$200, they get Medicare, WIC, and they get all that free on our money. When
they're sent back all those schools are gonna be empty, what cha gonna do with
'em?
John English: Don't know.
Wayne Arnold: I can't answer that question.
Speaker 4: How are, how are the people gonna pay for private school? They can't, they say
they can't eat.
Wayne Arnold: It's, the school, it's, uh-
Mr. Fussell: They're not. [crosstalk 00:19:22]
Speaker 2: It's not gonna be private. It's gonna be free for 'em.
Mr. Fussell: They're not gonna pay for nothing-
Wayne Arnold: ... the Guadalupe Center provides...
John English: I- I- I'm not sure, I'm not sure h- h- whether people pay fees to have their kids
here or not. I just don't understand how that works.
Speaker 4: Yeah, it's a sliding scale, so...
Speaker 2: Yeah, it's, they pay variable. [crosstalk 00:19:44]
John English: So, Deb has some information she wants to share with you.
Deb Forester: I was just gonna say, so the CRA has been working-
Speaker 4: I cannot hear you, hun.
Deb Forester: The Community Redevelopment Agency, the Immokalee group that's here in
Immokalee, they've been working with Collier County on a Stormwater Master
Plan. So all the drainage issues that you've been talking about, we've been
working very closely to have a comprehensive approach to stormwater. So
when Mr. Arnold mentioned, um, us reaching out to Stormwater, your concerns
in this area, there may be an opportunity to partner with the developer, uh, to
help with some of the other drainage issues. So that's what we're working on is
some partnerships, and trying to get stormwater improvements done.
Stormwater projects are very expensive because you need land, you need pipes,
you need, um, the ability to convey that water and have it treated in the right
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
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way. So we've been slowly trying to come up with some stormwater projects
that we could fund. And with the county's partnership and the CRA's
partnership we've done a couple of small projects, but next year we hope to
continue that.
Deb Forester: So, um, I'm taking your comments and I'm going to talk to Stormwater, um, and
let them know and see if there can't be some way we can, uh, work on some
efforts whenever anybody-
Speaker 4: That's all we ask for. We just want it collected so we can get the water off of us.
[crosstalk 00:21:12]
Mr. Fussell: We've been asking for five years. [crosstalk 00:21:17] Five to seven years.
[crosstalk 00:21:20]
Deb Forester: Well, it takes money, it takes land, and so, the Stormwater Department hasn't
been able to purchase some land or receive some land out in that Lake Trapper
area, so that's gonna help. So it is a longterm process-
Speaker 5: Well they did offer us something, but I'm not willing to do it. The county did not
give me my property. I'm not going to sign a piece of the property over to have
the water taken off of me that they put on me. And that's what has took place-
Speaker 4: Did you see, they're, they're, they're creating the problem. I worked for a man
years ago for the Road Department. He clearly said, "If there's not a problem,
don't make one." [crosstalk 00:21:59] And we never had this problem in
Immokalee. They, Collier County doesn't care about Immokalee.
Deb Forester: Well, I think, um, we've been trying really hard to do that. And so we have a
plan, and it's gonna be a longterm plan, and we're trying to implement it, uh,
whenever we can. So, uh, you're more than welcome to come to our CRA
meetings. I invite you to go to the town hall meeting I just gave you the flier on,
and um, participate on that. So...
Speaker 2: When did Guadalupe de- uh, decide that, uh, have they purchased the
property? W-
Wayne Arnold: No. [crosstalk 00:22:33]
Speaker 2: When did they, can you tell me when they decided they, that they wanted to
purchase the property?
Wayne Arnold: Uh, we filed the application back when, Sharon, you remember? It was shortly
after that.
Sharon Umpenhou: May? [crosstalk 00:22:42]
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Page 14 of 18
Wayne Arnold: May?
Sharon Umpenhou: May? June? [crosstalk 00:22:49]
Speaker 2: And they can't even fix our roads to be four-laned.
Speaker 4: You should see my ditch.
Wayne Arnold: June...
Speaker 4: My ditch, I can't even mow my front yard because it's so deep- [crosstalk
00:23:00] The road, the, the, the road it looks like trash live there. The, the
leaves are that high because we can't get a mower in.
Wayne Arnold: Well I think you all need to reach out at your town hall meeting and talk to your,
your officials
Speaker 4: When did they decide they want to build, purchase the-
Wayne Arnold: When did they file the application, Sharon?
Sharon Umpenhou: Um, I'm looking, I think it was M- May. [crosstalk 00:23:22]
Wayne Arnold: This year?
John English: Wayne, I think it was sometime in-
Sharon Umpenhou: June.
John English: ... spring of this year-
Sharon Umpenhou: Beginning of June.
John English: ... um, earlier in the spring of this year.
Speaker 4: Excuse me?
John English: Earlier in the spring of this year? Probably in the late... [inaudible 00:23:36]
Speaker 4: You don't know approximate dates?
John English: I don't know the date that they made their contract with their employer
companies, I don't. I know when we filed our applications. I don't know when
their conversations started.
Speaker 4: And he's showing me all this here, water retention, and callin' it somethin' else. I
promise you, I give you my word, mark it if you've got a little blue book. That
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 15 of 18
water right there that you think you're gonna hold in? Not gonna happen. At the
end of my street-
Wayne Arnold: March.
Speaker 4: ... where they dug the canal, where, if you want to call it a canal- [crosstalk
00:24:21] That, you're gonna, you're gonna have to dig yourself a pond. I'm
telling you, that's not gonna stop it. [crosstalk 00:24:32]
Mr. Fussell: The school, the school has no problems with, with their retention pond. That
part they got right. [crosstalk 00:24:39]
Speaker 2: Yeah, but at the beginning they didn't.
Mr. Fussell: Well, at the beginning. But, uh...
Speaker 2: They did at the school, they built two retention ponds.
Mr. Fussell: Well I remember that. But still- [crosstalk 00:24:50]
Speaker 2: We all got flooded.
Speaker 4: That's what I'm saying, and the retention pond's there, but i- it flooded both
sides of the street.
Speaker 2: It was six weeks I had to wear my rubber boots to go out to my car. Take 'em off
when I got in the car 'cause- [crosstalk 00:25:01]
Speaker 4: We're not here to give you a hard time. We're here to explain what we're going
through.
Wayne Arnold: Oh, I understand what you're going through, I'm, I guess, you know, I'm
struggling with we represent this nine acre parcel, and we don't have the same
circumstance you have. I'm sorry that you have the issues you have. I think you
need to make sure the county understands that there are issues there so they
can deal with them. [crosstalk 00:25:23]
Speaker 4: Seven o'clock, third shift. 12 hour shifts. You tell me this one here, I, I- I don't
wanna put this on you because- [crosstalk 00:25:34]
Wayne Arnold: I appreciate you all coming out.
Speaker 4: ... you will have to elevate that property, and he's gonna show me and I'm
gonna shut up, and then you show me... I'm gonna, I'm trying to be lady-like
here, but this, this...
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Page 16 of 18
Wayne Arnold: Okay. Well that's, that's really it. That's our opportunity to listen to you. I can't-
[crosstalk 00:25:56] Hang on, one at a time, please. [inaudible 00:25:56] Well,
that's not really a consideration for the zoning process we're in. This is really
one of-
Speaker 2: You're the attorneys, am I correct? [crosstalk 00:26:07]
Wayne Arnold: I'm not an attorney. I'm, I'm a land planner- [crosstalk 00:26:08]
Sharon Umpenhou: Wayne. Wayne.
Wayne Arnold: Ma'am, we're trying to record this. I can't hear two conversations for the tape.
So, yeah, we're going through this process. You're welcome to participate. If you
had notice for this, there'll be a sign posted on the property as well when we
have a public hearing, and you're welcome to attend that public hearing and
prov- provide any comments that you want.
Speaker 2: Why are you having it in Naples?
Wayne Arnold: Well, the hearing examiner meetings are scheduled in Naples. I don't know if
they will hold a special meeting in Immokalee. I don't know, I don't make that
decision. This is, this is our meeting, I don't, I don't get to dictate where the
county holds its meetings. But, so, the process, we don't have a hearing date
scheduled yet. But probably in the next couple of months, uh, we'll be ready to
get to a hearing and that's where there'll be public input if you wish to
participate, or feel free to write a letter, you can send Sharon an email, send Gill
an email, send Deb an email, you know. It's, we're happy to, uh- [crosstalk
00:27:04]
Speaker 2: They need to have it here- [crosstalk 00:27:07]
Speaker 4: I'm sorry, talkin' 'bout we're giving you all a hard time and we're not. We're-
Wayne Arnold: No, I appreciate you all coming out. I mean...
John English: (laughs) We're, y- we, we've been doing this a long time, it's [crosstalk 00:27:22]
your chance to talk-
Wayne Arnold: Your comments are not, um...
Speaker 4: [crosstalk 00:27:24] Angry, and we are because of the water, but, and I know
that you're here about the school so I totally understand it. I'm only venting so
somebody [crosstalk 00:27:32] say something to the county. They're doing what
they want. The schools... I'm gonna tell you straight up, I disagree with giving
'em all three schools and not paying nothing. So I believe [inaudible 00:27:43]
done this for years. They're giving, they're, they're, they're, believe me, I, I work
there, I know. [inaudible 00:27:50] But let's forget all that. It's free. Guadalupe
Transcript PL20180002693 Immokalee Guadalupe Center August 6, 2019 NIM
Page 17 of 18
gets it all for free. Then they come down our street and want to build two
schools. Then they make somethin' off of the, wh- who, I thought they were
poor?
Speaker 2: They're not, they're richer than we are.
Speaker 4: No- [crosstalk 00:28:08]
Speaker 2: The Catholic, they're the richest church in the world. [crosstalk 00:28:12]
Sheila Oxx: Yeah (laughs). We are. We're a nonprofit organization, so...
Speaker 2: ... a public school. They're laughing, it's funny.
Wayne Arnold: No-
Speaker 2: It's true! [crosstalk 00:28:19]
Wayne Arnold: This is not a public school. This is not a public school. [crosstalk 00:28:24]
Speaker 4: It's a private school. [crosstalk 00:28:24]
Sheila Oxx: It's, we're a nonprofit organization.
Speaker 4: Nonprofit. So nobody pays nothin'?
Wayne Arnold: No, that's not what nonprofit means. It means they get donations, some people
pay fees, it's a sliding scale for, based on your income how much you pay to go
to school there.
Speaker 4: Guess what?
Wayne Arnold: So...
Speaker 4: We'll be paying taxes on it. I don't want any more taxes. I got three letters on
taxes (laughs). Did you get the one about- [crosstalk 00:28:46]
Speaker 5: Jesus Christ. Tax me out of my home. This is sin. I raised two children there and,
I, I mean... [crosstalk 00:28:56]
Wayne Arnold: Well, thanks for your comments.
Speaker 2: Ms. Thomas, from the trailer park? Had to dig a ditch between her property and
my property because we were so flooded when Irma came by.
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Page 18 of 18
Wayne Arnold: Well, I think we were all in the same boat for Irma but, um. Anyway, I appreciate
all of you coming out tonight and sharing your comments with us, and uh,
please stay involved.
Mr. Fussell: Thank you very much. [crosstalk 00:29:19]
Wayne Arnold: You're welcome.
Petition PL20180002693
Immokalee Guadalupe Center Conditional Use
August 6, 2019 Neighborhood Information Meeting
•Barron Collier Partnership LLLP –Applicant
•D. Wayne Arnold, AICP, Professional Planner –Q. Grady Minor & Associates, P.A.
•Richard D. Yovanovich, Esq., Land Use Attorney –Coleman, Yovanovich & Koester, P.A.
•John English, PE, Civil Engineer –Peninsular Engineering
•Norman Trebilcock, PE, Traffic Engineer –Trebilcock Consulting Solutions, PA
2
Project Team
Current Zoning:A,Agricultural
Future Land Use:Urban Mixed Use District,Mixed Use
Subdistrict on the Immokalee Area Master
Plan
Project Acreage:9+/-acres
3
Project Information
4
•Proposed conditional Use #10 Private Schools and #11 Child
Care Centers
•Pre-school services to 350+/-children, ages six weeks to 5
years old
•College preparatory private school program known as the
Tutor Corps Learning Academy to serve 150 +/-high school
students
Proposed Request
5
Project Location Map
N
N. 15thSt. ( S.R. 29)Westclox St.
Lake Trafford Rd.
Eden Park E. S.Carson Rd.
6
2019 Aerial
N
•Approximately half a
mile west of Carson Rd.
•Section 31, Township 46
South, Range 29 East
7
Proposed Conceptual Site Plan
8
Conclusion
N