CCPC Agenda 03/05/20201
COLLIER COUNTY
Collier County Planning Commission
AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East, 3rd Floor
Naples, FL 34112
March 5, 2020
9: 00 AM
Mark Strain Chairman
Karen Homiak ViceChair
Edwin Fryer Secretary
Patrick Dearborn
Karl Fry
Stan Chrzanowski, Environmental
Joseph Schmitt, Environmental
Thomas Eastman, Collier County School Board
2
1.
2.
3.
4.
5.
6.
7.
8.
9.
1. ***Note: This item has been continued from the Febru
family dwelling units; a minimum of 45,000 square
Area and establishing that 3548.24 stewardship credits are being utilized by the
3
2.
County, Florida amending Ordinance No. 89
ap Series by amending the Estates Mixed
Range 26 East, consisting of 8.7± acres
Man
3.
Range 26 East, consisting of 13.6± acres; and by providing an effective date. (This is
4.
Ventana Pointe
County, Florida, consisting of 37.62± acres. (Companion PL20180002669)
4
5.
ay Receiving Lands
#11503)
6.
County, Florida amending Ordinance Number 14 06, the 7
41,
atlas map or maps by changing the zoning classification of 1.09 acres of land
east side of Santa Barbara Boulevard, north of Gold
10.
11.
12.
13.
–
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ABSENT:
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nk you.
CHAIRMAN STRAIN: Made by Patrick. Seconded by Ned. Discussion?
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CHAIRMAN STRAIN: All of them are go
.
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Discussion?
0.
COMMISSIONER FRYER: Move their approval.
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two
y
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COMMISSIONER FRYER: Has that been worked out?
CHAIRMAN STRAIN: It's a conditional use.
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COMMISSIONER HOMIAK: How do we know that it's going to be just personal storage and not
COMMISSIONER FRY: So everybody goes in and out the front doors?
COMMISSIONER FRY: I definitely a
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CHAIRMAN STRAIN: Okay. I just wanted to verify.
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o
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CHAIRMAN STRAIN: Sir, there's one more question.
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MR. KLATZKOW:
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MR. KLATZKOW:
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Discussion?
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COMMISSIONER HOMIAK: I just exchanged an email with Ms.
.
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309 two
13.65
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75
75.
75.
COMMISSIONER FRYER: Okay. We'll loop back.
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MR. FRUTH: Yeah. So, rea
k
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ough
you do, why?
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o...
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MR. CASALANGUIDA: Yeah. The contract has a pro f
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you
by
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MR. FRUTH: Would
is used, Mark.
So I'm not
CHAIRMAN STRAIN: The argument
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.
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COMMISSIONER FRYER: Also, is that another way of saying
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CHAIRMAN STRAIN: Okay. I just want to make sure.
So if yo
RRELSON: It's on Page 154.
hour two
2.
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rooms. So how does the 1,250
MR. FRUTH: Yeah. For the record, Josh Fruth.
whole PUD, not just the sports parks. It's for the whole PUD.
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CHAIRMAN STRAIN: Somehow refer to that
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Sterk now
MR. FRUTH: The wall is shown
CICKO: Josh, isn't it Page
MR. FRUTH: The 10
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MR. FRUTH: Thank you.
SAM document. If you want to know what SAM
MR. TREBILCOCK: Yes, sir.
MR. TREBILCOCK: Yes, sir.
MR. TREBILCOCK: Yes.
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MR. TREBILCOCK: Yes, sir.
MR. TREBILCOCK: Yes, sir.
y
MR. TREBILCOCK: Yes, sir.
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0.
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discussion
with Mr.
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COMMISSIONER FRY: So that section that is now
MR. DEL
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y
on
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MR. ESPINAR: Correct.
COMMISSIONER FRY: James, Marco, I believe
a wishy
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you
CHAIRMAN STRAIN: Okay. Anybody else have any questions of anybody?
COMMISSIONER CHRZANOWSKI: One observation. When you guys go in front of the Board, you
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0.
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0.
.
CHAIRMAN STRAIN: We're out of here. Thank you.
*******
_____________________________________
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–
eveloper’s
enhanced visual buffer shall be 15’ wide, 15 25’ tall and mostly non see
s
7000 sqf parcels with 5’ side setbacks and
s look nice from the front, but we know they won’t from
it
won’t
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about 15’ wide
e 15’ is part of the 100’
and the 15’
15’ is an additional 20’ of land owned by
For
s
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Neal Communities
.
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3
3
4
5
5
5.1 5
5.2 7
5.3 9
5.4 9
13
6.1 13
6.2 13
6.3 13
6.4 14
6.5 14
6.6 15
16
16
7 g16
7 17
7.3 17
7.4 18
SRA Master Plan
3
4
5
6
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Township 48 South,
642.52
100
,
,
26.20
,.
1.642.52
2.
3.
4.224.88
423.87 6 9
224.88
5.
642.52
,198.99
443.53 3,548.24
6.,
7.
,
8.300
u ,
9.
10.
11.
.
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12.
13.
b.
d.
1
Required
Minimum 15’ wide Type “B” Buffer,
4.06.02.C.2.
Minimum 15’ wide Type “B” Buffer,
4.06.02.C.2
100’ wide Perimeter
2
Minimum Type 20’ wide Type “D”
4.06.02.C.2.
Minimum Type 20’ wide Type “D”
4.06.02.C.2.,
100’ wide
,
o
2
Minimum 20’ wide Type “D” Buffer,
4.06.02.C.4.
Minimum 20’ wide Type “D” Buffer, per
4.06.02.C.4
inimum 75’ wide
2
Minimum 15’ Type “B” Buffer per
4.06.02.C.4.
Minimum 15’ Type “B” Buffer per
4.06.02.C.4
inimum 65’
2
1 ’, 10
2
Utilities will be located within the 15’ la
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.,
1.
2.1 ,500.
3.1 300 ,
.
4.1
5.
6..
,
.
5
26.10±.
5.1.1
5.1.1. A. P
3 10,000
p
,
5
,
,
.
1 family which is “A group of 3 or more dwelling units within a single
building.” Detached single
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5.1.2.
5.1.2..
DEVELOPMENT
3& TOWNHOUSE1
2
5,000
43’ 30’ 20’100’
1
4 20’ 20’ 20’ 20” 10’
5’ 0 OR 5’5 0 OR 5’5 10’ 10’
10’ 10’10’ 20’ 10’
20’wide
6
0’0’0’0’0’
10’ 10’ 10’
15’ or ½ Sum of
10’
NTE 42’
2 STORIES NTE
42’
2 STORIES NTE
42’
3.5
NTE 50’
2 STORIES NTE
42’
50’ 50’50’ 60’ 50’
10’ 10’
5’ 5’ 5’ 5’ 5’
(from required 20’ wide
6
0’0’0’0’0’
1
1.
2.
3.
1
4.
The other frontage shall be 10’.
5.5’ minimum side setbacks for single must be accompanied by another 5’
minimum side setback on adjoining lot to achieve minimum 10’ separation.
6.required 20’
the setback for both principal and accessory structures is 0’.
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191.89±
2
3 ,
5
.
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5.2
DEVELOPMENT
21
5,000
43’ 30’ 20’/UNIT
3
20’ 20’ 20’ 10’
4
5’ 0 OR 5’ 0 OR 5’ 10’
10’ 10’ 10’ 10’
(from required 20’ wide
5
0’0’0’0’
10’ 10’ 10’ 10’
2 STORIES NTE 42’ 2 STORIES NTE 42’ 2 STORIES NTE 42’ 1 STORY NTE 35’
50’ 50’ 50’ 50’
10’
5’ 5’ 5’ 5’
(from required 20’ wide
5
0’0’0’0’
2
1.
2.
3.
The other frontage shall be 10’.
4.5’ minimum side setbacks for single family, must be accompanied by another 5’ minimum side setback on adjoining lot to
achieve minimum 10’ separation.
5.The lake required 20’
which case the setback for both principal and accessory structures is 0’.
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5.3.
0.74
3
5.3.1
5.3
guests of
p
d
—.
.
—.
5.3
5.3.2.
p p 0’
residential lot or tract: 25’
Maximum Zoned Height: 50’
60’
5.4
26.20 .
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,u
5.4 .
–.
—.
—
.
.
.
LDC
LDC .03.
—.
LDC
—
,
—8049
—6399,
—
—
5992 5999,
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5.4 .
5.4.2.
5.4
2
100’ 100’
800
1 20’ 20’
2 10’ 10’
0’ 20’
15’ 5’
’
3 0’0’
25’ 25’
MIN. DISTANCE BETWEEN
NTE 50’4 50’
60’60’
.0.45 0.45
.
.
.
d20’
3 0’0’
10’ 10’
10’ 10’
35’ 35’
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1.30’
Type “D”
.
2.d
3.The lake required 20’
which case the setback for both principal and accessory structures is 0’.
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.
6.1.
1.A deviation from LDC Section 4.08.07.J.3.d.ii.p)ii) “General Parking Criteria,” which
states “The majority of parking spaces shall be provided off
d in front of buildings, …” to
Type ‘D’ buffer per LDC at time of permitting w
2.
LDC,A Type ‘D’ buffer per LDC at time of permitting
wi
6.2
1.A deviation from LDC Section 4.08.07.J.2.d.iii.f)iv), “Non residential uses,” which
states “the maximum square footage per [non
and per location shall be 15,000 square feet,” to instead allow the Community Amenit y
6.3.(which apply to Villages per LDC Section
1..2.
“Multi Family residential,” “side yard setbacks
structure…” to instead allow
5
.
2.
“Maximum Multi family lot size,” which requires that multi
6.4 (which apply per LDC Section 4.08.07.J.3.d.iii)
1..2.
“Multi Family residential,” “side yard setbacks
structure…” to instead allow
5
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SRA Section 5.2.2.A.,
.
d
6.5
1.eviation from LDC Section: 6.06.01.J, “Street System Requirements”,
“Dead
”
2
2..“–
” which requires a 12’ multi
a sidewalk a minimum of 6’ wide on both
allow a 10’ wide pathway
.d
3.4.08.07.J.1.b(6), “Figure 6, Local Street Neighborhood
General,” which requires a 6 10
d
4.d
4,08.07.
3
d
5.
required parking in the Village Center “be demonstrated through a shared parking analysis
submitted with an SRA designation application…” and be “determined utilizing the m
studies…” to instead allow the parking demand analysis to be submitted at the time of
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6.6
1.“”
.
d
2.06.“”
“
”
d
3.5.06.02.B.6 “
”
.
4.“,”
maximum of 4 “igns”
,
,,
sports and
d
.
6.7
1.eviation from LDC Section 4.06.02.C., Buffer Requirements, “Types of buffers”,
(3) which requires “Buffer areas between commercial
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,
contributing 7.5 feet”,
6.8
1.“”
2.–“”
“concentrated
”
,
,
3.A Deviation from LDC Section 4.03.08.C, “Potable Water System,” which
“separate potable water and reuse waterlines…shall be provided…by the applicant at no
” and “Reuse water line ,
pumps, and other appurtenances will not be maintained by Collier County,”
4.A deviation from LDC Section 5.03.02.D.1, “Fences and Walls” whic
./OWNER COMMITMENTS
7.1.
,
.
and in the Developer’s Contribution Agreement.
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owner and the new owner’s agreement to comply with
Developer’s Contribution Agreement .
7.2.
Florida Fish and Wildlife Conservation Commission (FWCC) and titled “
Living in Bear County” will be distributed to future homeowners and
.
7.3.
1,685 two
on
CAT.
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wi
7.4
LDC
shall be spaced forty feet (40’) on center and shall have
nopy spread of twenty feet (20’)
with an average mature spread less than 20’, street trees shall be spaced a distance
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Exhibit A to SRA Document
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EXHIBIT A
SRA MASTER PLAN
1
E - ESTATES
OIL WELL ROAD
300 6000
MINIMUM REQUIRED OPEN SPACE : 35% (224.88AC)
OIL WELL ROAD
POTENTIAL
RESIDENT ONLY ACCESS
WITH GATED ENTRY
*MULTI-FAMILY COMPONENT OF VILLAGE CENTER TO
INCORPORATE A MINIMUM OF 2 ACRES OF LAKE INTO SITE PLAN AT
TIME OF DEVELOPMENT.
FIRST RESUBMITTAL 9/10/2018
LEGEND
37.38
43.54
247.41
191.89
26.10
10.74
26.20
642.52
0.32
58.94
PROVIDED OPEN SPACE : 66% (423.87 AC)
MAIN ENTRY ROAD
LOOP ROAD 60' ROW
80' ROW
50' ROW TYP.
UNLESS OTHERWISE NOTED
SECOND RESUBMITTAL 10/30/2018
THRID RESUBMITTAL 12/12/18
1
**
E - ESTATES
MIN. 15' TYPE B LANDSCAPE BUFFER
WITHIN A MIN. 100' PERIMETER
OPEN SPACE TRACT
MIN. 20' TYPE D LANDSCAPE BUFFER
WITHIN A MIN. 75' PERIMETER OPEN
SPACE TRACT
1
PERIMETER OPEN SPACE TRACT
MIN. 20' TYPE D
LANDSCAPE BUFFER
WITHIN A MIN. 30'
PERIMETER OPEN
SPACE TRACT
MIN. 20' TYPE D LANDSCAPE BUFFER
WITHIN A MIN. 100' PERIMETER OPEN
SPACE TRACT
THIS SRA IS LIMITED TO A MAXIMUM OF 1,800
DWELLING UNITS. IN NO CASE SHALL THE NUMBER
OF SINGLEFAMILY UNITS EXCEED 1,500. IN NO CASE
SHALL THE NUMBER OF MULTIFAMILY UNITS EXCEED
1,000. A MINIMUM OF 300 MULTIFAMILY SHALL BE
DEVELOPED, OF WHICH A MINIMUM OF 180 UNITS
SHALL BE LOCATED IN THE VILLAGE CENTER.
NOTE:
1 LITTORAL PLANTING AREAS
TO MEET REQUIRED 17.32 ACRES (7% OF
PROPOSED LAKE AREAS) TO BE LOCATED
AT TIME OF INITIAL PLAT.
POTENTIAL
GUARDHOUSE / ENTRY
TOWER FEATURE
POTENTIAL
GUARDHOUSE / ENTRY
TOWER FEATURE
POTENTIALINTERCONNECTIONTO FUTURECOLLIER COUNTYPUBLIC ROW
100' ROW RESERVATION(12.27AC NOT PART OF SRA)
950 Encore Way
Naples, FL. 34110
Phone: (239) 254-2000
Florida Certificate of
Authorization No.1772
HYDE PARK 2017.001
2017.001
2017.001_Mst
7
B.E.J.
M.S.K.
HMA
4/2019
As Noted
VILLAGE
4/2019
4/2019
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EXHIBIT A
SRA MASTER PLAN
2
950 Encore Way
Naples, FL. 34110
Phone: (239) 254-2000
Florida Certificate of
Authorization No.1772
HYDE PARK 2017.001
2017.001
2017.001_Mst
7
B.E.J.
M.S.K.
HMA
4/2019
As Noted
VILLAGE
4/2019
4/2019
NEIGHBORHOOD EDGE
VILLAGE AMENITY & WELLNESS
CENTER
LAND USECOLOR
LEGEND
ACRES
ROW
PROJECT BOUNDARY TOTAL =642.52
26.20
58.94
191.89
10.74
43.54
E - ESTATES
OIL WELL ROAD
300 600
POTENTIAL FUTURE RESIDENT
ONLY ACCESS 0.32
OIL WELL ROAD
NEIGHBORHOOD GENERAL 26.10
100' ROW RESERVATION
FIRST RESUBMITTAL 9/10/2018
LAKES / WATER MANAGEMENT
SECOND RESUBMITTAL 10/30/2018
0
*MULTI-FAMILY COMPONENT OF VILLAGE CENTER TO
INCORPORATE A MINIMUM OF 2 ACRES OF LAKE INTO SITE PLAN AT
TIME OF DEVELOPMENT.
* VILLAGE CENTER
THRID RESUBMITTAL 12/12/18
37.38
247.411
**
E - ESTATES
MIN. 15' TYPE B LANDSCAPE BUFFER
WITHIN A MIN. 100' PERIMETER
OPEN SPACE TRACT
MIN. 20' TYPE D LANDSCAPE BUFFER
WITHIN A MIN. 75' PERIMETER OPEN
SPACE TRACT
1
MIN. 20' TYPE D
LANDSCAPE BUFFER
WITHIN A MIN. 30'
PERIMETER OPEN
SPACE TRACT
MIN. 20' TYPE D LANDSCAPE BUFFER
WITHIN A MIN. 100' PERIMETER OPEN
SPACE TRACT
THIS SRA IS LIMITED TO A MAXIMUM OF 1,800
DWELLING UNITS. IN NO CASE SHALL THE NUMBER
OF SINGLEFAMILY UNITS EXCEED 1,500. IN NO CASE
SHALL THE NUMBER OF MULTIFAMILY UNITS EXCEED
1,000. A MINIMUM OF 300 MULTIFAMILY SHALL BE
DEVELOPED, OF WHICH A MINIMUM OF 180 UNITS
SHALL BE LOCATED IN THE VILLAGE CENTER.
NOTE:
1 LITTORAL PLANTING AREAS
TO MEET REQUIRED 17.32 ACRES (7% OF
PROPOSED LAKE AREAS) TO BE LOCATED
AT TIME OF INITIAL PLAT.
PERIMETER OPEN SPACE TRACT
LAKE MAINTENANCE EASEMENT /
OPEN SPACE / LINEAR PARKS
50' ROW TYP.
UNLESS OTHERWISE NOTED
POTENTIAL
RESIDENT ONLY ACCESS
WITH GATED ENTRY
POTENTIAL
GUARDHOUSE / ENTRY
TOWER FEATURE
POTENTIAL
GUARDHOUSE / ENTRY
TOWER FEATURE
POTENTIALINTERCONNECTIONTO FUTURECOLLIER COUNTYPUBLIC ROW
(12.27AC NOT PART OF SRA)
MINIMUM REQUIRED OPEN SPACE : 35% (224.88AC)
PROVIDED OPEN SPACE : 66% (423.87 AC)
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EXHIBIT A
HYDE PARK VILLAGE
SRA MASTER PLAN
LOCATION MAP
NTS
PROJECT LOCATION MAP
OIL WELL RD
PROPOSED RURAL VILLAGE
FIRST RESUBMITTAL 9/10/2018
REVISION DATE
A SHEET 3 OF 7
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EXHIBIT A
HYDE PARK VILLAGE
SRA MASTER PLAN
LEGAL DESCRIPTION
FIRST RESUBMITTAL 9/10/2018
REVISION DATE
A SHEET 4 OF 7
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EXHIBIT A
PEDESTRIAN / PATHWAYS
PLAN KEY 5
950 Encore Way
Naples, FL. 34110
Phone: (239) 254-2000
Florida Certificate of
Authorization No.1772
HYDE PARK 2017.001
2017.001
2017.001_Mst
7
B.E.J.
M.S.K.
HMA
4/2019
As Noted
VILLAGE
4/2019
4/2019
OIL WELL ROAD
300 6000
OIL WELL ROAD
SIDEWALKS
LEGEND
PERIMETER OPEN SPACE TRACT PATHWAY
NOTES
1. 10 FOOT PATHWAY REQUIRED THROUGH LINEAR PARK AS
DEPICTED, FOR CONNECTIVITY.
2. AT THE DISCRETION OF THE DEVELOPER, LANDSCAPE BUFFERS
MAY INCORPORATE UP TO A 10 FOOT WIDE PATHWAY, SINCE ALL
PERMITTED BUFFERS EXCEED THE MINIMUM REQUIRED WIDTH BY
AT LEAST 10 FEET.
3. COLLECTOR AND ENTRY ROADS INCLUDE 4 FOOT BIKE LANES ON
EACH SIDE.
4. SIDEWALKS / BIKE LANES WILL CONNECT TO FUTURE FACILITIES
WITHIN THE WIDENED OIL WELL ROAD RIGHT OF WAY.
LINEAR PARK PATHWAY
FIRST RESUBMITTAL 9/10/2018
LINEAR PATHWAY
PERIMETER OPEN
SPACE TRACT PATHWAY
SECOND RESUBMITTAL 10/30/2018
THRID RESUBMITTAL 12/12/18
SIDEWALKS (TYPICAL) THROUGHOUT DEVELOPMENT
POTENTIAL
FUTURE
INTERCONNECTION
ENTRY
ROAD
ENTRY
ROAD
COLLECTOR ROAD
POTENTIAL RESIDENT ONLY ACCESS WITH GATED ENTRY
100' ROW RESERVATION
FOR OIL WELL RD. NOT PART OF THIS SRA
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SRA MASTER PLAN
WITH DEVIATIONS
6
950 Encore Way
Naples, FL. 34110
Phone: (239) 254-2000
Florida Certificate of
Authorization No.1772
HYDE PARK 2017.001
2017.001
2017.001_Mst
7
B.E.J.
M.S.K.
HMA
4/2019
As Noted
VILLAGE
4/2019
4/2019
E - ESTATES
E - ESTATES
OIL WELL ROAD
300 6000
OIL WELL ROAD
6.6.3
6.1.2
6.1.1
6.6.3
6.5.5
6.1.1
6.1.2
6.8.2
6.8.2
6.8.2
6.8.2
6.6.36.6.3
6.2.1 6.8.1
6.8.2
NOTE: SEE SHEET 7 FOR DEVIATIONS
6.8.2
6.8.2
6.8.2
6.8.2
6.8.2
6.8.2
6.8.2
6.8.2
6.8.2
6.8.2
6.8.2
6.8.2
6.8.4 6.8.4
6.3.1
6.3.1
6.3.2
6.3.2
6.5.5
6.5.1
6.7.1
6.7.1
100' ROW RESERVATION
FOR OIL WELL RD. NOT PART OF THIS SRA
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SRA MASTER PLAN
LIST OF DEVIATIONS
7
950 Encore Way
Naples, FL. 34110
Phone: (239) 254-2000
Florida Certificate of
Authorization No.1772
HYDE PARK 2017.001
2017.001
2017.001_Mst
7
B.E.J.
M.S.K.
HMA
4/2019
As Noted
VILLAGE
4/2019
4/2019
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S89°44'02"W PARALLEL TO THE NORTH RIGHT
THE
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ction 4.08.07.A.1 of
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Exhibit 3
HYDE PARK
Protected Species Assessment
May 2018
Neal Communities
Sarasota, FL 34240
DexBender
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INTRODUCTION
SITE CONDITIONS
VEGETATIVE CLASSIFICATIONS
FLUCCS
CODE DESCRIPTION ACREAGE
Total 642.52
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SURVEY METHOD
FLUCCS
CODE
Percent
Survey
Coverage
Species Name Present Absent
s
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FLUCCS
CODE
Percent
Survey
Coverage
Species Name Present Absent
s
s
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and the results of the survey. A listed
SURVEY RESULTS
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Appendix A
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Appendix B
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NRI Value Acreage
0 332.1
0.1 0
0.2 93
0.3 0
0.4 198.4
0.5 0
0.6 19.0
0.7 0
0.8 0
0.9 0
1.0 0
1.1 0
1.2 0
1.3 0
1.4 0
1.5 0
Total Acreage 642.5
Total NRI >1.2 0
Exhibit 7. NRI Values by Acreage
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PL20180000622, Hyde Park SRA
Growth Management Department
Zoning Division
CONSISTENCY REVIEW MEMORANDUM
To:Timothy Finn, AICP, Principal Planner, Zoning Services Section
From:Corby Schmidt, AICP, Principal Planner, Comprehensive Planning Section
Date:December 27, 2019
Subject: Review of Proposed Stewardship Receiving Area for Consistency with the Growth
Management Plan
PETITION NUMBER:SRA PL20180000622
PETITION NAME:Hyde Park Village [rev:6 ‒ third review under this name]
(FKA Winchester/Collier Lakes Village)
REQUEST:This petition seeks to establish a Stewardship Receiving Area (SRA) for the new, Hyde
Park Village project [the project] on an approximate 654.80-acre site in accordance with the
provisions of the Rural Land Stewardship Area Overlay (RLSAO) of Collier County, as contained in the
Collier County Growth Management Plan’s Future Land Use Element and the Collier County Land
Development Code. Development of the project entails a maximum of 1,800 dwelling units, 45,000
square feet of retail/office uses, and 18,000 square feet of civic uses. A total of ±12.27 acres are
designated for public benefit use.
LOCATION:The property is located west of DeSoto Boulevard (extended), one mile east of
Everglades Boulevard, on the north side of Oil Well Road, within Section 16, Township 48 South,
Range 28 East. Golden Gate Estates’ properties abut the subject property to the north and west and,
adjacently-across Oil Well Road, to the south; and another proposed SRA project (Rivergrass) abuts
the subject property to the east.
COMPREHENSIVE PLANNING COMMENTS:
OVERVIEW OF RURAL LAND STEWARDSHIP AREA POLICIES AND PROVISIONS AND GENERAL
OBSERVATIONS: The Growth Management Plan (GMP) together with the Land Development Code
(LDC) are used in determining the consistency of the request. To determine consistency with the
more-general Policies and provisions of the Rural Land Stewardship Area (RLSA) Overlay found in the
Future Land Use Element (FLUE) of the GMP, the specific policies and provisions of the Rural Land
Stewardship Area Overlay District (also referred to as the LDC Stewardship District) found in the LDC
are taken into consideration.
Where the proposal is in conformity with one area [the LDC], it reaches the ability to be found
consistent with the other [the GMP]. Likewise, where the proposed SRA lacks conformity with the
LDC, it may be found inconsistent with the GMP. This review memo will explain to what extent the
SRA petition for the project achieves consistency.
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PL20180000622, Hyde Park SRA
The subject property is designated Agricultural/Rural (Agricultural/Rural Mixed Use District) and is
within the Rural Lands Stewardship Area Overlay (RLSAO) as depicted in the Future Land Use Element
(FLUE) and on the Future Land Use Map (FLUM) of the GMP. This future land use designation (District)
limits development to such uses as agriculture and related uses, essential services, residential
(maximum density of 1 dwelling unit per 5 acres), parks and open space, earth mining, etc. The
RLSAO provides for the designation of Stewardship Receiving Areas (SRAs) using Stewardship Credits
generated by designation of Stewardship Sending Areas (SSAs). SRAs may vary in size and must
contain a mixture of uses, as provided for in the RLSAO policies contained in the FLUE.
These submittal revisions included substantive changes, which did not affect consistency
findings with the Rural Land Stewardship Area Overlay, as contained in the Future Land Use
Element.
Relevant to this Overlay, the planning strategies and techniques include urban villages, new towns,
satellite communities, area-based allocations, clustering and open space provisions, and mixed-use
development that allow the conversion of rural and agricultural lands to other uses while protecting
environmentally sensitive areas, maintaining the economic viability of agricultural and other
predominantly rural land uses, and providing for the cost-efficient delivery of public facilities and
services. Specifically, the Overlay allows development in the form of towns, villages, hamlets, and
compact rural developments (CRD), subject to certain criteria and development parameters, as a
Stewardship Receiving Area, and allows “public benefit uses” such as public schools and public or
private post-secondary institutions, including ancillary uses; community parks exceeding the
minimum acreages required, municipal golf courses; regional parks; and governmental facilities.
This application proposes the new Village [the project] SRA using the Rural Land Stewardship Credit
System, as provided for under Policy 1.4 of the RLSAO. The SRA application further proposes that
Stewardship Credits, enabling this SRA to be developed as a Village, will be obtained from permanent
restrictions on the use of environmentally sensitive land (from the approved SSA). The SRA
procedures and standards are outlined in Section 4.08.07 of the LDC. Specifically, the SSA to be used
to enable the project to proceed as an SRA is subject to County review and approval at the SRA
submittal stage. This SSA no. 7 has been reviewed and is companion to this SRA application
[PL20160000148]. This SRA application states that the total acreage used to enable the Village to be
approved under the RLSAO is 985.4 acres.
The Village must meet the Collier County RSLA Overlay Stewardship Receiving Area Characteristics
as identified in the table below. The table lists characteristic land uses and threshold requirements
from the RLSA Overlay, [FLUE] Attachment C, followed by staff comments/analysis [in italics].
Underlined uses in the table are not required uses.After the table, the relevant RLSA Overlay
Policies (Group 4 Policies) are listed, followed by staff comments/analysis [in italics].
Size (Gross Acres) 100 ‒ 1,000 acres;
The SRA is ±654.80 acres total, or ±642.53* acres, excluding
the ±12.27 acres of public benefit use (*ROW reservation).
Residential Units (DUs) per
gross acre base density
1 ‒ 4 DUs per gross acre;
1,800 DU/ ±654.80 acres = ±2.75 DU/ac.
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PL20180000622, Hyde Park SRA
Residential Housing Styles Diversity of single-family and multi-family housing types,
styles, [and] lot sizes;
The “Village” includes ±1,500 single-family and ±300 multi-
family residential units. Housing types include at least three
single-family styles and multi-family residential buildings
ranging from one to ten stories, situated on lots in the
Context Zones allowing residential uses.
Maximum Floor Area Ratio or
Intensity
Retail and Office ‒ 0.5;
These uses and FAR are provided for in the mixed-use
“Village Center”.
Civic/Governmental/Institution ‒ 0.6;
These uses and FAR are provided for in the mixed-use
“Village Center”.
Group Housing ‒ 0.45;not required – not proposed.
Transient Lodging ‒ 26 units/ac. net;not required – not
proposed.
Goods and Services Village Center with Neighborhood Goods and Services in
Village Centers ‒ Minimum 25 sq. ft. gross building area per
DU;
The “Village” includes 45,000 sq. ft. of neighborhood
commercial uses which is the required amount (1,800 DUs x
25 sq. ft./DU).
Water and Wastewater Centralized or decentralized community treatment system;
Expansion of the Collier County Water-Sewer District will
provide public water distribution and wastewater treatment
utilities to the project.
Interim Well and Septic; not required – not proposed.
Recreation and Open Spaces Parks and Public Green Spaces within Neighborhoods
(minimum 1% of gross acres);
6.43 acres are required (642.60* ac. x 1%), and 93.13 acres
are provided. (*excluding the ±12.27 acres of public benefit
use.)
Active Recreation/Golf Courses; not required – not proposed.
Lakes; provided, covering more than 231 acres.
Open Space – minimum 35% of SRA;
224.90 acres of Recreation and Open Spaces are required
(642.60* ac. x 35%), and 423.87 acres are provided (66%)***,
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PL20180000622, Hyde Park SRA
per table on Exhibit A, SRA Master Plan. (*excluding the
±12.27 acres of public benefit use.)
Civic, Governmental and
Institutional Services
Moderate Range of Services ‒ minimum 10 sq. ft./DU;
18,000 sq. ft. required (1,800 DUs x 10 sq. ft./DU); 18,000 sq.
ft. proposed.
Full Range of Schools; not required – not proposed.
Transportation Auto-interconnected system of collector and local roads;
required connection to collector or arterial;
An interconnected road system is provided. A loop road
within the SRA connects to Oil Well Road (CR 858), a rural
major collector road as classified in the Transportation
Element; an additional “potential resident only access” is
provided onto the future north-south thoroughfare of Big
Cypress Parkway, the roadway running between this
development and the neighboring SRA project.
Interconnected sidewalk and pathway system; provided.
Equestrian Trails;not required – not proposed.
County Transit Access;
Plans to accommodate transit & intermodality are included
within the “Village Center”.
*** Note: “Open space” is defined specific to the RLSA in RLSA Policy 4.10, and with greater detail in LDC Section
4.08.01.X. ‒Open space includes active and passive recreational areas such as parks, playgrounds, ball fields,
golf courses, lakes, waterways, lagoons, flood plains, nature trails, native vegetation preserves, landscape
areas, public and private conservation lands, agricultural areas (not including structures), and water retention
and management areas. Buildings shall not be counted as part of any open space calculation. Vehicular
use surface areas of streets, alleys , driveways , and off-street parking and loading areas shall not be counted
as part of any open space calculation.
Group 4 ‒ Policies to enable conversion of rural lands to other uses in appropriate locations, while
discouraging urban sprawl, and encouraging development that utilizes creative land use planning
techniques by the establishment of Stewardship Receiving Areas.
Policy 4.1:
Collier County will encourage and facilitate uses that enable economic prosperity and diversification
of the economic base of the RLSA. Collier County will also encourage development that utilizes
creative land use planning techniques and facilitates a compact form of development to
accommodate population growth by the establishment of Stewardship Receiving Areas (SRAs).
Incentives to encourage and support the diversification and vitality of the rural economy such as
flexible development regulations, expedited permitting review, and targeted capital improvements
shall be incorporated into the LDC Stewardship District.
The subject petition is for an SRA.
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PL20180000622, Hyde Park SRA
Policy 4.2:
All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for
designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been designated
as a Stewardship Sending Area. Land proposed for SRA designation shall meet the suitability
criteria and other standards described in Group 4 Policies.Due to the long-term vision of the
RLSA Overlay… and in accordance with the guidelines [previously] established in Chapter
163.3177(11) F.S. [now: 163.3248] the specific location, size and composition of each SRA cannot and
need not be predetermined in the GMP. In the RLSA Overlay, lands that are eligible to be designated
as SRAs generally have similar physical attributes as they consist predominately of agriculture lands
which have been cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as
eligible for SRA designation include approximately 74,500 acres outside of the ACSC (and 18,300
acres within the ACSC). Approximately 2% of these lands achieve an Index score greater than 1.2.
Because the Overlay requires SRAs to be compact, mixed-use and self sufficient in the provision
of services, facilities and infrastructure, traditional locational standards normally applied to determine
development suitability are not relevant or applicable to SRAs. Therefore, the process for designating
a SRA follows the principles of the Rural Lands Stewardship Act as further described herein.
Land proposed for the SRA designation meets the suitability criteria and other standards described in
RLSA Overlay Group 4 Policies. The subject site is designated on the RLSA Overlay Map as eligible for
SRA designation.
Policy 4.3:
Land becomes designated as a SRA upon petition by a property owner to Collier County seeking
such designation and the adoption of a resolution by the BCC granting the designation. The petition
shall include a SRA master plan as described in Policy 4.5. The basis for approval shall be a finding
of consistency with the policies of the Overlay , including required suitability criteria set forth
herein, consistency with the intent of RLSA provisions in the LDC Stewardship District, and assurance
that the applicant has acquired or will acquire sufficient Stewardship Credits to implement the SRA
uses. Within one year from the effective date of this amendment, Collier County shall adopt LDC
amendments to establish the procedures and submittal requirements for designation as a SRA, to
include provisions for consideration of impacts, including environmental and public infrastructure
impacts, and provisions for public notice of and the opportunity for public participation in any
consideration by the BCC of such a designation.
The property owner has submitted the required SRA application along with an SRA Master Plan as
described in Policy 4.5. The total credits generated by and available from SSA no. 7 are 4,034.2. This
project requires and consumes 3,692.32 Stewardship credits from SSA no. 7. This leaves a balance of
341.88 credits remaining with SSA no. 7.
Policy 4.4 is not directed toward individual applications.
Policy 4.5:
To address the specifics of each SRA, a master plan of each SRA will be prepared and submitted to
Collier County as a part of the petition for designation as a SRA. The master plan will demonstrate
that the SRA complies with all applicable policies of the Overlay and the LDC Stewardship District
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and is designed so that incompatible land uses are directed away from wetlands and critical habitat
identified as FSAs and HSAs on the Overlay Map.
The applicant has submitted a master plan with their petition to demonstrate the SRA complies with
all applicable policies of the Overlay and the LDC Stewardship District (RLSA zoning overlay). Matters
of compliance or noncompliance with applicable policies of the Overlay are addressed throughout this
memo. Compliance with applicable policies of the LDC is reviewed and determined by the Zoning
Services Section, Comprehensive Planning Section, and other sections and divisions of the Growth
Management Department. Matters of noncompliance with the LDC Stewardship District are also
matters of noncompliance with this Overlay.
Policy 4.6 is not directed toward individual applications.
Policy 4.7:
There are four specific forms of SRA permitted within the Overlay. These are Towns, Villages, Hamlets,
and Compact Rural Development (CRD). The Characteristics of Towns, Villages, Hamlets, and CRD
are set forth in Attachment C and are generally described in Policies 4.7.1, 4.7.2, 4.7.3 and 4.7.4. Collier
County shall establish more specific regulations, guidelines and standards within the LDC
Stewardship District to guide the design and development of SRAs to include innovative planning
and development strategies as set forth [previously] in Chapter 163.3177 (11), F.S. [now: 163.3248]
and 9J-5.006(5)(l). The size and base density of each form shall be consistent with the standards
set forth on Attachment C.The maximum base residential density as set forth in Attachment C
may only be exceeded through the density blending process as set forth in density and intensity
blending provision of the Immokalee Area Master Plan or through the affordable housing density
bonus as referenced in the Density Rating System of the Future Land Use Element. The base
residential density is calculated by dividing the total number of residential units in a SRA by the
overall area therein. The base residential density does not restrict net residential density of parcels
within a SRA. The location, size and density of each SRA will be determined on an individual basis
during the SRA designation review and approval process.
The SRA location is designated on the RLSA Overlay Map as eligible for SRA designation. The SRA size
and density are consistent with those set forth on Attachment C.
Policy 4.7.1 does not apply to this application.
Policy 4.7.2 is not directed toward individual applications, but is included here for informational
purposes.
Villages are primarily residential communities with a diversity of housing types and mix of uses
appropriate to the scale and character of the particular village. Villages shall be not less than 100
acres or more than 1,000 acres. Villages are comprised of residential neighborhoods and shall
include a mixed-use village center to serve as the focal point for the community’s support services
and facilities. Villages shall be designed to encourage pedestrian and bicycle circulation by
including an interconnected sidewalk and pathway system serving all residential neighborhoods.
Villages shall have parks or public green spaces within neighborhoods. Villages shall include
neighborhood scaled retail and office uses, in a ratio as provided in Policy 4.15. Villages are an
appropriate location for a full range of schools. To the extent possible, schools and parks shall be
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located adjacent to each other to allow for the sharing of recreational facilities. Design criteria for
Villages shall be included in the LDC Stewardship District.
Policies 4.7.3 and 4.7.4 do not apply to this application.
Policy 4.8:
An SRA may be contiguous to a FSA or HSA, but shall not encroach into such areas, and shall buffer
such areas as described in Policy 4.13. A SRA may be contiguous to and served by a WRA without
requiring the WRA to be designated as a SRA in accordance with Policy 3.12 and 3.13.
The SRA is not contiguous to, and does not encroach into, an FSA or HSA.
Policy 4.9:
A SRA must contain sufficient suitable land to accommodate the planned development in an
environmentally acceptable manner. The primary means of directing development away from
wetlands and critical habitat is the prohibition of locating SRAs in FSAs, HSAs, and WRAs. To further
direct development away from wetlands and critical habitat, residential, commercial,
manufacturing/light industrial, group housing, and transient housing, institutional, civic and
community service uses within a SRA shall not be sited on lands that receive a Natural Resource Index
value of greater than 1.2. In addition, conditional use essential services and governmental essential
services, with the exception of those necessary to serve permitted uses and for public safety, shall
not be sited on lands that receive a Natural Resource Index value of greater than 1.2. The Index value
of greater than 1.2 represents those areas that have a high natural resource value as measured
pursuant to Policy 1.8. Less than 2% of potential SRA land achieves an Index score of greater than
1.2.
The Environmental Planning Section will determine that all land within the proposed SRA possesses a
Natural Resource Index value of less than 1.2. This SRA is not located in an FSA, HSA or WRA.
Policy 4.10:
Within the RLSA Overlay, open space, which by definition shall include public and private
conservation lands, underdeveloped areas of designated SSAs, agriculture, water retention and
management areas and recreation uses, will continue to be the dominant land use. Therefore, open
space adequate to serve the forecasted population and uses within the SRA is provided. To ensure
that SRA residents have such areas proximate to their homes, open space shall also comprise a
minimum of thirty-five percent of the gross acreage of an individual SRA Town, Village, or those
CRDs exceeding 100 acres. Lands within a SRA greater than one acre with Index values of greater
than 1.2 shall be retained as open space. As an incentive to encourage open space, such uses within
a SRA, located outside of the ACSC, exceeding the required thirty-five percent shall not be required
to consume Stewardship Credits.
Open space exceeds the minimum of thirty-five percent of the gross acreage*. 224.90 acres are required
(±642.60* ac. x 35%), and ±334.53 acres or 52% are provided per staff calculations. [A 423.87-acre
figure is provided in SRA materials.] No lands have Index values of greater than 1.2. The forecasted
populations for the project is 3,634 (permanent), and 4,361 (seasonal).
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The portion of the site devoted to public benefit uses (*12.27 ac. reserved for future Oil Well Road ROW)
do not require consumption of Stewardship Credits. The remainder of the SRA provides ±334.53 acres
of open space, exceeding the minimum of thirty-five percent by ±109.63 acres, which is ±17% excess
open space in the SRA.***
*** Note: See comments above at Recreation and Open Spaces in the table.
Policy 4.11:
The perimeter of each SRA shall be designed to provide a transition from higher density and
intensity uses within the SRA to lower density and intensity uses on adjoining property.The
edges of SRAs shall be well defined and designed to be compatible with the character of
adjoining property.Techniques such as, but not limited to setbacks, landscape buffers, and
recreation/open space placement may be used for this purpose. Where existing agricultural activity
adjoins a SRA, the design of the SRA must take this activity into account to allow for the continuation
of the agricultural activity and to minimize any conflict between agriculture and SRA uses.
SRA application materials explain, “Many of the design and planning principles are oriented to protect
natural resources, buffers, and wetland habitats areas, while developing… away from sensitive areas.
Transitional uses, such as, water retention, passive recreation, and agricultural lands are used as buffers
to protect sensitive areas. The perimeter has been designed to provide a transition from higher density
and intensity uses within the SRA to lower density and intensity uses on adjoining property”. But this
explanation inaccurately characterizes the adjoining property to the east, as the adjacent Rivergrass
SRA project is of relatively comparable density and intensity. Yet the perimeter of the Hyde Park SRA
is designed without recognizing this difference where the two adjoining projects share a common
boundary.
As to whether the edges are well defined and designed to be compatible with the character of adjoining
property [or of the same property as it becomes adjacently-across Big Cypress Parkway – the north-
south thoroughfare to intervene between the two SRAs], Comprehensive Planning staff observes that
some of the above-mentioned design principles have been employed, but defers the determination of
compatibility with surrounding land uses to Zoning Services Section reviewers based on the totality of
the project.
Policy 4.12:
Where a SRA adjoins a FSA, HSA, WRA or existing public or private conservation land delineated on
the Overlay Map, best management and planning practices shall be applied to minimize adverse
impacts to such lands. SRA design shall demonstrate that ground water table draw down or diversion
will not adversely impact the adjacent FSA, HSA, WRA or conservation land. Detention and control
elevations shall be established to protect such natural areas and be consistent with surrounding land
and project control elevations and water tables.
The SRA does not contain or adjoin FSA, HSA, WRA or existing public or private conservation land.
Policy 4.13:
Open space within or contiguous to a SRA shall be used to provide a buffer between the SRA and
any adjoining FSA, HSA, or existing public or private conservation land delineated on the Overlay
Map. Open space contiguous to or within 300 feet of the boundary of a FSA, HSA, or existing public
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or private conservation land may include: natural preserves, lakes, golf courses provided no fairways
or other turf areas are allowed within the first 200 feet, passive recreational areas and parks, required
yard and set-back areas, and other natural or man-made open space. Along the west boundary of
the FSAs and HSAs that comprise Camp Keais Strand, i.e., the area south of Immokalee Road, this
open space buffer shall be 500 feet wide and shall preclude golf course fairways and other turf areas
within the first 300 feet.
The SRA does not contain or adjoin FSA, HSA, or existing public or private conservation land.
Policy 4.14:
The SRA must have either direct access to a County collector or arterial road or indirect access via a
road provided by the developer that has adequate capacity to accommodate the proposed
development in accordance with accepted transportation planning standards. No SRA shall be
approved unless the capacity of County collector or arterial road(s) serving the SRA is demonstrated
to be adequate in accordance with the Collier County Concurrency Management System in effect at
the time of SRA designation. A transportation impact assessment meeting the requirements of
Section 2.7.3 of the LDC, or its successor regulation shall be prepared for each proposed SRA to
provide the necessary data and analysis.
Application materials propose access to and from Oil Well Road (CR 858), a rural major collector road
as classified in the Transportation Element; these two Oil Well Road accesses are both gated-with-
guardhouses (as with a conventional, suburban gated community), providing the “MAIN ENTRY ROAD”
and another secondary entry from the “Village Center” to the residential neighborhoods. [Oil Well Road
capacity is also being evaluated for the adjacent Rivergrass SRA project, which is under concurrent
review].
Hyde Park, and the adjacent Rivergrass SRA project rely upon development of Big Cypress Parkway –
the future intervening roadway running between the two developments. A “POTENTIAL FUTURE
INTERCONNECTION” is provided with the adjacent Rivergrass project, and, a “POTENTIAL RESIDENT
ONLY ACCESS WITH GATED ENTRY” is planned from Big Cypress Parkway. Big Cypress Parkway is
also being evaluated for the adjacent Rivergrass SRA project.
Concurrency is determined at the time of subsequent development orders. Transportation Planning
staff will review this project for its transportation impact, and Comprehensive Planners defer comments
relative to these aspects of the review to the Transportation Planning Section.
Policy 4.15.1:
SRAs are intended to be mixed use and shall be allowed the full range of uses permitted by the Urban
Designation of the FLUE, as modified by Policies 4.7, 4.7.1, 4.7.2, 4.7.3, 4.7.4 and Attachment C. An
appropriate mix of retail, office, recreational, civic, governmental, and institutional uses will be
available to serve the daily needs and community wide needs of residents of the RLSA. Depending
on the size, scale, and character of a SRA, such uses may be provided either within the specific SRA,
within other SRAs in the RLSA or within the Immokalee Urban Area. By example, each Village or CRD
shall provide for neighborhood retail/office uses to serve its population as well as appropriate
civic and institutional uses, however, the combined population of several Villages and Hamlets may
be required to support community scaled retail or office uses in a nearby CRD. Standards for the
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minimum amount of non-residential uses in each category are set forth in Attachment C, and shall
be also included in the Stewardship LDC District.
The project provides for a full range of uses, including neighborhood retail/office uses and the
appropriate civic and institutional uses, sufficient to meet the standards for the minimum amount of
non-residential uses in each category required. The forecasted populations for the project are 3,634
(permanent), and 4,361 (seasonal).
Application materials address most of the above issues and requirements within their Statement of
Compliance, Village Plan, and its component Village Center, Neighborhood General, Neighborhood
Edge, and Village Amenity and Wellness Center context zones. Specific requirements are contained in
other Policies, and staff analysis is provided there.
Policy 4.15.2:
The Board of County Commissioners (BCC) may, as a condition of approval and adoption of an SRA
development, require that suitable areas for parks, schools and other public facilities be set aside,
improved, and/or dedicated for public use. When the BCC requires such a set aside for one or more
public facilities, the set aside shall be subject to the same provisions of the LDC as are applicable to
public facility dedications required as a condition for PUD rezoning.
Suitable areas for parks, and other public facilities are set aside, improved, and/or dedicated for public
use. The applicants have dedicated ±12.27 acres suitable for public uses (ROW reservation) within the
SRA.
Policy 4.15.3:
Applicants for SRA designation shall coordinate with Collier County School Board [District] staff to
allow planning to occur to accommodate any impacts to the public schools as a result of the SRA.
As part of the SRA application, the following information shall be provided:
1.Number of residential units by type;
2.An estimate of the number of school-aged children for each type of school impacted (elementary,
middle, high school); and,
3.The potential for locating a public educational facility or facilities within the SRA, and the size of
any sites that may be dedicated, or otherwise made available for a public educational facility.
Project development is planned in a single phase. SRA documents state ±1,500 single-family and ±500
multi-family residential units are permitted, with a maximum of 1,800 residential units, in aggregate.
The Public Facilities Impact Assessment projects 543 new students to be generated from the 1,800
residences. This overall student figure is not allocated to the number of school-aged children for each
type of school impacted (elementary, middle, high school), as required by this policy.
A school site is not proposed to be set aside, improved, and/or dedicated for public use in the project –
and may not be warranted based solely on the number of school-aged children in this SRA.
Collier County School District personnel will review this project for its schools’ impacts, and
Comprehensive Planners defer comments relative to these aspects of the review to School District
reviewers.
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In general, having a local school internal to an SRA can: provide a sense of place, as schools are often
a focal point within a community; result in fewer vehicle miles travelled as some students can walk or
bike to school while others can be driven a shorter distance to reach the school; and, result in less need
for school busing or shorter bus routes – all of which translates to fewer tax dollars spent to construct
and/or maintain public roads.
Policy 4.16:
A SRA shall have adequate infrastructure available to serve the proposed development, or such
infrastructure must be provided concurrently with the demand. The level of infrastructure provided
will depend on the type of development, accepted civil engineering practices, and LDC requirements.
The capacity of infrastructure serving the SRA must be demonstrated during the SRA designation
process in accordance with the Collier County Concurrency Management System in effect at the time
of SRA designation. Infrastructure to be analyzed includes transportation, potable water, wastewater,
irrigation water, stormwater management, and solid waste. Transportation infrastructure is discussed
in Policy 4.14. Centralized or decentralized community water and wastewater utilities are required in
CRDs, Villages, and those CRDs exceeding 100 acres in size. Centralized or decentralized community
water and wastewater utilities shall be constructed, owned, operated and maintained by a private
utility service, the developer, a Community Development District, the Immokalee Water Sewer Service
District, Collier County, or other governmental entity. Innovative alternative water and wastewater
treatment systems such as decentralized community treatment systems shall not be prohibited by
this policy provided that they meet all applicable regulatory criteria. Individual potable water supply
wells and septic systems, limited to a maximum of 100 acres of any CRD, Village or CRD of 100 acres
are permitted on an interim basis until services from a centralized/decentralized community system
are available. Individual potable water supply wells and septic systems are permitted in Hamlets and
may be permitted in CRDs of 100 acres or less in size.
Expansion of the Collier County Water-Sewer District will provide public water distribution and
wastewater treatment utilities to the project. Specific capital projects which support the project are not
listed within the 2018 Annual Update and Inventory Report (AUIR) or Capital Improvement Element
(CIE) Schedule of Capital Improvements. (It is anticipated that any developer commitments related to
utilities, transportation, or other public facilities, once finalized, will be specifically detailed in [a]
Developer’s Contribution Agreement[s].) The funding sources of all capital improvements need to be
identified as part of the approval of this SRA for the project. These matters are deferred to other
departments and agencies for further remarks, and to public vetting.
Policy 4.17:
The BCC will review and approve SRA designation applications in accordance with the provisions of
Policy 1.1.2 [now Policy 1.2] of the Capital Improvement Element (CIE) of the GMP for Category A
public facilities. Final local development orders will be approved within a SRA designated by the BCC
in accordance with the Concurrency Management System of the GMP and LDC in effect at the time
of local development order approval.
This project does not create a significant impact on countywide population as defined in Policy 1.1.2
[now 1.2] of the CIE. Expansion of the Collier County Water-Sewer District will provide public water
distribution and wastewater treatment utilities to the project. The resolution [approving this expansion]
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was approved at a September 2018 Board meeting. Staff defers to the departments and agencies
identified above involved directly with Concurrency Management for further remarks.
Policy 4.18:
The SRA will be planned and designed to be fiscally neutral or positive to Collier County at the horizon
year based on a public facilities impact assessment, as identified in LDC 4.08.07.K. and economic
assessment, as identified in LDC 4.08.07.L. …Techniques that may promote fiscal neutrality such as
Community Development Districts, and other special districts, shall be encouraged. At a minimum,
the assessment shall consider the following public facilities and services: transportation, potable
water, wastewater, irrigation water, stormwater management, solid waste, parks, law enforcement,
and schools. Development phasing, developer contributions and mitigation, and other public/private
partnerships shall address any potential adverse impacts to adopted levels of service standards.
The applicant asserts the project will be fiscally neutral or positive to Collier County in the analysis
provided in the Economic Assessment Report. Review of the Economic Assessment Report is deferred
to other County staff.
Policy 4.19:
Eight credits shall be required for each acre of land included in a SRA, except for open space in excess
of the required thirty-five percent as described in Policy 4.10 or for land that is designated for a public
benefit use described in Policy 4.19. In order to promote compact, mixed use development and
provide the necessary support facilities and services to residents of rural areas, the SRA designation
entitles a full range of uses, accessory uses and associated uses that provide a mix of services to and
are supportive to the residential population of a SRA, as provided for in Policies 4.7, 4.15 and
Attachment C. Such uses shall be identified, located and quantified in the SRA master plan.
This 1:8 ratio is met, and a full range of mixed uses are provided. The proposed SRA comprises ±654.80
acres; of those, ±461.54 acres require 3,692.32 credits (for calculation of needed credits in SRA
materials, ±198.97 acres are deducted for excess open space and ±12.27 acres for public benefit use).
Based upon earlier discussion of open space, this excess open space figure would be reduced to ±109.63
acres – leaving ±545.17 acres requiring 4,361.36 Stewardship credits. This is a shortage of 669 credits.
Sufficient credits are available to enable development of the project with Stewardship credits derived
[from SSA no. 7] but are not allocated in sufficient number to entitle the project, as currently proposed.
(These changes to acreage and Stewardship credit figures affect numerous SRA materials, including the
(draft) SRA Credit Agreement)
Policy 4.20:
The acreage of a public benefit use shall not count toward the maximum acreage limits described in
Policy 4.7. For the purpose of this policy, public benefit uses include: public schools (preK-12) and
public or private post-secondary institutions, including ancillary uses; community parks exceeding
the minimum acreage requirements of Attachment C, municipal golf courses; regional parks; and
governmental facilities excluding essential services as defined in the LDC. The location of public
schools shall be coordinated with the Collier County School Board, based on the interlocal agreement
[established pursuant to] 163.3177 F.S. and in a manner consistent with 235.193 F.S. Schools and
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related ancillary uses shall be encouraged to locate in or proximate to CRDs, Villages, and
Hamlets subject to applicable zoning and permitting requirements.
A total of ±12.27 acres are set aside for public benefit uses. Staff agrees with the classification of the
specific uses as public benefit uses (based upon the description of “public benefit use” in the LDC). Public
benefit use acreage has been removed for purposes of determining credit use and calculating overall
SRA size.
Policy 4.21 does not apply, as this site is not within the ACSC, Area of Critical State Concern.
REVIEW OF SRA DOCUMENTS:At an October 18, 2019 meeting held among the application team
and staff representatives, a number of updates, changes and explanations were discussed and agreed
upon to address remaining issues. Those pertinent to this Consistency Review are identified below.
As with other, recently-recommended SRA, staff suggested similar revisions be made to Hyde Park,
and be reflected in the SRA Document and SRA Master Plan.
x Deviations, 6.1.1) re: 4.08.07.j.3.a.v, Village Design Criteria, Center to Edge Density & Intensity
Gradient, or Continuum = agreed to withdraw or revise to allow for neighborhood goods and
services in Neighborhood General Context Zone, and to add to 5.1.1.A. a list of those
neighborhood scale commercial uses (and appropriate accessory uses to 5.1.1.B.).[new
comment, from the October meeting]
Result, as of latest resubmittal: Deviation withdrawn; no issues remain with respect to this
Deviation.
x Deviations 6.1.2) and 3) re: Village Design Criteria, General Parking Criteria = agreed to revise
with an additional specificity, such as “…and prohibits parking in the front of buildings, except
on street parking within the right-of-way to instead allow parking in the front, side and rear
yards, when such parking is within the same block perimeter as, and is in support of, a grocery
store. …” and with recommendations for compensating/mitigating measures [new comment,
from the October meeting]
Result, as of latest resubmittal: now numbered as 6.1.1 and 6.1.2 – no revisions apparent;
no issues remain with respect to these Deviations.
x Deviations, 6.1.4) re: 4.08.07.J.2.d.iii.e.i, and 4.08.07.J.3.d.iii, Village Design Criteria, Maximum
Multi-Family Lot Size = agreed to revise with additional specificity by indicating another
maximum lot size, and with recommendations for compensating/mitigating measures; [new
comment, from the October meeting]
Result, as of latest resubmittal: now numbered as 6.3.2 – no revisions apparent; no issues
remain with respect to these Deviations.
x Deviations, 6.2.1) re: 4.08.07.2.d.iii.a, Neighborhood General, Center to Edge Density &
Intensity Gradient, or Continuum = agreed to withdraw or revise to allow for neighborhood
goods and services in Neighborhood General Context Zone, and to add to 5.1.1.A. a list of
those neighborhood scale commercial uses (and appropriate accessory uses to 5.1.1.B.); [new
comment, from the October meeting]
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Result, as of latest resubmittal: Deviation withdrawn; no issues remain with respect to this
Deviation.
x Deviations, 6.3.1) re: 4.08.07.J.2.d.iv.e, Neighborhood Edge, Parking Standards Same as Town
Core Parking Standards = agreed to revise with an additional specificity, to avoid Town Center
[Core] parking characteristics being applied throughout the project, per the LDC, and with
recommendations for compensating/mitigating measures.[new comment, from the October
meeting]
Result, as of latest resubmittal: Deviation withdrawn; no issues remain with respect to this
Deviation.
x Deviations, 6.4.1) re: 6.06.01.J, Transportation Standards, Street System Requirements =
agreed to be revised with a shorter maximum cul-de-sac length (1,200 ft.), and with
recommendations for compensating/mitigating measures such as mid-way passing-points,
etc. [new comment, from the October meeting]
Result, as of latest resubmittal: now numbered as 6.5.1 – Deviation revised; no issues remain
with respect to this Deviation.
Additionally:
Of the total number of residential units proposed, 300 are multi-family dwelling units; all of them
now proposed outside the village center – leaving the village center not mixed (commercial,
residential) use. Applicant agreed to revise materials to provide a percentage– or an outright number
– of the MFR units inside the village center.
Latest resubmittal SRA Document, Subsection 5.4.1.A, Village Center Context Zone, list of Permitted
Uses, includes “Multifamily dwelling units”. Section 5.4.1, Village Center Context Zone, Allowable
Uses and Structures, provides that “The Village Center is mixed use in nature, allowing multi-family
development as well as the required 45,000 square feet of neighborhood-scale commercial and
office uses, which will include, at a minimum, 8 retail or office uses, and 18,000 square feet of civic,
governmental, and institutional uses”. This section of the SRA document however, does not reflect
the applicant’s agreement to provide a percentage or an outright number of multi-family residential
units inside the Village Center. The SRA document states in Section IV, that minimum number of
multi-family dwelling units shall be 300 units, of which a minimum of 180 units shall be located in
the Village Center.
This180 unit figure should also be made part of Section 5.4.1, Village Center Context Zone, Allowable
Uses and Structures.
The petitioner had agreed to provide narrative statement(s) that describe and explain how this SRA
exhibits the characteristics pertaining to the mixed use village center; neighborhood-scale retail and
office uses; civic and institutional land uses; its compact, pedestrian-friendly form; the rural to urban
continuum; the similar massing, volume, frontage, scale and architectural features within the village
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center; and, so forth, and to, point out where examples of these characteristics are found in the SRA
Document and SRA Master Plan.
Narrative statement(s) to describe and explain these characteristics for this SRA were not provided
in resubmittal materials.
While not required, they remain considerably useful support materials to all reviewers.
CONCLUSIONS:
1.The requisite credits are either approved or pending approval, in sufficient number to enable
development of the project, and;[new comment]
2.The proposed Stewardship Receiving Area (SRA) for the project may be deemed consistent with
the Future Land Use Element, Rural Lands Stewardship Area Overlay. [new comment]
3.Comprehensive Planning also requests:
a.Make the 180-unit multi-family dwelling figure part of Section 5.4.1, Village Center Context
Zone, Allowable Uses and Structures, [new comment, from the October meeting]
cc: Ray Bellows, Zoning Manager, Zoning Services Section
David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
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Packet Pg. 261 Attachment: Attachment D - Developer Agreement Hyde Park Draft (11794 : Hyde Park Village (SRA))
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Packet Pg. 263 Attachment: Attachment D - Developer Agreement Hyde Park Draft (11794 : Hyde Park Village (SRA))
9.A.1.hPacket Pg. 264Attachment: Attachment D - Developer Agreement Hyde Park Draft (11794 : Hyde Park Village (SRA))
9.A.1.hPacket Pg. 265Attachment: Attachment D - Developer Agreement Hyde Park Draft (11794 : Hyde Park Village (SRA))
AMENITYAMENITYLAKE 2LAAKKEE 22222E EEKEKKLAKAALL(12.2 AC.)((122.22 AACAC.))C.)CACAC2 AA2.2.2122(1(1LAKE 1LLAAKEE 111E 1EKEKEAKAKLALA(6.3 AC)(66.33 AACAC))C))AC)C)ACAC.3 A3A(6.363(6(6LAKE 5(71.8 AC.)LAKE 7(23.3 AC.)LAKE 8(15.1 AC.)LAKE 10(20.8 AC.))LAKE 9 (7.5 AC.)LAKE 3LLAAKKEE 33(13.0 AC.)((133.00 AACAC..)LAKE 12(9.0 AC.)LAKE 13(4.4 AC.)LAKE 15(7.6 AC.)LAKE 11LAAKKEE 111(42.9 AC.)(4(422.99 AACC.).)LAKE 16(1.4 AC.)LITTORALLAKE 144L(2.4 AC.))LAKE 4LAAKKEE 44LLLLLLLLLLLLAAAAAAAAAAKKKKKKKEEEEEEEEEE44444444LLLLLLLLLLAALLAAAAAAAAAAAAKAAKKKKKKKKKKKEKKEEEEEEEEEEEEE444444444444LLLLLLLLLLLLLLLLLLLLLAAAAAAAALLLLLLLLLLAAAAAAAAAAAAAAAAAKKKKAAAAAAAAKKKKKKKKKKKKKEEEEKKKKKKKKEEEEEEEEEEEEEEEEEEEEEEEE44444444444444444444444444(3.2 AC.)(3(3..2 ACAC.C.)((((((33333333222222222222AAAAAAAACCCCCCCCCCC))))))))((((((33((((3333333333222222222222AAAAAAAAAAAAAACCAACCCCCCCCCCCCCC))))))))))))))((((((((((((333333333((((((((3333333333333222222233332222222222222222222222222AAAAAAAAAAAAAAAAAAAAAAAACCCCCCCCCCAAAAAAAACCCCCCCCCCCCCCCCCC)))).CCCCCCCCCC))))))))))))))))))))))ALLLITTORALLIITTTOORRAALLLLLLLLLLLLLLTTTTTTTTTTTTTTTTOOOOOOOOOOOOOOOOORRRRRRRRRAAAAAAAAALLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTOOOOOOOOOOOOOOOOOOOOOOOORRRROORRRRRRRRRRRRAARRAAAAAAAAAAAALLAAAALLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLILLLLLLLLLLLTTTTTTTTITTTTTTTTTTTTTTTTTTTTTTTTTTTTTTOOOOTTTTTTTTTTTTTTOOOOOOOOOOOOOOOOTTTTOOOOOOOOOOOOOOOOOOOOOOORRRRRRRROOOOOOOOOOOORRRRRRRRRRRRRRRRRRRAAAAAAAARRRRRRRRAAAAAAAAAAAAAAAAAAALLLLLLLLLLAAAAAAAALLLLLLLLLLLLLLLLLLLLLLAKE 6(6.2 AC.)LITTORALSCALE IN FEETSTORM DRAINCONNECTION POINTCS-1OUTFALL PIPEP1P2P3P5P4OIL WELL ROADLEGENDPROPOSED LAKE SYSTEM FOR OIL WELLROAD WIDENING STORMWATERTREATMENT AND ATTENUATION(LAKES 1, 2, 3, 4, 11, PIPES P1-P7, CS-1 OUTFALL PIPE)45 UTILITYEASEMENTSTORM DRAINCONNECTION POINTP6P7100 R.O.W.RESERVATIONPROPOSEDLAKE SYSTEMFOROILWELLROAD WIDENING STORMWATERTREATMENT AND ATTENUATIONIF WIDENING OCCURS PRE-DEVELOPMENT(LAKES 1, 2, TEMPORARY SWALES, CS-1 OUTFALL PIPE)TEMPORARYSWALETEMPORARYSWALETEMPORARYSWALEINSTALL TERMINAL M.H.(STA. 326 18.57,OFF. 202.29 L)INSTALL TERMINAL M.H.CS-2OUTFALL PIPE9.A.1.hPacket Pg. 266Attachment: Attachment D - Developer Agreement Hyde Park Draft (11794 : Hyde Park Village (SRA))
Exhibit E
TEMPORARY DRAINAGE EASEMENT
THIS TEMPORARY DRAINAGE EASEMENT, made and entered into this ____ day of
_________________, 20___ by ____________________, whose mailing address is
________________, (hereinafter referred to as “Grantor”), to COLLIER COUNTY, a political
subdivision of the State of Florida, whose mailing address is 3299 Tamiami Trail East, c/o the
Office of the County Attorney, Suite 800, Naples, Florida 34112, its successors and assigns,
(hereinafter referred to as “Grantee”).
(Wherever used herein the terms "Grantor" and "Grantee" include all the parties to this
instrument and their respective heirs, legal representatives, successors and assigns. Grantor
and Grantee are used for singular or plural, as the context requires.)
W I T N E S S E T H:
Grantor, for and in consideration of TEN DOLLARS ($10.00) and other valuable consideration
paid by the Grantee, the receipt and sufficiency of which is hereby acknowledged, hereby
conveys, grants, bargains and sells unto the Grantee, a temporary easement for the purposes of
constructing and maintaining a stormwater retention and treatment pond [SPECIFY PURPOSES]
over, under, upon and across the following described lands located in Collier County, Florida, to
wit:
See attached Exhibit "A" which is
incorporated herein by reference.
Subject to easements, restrictions, and reservations of record.
THIS IS/IS NOT HOMESTEAD PROPERTY
TO HAVE AND TO HOLD the same unto the Grantee, together with the right to enter upon said
land, place, excavate, and remove materials for the purpose of constructing and maintaining a
stormwater retention and treatment pond thereon [SPECIFY PURPOSES]. The easement
granted herein shall constitute an easement running with the land and shall burden the lands
described above until it’s termination.
The term of this Temporary Drainage Easement shall commence upon the issuance of
Grantee’s official Notice to Proceed to its roadway contractor for the construction of [ENTER
PROJECT NAME AND NUMBER] and shall automatically terminate ____ days therefrom.
IN WITNESS WHEREOF, the Grantor has caused these presents to be executed the date and
year first above written.
AS TO GRANTOR:
_____________________________ By:_____________________________
Witness:
_____________________________
Print Name:
_____________________________
Witness:
_____________________________
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Last Revised: 10/15/10
Print Name:
STATE OF _________________
COUNTY OF _______________
The foregoing Temporary Drainage Easement was acknowledged before me this ______ day of
__________________, 20_____, by _________, on behalf of ____________, who:
_____ is personally known to me
OR
_____ produced __________________________________________as proof of identity.
(affix notarial seal) ___________________________________
(Signature of Notary Public)
___________________________________
(Print Name of Notary Public)
Serial / Commission # (if any):___________
My Commission Expires: _______________
Approved as to form and legality:
_________
Assistant County Attorney
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950 Encore WayNaples, FL. 34110Phone: (239) 254-2000Florida Certificate ofAuthorization No.1772EXHIBIT FOIL WELL WIDENINGTEMP. STORM WATER EASEMENTOIL WELL ROADLAKE 1LAKE 29.A.1.hPacket Pg. 269Attachment: Attachment D - Developer Agreement Hyde Park Draft (11794 : Hyde Park Village (SRA))
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HYDE PARK SRA
PUBLIC FACILITIES IMPACT ASSESSMENT
Solid Waste
According to the Collier County 2017 AUIR, currently there is an existing landfill capacity of 17,244,316
tons, and a ten-year landfill capacity requirement of 2,625,495 tons. The estimated life of the landfill is 50
years. This is adequate to accommodate additional tons per capita generated by the proposed project.
All solid waste and recycling collection, handling, and disposal would be handled by the Collier County
licensed contractor and the residents would be billed for the cost of collection and disposal. Any commercial
components of the proposed development would secure service from a licensed solid waste / recycle
contractor that is permitted to operate within Collier County.
Stormwater Management
The stormwater management system will comply with SFWMD, State County, and Federal standards for
water quality treatment and discharge rates and will result in no adverse impacts to stormwater management
(drainage) level of service.
The Hyde Park property is currently permitted as a commercial mining operation by South Florida Water
Management District (SFWMD) and has a perimeter control berm that contains the 25 year, 3 day storm
with zero discharge prior to discharge through a control structure to the adjacent Faka Union Canal. The
property also has a small conservation area in the SE corner that is covered by a conservation easement
dedicated to SFWMD which will be vacated during the ERP permitting process. This small wetland is
isolated but will be retained as required by SFWMD
The proposed development scenario would involve a reshaping of most of the existing lakes to create a site
plan with more curvilinear road network that is typical of large scale residential developments throughout
Southwest Florida. The revised lake system would begin discharging at a controlled bleed down rate at the
current control elevation and reach the full discharge allowance during the 25 year, 3 day peak storm event
with discharge occurring through two structures that would be connected via pipes to the Faka Union canal.
The system would provide the treatment and attenuation volumes required by the SFWMD rules and the
littoral shelves required by Collier County LDC.
In addition to providing the required treatment and attenuation volumes for the proposed Hyde Park SRA,
the draft DCA anticipates that Hyde Park Phase 1 will accept, treat, and attenuate the stormwater runoff
from the proposed Oil Well Road expansion along the southern border. This mile long stretch of road
expansion is currently designed to flow into two offsite ponds that would have to be acquired by Collier
County Transportation. The following sections detail the benefits to Collier County that are derived by the
project agreeing to accept, attenuate, treat, and convey the stormwater from Oil Well road Basins 500 and
600.
The existing permit includes a total of 11.07 acres for the proposed pond sites. The county has agreed to
reimburse the applicant for the equivalent acreage as part of the DCA. The cost to clear the property would
be approximately $3,000 per acre for a total of $33,000
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The ponds would require the excavation of approximately 50,000 CY of material at an average cost of $3
per CY for a total excavation cost of $150,000. The pond sites would require approximately 11,000 SY of
sod at a cost of $2.70 per SY = $29,700. A fenced perimeter with a total length of 4,350 LF of 6’ tall fence
at a cost of $20 / LF + 2 gates * $1,000 per gate for a total cost of $89,000.
Total savings related to the construction costs of the county ponds = $301,700.
The outfall system for the two ponds would no longer be required since Hyde Park would accept and
conveys the stormwater to the Faka Union Canal. The drainage elements that will no longer be required
include the following pipes and structures:
4298 LF 36” RCP * $110 / LF = $472,780.00
253 LF 30” RCP * $93.75 / LF= $23,718.75
88 LF 24” RCP * $69.04 / LF = $6,075.52.00
13 Storm Manholes * $7800 each = $101,400.00
2 control structures * $7800 each = $15,600.00
Total cost savings from the outfall system = $619,574.27
All prices are based on the 12-month average prices for FDOT District 1 through May 2018.
Once constructed and secured the ponds, structures, and outfall system would require continual
maintenance in perpetuity. For the purpose of this exercise, we have assumed a 30-year period at $5,000
per year for a savings of $150,000.00.
In addition to these substantial savings, the Hyde Park system has been designed to provide 150% of the
required water quality which is 50% more than the existing permitted system would provide for Oil Well
road Basins 500 and 600.
The discharge rates from the runoff into the Faka Union Canal were set by a pre vs post analysis in the
existing permit. If the water is routed through the Hyde Park system, the discharge rates to the Faka Union
Canal will be reduced by over 85% from the currently approved permitted discharge rates. For background,
the existing basins are permitted to discharge at a rate of 0.75 CFS/acre while the revised design will limit
the discharge rate to the currently approved rate of .09 CFS/acre for the Faka Union Canal.
There are numerous drainage pipes in the current roadway design that convey water to the permitted ponds
that would not have to be built if Hyde Park agrees to accept the stormwater, and others that could be
substantially downsized. The reduced peak stages that result by routing the water through the Hyde Park
system provides sufficient freeboard to allow for greater head loss in the piping system that conveys the
runoff to the Hyde Park lake system. A more extensive analysis would be required to confirm the savings
possible as a result of the reduction in pipe sizes, so they have not been quantified as part of this exercise.
The existing Oil Well Road permit has higher control elevations for the two basins (500 and 600) that will
drain into the Hyde Park system. In the existing SFWMD conceptual permit, Basin 500 has a current control
elevation of 18.75 NGVD = 17.5 NAVD. The corresponding area will now discharge into a lake with a
control elevation of 13.5 NAVD or 4 feet lower. Basin 600 has a current control elevation of 19.0 NGVD
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= 17.75 NAVD. The corresponding area will now discharge into a lake with a control elevation of 14.0
NAVD or 3.75 feet lower.
As a direct result of the lower control elevations, the 25 year, 3 day peak stages used to determine the
minimum road elevation for this 5,350± LF segment of Oil Well Road will provide the county the
opportunity to substantially reduce the elevation of the proposed roadway while still meeting the standard
design parameters. Basins 500/600 currently have peak stages of 18.75 and 19.15 NAVD, respectively,
compared to the peak stages of 15.25 NAVD (-3.5’) and 15.69 NAVD (-3.46’) that will occur if the water
is routed into the Hyde Park system.
Lowering one mile of roadway with a 200’ cross section by 3.5’ on average would reduce the required fill
by (5,280 * 200 * 3.5)/27 = 136,900 CY in place. A conservative assumption of $16 per CY of imported
fill results in an estimate of $2.2M in savings in imported fill material.
If the standard 40% differential is applied between in place quantity versus truck measure quantity and the
standard $16 per CY truck measure was utilized, the cost savings in fill would increase to $3.1M. The
reduction in the amount of imported fill should also reduce the duration of the construction activity which
would result in additional unquantified savings
The existing bridge is at elevation 18.0 NAVD +/- which should be sufficient if the road is redesigned to
take advantage of the lower peak stages in the lake systems accepting the runoff. If the County were to use
our control elevations (established by Faka Union Canal elevations and approved by SFWMD) as a
precedent for the segment immediately east of Faka Union (Basin 400), that segment could also be lowered
which would allow the existing bridge across Faka Union to be incorporated into the road design. The
estimated savings related to the cost of the single bridge would be in the $1.1 M - $1.3 M range.
In summary, directing the storm water from Oil Well Road Basins 500 and 600 to the Hyde Park project
will benefit Collier County by saving the county taxpayers approximately $1.07M in construction and
operation costs, improving the water quality of the discharge, reducing the discharge rates to meet the
current allowable discharge rates, and offering the County additional opportunities for cost savings should
they choose to redesign the roadway to take advantage of the reduced peak stages.
The developer of Hyde Park will be responsible for all costs associated with the design, permitting,
construction, and operation of the proposed stormwater improvements required to serve the Hyde Park
development.
Water and Wastewater
The Hyde Park DCA includes sections that confirm that Collier County Utilities will supply both potable
water and sewer service to the Hyde Park Development. Please refer to the DCA for more detail with respect
to the utility agreement
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Irrigation Water
The Hyde Park DCA confirms that CCU will provide IQ water to the residential and commercial lots within
Hyde Park. The common areas and buffers will be irrigated via lake water withdrawn from the onsite lake
system. The lake water will be supplemented with well water withdrawn from the Lower Tamiami Aquifer
for the 68.6 acres of common area to be irrigated from the lakes. The monthly maximum withdrawal from
the aquifer will be 11.8 million gallons with an average annual allocation of 96.1 million gallons. Two
recharge wells are planned for the project. The applicant has a water use permit pending with SFWMD for
this purpose. Please see SFWMD Application #190701-14 for further detail if needed. The Hyde Park HOA
will own and manage the irrigation system for the common areas and buffers. Please refer to the DCA for
greater detail.
School Concurrency
The adopted level of service for schools is based upon permanent FISH capacity: 100% for high school
Concurrency Service Areas (CSAs); 95% for elementary CSAs; and 95% for middle school CSAs. The
subject site is within the E10 North Central Area CSA for elementary schools, the M3 North Central Area
CSA for middle schools, and the H3 North Central Area CSA for high schools. The FISH capacity and
enrollment data below is per the Collier County Public Schools Capital Improvement Plan, for fiscal years
2019 through 2038.
The E10 CSA includes two elementary schools, Corkscrew and Estates. They have a combined FISH
capacity of 1,499 students, a 2017/2018 peak enrollment of 1,220 students, and a projected 2022/2023
enrollment of 1,195 students (80% capacity).
The M3 CSA includes three middle schools, Corkscrew, Golden Gate, and Cypress Palm. They have a
combined FISH capacity of 3,219 students, a 2017/2018 peak enrollment of 2,606 students, and a projected
2022/2023 enrollment of 2,537 students (79% capacity).
The H3 CSA includes two high schools, Golden Gate and Palmetto Ridge. They have a combined FISH
capacity of 3,995 students, a 2017/2018 peak enrollment of 3,822 students, and a projected 2022/2023
enrollment of 3,995 (100% capacity). According to the Collier County Public Schools CIP, enrollment at
Golden Gate and Palmetto Ridge is being monitored.
The proposed development consists of 1,500 single-family and 300 multi-family residences. Applying the
student generation rates established in the 2015 Collier County School Impact Fee Study, the project is
anticipated to generate 543 new students at build out.
Residential Unit Type Units SGR
Projected
Students
Single Family Product A 534 0.34 182
Single Family Product B 598 0.34 203
Single Family Product C 368 0.34 125
Multi-Family (Apts) 1-10
Stories
300 0.11 33
Total 1,800 543
As the total projected number of students will be distributed between the E10, M3, and H3 CSAs, the
proposed development will not generate enough students to cause a substantial change in the level of
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service. Additionally, neighboring Rural Lands West has committed to allocate acreage for the development
of new school facilities. As a result, no additional public educational facilities are proposed within the SRA.
Per a meeting on April 27, 2018 with County staff members Amy Lockhart and Tom Eastman, this project
will not trigger level of service issues given existing and planned schools based on their analysis.
The proposed SRA will result in a permanent population of approximately 3,634 people, and a seasonal
population of approximately 4,361 people.
Residential
Unit Type Units
Permanent
Population
Hyde Park
Permanent Population
Peak Seasonal
Population
Hyde Park
Peak Seasonal
Population
Multi-Family (Apts)
1-10 Stories 300 1.05 315 1.26 378
Single Family
Product A 534 2.21 1,181 2.65 1,418
Single Family
Product B 598 2.21 1,323 2.65 1,588
Single Family
Product C 368 2.21 814 2.65 977
Total 1,800 3,634 4,361
Fire Control and Rescue District
The subject site is within the North Collier Fire Control and Rescue District. An EMS/fire station is located
at 13240 Immokalee Road, approximately 6.2 miles west of the property.
Transportation Impacts
See attached the attached Traffic Analysis for transportation impacts.
9.A.1.j
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Packet Pg. 316 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
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/EdZKhd/KE͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϳ
D d,KK>K'z͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϴ
D:KZ^^hDWd/KE^͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϵ
ĞǀĞůŽƉŵĞŶƚƐƐƵŵƉƚŝŽŶƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϵ
ZĞǀĞŶƵĞƐƐƵŵƉƚŝŽŶƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϬ
^ĂůĞƐ͕:ƵƐƚ͕ĂŶĚdĂdžĂďůĞsĂůƵĞƐ
WƌŽƉĞƌƚLJdĂdžĞƐ
džƉĞŶĚŝƚƵƌĞƐƐƵŵƉƚŝŽŶƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϭ
K>>/ ZKhEdz&/^>/DWd^͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭ Ϯ
ŽůůŝĞƌŽƵŶƚLJKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϮ
ŽůůŝĞƌŽƵŶƚLJKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞWƌŽũĞĐƚŝŽŶƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϮ
ŽůůŝĞƌŽƵŶƚLJKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞWƌŽũĞĐƚŝŽŶƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϯ
ŽůůŝĞƌŽƵŶƚLJĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϰ
ŽůůŝĞƌŽƵŶƚLJĂƉŝƚĂů/ŵƉĂĐƚƐďLJĞƉĂƌƚŵĞŶƚ
EKZd,K>>/ Z&/Z ΘZ ^h /^dZ/d͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϲ
EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϲ
EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŶŶƵĂůKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϴ
K>>/ ZKhEdz^,KK>^&/^>/DWd͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϵ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϵ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϯϭ
WW E/y͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϯϰ
' E Z>E>/D/d/E'KE/d/KE^͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϱϬ
9.A.1.k
Packet Pg. 317 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
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ϯ
dĂďůĞϭ͗,LJĚĞWĂƌŬĞǀĞůŽƉŵĞŶƚWƌŽŐƌĂŵ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϬ
dĂďůĞϮ͗,LJĚĞWĂƌŬZĞƐŝĚĞŶƚŝĂů^ĂůĞƐ͕:ƵƐƚ͕ĂŶĚdĂdžĂďůĞsĂůƵĞƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϬ
dĂďůĞϯ͗,LJĚĞWĂƌŬEŽŶƌĞƐŝĚĞŶƚŝĂů^ĂůĞƐ͕:ƵƐƚ͕ĂŶĚdĂdžĂďůĞsĂůƵĞƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϭ
dĂďůĞϰ͗,LJĚĞWĂƌŬŽƵŶƚLJdĂdžĂƐĞĂƚƵŝůĚŽƵƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϭ
dĂďůĞϱ͗ŽůůŝĞƌŽƵŶƚLJDŝůůĂŐĞZĂƚĞƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϭ
dĂďůĞϲ͗,LJĚĞWĂƌŬKƉĞƌĂƚŝŶŐŶŶƵĂůEĞƚ/ŵƉĂĐƚĂƚƵŝůĚŽƵƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϮ
dĂďůĞϳ͗,LJĚĞWĂƌŬŶŶƵĂůKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞWƌŽũĞĐƚŝŽŶƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϮ
dĂďůĞϴ͗,LJĚĞWĂƌŬŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞWƌŽũĞĐƚŝŽŶƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϯ
dĂďůĞϵ͗,LJĚĞWĂƌŬ/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞĨŽƌŽůůŝĞƌŽƵŶƚLJ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϱ
dĂďůĞϭϬ͗,LJĚĞWĂƌŬ>Ăǁ ŶĨŽƌĐĞŵĞŶƚĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϳ
dĂďůĞϭϭ͗,LJĚĞWĂƌŬ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϴ
dĂďůĞϭϮ͗,LJĚĞWĂƌŬ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ ƋƵŝƉŵĞŶƚŽƐƚƉĞƌĞƌƚŝĨŝĞĚWŽůŝĐĞKĨĨŝĐĞƌ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϴ
dĂďůĞϭϯ͗,LJĚĞWĂƌŬŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϵ
dĂďůĞϭϰ͗,LJĚĞWĂƌŬŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐĂƉŝƚĂůŽƐƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϵ
dĂďůĞϭϱ͗,LJĚĞWĂƌŬŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐ/ŶĚĞdžĞĚŽƐƚƉĞƌZĞƐŝĚĞŶƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϭϵ
dĂďůĞϭϲ͗,LJĚĞWĂƌŬ D^ĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϮϬ
dĂďůĞϭϳ͗,LJĚĞWĂƌŬ D^ůůŽĐĂƚĞĚĂƉŝƚĂůŽƐƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϮϬ
dĂďůĞϭϴ͗,LJĚĞWĂƌŬZĞŐŝŽŶĂůWĂƌŬƐĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϭ
dĂďůĞϭϵ͗,LJĚĞWĂƌŬZĞŐŝŽŶĂůWĂƌŬƐ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϭ
dĂďůĞϮϬ͗,LJĚĞWĂƌŬZĞŐŝŽŶĂůWĂƌŬƐ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌĐƌĞ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϭ
dĂďůĞϮϭ͗,LJĚĞWĂƌŬŽŵŵƵŶŝƚLJWĂƌŬƐĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϮϮ
dĂďůĞϮϮ͗,LJĚĞWĂƌŬŽŵŵƵŶŝƚLJWĂƌŬƐ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϮϮ
dĂďůĞϮϯ͗,LJĚĞWĂƌŬŽŵŵƵŶŝƚLJWĂƌŬƐ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌĐƌĞ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϮϮ
dĂďůĞϮϰ͗,LJĚĞWĂƌŬ>ŝďƌĂƌŝĞƐĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϯ
dĂďůĞϮϱ͗,LJĚĞWĂƌŬ>ŝďƌĂƌLJ&ĂĐŝůŝƚŝĞƐ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϯ
dĂďůĞϮϲ͗,LJĚĞWĂƌŬ'ĞŶĞƌĂů'ŽǀĞƌŶŵĞŶƚĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϰ
dĂďůĞϮϳ͗,LJĚĞWĂƌŬ'ĞŶĞƌĂů'ŽǀĞƌŶŵĞŶƚĂƉŝƚĂůŽƐƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϰ
dĂďůĞϮϴ͗,LJĚĞWĂƌŬEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚĂƉŝƚĂů/ŵƉĂĐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϳ
dĂďůĞϮϵ͗,LJĚĞWĂƌŬ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚĂƉŝƚĂůŽƐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϳ
dĂďůĞϯϬ͗,LJĚĞWĂƌŬEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞ/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϴ
dĂďůĞϯϭ͗,LJĚĞWĂƌŬŝŐŽƌŬƐĐƌĞǁ/ƐůĂŶĚ^ŶŶƵĂůKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐĂƚƵŝůĚŽƵƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϴ
dĂďůĞϯϮ͗,LJĚĞWĂƌŬWƌŽũĞĐƚĞĚWƵďůŝĐ^ĐŚŽŽů ŶƌŽůůŵĞŶƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϵ
dĂďůĞϯϯ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚϮϬϮϮͲϮϯǀĂŝůĂďůĞĂƉĂĐŝƚLJ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘Ϯϵ
dĂďůĞϯϰ͗,LJĚĞWĂƌŬWƌŽũĞĐƚĞĚ ŶƌŽůůŵĞŶƚďLJ^ĐŚŽŽůdLJƉĞ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϯϬ
dĂďůĞϯϱ͗,LJĚĞWĂƌŬ^ĐŚŽŽůĂƉŝƚĂůŽƐƚƐ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϯϬ
dĂďůĞϯϲ͗,LJĚĞWĂƌŬ^ĐŚŽŽů/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϯϭ
dĂďůĞϯϳ͗,LJĚĞWĂƌŬ^ĐŚŽŽůEĞƚĂƉŝƚĂů/ŵƉĂĐƚƐʹdŽƚĂůĂƐŚ&ůŽǁƉƉƌŽĂĐŚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϯϭ
dĂďůĞϯϴ͗,LJĚĞWĂƌŬ>ŽĐĂůĚsĂůŽƌĞŵ^ĐŚŽŽůKƉĞƌĂƚŝŶŐdĂdžĞƐĂƚƵŝůĚŽƵƚ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘ϯϯ
9.A.1.k
Packet Pg. 318 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϰ
y hd/s ^hDDZz
,LJĚĞWĂƌŬsŝůůĂŐĞƉƌŽǀŝĚĞƐŽůůŝĞƌŽƵŶƚLJƚŚĞƵŶŝƋƵĞŽƉƉŽƌƚƵŶŝƚLJƚŽƚƌĂŶƐĨŽƌŵĂŶƵŶĚĞƌƵƚŝůŝnjĞĚ
ϲϱϱͲĂĐƌĞƐŝƚĞ͕ĐƵƌƌĞŶƚůLJƉĞƌŵŝƚƚĞĚĂƐĂŵŝŶŝŶŐŽƉĞƌĂƚŝŽŶ͕ƚŽĂǀŝďƌĂŶƚŵŝdžĞĚͲƵƐĞĐŽŵŵƵŶŝƚLJ
ǁŚŝĐŚŝƐƉƌŽũĞĐƚĞĚƚŽŝŶĐƌĞĂƐĞƚŚĞƚĂdžǀĂůƵĞŽĨƚŚĞƉƌŽƉĞƌƚLJĨƌ ŽŵΨϮϭϬ͕ϬϬϬƚŽĚĂLJƚŽΨϰϳϯ͘ϱŵŝůůŝŽŶ
ĂƚďƵŝůĚŽƵƚ͘
,LJĚĞWĂƌŬsŝůůĂŐĞŝƐƐƚƌĂƚĞŐŝĐĂůůLJůŽĐĂƚĞĚŶĞĂƌĞůĞŵĞŶƚĂƌLJĂŶĚŵŝĚĚůĞƐĐŚŽŽůƐǁŝƚŚĂǀĂŝůĂďůĞ
ĐĂƉĂĐŝƚLJĂŶĚǁŝƚŚŝŶϭ͘ϲŵŝůĞƐŽĨĂƉůĂŶŶĞĚĨŝƌĞĂŶĚ D^ĨĂĐŝůŝƚLJǁŚŝĐŚEŽƌƚŚŽůůŝĞƌ&ŝƌĞŽŶƚƌŽů
ĂŶĚZĞƐĐƵĞŝƐƚƌŝĐƚŚĂƐƌĞĂĚŝĞĚĨŽƌǀĞƌƚŝĐĂůĚĞǀĞůŽƉŵĞŶƚ͘^ŝŶĐĞƚŚĞĐĂƉŝƚĂůŝŵƉĂĐƚƐŽŶŽůůŝĞƌ
ŽƵŶƚLJĂƌĞŵŽƌĞůŝŵŝƚĞĚĚƵĞƚŽĚŝƐƚŝŶĐƚůŽĐĂƚŝŽŶĨĂĐƚŽƌƐ͕,LJĚĞWĂƌŬsŝůůĂŐĞŝƐƉƌŽũĞĐƚĞĚƚŽďĞ
ĨŝƐĐĂůůLJŶĞƵƚƌĂů͘ƐĚŝƐĐƵƐƐĞĚŝŶƚŚŝƐƌĞƉŽƌƚ͕ƚŚĞƉƌŽũĞĐƚŚĂƐƚŚĞƉŽƚĞŶƚŝĂůƚŽŐĞŶĞƌĂƚĞƐŝŐŶŝĨŝĐĂŶƚ
ĐŽƐƚƐĂǀŝŶŐƐƚŽŽůůŝĞƌŽƵŶƚLJǁŝƚŚƌĞŐĂƌĚƚŽKŝůtĞůůZŽĂĚ͛ƐƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚƐLJƐƚĞŵ͘
&ŝŐƵƌĞϭ͗,LJĚĞWĂƌŬ^ŝƚĞĂŶĚWƵďůŝĐ&ĂĐŝůŝƚŝĞƐ>ŽĐĂƚŝŽŶ
^ŽƵƌĐĞ͗,ŽůĞDŽŶƚĞƐ͕ϮϬϭϴ
ƐƌĞĨůĞĐƚĞĚŝŶƚŚĞƚĂďůĞďĞůŽǁ͕,LJĚĞWĂƌŬsŝůůĂŐĞǁŝůůŐĞŶĞƌĂƚĞƐƵďƐƚĂŶƚŝĂůƚĂdžĂŶĚŝŵƉĂĐƚĨĞĞ
ƌĞǀĞŶƵĞƐĨŽƌŽůůŝĞƌŽƵŶƚLJ͕ƚŚĞEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ͕ĂŶĚŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ͘
dŚĞƌĞƐƵůƚƐĂƌĞƉƌĞƐĞŶƚĞĚĂƚƚŚĞƉƌŽũĞĐƚ͛ƐďƵŝůĚŽƵƚ͘
9.A.1.k
Packet Pg. 319 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϱ
^ƵŵŵĂƌLJdĂďůĞϭ͗,LJĚĞWĂƌŬsŝůůĂŐĞ&ŝƐĐĂů,ŝŐŚůŝŐŚƚƐ
ΎĂƐĞĚŽŶ&zϮϬϭϴŽƉĞƌĂƚŝŶŐŵŝůůĂŐĞĨŽƌƚŚĞŝŐŽƌŬƐĐƌĞǁ/ƐůĂŶĚ^͘
ΎΎdŚĞ&ůŽƌŝĚĂ>ĞŐŝƐůĂƚƵƌĞƐĞƚƐƚŚĞŵĂũŽƌŝƚLJŽĨƐĐŚŽŽůĚŝƐƚƌŝĐƚŽƉĞƌĂƚŝŶŐƌĞǀĞŶƵĞƐƚŚƌŽƵŐŚƐƚĂƚĞǁŝĚĞĞƋƵĂůŝnjĂƚŝŽŶĨŽƌŵƵůĂƐ͘
^ŽƵƌĐĞ͗W&'͕ϮϬϭϴ
,LJĚĞWĂƌŬ&ŝƐĐĂů,ŝŐŚůŝŐŚƚƐ zĞĂƌƚƵŝůĚŽƵƚ zĞĂƌƚƵŝůĚŽƵƚ
ŽůůŝĞƌŽƵŶƚLJ͗ŽƵŶƚLJǁŝĚĞ D^dh
,LJĚĞWĂƌŬĚsĂůŽƌĞŵdĂdžĂƐĞ ϰϳϯ͕ϳϬϭ͕ϬϬϬΨ ϰϳϯ͕ϳϬϭ͕ϬϬϬΨ
ƵƌƌĞŶƚdĂdžĂďůĞsĂůƵĞŽĨWĂƌĐĞů;ϲϱϰĂĐƌĞƐͿ ϮϭϬ͕ϬϬϬ ϮϭϬ͕ϬϬϬ
/ŶĐƌĞĂƐĞŝŶdĂdžĂƐĞ ϰϳϯ͕ϰϵϭ͕ϬϬϬΨ ϰϳϯ͕ϰϵϭ͕ϬϬϬΨ
,LJĚĞWĂƌŬEĞƚŶŶƵĂů&ŝƐĐĂůĞŶĞĨŝƚ ŽƵŶƚLJǁŝĚĞ D^dh
,LJĚĞWĂƌŬdŽƚĂůŶŶƵĂůKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞƐ Ϯ͕ϱϱϮ͕ϬϬϬΨ ϰϱϱ͕ϬϬϬΨ
,LJĚĞWĂƌŬdŽƚĂůŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞƐ Ϯ͕ϰϰϯ͕ϬϬϬ ϯϴϬ͕ϬϬϬ
,LJĚĞWĂƌŬdŽƚĂůŶŶƵĂůEĞƚKƉĞƌĂƚŝŶŐ^ƵƌƉůƵƐ ϭϬϵ͕ϬϬϬΨ ϳϱ͕ϬϬϬΨ
EŽƌƚŚŽůůŝĞƌ&ŝƌĞĂŶĚZĞƐĐƵĞŝƐƚƌŝĐƚ͗&ŝƌĞŝƐƚƌŝĐƚ
,LJĚĞWĂƌŬŶŶƵĂůĚsĂůŽƌĞŵdĂdžZĞǀĞŶƵĞƐΎ ϭ͕ϲϱϴ͕ϬϬϬΨ
,LJĚĞWĂƌŬdŽƚĂůŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞƐ ϲϵϬ͕ϬϬϬ
,LJĚĞWĂƌŬdŽƚĂůŶŶƵĂůEĞƚKƉĞƌĂƚŝŶŐ^ƵƌƉůƵƐ ϵϲϴ͕ϬϬϬΨ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ͗^ĐŚŽŽůŝƐƚƌŝĐƚ
,LJĚĞWĂƌŬĚsĂůŽƌĞŵdĂdžĂƐĞ ϰϵϴ͕ϳϱϮ͕ϬϬϬΨ
,LJĚĞWĂƌŬEĞƚ&ŝƐĐĂůĞŶĞĨŝƚ͗ŶŶƵĂůKƉĞƌĂƚŝŶŐΎΎ dŽƚĂůĂƉŝƚĂů
ŶŶƵĂůĚsĂůŽƌĞŵKƉĞƌĂƚŝŶŐͬdŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞƐ ϭ͕ϴϭϲ͕ϬϬϬΨ Ϯϳ͕ϯϱϬ͕ϬϬϬΨ
ŶŶƵĂůĚsĂůŽƌĞŵKƉĞƌĂƚŝŶŐͬdŽƚĂůĂƉŝƚĂů džƉĞŶĚŝƚƵƌĞƐ ϭ͕ϴϭϲ͕ϬϬϬ Ϯϳ͕ϯϱϬ͕ϬϬϬ
ŶŶƵĂůĚsĂůŽƌĞŵKƉĞƌĂƚŝŶŐͬdŽƚĂůĂƉŝƚĂů^ƵƌƉůƵƐ ͲΨ ͲΨ
,LJĚĞWĂƌŬŶŶƵĂůĚsĂůŽƌĞŵdĂdžZĞǀĞŶƵĞƐ͗ƚƵŝůĚŽƵƚ
ŽůůŝĞƌŽƵŶƚLJ ϭ͕ϲϴϵ͕ϬϬϬΨ
ŽůůŝĞƌŽƵŶƚLJD^dh ϯϴϮ͕ϬϬϬ
EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞ ϭ͕ϲϱϴ͕ϬϬϬ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐͲĚsĂůŽƌĞŵKƉĞƌĂƚŝŶŐ ϭ͕ϴϭϲ͕ϬϬϬ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐͲĂƉŝƚĂů/ŵƉƌŽǀĞŵĞŶƚ ϳϯϴ͕ϬϬϬ
dŽƚĂů,LJĚĞWĂƌŬŶŶƵĂůĚsĂůŽƌĞŵdĂdžZĞǀĞŶƵĞƐ ϲ͕Ϯϴϯ͕ϬϬϬΨ
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ͗WƌŽũĞĐƚdŽƚĂů
ŽŵŵƵŶŝƚLJWĂƌŬƐ ϭ͕ϱϯϴ͕ϬϬϬΨ
ZĞŐŝŽŶĂůWĂƌŬƐ ϰ͕ϰϭϭ͕ϬϬϬ
ZŽĂĚƐ ϭϯ͕ϯϬϵ͕ϬϬϬ
D^ ϮϰϮ͕ϬϬϬ
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐ ϭ͕ϱϵϮ͕ϬϬϬ
>ŝďƌĂƌŝĞƐ ϱϱϮ͕ϬϬϬ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚ ϭ͕ϬϬϯ͕ϬϬϬ
:Ăŝů ϴϰϵ͕ϬϬϬ
tĂƚĞƌ ϰ͕ϲϱϬ͕ϬϬϬ
tĂƐƚĞǁĂƚĞƌ ϰ͕ϵϬϮ͕ϬϬϬ
dŽƚĂůŽůůŝĞƌŽƵŶƚLJ/ŵƉĂĐƚ&ĞĞƐ ϯϯ͕Ϭϰϴ͕ϬϬϬΨ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ ϭϰ͕Ϭϯϴ͕ϬϬϬΨ
EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞ ϭ͕Ϭϴϵ͕ϬϬϬ
dŽƚĂů/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϰϴ͕ϭϳϱ͕ϬϬϬΨ
9.A.1.k
Packet Pg. 320 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϲ
ĞǀĞůŽƉĞƌŐƌĞĞŵĞŶƚƐ͕ĂƐĚĞƐĐƌŝďĞĚŝŶƚŚŝƐƌĞƉŽƌƚ͕ǁŝůůďĞŶĞŐŽƚŝĂƚĞĚǁŝƚŚƚŚĞŽƵŶƚLJƉƌŝŽƌƚŽ
ƚŚĞ^ZĂƉƉƌŽǀĂů͘
ƐĚĞŵŽŶƐƚƌĂƚĞĚŝŶƚŚŝƐƌĞƉŽƌƚ͕W&'ĐŽŶĐůƵĚĞƐƚŚĂƚƚŚĞƉƌŽƉŽƐĞĚ,LJĚĞWĂƌŬsŝůůĂŐĞŝƐĨŝƐĐĂůůLJ
ŶĞƵƚƌĂů͕ĂƐĚĞĨŝŶĞĚ͕ĨŽƌŽůůŝĞƌŽƵŶƚLJ͕ƚŚĞEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ͕ĂŶĚƚŚĞŽůůŝĞƌ
ŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚ͘
^ƵŵŵĂƌLJdĂďůĞϮ͗,LJĚĞWĂƌŬEĞƚ&ŝƐĐĂů/ŵƉĂĐƚŽŶĐůƵƐŝŽŶƐƉĞƌdĂdžŝŶŐƵƚŚŽƌŝƚLJ
^ŽƵƌĐĞ͗W&'͕ϮϬϭϴ
:ƵƌŝƐĚŝĐƚŝŽŶ EĞƚ&ŝƐĐĂů :ƵƌŝƐĚŝĐƚŝŽŶ EĞƚ&ŝƐĐĂů
ŽůůŝĞƌŽƵŶƚLJ ŽůůŝĞƌŽƵŶƚLJ
ŶŶƵĂůKƉĞƌĂƚŝŽŶƐ͗ ŶŶƵĂůKƉĞƌĂƚŝŽŶƐĂŶĚĂƉŝƚĂů͗
'ĞŶĞƌĂů&ƵŶĚƐ'ƌŽƵƉŝŶŐ EĞƵƚƌĂů tĂƚĞƌ EĞƵƚƌĂů
D^dh EĞƵƚƌĂů tĂƐƚĞǁĂƚĞƌ EĞƵƚƌĂů
ĂƉŝƚĂů͗ ĂƉŝƚĂůĂŶĚKƉĞƌĂƚŝŽŶƐ͗
ŽŵŵƵŶŝƚLJWĂƌŬƐ WŽƐŝƚŝǀĞ ^ŽůŝĚtĂƐƚĞ EĞƵƚƌĂů
ZĞŐŝŽŶĂůWĂƌŬƐ WŽƐŝƚŝǀĞ ^ƚŽƌŵǁĂƚĞƌ EĞƵƚƌĂů
ZŽĂĚƐ EĞƵƚƌĂů EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ
D^ EĞƵƚƌĂů ŶŶƵĂůKƉĞƌĂƚŝŽŶƐ WŽƐŝƚŝǀĞ
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐ EĞƵƚƌĂů ĂƉŝƚĂů WŽƐŝƚŝǀĞ
>ŝďƌĂƌŝĞƐ WŽƐŝƚŝǀĞ ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚ EĞƵƚƌĂů ŶŶƵĂůKƉĞƌĂƚŝŽŶƐΎ EĞƵƚƌĂů
:Ăŝů EĞƵƚƌĂů ĂƉŝƚĂů EĞƵƚƌĂů
ΎdŚĞ&ůŽƌŝĚĂ>ĞŐŝƐůĂƚƵƌĞƐĞƚƐƚŚĞŵĂũŽƌŝƚLJŽĨƐĐŚŽŽůĚŝƐƚƌŝĐƚŽƉĞƌĂƚŝŶŐƌĞǀĞŶƵĞƐƚŚƌŽƵŐŚƐƚĂƚĞǁŝĚĞĞƋƵĂůŝnjĂƚŝŽŶĨŽƌŵƵůĂƐ͘
9.A.1.k
Packet Pg. 321 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϳ
/EdZKhd/KE
Ŷ ĐŽŶŽŵŝĐƐƐĞƐƐŵĞŶƚŝƐƌĞƋƵŝƌĞĚĂƐƉĂƌƚŽĨƚŚĞ^ƚĞǁĂƌĚƐŚŝƉZĞĐĞŝǀŝŶŐ ƌĞĂ ;͞^Z͟Ϳ
ĞƐŝŐŶĂƚŝŽŶƉƉůŝĐĂƚŝŽŶWĂĐŬĂŐĞ͕ĂŶĚĞĂĐŚ^ZŵƵƐƚĚĞŵŽŶƐƚƌĂƚĞƚŚĂƚŝƚƐĚĞǀĞůŽƉŵĞŶƚ͕ĂƐĂ
ǁŚŽůĞ͕ǁŝůůďĞĨŝƐĐĂůůLJŶĞƵƚƌĂůŽƌƉŽƐŝƚŝǀĞƚŽƚŚĞŽƵŶƚLJƚĂdžďĂƐĞ͘ƚĂŵŝŶŝŵƵŵ͕ƚŚĞ ĐŽŶŽŵŝĐ
ƐƐĞƐƐŵĞŶƚƐŚĂůůĐŽŶƐŝĚĞƌƚŚĞĨŽůůŽǁŝŶŐƉƵďůŝĐĨĂĐŝůŝƚŝĞƐĂŶĚƐĞƌǀŝĐĞƐ͗ƚƌĂŶƐƉŽƌƚĂƚŝŽŶ͕ƉŽƚĂďůĞ
ǁĂƚĞƌ͕ ǁĂƐƚĞǁĂƚĞƌ͕ ŝƌƌŝŐĂƚŝŽŶ ǁĂƚĞƌ͕ ƐƚŽƌŵǁĂƚĞƌ ŵĂŶĂŐĞŵĞŶƚ͕ ƐŽůŝĚ ǁĂƐƚĞ͕ ƉĂƌŬƐ͕ ůĂǁ
ĞŶĨŽƌĐĞŵĞŶƚ͕ĞŵĞƌŐĞŶĐLJŵĞĚŝĐĂůƐĞƌǀŝĐĞƐ͕ĨŝƌĞ͕ĂŶĚƐĐŚŽŽůƐ͘
dŚĞ ,LJĚĞ WĂƌŬ sŝůůĂŐĞ ;͞,LJĚĞ WĂƌŬ͟ Žƌ ͞sŝůůĂŐĞ͟Ϳ ^Z͕ ƉƌŽƉŽƐĞĚďLJ EĞĂů ŽŵŵƵŶŝƚŝĞƐ ŽĨ
^ŽƵƚŚǁĞƐƚ&ůŽƌŝĚĂ͕>>;͞ĞǀĞůŽƉĞƌ͟Ϳ͕ŝƐůŽĐĂƚĞĚŝŶĞĂƐƚĞƌŶŽůůŝĞƌŽƵŶƚLJŝŶ^ĞĐƚŝŽŶϭϲ͕dŽǁŶƐŚŝƉ
ϰϴ^ŽƵƚŚ͕ĂŶĚZĂŶŐĞϮϴ ĂƐƚ͘dŚĞsŝůůĂŐĞĐŽŶƐŝƐƚƐŽĨϲϱϰ͘ϳϵĂĐƌĞƐ͘,LJĚĞWĂƌŬŝƐďŽƵŶĚĞĚŽŶƚŚĞ
ƐŽƵƚŚďLJKŝůtĞůůZŽĂĚ͕ŽŶƚŚĞtĞƐƚďLJĂϭϬϬцĨŽŽƚǁŝĚĞĚƌĂŝŶĂŐ ĞĐĂŶĂůĂŶĚ'ŽůĚĞŶ'ĂƚĞ ƐƚĂƚĞƐ
njŽŶĞĚƉƌŽƉĞƌƚŝĞƐ͕ƚŽƚŚĞEŽƌƚŚďLJ'ŽůĚĞŶ'ĂƚĞ ƐƚĂƚĞƐnjŽŶĞĚƉƌŽƉĞƌƚŝĞƐ͕ĂŶĚƚŽƚŚĞ ĂƐƚďLJĂ
ĨƵƚƵƌĞƉƵďůŝĐƌŽĂĚǁĂLJ͕ĂŶĚƚŚĞŶͲD,KͲZ>^KƉƌŽƉĞƌƚŝĞƐǁŚŝĐŚĂƌĞŝŶĂĐƚŝǀĞĂŐƌŝĐƵůƚƵƌĞĂŶĚ
ǁŚŝĐŚĂƌĞƉƌŽƉŽƐĞĚĨŽƌĚĞƐŝŐŶĂƚŝŽŶĂƐĂŶ^ZsŝůůĂŐĞ;ZŝǀĞƌŐƌĂƐƐͿ͘ĞƐŽƚŽŽƵůĞǀĂƌĚƚĞƌŵŝŶĂƚĞƐ
ĂƚKŝůtĞůůZŽĂĚĂƉƉƌŽdžŝŵĂƚĞůLJϭ͕ϬϬϬĨĞĞƚĨƌŽŵƚŚĞĞĂƐƚĞƌŶďŽƵŶĚĂƌLJŽĨƚŚĞ^Z͘
/ŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚƚŚĞZ>^KǀĞƌůĂLJĚĞĨŝŶŝƚŝŽŶŽĨĂsŝůůĂŐĞ͕,LJĚĞWĂƌŬŝƐƉƌŝŵĂƌŝůLJĂƌĞƐŝĚĞŶƚŝĂů
ĐŽŵŵƵŶŝƚLJǁŚŝĐŚŝŶĐůƵĚĞƐĂĚŝǀĞƌƐŝƚLJŽĨŚŽƵƐŝŶŐƚLJƉĞƐĂŶĚĂŵĂdžŝŵƵŵŽĨϭ͕ϴϬϬĚǁĞůůŝŶŐƵŶŝƚƐ͘
,LJĚĞWĂƌŬŝŶĐůƵĚĞƐĂϮϲ͘ϮϬцĂĐƌĞŵŝdžĞĚͲƵƐĞsŝůůĂŐĞĞŶƚĞƌƉƌŽǀŝĚŝŶŐĨŽƌďŽƚŚƌĞƐŝĚĞŶƚŝĂůŵƵůƚŝͲ
ĨĂŵŝůLJĚĞǀĞůŽƉŵĞŶƚĂŶĚŶĞŝŐŚďŽƌŚŽŽĚƐĐĂůĞĚƌĞƚĂŝů͕ŽĨĨŝĐĞ͕ĐŝǀŝĐĂŶĚĐŽŵŵƵŶŝƚLJƵƐĞƐ͘dŚĞ^Z
ŝƐĚĞƐŝŐŶĞĚƚŽĞŶĐŽƵƌĂŐĞƉĞĚĞƐƚƌŝĂŶĂŶĚďŝĐLJĐůĞĐŝƌĐƵůĂƚŝŽŶƚŚƌŽƵŐŚĂŶŝŶƚĞƌĐŽŶŶĞĐƚĞĚƐŝĚĞǁĂůŬ
ĂŶĚƉĂƚŚǁĂLJƐLJƐƚĞŵƐĞƌǀŝŶŐƚŚĞĞŶƚŝƌĞ,LJĚĞWĂƌŬĂŶĚǁŝƚŚĂŶŝŶƚĞƌĐŽŶŶĞĐƚĞĚƐLJƐƚĞŵŽĨƐƚƌĞĞƚƐ͕
ĚŝƐƉĞƌƐŝŶŐĂŶĚƌĞĚƵĐŝŶŐďŽƚŚƚŚĞŶƵŵďĞƌĂŶĚůĞŶŐƚŚŽĨǀĞŚŝĐůĞƚƌŝƉƐ͘,LJĚĞWĂƌŬĂůƐŽŝŶĐůƵĚĞƐĂ
ĐĞŶƚƌĂůůLJůŽĐĂƚĞĚsŝůůĂŐĞŵĞŶŝƚLJĂŶĚtĞůůŶĞƐƐĞŶƚĞƌĂŶĚƐĞǀĞƌĂůůŝŶĞĂƌƉĂƌŬƐůŽĐĂƚĞĚǁŝƚŚŝŶƚŚĞ
EĞŝŐŚďŽƌŚŽŽĚ ĚŐĞŽŶƚĞdžƚŽŶĞ͘
ĞǀĞůŽƉŵĞŶƚWůĂŶŶŝŶŐΘ&ŝŶĂŶĐŝŶŐ'ƌŽƵƉ͕/ŶĐ͘;͞W&'͟ͿǁĂƐƌĞƚĂŝŶĞĚƚŽƉƌĞƉĂƌĞĂŶ ĐŽŶŽŵŝĐ
ƐƐĞƐƐŵĞŶƚĨŽƌƚŚĞ,LJĚĞWĂƌŬ^Z͘dŚŝƐƌĞƉŽƌƚƉƌŽǀŝĚĞƐĐŽŵƉůĞƚĞĂŶĚƚƌĂŶƐƉĂƌĞŶƚƐƵƉƉŽƌƚĨŽƌ
ƚŚĞŵĞƚŚŽĚŽůŽŐLJ͕ĂƐƐƵŵƉƚŝŽŶƐ͕ĂŶĚĐĂůĐƵůĂƚŝŽŶƐĂƉƉůŝĞĚƚŽĚĞŵŽŶƐƚƌĂƚĞĨŝƐĐĂůŶĞƵƚƌĂůŝƚLJĨŽƌƚŚĞ
,LJĚĞWĂƌŬ^ZĨŽƌŽůůŝĞƌŽƵŶƚLJ;͞ŽƵŶƚLJ͟Ϳ͕ƚŚĞEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ͕ĂŶĚƚŚĞ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚ;͞^ĐŚŽŽůŝƐƚƌŝĐƚ͟Ϳ͘
9.A.1.k
Packet Pg. 322 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϴ
D d,KK>K'z
dŚĞ'ŽǀĞƌŶŵĞŶƚ&ŝŶĂŶĐĞKĨĨŝĐĞƌƐƐƐŽĐŝĂƚŝŽŶ;͞'&K͟ͿϭŽƵƚůŝŶĞƐƚŚĞŵŽƐƚĐŽŵŵŽŶŵĞƚŚŽĚƐĨŽƌ
ĞƐƚŝŵĂƚŝŶŐƐĞƌǀŝĐĞĐŽƐƚƐŝŶĨŝƐĐĂůŝŵƉĂĐƚĂŶĂůLJƐŝƐĂƐ͗ĂǀĞƌĂŐĞĐŽƐƚ͕ŵĂƌŐŝŶĂůĐŽƐƚ͕ĐŽŵƉĂƌŝƐŽŶƐƚŽ
ŽƚŚĞƌŐŽǀĞƌŶŵĞŶƚƐĂŶĚĞĐŽŶŽŵĞƚƌŝĐŵŽĚĞůŝŶŐ͘/ŶŵĂŶLJĐĂƐĞƐ͕ĨŝƐĐĂůŝŵƉĂĐƚĂŶĂůLJƐŝƐƵƐĞƐĂ
ĐŽŵďŝŶĂƚŝŽŶŽĨƚŚĞƐĞŵĞƚŚŽĚƐƚŽŐĞŶĞƌĂƚĞĂƉƌŽũĞĐƚŝŽŶ͘
xǀĞƌĂŐĞŽƐƚŝƐƚŚĞĞĂƐŝĞƐƚĂŶĚŵŽƐƚĐŽŵŵŽŶŵĞƚŚŽĚĂŶĚĂƐƐƵŵĞƐƚŚĞĐƵƌƌĞŶƚĐŽƐƚŽĨ
ƐĞƌǀŝŶŐƌĞƐŝĚĞŶƚƐĂŶĚďƵƐŝŶĞƐƐĞƐǁŝůůĞƋƵĂůƚŚĞĐŽƐƚŽĨƐĞƌǀŝŶŐƚŚĞŶĞǁĚĞǀĞůŽƉŵĞŶƚ͘dŚĞ
ĂǀĞƌĂŐĞĐŽƐƚŵĞƚŚŽĚƉƌŽǀŝĚĞƐĂƌŽƵŐŚĞƐƚŝŵĂƚĞŽĨďŽƚŚĚŝƌĞĐƚĂŶĚ ŝŶĚŝƌĞĐƚ ĐŽƐƚƐ
ĂƐƐŽĐŝĂƚĞĚǁŝƚŚĚĞǀĞůŽƉŵĞŶƚ͘,ŽǁĞǀĞƌ͕ƚŚŝƐŵĞƚŚŽĚĚŽĞƐŶŽƚĂĐĐŽƵŶƚĨŽƌĚĞŵŽŐƌĂƉŚŝĐ
ĐŚĂŶŐĞ͕ ĞdžŝƐƚŝŶŐ ĞdžĐĞƐƐ ĐĂƉĂĐŝƚLJ Žƌ ƉŽƚĞŶƚŝĂů ĞĐŽŶŽŵŝĞƐ ŽĨ ƐĐĂůĞ ŝŶ ƐĞƌǀŝĐĞ ĚĞůŝǀĞƌLJ͘
DĞƚŚŽĚƐŽĨĐĂůĐƵůĂƚŝŶŐĂǀĞƌĂŐĞĐŽƐƚŝŶĐůƵĚĞƉĞƌĐĂƉŝƚĂĐŽƐƚƐ͕ƐĞƌǀŝĐĞƐƚĂŶĚĂƌĚĐŽƐƚƐĂŶĚ
ƉƌŽƉŽƌƚŝŽŶĂůǀĂůƵĂƚŝŽŶĐŽƐƚƐ͘
xDĂƌŐŝŶĂů ŽƐƚƵƐĞƐ ƐŝƚĞͲƐƉĞĐŝĨŝĐ ŝŶĨŽƌŵĂƚŝŽŶ ƚŽ ĚĞƚĞƌŵŝŶĞ ƐĞƌǀŝĐĞƐ ĐŽƐƚƐ ĨŽƌĂ ŶĞǁ
ĚĞǀĞůŽƉŵĞŶƚ͘ĐĂƐĞƐƚƵĚLJĂƉƉƌŽĂĐŚŝƐƚLJƉŝĐĂůůLJŶĞĐĞƐƐĂƌLJƚŽŐ ĂƚŚĞƌĚĞƚĂŝůĞĚŝŶĨŽƌŵĂƚŝŽŶ
ĂďŽƵƚƚŚĞĞdžŝƐƚŝŶŐĐĂƉĂĐŝƚLJǁŝƚŚŝŶƉƵďůŝĐƐĞƌǀŝĐĞƐĂŶĚŝŶĨƌĂƐƚƌƵĐƚƵƌĞƚŽĂĐĐŽŵŵŽĚĂƚĞ
ŐƌŽǁƚŚĨƌŽŵĂĚĞǀĞůŽƉŵĞŶƚƉƌŽũĞĐƚ͘dŚŝƐŵĞƚŚŽĚĂƐƐƵŵĞƐƚŚĂƚŝŶĨŽƌŵĂƚŝŽŶĂďŽƵƚůŽĐĂů
ƐĞƌǀŝĐĞůĞǀĞůƐĂŶĚĐĂƉĂĐŝƚLJŝƐŵŽƌĞĂĐĐƵƌĂƚĞƚŚĂŶƐƚĂŶĚĂƌĚƐďĂƐĞĚŽŶĂǀĞƌĂŐĞĚĂƚĂ
xŽŵƉĂƌĂďůĞ 'ŽǀĞƌŶŵĞŶƚƐ ŝŶĐŽƌƉŽƌĂƚĞ ƚŚĞ ĞdžƉĞƌŝĞŶĐĞ ďLJ ƐŝŵŝůĂƌ ŐŽǀĞƌŶŵĞŶƚƐ ǁŝƚŚ
ĐŽŵƉĂƌĂďůĞĚĞǀĞůŽƉŵĞŶƚƉƌŽũĞĐƚƐ͘^ƚƵĚLJŝŶŐŽƚŚĞƌŐŽǀĞƌŶŵĞŶƚƐďĞĨŽƌĞĂŶĚĂĨƚĞƌƐƉĞĐŝĨŝĐ
ƉƌŽũĞĐƚƐĐĂŶƉƌŽǀŝĚĞƵƐĞĨƵůŝŶĨŽƌŵĂƚŝŽŶŝŶĚĞƚĞƌŵŝŶŝŶŐĂĚĚŝƚŝŽŶĂůĐŽƐƚƐĂŶĚƚŚĞŝŶĐƌĞĂƐĞ
ŝŶĐŽƐƚƐŽǀĞƌĂůŽŶŐƉĞƌŝŽĚŽĨƚŝŵĞ͘
x ĐŽŶŽŵĞƚƌŝĐDŽĚĞůŝŶŐƵƐĞƐĐŽŵƉůĞdžĞĐŽŶŽŵĞƚƌŝĐŵŽĚĞůƐĂŶĚŝƐďĞƐƚƵƐĞĚĨŽƌĞƐƚŝŵĂƚŝŶŐ
ŝŵƉĂĐƚƐĨƌŽŵůĂƌŐĞƉƌŽũĞĐƚƐƚŚĂƚĐƌĞĂƚĞŵĂŶLJŝŶĚŝƌĞĐƚĞĨĨĞĐƚƐŽŶƚŚĞĞdžŝƐƚŝŶŐĐŽŵŵƵŶŝƚLJ
ƐƵĐŚĂƐĂƵƚŝůŝƚLJƉůĂŶƚŽƌĂŶĞŶƚĞƌƚĂŝŶŵĞŶƚĐĞŶƚĞƌ͘
dŚĞĨŝƐĐĂůŝŵƉĂĐƚĂŶĂůLJƐŝƐŽĨ,LJĚĞWĂƌŬƵƐĞƐĂŵĂƌŐŝŶĂůͬĂǀĞƌĂŐĞĐŽƐƚŚLJďƌŝĚŵĞƚŚŽĚŽůŽŐLJƚŽ
ĚĞƚĞƌŵŝŶĞƚŚĞƉƌŽũĞĐƚ͛ƐŝŵƉĂĐƚŽŶĐĂƉŝƚĂůĂŶĚŽƉĞƌĂƚŝŶŐĐŽƐƚƐ͘WĞƌƐŽŶŶĞůĂŶĚŽƉĞƌĂƚŝŶŐĐŽƐƚƐ
ǁĞƌĞƉƌŽũĞĐƚĞĚŽŶĂǀĂƌŝĂďůĞ͕ŽƌŝŶĐƌĞŵĞŶƚĂůďĂƐŝƐ͕ĂƐǁĞƌĞĞdžƉĞŶĚŝƚƵƌĞƐĨŽƌĐĞƌƚĂŝŶĐĂƉŝƚĂů
ŝŵƉƌŽǀĞŵĞŶƚƐ͘ZĞǀĞŶƵĞƐ͕ƐƵĐŚĂƐƉƌŽƉĞƌƚLJƚĂdžĞƐ͕ǁĞƌĞƉƌŽũĞĐƚĞĚŽŶĂŵĂƌŐŝŶĂůďĂƐŝƐǁŚĞƌĞĂƐ
ƌĞǀĞŶƵĞƐĂƚƚƌŝďƵƚĂďůĞƚŽŐƌŽǁƚŚǁĞƌĞƌĞĨůĞĐƚĞĚŽŶĂŶĂǀĞƌĂŐĞďĂƐŝƐ͘ůůŽĐĂƚŝŽŶďĂƐĞƐŝŶĐůƵĚĞ
WĞƌŵĂŶĞŶƚWŽƉƵůĂƚŝŽŶ͕WĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ͕WĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ͕
ĂŶĚWĞĂŬ^ĞĂƐŽŶĂůĂŶĚdŽƵƌŝƐƚWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ͘WĞƌƐŽŶƐƉĞƌƌĞƐŝĚĞŶƚŝĂůƉƌŽĚƵĐƚƚLJƉĞ
ĂŶĚĞŵƉůŽLJĞĞƐƉĞƌŶŽŶƌĞƐŝĚĞŶƚŝĂůůĂŶĚƵƐĞƐǁĞƌĞŽďƚĂŝŶĞĚĨƌŽŵƚŚĞŽƵŶƚLJ͛ƐϮϬϭϲ ŵĞƌŐĞŶĐLJ
DĞĚŝĐĂů^ĞƌǀŝĐĞƐ/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞ͕ƚŚĞŵŽƐƚƌĞĐĞŶƚůLJƉƵďůŝƐŚĞĚƐŽƵƌĐĞ;ƐĞĞƉƉĞŶĚŝdžͿ͘
DŝĐŚĂĞů:͘DƵĐŚĂ͕͞Ŷ/ŶƚƌŽĚƵĐƚŝŽŶƚŽ&ŝƐĐĂů/ŵƉĂĐƚŶĂůLJƐŝƐĨŽƌĞǀĞůŽƉŵĞŶƚWƌŽũĞĐƚƐ͕͟;ǁŚŝƚĞƉĂƉĞƌ͕
'ŽǀĞƌŶŵĞŶƚ&ŝŶĂŶĐĞKĨĨŝĐĞƌƐƐƐŽĐŝĂƚŝŽŶ͕ϮϬϬϳͿ͕ǁǁǁ͘ŐĨŽĂ͘ŽƌŐ
9.A.1.k
Packet Pg. 323 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϵ
dŚĞ ĂŶĂůLJƐŝƐ ŝŶĐůƵĚĞƐ ƚŚĞ ĨŽůůŽǁŝŶŐ ŐĞŶĞƌĂů ĨƵŶĚƐ͗
Ϯ ;ϬϬϭͿ 'ĞŶĞƌĂů &ƵŶĚ͕ ;ϬϬϯͿ ŵĞƌŐĞŶĐLJ
ŝƐĂƐƚĞƌ͕;ϬϬϳͿ ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚ͕;ϬϭϭͿůĞƌŬŽĨŝƌĐƵŝƚŽƵƌƚ͕;ϬϰϬͿ^ŚĞƌŝĨĨ͕;ϬϲϬͿWƌŽƉĞƌƚLJ
ƉƉƌĂŝƐĞƌ͕;ϬϳϬͿdĂdžŽůůĞĐƚŽƌ͕ĂŶĚ;ϬϴϬͿ^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ͘ƌĞĐŽŶĐŝůŝĂƚŝŽŶŽĨƚŚĞƐĞĨƵŶĚƐ
ƚŽƚŚĞŽƵŶƚLJ͛ƐďƵĚŐĞƚĚŽĐƵŵĞŶƚƐŝƐƉƌŽǀŝĚĞĚŝŶƚŚĞƉƉĞŶĚŝdž͘dŚĞĂŶĂůLJƐŝƐĂůƐŽŝŶĐůƵĚĞƐ;ϭϭϭͿ
hŶŝŶĐŽƌƉŽƌĂƚĞĚƌĞĂ'ĞŶĞƌĂů&ƵŶĚD^dh͕ƚŚĞEŽƌƚŚŽůůŝĞƌ&ŝƌĞŽŶƚƌŽůΘZĞƐĐƵĞŝƐƚƌŝĐƚ͕ĂŶĚ
ƚŚĞŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚ͘
dŚĞƌĞƐƉĞĐƚŝǀĞ&zϮϬϭϴďƵĚŐĞƚƐŽĨƚŚĞŽƵŶƚLJ͕ƚŚĞEŽƌƚŚŽůůŝĞƌ &ŝƌĞĞƉĂƌƚŵĞŶƚ͕ĂŶĚƚŚĞ^ĐŚŽŽů
ŝƐƚƌŝĐƚĨŽƌŵƚŚĞďĂƐŝƐĨŽƌƚŚĞƐĞƌǀŝĐĞůĞǀĞůƐĂŶĚƌĞǀĞŶƵĞĂŶĚĐŽƐƚĂƐƐƵŵƉƚŝŽŶƐ͘dŚŝƐ͞ƐŶĂƉƐŚŽƚ͟
ĂƉƉƌŽĂĐŚĚŽĞƐŶŽƚĂƚƚĞŵƉƚƚŽƐƉĞĐƵůĂƚĞĂďŽƵƚŚŽǁƐĞƌǀŝĐĞƐ͕ĐŽƐƚƐ͕ƌĞǀĞŶƵĞƐĂŶĚŽƚŚĞƌĨĂĐƚŽƌƐ
ǁŝůůĐŚĂŶŐĞŽǀĞƌƚŝŵĞ͘/ŶƐƚĞĂĚ͕ŝƚĞǀĂůƵĂƚĞƐƚŚĞĨŝƐĐĂůŝŵƉĂĐƚƚŽƚŚĞŽƵŶƚLJĂƐŝƚĐƵƌƌĞŶƚůLJĐŽŶĚƵĐƚƐ
ďƵƐŝŶĞƐƐƵŶĚĞƌƚŚĞƉƌĞƐĞŶƚďƵĚŐĞƚ͘
dŚĞŝŵƉĂĐƚƐŽĨƐĞůĨͲƐƵƉƉŽƌƚŝŶŐĨƵŶĚƐ;Ğ͘Ő͘ĞŶƚĞƌƉƌŝƐĞĨƵŶĚƐͿǁĞƌĞŶŽƚŝŶĐůƵĚĞĚŝŶƚŚŝƐĂŶĂůLJƐŝƐĂƐ
ŝƐ ƚLJƉŝĐĂů ŝŶ ĨŝƐĐĂů ŝŵƉĂĐƚ ĂŶĂůLJƐŝƐ͘ hƚŝůŝƚLJ ƌĂƚĞƐ ĂŶĚ ĐĂƉĂĐŝƚLJ ĨĞĞƐ ĂƌĞ ĞƐƚĂďůŝƐŚĞĚ ƚŚƌŽƵŐŚ
ŝŶĚĞƉĞŶĚĞŶƚ ƐƚƵĚŝĞƐ͘ WƵďůŝĐ ƵƚŝůŝƚŝĞƐ ŐĞŶĞƌĂůůLJ ďĞŶĞĨŝƚ ĨƌŽŵ ĞĐŽŶŽŵŝĞƐ ŽĨ ƐĐĂůĞ ;ŝ͘Ğ͘ ŵŽƌĞ
ĐƵƐƚŽŵĞƌƐͿƐŝŶĐĞƌĂƚĞƐƚƌƵĐƚƵƌĞƐĂƌĞĚĞƉĞŶĚĞŶƚƵƉŽŶƌĞĐŽǀĞƌŝŶŐĨŝdžĞĚŝŶĨƌĂƐƚƌƵĐƚƵƌĞĐŽƐƚƐ͘
D:KZ^^hDWd/KE^
DĂũŽƌĂƐƐƵŵƉƚŝŽŶƐƐƵƉƉŽƌƚŝŶŐƚŚĞ,LJĚĞWĂƌŬ ĐŽŶŽŵŝĐƐƐĞƐƐŵĞŶƚĂƌĞƐƵŵŵĂƌŝnjĞĚŝŶƚŚŝƐ
ƐĞĐƚŝŽŶ͘dŚĞĨŝŶĂŶĐŝĂůŵŽĚĞůĂŶĚĂƐƐƵŵƉƚŝŽŶƐĂƌĞƉƌŽǀŝĚĞĚŝŶƚŚĞ ƉƉĞŶĚŝdž͘ ĂůĂŶĐĞ
ĂƌƌLJĨŽƌǁĂƌĚƐǁĞƌĞĞdžĐůƵĚĞĚĨƌŽŵĂůůŽĐĂƚŝŽŶƚŽĂǀŽŝĚŽǀĞƌƐƚĂƚĞŵĞŶƚŽĨƌĞǀĞŶƵĞƐ͘/ŶƚĞƌĨƵŶĚ
ƚƌĂŶƐĨĞƌƐǁĞƌĞĂŶĂůLJnjĞĚŝŶĚĞƉƚŚĂŶĚƚŚĞŝƌĐůĂƐƐŝĨŝĐĂƚŝŽŶƐŝŶƚŚĞŵŽĚĞůǁĞƌĞĐĂƌĞĨƵůůLJƌĞǀŝĞǁĞĚ͘
ZĞǀĞŶƵĞĂŶĚĐŽƐƚƐĂƌĞƉƌŽũĞĐƚĞĚŝŶĐŽŶƐƚĂŶƚϮϬϭϴĚŽůůĂƌƐ͕ǁŝƚŚŶŽĂĚũƵƐƚŵĞŶƚĨŽƌĨƵƚƵƌĞŝŶĨůĂƚŝŽŶ͘
dŚĞƵƐĞŽĨĂĐŽŶƐƚĂŶƚĚŽůůĂƌĂƉƉƌŽĂĐŚŝŶĨŝƐĐĂůŝŵƉĂĐƚĂŶĂůLJƐŝƐƉƌŽĚƵĐĞƐĂŶŶƵĂůĂŶĚďƵŝůĚŽƵƚ
ƌĞƐƵůƚƐƚŚĂƚĂƌĞƌĞĂĚŝůLJĐŽŵƉĂƌĂďůĞĂŶĚƵŶĚĞƌƐƚĂŶĚĂďůĞ͘ZĞƐƵůƚƐŚĂǀĞďĞĞŶƌŽƵŶĚĞĚƚŽƚŚĞ
ŶĞĂƌĞƐƚŽŶĞƚŚŽƵƐĂŶĚĚŽůůĂƌƐ;Ψϭ͕ϬϬϬͿ͘
ĞǀĞůŽƉŵĞŶƚƐƐƵŵƉƚŝŽŶƐ
dĂďůĞϭƉƌĞƐĞŶƚƐƚŚĞ,LJĚĞWĂƌŬĚĞǀĞůŽƉŵĞŶƚƉƌŽŐƌĂŵƉƌŽƉŽƐĞĚďLJƚŚĞƉƉůŝĐĂŶƚǁŚŝĐŚǁĂƐƚŚĞ
ŝŶƉƵƚƵƐĞĚƚŽĚĞƚĞƌŵŝŶĞƚŚĞŽƉĞƌĂƚŝŶŐĂŶĚĐĂƉŝƚĂůŝŵƉĂĐƚƐŽĨƚŚĞƉƌŽũĞĐƚ͘
ŽůůŝĞƌŽƵŶƚLJĐŽŶƐŝĚĞƌƐƚŚŝƐůŝƐƚŝŶŐŽĨŐĞŶĞƌĂůĨƵŶĚƐĂƐƚŚĞ͞'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐ͘͟
9.A.1.k
Packet Pg. 324 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϬ
dĂďůĞϭ͗,LJĚĞWĂƌŬĞǀĞůŽƉŵĞŶƚWƌŽŐƌĂŵ
^ŽƵƌĐĞ͗EĞĂůŽŵŵƵŶŝƚŝĞƐ͕W&'͕ϮϬϭϴ
ZĞǀĞŶƵĞƐƐƵŵƉƚŝŽŶƐ
^ĂůĞƐ͕:ƵƐƚ͕ĂŶĚdĂdžĂďůĞsĂůƵĞƐ
ƐƚŝŵĂƚĞƐŽĨƐĂůĞƐ͕ũƵƐƚ͕ĂŶĚƚĂdžĂďůĞǀĂůƵĞƐĨŽƌƚŚĞƌĞƐŝĚĞŶƚŝĂůƵŶŝƚƐĂƌĞƐŚŽǁŶŝŶdĂďůĞϮ͘dŚĞ
ƐĂůĞƐǀĂůƵĞƐŽĨƚŚĞƌĞƐŝĚĞŶƚŝĂů ƉƌŽĚƵĐƚƚLJƉĞƐǁĞƌĞƉƌŽǀŝĚĞĚďLJƚŚĞ ƉƉůŝĐĂŶƚ͘dŚĞĞůŝŐŝďůĞ
ŚŽŵĞƐƚĞĂĚƉĞƌĐĞŶƚĂŐĞƉĞƌƌĞƐŝĚĞŶƚŝĂůƉƌŽĚƵĐƚƚLJƉĞƵƐĞĚŝŶĐŽŵƉƵƚŝŶŐƚŚĞƚĂdžĂďůĞǀĂůƵĞƉĞƌƵŶŝƚ
ǁĂƐďĂƐĞĚŽŶŽƵŶƚLJĂǀĞƌĂŐĞƐƉƵďůŝƐŚĞĚďLJƚŚĞ^ŚŝŵďĞƌŐĞŶƚĞƌĨŽƌ,ŽƵƐŝŶŐ^ƚƵĚŝĞƐĂƚƚŚĞ
hŶŝǀĞƌƐŝƚLJŽĨ&ůŽƌŝĚĂ͘
ĐĐŽƌĚŝŶŐƚŽƚŚĞ^ŚŝŵďĞƌŐĞŶƚĞƌ͕ƚŚĞŵĞĚŝĂŶĂƐƐĞƐƐĞĚǀĂůƵĞŽĨĂ ƐŝŶŐůĞͲĨĂŵŝůLJ ŚŽŵĞ ŝŶ
ƵŶŝŶĐŽƌƉŽƌĂƚĞĚŽůůŝĞƌŽƵŶƚLJŝƐΨϮϲϭ͕ϴϰϬ͘/ŶĐŽŵƉĂƌŝƐŽŶ͕ƚŚĞĂǀĞƌĂŐĞĂƐƐĞƐƐĞĚǀĂůƵĞĨŽƌ,LJĚĞ
WĂƌŬƐŝŶŐůĞͲĨĂŵŝůLJŚŽŵĞƐŝƐΨϯϮϵ͕ϬϬϬǁŚŝĐŚŝƐϮϲƉĞƌĐĞŶƚŚŝŐŚĞƌ ƚŚĂŶƚŚĞŽƵŶƚLJ͛ƐŵĞĚŝĂŶǀĂůƵĞ͘
dĂďůĞϮ͗,LJĚĞWĂƌŬZĞƐŝĚĞŶƚŝĂů^ĂůĞƐ͕:ƵƐƚ͕ĂŶĚdĂdžĂďůĞsĂůƵĞƐ
^ŽƵƌĐĞ͗EĞĂůŽŵŵƵŶŝƚŝĞƐ͕^ŚŝŵďĞƌŐĞŶƚĞƌĨŽƌ,ŽƵƐŝŶŐ^ƚƵĚŝĞƐ;hŶŝǀ͘ŽĨ&>Ϳ͕W&'͕ϮϬϭϴ
dĂďůĞϯƌĞĨůĞĐƚƐƚŚĞĞƐƚŝŵĂƚĞƐŽĨƐĂůĞƐ͕ũƵƐƚϯ͕ĂŶĚƚĂdžĂďůĞǀĂůƵĞƐĨŽƌƚŚĞŶŽŶƌĞƐŝĚĞŶƚŝĂůůĂŶĚƵƐĞƐ͘
^ĂůĞƐǀĂůƵĞƐǁĞƌĞďĂƐĞĚŽŶĐŽŶƐƚƌƵĐƚŝŽŶĐŽƐƚƉĞƌƐƋƵĂƌĞĨŽŽƚĞƐƚŝŵĂƚĞƐĨƌŽŵZ͘^͘DĞĂŶƐ͕͞^ƋƵĂƌĞ
&ŽŽƚŽƐƚƐ͕͟ϯϴƚŚ ĚŝƚŝŽŶ͕ϮϬϭϳĂŶĚĂůƐŽĐŽŶƐŝĚĞƌĞĚĐŽŵƉĂƌĂďůĞƉƌŽƉĞƌƚŝĞƐĨƌŽŵƚŚĞŽƵŶƚLJ
WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ͛ƐĚĂƚĂďĂƐĞ͘/ŶĐŽŵƉĂƌŝƐŽŶ͕ƚŚĞƉĞƌƐƋƵĂƌĞĨŽŽƚǀĂůƵĞƐŝŶdĂďůĞϯĂƌĞǁĞůů
ϯ/ŶĚĞƚĞƌŵŝŶŝŶŐũƵƐƚǀĂůƵĞ͕ƌĞĂƐŽŶĂďůĞĨĞĞƐĂŶĚĐŽƐƚƐŽĨƉƵƌĐŚĂƐĞ;ĨŽƌĞdžĂŵƉůĞ͕ĐŽŵŵŝƐƐŝŽŶƐͿĂƌĞĞdžĐůƵĚĞĚ͘
>ĂŶĚhƐĞďLJ/ŵƉĂĐƚ&ĞĞĂƚĞŐŽƌLJ hŶŝƚƐ
ZĞƐŝĚĞŶƚŝĂů;hŶŝƚƐͿ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ
EŽŶͲZĞƐŝĚĞŶƚŝĂů ^Ƌ&ƚ
ŽŵŵĞƌĐŝĂů ϰϱ͕ϬϬϬ
>ĂŶĚhƐĞďLJ/ŵƉĂĐƚ&ĞĞĂƚĞŐŽƌLJ hŶŝƚƐ
^ĂůĞƐ
sĂůƵĞƉĞƌ
hŶŝƚ
:ƵƐƚsĂůƵĞ
ƉĞƌhŶŝƚ
ǀĞƌĂŐĞ
dĂdžĂďůĞ
sĂůƵĞƉĞƌ
hŶŝƚ
ZĞƐŝĚĞŶƚŝĂů;hŶŝƚƐͿ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ ϭϲϴ͕ϬϬϬΨ ϭϱϴ͕ϬϬϬΨ ϭϱϴ͕ϬϬϬΨ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ ϮϴϮ͕ϬϬϬΨ Ϯϲϱ͕ϬϬϬΨ ϮϯϮ͕ϯϬϬΨ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ ϯϰϰ͕ϬϬϬΨ ϯϮϯ͕ϬϬϬΨ ϮϵϬ͕ϯϬϬΨ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ ϯϳϯ͕ϬϬϬΨ ϯϱϭ͕ϬϬϬΨ ϯϭϴ͕ϯϬϬΨ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ
9.A.1.k
Packet Pg. 325 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϭ
ďĞůŽǁ ƚŚĞ ΨϮϳϱ ƉĞƌ ƐƋƵĂƌĞ ĨŽŽƚ ďƵŝůĚŝŶŐ ĐŽƐƚ ĞƐƚŝŵĂƚĞ ĂƐƐƵŵĞĚ ŝŶ ƚŚĞ ϮϬϭϲ 'ĞŶĞƌĂů
'ŽǀĞƌŶŵĞŶƚĂůƵŝůĚŝŶŐƐ/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞ͘
dĂďůĞϯ͗,LJĚĞWĂƌŬEŽŶƌĞƐŝĚĞŶƚŝĂů^ĂůĞƐ͕:ƵƐƚ͕ĂŶĚdĂdžĂďůĞsĂůƵĞƐ
^ŽƵƌĐĞ͗Z^DĞĂŶƐ͕ŽůůŝĞƌŽƵŶƚLJWƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ͕W&'͕ϮϬϭϴ
ƚďƵŝůĚŽƵƚ͕ƚŚĞƌĞĂůƉƌŽƉĞƌƚLJƚĂdžďĂƐĞŐĞŶĞƌĂƚĞĚĨŽƌƚŚĞŽƵŶƚLJŝƐĞƐƚŝŵĂƚĞĚƚŽĞdžĐĞĞĚΨϰϳϯ͘ϳ
ŵŝůůŝŽŶĂƐƌĞĨůĞĐƚĞĚŝŶdĂďůĞϰ͘
dĂďůĞϰ͗,LJĚĞWĂƌŬŽƵŶƚLJdĂdžĂƐĞĂƚƵŝůĚŽƵƚ
^ŽƵƌĐĞ͗EĞĂůŽŵŵƵŶŝƚŝĞƐ͕W&'͕ϮϬϭϴ
WƌŽƉĞƌƚLJdĂdžĞƐ
dĂďůĞϱƌĞĨůĞĐƚƐƚŚĞŵŝůůĂŐĞƌĂƚĞĂƐƐƵŵƉƚŝŽŶƐĨŽƌŽůůŝĞƌŽƵŶƚLJƵƐĞĚŝŶƚŚĞĂŶĂůLJƐŝƐ͘
dĂďůĞϱ͗ŽůůŝĞƌŽƵŶƚLJDŝůůĂŐĞZĂƚĞƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕ϮϬϭϴ
džƉĞŶĚŝƚƵƌĞƐƐƵŵƉƚŝŽŶƐ
ĚĞƚĂŝůĞĚĞǀĂůƵĂƚŝŽŶŽĨĞdžƉĞŶĚŝƚƵƌĞƐďLJƚŚĞ'ĞŶĞƌĂů&ƵŶĚƐ'ƌŽƵƉĂŶĚƚŚĞD^dh'ĞŶĞƌĂů&ƵŶĚ
ǁĂƐƉĞƌĨŽƌŵĞĚƚŽĚĞƚĞƌŵŝŶĞǁŚŝĐŚǁĞƌĞǀĂƌŝĂďůĞ;ŝ͘Ğ͘ĂƐƐƵŵĞĚƚŽ ĨůƵĐƚƵĂƚĞǁŝƚŚŐƌŽǁƚŚͿŽƌĨŝdžĞĚ
;ŝ͘Ğ͘ŶŽƚŝŵƉĂĐƚĞĚďLJŐƌŽǁƚŚͿŝŶŶĂƚƵƌĞ͘&ŽƌĞƋƵŝƚĂďůĞŵĂƚĐŚŝŶŐŽĨƌĞǀĞŶƵĞƐĂŶĚĞdžƉĞŶƐĞƐ͕
ĐĞƌƚĂŝŶĂĚũƵƐƚŵĞŶƚƐǁĞƌĞŵĂĚĞƚŽĂĐĐŽƵŶƚĨŽƌĨƵŶĚŝŶŐƐŽƵƌĐĞƐĨƌŽŵŽƚŚĞƌĨƵŶĚƐ͘dŚĞƉƌŝŵĂƌLJ
ĚĞŵĂŶĚďĂƐĞƐŝŶƚŚĞĂǀĞƌĂŐĞĐŽƐƚͬƌĞǀĞŶƵĞĐĂůĐƵůĂƚŝŽŶƐǁĞƌĞŶĞǁƉŽƉƵůĂƚŝŽŶĂŶĚĞŵƉůŽLJŵĞŶƚ
ĨŽƌƚŚĞŽƵŶƚLJĂŶĚŶĞǁƐƚƵĚĞŶƚƐĨŽƌƚŚĞ^ĐŚŽŽůŝƐƚƌŝĐƚ͘
EŽŶͲZĞƐŝĚĞŶƚŝĂů ^Ƌ&ƚ
sĂůƵĞ
ƉĞƌ^Ƌ&ƚͬ
hŶŝƚ
:ƵƐƚsĂůƵĞ
ƉĞƌ^Ƌ&d
dĂdžĂďůĞ
sĂůƵĞƉĞƌ^Ƌ
&ƚ
ŽŵŵĞƌĐŝĂů ϰϱ͕ϬϬϬ ϮϱϲΨ ϮϱϲΨ ϮϱϲΨ
hŶŝƚƐŽƌ dĂdžĂďůĞsĂůƵĞ
>ĂŶĚhƐĞ ^Ƌ&ƚ ƉĞƌhŶŝƚͬ^& ƚƵŝůĚŽƵƚ
ZĞƐŝĚĞŶƚŝĂů
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ Ψϭ ϱϴ͕ϬϬϬ ϰϳ͕ϰϬϬ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ ΨϮϯϮ͕ϯϬϬ ϭϮϰ͕Ϭϰϴ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ ΨϮϵϬ͕ϯϬϬ ϭϳϯ͕ϱϵϵ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ Ψϯϭϴ͕ϯϬϬ ϭϭϳ͕ϭϯϰ͕ϬϬϬ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ ΨϰϲϮ͕ϭϴϭ͕ϬϬϬ
EŽŶͲZĞƐŝĚĞŶƚŝĂů
ŽŵŵĞƌĐŝĂů ϰϱ͕ϬϬϬ ΨϮϱϲ ϭϭ͕ϱϮϬ͕ϬϬϬ
dŽƚĂůEŽŶͲZĞƐŝĚĞŶƚŝĂů;ƐĨͿϰϱ͕ϬϬϬ Ψϭϭ͕ϱϮϬ͕ϬϬϬ
dŽƚĂůdĂdžĂƐĞΨϰϳϯ͕ϳϬϭ͕ϬϬϬ
ϯ͘ϱϲϰϱ ŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚ
Ϭ͘ϴϬϲϵ D^d'ĞŶĞƌĂů&ƵŶĚ
Ϭ͘ϬϮϵϯ tĂƚĞƌWŽůůƵƚŝŽŶŽŶƚƌŽů
9.A.1.k
Packet Pg. 326 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϮ
K>>/ ZKhEdz&/^>/DWd^
ŽůůŝĞƌŽƵŶƚLJKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐ
dĂďůĞϲƉƌĞƐĞŶƚƐƚŚĞĂŶŶƵĂůŶĞƚŽƉĞƌĂƚŝŶŐĨŝƐĐĂůŝŵƉĂĐƚŽĨ,LJĚĞWĂƌŬĂƚďƵŝůĚŽƵƚ͘
,LJĚĞWĂƌŬŝƐĚĞĞŵĞĚĨŝƐĐĂůůLJŶĞƵƚƌĂůǁŝƚŚƌĞƐƉĞĐƚƚŽŽƵŶƚLJ͛ƐKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐ͘
dĂďůĞϲ͗,LJĚĞWĂƌŬKƉĞƌĂƚŝŶŐŶŶƵĂůEĞƚ/ŵƉĂĐƚĂƚƵŝůĚŽƵƚ
^ŽƵƌĐĞ͗W&'͕ϮϬϭϴ
ŽůůŝĞƌŽƵŶƚLJKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞWƌŽũĞĐƚŝŽŶƐ
WƌŽũĞĐƚĞĚŽƵŶƚLJĂŶŶƵĂůŽƉĞƌĂƚŝŶŐƌĞǀĞŶƵĞƐĂƚďƵŝůĚŽƵƚĂƌĞƐƵŵŵĂƌŝnjĞĚŝŶdĂďůĞϳ͘,LJĚĞWĂƌŬ
ŝƐƉƌŽũĞĐƚĞĚƚŽŐĞŶĞƌĂƚĞĂŶŶƵĂůŽƉĞƌĂƚŝŶŐƌĞǀĞŶƵĞƐŽĨΨϮ͘ϲŵŝůůŝŽŶĨŽƌƚŚĞŽƵŶƚLJ͛Ɛ'ĞŶĞƌĂů&ƵŶĚƐ
ĂŶĚΨϰϱϱ͕ϬϬϬĨŽƌƚŚĞD^dh'ĞŶĞƌĂů&ƵŶĚ͘
dĂďůĞϳ͗,LJĚĞWĂƌŬŶŶƵĂůKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞWƌŽũĞĐƚŝŽŶƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
EĞƚKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚ ŽƵŶƚLJǁŝĚĞ D^dh
,LJĚĞWĂƌŬdŽƚĂůŶŶƵĂůKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞƐ Ϯ͕ϱϱϮ͕ϬϬϬΨ ϰϱϱ͕ϬϬϬΨ
,LJĚĞWĂƌŬdŽƚĂůŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞƐ Ϯ͕ϰϰϯ͕ϬϬϬ ϯϴϬ͕ϬϬϬ
,LJĚĞWĂƌŬdŽƚĂůŶŶƵĂůKƉĞƌĂƚŝŶŐ^ƵƌƉůƵƐ ϭϬϵ͕ϬϬϬΨ ϳϱ͕ϬϬϬΨ
ƚƵŝůĚŽƵƚ
D^dh' E Z>&hE
Z s Eh ^ ƚƵŝůĚŽƵƚ
ĚsĂůŽƌĞŵdĂdžĞƐ ϯϴϮ͕ϬϬϬΨ
>ŝĐĞŶƐĞƐΘWĞƌŵŝƚƐ ϰ͕ϬϬϬ
ŚĂƌŐĞƐĨŽƌ^ĞƌǀŝĐĞƐ Ϯϲ͕ϬϬϬ
&ŝŶĞƐΘ&ŽƌĨĞŝƚƵƌĞƐ ϯ͕ϬϬϬ
DŝƐĐĞůůĂŶĞŽƵƐZĞǀĞŶƵĞƐ Ϯ͕ϬϬϬ
/ŶƚĞƌĞƐƚͬDŝƐĐĞůůĂŶĞŽƵƐ ϭ͕ϬϬϬ
ŽŵŵƵŶŝĐĂƚŝŽŶ^ĞƌǀŝĐĞƐdĂdž ϯϳ͕ϬϬϬ
dŽƚĂůD^dhŶŶƵĂůKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞƐ ϰϱϱ͕ϬϬϬΨ
' E Z>&hE'ZKhW/E'
Z s Eh ^ ƚƵŝůĚŽƵƚ
ĚsĂůŽƌĞŵdĂdžĞƐ ϭ͕ϲϴϵ͕ϬϬϬΨ
>ŝĐĞŶƐĞƐΘWĞƌŵŝƚƐ Ϯ͕ϬϬϬ
/ŶƚĞƌͲ'ŽǀĞƌŶŵĞŶƚĂůZĞǀĞŶƵĞƐ ϲ͕ϬϬϬ
^ƚĂƚĞZĞǀĞŶƵĞ^ŚĂƌŝŶŐͲ'ƌŽǁƚŚWŽƌƚŝŽŶ ϴϵ͕ϬϬϬ
,ĂůĨĞŶƚ^ĂůĞƐdĂdž ϯϴϱ͕ϬϬϬ
ŚĂƌŐĞƐĨŽƌ^ĞƌǀŝĐĞƐ Ϯϱϴ͕ϬϬϬ
&ŝŶĞƐΘ&ŽƌĨĞŝƚƵƌĞƐ ϰ͕ϬϬϬ
DŝƐĐĞůůĂŶĞŽƵƐZĞǀĞŶƵĞƐ ϭ͕ϬϬϬ
/ŶƚĞƌĞƐƚͬDŝƐĐĞůůĂŶĞŽƵƐ ϴ͕ϬϬϬ
/ŶĚŝƌĞĐƚ^ĞƌǀŝĐĞŚĂƌŐĞ ϱϲ͕ϬϬϬ
dƌĂŶƐĨĞƌƐĨƌŽŵŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐ ϰϴ͕ϬϬϬ
ZĞŝŵďƵƌƐĞĨƌŽŵKƚŚĞƌĞƉĂƌƚŵĞŶƚƐ ϲ͕ϬϬϬ
dŽƚĂů'ĞŶĞƌĂů&ƵŶĚƐŶŶƵĂůKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞƐ Ϯ͕ϱϱϮ͕ϬϬϬΨ
9.A.1.k
Packet Pg. 327 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϯ
ŽůůŝĞƌŽƵŶƚLJKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞWƌŽũĞĐƚŝŽŶƐ
WƌŽũĞĐƚĞĚŽƵŶƚLJĂŶŶƵĂůŽƉĞƌĂƚŝŶŐĞdžƉĞŶĚŝƚƵƌĞƐĂƚďƵŝůĚŽƵƚĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϴ͘,LJĚĞWĂƌŬ
ŝƐĞdžƉĞĐƚĞĚƚŽŐĞŶĞƌĂƚĞĂŶŶƵĂů'ĞŶĞƌĂů&ƵŶĚƐƐĞƌǀŝĐĞĚĞŵĂŶĚŽĨΨϮ͘ϰŵŝůůŝŽŶĂŶĚΨϯϴϬ͕ϬϬϬŽĨ
D^dh'ĞŶĞƌĂů&ƵŶĚƐĞƌǀŝĐĞĚĞŵĂŶĚ͘dŚĞƉƉĞŶĚŝdžĐŽŶƚĂŝŶƐĂĚĞƚĂŝůĞĚďƌĞĂŬĚŽǁŶŽĨŽƉĞƌĂƚŝŶŐ
ĐŽƐƚƐďLJůŝŶĞŝƚĞŵĐĂƚĞŐŽƌLJ͘
dĂďůĞϴ͗,LJĚĞWĂƌŬŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞWƌŽũĞĐƚŝŽŶƐ
' E Z>&hE'ZKhW/E'
yW E/dhZ ^ ƚƵŝůĚŽƵƚ
ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ Ϯϱ͕ϬϬϬΨ
ŽƵŶƚLJƚƚŽƌŶĞLJ ϭϬ͕ϬϬϬ
WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ ϱϱ͕ϬϬϬ
^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ ϭϵ͕ϬϬϬ
ůĞƌŬŽĨŽƵƌƚƐ ϯϳ͕ϬϬϬ
^ŚĞƌŝĨĨ ϭ͕Ϯϳϲ͕ϬϬϬ
dĂdžŽůůĞĐƚŽƌ ϭϬϮ͕ϬϬϬ
ĚŵŝŶŝƐƚƌĂƚŝǀĞ^ĞƌǀŝĐĞƐ Ϯ͕ϬϬϬ
,ƵŵĂŶZĞƐŽƵƌĐĞƐ ϴ͕ϬϬϬ
WƌŽĐƵƌĞŵĞŶƚ^ĞƌǀŝĐĞƐ ϳ͕ϬϬϬ
ƵƌĞĂƵŽĨ ŵĞƌŐĞŶĐLJ^ĞƌǀŝĐĞƐ ϮϮ͕ϬϬϬ
WůĂŶŶŝŶŐ ϭ͕ϬϬϬ
ŝƌĐƵŝƚΘŽƵŶƚLJŽƵƌƚ:ƵĚŐĞƐ ϭ͕ϬϬϬ
WƵďůŝĐĞĨĞŶĚĞƌ ϯ͕ϬϬϬ
^ƚĂƚĞƚƚŽƌŶĞLJ ϯ͕ϬϬϬ
ŽƵŶƚLJDĂŶĂŐĞƌKƉĞƌĂƚŝŽŶƐ ϱ͕ϬϬϬ
KĨĨŝĐĞŽĨDĂŶĂŐĞŵĞŶƚΘƵĚŐĞƚ ϱ͕ϬϬϬ
WƵďůŝĐ^ĞƌǀŝĐĞƐĚŵŝŶŝƐƚƌĂƚŝŽŶ Ϯ͕ϬϬϬ
ŽŵĞƐƚŝĐŶŝŵĂů^ĞƌǀŝĐĞƐ ϯϯ͕ϬϬϬ
ŽŵŵƵŶŝƚLJĂŶĚ,ƵŵĂŶ^ĞƌǀŝĐĞƐ ϯϳ͕ϬϬϬ
>ŝďƌĂƌLJ ϴϭ͕ϬϬϬ
WĂƌŬƐΘZĞĐƌĞĂƚŝŽŶ ϭϬϮ͕ϬϬϬ
WƵďůŝĐ,ĞĂůƚŚ ϰ͕ϬϬϬ
WƵďůŝĐdƌĂŶƐŝƚĂŶĚEĞŝŐŚďŽƌŚŽŽĚ ŶŚĂŶĐĞŵĞŶƚ Ϯ͕ϬϬϬ
&ĂĐŝůŝƚŝĞƐDĂŶĂŐĞŵĞŶƚ ϭϬϵ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϭϬϭdƌĂŶƐƉKƉ&ƵŶĚ ϭϱϳ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϬϭĂƉŝƚĂůWƌŽũĞĐƚƐ Ϯϰ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϭϬ'ƌŽǁƚŚDŐƚdƌĂŶƐƉŽƌƚĂƚŝŽŶĂƉ ϭϮ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϭϯ'ĂƐdĂdžĂƉ&ƵŶĚ ϳϮ͕ϬϬϬ
dƌĂŶƐĨĞƚƚŽϰϮϲdDĂƐƐdƌĂŶƐŝƚ ϭϳ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϰϮϳdƌĂŶƐƉŝƐĂĚǀĂŶƚĂŐĞĚ Ϯϲ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϰϵϬ D^&ƵŶĚ ϭϮϲ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϰϵϭ D^'ƌĂŶƚ&ƵŶĚ ϵ͕ϬϬϬ
ŝƐƚƌŝďƵƚŝŽŶƐŝŶ džĐĞƐƐŽĨ&ĞĞƐƚŽ'ŽǀƚŐĞŶĐŝĞƐ ϰϵ͕ϬϬϬ
dŽƚĂů'ĞŶĞƌĂů&ƵŶĚƐŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞƐ Ϯ͕ϰϰϯ͕ϬϬϬΨ
9.A.1.k
Packet Pg. 328 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϰ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ŽůůŝĞƌŽƵŶƚLJĂƉŝƚĂů/ŵƉĂĐƚƐ
ŽůůŝĞƌŽƵŶƚLJĂƉŝƚĂů/ŵƉĂĐƚƐďLJĞƉĂƌƚŵĞŶƚ
DĞƚŚŽĚŽůŽŐŝĞƐƵƉŽŶǁŚŝĐŚƚŚĞŽƵŶƚLJ͛ƐŝŵƉĂĐƚĨĞĞƐĂƌĞďĂƐĞĚŐĞŶĞƌĂůůLJƵƐĞƚŚĞĐŽŶƐƵŵƉƚŝŽŶ
ŽƌĞdžŝƐƚŝŶŐŝŶǀĞŶƚŽƌLJƌĞƉůĂĐĞŵĞŶƚĂƉƉƌŽĂĐŚƌĂƚŚĞƌƚŚĂŶĂŶŝŵƉƌŽǀĞŵĞŶƚƐͲĚƌŝǀĞŶĂƉƉƌŽĂĐŚ͘&Žƌ
ĞdžĂŵƉůĞ͕ƚŚĞŽƵŶƚLJ͛ƐWĂƌŬƐŝŵƉĂĐƚĨĞĞŝƐĐĂůĐƵůĂƚĞĚďLJĚŝǀŝĚŝŶŐƚŚĞĞdžŝƐƚŝŶŐŝŶǀĞŶƚŽƌLJŽĨƉĂƌŬ
ĨĂĐŝůŝƚŝĞƐ͕ŝŶĐůƵĚŝŶŐůĂŶĚĂƚĐƵƌƌĞŶƚƌĞƉůĂĐĞŵĞŶƚǀĂůƵĞ͕ďLJƚŚĞĞdžŝƐƚŝŶŐƉŽƉƵůĂƚŝŽŶŽƌƌĞůĞǀĂŶƚ
ĚĞŵĂŶĚďĂƐĞ͘dŚŝƐŵĞƚŚŽĚŽůŽŐLJĚŽĞƐŶŽƚĐŽŶƐŝĚĞƌƚŚĞƚŝŵĞƚĂďůĞŽǀĞƌǁŚŝĐŚƚŚĞĞdžŝƐƚŝŶŐĨĂĐŝůŝƚŝĞƐ
ǁĞƌĞĂĐƋƵŝƌĞĚ͕ĂǀĂŝůĂďůĞĐĂƉĂĐŝƚLJǁŝƚŚŝŶĞdžŝƐƚŝŶŐĨĂĐŝůŝƚŝĞƐ͕ŽƌůŽŶŐͲƌĂŶŐĞĐĂƉŝƚĂůŝŵƉƌŽǀĞŵĞŶƚ
ƉůĂŶƐǁŝƚŚƚŝŵĞƚĂďůĞƐĨŽƌĚĞůŝǀĞƌLJŽĨŶĞǁĨĂĐŝůŝƚŝĞƐ͘/ŵƉĂĐƚĨĞĞŵĞƚŚŽĚŽůŽŐŝĞƐĂƌĞƚLJƉŝĐĂůůLJ
ĚĞƐŝŐŶĞĚƚŽŐĞŶĞƌĂƚĞƚŚĞŵĂdžŝŵƵŵĂŵŽƵŶƚŽĨŝŵƉĂĐƚĨĞĞƐĂũƵƌŝƐĚŝĐƚŝŽŶĐĂŶůĞŐĂůůLJĂƐƐĞƐƐ͘
/ŵƉĂĐƚĨĞĞĐĂůĐƵůĂƚŝŽŶƐŝŶĐůƵĚĞĂĐƌĞĚŝƚĐŽŵƉŽŶĞŶƚƚŽƌĞĐŽŐŶŝnjĞĨƵƚƵƌĞƌĞǀĞŶƵĞƐƚƌĞĂŵƐǁŚŝĐŚ
ǁŝůůďĞƵƐĞĚƚŽĨƵŶĚĐĂƉŝƚĂůĞdžƉĂŶƐŝŽŶĂŶĚĐĞƌƚĂŝŶĚĞďƚƐĞƌǀŝĐĞ ƉĂLJŵĞŶƚƐ͘dŚĞĐƌĞĚŝƚĐŽŵƉŽŶĞŶƚ
ƉƌĞǀĞŶƚƐŶĞǁĚĞǀĞůŽƉŵĞŶƚĨƌŽŵďĞŝŶŐĐŚĂƌŐĞĚƚǁŝĐĞĨŽƌƚŚĞƐĂŵĞĨĂĐŝůŝƚLJ͘dŚĞĂŶĂůLJƐĞƐŽĨƚŚĞ
'ĞŶĞƌĂů&ƵŶĚƐĂŶĚƚŚĞD^dh'ĞŶĞƌĂů&ƵŶĚĂĐĐŽƵŶƚĨŽƌƚŚĞƐĞĐƌĞĚŝƚƐďLJƌĞĐŽŐŶŝnjŝŶŐĐĂƉŝƚĂů
ŽƵƚůĂLJƐĂŶĚĂƉƉůŝĐĂďůĞƚƌĂŶƐĨĞƌƐ;Ğ͘Ő͘ƐƵďƐŝĚŝnjĞĚĐĂƉŝƚĂůĂĐƋƵŝƐŝƚŝŽŶĂŶĚĐĂƉŝƚĂůĨƵŶĚĚĞďƚƐĞƌǀŝĐĞͿ
ĂƐĞdžƉĞŶĚŝƚƵƌĞƐ͘dŚŝƐĂƉƉƌŽĂĐŚŝƐǀĞƌLJĐŽŶƐĞƌǀĂƚŝǀĞďĞĐĂƵƐĞƚŚĞĂƐƐŽĐŝĂƚĞĚĞdžƉĞŶĚŝƚƵƌĞƐŝŶĐůƵĚĞ
ŐƌŽǁƚŚĂŶĚŶŽŶͲŐƌŽǁƚŚƌĞůĂƚĞĚĐĂƉŝƚĂůŽƵƚůĂLJƐĂŶĚĐĂƉŝƚĂůĨƵŶĚƐƵďƐŝĚŝĞƐ͘/ŶĐŽŵƉĂƌŝƐŽŶ͕ƚŚĞ
ĐƌĞĚŝƚĐŽŵƉŽŶĞŶƚŽĨƚŚĞŝŵƉĂĐƚĨĞĞĐĂůĐƵůĂƚŝŽŶŝƐůŝŵŝƚĞĚƚŽĐĞƌƚĂŝŶŐƌŽǁƚŚͲƌĞůĂƚĞĚĐĂƉŝƚĂůŽƵƚůĂLJƐ
ĂŶĚĐĂƉŝƚĂůĨƵŶĚƐƵďƐŝĚŝĞƐ͘
/ŵƉĂĐƚĨĞĞƵƉĚĂƚĞƐĨŽƌdƌĂŶƐƉŽƌƚĂƚŝŽŶ͕ŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐ͕ĂŶĚWĂƌŬƐĂŶĚZĞĐƌĞĂƚŝŽŶǁĞƌĞ
ĂĚŽƉƚĞĚŝŶϮϬϭϱ͕ĂŶĚƚŚĞĐŽƌƌĞƐƉŽŶĚŝŶŐĂĚŽƉƚĞĚƌĂƚĞƐŚĂǀĞďĞĞŶŝŶĚĞdžĞĚĂŶŶƵĂůůLJ͘ D^͕
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐ͕>ŝďƌĂƌŝĞƐ͕ĂŶĚ>Ăǁ ŶĨŽƌĐĞŵĞŶƚŝŵƉĂĐƚĨĞĞ ƐƚƵĚŝĞƐǁĞƌĞƵƉĚĂƚĞĚŝŶϮϬϭϲ͕
ĂŶĚƚŚĞĂƐƐŽĐŝĂƚĞĚƌĂƚĞƐǁĞƌĞĂĚŽƉƚĞĚŝŶϮϬϭϳ͘ŶŶƵĂůŝŶĚĞdžŝŶŐǁŝůůďĞĂƉƉůŝĞĚŝŶŝŶƚĞƌŝŵLJĞĂƌƐ͘
D^dh' E Z>&hE
yW E/dhZ ^ ƚƵŝůĚŽƵƚ
ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ ϭϯ͕ϬϬϬΨ
ŽŵŵƵŶŝĐĂƚŝŽŶƐΘƵƐƚŽŵĞƌZĞůĂƚŝŽŶƐŝǀŝƐŝŽŶ ϭϭ͕ϬϬϬ
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚĚŵŝŶŝƐƚƌĂƚŝŽŶ ϱ͕ϬϬϬ
WůĂŶŶŝŶŐ ϭϱ͕ϬϬϬ
ZĞŐƵůĂƚŝŽŶ ϰϯ͕ϬϬϬ
DĂŝŶƚĞŶĂŶĐĞ ϳϭ͕ϬϬϬ
ƵƌĞĂƵŽĨ ŵĞƌŐĞŶĐLJ^ĞƌǀŝĐĞƐ ϭ͕ϬϬϬ
WƌŽũĞĐƚDĂŶĂŐĞŵĞŶƚ ϴ͕ϬϬϬ
ŽŵŵƵŶŝƚLJĂŶĚ,ƵŵĂŶ^ĞƌǀŝĐĞƐ ϭ͕ϬϬϬ
WĂƌŬƐΘZĞĐƌĞĂƚŝŽŶ ϭϰϴ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϬϲWĂƌŬƐĂƉŝƚĂů&ƵŶĚ ϭϰ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϭϯ'ĂƐdĂdžĂƉ&ƵŶĚ ϯϮ͕ϬϬϬ
/ŶĚŝƌĞĐƚŽƐƚZĞŝŵďƵƌƐĞŵĞŶƚ ϭϴ͕ϬϬϬ
dŽƚĂůD^dhŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞƐ ϯϴϬ͕ϬϬϬΨ
9.A.1.k
Packet Pg. 329 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϱ
KǀĞƌďƵŝůĚŽƵƚ͕ŶĞǁĚĞǀĞůŽƉŵĞŶƚǁŝůůďĞĐŚĂƌŐĞĚŝŵƉĂĐƚĨĞĞƐĂƚƌĂƚĞƐĞŶĂĐƚĞĚďLJƚŚĞŽƵŶƚLJĂƚ
ƚŚĂƚƚŝŵĞ͘
dŚĞĐĂƉŝƚĂůŶĞĞĚƐŽĨ,LJĚĞWĂƌŬǁĞƌĞĚŝƐĐƵƐƐĞĚǁŝƚŚƚŚĞ^ŚĞƌŝĨĨ͕ D^͕ƚŚĞEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘ
ZĞƐĐƵĞŝƐƚƌŝĐƚ͕ĂŶĚƚŚĞ^ĐŚŽŽůŝƐƚƌŝĐƚ͘dŚĞĐĂƉŝƚĂůĂŶĂůLJƐĞƐĨŽƌƚŚĞƐĞƐĞƌǀŝĐĞƐǁĞƌĞƉƌĞƉĂƌĞĚŝŶ
ĂĐĐŽƌĚĂŶĐĞǁŝƚŚƚŚĞĐĂƐĞƐƚƵĚLJĂƉƉƌŽĂĐŚ͘
&ŽƌƚŚĞƌĞŵĂŝŶŝŶŐƐĞƌǀŝĐĞĚĞƉĂƌƚŵĞŶƚƐ͕ǁŚĞŶƚŚĞĂĐŚŝĞǀĞĚůĞǀĞůŽĨƐĞƌǀŝĐĞ;͞>K^͟ͿĨŽƌĂƉĂƌƚŝĐƵůĂƌ
ƉƵďůŝĐĨĂĐŝůŝƚLJĐƵƌƌĞŶƚůLJĞdžĐĞĞĚƐƚŚĞĂĚŽƉƚĞĚ>K^͕ƚŚĞŶƚŚĞĂĚŽƉƚĞĚ>K^ǁĂƐĂƉƉůŝĞĚŝŶĐĂůĐƵůĂƚŝŶŐ
ĚĞŵĂŶĚƚŽ;ϭͿƌĞĐŽŐŶŝnjĞĞdžŝƐƚŝŶŐĐĂƉĂĐŝƚLJĂŶĚ;ϮͿĂǀŽŝĚŽǀĞƌƐƚĂƚŝŶŐĚĞŵĂŶĚ͘tŚĞŶƚŚĞĂĐŚŝĞǀĞĚ
>K^ĨŽƌĂƉĂƌƚŝĐƵůĂƌĨĂĐŝůŝƚLJǁĂƐůĞƐƐƚŚĂŶƚŚĞĂĚŽƉƚĞĚ>K^͕ƚŚĞŶƚŚĞĂĐŚŝĞǀĞĚ>K^ǁĂƐƵƐĞĚǁŚĞŶ
ĐĂůĐƵůĂƚŝŶŐĚĞŵĂŶĚƚŽĂǀŽŝĚĐŚĂƌŐŝŶŐŶĞǁĚĞǀĞůŽƉŵĞŶƚĨŽƌĂŚŝŐŚĞƌ>K^ƚŚĂŶƉƌŽǀŝĚĞĚƚŽ
ĞdžŝƐƚŝŶŐĚĞǀĞůŽƉŵĞŶƚ͘ĂƚĂĨƌŽŵƚŚĞϮϬϭϳƵĚŝƚhƉĚĂƚĞĂŶĚ/ŶǀĞŶƚŽƌLJZĞƉŽƌƚŽŶWƵďůŝĐ&ĂĐŝůŝƚŝĞƐ
;͞h/Z͟Ϳ͕ƚŚĞŵŽƐƚƌĞĐĞŶƚƐŽƵƌĐĞĂǀĂŝůĂďůĞ͕ǁĂƐŐĞŶĞƌĂůůLJƵƐĞĚƚŽĐĂůĐƵůĂƚĞƚŚĞĂĐŚŝĞǀĞĚ>K^͘
KƚŚĞƌŝŶƉƵƚƐǁĞƌĞŽďƚĂŝŶĞĚĨƌŽŵƚŚĞƌĞůĞǀĂŶƚŝŵƉĂĐƚĨĞĞƐƚƵĚŝĞƐ͘
WƌŽũĞĐƚĞĚŝŵƉĂĐƚĨĞĞĐŽůůĞĐƚŝŽŶƐĨŽƌWĂƌŬƐ͕dƌĂŶƐƉŽƌƚĂƚŝŽŶ͕ D^͕'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐ͕>ŝďƌĂƌŝĞƐ͕
>Ăǁ ŶĨŽƌĐĞŵĞŶƚ͕:ĂŝůƐ͕ĂŶĚtĂƚĞƌĂŶĚtĂƐƚĞǁĂƚĞƌĂƌĞƌĞĨůĞĐƚĞĚŝŶdĂďůĞϵ͘/ŵƉĂĐƚĨĞĞƌĞǀĞŶƵĞƐ
ĨŽƌƚŚĞEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚĂŶĚƚŚĞ^ĐŚŽŽůŝƐƚƌŝĐƚĂƌĞƉƌĞƐĞŶƚĞĚŝŶƐƵďƐĞƋƵĞŶƚ
ƐĞĐƚŝŽŶƐŽĨƚŚŝƐƌĞƉŽƌƚ͘dŚĞŽƵŶƚLJ͛ƐŝŵƉĂĐƚĨĞĞƐĐŚĞĚƵůĞŝƐŝŶĐůƵĚĞĚŝŶƚŚĞƉƉĞŶĚŝdž͘
dĂďůĞϵ͗,LJĚĞWĂƌŬ/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞĨŽƌŽůůŝĞƌŽƵŶƚLJ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
/ŵƉĂĐƚ&ĞĞdLJƉĞ dŽƚĂů&ĞĞƐ
ŽŵŵƵŶŝƚLJWĂƌŬƐ ϭ͕ϱϯϴ͕ϬϬϬΨ
ZĞŐŝŽŶĂůWĂƌŬƐ ϰ͕ϰϭϭ͕ϬϬϬ
ZŽĂĚƐ ϭϯ͕ϯϬϵ͕ϬϬϬ
D^ ϮϰϮ͕ϬϬϬ
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐ ϭ͕ϱϵϮ͕ϬϬϬ
>ŝďƌĂƌŝĞƐ ϱϱϮ͕ϬϬϬ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚ ϭ͕ϬϬϯ͕ϬϬϬ
:Ăŝů ϴϰϵ͕ϬϬϬ
tĂƚĞƌ ϰ͕ϲϱϬ͕ϬϬϬ
tĂƐƚĞǁĂƚĞƌ ϰ͕ϵϬϮ͕ϬϬϬ
dŽƚĂůŽůůŝĞƌŽƵŶƚLJ/ŵƉĂĐƚ&ĞĞƐ ϯϯ͕Ϭϰϴ͕ϬϬϬΨ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ ϭϰ͕Ϭϯϴ͕ϬϬϬ
EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞ ϭ͕Ϭϴϵ͕ϬϬϬ
dŽƚĂů/ŵƉĂĐƚ&ĞĞƐ ϰϴ͕ϭϳϱ͕ϬϬϬΨ
9.A.1.k
Packet Pg. 330 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϲ
ŽůůŝĞƌŽƵŶƚLJZŽĂĚĂƉŝƚĂů/ŵƉĂĐƚƐ
dŚĞĐĂƉŝƚĂůŝŵƉĂĐƚŽĨ,LJĚĞWĂƌŬŽŶŽƵŶƚLJƌŽĂĚƐŝƐĚĞƐĐƌŝďĞĚďĞůŽǁ͘
ZŽĂĚǁĂLJ/ŵƉĂĐƚƐΘDŝƚŝŐĂƚŝŽŶ
ĂƐĞĚƵƉŽŶƚŚĞĨŝŶĚŝŶŐƐŽĨƚŚĞ,LJĚĞWĂƌŬdƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚĂƚĞŵĞŶƚ͕ĚĂƚĞĚEŽǀĞŵďĞƌϰ͕ϮϬϭϵ͕ŝƚ
ŚĂƐďĞĞŶĚĞƚĞƌŵŝŶĞĚƚŚĂƚ,LJĚĞWĂƌŬǁŝůůŶŽƚĂĚǀĞƌƐĞůLJŝŵƉĂĐƚƚŚĞƐƵƌƌŽƵŶĚŝŶŐƌŽĂĚŶĞƚǁŽƌŬŽƌ
ĐĂƵƐĞĂŶLJƌŽĂĚǁĂLJƐƚŽŽƉĞƌĂƚĞďĞůŽǁƚŚĞŝƌĂĚŽƉƚĞĚůĞǀĞůŽĨƐĞƌǀŝĐĞƐ͘dŚŝƐĐŽŶĐůƵƐŝŽŶŝƐďĂƐĞĚ
ƵƉŽŶƚŚĞĨŝŶĚŝŶŐƐƚŚĂƚŽůůŝĞƌŽƵŶƚLJΖƐĞdžŝƐƚŝŶŐƉůƵƐĐŽŵŵŝƚƚĞĚ; нͿƌŽĂĚŶĞƚǁŽƌŬŚĂƐĂĚĞƋƵĂƚĞ
ĐĂƉĂĐŝƚLJƚŽĂĐĐŽŵŵŽĚĂƚĞƚŚĞϮϬϯϬďĂĐŬŐƌŽƵŶĚƚƌĂĨĨŝĐ͞ƉůƵƐ͟ƐŝƚĞͲŐĞŶĞƌĂƚĞĚƚƌĂĨĨŝĐ͘dŚĞƌĞƉŽƌƚ
ĚŽĞƐĞƐƚŝŵĂƚĞƚŚĂƚsĂŶĚĞƌďŝůƚĞĂĐŚZŽĂĚ;ďĞƚǁĞĞŶ>ŝǀŝŶŐƐƚŽŶZŽĂĚĂŶĚ>ŽŐĂŶŽƵůĞǀĂƌĚͿǁŝůů
ŽƉĞƌĂƚĞĂƚ>K^&ďLJƚŚĞLJĞĂƌϮϬϯϬƌĞŐĂƌĚůĞƐƐŽĨƚŚĞĚĞǀĞůŽƉŵĞŶƚŽĨ,LJĚĞWĂƌŬ͘dŚĞƌĞƉŽƌƚŶŽƚĞĚ
ƚŚĂƚƚŚŝƐĚĞƚĞƌŵŝŶĂƚŝŽŶŝƐďĂƐĞĚŽŶƚŚĞϮϬϭϵh/Z͛ƐŐƌŽǁƚŚƌĂƚĞŽĨϯ͘ϱϲƉĞƌĐĞŶƚ͕ǁŚŝĐŚůŝŬĞůLJ
ŽǀĞƌƐƚĂƚĞƐƚŚĞŶĞdžƚϭϬͲLJĞĂƌŐƌŽǁƚŚƚƌĞŶĚ͘ůƐŽ͕ŽůůŝĞƌŽƵŶƚLJŚĂƐĞƐƚĂďůŝƐŚĞĚĂŵĂdžŝŵƵŵ
ƐĞƌǀŝĐĞĐĂƉĂĐŝƚLJŽĨϯ͕ϬϬϬǀƉŚƉĚĨŽƌƚŚŝƐƐŝdžͲůĂŶĞĚŝǀŝĚĞĚĂƌƚĞƌŝĂůǁŚŝĐŚŝƐůŽǁĞƌƚŚĂŶƚŚĞƌŽĂĚǁĂLJ͛Ɛ
ƚƌƵĞĐĂƉĂĐŝƚLJ͘ĞĐĂƵƐĞ,LJĚĞWĂƌŬĚŽĞƐŶŽƚĐĂƵƐĞĂŶLJƚƌĂŶƐƉŽƌƚĂƚŝŽŶĚĞĨŝĐŝĞŶĐŝĞƐƚŽŽĐĐƵƌ͕ƚŚĞ
ĞǀĞůŽƉĞƌǁŝůůŶŽƚďĞƌĞƋƵŝƌĞĚƚŽĨƵŶĚĂŶLJŽĨĨƐŝƚĞƌŽĂĚǁĂLJŝŵƉƌŽǀĞŵĞŶƚƐͬŵŝƚŝŐĂƚŝŽŶ͕ŽƚŚĞƌƚŚĂŶ
ƚŚĞƌŽĂĚŝŵƉĂĐƚĨĞĞƐ͕ǁŚŝĐŚǁŝůůďĞƵƐĞĚƚŽĨƵŶĚĂƉŽƌƚŝŽŶŽĨƚŚĞĐŽƐƚƐŽĨĂƌĞĂͲǁŝĚĞŝŵƉƌŽǀĞŵĞŶƚƐ
ĂƐƐĞƚĨŽƌƚŚďLJŽůůŝĞƌŽƵŶƚLJ͛ƐĂƉŝƚĂů/ŵƉƌŽǀĞŵĞŶƚ ůĞŵĞŶƚĂŶĚ>ŽŶŐͲZĂŶŐĞdƌĂŶƐƉŽƌƚĂƚŝŽŶ
WůĂŶ͘
ůƚŚŽƵŐŚ,LJĚĞWĂƌŬǁŝůůŶŽƚĂĚǀĞƌƐĞůLJŝŵƉĂĐƚĂŶLJƌŽĂĚǁĂLJƐ͕ŽƌĐĂƵƐĞĂŶLJƌŽĂĚǁĂLJƐƚŽŽƉĞƌĂƚĞ
ďĞůŽǁ ƚŚĞŝƌ ĂĚŽƉƚĞĚ ůĞǀĞůƐ ŽĨ ƐĞƌǀŝĐĞ͕ ĂŶĚ ƚŚĞ н ŶĞƚǁŽƌŬ ǁŝůů ĐŽŶƚŝŶƵĞ ƚŽ ŽƉĞƌĂƚĞ Ăƚ
ĂĐĐĞƉƚĂďůĞůĞǀĞůƐŽĨƐĞƌǀŝĐĞĂƚƉƌŽũĞĐƚďƵŝůĚͲŽƵƚ͕ƚŚĞĞǀĞůŽƉĞƌǁŝůůďĞƌĞƋƵŝƌĞĚƚŽƉĂLJĨŽƌŝƚƐ
ƉŽƌƚŝŽŶŽĨ͞ĐŽŶƐƵŵĞĚ͟ĐĂƉĂĐŝƚLJǀŝĂƉĂLJŵĞŶƚŽĨƌŽĂĚŝŵƉĂĐƚĨĞĞƐ͘ƐƐĞƚĨŽƌƚŚďLJƚŚĞŽƵŶƚLJ͛Ɛ
/ŵƉĂĐƚ&ĞĞKƌĚŝŶĂŶĐĞ͕ƚŚĞĨĞĞƐĂƌĞĂƉƌŽƌĂƚĂĂƐƐĞƐƐŵĞŶƚƚŽǁĂƌĚƐƚŚĞĨƵŶĚŝŶŐŽĨĂƌĞĂͲǁŝĚĞ
ƚƌĂŶƐƉŽƌƚĂƚŝŽŶŝŵƉƌŽǀĞŵĞŶƚƐŝŶŽƌĚĞƌƚŽƐƵƉƉŽƌƚŶĞǁŐƌŽǁƚŚ͘dŚĞĂŵŽƵŶƚŽĨƌŽĂĚŝŵƉĂĐƚĨĞĞ
ƉĂŝĚƉĞƌƚLJƉĞŽĨůĂŶĚƵƐĞĂƌĞĚĞƚĞƌŵŝŶĞĚǀŝĂĂ͞ĐŽŶƐƵŵƉƚŝŽŶͲďĂƐĞĚŝŵƉĂĐƚĨĞĞĂƉƉƌŽĂĐŚ͕͟ŝŶ
ǁŚŝĐŚ ŶĞǁ ĚĞǀĞůŽƉŵĞŶƚ ŝƐ ĐŚĂƌŐĞĚ ďĂƐĞĚ ƵƉŽŶ ƚŚĞ ƉƌŽƉŽƌƚŝŽŶ ŽĨ ǀĞŚŝĐůĞƐͲŵŝůĞƐ ŽĨ ƚƌĂǀĞů
;͞sDd͟ͿƚŚĂƚĞĂĐŚƵŶŝƚŽĨŶĞǁĚĞǀĞůŽƉŵĞŶƚŝƐĞdžƉĞĐƚĞĚƚŽĐŽŶƐƵŵ ĞŽĨĂůĂŶĞŵŝůĞŽĨƌŽĂĚǁĂLJ
ŶĞƚǁŽƌŬ͘dŚĞĐŽƐƚŽĨĐŽŶƐƵŵĞĚůĂŶĞŵŝůĞŝƐďĂƐĞĚƵƉŽŶĐƵƌƌĞŶƚƌŽĂĚǁĂLJĐŽŶƐƚƌƵĐƚŝŽŶĐŽƐƚƐ
ǁŝƚŚŝŶƚŚĞŽƵŶƚLJ͘dŚĞƌĞĨŽƌĞ͕ƚŚĞƉĂLJŵĞŶƚŽĨƌŽĂĚŝŵƉĂĐƚĨĞĞƐŝƐƚŚĞƉƌŽũĞĐƚ͛ƐƉƌŽƌĂƚĞƐŚĂƌĞŽĨ
ĨƵŶĚŝŶŐ ƚƌĂŶƐƉŽƌƚĂƚŝŽŶ ŝŵƉƌŽǀĞŵĞŶƚƐ ƚŚĂƚ ĂƌĞ ĚĞĞŵĞĚ ŶĞĐĞƐƐĂƌLJ ƚŽ ƐƵƉƉŽƌƚ ƚŚĞ ĚĞŵĂŶĚƐ
ŐĞŶĞƌĂƚĞĚďLJŐƌŽǁƚŚ͘
/ŶĞdžĐŚĂŶŐĞĨŽƌƌĞĐĞŝǀŝŶŐƌŽĂĚŝŵƉĂĐƚĨĞĞĐƌĞĚŝƚƐ͕ƚŚĞĞǀĞůŽƉĞƌǁŝůůĚĞĚŝĐĂƚĞϭϬϬ͛ŽĨƌŝŐŚƚͲŽĨͲ
ǁĂLJĂůŽŶŐƚŚĞƉƌŽũĞĐƚ͛ƐƐŽƵƚŚĞƌŶďŽƵŶĚĂƌLJ͕ǁŚŝĐŚǁŝůůďĞŶĞĞĚĞĚƚŽǁŝĚĞŶKŝůtĞůůZŽĂĚ͘ůƐŽ͕
ŝŶĞdžĐŚĂŶŐĞĨŽƌƌĞĐĞŝǀŝŶŐƌŽĂĚŝŵƉĂĐƚĨĞĞĐƌĞĚŝƚƐ͕ƚŚĞĞǀĞůŽƉĞƌǁŝůůƉƌŽǀŝĚĞƐƚŽƌŵǁĂƚĞƌƌƵŶŽĨĨ
ƐƚŽƌĂŐĞĐĂƉĂĐŝƚLJĨŽƌƚŚĞƉŽƌƚŝŽŶŽĨKŝůtĞůůZŽĂĚŝŶĨƌŽŶƚŽĨƚŚĞƉƌŽũĞĐƚ͘LJĚŽŝŶŐƐŽ͕ƚŚĞƌĞǁŝůů
ďĞĐŽƐƚƐĂǀŝŶŐƐƚŽƚŚĞŽƵŶƚLJďLJƌĞĚƵĐŝŶŐƚŚĞƐŝnjĞĂŶĚͬŽƌŶƵŵďĞƌŽĨƉŽŶĚƐŝƚĞƐ͘
9.A.1.k
Packet Pg. 331 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϳ
,LJĚĞWĂƌŬŝƐĚĞĞŵĞĚĨŝƐĐĂůůLJŶĞƵƚƌĂůǁŝƚŚƌĞƐƉĞĐƚŽĨZŽĂĚĐĂƉŝƚĂůŝŵƉĂĐƚƐ͘
ŽůůŝĞƌŽƵŶƚLJ>Ăǁ ŶĨŽƌĐĞŵĞŶƚĂƉŝƚĂů/ŵƉĂĐƚƐ
dŚĞ>Ăǁ ŶĨŽƌĐĞŵĞŶƚŝŵƉĂĐƚĨĞĞŝŶĐůƵĚĞƐƚŚĞĐĂƉŝƚĂůĐŽŶƐƚƌƵĐƚŝŽŶĂŶĚĞdžƉĂŶƐŝŽŶŽĨƉŽůŝĐĞƐĞƌǀŝĐĞ
ƌĞůĂƚĞĚƚŽůĂŶĚĨĂĐŝůŝƚŝĞƐ͕ĂŶĚĐĂƉŝƚĂůĞƋƵŝƉŵĞŶƚƌĞƋƵŝƌĞĚƚŽƐƵƉƉŽƌƚƉŽůŝĐĞƐĞƌǀŝĐĞĚĞŵĂŶĚ
ĐƌĞĂƚĞĚďLJŶĞǁŐƌŽǁƚŚ͘&ĂĐŝůŝƚŝĞƐĂŶĚĞƋƵŝƉŵĞŶƚĐŽŶƐŝƐƚƉƌŝŵĂƌŝůLJŽĨĐĞŶƚƌĂůŝnjĞĚĂŶĚƐƵƉƉŽƌƚ
ďƵŝůĚŝŶŐƐ͕ƉĂƚƌŽůĐĂƌƐĂŶĚŽƚŚĞƌĞƋƵŝƉŵĞŶƚ͘&ĞĞƐĂƌĞĂƐƐĞƐƐĞĚĂƚƚŚĞƌĞĐŽŵŵĞŶĚĞĚůĞǀĞů͘
ZĞǀĞŶƵĞƐĂŶĚĐŽƐƚƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚŵĂŝŶƚĂŝŶŝŶŐĂŶĚŽƉĞƌĂƚŝŶŐƚŚĞ>Ăǁ ŶĨŽƌĐĞŵĞŶƚĨĂĐŝůŝƚŝĞƐ
ĂŶĚĞƋƵŝƉŵĞŶƚĂƌĞƉƌŽǀŝĚĞĚŝŶƚŚĞ'ĞŶĞƌĂů&ƵŶĚƐKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐƐĞĐƚŝŽŶ͘
ŝƌĞĐƚĐĂƉŝƚĂůŝŵƉĂĐƚƐŽŶ>Ăǁ ŶĨŽƌĐĞŵĞŶƚĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϭϬ͘ĂƐĞĚŽŶĚŝƐĐƵƐƐŝŽŶƐǁŝƚŚ
ƚŚĞ^ŚĞƌŝĨĨ͛ƐKĨĨŝĐĞ͕ĐĂƉŝƚĂůĚĞŵĂŶĚƐĨƌŽŵ,LJĚĞWĂƌŬŝŶĐůƵĚĞƚŚĞĐŽƐƚƚŽĞƋƵŝƉĐĞƌƚŝĨŝĞĚŽĨĨŝĐĞƌƐ͘
EŽƐĂƚĞůůŝƚĞŽĨĨŝĐĞŝƐŶĞĞĚĞĚ͘dŚĞĐĂůĐƵůĂƚĞĚƐƵƌƉůƵƐǁŝůůďĞƵƐĞĚƚŽĨƵŶĚŽƚŚĞƌ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ
ĐĂƉŝƚĂůŶĞĞĚƐ͘
dĂďůĞϭϬ͗,LJĚĞWĂƌŬ>Ăǁ ŶĨŽƌĐĞŵĞŶƚĂƉŝƚĂů/ŵƉĂĐƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚĂƉŝƚĂůZĞǀĞŶƵĞƐ͗
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϭ͕ϬϬϯ͕ϬϬϬΨ
KƚŚĞƌĂƉŝƚĂůZĞǀĞŶƵĞƐΎ ϭϴϮ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞƐ ϭ͕ϭϴϱ͕ϬϬϬΨ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ͗
^ĂƚĞůůŝƚĞKĨĨŝĐĞŽƐƚ Eͬ
ƐƚŝŵĂƚĞĚ^ĂƚĞůůŝƚĞKĨĨŝĐĞ^Ƌ&ƚ Ͳ
>ĂŶĚĂŶĚƵŝůĚŝŶŐŽƐƚƉĞƌ^Ƌ&ƚ ϮϭϵΨ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚ&ĂĐŝůŝƚLJŽƐƚ ͲΨ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚ ƋƵŝƉŵĞŶƚŽƐƚ
ƋƵŝƉŵĞŶƚsĂůƵĞƉĞƌĞƌƚŝĨŝĞĚWŽůŝĐĞKĨĨŝĐĞƌ ϭϬϲ͕ϬϬϬΨ
ĞƌƚŝĨŝĞĚWŽůŝĐĞKĨĨŝĐĞƌƐĂƚĐŚŝĞǀĞĚ>K^ ϳ͘ϳ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚ ƋƵŝƉŵĞŶƚŽƐƚ ϴϭϴ͕ϬϬϬΨ
dŽƚĂů>Ăǁ ŶĨŽƌĐĞŵĞŶƚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ ϴϭϴ͕ϬϬϬΨ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨŝƌĞĐƚĂƉŝƚĂůŽ ƐƚƐ ϯϲϳ͕ϬϬϬΨ
>Ăǁ ŶĨŽƌĐĞŵĞŶƚ/ŶĚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ͗
>Ăǁ ŶĨŽƌĐĞŵĞŶƚŝƌĞĐƚĂƉŝƚĂů^ƵƌƉůƵƐ ϯϲϳ͕ϬϬϬ
>ĂŶĚĂŶĚƵŝůĚŝŶŐŽƐƚƉĞƌ^Ƌ&ƚ ϮϭϵΨ
ĚĚŝƚŝŽŶĂů>Ăǁ ŶĨŽƌĐĞŵĞŶƚ&ĂĐŝůŝƚLJ^Ƌ&ƚ&ƵŶĚĞĚ ϭ͕ϲϳϲ
Ύ/ŶĐůƵĚĞĚŝŶƚŚĞŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐĞdžƉĞŶĚŝƚƵƌĞƐĂŶĂůLJƐŝƐ͘
,LJĚĞWĂƌŬ&ƵŶĚĞĚ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ&ĂĐŝůŝƚŝĞƐ
9.A.1.k
Packet Pg. 332 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϴ
dŚĞŽƵŶƚLJ͛ƐĂĐŚŝĞǀĞĚ>K^ĨŽƌ>Ăǁ ŶĨŽƌĐĞŵĞŶƚŝƐϭ͘ϳϳŽĨĨŝĐĞƌƐƉĞƌϭ͕ϬϬϬƉĞĂŬƉŽƉƵůĂƚŝŽŶ͖
ǁŚĞƌĞĂƐ͕ƚŚĞĂĚŽƉƚĞĚ>K^ŝƐϭ͘ϴϰ͘ƐƐƵĐŚ͕ƚŚĞĂĐŚŝĞǀĞĚ>K^ǁĂƐƵƐĞĚƚŽĞƐƚŝŵĂƚĞƚŚĞŶƵŵďĞƌ
ŽĨĐĞƌƚŝĨŝĞĚƉŽůŝĐĞŽĨĨŝĐĞƌƐŶĞĞĚĞĚƚŽƐĞƌǀĞ,LJĚĞWĂƌŬ͘
dĂďůĞϭϭ͗,LJĚĞWĂƌŬ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
dŚĞΨϮϭϵƉĞƌƐƋƵĂƌĞĨŽŽƚǀĂůƵĞŽĨƚŚĞƐĂƚĞůůŝƚĞŽĨĨŝĐĞŝŶdĂďůĞϭϬǁĂƐŽďƚĂŝŶĞĚĨƌŽŵƚŚĞϮϬϭϲ>Ăǁ
ŶĨŽƌĐĞŵĞŶƚ/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞ͘dŚĞĞƋƵŝƉŵĞŶƚǀĂůƵĞƉĞƌĐĞƌƚŝĨŝĞĚƉŽůŝĐĞŽĨĨŝĐĞƌŝƐĐĂůĐƵůĂƚĞĚ
ŝŶdĂďůĞϭϮ͘
dĂďůĞϭϮ͗,LJĚĞWĂƌŬ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ ƋƵŝƉŵĞŶƚŽƐƚƉĞƌĞƌƚŝĨŝĞĚWŽůŝĐĞKĨĨŝĐĞƌ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ŽůůŝĞƌŽƵŶƚLJŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐĂƉŝƚĂů/ŵƉĂĐƚƐ
dŚĞŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐŝŵƉĂĐƚĨĞĞŝŶĐůƵĚĞƐũĂŝůĨĂĐŝůŝƚŝĞƐ;ůĂŶĚĂŶĚďƵŝůĚŝŶŐͿĂŶĚĞƋƵŝƉŵĞŶƚ͘
&ĞĞƐĂƌĞĂƐƐĞƐƐĞĚĂƚƚŚĞƌĞĐŽŵŵĞŶĚĞĚůĞǀĞů͘ZĞǀĞŶƵĞƐĂŶĚĐŽƐƚƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚŵĂŝŶƚĂŝŶŝŶŐ
ĂŶĚŽƉĞƌĂƚŝŶŐĐŽƌƌĞĐƚŝŽŶĂůĨĂĐŝůŝƚŝĞƐĂŶĚĞƋƵŝƉŵĞŶƚĂƌĞƉƌŽǀŝĚĞĚŝŶƚŚĞ'ĞŶĞƌĂů&ƵŶĚƐKƉĞƌĂƚŝŶŐ
/ŵƉĂĐƚƐƐĞĐƚŝŽŶ͘
ŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐĐĂƉŝƚĂůŝŵƉĂĐƚƐĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϭϯ͘dŚĞĐĂůĐƵůĂƚĞĚƐƵƌƉůƵƐǁŝůůďĞ
ƵƐĞĚƚŽĨƵŶĚŽƚŚĞƌŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚLJĐĂƉŝƚĂůŶĞĞĚƐ͘
WĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ ϰ͕ϯϲϭ
ĐŚŝĞǀĞĚ>K^;KĨĨŝĐĞƌƐƉĞƌϭ͕ϬϬϬWĞĂŬZĞƐŝĚĞŶƚƐͿ ϭ͘ϳϳ
&ƵŶĚĞĚ&ĂĐŝůŝƚŝĞƐĂŶĚ ƋƵŝƉŵĞŶƚĨŽƌĞƌƚŝĨŝĞĚWŽůŝĐĞKĨĨŝĐĞƌƐ ϳ͘ϳ
>K^^ŚĂƌĞ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ&ĂĐŝůŝƚŝĞƐ
/ƚĞŵ ŵŽƵŶƚ
ƋƵŝƉŵĞŶƚ/ŶǀĞŶƚŽƌLJsĂůƵĞ ϳϬ͕ϬϮϬ͕ϱϮϰΨ
EƵŵďĞƌŽĨĞƌƚŝĨŝĞĚWŽůŝĐĞKĨĨŝĐĞƌƐ ϲϲϬ
ƋƵŝƉŵĞŶƚsĂůƵĞƉĞƌKĨĨŝĐĞƌ ϭϬϲ͕ϬϬϬΨ
9.A.1.k
Packet Pg. 333 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϭϵ
dĂďůĞϭϯ͗,LJĚĞWĂƌŬŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
dŚĞĐĂƉŝƚĂůĐŽƐƚĨŽƌĐŽƌƌĞĐƚŝŽŶĂůĨĂĐŝůŝƚŝĞƐŝƐĐĂůĐƵůĂƚĞĚďĞůŽǁ͘
dĂďůĞϭϰ͗,LJĚĞWĂƌŬŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐĂƉŝƚĂůŽƐƚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
dŚĞŝŶĚĞdžĞĚĐĂƉŝƚĂůĐŽƐƚƉĞƌďĞĚŝƐĐĂůĐƵůĂƚĞĚŝŶdĂďůĞϭϱ͘
dĂďůĞϭϱ͗,LJĚĞWĂƌŬŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐ/ŶĚĞdžĞĚŽƐƚƉĞƌZĞƐŝĚĞŶƚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐĂƉŝƚĂůZĞǀĞŶƵĞƐ͗
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϴϰϵ͕ϬϬϬΨ
KƚŚĞƌĂƉŝƚĂůZĞǀĞŶƵĞƐΎ ϰϳ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞƐ ϴϵϲ͕ϬϬϬΨ
ŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐĂƉŝƚĂůŽƐƚƐ͗
ŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ ͲΨ
ŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨ
ŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ ϴϵϲ͕ϬϬϬΨ
/ŶĚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ;/ŶĚĞdžĞĚͿ ϴϵϰ͕ϬϬϬΨ
ŽƌƌĞĐƚŝŽŶĂů&ĂĐŝůŝƚŝĞƐĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨĂƉŝƚĂůŽƐƚƐ Ϯ͕ϬϬϬΨ
Ύ/ŶĐůƵĚĞĚŝŶƚŚĞŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐĞdžƉĞŶĚŝƚƵƌĞƐĂŶĂůLJƐŝƐ͘
,LJĚĞWĂƌŬ&ƵŶĚĞĚ^ŚĂƌĞ:Ăŝů&ĂĐŝůŝƚŝĞƐ
>ĂŶĚhƐĞ
&ƵŶĐƚŝŽŶĂů
WŽƉƵůĂƚŝŽŶ
ŽĞĨĨŝĐŝĞŶƚ
hŶŝƚƐͬ
^ƋƵĂƌĞ&ĞĞƚ
&ƵŶĐƚŝŽŶĂů
WŽƉƵůĂƚŝŽŶ
^ŝŶŐůĞ&ĂŵŝůLJĞƚĂĐŚĞĚ
>ĞƐƐƚŚĂŶϰ͕ϬϬϬƐƋĨƚ ϭ͘ϴϭ ϭ͕ϱϬϬ Ϯ͕ϳϭϰ
DƵůƚŝ&ĂŵŝůLJ Ϭ͘ϴϯ ϯϬϬ Ϯϰϵ
ZĞƚĂŝůϲ͕ϬϬϭƚŽϮϱ͕ϬϬϬƐĨŐůĂ Ϯ͘ϰϱ ϰϱ͕ϬϬϬ ϭϭϬ
dŽƚĂů&ƵŶĐƚŝŽŶĂůWŽƉƵůĂƚŝŽŶ ϯ͕Ϭϳϯ
ϮϬϭϳ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌ&ƵŶĐƚŝŽŶĂůWŽƉƵůĂƚŝŽŶ ϮϵϬ͘ϵϴΨ
dŽƚĂůĂƉŝƚĂůŽƐƚ ϴϵϰ͕ϬϬϬΨ
ZĞƐŝĚĞŶƚŝĂů^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ ϰ͕ϰϲϴ
ϮϬϭϳ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌWĞĂŬWŽƉƵůĂƚŝŽŶ ϮϬϬ͘ϬϵΨ
ĞƐĐƌŝƉƚŝŽŶ &ŝŐƵƌĞ
EĞƚƐƐĞƚsĂůƵĞͲ/ŶĚĞdžĞĚ ϭϭϭ͕ϱϵϮ͕ϯϰϰΨ
EƵŵďĞƌŽĨĞĚƐ ϭ͕ϯϬϰ
EĞƚƐƐĞƚsĂůƵĞƉĞƌĞĚ ϴϱ͕ϱϳϳΨ
ƵƌƌĞŶƚ>K^;ĞĚƐƉĞƌϭ͕ϬϬϬ&ƵŶĐƚŝŽŶĂůZĞƐŝĚĞŶƚƐͿ ϯ͘ϰϬ
ƐƐĞƚsĂůƵĞƉĞƌ&ƵŶĐƚŝŽŶĂůZĞƐŝĚĞŶƚ ϮϵϬ͘ϵϴΨ
9.A.1.k
Packet Pg. 334 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϮϬ
ŽůůŝĞƌŽƵŶƚLJ ŵĞƌŐĞŶĐLJDĞĚŝĐĂů^ĞƌǀŝĐĞƐ; D^ͿĂƉŝƚĂů/ŵƉĂĐƚƐ
ĐĐŽƌĚŝŶŐƚŽĚŝƐĐƵƐƐŝŽŶƐǁŝƚŚ D^ŵĂŶĂŐĞŵĞŶƚ͕ĐĂƉŝƚĂůƌĞǀĞŶƵĞƐĐŽůůĞĐƚĞĚĨƌŽŵ,LJĚĞWĂƌŬǁŝůů
ďĞƵƐĞĚƚŽĨƵŶĚƚŚĞŶĞǁ D^ĨĂĐŝůŝƚLJƉůĂŶŶĞĚĨŽƌϮϮǀĞŶƵĞE ͬĞƐŽƚŽůǀĚE͘ĐĐŽƌĚŝŶŐƚŽƚŚĞ
ŽƵŶƚLJ͛ƐĂƉŝƚĂů/ŵƉƌŽǀĞŵĞŶƚWůĂŶ͕ƚŚĞĨĂĐŝůŝƚLJŝƐƐĐŚĞĚƵůĞĚƚŽŽƉĞŶŝŶ&zϮϬϭϵ͘
dĂďůĞϭϲ͗,LJĚĞWĂƌŬ D^ĂƉŝƚĂů/ŵƉĂĐƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
,LJĚĞWĂƌŬ͛ƐĂůůŽĐĂƚĞĚƐŚĂƌĞŽĨƚŚĞŶĞǁĨĂĐŝůŝƚLJŝƐΨϮϭϯ͕ϬϬϬ͖ǁŚĞƌĞĂƐ͕ƚŚĞƉƌŽũĞĐƚǁŝůůŐĞŶĞƌĂƚĞ
D^ĐĂƉŝƚĂůƌĞǀĞŶƵĞƐŽĨΨϮϰϴ͕ϬϬϬ͘
dĂďůĞϭϳ͗,LJĚĞWĂƌŬ D^ůůŽĐĂƚĞĚĂƉŝƚĂůŽƐƚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
,LJĚĞWĂƌŬZĞŐŝŽŶĂůWĂƌŬƐĂƉŝƚĂů/ŵƉĂĐƚƐ
dŚĞŽƵŶƚLJŝŵƉŽƐĞƐƐĞƉĂƌĂƚĞŝŵƉĂĐƚĨĞĞƐĨŽƌĐŽŵŵƵŶŝƚLJĂŶĚƌĞŐŝŽ ŶĂůƉĂƌŬƐ͘ZĞǀĞŶƵĞƐĂŶĚĐŽƐƚƐ
ĂƐƐŽĐŝĂƚĞĚǁŝƚŚŵĂŝŶƚĂŝŶŝŶŐĂŶĚŽƉĞƌĂƚŝŶŐƚŚĞŽƵŶƚLJ͛ƐWĂƌŬƐĨĂĐŝůŝƚŝĞƐĂƌĞƉƌŽǀŝĚĞĚŝŶƚŚĞ
'ĞŶĞƌĂů&ƵŶĚƐĂŶĚD^dhKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐƐĞĐƚŝŽŶ͘
ZĞŐŝŽŶĂůWĂƌŬĐĂƉŝƚĂůŝŵƉĂĐƚƐĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϭϴ͘dŚĞĐĂůĐƵůĂƚĞĚƐƵƌƉůƵƐǁŝůůďĞƵƐĞĚƚŽ
ĨƵŶĚŽƚŚĞƌZĞŐŝŽŶĂůWĂƌŬĐĂƉŝƚĂůŶĞĞĚƐ͘
D^ĂƉŝƚĂůZĞǀĞŶƵĞƐ͗
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϮϰϮ͕ϬϬϬΨ
KƚŚĞƌĂƉŝƚĂůZĞǀĞŶƵĞƐΎ ϲ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞƐ Ϯϰϴ͕ϬϬϬΨ
D^ŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ͗
ŽƐƚŽĨŶĞǁĞƐŽƚŽůǀĚƐƚĂƚŝŽŶƉĞƌh/Z ϭ͕ϵϮϰ͕ϱϲϲΨ
WŽƌƚŝŽŶ&ƵŶĚĞĚďLJ,LJĚĞWĂƌŬ Ϭ͘ϭϯ
ůůŽĐĂƚĞĚ^ŚĂƌĞŽĨEĞǁKǁŶĞĚ^ƚĂƚŝŽŶ Ϯϰϴ͕ϬϬϬΨ
D^ĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨĂƉŝƚĂůŽƐƚƐ ͲΨ
Ύ/ŶĐůƵĚĞĚŝŶƚŚĞŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐŶĞƚĨŝƐĐĂůŝŵƉĂĐƚďƵŝůĚŽƵƚĂŶĂůLJƐŝƐ͘
,LJĚĞWĂƌŬ&ƵŶĚĞĚ D^KǁŶĞĚ&ĂĐŝůŝƚŝĞƐ
WĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ ϰ͕ϯϲϭ
ƵƌƌĞŶƚ>K^;KǁŶĞĚ^ƚĂƚŝŽŶƐƉĞƌWĞĂŬZĞƐŝĚĞŶƚƐͿ Ϭ͘ϬϬϬϬϮϱ
ηŽĨ^ƚĂƚŝŽŶƐ;>K^Ϳ Ϭ͘ϭϭ
ŽƐƚŽĨŶĞǁĞƐŽƚŽůǀĚƐƚĂƚŝŽŶƉĞƌh/Z ϭ͕ϵϮϰ͕ϱϲϲΨ
ůůŽĐĂƚĞĚ^ŚĂƌĞŽĨEĞǁKǁŶĞĚ^ƚĂƚŝŽŶ Ϯϭϯ͕ϬϬϬΨ
>K^^ŚĂƌĞŽĨKǁŶĞĚ D^&ĂĐŝůŝƚŝĞƐ
9.A.1.k
Packet Pg. 335 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
Ϯϭ
dĂďůĞϭϴ͗,LJĚĞWĂƌŬZĞŐŝŽŶĂůWĂƌŬƐĂƉŝƚĂů/ŵƉĂĐƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
dŚĞŽƵŶƚLJ͛ƐĂĐŚŝĞǀĞĚ>K^ĨŽƌZĞŐŝŽŶĂůWĂƌŬƐŝƐϭ͘ϳϮĂĐƌĞƐƉĞƌϭ͕ϬϬϬƉĞĂŬƉŽƉƵůĂƚŝŽŶ͖ǁŚĞƌĞĂƐ͕
ƚŚĞĂĚŽƉƚĞĚ>K^ŝƐϮ͘ϳϬĂĐƌĞƐ͘ƐƐƵĐŚ͕ƚŚĞĂĐŚŝĞǀĞĚ>K^ǁĂƐƵƐĞĚƚŽĞƐƚŝŵĂƚĞƚŚĞŶƵŵďĞƌŽĨ
ZĞŐŝŽŶĂůWĂƌŬĂĐƌĞƐŶĞĞĚĞĚƚŽƐĞƌǀĞ,LJĚĞWĂƌŬ͘
dĂďůĞϭϵ͗,LJĚĞWĂƌŬZĞŐŝŽŶĂůWĂƌŬƐ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
dŚĞŝŶĚĞdžĞĚĐĂƉŝƚĂůĐŽƐƚƉĞƌZĞŐŝŽŶĂůWĂƌŬĂĐƌĞŝƐĐĂůĐƵůĂƚĞĚŝŶdĂďůĞϮϬ͘
dĂďůĞϮϬ͗,LJĚĞWĂƌŬZĞŐŝŽŶĂůWĂƌŬƐ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌĐƌĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
,LJĚĞWĂƌŬŽŵŵƵŶŝƚLJWĂƌŬƐĂƉŝƚĂů/ŵƉĂĐƚƐ
ŽŵŵƵŶŝƚLJWĂƌŬƐĐĂƉŝƚĂůŝŵƉĂĐƚƐĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϮϭ͘dŚĞ ĚŝƌĞĐƚ ĐĂƉŝƚĂů ŝŵƉĂĐƚ ŽŶ
ŽŵŵƵŶŝƚLJWĂƌŬƐŝƐƐŚŽǁŶŝŶdĂďůĞϮϭ͘dŚĞĐĂůĐƵůĂƚĞĚƐƵƌƉůƵƐǁŝůůďĞƵƐĞĚƚŽĨƵŶĚŽƚŚĞƌ
ŽŵŵƵŶŝƚLJWĂƌŬĐĂƉŝƚĂůŶĞĞĚƐ͘
ZĞŐŝŽŶĂůWĂƌŬĂƉŝƚĂůZĞǀĞŶƵĞƐ
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϰ͕ϰϭϭ͕ϬϬϬΨ
KƚŚĞƌĂƉŝƚĂůZĞǀĞŶƵĞƐΎ ϮϮϵ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞƐ ϰ͕ϲϰϬ͕ϬϬϬΨ
ZĞŐŝŽŶĂůWĂƌŬ/ŶĚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ
ϮϬϭϳ/ŶĚĞdžĞĚ>ĂŶĚΘ&ĂĐŝůŝƚLJŽƐƚƉĞƌĐƌĞ ϱϵϬ͕ϮϴϴΨ
ZĞŐŝŽŶĂůWĂƌŬĐƌĞƐĂƚĐŚŝĞǀĞĚ>K^ ϳ͘ϱϬ
,LJĚĞWĂƌŬ&ƵŶĚĞĚZĞŐŝŽŶĂůWĂƌŬĐƌĞƐ ϰ͕ϰϮϲ͕ϬϬϬΨ
ZĞŐŝŽŶĂůWĂƌŬĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨĂƉŝƚĂůŽƐƚƐ Ϯϭϰ͕ϬϬϬΨ
Ύ/ŶĐůƵĚĞĚŝŶƚŚĞŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐĂŶĚD^dhĞdžƉĞŶĚŝƚƵƌĞƐĂŶĂůLJƐŝƐ͘
,LJĚĞWĂƌŬ&ƵŶĚĞĚZĞŐŝŽŶĂůWĂƌŬ&ĂĐŝůŝƚŝĞƐ
WĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ ϰϰϭ͕ϲϴϴ
ZĞŐŝŽŶĂůWĂƌŬĐƌĞƐ;ĐŚŝĞǀĞĚ>K^Ϳ ϳϱϵ͘ϰϮ
ZĞŐŝŽŶĂůWĂƌŬĐƌĞƐƉĞƌϭ͕ϬϬϬƉŽƉƵůĂƚŝŽŶ ϭ͘ϳϮ
,LJĚĞWĂƌŬWĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ ϰ͕ϯϲϭ
,LJĚĞWĂƌŬZĞŐŝŽŶĂůWĂƌŬĐƌĞĂŐĞ ϳ͘ϱϬ
>K^^ŚĂƌĞŽĨZĞŐŝŽŶĂůWĂƌŬ&ĂĐ ŝůŝƚŝĞƐ
ŽŵƉŽŶĞŶƚ
ZĞŐŝŽŶĂů
WĂƌŬ
>ĂŶĚWƵƌĐŚĂƐĞŽƐƚƉĞƌĐƌĞ ϰϱϬ͕ϬϬϬΨ
>ĂŶĚƐĐĂƉŝŶŐ͕^ŝƚĞWƌĞƉĂƌĂƚŝŽŶ͕ĂŶĚ/ƌƌŝŐĂƚŝŽŶŽƐƚ͕ƉĞƌĂĐƌĞ ϰϬ͕ϬϬϬ
dŽƚĂů>ĂŶĚŽƐƚƉĞƌĐƌĞ ϰϵϬ͕ϬϬϬΨ
&ĂĐŝůŝƚLJΘ ƋƵŝƉŵĞŶƚŽƐƚƉĞƌĐƌĞ ϰϯ͕ϲϯϰ
dŽƚĂů>ĂŶĚΘ&ĂĐŝůŝƚLJŽƐƚƉĞƌĐƌĞ ϱϯϯ͕ϲϯϰΨ
ϮϬϭϳ/ŶĚĞdž ϭ͘ϭϬϲ
ϮϬϭϳ/ŶĚĞdžĞĚŽƐƚƉĞƌĐƌĞ ϱϵϬ͕ϮϴϴΨ
9.A.1.k
Packet Pg. 336 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϮϮ
dĂďůĞϮϭ͗,LJĚĞWĂƌŬŽŵŵƵŶŝƚLJWĂƌŬƐĂƉŝƚĂů/ŵƉĂĐƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕EĞĂůŽŵŵƵŶŝƚŝĞƐ͕W&'͕ϮϬϭϴ
/ŶĐŽŵƉĂƌŝƐŽŶ͕ƚŚĞŽƵŶƚLJ͛ƐĂĚŽƉƚĞĚ>K^ĨŽƌŽŵŵƵŶŝƚLJWĂƌŬƐŝƐϭ͘ϮϬĂĐƌĞƐƉĞƌϭ͕ϬϬϬƉĞĂŬ
ƉŽƉƵůĂƚŝŽŶ͕ĂŶĚƚŚĞĂĐŚŝĞǀĞĚ>K^ŝƐϭ͘ϯϮĂĐƌĞƐ͘ƐƐƵĐŚ͕ƚŚĞĂĚŽƉƚĞĚ>K^ǁĂƐƵƐĞĚƚŽĞƐƚŝŵĂƚĞ
ƚŚĞŶƵŵďĞƌŽĨŽŵŵƵŶŝƚLJWĂƌŬĂĐƌĞƐŶĞĞĚĞĚƚŽƐĞƌǀĞ,LJĚĞWĂƌŬ͘
dĂďůĞϮϮ͗,LJĚĞWĂƌŬŽŵŵƵŶŝƚLJWĂƌŬƐ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
dŚĞŝŶĚĞdžĞĚĐĂƉŝƚĂůĐŽƐƚƉĞƌŽŵŵƵŶŝƚLJWĂƌŬĂĐƌĞŝƐĐĂůĐƵůĂƚĞĚŝŶdĂďůĞϮϯ͘
dĂďůĞϮϯ͗,LJĚĞWĂƌŬŽŵŵƵŶŝƚLJWĂƌŬƐ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌĐƌĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
,LJĚĞWĂƌŬ>ŝďƌĂƌŝĞƐ/ŵƉĂĐƚƐ
>ŝďƌĂƌŝĞƐŝŵƉĂĐƚĨĞĞƐŝŶĐůƵĚĞůĂŶĚ͕ďƵŝůĚŝŶŐ͕ĨƵƌŶŝƐŚŝŶŐƐ͕ĂŶĚĐŽůůĞĐƚŝŽŶŵĂƚĞƌŝĂůƐƚŽƐĞƌǀĞƚŚĞ
ĞŶƚŝƌĞŽƵŶƚLJ͘&ĞĞƐĂƌĞĂƐƐĞƐƐĞĚĂƚƚŚĞƌĞĐŽŵŵĞŶĚĞĚůĞǀĞů͘ZĞǀĞŶƵĞƐĂŶĚĐŽƐƚƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚ
ŵĂŝŶƚĂŝŶŝŶŐĂŶĚŽƉĞƌĂƚŝŶŐƚŚĞŽƵŶƚLJ͛Ɛ>ŝďƌĂƌŝĞƐĨĂĐŝůŝƚŝĞƐĂƌĞƉƌŽǀŝĚĞĚŝŶƚŚĞ'ĞŶĞƌĂů&ƵŶĚƐ
KƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐƐĞĐƚŝŽŶ͘
ŽŵŵƵŶŝƚLJWĂƌŬĂƉŝƚĂůZĞǀĞŶƵĞƐ
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϭ͕ϱϯϴ͕ϬϬϬΨ
KƚŚĞƌĂƉŝƚĂůZĞǀĞŶƵĞƐΎ Ϯϱ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞƐ ϭ͕ϱϲϯ͕ϬϬϬΨ
ŽŵŵƵŶŝƚLJWĂƌŬ/ŶĚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ
ϮϬϭϳ/ŶĚĞdžĞĚ>ĂŶĚΘ&ĂĐŝůŝƚLJŽƐƚƉĞƌĐƌĞ ϮϴϮ͕ϱϳϯΨ
ŽŵŵƵŶŝƚLJWĂƌŬĐƌĞƐĂƚĐŚŝĞǀĞĚ>K^ ϱ͘Ϯϯ
,LJĚĞWĂƌŬ&ƵŶĚĞĚŽŵŵƵŶŝƚLJWĂƌŬĐƌĞƐ ϭ͕ϰϳϵ͕ϬϬϬΨ
ŽŵŵƵŶŝƚLJWĂƌŬĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨĂƉŝƚĂůŽƐƚƐ ϴϰ͕ϬϬϬΨ
,LJĚĞWĂƌŬ&ƵŶĚĞĚŽŵŵƵŶŝƚLJWĂƌŬ&ĂĐŝůŝƚŝĞƐ
ŽŵŵƵŶŝƚLJWĂƌŬĚŽƉƚĞĚ>K^ ϭ͘ϮϬ
,LJĚĞWĂƌŬWĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ ϰ͕ϯϲϭ
,LJĚĞWĂƌŬŽŵŵƵŶŝƚLJWĂƌŬĐƌĞĂŐĞ ϱ͘Ϯϯ
>K^^ŚĂƌĞŽĨŽŵŵƵŶŝƚLJWĂƌŬ&ĂĐŝůŝƚŝĞƐ
ŽŵƉŽŶĞŶƚ
ŽŵŵƵŶŝƚLJ
WĂƌŬ
>ĂŶĚWƵƌĐŚĂƐĞŽƐƚƉĞƌĐƌĞ ϭϬϳ͕ϬϬϬΨ
>ĂŶĚƐĐĂƉŝŶŐ͕^ŝƚĞWƌĞƉĂƌĂƚŝŽŶ͕ĂŶĚ/ƌƌŝŐĂƚŝŽŶŽƐƚ͕ƉĞƌĂĐƌĞ ϭϬ͕ϬϬϬ
dŽƚĂů>ĂŶĚŽƐƚƉĞƌĐƌĞ ϭϭϳ͕ϬϬϬΨ
&ĂĐŝůŝƚLJΘ ƋƵŝƉŵĞŶƚŽƐƚƉĞƌĐƌĞ ϭϰϴ͕ϯϮϴ
dŽƚĂů>ĂŶĚΘ&ĂĐŝůŝƚLJŽƐƚƉĞƌĐƌĞ Ϯϲϱ͕ϯϮϴΨ
ϮϬϭϳ/ŶĚĞdž ϭ͘Ϭϲϱ
ϮϬϭϳ/ŶĚĞdžĞĚŽƐƚƉĞƌĐƌĞ ϮϴϮ͕ϱϳϯΨ
9.A.1.k
Packet Pg. 337 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
Ϯϯ
>ŝďƌĂƌŝĞƐĐĂƉŝƚĂůŝŵƉĂĐƚƐĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϮϰ͘dŚĞĐĂůĐƵůĂƚĞĚƐƵƌƉůƵƐǁŝůůďĞƵƐĞĚƚŽĨƵŶĚ
ŽƚŚĞƌ>ŝďƌĂƌLJĐĂƉŝƚĂůŶĞĞĚƐ͘
dĂďůĞϮϰ͗,LJĚĞWĂƌŬ>ŝďƌĂƌŝĞƐĂƉŝƚĂů/ŵƉĂĐƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
dŚĞŽƵŶƚLJ͛ƐĂĚŽƉƚĞĚ>K^ĨŽƌ>ŝďƌĂƌLJĨĂĐŝůŝƚŝĞƐŝƐϬ͘ϯϯƐƋƵĂƌĞĨĞĞƚƉĞƌϭ͕ϬϬϬƉĞĂŬƉŽƉƵůĂƚŝŽŶ͖
ǁŚĞƌĞĂƐ͕ƚŚĞĂĐŚŝĞǀĞĚ>K^ŝƐϬ͘ϰϮƐƋƵĂƌĞĨĞĞƚĨŽƌŽǁŶĞĚĨĂĐŝůŝƚŝĞƐ͘ƐƐƵĐŚ͕ƚŚĞĂĚŽƉƚĞĚ>K^ǁĂƐ
ƵƐĞĚƚŽĞƐƚŝŵĂƚĞƚŚĞůŝďƌĂƌLJƐƋƵĂƌĞĨŽŽƚĂŐĞŶĞĞĚĞĚƚŽƐĞƌǀĞ,LJĚĞWĂƌŬ͘
dĂďůĞϮϱ͗,LJĚĞWĂƌŬ>ŝďƌĂƌLJ&ĂĐŝůŝƚŝĞƐ>ĞǀĞůŽĨ^ĞƌǀŝĐĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
dŚĞůŝďƌĂƌLJƐƋƵĂƌĞĨŽŽƚǀĂůƵĞŽĨΨϮϰϯ͕ĂŶĚƚŚĞƵŶŝƚĐŽƐƚƉĞƌĐĂƉŝƚĂůǀĂůƵĞŽĨΨϰϮǁĞƌĞŽďƚĂŝŶĞĚ
ĨƌŽŵƚŚĞϮϬϭϲ>ŝďƌĂƌLJ/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞ͘
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐĂƉŝƚĂů/ŵƉĂĐƚƐ
'ŽǀĞƌŶŵĞŶƚďƵŝůĚŝŶŐƐŝŵƉĂĐƚĨĞĞƐŝŶĐůƵĚĞƌĞŵĂŝŶŝŶŐŶŽŶͲĞŶƚĞƌƉƌŝƐĞŽƵŶƚLJůĂŶĚ͕ďƵŝůĚŝŶŐƐ͕
ŝŶĨŽƌŵĂƚŝŽŶƚĞĐŚŶŽůŽŐLJĂŶĚǀĞŚŝĐůĞƐ͘&ĞĞƐĂƌĞĂƐƐĞƐƐĞĚĂƚƚŚĞƌĞĐŽŵŵĞŶĚĞĚůĞǀĞů͘ZĞǀĞŶƵĞƐĂŶĚ
ĐŽƐƚƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚŵĂŝŶƚĂŝŶŝŶŐĂŶĚŽƉĞƌĂƚŝŶŐƚŚĞŽƵŶƚLJ͛Ɛ'ĞŶĞƌĂů'ŽǀĞƌŶŵĞŶƚĨĂĐŝůŝƚŝĞƐĂƌĞ
ƉƌŽǀŝĚĞĚŝŶƚŚĞ'ĞŶĞƌĂů&ƵŶĚƐKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐƐĞĐƚŝŽŶ͘
>ŝďƌĂƌLJĂƉŝƚĂůZĞǀĞŶƵĞƐ͗
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϱϱϮ͕ϬϬϬΨ
KƚŚĞƌĂƉŝƚĂůZĞǀĞŶƵĞƐΎ ϳϰ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞ ϲϮϲ͕ϬϬϬΨ
>ŝďƌĂƌLJĂƉŝƚĂůŽƐƚƐ͗
>ŝďƌĂƌLJ&ĂĐŝůŝƚLJŽƐƚ
>ŝďƌĂƌLJ^Ƌ&ƚĂƚĚŽƉƚĞĚ>K^ ϭ͕ϰϯϵ
>ŝďƌĂƌLJ&ĂĐŝůŝƚLJŽƐƚƉĞƌ^Ƌ&ƚ Ϯϰϯ͘ϮϬΨ
>ŝďƌĂƌLJ&ĂĐŝůŝƚLJŽƐƚ ϯϱϬ͕ϬϬϬΨ
>ŝďƌĂƌLJDĂƚĞƌŝĂůƐͬŽůůĞĐƚŝŽŶƐ
hŶŝƚŽƐƚƉĞƌĂƉŝƚĂ ϰϭ͘ϳϬΨ
WĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ ϰ͕ϯϲϭ
dŽƚĂů/ƚĞŵƐ ϭϴϮ͕ϬϬϬΨ
dŽƚĂů>ŝďƌĂƌLJĂƉŝƚĂůŽƐƚƐ ϱϯϮ͕ϬϬϬΨ
>ŝďƌĂƌLJĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨĂƉŝƚĂůŽƐƚƐ ϵϰ͕ϬϬϬΨ
Ύ/ŶĐůƵĚĞĚŝŶƚŚĞŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐĞdžƉĞŶĚŝƚƵƌĞƐĂŶĂůLJƐŝƐ͘
,LJĚĞWĂƌŬ&ƵŶĚĞĚ>ŝďƌĂƌLJ&ĂĐŝůŝƚŝĞƐ
WĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ ϰ͕ϯϲϭ
^Ƌ&ƚƉĞƌWĞĂŬ^ĞĂƐŽŶĂůZĞƐŝĚĞŶƚĂƚĚŽƉƚĞĚ>K^ Ϭ͘ϯϯ
>ŝďƌĂƌLJ^Ƌ&ƚ;ĚŽƉƚĞĚ>K^Ϳ ϭ͕ϰϯϵ
>K^^ŚĂƌĞŽĨ>ŝďƌĂƌLJ&ĂĐŝůŝƚŝĞƐ
9.A.1.k
Packet Pg. 338 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
Ϯϰ
'ĞŶĞƌĂů'ŽǀĞƌŶŵĞŶƚĐĂƉŝƚĂůŝŵƉĂĐƚƐĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϮϲ͘dŚĞŶĞƚƌĞƐƵůƚŽĨΨ;ϭ͕ϬϬϬͿŝƐĚƵĞ
ƚŽƌŽƵŶĚŝŶŐ͘
dĂďůĞϮϲ͗,LJĚĞWĂƌŬ'ĞŶĞƌĂů'ŽǀĞƌŶŵĞŶƚĂƉŝƚĂů/ŵƉĂĐƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
>ŝďƌĂƌLJĐĂƉŝƚĂůĐŽƐƚƐĂƌĞĐĂůĐƵůĂƚĞĚŝŶdĂďůĞϮϳ͘
dĂďůĞϮϳ͗,LJĚĞWĂƌŬ'ĞŶĞƌĂů'ŽǀĞƌŶŵĞŶƚĂƉŝƚĂůŽƐƚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
,LJĚĞWĂƌŬŝƐĚĞĞŵĞĚĨŝƐĐĂůůLJŶĞƵƚƌĂůǁŝƚŚƌĞƐƉĞĐƚƚŽŽƵŶƚLJĂƉŝƚĂů/ŵƉĂĐƚƐ͘
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐĂƉŝƚĂůZĞǀĞŶƵĞƐ͗
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϭ͕ϱϵϮ͕ϬϬϬΨ
ZĞǀĞŶƵĞƌĞĚŝƚƐΎ ϱϯ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞ ϭ͕ϲϰϱ͕ϬϬϬΨ
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐĂƉŝƚĂůŽƐƚƐ͗
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ ͲΨ
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ ϭ͕ϲϰϱ͕ϬϬϬΨ
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐ/ŶĚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ;/ŶĚĞdžĞĚͿ͗ ϭ͕ϲϰϲ͕ϬϬϬΨ
'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨĂƉŝƚĂůŽƐƚƐ ;ϭ͕ϬϬϬͿΨ
Ύ/ŶĐůƵĚĞĚŝŶƚŚĞŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐĞdžƉĞŶĚŝƚƵƌĞƐĂŶĂůLJƐŝƐ͘
,LJĚĞWĂƌŬ&ƵŶĚĞĚ'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐ
>ĂŶĚhƐĞ
&ƵŶĐƚŝŽŶĂů
WŽƉƵůĂƚŝŽŶ
ŽĞĨĨŝĐŝĞŶƚ
hŶŝƚƐͬ
^ƋƵĂƌĞ&ĞĞƚ
&ƵŶĐƚŝŽŶĂů
WŽƉƵůĂƚŝŽŶ
^ŝŶŐůĞ&ĂŵŝůLJĞƚĂĐŚĞĚ
>ĞƐƐƚŚĂŶϰ͕ϬϬϬƐƋĨƚ ϭ͘ϴϭ ϭ͕ϱϬϬ Ϯ͕ϳϭϲ
DƵůƚŝ&ĂŵŝůLJ Ϭ͘ϴϲ ϯϬϬ Ϯϱϴ
ZĞƚĂŝůϲ͕ϬϬϭƚŽϮϱ͕ϬϬϬƐĨŐůĂ Ϯ͘ϰϱ ϰϱ͕ϬϬϬ ϭϭϬ
dŽƚĂů&ƵŶĐƚŝŽŶĂůWŽƉƵůĂƚŝŽŶ ϯ͕Ϭϴϰ
ϮϬϭϳ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌ&ƵŶĐƚŝŽŶĂůWŽƉƵůĂƚŝŽŶ ϱϯϯ͘ϳϮΨ
dŽƚĂůĂƉŝƚĂůŽƐƚ ϭ͕ϲϰϲ͕ϬϬϬΨ
ZĞƐŝĚĞŶƚŝĂů^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ ϰ͕ϰϲϴ
ϮϬϭϳ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌWĞĂŬWŽƉƵůĂƚŝŽŶ ϯϲϴ͘ϰϬΨ
9.A.1.k
Packet Pg. 339 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
Ϯϱ
tĂƚĞƌĂŶĚtĂƐƚĞǁĂƚĞƌ
dŚĞ,LJĚĞWĂƌŬsŝůůĂŐĞŝŶĐůƵĚĞƐƐĞĐƚŝŽŶƐƚŚĂƚĐŽŶĨŝƌŵƚŚĂƚŽůůŝĞƌŽƵŶƚLJtĂƚĞƌͲ^ĞǁĞƌŝƐƚƌŝĐƚ
;͞t^͟ͿǁŝůůƐƵƉƉůLJďŽƚŚƉŽƚĂďůĞǁĂƚĞƌĂŶĚƐĞǁĞƌƐĞƌǀŝĐĞƚŽƚŚĞ,LJĚĞWĂƌŬĞǀĞůŽƉŵĞŶƚ͘
WůĞĂƐĞƌĞĨĞƌƚŽƚŚĞĨŽƌŵŽƌĞĚĞƚĂŝůǁŝƚŚƌĞƐƉĞĐƚƚŽƚŚĞƵƚŝůŝƚLJĂŐƌĞĞŵĞŶƚ͕ŝŶĐůƵĚŝŶŐƚŚĞĨŝƐĐĂů
ƌĞƋƵŝƌĞŵĞŶƚƚŽƉƌĞƉĂLJĂƉŽƌƚŝŽŶŽĨƚŚĞŝŵƉĂĐƚĨĞĞƐ͘
,LJĚĞWĂƌŬŝƐĚĞĞŵĞĚĨŝƐĐĂůůLJŶĞƵƚƌĂůǁŝƚŚƌĞƐƉĞĐƚƚŽŽůůŝĞƌŽƵŶƚLJ͛ƐtĂƚĞƌĂŶĚtĂƐƚĞǁĂƚĞƌ
ĐĂƉŝƚĂůĂŶĚŽƉĞƌĂƚŝŶŐŝŵƉĂĐƚƐ͘
^ƚŽƌŵǁĂƚĞƌDĂŶĂŐĞŵĞŶƚ
^ƚŽƌŵǁĂƚĞƌ ƌĞƚĞŶƚŝŽŶ ĂŶĚ ĚĞƚĞŶƚŝŽŶ ǁŝůů ĐŽŵƉůLJ ǁŝƚŚ &ůŽƌŝĚĂ tĂƚĞƌ DĂŶĂŐĞŵĞŶƚ ŝƐƚƌŝĐƚ
;͞^&tD͟ͿƌĞƋƵŝƌĞŵĞŶƚƐ͕ĂŶĚ^ƚĂƚĞĂŶĚŽƵŶƚLJƐƚĂŶĚĂƌĚƐĨŽƌŽĨĨͲƐŝƚĞĚŝƐĐŚĂƌŐĞƐǁŝůůďĞŵĞƚ͕
ƌĞƐƵůƚŝŶŐŝŶŶŽĂĚǀĞƌƐĞŝŵƉĂĐƚƐƚŽƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚ;ĚƌĂŝŶĂŐĞͿůĞǀĞůŽĨƐĞƌǀŝĐĞ͘
dŚĞ,LJĚĞWĂƌŬƉƌŽƉĞƌƚLJŝƐĐƵƌƌĞŶƚůLJƉĞƌŵŝƚƚĞĚĂƐĂĐŽŵŵĞƌĐŝĂůŵŝŶŝŶŐŽƉĞƌĂƚŝŽŶďLJ^&tDĂŶĚ
ŚĂƐĂƉĞƌŝŵĞƚĞƌĐŽŶƚƌŽůďĞƌŵƚŚĂƚĐŽŶƚĂŝŶƐƚŚĞϮϱLJĞĂƌ͕ϯĚĂLJƐƚŽƌŵǁŝƚŚnjĞƌŽĚŝƐĐŚĂƌŐĞƉƌŝŽƌƚŽ
ĚŝƐĐŚĂƌŐĞƚŚƌŽƵŐŚĂĐŽŶƚƌŽůƐƚƌƵĐƚƵƌĞƚŽƚŚĞĂĚũĂĐĞŶƚ&ĂŬĂhŶŝŽŶĂŶĂů͘dŚĞƉƌŽƉĞƌƚLJĂůƐŽŚĂƐĂ
ƐŵĂůůĐŽŶƐĞƌǀĂƚŝŽŶĂƌĞĂŝŶƚŚĞ^ ĐŽƌŶĞƌƚŚĂƚŝƐĐŽǀĞƌĞĚďLJĂĐŽŶƐĞƌǀĂƚŝŽŶĞĂƐĞŵĞŶƚĚĞĚŝĐĂƚĞĚ
ƚŽ^&tDǁŚŝĐŚǁŝůůďĞǀĂĐĂƚĞĚĚƵƌŝŶŐƚŚĞ ZWƉĞƌŵŝƚƚŝŶŐƉƌŽĐĞƐƐ͘dŚŝƐƐŵĂůůǁĞƚůĂŶĚŝƐƐĞǀĞƌĞůLJ
ĚĞŐƌĂĚĞĚĂŶĚŝƐŝƐŽůĂƚĞĚ͘^&tDƐƚĂĨĨŚĂƐĂŐƌĞĞĚƚŽƚŚĞƉƌŽƉŽƐĞĚǀĂĐĂƚŝŽŶĂŶĚƌĞůĂƚĞĚŝŵƉĂĐƚƐ
ƚŽ ƚŚĞ ŝƐŽůĂƚĞĚ ǁĞƚůĂŶĚ͘ dŚĞ ƉĞƌŝŵĞƚĞƌ ďĞƌŵ ŝƐ ŝŶ ƉůĂĐĞ ĂŶĚ ĨƵŶĐƚŝŽŶŝŶŐ ĂƐ ĚĞƐŝŐŶĞĚ ĂŶĚ
ƉĞƌŵŝƚƚĞĚďLJ^&tD͘dŚĞƉĞƌŵŝƚƚĞĚĐŽŶƚƌŽůƐƚƌƵĐƚƵƌĞǁĂƐŶĞǀĞƌĐŽŶƐƚƌƵĐƚĞĚ͘
dŚĞƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚƐĐĞŶĂƌŝŽǁŽƵůĚŝŶǀŽůǀĞĂƌĞƐŚĂƉŝŶŐŽĨŵŽƐƚŽĨƚŚĞĞdžŝƐƚŝŶŐůĂŬĞƐƚŽ
ĐƌĞĂƚĞĂƐŝƚĞƉůĂŶǁŝƚŚŵŽƌĞĐƵƌǀŝůŝŶĞĂƌƌŽĂĚŶĞƚǁŽƌŬƚŚĂƚŝƐƚLJƉŝĐĂůŽĨůĂƌŐĞƐĐĂůĞƌĞƐŝĚĞŶƚŝĂů
ĚĞǀĞůŽƉŵĞŶƚƐƚŚƌŽƵŐŚŽƵƚ^ŽƵƚŚǁĞƐƚ&ůŽƌŝĚĂ͘dŚĞƌĞǀŝƐĞĚůĂŬĞƐLJƐƚĞŵǁŽƵůĚďĞŐŝŶĚŝƐĐŚĂƌŐŝŶŐ
ĂƚĂĐŽŶƚƌŽůůĞĚďůĞĞĚĚŽǁŶƌĂƚĞĂƚƚŚĞĐƵƌƌĞŶƚĐŽŶƚƌŽůĞůĞǀĂƚŝŽŶĂŶĚƌĞĂĐŚƚŚĞĨƵůůĚŝƐĐŚĂƌŐĞ
ĂůůŽǁĂŶĐĞĚƵƌŝŶŐƚŚĞϮϱLJĞĂƌ͕ϯĚĂLJƉĞĂŬƐƚŽƌŵĞǀĞŶƚǁŝƚŚĚŝƐĐŚĂƌŐĞŽĐĐƵƌƌŝŶŐƚŚƌŽƵŐŚƚǁŽ
ƐƚƌƵĐƚƵƌĞƐƚŚĂƚǁŽƵůĚďĞĐŽŶŶĞĐƚĞĚǀŝĂƉŝƉĞƐƚŽƚŚĞ&ĂŬĂhŶŝŽŶĐĂŶĂů͘dŚĞƐLJƐƚĞŵǁŽƵůĚƉƌŽǀŝĚĞ
ƚŚĞƚƌĞĂƚŵĞŶƚĂŶĚĂƚƚĞŶƵĂƚŝŽŶǀŽůƵŵĞƐƌĞƋƵŝƌĞĚďLJƚŚĞ^&tDƌƵůĞƐĂŶĚƚŚĞůŝƚƚŽƌĂůƐŚĞůǀĞƐ
ƌĞƋƵŝƌĞĚďLJŽůůŝĞƌŽƵŶƚLJ>͘
/ŶĂĚĚŝƚŝŽŶƚŽƉƌŽǀŝĚŝŶŐƚŚĞƌĞƋƵŝƌĞĚƚƌĞĂƚŵĞŶƚĂŶĚĂƚƚĞŶƵĂƚŝŽŶǀŽůƵŵĞƐĨŽƌƚŚĞƉƌŽƉŽƐĞĚ,LJĚĞ
WĂƌŬ^Z͕ƚŚĞĚƌĂĨƚĂŶƚŝĐŝƉĂƚĞƐƚŚĂƚ,LJĚĞWĂƌŬWŚĂƐĞϭǁŝůůĂĐĐĞƉƚ͕ƚƌĞĂƚ͕ĂŶĚĂƚƚĞŶƵĂƚĞƚŚĞ
ƐƚŽƌŵǁĂƚĞƌƌƵŶŽĨĨĨƌŽŵƚŚĞƉƌŽƉŽƐĞĚKŝůtĞůůZŽĂĚĞdžƉĂŶƐŝŽŶĂůŽŶŐƚŚĞƐŽƵƚŚĞƌŶďŽƌĚĞƌ͘dŚŝƐ
ŵŝůĞůŽŶŐƐƚƌĞƚĐŚŽĨƌŽĂĚĞdžƉĂŶƐŝŽŶŝƐĐƵƌƌĞŶƚůLJĚĞƐŝŐŶĞĚƚŽĨů ŽǁŝŶƚŽƚǁŽŽĨĨƐŝƚĞƉŽŶĚƐƚŚĂƚ
ǁŽƵůĚŚĂǀĞƚŽďĞĂĐƋƵŝƌĞĚďLJŽůůŝĞƌŽƵŶƚLJdƌĂŶƐƉŽƌƚĂƚŝŽŶ͘
dŚĞ ĞǀĞůŽƉĞƌ ŽĨ ,LJĚĞ WĂƌŬ ǁŝůů ďĞ ƌĞƐƉŽŶƐŝďůĞ ĨŽƌ Ăůů ĐŽƐƚƐ ĂƐƐŽĐŝĂƚĞĚ ǁŝƚŚ ƚŚĞ ĚĞƐŝŐŶ͕
ƉĞƌŵŝƚƚŝŶŐ͕ĐŽŶƐƚƌƵĐƚŝŽŶ͕ĂŶĚŽƉĞƌĂƚŝŽŶŽĨƚŚĞƉƌŽƉŽƐĞĚƐƚŽƌŵǁĂƚĞƌŝŵƉƌŽǀĞŵĞŶƚƐƌĞƋƵŝƌĞĚƚŽ
ƐĞƌǀĞƚŚĞ,LJĚĞWĂƌŬĚĞǀĞůŽƉŵĞŶƚ͘/ŶƚŚĞĞǀĞŶƚƚŚĂƚƚŚĞKŝůtĞ ůůZŽĂĚƌƵŶŽĨĨǁĂƐƌŽƵƚĞĚƚŚƌŽƵŐŚ
ƚŚĞƐLJƐƚĞŵĂŶĚƚŚĞŝŶƚĞƌŶĂůƉŝƉĞƐŚĂĚƚŽďĞƵƉƐŝnjĞĚƚŽĂĐĐŽŵŵŽĚĂƚĞƚŚĞĂĚĚŝƚŝŽŶĂůǀŽůƵŵĞƐ͕ƚŚĞ
9.A.1.k
Packet Pg. 340 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
Ϯϲ
ĞǀĞůŽƉĞƌŵĂLJƐĞĞŬƌŽĂĚŝŵƉĂĐƚĨĞĞĐƌĞĚŝƚƐǀŝĂƚŚĞĞǀĞůŽƉĞƌ͛ƐŐƌĞĞŵĞŶƚĨŽƌƚŚĞĐŽƐƚŽĨƚŚĞ
ƉŝƉĞƵƉƐŝnjŝŶŐ͘
,LJĚĞWĂƌŬŝƐĚĞĞŵĞĚĨŝƐĐĂůůLJŶĞƵƚƌĂůǁŝƚŚƌĞƐƉĞĐƚŽĨ^ƚŽƌŵǁĂƚĞƌDĂŶĂŐĞŵĞŶƚĐĂƉŝƚĂůĂŶĚ
ŽƉĞƌĂƚŝŶŐŝŵƉĂĐƚƐ͘
/ƌƌŝŐĂƚŝŽŶtĂƚĞƌ
dŚĞ,LJĚĞWĂƌŬsŝůůĂŐĞĐŽŶĨŝƌŵƐƚŚĂƚt^ǁŝůůƉƌŽǀŝĚĞ/ƌƌŝŐĂƚŝŽŶYƵĂůŝƚLJ;/Y͟ͿǁĂƚĞƌƚŽƚŚĞ
ƌĞƐŝĚĞŶƚŝĂůĂŶĚĐŽŵŵĞƌĐŝĂůůŽƚƐǁŝƚŚŝŶ,LJĚĞWĂƌŬ͘dŚĞĐŽŵŵŽŶĂƌĞĂƐĂŶĚďƵĨĨĞƌƐǁŝůůďĞŝƌƌŝŐĂƚĞĚ
ǀŝĂůĂŬĞǁĂƚĞƌǁŝƚŚĚƌĂǁŶĨƌŽŵƚŚĞŽŶƐŝƚĞůĂŬĞƐLJƐƚĞŵ͘dŚĞ,LJĚĞWĂƌŬ,ŽŵĞŽǁŶĞƌƐƐƐŽĐŝĂƚŝŽŶ
ǁŝůůŽǁŶĂŶĚŵĂŶĂŐĞƚŚĞŝƌƌŝŐĂƚŝŽŶƐLJƐƚĞŵĨŽƌƚŚĞĐŽŵŵŽŶĂƌĞĂƐĂŶĚďƵĨĨĞƌƐ͘WůĞĂƐĞƌĞĨĞƌƚŽƚŚĞ
ĨŽƌŐƌĞĂƚĞƌĚĞƚĂŝů͘
,LJĚĞWĂƌŬŝƐĚĞĞŵĞĚĨŝƐĐĂůůLJŶĞƵƚƌĂůǁŝƚŚƌĞƐƉĞĐƚŽĨ/ƌƌŝŐĂƚŝŽŶtĂƚĞƌĐĂƉŝƚĂůĂŶĚŽƉĞƌĂƚŝŶŐ
ŝŵƉĂĐƚƐ͘
^ŽůŝĚtĂƐƚĞ
^ŝŶŐůĞ ĨĂŵŝůLJ ƌĞƐŝĚĞŶĐĞƐ ĂƌĞ ƌĞƋƵŝƌĞĚ ƚŽ ŚĂǀĞ ŐĂƌďĂŐĞ ĚŝƐƉŽƐĞĚŽĨ ƚŚƌŽƵŐŚ ƚŚĞ ŽƵŶƚLJ͛Ɛ
ĐŽŶƚƌĂĐƚŽƌ͕ĂŶĚƌĞƐŝĚĞŶƚƐĂƌĞďŝůůĞĚŵĂŶĚĂƚŽƌLJĐŽůůĞĐƚŝŽŶĨĞĞƐĨŽƌƚŚĞĐŽƐƚŽĨĐŽůůĞĐƚŝŽŶĂŶĚ
ĚŝƐƉŽƐĂůƐĞƌǀŝĐĞ
dŚĞ ŽůůŝĞƌ ŽƵŶƚLJ >ĂŶĚĨŝůů ŝƐ ĨŝŶĂŶĐĞĚ ĂŶĚ ŽƉĞƌĂƚĞĚ ƵŶĚĞƌ ĚĞƐŝ ŐŶͬďƵŝůĚͬŽƉĞƌĂƚĞ >ĂŶĚĨŝůů
KƉĞƌĂƚŝŶŐŐƌĞĞŵĞŶƚǁŝƚŚtĂƐƚĞDĂŶĂŐĞŵĞŶƚ/ŶĐ͘ŽĨ&ůŽƌŝĚĂ;͞tD/&͟Ϳ͘ůůĐĂƉŝƚĂůƌĞǀĞŶƵĞĂŶĚ
ĞdžƉĞŶƐĞƐŝŶĐƵƌƌĞĚ͕ŝŶĐůƵĚŝŶŐŶĞǁĐĞůůĐŽŶƐƚƌƵĐƚŝŽŶ͕ĂƌĞƉĂŝĚƚŚƌŽƵŐŚƚŝƉƉŝŶŐĨĞĞƐƉĂŝĚƚŽtD/&͘
hŶĚĞƌƚŚĞ>K͕;ĂͿŶŽĚĞďƚŝƐĐĂƌƌŝĞĚďLJƚŚĞŽƵŶƚLJ͖;ďͿĚĞƐŝŐŶͬďƵŝůĚͬŽƉĞƌĂƚĞƉƌŽǀŝƐŝŽŶƐĞŶƐƵƌĞ
ƉƌŽƉĞƌĐĞůůĐĂƉĂĐŝƚLJ͖ĂŶĚ;ĐͿůĂŶĚĨŝůůĐĞůůƐǀĂƌLJďLJƐŝnjĞĂŶĚĚŝƐƉŽƐĂůĐĂƉĂĐŝƚLJ͘dŚĞϮϬϭϳ^ŽůŝĚtĂƐƚĞ
h/ZƉƌŽũĞĐƚƐƚŚĞŽƵŶƚLJŚĂƐϱϬLJĞĂƌƐŽĨƌĞŵĂŝŶŝŶŐůĂŶĚĨŝůůĐĂƉĂĐŝƚLJ͘
ZĞǀĞŶƵĞƐĂŶĚĞdžƉĞŶƐĞƐŽĨƚŚĞƐŽůŝĚǁĂƐƚĞŽƉĞƌĂƚŝŽŶƐĚĞƐĐƌŝďĞĂďŽǀĞĂƌĞĂĐĐŽƵŶƚĞĚĨŽƌŝŶƚŚĞ
ŽƵŶƚLJ͛Ɛ^ŽůŝĚtĂƐƚĞ&ƵŶĚ͕ĂƐĞůĨͲƐƵƉƉŽƌƚŝŶŐĞŶƚĞƌƉƌŝƐĞĨƵŶĚ͘
,LJĚĞWĂƌŬŝƐĚĞĞŵĞĚĨŝƐĐĂůůLJŶĞƵƚƌĂůǁŝƚŚƌĞƐƉĞĐƚƚŽŽůůŝĞƌŽƵŶƚLJ͛Ɛ>ĂŶĚĨŝůů͘
EKZd,K>>/ Z&/Z ΘZ ^h /^dZ/d
EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞĂƉŝƚĂů/ŵƉĂĐƚƐ
,LJĚĞWĂƌŬŝƐůŽĐĂƚĞĚǁŝƚŚŝŶƚŚĞŝŐŽƌŬƐĐƌĞǁ/ƐůĂŶĚ^ĞƌǀŝĐĞĞůŝǀĞƌLJƌĞĂ;͞^͟ͿŽĨƚŚĞEŽƌƚŚ
ŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ;͞&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ͟Ϳ͘
ĂƐĞĚŽŶĚŝƐĐƵƐƐŝŽŶƐǁŝƚŚ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚƉĞƌƐŽŶŶĞů͕,LJĚĞWĂƌŬŝƐǁŝƚŚŝŶϭ͘ϲŵŝůĞƐŽĨĂ
ƉůĂŶŶĞĚĨŝƌĞĂŶĚ D^ĨĂĐŝůŝƚLJǁŚŝĐŚEŽƌƚŚŽůůŝĞƌ&ŝƌĞŽŶƚƌŽůĂŶĚZĞƐĐƵĞŝƐƚƌŝĐƚŚĂƐĂůƌĞĂĚLJ
9.A.1.k
Packet Pg. 341 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
Ϯϳ
ƉƌĞƉƉĞĚĨŽƌǀĞƌƚŝĐĂůĚĞǀĞůŽƉŵĞŶƚ͘dŚĞƉƌŽũĞĐƚŚĂƐŶŽŝŶĐƌĞŵĞŶƚĂůŝŵƉĂĐƚŽŶƚŚĞďƵŝůĚŝŶŐĂŶĚ
ĞƋƵŝƉŵĞŶƚƉƌŽŐƌĂŵŵĞĚĨŽƌƚŚĞŶĞǁũŽŝŶƚĨĂĐŝůŝƚLJ͘
dĂďůĞϮϴ͗,LJĚĞWĂƌŬEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚĂƉŝƚĂů/ŵƉĂĐƚƐ
^ŽƵƌĐĞ͗EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ͕W&'͕ϮϬϭϴ
ĂƉŝƚĂůĐŽƐƚƐĂƌĞĞƐƚŝŵĂƚĞĚŝŶdĂďůĞϮϵ͘
dĂďůĞϮϵ͗,LJĚĞWĂƌŬ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚĂƉŝƚĂůŽƐƚƐ
^ŽƵƌĐĞ͗EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ͕W&'͕ϮϬϭϴ
WƌŽũĞĐƚĞĚŝŵƉĂĐƚĨĞĞƌĞǀĞŶƵĞƐĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϯϬĂŶĚƚŽƚĂůΨϭ͘ϭŵŝůůŝŽŶ͘
&ŝƌĞŝƐƚƌŝĐƚĂƉŝƚĂůZĞǀĞŶƵĞƐ͗
/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϭ͕Ϭϴϵ͕ϬϬϬΨ
KƚŚĞƌĂƉŝƚĂůZĞǀĞŶƵĞƐΎ ϲϱ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůZĞǀĞŶƵĞ ϭ͕ϭϱϰ͕ϬϬϬΨ
&ŝƌĞŝƐƚƌŝĐƚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ͗
EŽƌƚŚŽůůŝĞƌ&ŝƌĞŝƐƚƌŝĐƚŝƌĞĐƚĂƉŝƚĂůŽƐƚƐ;/ŶĚĞdžĞĚͿ ϭ͕ϭϱϰ͕ϬϬϬΨ
&ŝƌĞŝƐƚƌŝĐƚĂƉŝƚĂůZĞǀĞŶƵĞƐŝŶ džĐĞƐƐŽĨĂƉŝƚĂůŽƐƚƐ ͲΨ
Ύ/ŶĐůƵĚĞĚŝŶƚŚĞEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŽƉĞƌĂƚŝŶŐĞdžƉĞŶĚŝƚƵƌĞƐĂŶĂůLJƐŝƐ͘
,LJĚĞWĂƌŬ&ƵŶĚĞĚ&ŝƌĞ^ƚĂƚŝŽŶƐ
>ĂŶĚhƐĞ
&ƵŶĐƚŝŽŶĂů
WŽƉƵůĂƚŝŽŶ
ŽĞĨĨŝĐŝĞŶƚ
hŶŝƚƐͬ
^ƋƵĂƌĞ
&ĞĞƚ
&ƵŶĐƚŝŽŶĂů
WŽƉƵůĂƚŝŽŶ
^ŝŶŐůĞ&ĂŵŝůLJĞƚĂĐŚĞĚ
>ĞƐƐƚŚĂŶϰ͕ϬϬϬƐƋĨƚ ϭ͘ϳϭ ϭ͕ϱϬϬ Ϯ͕ϱϲϱ
DƵůƚŝ&ĂŵŝůLJ Ϭ͘ϴϳ ϯϬϬ Ϯϲϭ
ZĞƚĂŝůϲ͕ϬϬϭƚŽϮϱ͕ϬϬϬƐĨŐůĂ Ϯ͘ϰϲ ϰϱ͕ϬϬϬ ϭϭϭ
dŽƚĂů&ƵŶĐƚŝŽŶĂůWŽƉƵůĂƚŝŽŶ Ϯ͕ϵϯϳ
ϮϬϭϳ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌ&ƵŶĐƚŝŽŶĂůWŽƉƵůĂƚŝŽŶ ϯϵϮ͘ϴϱΨ
dŽƚĂůĂƉŝƚĂůŽƐƚ ϭ͕ϭϱϰ͕ϬϬϬΨ
ZĞƐŝĚĞŶƚŝĂů^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ ϰ͕ϰϲϴ
ϮϬϭϳ/ŶĚĞdžĞĚĂƉŝƚĂůŽƐƚƉĞƌWĞĂŬWŽƉƵůĂƚŝŽŶ Ϯϱϴ͘ϮϴΨ
9.A.1.k
Packet Pg. 342 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
Ϯϴ
dĂďůĞϯϬ͗,LJĚĞWĂƌŬEŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞ/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞƐ
EŽƚĞ͗dŚĞƐĞŝŵƉĂĐƚĨĞĞƌĂƚĞƐƚĂŬĞĞĨĨĞĐƚKĐƚŽďĞƌϭ͕ϮϬϭϴ͘
^ŽƵƌĐĞ͗EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ͕W&'͕ϮϬϭϴ
EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŶŶƵĂůKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐ
ĞĐĂƵƐĞƚŚĞĐƵƌƌĞŶƚŽƉĞƌĂƚŝŶŐŵŝůůĂŐĞŽĨƚŚĞŝŐŽƌŬƐĐƌĞǁ/ƐůĂŶĚ^ŝƐŐĞĂƌĞĚƚŽŵƵĐŚůŽǁĞƌ
ĚĞŶƐŝƚLJ ĚĞǀĞůŽƉŵĞŶƚ͕ ,LJĚĞ WĂƌŬ ŝƐ ĐƵƌƌĞŶƚůLJ ƉƌŽũĞĐƚĞĚ ƚŽ ŐĞŶĞƌĂƚĞ ƐŝŐŶŝĨŝĐĂŶƚ ŽƉĞƌĂƚŝŶŐ
ƐƵƌƉůƵƐĞƐ͘,ŽǁĞǀĞƌ͕ĂǀŽƚĞŽŶŶŽŶͲĂĚǀĂůŽƌĞŵĨŝƌĞĂƐƐĞƐƐŵĞŶƚĨĞĞƐŝƐŝŶĐůƵĚĞĚŽŶƚŚĞƵŐƵƐƚ
Ϯϴ͕ϮϬϭϴďĂůůŽƚ͘/ĨĂƉƉƌŽǀĞĚ͕ƚŚĞĨĞĞƐǁŝůůŐŽŝŶƚŽĞĨĨĞĐƚŽŶKĐƚŽďĞƌϭ͕ϮϬϭϵ͕ĂŶĚƚŚĞŵŝůůĂŐĞƌĂƚĞ
ǁŝůůůŝŬĞůLJĚĞĐƌĞĂƐĞƚŽϬ͘ϱŵŝůůŝŶĞĂĐŚ^ĞƌǀŝĐĞĞůŝǀĞƌLJƌĞĂ͘dŚĞĐŽŵďŝŶĂƚŝŽŶŽĨƚŚĞŶŽŶͲĂĚ
ǀĂůŽƌĞŵ ĨŝƌĞ ĂƐƐĞƐƐŵĞŶƚ ĨĞĞ ĂŶĚ ƚŚĞ ĂĚ ǀĂůŽƌĞŵ ĂƐƐĞƐƐŵĞŶƚ ĨĞĞ Ăƚ Ă ƉƌŽƉŽƐĞĚ Ϭ͘ϱ ŵŝůůƐ
ĚŝƐƚƌŝĐƚǁŝĚĞ ŝƐ ĂŶƚŝĐŝƉĂƚĞĚ ƚŽ ŝŶĐƌĞĂƐĞ ƚŚĞ ŝƐƚƌŝĐƚ͛Ɛ 'ĞŶĞƌĂů&ƵŶĚ ƌĞǀĞŶƵĞ ďLJ Ψϯ͘ϱ ŵŝůůŝŽŶ
ĂŶŶƵĂůůLJ͘
dĂďůĞϯϭ͗,LJĚĞWĂƌŬŝŐŽƌŬƐĐƌĞǁ/ƐůĂŶĚ^ŶŶƵĂůKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐĂƚƵŝůĚŽƵƚ
^ŽƵƌĐĞ͗EŽƌƚŚŽůůŝĞƌ&ŝƌĞΘZĞƐĐƵĞŝƐƚƌŝĐƚ͕W&'͕ϮϬϭϴ
hŶŝƚƐŽƌ &ŝƌĞ
^Ƌ&ƚ /ŵƉĂĐƚ&ĞĞ dŽƚĂů
ZĞƐŝĚĞŶƚŝĂů
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ ϯϮϮ͘ϲϰΨ ϵϳ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ ϲϯϰ͘ϭϲΨ ϯϯϵ͕ϬϬϬ
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^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ ϲϯϰ͘ϭϲΨ Ϯϯϯ͕ϬϬϬ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ ϭ͕Ϭϰϴ͕ϬϬϬΨ
EŽŶͲZĞƐŝĚĞŶƚŝĂů
ZĞƚĂŝůϲ͕ϬϬϭͲϮϱ͕ϬϬϬƐĨ ϰϱ͕ϬϬϬ Ϭ͘ϵϭϯϵϲΨ ϰϭ͕ϬϬϬ
dŽƚĂůEŽŶͲZĞƐŝĚĞŶƚŝĂů;ƐĨͿ ϰϱ͕ϬϬϬ ϰϭ͕ϬϬϬΨ
dŽƚĂů&ŝƌĞΘZĞƐĐƵĞ/ŵƉĂĐƚ&ĞĞƐ ϭ͕Ϭϴϵ͕ϬϬϬΨ
ŶŶƵĂůZĞǀĞŶƵĞƐ͗
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ŶŶƵĂůĚsĂůŽƌĞŵZĞǀĞŶƵĞƐ ϭ͕ϲϱϴ͕ϬϬϬΨ ϭ͕ϲϱϴ͕ϬϬϬΨ
ŶŶƵĂů džƉĞŶĚŝƚƵƌĞƐ͗
ϮϬϭϳͲϭϴEŽƌƚŚŽůůŝĞƌ&ŝƌĞƵĚŐĞƚ͗
WĞƌƐŽŶŶĞů džƉĞŶƐĞƐ Ϯϴ͕ϳϵϴ͕ϯϴϯΨ
KƉĞƌĂƚŝŶŐ džƉĞŶƐĞƐ ϰ͕ϵϲϲ͕ϰϳϵ
Ğďƚ^ĞƌǀŝĐĞ ϱϭϵ͕ϳϳϱ
ĂƉŝƚĂů Ϯϵϭ͕ϱϬϬ
dŽƚĂů džƉĞŶĚŝƚƵƌĞƐ ϯϰ͕ϱϳϲ͕ϭϯϳΨ
EŽƌƚŚŽůůŝĞƌ&ŝƌĞŝƐƚƌŝĐƚ&ƵŶĐƚŝŽŶĂůWŽƉƵůĂƚŝŽŶ ϭϰϳ͕ϰϬϱ
KƉĞƌĂƚŝŶŐŽƐƚƉĞƌ&ƵŶĐƚŝŽŶĂůZĞƐŝĚĞŶƚ ϮϯϱΨ
,LJĚĞWĂƌŬ&ƵŶĐƚŝŽŶĂůWŽƉƵůĂƚŝŽŶ Ϯ͕ϵϯϳ
ŶŶƵĂůKƉĞƌĂƚŝŶŐŽƐƚ ϲϵϬ͕ϬϬϬΨ ϲϵϬ͕ϬϬϬΨ
ŶŶƵĂůKƉĞƌĂƚŝŶŐ^ƵƌƉůƵƐ ϵϲϴ͕ϬϬϬΨ
ŶŶƵĂůKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐŝŐŽƌŬƐĐƌĞǁ/ƐůĂŶĚ^ĂƚƵŝůĚŽƵƚ
9.A.1.k
Packet Pg. 343 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
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ŝƐƚƌŝĐƚ͘
K>>/ ZKhEdz^,KK>^&/^>/DWd
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐĂƉŝƚĂů/ŵƉĂĐƚƐ
dŚĞƉƌŽũĞĐƚĞĚĞŶƌŽůůŵĞŶƚŽĨ,LJĚĞWĂƌŬŽŶƚŚĞŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚŝƐƐŚŽǁŶŝŶdĂďůĞϯϮ͘
dŚĞƐƚƵĚĞŶƚŐĞŶĞƌĂƚŝŽŶƌĂƚĞƐŝŶƚŚĞϮϬϭϱ^ĐŚŽŽů/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞ͕ƚŚĞŵŽƐƚƌĞĐĞŶƚĚĂƚĂ
ĂǀĂŝůĂďůĞ͕ǁĞƌĞƵƐĞĚƚŽĐĂůĐƵůĂƚĞĞŶƌŽůůŵĞŶƚ͘
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ĞŶƚƌĂůƌĞĂ^ĨŽƌŵŝĚĚůĞƐĐŚŽŽůƐ͕ĂŶĚƚŚĞ,ϯEŽƌƚŚĞŶƚƌĂůƌĞĂ^ĨŽƌŚŝŐŚƐĐŚŽŽůƐ͘dŚĞ
&/^,ĐĂƉĂĐŝƚLJĂŶĚĞŶƌŽůůŵĞŶƚĚĂƚĂĨƌŽŵƚŚĞŽůůŝĞƌŽƵŶƚLJWƵďůŝĐ^ĐŚŽŽůƐĂƉŝƚĂů/ŵƉƌŽǀĞŵĞŶƚ
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dĂďůĞϯϯ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚϮϬϮϮͲϮϯǀĂŝůĂďůĞĂƉĂĐŝƚLJ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚ͕EĞĂůŽŵŵƵŶŝƚŝĞƐ͕W&'͕ϮϬϭϴ
ZĞƐŝĚĞŶƚŝĂůhŶŝƚdLJƉĞ hŶŝƚƐ ^'Z
WƌŽũĞĐƚĞĚ
^ƚƵĚĞŶƚƐ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ Ϭ͘ϭϭ ϯϯ
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^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ Ϭ͘ϯϰ ϭϮϱ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ ϱϰϯ
η^ĐŚŽŽů
zĞĂƌ
KƉĞŶĞĚ
&/^,
ĂƉĂĐŝƚLJ
ϮϬϭϳͲϭϴ
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WĞĂŬ
ŶƌŽůůĞĚ
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ǀĂŝůĂďůĞ
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ϮϬϮϮͬϮϯ
ŶƌŽůůĞĚ
ϮϬϮϮͬϮϯ
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^ĞĂƚƐ
ůĞŵĞŶƚĂƌLJ
ϭ ŽƌŬƐĐƌĞǁ ϭϵϵϵ ϴϬϵ ϲϯϭ ϭϳϴ ϱϵϵ ϮϭϬ
Ϯ ƐƚĂƚĞƐ ϮϬϬϰ ϲϵϬ ϱϴϵ ϭϬϭ ϱϵϲ ϵϰ
dŽƚĂů ůĞŵĞŶƚĂƌLJ ϭ͕ϰϵϵ ϭ͕ϮϮϬ Ϯϳϵ ϭ͕ϭϵϱ ϯϬϰ
DŝĚĚůĞ
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Ϯ LJƉƌĞƐƐWĂůŵ ϮϬϬϳ ϭ͕ϭϰϲ ϳϭϴ ϰϮϴ ϳϰϮ ϰϬϰ
ϯ 'ŽůĚĞŶ'ĂƚĞ ϭϵϴϭ ϭ͕Ϭϱϵ ϭ͕ϭϭϬ ;ϱϭͿ ϭ͕Ϭϲϭ ;ϮͿ
dŽƚĂůDŝĚĚůĞ ϯ͕Ϯϭϵ Ϯ͕ϲϬϲ ϲϭϯ Ϯ͕ϱϯϳ ϲϴϮ
,ŝŐŚ;ϭͿ
ϭ 'ŽůĚĞŶ'ĂƚĞ ϮϬϬϰ ϭ͕ϵϴϵ ϭ͕ϴϳϮ ϭϭϳ ϭ͕ϳϵϱ ϭϵϰ
Ϯ WĂůŵĞƚƚŽZŝĚŐĞ ϮϬϬϰ Ϯ͕ϬϬϲ ϭ͕ϵϱϬ ϱϲ Ϯ͕ϮϬϬ ;ϭϵϰͿ
dŽƚĂů,ŝŐŚ ϯ͕ϵϵϱ ϯ͕ϴϮϮ ϭϳϯ ϯ͕ϵϵϱ Ϭ
EŽƚĞϭ͗EĞǁŚŝŐŚƐĐŚŽŽůƉůĂŶŶĞĚĨŽƌŽƉĞŶŝŶŐŝŶϮϬϮϯ͘
9.A.1.k
Packet Pg. 344 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϯϬ
ĐŽŵƉĂƌŝƐŽŶŽĨ,LJĚĞWĂƌŬ͛ƐƉƌŽũĞĐƚĞĚƉƵďůŝĐƐĐŚŽŽůĞŶƌŽůůŵĞŶƚďLJƐĐŚŽŽůƚLJƉĞƚŽĂǀĂŝůĂďůĞ
ĐĂƉĂĐŝƚLJĂŶƚŝĐŝƉĂƚĞĚŝŶ&zϮϬϮϮͲϮϯŝƐƐŚŽǁŶŝŶdĂďůĞϯϰ͘
dĂďůĞϯϰ͗,LJĚĞWĂƌŬWƌŽũĞĐƚĞĚ ŶƌŽůůŵĞŶƚďLJ^ĐŚŽŽůdLJƉĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚ͕EĞĂůŽŵŵƵŶŝƚŝĞƐ͕W&'͕ϮϬϭϴ
ĂƐĞĚŽŶĚŝƐĐƵƐƐŝŽŶƐǁŝƚŚ^ĐŚŽŽůŝƐƚƌŝĐƚƐƚĂĨĨ͕ƚŚĞŶĞǁƐƚƵĚĞŶ ƚƐĨƌŽŵ,LJĚĞWĂƌŬĂƌĞŶŽƚĞdžƉĞĐƚĞĚ
ƚŽƚƌŝŐŐĞƌůĞǀĞůŽĨƐĞƌǀŝĐĞŝƐƐƵĞƐŐŝǀĞŶĞdžŝƐƚŝŶŐĂŶĚƉůĂŶŶĞĚƐĐŚŽŽůƐ͘ƚƚŚŝƐƉŽŝŶƚ͕ŝƚĐĂŶŶŽƚďĞ
ĚĞƚĞƌŵŝŶĞĚŚŽǁŵĂŶLJ͕ŝĨĂŶLJ͕ŶĞǁƐƚƵĚĞŶƚƐĞĂƚƐǁŝůůďĞƌĞƋƵŝƌĞĚĨŽƌ,LJĚĞWĂƌŬ͛ƐĞůĞŵĞŶƚĂƌLJĂŶĚ
ŵŝĚĚůĞƐĐŚŽŽůƐƚƵĚĞŶƚƐ͘
dŚĞĐĂƉŝƚĂůĐŽƐƚƐŽĨƚŚĞ,LJĚĞWĂƌŬƐƚƵĚĞŶƚƐĂƌĞƉƌĞƐĞŶƚĞĚŝŶdĂďůĞϯϱĂŶĚĂƌĞďĂƐĞĚŽŶƚŚĞϮϬϭϱ
^ĐŚŽŽů/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞǁŚŝĐŚŝŶĐůƵĚĞƐĂĐĂƉŝƚĂůŝnjĞĚŝŶƚĞƌĞƐƚĐŽŵƉŽŶĞŶƚ͘dŚĞƐĞĞƐƚŝŵĂƚĞƐĂƌĞ
ǀĞƌLJĐŽŶƐĞƌǀĂƚŝǀĞĂƐƚŚĞLJĚŽŶŽƚĐŽŶƐŝĚĞƌƐƚĂƚƵƚŽƌLJƐƚƵĚĞŶƚƐƚĂƚŝŽŶĐŽƐƚĐĂƉƐƐĞƚĨŽƌƚŚďLJ&͘^͘
ϭϬϭϯ͘ϲϰ;ďͿǁŚŝĐŚďĞĐĂŵĞĞĨĨĞĐƚŝǀĞŽŶ:ƵůLJϭ͕ϮϬϭϳ͘ƐŽĨ:ƵŶĞϮϬϭϴ͕ƚŚĞƐƚĂƚƵƚŽƌLJĐŽƐƚĐĂƉƐĂƌĞ
ůĞŵĞŶƚĂƌLJΨϮϮ͕ϰϬϮ͕DŝĚĚůĞΨϮϰ͕ϭϵϭ͕ĂŶĚ,ŝŐŚΨϯϭ͕ϰϮϯ͘
dĂďůĞϯϱ͗,LJĚĞWĂƌŬ^ĐŚŽŽůĂƉŝƚĂůŽƐƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ͕W&'͕ϮϬϭϴ
^ĐŚŽŽůŝŵƉĂĐƚĨĞĞƌĞǀĞŶƵĞ͕ƵŶĚĞƌƚŚĞĂĚŽƉƚĞĚƌĂƚĞƐĂƐŽĨ&ĞďƌƵĂƌLJϴ͕ϮϬϭϴ͕ŝƐƐŚŽǁŶŝŶdĂďůĞϯϲ͘
^ĐŚŽŽůdLJƉĞ
WƌŽũĞĐƚĞĚ
^ƚƵĚĞŶƚƐ WĞƌĐĞŶƚ
EŽƌƚŚĞŶƚƌĂů
^ǀĂŝůĂďůĞ
ĂƉĂĐŝƚLJ
ϮϬϮϮͲϮϯ
ůĞŵĞŶƚĂƌLJ Ϯϰϴ ϰϲй ϯϬϰ
DŝĚĚůĞ ϭϭϴ ϮϮй ϲϴϮ
,ŝŐŚ ϭϳϳ ϯϯй Ϭ
dŽƚĂů ϱϰϯ ϭϬϬй
&ĂĐŝůŝƚLJŽƐƚƐ ^ƚƵĚĞŶƚƐ
ŽƐƚƉĞƌ
^ƚƵĚĞŶƚ dŽƚĂů
^ĐŚŽŽů&ĂĐŝůŝƚLJŽƐƚ͗
ůĞŵĞŶƚĂƌLJ d ϯϲ͕ϬϱϴΨ d
DŝĚĚůĞ d ϰϮ͕Ϯϲϲ d
,ŝŐŚ ϭϱϰ ϰϴ͕ϯϴϭ ϳ͕ϰϱϭ͕ϬϬϬ
ŽƐƚŽĨEĞǁ^ĐŚŽŽů&ĂĐŝůŝƚŝĞƐ ϭϱϰ ϰϴ͕ϯϴϯΨ ϳ͕ϰϱϭ͕ϬϬϬΨ
dƌĂŶƐƉŽƌƚĂƚŝŽŶĂŶĚŶĐŝůůĂƌLJŽƐƚƐͲ/ŶŝƚŝĂů͗
dƌĂŶƐƉŽƌƚĂƚŝŽŶ ϱϰϯ Ψϭ͕Ϭϵϳ ϱϵϲ͕ϬϬϬ
ŶdžŝůůĂƌLJ&ĂĐŝůŝƚLJ ϱϰϯ Ψϭ͕ϮϬϲ ϲϱϱ͕ϬϬϬ
dŽƚĂůdƌĂŶƐƉŽƌƚĂƚŝŽŶͬŶĐŝůůĂƌLJ ϱϰϯ ΨϮ͕ϯϬϯ ϭ͕Ϯϱϭ͕ϬϬϬ
dŽƚĂůĂƉŝƚĂůŽƐƚƐ ϭϲ͕ϬϮϲΨ ϴ͕ϳϬϮ͕ϬϬϬΨ
dсdŽĞĞƚĞƌŵŝŶĞĚ
9.A.1.k
Packet Pg. 345 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϯϭ
dĂďůĞϯϲ͗,LJĚĞWĂƌŬ^ĐŚŽŽů/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ͕W&'͕ϮϬϭϴ
ƐƐĞĞŶŝŶdĂďůĞϯϳ͕ĐĂƉŝƚĂůƌĞǀĞŶƵĞƐĐŽŶƐŝƐƚƉƌŝŵĂƌŝůLJŽĨĂĚǀĂůŽƌĞŵƚĂdžĞƐĂŶĚŝŵƉĂĐƚĨĞĞƐ͘dŚĞ
ĂƉŝƚĂů KƵƚůĂLJ DŝůůĂŐĞ͕ǁŚŝĐŚ ŝƐ ĚĞƚĞƌŵŝŶĞĚ ůŽĐĂůůLJ ďLJ ƚŚĞ ^ĐŚŽŽů ŽĂƌĚ ǁŝƚŚŝŶ ƉĂƌĂŵĞƚĞƌƐ
ĞƐƚĂďůŝƐŚĞĚďLJƚŚĞ^ƚĂƚĞ>ĞŐŝƐůĂƚƵƌĞ͕ŝƐĐƵƌƌĞŶƚůLJϭ͘ϰϴŵŝůůƐ͘dŚĞŵŝůůĂŐĞǁĂƐůŽǁĞƌĞĚĨƌŽŵƚŚĞ
ƐƚĂƚƵƚŽƌLJŵĂdžŝŵƵŵŽĨϭ͘ϱϬŵŝůůƐŝŶ&zϮϬϭϴ͖ŚŽǁĞǀĞƌ͕ŝŶĐƌĞĂƐĞĚƉƌŽƉĞƌƚLJǀĂůƵĞƐƌĞƐƵůƚĞĚŝŶ
ĂĚĚŝƚŝŽŶĂůĂƉŝƚĂůKƵƚůĂLJƌĞǀĞŶƵĞƐ͘
dĂďůĞϯϳ͗,LJĚĞWĂƌŬ^ĐŚŽŽůEĞƚĂƉŝƚĂů/ŵƉĂĐƚƐʹdŽƚĂůĂƐŚ&ůŽǁƉƉƌŽĂĐŚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ͕W&'͕ϮϬϭϴ
ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐKƉĞƌĂƚŝŶŐ/ŵƉĂĐƚƐ
dŚĞ &ůŽƌŝĚĂ >ĞŐŝƐůĂƚƵƌĞ ĞƐƚĂďůŝƐŚĞƐ ƚŚĞ ƐĐŚŽŽů ŽƉĞƌĂƚŝŶŐ ŵŝůůĂŐ Ğ ďĂƐĞĚ ŽŶ ƚŚĞ 'ĞŶĞƌĂů
ƉƉƌŽƉƌŝĂƚŝŽŶƐĐƚ͘>ĞŐŝƐůĂƚŝǀĞĐŽŵŵŝƚƚĞĞƐŵĞĞƚƚŽĚĞďĂƚĞĐŽŶƚŝŶƵŝŶŐĂŶĚŶĞǁŝŶŝƚŝĂƚŝǀĞƐŝŶ
hŶŝƚƐŽƌ
^Ƌ&ƚ dŽƚĂů
ZĞƐŝĚĞŶƚŝĂů
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ Ϯ͕ϴϰϰ͘ϭϵΨ ϴϱϯ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ ϴ͕ϳϴϵ͘ϱϰΨ ϰ͕ϲϵϰ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ ϴ͕ϳϴϵ͘ϱϰΨ ϱ͕Ϯϱϲ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ ϴ͕ϳϴϵ͘ϱϰΨ ϯ͕Ϯϯϱ͕ϬϬϬ
dŽƚĂů ϭ͕ϴϬϬ ϭϰ͕Ϭϯϴ͕ϬϬϬΨ
ZĂƚĞƐƐŽĨ
&Ğďϴ͕ϮϬϭϴ
^ĐŚŽŽů/ŵƉĂĐƚ
&ĞĞZĞǀĞŶƵĞ
ĂƉŝƚĂů
/ŵƉƌŽǀĞŵĞŶƚ
dĂdžΎ
^ĐŚŽŽů/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞ ϭϰ͕Ϭϯϴ͕ϬϬϬΨ
ŝƌĞĐƚ^ĐŚŽŽůĂƉŝƚĂů džƉĞŶĚŝƚƵƌĞƐ͗
EĞǁ,ŝŐŚ^ĐŚŽŽů ϳ͕ϰϱϭ͕ϬϬϬΨ
EĞǁ^ĐŚŽŽůƵƐĞƐ<ͲϭϮ ϱϵϲ͕ϬϬϬ
ŝƌĞĐƚ^ĐŚŽŽůĂƉŝƚĂů džƉĞŶĚŝƚƵƌĞƐ͗ ϴ͕Ϭϰϳ͕ϬϬϬΨ
KƚŚĞƌ ůŝŐŝďůĞĂƉĂĐŝƚLJͲĚĚŝŶŐĂƉŝƚĂů džƉĞŶĚŝƚƵƌĞƐ ϱ͕ϵϵϭ͕ϬϬϬΨ
dŽƚĂů^ĐŚŽŽů/ŵƉĂĐƚ&ĞĞ džƉĞŶĚŝƚƵƌĞƐ ϭϰ͕Ϭϯϴ͕ϬϬϬΨ
ĂƉŝƚĂů/ŵƉƌŽǀĞŵĞŶƚdĂdžZĞǀĞŶƵĞ
^ĐŚŽŽůŝƐƚƌŝĐƚĂƉŝƚĂůdĂdžͲZĞƐŝĚĞŶƚŝĂů ϭϯ͕Ϭϲϴ͕ϬϬϬΨ
^ĐŚŽŽůŝƐƚƌŝĐƚĂƉŝƚĂůdĂdžͲEŽŶZĞƐŝĚĞŶƚŝĂů Ϯϰϰ͕ϬϬϬ
dŽƚĂů^ĐŚŽŽůĂƉŝƚĂůZĞǀĞŶƵĞƐ ϭϯ͕ϯϭϮ͕ϬϬϬΨ
^ĐŚŽŽůĂƉŝƚĂů džƉĞŶĚŝƚƵƌĞƐ͗
^ĐŚŽŽůƵƐZĞƉůĂĐĞŵĞŶƚŽƐƚ ϱϵϲ͕ϬϬϬΨ
ŚĂƌƚĞƌ^ĐŚŽŽůWĂƐƐͲdŚƌŽƵŐŚ ϰϮϯ͕ϬϬϬ
KƚŚĞƌŝƌĞĐƚ^ĐŚŽŽůĂŶĚͬŽƌ^LJƐƚĞŵǁŝĚĞĂƉŝƚĂů džƉĞŶĚŝƚƵƌĞƐ ϭϮ͕Ϯϵϯ͕ϬϬϬ
dŽƚĂů^ĐŚŽŽůĂƉŝƚĂů džƉĞŶĚŝƚƵƌĞƐ ϭϯ͕ϯϭϮ͕ϬϬϬΨ
ΎŽŶƐŝƐƚĞŶƚǁŝƚŚϮϱͲzĞĂƌƌĞĚŝƚWĞƌŝŽĚŝŶW^^ĐŚŽŽů/ŵƉĂĐƚ&ĞĞ^ƚƵĚLJ͘
ZĞǀĞŶƵĞͬ džƉĞŶƐĞ
9.A.1.k
Packet Pg. 346 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϯϮ
ĞĚƵĐĂƚŝŽŶĂŶĚƐĞƚĂďƵĚŐĞƚďĂƐĞĚŽŶƚŚĞƐĞƌĞƐƵůƚƐǁŝƚŚŝŶƚŚĞ'ĞŶĞƌĂůƉƉƌŽƉƌŝĂƚŝŽŶƐĐƚ͘dŚĞ
^ƚĂƚĞďƵĚŐĞƚĚĞƚĞƌŵŝŶĞƐƚŚĞZĞƋƵŝƌĞĚ>ŽĐĂů ĨĨŽƌƚDŝůůĂŐĞ;͞Z> ͟ͿĨŽƌĞĂĐŚƐĐŚŽŽůĚŝƐƚƌŝĐƚ͘dŚĞ
Z> ŝƐƚŚĞĂŵŽƵŶƚŽĨĨƵŶĚŝŶŐƚŚĂƚĞĂĐŚĚŝƐƚƌŝĐƚƉƌŽǀŝĚĞƐĂŶŶƵĂůůLJƚŽǁĂƌĚƐƚŚĞĐŽƐƚŽĨƚŚĞ&ůŽƌŝĚĂ
ĚƵĐĂƚŝŽŶ&ŝŶĂŶĐĞWƌŽŐƌĂŵ;͞& &W͟Ϳ͘dŚĞĂŐŐƌĞŐĂƚĞZ> ĨŽƌĂůůƐĐŚŽŽůĚŝƐƚƌŝĐƚƐŝƐƉƌĞƐĐƌŝďĞĚďLJ
ƚŚĞ >ĞŐŝƐůĂƚƵƌĞ ĂƐ Ă ƐƉĞĐŝĨŝĐ ůŝŶĞ ŝƚĞŵ ŝŶ ƚŚĞ ĂŶŶƵĂů 'ĞŶĞƌĂů ƉƉƌŽƉƌŝĂƚŝŽŶƐ Đƚ͘ dŚĞ
ŽŵŵŝƐƐŝŽŶĞƌŽĨ ĚƵĐĂƚŝŽŶŝƐĂůƐŽĂƵƚŚŽƌŝnjĞĚƚŽĂĚũƵƐƚƚŚĞŵŝůůĂŐĞƌĂƚĞƚŽŵĂŬĞƐƵƌĞŶŽƐĐŚŽŽů
ĚŝƐƚƌŝĐƚ͛Ɛ Z> ĞdžĐĞĞĚƐ ϵϬ ƉĞƌĐĞŶƚ ŽĨ ƚŚĂƚ ĚŝƐƚƌŝĐƚ͛Ɛ ƚŽƚĂů & &W ĞŶƚŝƚůĞŵĞŶƚ͘ dŚĞ >ĞŐŝƐůĂƚƵƌĞ
ĞƐƚĂďůŝƐŚĞƐĂƉĞƌƐƚƵĚĞŶƚĨƵŶĚŝŶŐĂŵŽƵŶƚǁŚŝĐŚŝƐďĂƐĞĚƵƉŽŶƚŚĞůŽĐĂůĂƵƚŚŽƌŝƚŝĞƐƚĂdžŝŶŐŽĨďŽƚŚ
ƚŚĞZ> ĂŶĚƚŚĞϬ͘ϳϰϴĚŝƐĐƌĞƚŝŽŶĂƌLJƚĂdžŵŝůůĂŐĞ͘ĐĐŽƌĚŝŶŐƚŽƚŚĞ^ĐŚŽŽůŝƐƚƌŝĐƚ͕ƚŚĞƐĐŚŽŽůƚĂdž
ŵŝůůĂŐĞĨŽƌŽůůŝĞƌŽƵŶƚLJŝƐŵƵĐŚůŽǁĞƌƚŚĂŶƚŚĞƐƚĂƚĞǁŝĚĞĂǀĞƌĂŐĞĂŶĚƚLJƉŝĐĂůůLJƌĂŶŬƐǁŝƚŚŝŶ
ƚŚĞƚŚƌĞĞůŽǁĞƐƚŽƵƚŽĨĂůů&ůŽƌŝĚĂƐĐŚŽŽůĚŝƐƚƌŝĐƚƐ͘
ĐŽŵƉĂƌŝƐŽŶŽĨƚŚĞ^ĐŚŽŽůŝƐƚƌŝĐƚ͛ƐƚĂdžƌŽůůĂŶĚŵŝůůĂŐĞŚŝƐƚŽƌLJŝƐƐŚŽǁŶŝŶ&ŝŐƵƌĞϯ͘
&ŝŐƵƌĞϮ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚdĂdžZŽůůĂŶĚDŝůůĂŐĞ,ŝƐƚŽƌLJ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚ͕ϮϬϭϴ
ĞĐĂƵƐĞƚŚĞ>ĞŐŝƐůĂƚƵƌĞƐĞƚƐƚŚĞŵĂũŽƌŝƚLJŽĨƐĐŚŽŽůĚŝƐƚƌŝĐƚŽƉĞƌĂƚŝŶŐƌĞǀĞŶƵĞƐƚŚƌŽƵŐŚĂƐĞƌŝĞƐ
ŽĨ ƐƚĂƚĞǁŝĚĞ ĞƋƵĂůŝnjĂƚŝŽŶ ĨŽƌŵƵůĂƐ͕ ŵŽƐƚ ĨŝƐĐĂů ĂŶĂůLJƐƚƐ ĚŽ ŶŽƚ ĂƚƚĞŵƉƚ ƚŽ ŵŽĚĞů ƐĐŚŽŽů
ŽƉĞƌĂƚŝŶŐŝŵƉĂĐƚƐ͘ŶĞƐƚŝŵĂƚĞŽĨůŽĐĂůĂĚǀĂůŽƌĞŵƐĐŚŽŽůŽƉĞƌĂƚŝŶŐƌĞǀĞŶƵĞƐŝƐƐŚŽǁŶŝŶdĂďůĞ
ϯϴ͘
9.A.1.k
Packet Pg. 347 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϯϯ
dĂďůĞϯϴ͗,LJĚĞWĂƌŬ>ŽĐĂůĚsĂůŽƌĞŵ^ĐŚŽŽůKƉĞƌĂƚŝŶŐdĂdžĞƐĂƚƵŝůĚŽƵƚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ͕W&'͕ϮϬϭϴ
,LJĚĞWĂƌŬŝƐĚĞĞŵĞĚĨŝƐĐĂůůLJŶĞƵƚƌĂůƌĞƐƉĞĐƚƚŽƚŚĞŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚ͘
^ĐŚŽŽůŝƐƚƌŝĐƚKƉĞƌĂƚŝŶŐZĞƐƵůƚƐ ƚƵŝůĚŽƵƚ
ĚsĂůŽƌĞŵ>ŽĐĂůDŝůůĂŐĞͲZĞƐŝĚĞŶƚŝĂů ϯ͘ϲϰϮ ϭ͕ϳϳϰ͕ϬϬϬΨ
ĚsĂůŽƌĞŵ>ŽĐĂůDŝůůĂŐĞͲEŽŶZĞƐŝĚĞŶƚŝĂů ϯ͘ϲϰϮ ϰϮ͕ϬϬϬ
ĚsĂůŽƌĞŵ>ŽĐĂůDŝůůĂŐĞZĞǀĞŶƵĞƐ ϭ͕ϴϭϲ͕ϬϬϬΨ
ĚsĂůŽƌĞŵ>ŽĐĂůDŝůůĂŐĞKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞƐ ϭ͕ϴϭϲ͕ϬϬϬΨ
ĚsĂůŽƌĞŵ>ŽĐĂůDŝůůĂŐĞEĞƚZĞǀĞŶƵĞƐ ͲΨ
KƉĞƌĂƚŝŶŐ
DŝůůĂŐĞ
9.A.1.k
Packet Pg. 348 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϯϰ
WW E/y
ƉƉĞŶĚŝdždĂďůĞϭ͗ŽůůŝĞƌŽƵŶƚLJĂƐĞƐƐƵŵƉƚŝŽŶƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
K>>/ ZKhEdz^dhzW Z/K
&zϮϬϭϴ ŽƵŶƚLJƵĚŐĞƚzĞĂƌ
K>>/ ZKhEdzt/ WKWh>d/KE
ϯϲϴ͕Ϭϳϯ ϮϬϭϴŽƵŶƚLJWĞƌŵĂŶĞŶƚWŽƉƵůĂƚŝŽŶͲŽůůŝĞƌŽƵŶƚLJϮϬϭϳh/Z
ϭ͘ϮϬ ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶŽĞĨĨŝĐŝĞŶƚͲŽůůŝĞƌŽƵŶƚLJ
ϰϰϭ͕ϲϴϴ ϮϬϭϴŽƵŶƚLJWĞĂŬ^ĞĂŽŶĂůWŽƉƵůĂƚŝŽŶͲŽůůŝĞƌŽƵŶƚLJϮϬϭϳh/Z
ϳϯ͕ϲϭϱ ϮϬϭϴŽƵŶƚLJWĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ
K>>/ ZKhEdzt/ DW>KzD Ed
ϭϵϲ͕Ϭϲϱ ŽůůŝĞƌŽƵŶƚLJϮϬϭϲ D^/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞ
Ϭ͘ϴϴϵϳϲϬϮ &d ŽŶǀĞƌƐŝŽŶ&ĂĐƚŽƌͲ/DW>E
ϭϳϰ͕ϰϱϭ ŽůůŝĞƌŽƵŶƚLJϮϬϭϲ D^/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞ
K>>/ ZKhEdzW <dKhZ/^dWKWh>d/KE
ϮϯϬ͕ϳϬϬ ŽůůŝĞƌŽƵŶƚLJsϮϬϭϳWƌŽĨŝůĞͲDĂƌĐŚϮϬϭϳ
ϳ͕ϰϰϮ WĞĂŬĂŝůLJdŽƵƌŝƐƚƐ
K>>/ ZKhEdzt/ WKWh>d/KEE:K^
ϱϰϮ͕ϱϮϰ ŽƵŶƚLJWĞƌŵĂŶĞŶƚWŽƉƵůĂƚŝŽŶĂŶĚ:ŽďƐ
ϲϭϲ͕ϭϯϵ ŽƵŶƚLJWĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶĂŶĚ:ŽďƐ
ϲϮϯ͕ϱϴϭ ŽƵŶƚLJWĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ͕dŽƵƌŝƐƚƐ͕ĂŶĚ:ŽďƐ
K>>/ ZhE/EKZWKZd KhEdzWKWh>d/KE
ϯϮϲ͕ϱϭϭ ϮϬϭϴhŶŝŶĐŽƌƉŽƌĂƚĞĚŽƵŶƚLJWĞƌŵĂŶĞŶƚWŽƉƵůĂƚŝŽŶͲŽůůŝĞƌŽƵŶƚLJϮϬϭϳh/Z
ϭ͘Ϯϭ ^ĞĂƐŽŶĂůhŶŝŶĐŽƌƉŽƌĂƚĞĚWŽƉƵůĂƚŝŽŶŽĞĨĨŝĐŝĞŶƚͲŽůůŝĞƌŽƵŶƚLJ
ϯϵϱ͕ϵϲϰ ϮϬϭϴhŶŝŶĐŽƌƉŽƌĂƚĞĚŽƵŶƚLJWĞĂŬ^ĞĂŽŶĂůWŽƉƵůĂƚŝŽŶͲŽůů ŝĞƌŽƵŶƚLJϮϬϭϳh/Z
ϲϵ͕ϰϱϯ ϮϬϭϴhŶŝŶĐŽƌƉŽƌĂƚĞĚŽƵŶƚLJWĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ
K>>/ ZKhEdzhE/EKZWKZd DW>KzD Ed
ϭϱϰ͕ϳϱϮ ůůŽĐĂƚŝŽŶďĂƐĞĚŽŶŽůůŝĞƌŽƵŶƚLJϮϬϭϲ D^/ŵƉĂĐƚ&ĞĞhƉĚĂƚĞ
K>>/ ZKhEdzhE/EKZWKZd WKWh>d/KEE:K^
ϰϴϭ͕Ϯϲϯ ŽƵŶƚLJWĞƌŵĂŶĞŶƚWŽƉƵůĂƚŝŽŶĂŶĚ:ŽďƐ
ϱϱϬ͕ϳϭϲ ŽƵŶƚLJWĞĂŬ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶĂŶĚ:ŽďƐ
K>>/ ZKhEdzD/>>' Zd ^
ϯ͘ϱϲϰϱ ŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚ
Ϭ͘ϴϬϲϵ D^d'ĞŶĞƌĂů&ƵŶĚ
Ϭ͘ϬϮϵϯ tĂƚĞƌWŽůůƵƚŝŽŶŽŶƚƌŽů
K>>/ ZKhEdzй,KD ^d y DWd/KE
^ŚŝŵďĞƌŐĞŶƚĞƌĨŽƌ,ŽƵƐŝŶŐ^ƚƵĚŝĞƐͲϮϬϭϳ&ŝŶĂůdĂdžZŽůůzĞĂƌ
ϲϱй ^ŝŶŐůĞ&ĂŵŝůLJ
ϯϭй ŽŶĚŽŵŝŶŝƵŵ
ϱϬ͕ϬϬϬΨ ŽƵŶƚLJ,ŽŵĞƐƚĞĂĚ džĞŵƉƚŝŽŶ
Ϯϱ͕ϬϬϬΨ ^ĐŚŽŽů,ŽŵĞƐƚĞĂĚ džĞŵƉƚŝŽŶ
9.A.1.k
Packet Pg. 349 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϯϱ
ƉƉĞŶĚŝdždĂďůĞϮ͗,LJĚĞWĂƌŬZĞƐŝĚĞŶƚWŽƉƵůĂƚŝŽŶĂŶĚ^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶŽĞĨĨŝĐŝĞŶƚƐ
^ŽƵƌĐĞ͗EĞĂůŽŵŵƵŶŝƚŝĞƐ͕ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ƉƉĞŶĚŝdždĂďůĞϯ͗,LJĚĞWĂƌŬWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ ƐƚŝŵĂƚĞƐ
^ŽƵƌĐĞ͗EĞĂůŽŵŵƵŶŝƚŝĞƐ͕ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ƉƉĞŶĚŝdždĂďůĞϰ͗,LJĚĞWĂƌŬWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ^ƵŵŵĂƌLJ
^ŽƵƌĐĞ͗EĞĂůŽŵŵƵŶŝƚŝĞƐ͕/ŶĐ͕͘ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ƉƉĞŶĚŝdždĂďůĞϱ͗,LJĚĞWĂƌŬWƵďůŝĐ^ĐŚŽŽů ŶƌŽůůŵĞŶƚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůƐ͕W&'͕ϮϬϭϴ
>ĂŶĚhƐĞďLJ/ŵƉĂĐƚ&ĞĞĂƚĞŐŽƌLJ
WĞƌŵĂŶĞŶƚ
WŽƉƵůĂƚŝŽŶ
WĞƌhŶŝƚ
^ĞĂƐŽŶĂů
/ŶĚĞdž
WĞĂŬ
^ĞĂƐŽŶĂů
WĞƌƐŽŶƐ
WĞƌhŶŝƚ
ZĞƐŝĚĞŶƚŝĂů;hŶŝƚƐͿ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϭ͘Ϭϱ ϭ͘ϮϬ ϭ͘Ϯϲ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ Ϯ͘Ϯϭ ϭ͘ϮϬ Ϯ͘ϲϱ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ Ϯ͘Ϯϭ ϭ͘ϮϬ Ϯ͘ϲϱ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ Ϯ͘Ϯϭ ϭ͘ϮϬ Ϯ͘ϲϱ
>ĂŶĚhƐĞďLJ/ŵƉĂĐƚ&ĞĞĂƚĞŐŽƌLJ hŶŝƚƐ hŶŝƚƐ dŽƚĂůhŶŝƚƐ
WĞĂŬ
^ĞĂƐŽŶĂů
WĞƌƐŽŶƐWĞƌ
hŶŝƚ
WĞĂŬ
^ĞĂƐŽŶĂů
WŽƉƵůĂƚŝŽŶ
WĞƌŵĂŶĞŶƚ
WŽƉƵůĂƚŝŽŶ
WĞƌhŶŝƚ
WĞƌŵĂŶĞŶƚ
WŽƉƵůĂƚŝŽŶ
ZĞƐŝĚĞŶƚŝĂů;hŶŝƚƐͿ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ ϯϬϬ ϭ͘Ϯϲ ϯϳϴ ϭ͘Ϭϱ ϯϭϱ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ ϱϯϰ Ϯ͘ϲϱ ϭ͕ϰϭϴ Ϯ͘Ϯϭ ϭ͕ϭϴϭ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ ϱϵϴ Ϯ͘ϲϱ ϭ͕ϱϴϴ Ϯ͘Ϯϭ ϭ͕ϯϮϯ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ ϯϲϴ Ϯ͘ϲϱ ϵϳϳ Ϯ͘Ϯϭ ϴϭϰ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ ϭ͕ϴϬϬ ϰ͕ϯϲϭ ϯ͕ϲϯϯ
EŽŶͲZĞƐŝĚĞŶƚŝĂů
KĐĐƵƉ
й ^Ƌ&ƚ dŽƚĂů^Ƌ&ƚ
ŵƉůŽLJŵĞŶƚ
ŽĞĨĨŝĐŝĞŶƚ ŵƉůŽLJĞĞƐ
ZĞƚĂŝůϲ͕ϬϬϭͲϮϱ͕ϬϬϬƐĨ ϵϱй ϰϱ͕ϬϬϬ ϰϱ͕ϬϬϬ Ϯ͘ϱϬ ϭϬϳ
ƵŵƵůĂƚŝǀĞWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ ƚƵŝůĚŽƵƚ
WĞƌŵĂŶĞŶƚWŽƉƵůĂƚŝŽŶ ϯ͕ϲϯϯ
WĞƌŵĂŶĞŶƚWŽƉƵůĂƚŝŽŶĂŶĚ:ŽďƐ ϯ͕ϳϰϬ
ZĞƐŝĚĞŶƚŝĂů^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ ϰ͕ϯϲϭ
ZĞƐŝĚĞŶƚŝĂů^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶĂŶĚdŽƵƌŝƐƚƐ ϰ͕ϯϲϭ
ŵƉůŽLJŵĞŶƚ ϭϬϳ
ZĞƐŝĚĞŶƚŝĂů^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶĂŶĚ ŵƉůŽLJŵĞŶƚ ϰ͕ϰϲϴ
ZĞƐŝĚĞŶƚŝĂů^ĞĂƐŽŶĂůWŽƉƵůĂƚŝŽŶ͕dŽƵƌŝƐƚƐ͕ĂŶĚ ŵƉůŽLJŵĞŶƚ ϰ͕ϰϲϴ
ZĞƐŝĚĞŶƚŝĂůhŶŝƚdLJƉĞ hŶŝƚƐ ^'Z
WƌŽũĞĐƚĞĚ
^ƚƵĚĞŶƚƐ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ Ϭ͘ϭϭ ϯϯ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ Ϭ͘ϯϰ ϭϴϮ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ Ϭ͘ϯϰ ϮϬϯ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ Ϭ͘ϯϰ ϭϮϱ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ ϱϰϯ
9.A.1.k
Packet Pg. 350 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϯϲ
ƉƉĞŶĚŝdždĂďůĞϲ͗,LJĚĞWĂƌŬŽƵŶƚLJdĂdžĂƐĞ
^ŽƵƌĐĞ͗EĞĂůŽŵŵƵŶŝƚŝĞƐ͕ŽůůŝĞƌŽƵŶƚLJ͕^ŚŝŵďĞƌŐĞŶƚĞƌĨŽƌ,ŽƵƐŝŶŐ^ƚƵĚŝĞƐ;hŶŝǀ͘ŽĨ&>Ϳ͕W&'͕ϮϬϭϴ
ƉƉĞŶĚŝdždĂďůĞϳ͗,LJĚĞWĂƌŬ^ĐŚŽŽůŝƐƚƌŝĐƚdĂdžĂƐĞ
^ŽƵƌĐĞ͗EĞĂůŽŵŵƵŶŝƚŝĞƐ͕ŽůůŝĞƌŽƵŶƚLJ͕^ŚŝŵďĞƌŐĞŶƚĞƌĨŽƌ,ŽƵƐŝŶŐ^ƚƵĚŝĞƐ;hŶŝǀ͘ŽĨ&>Ϳ͕W&'͕ϮϬϭϴ
hŶŝƚƐŽƌ dĂdžĂďůĞsĂůƵĞ
>ĂŶĚhƐĞ ^Ƌ&ƚ ƉĞƌhŶŝƚͬ^& ƚƵŝůĚŽƵƚ
ZĞƐŝĚĞŶƚŝĂů
ŽŶĚŽ͕ƵƉůĞdž͕Žƌ^ŝŶŐůĞͲ&ĂŵŝůLJƚƚĂĐŚĞĚ Ͳ ͲΨ ͲΨ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ ϭϱϴ͕ϬϬϬΨ ϰϳ͕ϰϬϬ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ ϮϯϮ͕ϯϬϬΨ ϭϮϰ͕Ϭϰϴ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ ϮϵϬ͕ϯϬϬΨ ϭϳϯ͕ϱϵϵ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ ϯϭϴ͕ϯϬϬΨ ϭϭϳ͕ϭϯϰ͕ϬϬϬ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ ϰϲϮ͕ϭϴϭ͕ϬϬϬΨ
EŽŶͲZĞƐŝĚĞŶƚŝĂů
ZĞƚĂŝůϲ͕ϬϬϭͲϮϱ͕ϬϬϬƐĨ ϰϱ͕ϬϬϬ ϮϱϲΨ ϭϭ͕ϱϮϬ͕ϬϬϬ
dŽƚĂůEŽŶͲZĞƐŝĚĞŶƚŝĂů;ƐĨͿ ϰϱ͕ϬϬϬ ϭϭ͕ϱϮϬ͕ϬϬϬΨ
dŽƚĂůdĂdžĂƐĞ ϰϳϯ͕ϳϬϭ͕ϬϬϬΨ
hŶŝƚƐŽƌ dĂdžĂďůĞsĂůƵĞ
^Ƌ&ƚ ƉĞƌhŶŝƚͬ^& ƚƵŝůĚŽƵƚ
ZĞƐŝĚĞŶƚŝĂů
ŽŶĚŽ͕ƵƉůĞdž͕Žƌ^ŝŶŐůĞͲ&ĂŵŝůLJƚƚĂĐŚĞĚ Ͳ ͲΨ ͲΨ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ ϭϱϴ͕ϬϬϬΨ ϰϳ͕ϰϬϬ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ Ϯϰϵ͕ϬϬϬΨ ϭϯϮ͕ϵϲϲ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ ϯϬϳ͕ϬϬϬΨ ϭϴϯ͕ϱϴϲ͕ϬϬϬ
^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ ϯϯϱ͕ϬϬϬΨ ϭϮϯ͕ϮϴϬ͕ϬϬϬ
dŽƚĂůZĞƐŝĚĞŶƚŝĂů ϭ͕ϴϬϬ ϰϴϳ͕ϮϯϮ͕ϬϬϬΨ
EŽŶͲZĞƐŝĚĞŶƚŝĂů
ZĞƚĂŝůϲ͕ϬϬϭͲϮϱ͕ϬϬϬƐĨ ϰϱ͕ϬϬϬ ϮϱϲΨ ϭϭ͕ϱϮϬ͕ϬϬϬ
dŽƚĂůEŽŶͲZĞƐŝĚĞŶƚŝĂů;ƐĨͿ ϰϱ͕ϬϬϬ ϭϭ͕ϱϮϬ͕ϬϬϬΨ
dŽƚĂůdĂdžĂƐĞ ϰϵϴ͕ϳϱϮ͕ϬϬϬΨ
9.A.1.k
Packet Pg. 351 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D EdϯϳƉƉĞŶĚŝdždĂďůĞϴ͗&zϮϬϭϴŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐĂŶĚD^dhZĞǀĞŶƵĞƵĚŐĞƚ^ƵŵŵĂƌŝĞƐ^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴĚsĂůŽƌĞŵdĂdžĞƐ>ŝĐĞŶƐĞƐΘWĞƌŵŝƚƐ/ŶƚĞƌͲ'ŽǀĞƌŶŵĞŶƚĂůZĞǀĞŶƵĞƐ^ƚĂƚĞZĞǀĞŶƵĞ^ŚĂƌŝŶŐ,ĂůĨĞŶƚ^ĂůĞƐdĂdž&ĞĚWĂLJŵĞŶƚŝŶ>ŝĞƵŽĨdĂdžĞƐŚĂƌŐĞƐĨŽƌ^ĞƌǀŝĐĞƐ&ŝŶĞƐΘ&ŽƌĨĞŝƚƵƌĞƐDŝƐĐĞůůĂŶĞŽƵƐZĞǀĞŶƵĞƐ/ŶƚĞƌĞƐƚͬDŝƐĐĞůůĂŶĞŽƵƐ/ŶĚŝƌĞĐƚ^ĞƌǀŝĐĞŚĂƌŐĞ ĂƌƌLJ&ŽƌǁĂƌĚϬϬϭ 'ĞŶĞƌĂů&ƵŶĚ Ϯϵϴ͕Ϭϰϲ͕ϴϬϬΨ ϯϭϳ͕ϯϬϬΨ ϰϱϯ͕ϬϬϬΨ ϭϬ͕ϬϬϬ͕ϬϬϬΨ ϯϵ͕ϬϬϬ͕ϬϬϬΨ ϵϬϬ͕ϬϬϬΨ ϭϮ͕ϴϵϲ͕ϬϬϬΨ ϰϬϭ͕ϬϬϬΨ ϮϬϭ͕ϳϬϬΨ ϴϲϬ͕ϬϬϬΨ ϴ͕Ϭϱϯ͕ϭϬϬΨ ϱϭ͕ϰϯϭ͕ϲϬϬΨϬϬϮ /ŵƉĂĐƚ&ĞĞĞĨĞƌƌĂůWƌŽŐƌĂŵ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϵ͕ϬϬϬϬϬϯ ŵĞƌŐĞŶĐLJZĞůŝĞĨ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ϯ͕ϰϬϬ Ͳ ϰϴϴ͕ϭϬϬϬϬϳ ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚ Ͳ Ͳ ϰϬϬ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϭϱ͕ϲϬϬ Ͳ ϭ͕ϳϭϴ͕ϮϬϬϬϭϭ ůĞƌŬŽĨŝƌĐƵŝƚŽƵƌƚ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϯ͕Ϭϴϳ͕ϴϬϬ Ͳ Ͳ ϭϱ͕ϬϬϬ Ͳ ͲϬϰϬ ^ŚĞƌŝĨĨ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲϬϲϬ WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲϬϳϬ dĂdžŽůůĞĐƚŽƌ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ϯϭ͕ϰϱϲ͕ϲϬϬ Ͳ Ͳ ϮϱϬ͕ϮϬϬ Ͳ ͲϬϴϬ ^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲdŽƚĂů'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐZĞǀĞŶƵĞƐ Ϯϵϴ͕Ϭϰϲ͕ϴϬϬΨ ϯϭϳ͕ϯϬϬΨ ϴϱϯ͕ϬϬϬΨ ϭϬ͕ϬϬϬ͕ϬϬϬΨ ϯϵ͕ϬϬϬ͕ϬϬϬΨ ϵϬϬ͕ϬϬϬΨ ϯϳ͕ϰϰϬ͕ϰϬϬΨ ϰϬϭ͕ϬϬϬΨ ϮϬϭ͕ϳϬϬΨ ϭ͕ϭϰϯ͕ϮϬϬΨ ϴ͕Ϭϱϯ͕ϭϬϬΨ ϱϯ͕ϲϰϲ͕ϵϬϬΨĚsĂůŽƌĞŵdĂdžĞƐ>ŝĐĞŶƐĞƐΘWĞƌŵŝƚƐ/ŶƚĞƌͲ'ŽǀĞƌŶŵĞŶƚĂůZĞǀĞŶƵĞƐ^ƚĂƚĞZĞǀĞŶƵĞ^ŚĂƌŝŶŐ,ĂůĨĞŶƚ^ĂůĞƐdĂdž&ĞĚWĂLJŵĞŶƚŝŶ>ŝĞƵŽĨdĂdžĞƐŚĂƌŐĞƐĨŽƌ^ĞƌǀŝĐĞƐ&ŝŶĞƐΘ&ŽƌĨĞŝƚƵƌĞƐDŝƐĐĞůůĂŶĞŽƵƐZĞǀĞŶƵĞƐ/ŶƚĞƌĞƐƚͬDŝƐĐĞůůĂŶĞŽƵƐ/ŶĚŝƌĞĐƚ^ĞƌǀŝĐĞŚĂƌŐĞ ĂƌƌLJ&ŽƌǁĂƌĚϭϭϭ hŶŝŶĐŽƌƉŽƌĂƚĞĚƌĞĂ'ĞŶĞƌĂů&ƵŶĚ ϰϭ͕ϳϵϰ͕ϯϬϬΨ ΨϰϱϬ͕ϬϬϬ ͲΨ ͲΨ ͲΨ ͲΨ ϯ͕ϯϱϯ͕ϭϬϬΨ ϯϯϵ͕ϬϬϬΨ ϮϯϮ͕ϭϬϬΨ ϭϮϬ͕ϬϬϬΨ ͲΨ ϳ͕ϰϯϲ͕ϯϬϬΨ' E Z>&hE'ZKhW/E'Z s Eh ^E^KhZ ^hE/EKZWKZd ' E Z>&hEZ s Eh ^E^KhZ ^ŽŵŵƵŶŝĐĂƚŝŽŶ^ĞƌǀŝĐĞƐdĂdž^ƉĞĐŝĂůƐƐĞƐƐŵĞŶƚƐdƌĂŶƐĨĞƌƐĨƌŽŵ'ĞŶĞƌĂů&ƵŶĚ;ϬϬϭͿdƌĂŶƐĨĞƌƐĨƌŽŵŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐ KƚŚĞƌdƌĂŶƐĨĞƌƐZĞŝŵďƵƌƐĞĨƌŽŵKƚŚĞƌĞƉĂƌƚŵĞŶƚƐ>ĞƐƐϱйZĞƋƵŝƌĞĚďLJ>Ăǁ dŽƚĂůϬϬϭ 'ĞŶĞƌĂů&ƵŶĚ ͲΨ ͲΨ ͲΨ ϲ͕ϲϬϬ͕ϬϬϬΨ Ϯ͕ϭϴϮ͕ϴϬϬΨ ϳϵϮ͕ϳϬϬΨ ;ϭϴ͕ϭϴϯ͕ϯϬϬͿΨ ϰϭϯ͕ϵϱϮ͕ϳϬϬΨϬϬϮ /ŵƉĂĐƚ&ĞĞĞĨĞƌƌĂůWƌŽŐƌĂŵ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϵ͕ϬϬϬϬϬϯ ŵĞƌŐĞŶĐLJZĞůŝĞĨ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ;ϮϬϬͿ ϰϵϬ͕ϯϬϬϬϬϳ ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ;ϮϬ͕ϴϬϬͿ Ϯ͕ϭϭϯ͕ϬϬϬϬϭϭ ůĞƌŬŽĨŝƌĐƵŝƚŽƵƌƚ Ͳ Ͳ ϲ͕ϴϮϯ͕ϬϬϬ Ͳ Ͳ Ͳ ;ϭϱϰ͕ϰϬϬͿ ϵ͕ϳϳϭ͕ϰϬϬϬϰϬ ^ŚĞƌŝĨĨ Ͳ Ͳ ϭϳϰ͕ϳϮϬ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ ϭϳϰ͕ϳϮϬ͕ϮϬϬϬϲϬ WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ Ͳ Ͳ ϲ͕ϳϯϵ͕ϯϬϬ Ͳ ϳϮϯ͕ϮϬϬ Ͳ Ͳ ϳ͕ϰϲϮ͕ϱϬϬϬϳϬ dĂdžŽůůĞĐƚŽƌ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ϯϭ͕ϳϬϲ͕ϴϬϬϬϴϬ ^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ Ͳ Ͳ ϯ͕ϳϬϮ͕ϭϬϬ Ͳ Ͳ Ͳ Ͳ ϯ͕ϳϬϮ͕ϭϬϬdŽƚĂů'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐZĞǀĞŶƵĞƐ ͲΨ ͲΨ ϭϵϭ͕ϵϴϰ͕ϲϬϬΨ ϲ͕ϲϬϬ͕ϬϬϬΨ Ϯ͕ϵϬϲ͕ϬϬϬΨ ϳϵϮ͕ϳϬϬΨ ;ϭϴ͕ϯϱϴ͕ϳϬϬͿΨ ϲϯϯ͕ϵϮϴ͕ϬϬϬΨŽŵŵƵŶŝĐĂƚŝŽŶ^ĞƌǀŝĐĞƐdĂdž^ƉĞĐŝĂůƐƐĞƐƐŵĞŶƚƐdƌĂŶƐĨĞƌƐĨƌŽŵ'ĞŶĞƌĂů&ƵŶĚ;ϬϬϭͿdƌĂŶƐĨĞƌƐĨƌŽŵŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐ KƚŚĞƌdƌĂŶƐĨĞƌƐZĞŝŵďƵƌƐĞĨƌŽŵKƚŚĞƌĞƉĂƌƚŵĞŶƚƐ>ĞƐƐϱйZĞƋƵŝƌĞĚďLJ>Ăǁ dŽƚĂůϭϭϭ hŶŝŶĐŽƌƉŽƌĂƚĞĚƌĞĂ'ĞŶĞƌĂů&ƵŶĚ ϰ͕ϲϬϬ͕ϬϬϬΨ ϯϳ͕ϬϬϬΨ ϴϰϭ͕ϵϬϬΨ ϮϬϬ͕ϬϬϬΨ ϰϵϯ͕ϯϬϬΨ Ϯϭ͕ϱϬϬΨ ;Ϯ͕ϱϰϲ͕ϵϬϬͿΨ ϱϳ͕ϯϳϭ͕ϲϬϬΨ' E Z>&hE'ZKhW/E'Z s Eh ^E^KhZ ^hE/EKZWKZd ' E Z>&hEZ s Eh ^E^KhZ ^9.A.1.kPacket Pg. 352Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϯϴ
ƉƉĞŶĚŝdždĂďůĞϵ͗&zϮϬϭϴŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐZĞǀĞŶƵĞĞŵĂŶĚhŶŝƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕&W'͕ϮϬϭϴ
ƉƉĞŶĚŝdždĂďůĞϭϬ͗&zϮϬϭϴŽůůŝĞƌŽƵŶƚLJD^dhZĞǀĞŶƵĞĞŵĂŶĚhŶŝƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕&W'͕ϮϬϭϴ
'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐZĞǀĞŶƵĞĂƚĞŐŽƌLJ ƵĚŐĞƚ ĞŵĂŶĚĂƐĞ DƵůƚŝƉůŝ Ğƌ
ĂƐĞ
ĞŵĂŶĚ
ΨWĞƌ
ĞŵĂŶĚ
hŶŝƚ
ĚsĂůŽƌĞŵdĂdžĞƐ Ϯϵϴ͕Ϭϰϲ͕ϴϬϬΨ hDh>d/s s ϭ͘ϬϬ Eͬ Eͬ
>ŝĐĞŶƐĞƐΘWĞƌŵŝƚƐ ϯϭϳ͕ϯϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϱϰϮ͕ϱϮϰ Ϭ͘ϱϴΨ
/ŶƚĞƌͲ'ŽǀĞƌŶŵĞŶƚĂůZĞǀĞŶƵĞƐ ϴϱϯ͕ϬϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϱϰϮ͕ϱϮϰ ϭ͘ϱϳΨ
^ƚĂƚĞZĞǀĞŶƵĞ^ŚĂƌŝŶŐͲ&ŝdžĞĚWŽƌƚŝŽŶ ϵϵϴ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
^ƚĂƚĞZĞǀĞŶƵĞ^ŚĂƌŝŶŐͲ'ƌŽǁƚŚWŽƌƚŝŽŶ ϵ͕ϬϬϮ͕ϬϬϬ W ZDWKW ϭ͘ϬϬ ϯϲϴ͕Ϭϳϯ Ϯϰ͘ϰϲΨ
,ĂůĨĞŶƚ^ĂůĞƐdĂdž ϯϵ͕ϬϬϬ͕ϬϬϬ W ZDWKW ϭ͘ϬϬ ϯϲϴ͕Ϭϳϯ ϭϬϱ͘ϵϲΨ
&ĞĚWĂLJŵĞŶƚŝŶ>ŝĞƵŽĨdĂdžĞƐ ϵϬϬ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ŚĂƌŐĞƐĨŽƌ^ĞƌǀŝĐĞƐ ϯϳ͕ϰϰϬ͕ϰϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϱϰϮ͕ϱϮϰ ϲϵ͘ϬϭΨ
&ŝŶĞƐΘ&ŽƌĨĞŝƚƵƌĞƐ ϰϬϭ͕ϬϬϬ W <WKW ϭ͘ϬϬ ϰϰϭ͕ϲϴϴ Ϭ͘ϵϭΨ
DŝƐĐĞůůĂŶĞŽƵƐZĞǀĞŶƵĞƐ ϮϬϭ͕ϳϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϱϰϮ͕ϱϮϰ Ϭ͘ϯϳΨ
/ŶƚĞƌĞƐƚͬDŝƐĐĞůůĂŶĞŽƵƐ ϭ͕ϭϰϯ͕ϮϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϱϰϮ͕ϱϮϰ Ϯ͘ϭϭΨ
/ŶĚŝƌĞĐƚ^ĞƌǀŝĐĞŚĂƌŐĞ ϴ͕Ϭϱϯ͕ϭϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϱϰϮ͕ϱϮϰ ϭϰ͘ϴϰΨ
ĂƌƌLJ&ŽƌǁĂƌĚ ϱϯ͕ϲϰϲ͕ϵϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƐĨƌŽŵ'ĞŶĞƌĂů&ƵŶĚ;ϬϬϭͿ ϭϵϭ͕ϵϴϰ͕ϲϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƐĨƌŽŵŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐ ϲ͕ϲϬϬ͕ϬϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ ϭϬ͘ϳϭΨ
KƚŚĞƌdƌĂŶƐĨĞƌƐ Ϯ͕ϵϬϲ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ZĞŝŵďƵƌƐĞĨƌŽŵKƚŚĞƌĞƉĂƌƚŵĞŶƚƐ ϳϵϮ͕ϳϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ ϭ͘ϮϵΨ
>ĞƐƐϱйZĞƋƵŝƌĞĚďLJ>Ăǁ ;ϭϴ͕ϯϱϴ͕ϳϬϬͿ &/y ϭ͘ϬϬ Ͳ Eͬ
dŽƚĂů ϲϯϯ͕ϵϮϴ͕ϬϬϬΨ Ϯϯϭ͘ϴϭΨ
'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐZĞǀĞŶƵĞĂƚĞŐŽƌLJ ƵĚŐĞƚ ĞŵĂŶĚĂƐĞ DƵůƚŝƉůŝ Ğƌ
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ĞŵĂŶĚ
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ĚsĂůŽƌĞŵdĂdžĞƐ ϰϭ͕ϳϵϰ͕ϯϬϬΨ hDh>d/s s ϭ͘ϬϬ Eͬ Eͬ
>ŝĐĞŶƐĞƐΘWĞƌŵŝƚƐ ϰϱϬ͕ϬϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϰϴϭ͕Ϯϲϯ Ϭ͘ϵϰΨ
ŚĂƌŐĞƐĨŽƌ^ĞƌǀŝĐĞƐ ϯ͕ϯϱϯ͕ϭϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϰϴϭ͕Ϯϲϯ ϲ͘ϵϳΨ
&ŝŶĞƐΘ&ŽƌĨĞŝƚƵƌĞƐ ϯϯϵ͕ϬϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϰϴϭ͕Ϯϲϯ Ϭ͘ϳϬΨ
DŝƐĐĞůůĂŶĞŽƵƐZĞǀĞŶƵĞƐ ϮϯϮ͕ϭϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ Ϭ͘ϰϮΨ
/ŶƚĞƌĞƐƚͬDŝƐĐĞůůĂŶĞŽƵƐ ϭϮϬ͕ϬϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ Ϭ͘ϮϮΨ
ĂƌƌLJ&ŽƌǁĂƌĚ ϳ͕ϰϯϲ͕ϯϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ŽŵŵƵŶŝĐĂƚŝŽŶ^ĞƌǀŝĐĞƐdĂdž ϰ͕ϲϬϬ͕ϬϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ ϴ͘ϯϱΨ
^ƉĞĐŝĂůƐƐĞƐƐŵĞŶƚƐ ϯϳ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƐĨƌŽŵ'ĞŶĞƌĂů&ƵŶĚ;ϬϬϭͿ ϴϰϭ͕ϵϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƐĨƌŽŵŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐ ϮϬϬ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
KƚŚĞƌdƌĂŶƐĨĞƌƐ ϰϵϯ͕ϯϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ZĞŝŵďƵƌƐĞĨƌŽŵKƚŚĞƌĞƉĂƌƚŵĞŶƚƐ Ϯϭ͕ϱϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ Ϭ͘ϬϰΨ
>ĞƐƐϱйZĞƋƵŝƌĞĚďLJ>Ăǁ ;Ϯ͕ϱϰϲ͕ϵϬϬͿ &/y ϭ͘ϬϬ Ͳ Eͬ
dŽƚĂů ϱϳ͕ϯϳϭ͕ϲϬϬΨ ϭϳ͘ϲϰΨ
9.A.1.k
Packet Pg. 353 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
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>ŝĐĞŶƐĞƐΘWĞƌŵŝƚƐ W ZDWKWΘ:K^ Ϭ͘ϱϴΨ Ϯ͕ϬϬϬ
/ŶƚĞƌͲ'ŽǀĞƌŶŵĞŶƚĂůZĞǀĞŶƵĞƐ W ZDWKWΘ:K^ ϭ͘ϱϳΨ ϲ͕ϬϬϬ
^ƚĂƚĞZĞǀĞŶƵĞ^ŚĂƌŝŶŐͲ'ƌŽǁƚŚWŽƌƚŝŽŶ W ZDWKW Ϯϰ͘ϰϲΨ ϴϵ͕ϬϬϬ
,ĂůĨĞŶƚ^ĂůĞƐdĂdž W ZDWKW ϭϬϱ͘ϵϲΨ ϯϴϱ͕ϬϬϬ
ŚĂƌŐĞƐĨŽƌ^ĞƌǀŝĐĞƐ W ZDWKWΘ:K^ ϲϵ͘ϬϭΨ Ϯϱϴ͕ϬϬϬ
&ŝŶĞƐΘ&ŽƌĨĞŝƚƵƌĞƐ W <WKW Ϭ͘ϵϭΨ ϰ͕ϬϬϬ
DŝƐĐĞůůĂŶĞŽƵƐZĞǀĞŶƵĞƐ W ZDWKWΘ:K^ Ϭ͘ϯϳΨ ϭ͕ϬϬϬ
/ŶƚĞƌĞƐƚͬDŝƐĐĞůůĂŶĞŽƵƐ W ZDWKWΘ:K^ Ϯ͘ϭϭΨ ϴ͕ϬϬϬ
/ŶĚŝƌĞĐƚ^ĞƌǀŝĐĞŚĂƌŐĞ W ZDWKWΘ:K^ ϭϰ͘ϴϰΨ ϱϲ͕ϬϬϬ
dƌĂŶƐĨĞƌƐĨƌŽŵŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐ W <WKWΘ:K^ ϭϬ͘ϳϭΨ ϰϴ͕ϬϬϬ
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Z s Eh ^ ĞŵĂŶĚĂƐĞ ƚƵŝůĚŽƵƚ
ĚsĂůŽƌĞŵdĂdžĞƐ hDh>d/s s Ϭ͘ϴϬϲϵΨ ϯϴϮ͕ϬϬϬΨ
>ŝĐĞŶƐĞƐΘWĞƌŵŝƚƐ W ZDWKWΘ:K^ Ϭ͘ϵϰΨ ϰ͕ϬϬϬ
ŚĂƌŐĞƐĨŽƌ^ĞƌǀŝĐĞƐ W ZDWKWΘ:K^ ϲ͘ϵϳΨ Ϯϲ͕ϬϬϬ
&ŝŶĞƐΘ&ŽƌĨĞŝƚƵƌĞƐ W ZDWKWΘ:K^ Ϭ͘ϳϬΨ ϯ͕ϬϬϬ
DŝƐĐĞůůĂŶĞŽƵƐZĞǀĞŶƵĞƐ W <WKWΘ:K^ Ϭ͘ϰϮΨ Ϯ͕ϬϬϬ
/ŶƚĞƌĞƐƚͬDŝƐĐĞůůĂŶĞŽƵƐ W <WKWΘ:K^ Ϭ͘ϮϮΨ ϭ͕ϬϬϬ
ŽŵŵƵŶŝĐĂƚŝŽŶ^ĞƌǀŝĐĞƐdĂdž W <WKWΘ:K^ ϴ͘ϯϱΨ ϯϳ͕ϬϬϬ
ZĞŝŵďƵƌƐĞĨƌŽŵKƚŚĞƌĞƉĂƌƚŵĞŶƚƐ W <WKWΘ:K^ Ϭ͘ϬϰΨ Ͳ
dŽƚĂůD^dhŶŶƵĂůKƉĞƌĂƚŝŶŐZĞǀĞŶƵĞƐ ϭϳ͘ϲϰΨ ϰϱϱ͕ϬϬϬΨ
ΨWĞƌ
ĞŵĂŶĚ
9.A.1.k
Packet Pg. 354 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D EdϰϬƉƉĞŶĚŝdždĂďůĞϭϯ͗&zϮϬϭϴŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐĂŶĚD^dh džƉĞŶĚŝƚƵƌĞƵĚŐĞƚ^ƵŵŵĂƌŝĞƐ^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴWĞƌƐŽŶĂů^ĞƌǀŝĐĞƐKƉĞƌĂƚŝŶŐ^ĞƌǀŝĐĞƐ ĂƉŝƚĂůKƵƚůĂLJ'ƌĂŶƚƐĂŶĚŝĚ ZĞŵŝƚƚĂŶĐĞƐĚǀĂŶĐĞͬZĞƉĂLJ/ŶĚŝƌĞĐƚŽƐƚZĞŝŵďƵƌƐĞŵĞŶƚdƌĂŶƐĨĞƌƐƚŽŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐdƌĂŶƐĨĞƌƐƚŽ'ĞŶĞƌĂů&ƵŶĚ;ϬϬϭͿKƚŚĞƌdƌĂŶƐĨĞƌƐ ZĞƐĞƌǀĞƐϬϬϭ 'ĞŶĞƌĂů&ƵŶĚ ϯϯ͕ϵϬϯ͕ϳϬϬΨ Ψϯϱ͕ϲϮϲ͕ϬϬϬ ϯϳϭ͕ϱϬϬΨ ϯ͕ϰϬϰ͕ϰϬϬΨ ϰ͕ϳϮϳ͕ϳϬϬΨ ϭ͕ϯϮϱ͕ϬϬϬΨ ͲΨ ϮϬϲ͕ϵϬϱ͕ϱϬϬΨͲΨ ϴϳ͕Ϯϯϴ͕ϲϬϬΨ ϰϬ͕ϰϱϬ͕ϯϬϬΨϬϬϮ /ŵƉĂĐƚ&ĞĞĞĨĞƌƌĂůWƌŽŐƌĂŵ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϵ͕ϬϬϬ Ͳ ͲϬϬϯ ŵĞƌŐĞŶĐLJZĞůŝĞĨ Ͳ ϱϬ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϰϰϬ͕ϯϬϬϬϬϳ ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚ ϳ͕ϬϬϬ Ͳ ϴϱϬ͕ϬϬϬ ϯ͕ϲϬϬ Ͳ Ͳ ͲϬϭϭ ůĞƌŬŽĨŝƌĐƵŝƚŽƵƌƚ ϳ͕ϵϰϬ͕ϲϬϬ ϭ͕ϲϮϱ͕ϱϬϬ ϮϬϱ͕ϯϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲϬϰϬ ^ŚĞƌŝĨĨ ϭϰϭ͕ϯϬϴ͕ϱϬϬ Ϯϲ͕ϯϵϰ͕ϵϬϬ ϳ͕Ϭϭϲ͕ϴϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲϬϲϬ WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ ϱ͕ϳϳϭ͕ϭϬϬ ϭ͕ϲϲϲ͕ϰϬϬ Ϯϱ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲϬϳϬ dĂdžŽůůĞĐƚŽƌ ϭϭ͕ϯϲϱ͕ϱϬϬ Ϯ͕ϲϭϬ͕ϰϬϬ ϲϮϳ͕ϲϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲϬϴϬ ^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ Ϯ͕ϮϬϰ͕ϮϬϬ ϭ͕ϰϳϳ͕ϵϬϬ ϮϬ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲdŽƚĂů'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐ džƉĞŶĚŝƚƵƌĞƐ ϮϬϮ͕ϰϵϯ͕ϲϬϬΨ ϲϵ͕ϰϱϴ͕ϭϬϬΨ ϴ͕Ϯϲϲ͕ϮϬϬΨ ϯ͕ϰϬϰ͕ϰϬϬΨ ϱ͕ϱϳϳ͕ϳϬϬΨ ϭ͕ϯϮϱ͕ϬϬϬΨ ϯ͕ϲϬϬΨ ϮϬϲ͕ϵϬϱ͕ϱϬϬΨ ϵ͕ϬϬϬΨ ϴϳ͕Ϯϯϴ͕ϲϬϬΨ ϰϬ͕ϴϵϬ͕ϲϬϬΨWĞƌƐŽŶĂů^ĞƌǀŝĐĞƐKƉĞƌĂƚŝŶŐ^ĞƌǀŝĐĞƐ ĂƉŝƚĂůKƵƚůĂLJ'ƌĂŶƚƐĂŶĚŝĚ ZĞŵŝƚƚĂŶĐĞƐĚǀĂŶĐĞͬZĞƉĂLJ/ŶĚŝƌĞĐƚŽƐƚZĞŝŵďƵƌƐĞŵĞŶƚdƌĂŶƐĨĞƌƐƚŽŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐdƌĂŶƐĨĞƌƐƚŽ'ĞŶĞƌĂů&ƵŶĚ;ϬϬϭͿKƚŚĞƌdƌĂŶƐĨĞƌƐ ZĞƐĞƌǀĞƐϭϭϭ hŶŝŶĐŽƌƉŽƌĂƚĞĚƌĞĂ'ĞŶĞƌĂů&ƵŶĚ ϭϴ͕Ϭϰϯ͕ϬϬϬΨ Ψϭϱ͕ϳϵϭ͕ϳϬϬ ϰϭϭ͕ϭϬϬΨ ͲΨ ϱϬϬ͕ϬϬϬΨ ͲΨ Ϯ͕ϭϵϮ͕ϰϬϬΨ ϭ͕ϯϳϰ͕ϰϬϬΨ ϯϵϲ͕ϰϬϬΨ ϭϱ͕ϲϳϵ͕ϱϬϬΨ Ϯ͕ϵϴϯ͕ϭϬϬΨ' E Z>&hE'ZKhW/E' yW E/dhZ ^ͬ yW E^ ^hE/EKZWKZd ' E Z>&hE yW E/dhZ ^ͬ yW E^ ^ZĞƐƚƌŝĐƚĞĚĨŽƌhŶĨƵŶĚĞĚZĞƋƵĞƐƚƐŝƐƚƌŝďƵƚŝŽŶŽĨ džĐĞƐƐ&ĞĞƐƚŽ'ŽǀƚŐĞŶĐŝĞƐ dŽƚĂůWĞƌƐŽŶĂů^ĞƌǀŝĐĞƐKƉĞƌĂƚŝŶŐ^ĞƌǀŝĐĞƐĂƉŝƚĂůKƵƚůĂLJ'ƌĂŶƚƐĂŶĚŝĚZĞŵŝƚƚĂŶĐĞƐϬϬϭ 'ĞŶĞƌĂů&ƵŶĚ Ͳ ͲΨ ϰϭϯ͕ϵϱϮ͕ϳϬϬΨ ϳϴ͕Ϭϯϯ͕ϯϬϬΨϬϬϮ /ŵƉĂĐƚ&ĞĞĞĨĞƌƌĂůWƌŽŐƌĂŵ Ͳ Ͳ ϵ͕ϬϬϬ ͲϬϬϯ ŵĞƌŐĞŶĐLJZĞůŝĞĨ Ͳ Ͳ ϰϵϬ͕ϯϬϬ ϱϬ͕ϬϬϬϬϬϳ ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚ ϭ͕ϮϱϮ͕ϰϬϬ Ͳ Ϯ͕ϭϭϯ͕ϬϬϬϴϲϬ͕ϲϬϬϬϭϭ ůĞƌŬŽĨŝƌĐƵŝƚŽƵƌƚ Ͳ Ͳ ϵ͕ϳϳϭ͕ϰϬϬ ϵ͕ϳϳϭ͕ϰϬϬϬϰϬ ^ŚĞƌŝĨĨ Ͳ Ͳ ϭϳϰ͕ϳϮϬ͕ϮϬϬ ϭϳϰ͕ϳϮϬ͕ϮϬϬϬϲϬ WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ Ͳ Ͳ ϳ͕ϰϲϮ͕ϱϬϬ ϳ͕ϰϲϮ͕ϱϬϬϬϳϬ dĂdžŽůůĞĐƚŽƌ Ͳ ϳ͕ϭϬϯ͕ϯϬϬ Ϯϭ͕ϳϬϲ͕ϴϬϬ ϭϰ͕ϲϬϯ͕ϱϬϬϬϴϬ ^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ Ͳ Ͳ ϯ͕ϳϬϮ͕ϭϬϬ ϯ͕ϳϬϮ͕ϭϬϬdŽƚĂů'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐ džƉĞŶĚŝƚƵƌĞƐ ϭ͕ϮϱϮ͕ϰϬϬΨ ϳ͕ϭϬϯ͕ϯϬϬΨ ϲϯϯ͕ϵϮϴ͕ϬϬϬΨ Ϯϴϵ͕ϮϬϯ͕ϲϬϬΨZĞƐƚƌŝĐƚĞĚĨŽƌhŶĨƵŶĚĞĚZĞƋƵĞƐƚƐŝƐƚƌŝďƵƚŝŽŶŽĨ džĐĞƐƐ&ĞĞƐƚŽ'ŽǀƚŐĞŶĐŝĞƐ dŽƚĂůWĞƌƐŽŶĂů^ĞƌǀŝĐĞƐKƉĞƌĂƚŝŶŐ^ĞƌǀŝĐĞƐĂƉŝƚĂůKƵƚůĂLJ'ƌĂŶƚƐĂŶĚŝĚZĞŵŝƚƚĂŶĐĞƐ/ŶĚŝƌĞĐƚŽƐƚZĞŝŵďƵƌƐĞŵĞŶƚϭϭϭ hŶŝŶĐŽƌƉŽƌĂƚĞĚƌĞĂ'ĞŶĞƌĂů&ƵŶĚ ͲΨ ͲΨ ϱϳ͕ϯϳϭ͕ϲϬϬΨ ϯϲ͕ϵϯϴ͕ϮϬϬΨ' E Z>&hE'ZKhW/E' yW E/dhZ ^ͬ yW E^ ^hE/EKZWKZd ' E Z>&hE yW E/dhZ ^ͬ yW E^ ^9.A.1.kPacket Pg. 355Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϰϭ
ƉƉĞŶĚŝdždĂďůĞϭϰ͗&zϮϬϭϴŽůůŝĞƌŽƵŶƚLJ džƉĞŶĚŝƚƵƌĞƵĚŐĞƚ^ƵŵŵĂƌŝĞƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
&ƵŶĚη 'ĞŶĞƌĂů&ƵŶĚĞƐĐƌŝƉƚŝŽŶ dŽƚĂůƵĚŐĞƚ
ϬϬϭ 'ĞŶĞƌĂů&ƵŶĚ ϰϭϯ͕ϵϱϮ͕ϳϬϬΨ
ϬϬϮ hƚŝůŝƚLJ/ŵƉĂĐƚ&ĞĞĞĨĞƌƌĂůWƌŽŐƌĂŵ ϵ͕ϬϬϬ
ϬϬϯ ŵĞƌŐĞŶĐLJŝƐĂƐƚĞƌ ϰϵϬ͕ϯϬϬ
ϬϬϳ ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚ Ϯ͕ϭϭϯ͕ϬϬϬ
Ϭϭϭ ůĞƌŬŽĨŝƌĐƵŝƚŽƵƌƚ ϵ͕ϳϳϭ͕ϰϬϬ
ϬϰϬ ^ŚĞƌŝĨĨ ϭϳϰ͕ϳϮϬ͕ϮϬϬ
ϬϲϬ WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ ϳ͕ϰϲϮ͕ϱϬϬ
ϬϳϬ dĂdžŽůůĞĐƚŽƌ Ϯϭ͕ϳϬϲ͕ϴϬϬ
ϬϴϬ ^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ ϯ͕ϳϬϮ͕ϭϬϬ
dŽƚĂů'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐƐ ϲϯϯ͕ϵϮϴ͕ϬϬϬΨ
&ƵŶĚdLJƉĞ KƉĞƌĂƚŝŶŐƵĚŐĞƚ
'ĞŶĞƌĂů&ƵŶĚ'ƌŽƵƉŝŶŐƐ Ϯϴϵ͕ϮϬϯ͕ϲϬϬΨ
^ƉĞĐŝĂůZĞǀĞŶƵĞ&ƵŶĚƐ ϭϱϬ͕ϰϳϭ͕ϯϬϬ
ĂƉŝƚĂů&ƵŶĚƐ Ͳ
ŶƚĞƌƉƌŝƐĞ&ƵŶĚƐ ϰϯ͕ϵϴϲ͕ϲϬϬ
/ŶƚĞƌŶĂů^ĞƌǀŝĐĞ&ƵŶĚƐ ϳϭ͕ϭϲϭ͕ϴϬϬ
dƌƵƐƚĂŶĚŐĞŶĐLJ&ƵŶĚƐ ϭϲ͕ϳϬϬ
dƌĂŶƐĨĞƌƐĂŶĚZĞƐĞƌǀĞƐ ϭϱϯ͕ϳϰϱ͕ϱϬϬ
dŽƚĂůKƉĞƌĂƚŝŶŐ^ĞƌǀŝĐĞƐ͕ džĐůƵĚŝŶŐWƵďůŝĐhƚŝůŝƚŝĞƐ ϳϬϴ͕ϱϴϱ͕ϱϬϬΨ
ŝǀŝƐŝŽŶͬŐĞŶĐLJ KƉĞƌĂƚŝŶŐƵĚŐĞƚ
ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ ϭϱ͕Ϯϱϳ͕ϴϬϬΨ
ŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐ ϮϮϴ͕ϯϵϳ͕ϴϬϬ
ĚŵŝŶŝƐƚƌĂƚŝǀĞ^ĞƌǀŝĐĞƐ ϭϳϬ͕ϮϵϬ͕ϱϬϬ
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚ ϭϮϬ͕ϬϬϵ͕ϴϬϬ
ŽƵƌƚZĞůĂƚĞĚŐĞŶĐŝĞƐ ϱ͕ϲϲϱ͕ϭϬϬ
KĨĨŝĐĞŽĨŽƵŶƚLJDĂŶĂŐĞƌ ϱϬ͕Ϭϳϵ͕ϰϬϬ
WƵďůŝĐ^ĞƌǀŝĐĞƐ ϭϬϮ͕ϱϰϳ͕ϭϬϬ
WƵďůŝĐhƚŝůŝƚŝĞƐͲ&ĂĐŝůŝƚŝĞƐDĂŶĂŐĞŵĞŶƚ ϭϲ͕ϯϯϴ͕ϬϬϬ
dŽƚĂůKƉĞƌĂƚŝŶŐ^ĞƌǀŝĐĞƐ͕ džĐůƵĚŝŶŐWƵďůŝĐhƚŝůŝƚŝĞƐ ϳϬϴ͕ϱϴϱ͕ϱϬϬΨ
WƵďůŝĐhƚŝůƚŝĞƐ ϮϯϮ͕ϰϱϵ͕ϬϬϬ
dŽƚĂůKƉĞƌĂƚŝŶŐƵĚŐĞƚ ϵϰϭ͕Ϭϰϰ͕ϱϬϬΨ
9.A.1.k
Packet Pg. 356 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϰϮ
ƉƉĞŶĚŝdždĂďůĞϭϱ͗&zϮϬϭϴŽůůŝĞƌŽƵŶƚLJƉƉƌŽƉƌŝĂƚŝŽŶƐďLJWƌŽŐƌĂŵƵĚŐĞƚ^ƵŵŵĂƌŝĞƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ŝǀŝƐŝŽŶ
'ĞŶĞƌĂů&ƵŶĚƐ
'ƌŽƵƉŝŶŐdŽƚĂů
^ƉĞĐŝĂůZĞǀĞŶƵĞ
&ƵŶĚƐdŽƚĂů
ĂƉŝƚĂů&ƵŶĚƐ
dŽƚĂů
ŶƚĞƌƉƌŝƐĞ
&ƵŶĚƐdŽƚĂů
/ŶƚĞƌŶĂů^ĞƌǀŝĐĞ
&ƵŶĚƐdŽƚĂů
dƌƵƐƚĂŶĚ
ŐĞŶĐLJ&ƵŶĚƐ
dŽƚĂů
dƌĂŶƐĨĞƌƐĂŶĚ
ZĞƐĞƌǀĞƐ dŽƚĂů
'ĞŶĞƌĂů&ƵŶĚƐ
'ƌŽƵƉŝŶŐdŽƚĂů
>ĞƐƐ
ZĞŵŝƚƚĂŶĐĞƐ
ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ ϴ͕ϵϮϱ͕ϵϬϬΨ ϯ͕ϯϳϱ͕ϴϬϬΨ ͲΨ ͲΨ ͲΨ ͲΨ ͲΨ ϭϮ͕ϯϬϭ͕ϳϬϬΨ ϰ͕ϵϵϭ͕ϱϬϬΨ
ŽƵŶƚLJƚƚŽƌŶĞLJ Ϯ͕ϳϳϮ͕ϳϬϬ ϭϴϯ͕ϰϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ϯ͕ϵϱϲ͕ϭϬϬ Ϯ͕ϳϳϮ͕ϳϬϬ
WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ ϳ͕ϲϯϴ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϳ͕ϲϯϴ͕ϬϬϬ ϳ͕ϲϯϴ͕ϬϬϬ
^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ ϯ͕ϳϲϳ͕ϭϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϯ͕ϳϲϳ͕ϭϬϬ ϯ͕ϳϲϳ͕ϭϬϬ
ůĞƌŬŽĨŽƵƌƚƐ ϭϬ͕Ϯϲϭ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϭϬ͕Ϯϲϭ͕ϮϬϬ ϭϬ͕Ϯϲϭ͕ϮϬϬ
^ŚĞƌŝĨĨ ϭϳϴ͕ϭϯϵ͕ϲϬϬ ϯ͕ϲϱϮ͕ϰϬϬ Ͳ Ͳ Ͳ Ͳ ϯ͕Ϭϭϰ͕ϬϬϬ ϭϴϰ͕ϴϬϲ͕ϬϬϬ ϭϳϴ͕ϭϯϵ͕ϲϬϬ
dĂdžŽůůĞĐƚŽƌ ϭϰ͕ϴϮϮ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ ϳ͕ϭϬϯ͕ϯϬϬ Ϯϭ͕ϵϮϱ͕ϱϬϬ ϭϰ͕ϴϮϮ͕ϮϬϬ
ĚŵŝŶŝƐƚƌĂƚŝǀĞ^ĞƌǀŝĐĞƐ ϲϰϯ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϲϰϯ͕ϬϬϬ ϲϰϯ͕ϬϬϬ
Žƌŝ^ůŽƐďĞƌŐƌŝǀĞƌ ĚƵĐĂƚŝŽŶ Ͳ ϮϮϯ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ ϮϮϯ͕ϬϬϬ Ͳ
&ůĞĞƚDĂŶĂŐĞŵĞŶƚ Ͳ Ͳ Ͳ Ͳ ϵ͕Ϯϭϱ͕ϮϬϬ Ͳ ϲϭϭ͕ϲϬϬ ϵ͕ϴϮϲ͕ϴϬϬ Ͳ
DŽƚŽƌWŽŽůĂƉŝƚĂůZĞĐŽǀĞƌLJWƌŽŐƌĂŵ Ͳ Ͳ Ͳ Ϯ͕ϵϲϬ͕ϯϬϬ ϯ͕ϯϴϱ͕ϵϬϬ Ͳ ϭϬ͕ϯϯϮ͕ϬϬϬ ϭϲ͕ϲϳϴ͕ϮϬϬ Ͳ
,ƵŵĂŶZĞƐŽƵƌĐĞƐ Ϯ͕ϭϱϭ͕ϴϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ϯ͕ϭϱϭ͕ϴϬϬ Ϯ͕ϭϱϭ͕ϴϬϬ
/ŶĨŽƌŵĂƚŝŽŶdĞĐŚŶŽůŽŐLJ Ͳ ϭ͕Ϯϵϯ͕ϵϬϬ Ͳ Ͳ ϵ͕ϳϯϲ͕ϯϬϬ Ͳ ϭ͕Ϯϳϯ͕ϮϬϬ ϭϮ͕ϯϬϯ͕ϰϬϬ Ͳ
WƌŽĐƵƌĞŵĞŶƚ^ĞƌǀŝĐĞƐ ϭ͕ϵϯϳ͕ϭϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϭ͕ϵϯϳ͕ϭϬϬ ϭ͕ϵϯϳ͕ϭϬϬ
ZŝƐŬDĂŶĂŐĞŵĞŶƚ Ͳ Ͳ Ͳ Ͳ ϰϴ͕ϴϮϰ͕ϰϬϬ Ͳ ϯϲ͕Ϭϰϵ͕ϳϬϬ ϴϰ͕ϴϳϰ͕ϭϬϬ Ͳ
ŽŵŵƵŶŝĐĂƚŝŽŶƐΘƵƐƚŽŵĞƌZĞůĂƚŝŽŶƐŝǀŝƐŝŽŶ Ͳ ϭ͕ϯϳϳ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ ϭ͕ϯϳϳ͕ϮϬϬ Ͳ
ƵƌĞĂƵŽĨ ŵĞƌŐĞŶĐLJ^ĞƌǀŝĐĞƐ ϯ͕ϬϮϯ͕ϰϬϬ ϭϬϮ͕ϱϬϬ Ͳ Ͳ Ͳ Ͳ ϰϰϬ͕ϯϬϬ ϯ͕ϱϲϲ͕ϮϬϬ ϯ͕ϬϬϭ͕ϱϬϬ
ŵĞƌŐĞŶĐLJDĞĚŝĐĂů^ĞƌǀŝĐĞƐ D^ Ͳ Ͳ Ͳ ϯϭ͕ϳϰϲ͕ϲϬϬ Ͳ Ͳ Ϯ͕ϬϮϵ͕ϯϬϬ ϯϯ͕ϳϳϱ͕ϵϬϬ Ͳ
&ŝƌĞŝƐƚƌŝĐƚƐ Ͳ Ϯ͕ϰϲϬ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ ϰϳϯ͕ϴϬϬ Ϯ͕ϵϯϯ͕ϴϬϬ Ͳ
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚĚŵŝŶŝƐƚƌĂƚŝŽŶ Ͳ ϮϬ͕Ϭϳϱ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ ϮϬ͕Ϭϳϱ͕ϮϬϬ Ͳ
WůĂŶŶŝŶŐ ϭϬϵ͕ϴϬϬ ϯ͕ϯϮϳ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ ϯ͕ϰϯϳ͕ϬϬϬ ϭϬϵ͕ϴϬϬ
ZĞŐƵůĂƚŝŽŶ Ͳ Ϯϱ͕ϭϱϯ͕ϲϬϬ Ͳ Ͳ Ͳ Ͳ Ϯ͕ϭϯϬ͕ϮϬϬ Ϯϳ͕Ϯϴϯ͕ϴϬϬ Ͳ
DĂŝŶƚĞŶĂŶĐĞ Ͳ ϭϵ͕ϴϭϬ͕ϴϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ ϭϵ͕ϴϭϬ͕ϴϬϬ Ͳ
/ŵƉƌŽǀĞŵĞŶƚŝƐƚƌŝĐƚƐĂŶĚD^dh Ͳ Ϯ͕Ϭϴϰ͕ϯϬϬ Ͳ Ͳ Ͳ Ͳ ϳϵϯ͕ϭϬϬ Ϯ͕ϴϳϳ͕ϰϬϬ Ͳ
KƉĞƌĂƚŝŽŶƐ Ͳ ϳ͕ϰϬϳ͕ϰϬϬ Ͳ Ͳ Ͳ Ͳ ϭϬϵ͕ϵϬϬ ϳ͕ϱϭϳ͕ϯϬϬ Ͳ
WƌŽũĞĐƚDĂŶĂŐĞŵĞŶƚ Ͳ ϱ͕ϰϱϵ͕ϳϬϬ Ͳ Ͳ Ͳ Ͳ ϵϬ͕ϯϬϬ ϱ͕ϱϱϬ͕ϬϬϬ Ͳ
ŝƌƉŽƌƚ Ͳ Ͳ Ͳ ϯ͕ϰϭϱ͕ϬϬϬ Ͳ Ͳ ϭ͕ϬϬϵ͕ϵϬϬ ϰ͕ϰϮϰ͕ϵϬϬ Ͳ
ZĞƐĞƌǀĞƐĂŶĚdƌĂŶƐĨĞƌƐ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ϯϵ͕Ϭϯϯ͕ϰϬϬ Ϯϵ͕Ϭϯϯ͕ϰϬϬ Ͳ
ŽƵƌƚĚŵŝŶŝƐƚƌĂƚŝŽŶ Ͳ Ϯ͕ϵϭϬ͕ϲϬϬ Ͳ Ͳ Ͳ Ͳ Ϯϰϱ͕ϳϬϬ ϯ͕ϭϱϲ͕ϯϬϬ Ͳ
ŝƌĐƵŝƚΘŽƵŶƚLJŽƵƌƚ:ƵĚŐĞƐ ϲϱ͕ϵϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϲϱ͕ϵϬϬ ϲϱ͕ϵϬϬ
WƵďůŝĐĞĨĞŶĚĞƌ ϯϬϯ͕ϰϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϯϬϯ͕ϰϬϬ ϯϬϯ͕ϰϬϬ
^ƚĂƚĞƚƚŽƌŶĞLJ ϯϰϱ͕ϴϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϯϰϱ͕ϴϬϬ ϯϰϱ͕ϴϬϬ
'ƵĂƌĚŝĂŶĚ>ŝƚĞŵWƌŽŐƌĂŵ ϰ͕ϲϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϰ͕ϲϬϬ ϰ͕ϲϬϬ
ŽƵƌƚZĞůĂƚĞĚdĞĐŚŶŽůŽŐLJ Ͳ ϭ͕Ϭϯϰ͕ϭϬϬ Ͳ Ͳ Ͳ Ͳ ϳϱϱ͕ϬϬϬ ϭ͕ϳϴϵ͕ϭϬϬ Ͳ
ŽƵŶƚLJDĂŶĂŐĞƌKƉĞƌĂƚŝŽŶƐ ϭ͕ϯϱϴ͕ϭϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϭ͕ϯϱϴ͕ϭϬϬ ϭ͕ϯϱϴ͕ϭϬϬ
ŽƌƉŽƌĂƚĞŽŵƉůŝĂŶĐĞĂŶĚWĞƌĨŽƌŵĂŶĐĞ/ŵƉƌ͘ ϲϰϴ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϲϰϴ͕ϬϬϬ ϲϰϴ͕ϬϬϬ
KĨĨŝĐĞŽĨDĂŶĂŐĞŵĞŶƚΘƵĚŐĞƚ ϭ͕ϯϯϰ͕ϲϬϬ ϭ͕Ϯϯϰ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ ϭϳϮ͕ϱϬϬ Ϯ͕ϳϰϭ͕ϯϬϬ ϭ͕ϯϯϰ͕ϲϬϬ
dŽƵƌŝƐƚĞǀĞůŽƉŵĞŶƚŽƵŶĐŝů Ͳ ϭϮ͕ϰϬϱ͕ϵϬϬ Ͳ Ͳ Ͳ Ͳ ϵ͕ϭϯϭ͕ϮϬϬ Ϯϭ͕ϱϯϳ͕ϭϬϬ Ͳ
WĞůŝĐĂŶĂLJ^ĞƌǀŝĐĞƐ Ͳ ϰ͕ϴϭϲ͕ϵϬϬ Ͳ Ͳ Ͳ Ͳ ϭ͕ϵϵϯ͕ϭϬϬ ϲ͕ϴϭϬ͕ϬϬϬ Ͳ
ƵƐŝŶĞƐƐĂŶĚ ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚ Ϯ͕ϰϮϭ͕ϯϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ ϯ͕ϮϳϮ͕ϳϬϬ ϱ͕ϲϵϰ͕ϬϬϬ ϳϵϵ͕ϵϬϬ
ǀĂDĂƌŝĂ/ŶŶŽǀĂƚŝŽŶŽŶĞ Ͳ ϭ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ ϭϭϰ͕ϮϬϬ ϭϭϱ͕ϮϬϬ Ͳ
ĂLJƐŚŽƌĞZ Ͳ ϲ͕Ϭϯϰ͕ϳϬϬ Ͳ Ͳ Ͳ Ͳ ϯ͕ϬϴϬ͕ϮϬϬ ϵ͕ϭϭϰ͕ϵϬϬ Ͳ
/ŵŵŽŬĂůĞĞZ Ͳ ϭ͕Ϭϵϴ͕ϴϬϬ Ͳ Ͳ Ͳ Ͳ ϵϲϮ͕ϬϬϬ Ϯ͕ϬϲϬ͕ϴϬϬ Ͳ
WƵďůŝĐ^ĞƌǀŝĐĞƐĚŵŝŶŝƐƚƌĂƚŝŽŶ ϯϲϯ͕ϵϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϯϲϯ͕ϵϬϬ ϯϲϯ͕ϵϬϬ
KƉĞƌĂƚŝŽŶƐĂŶĚsĞƚĞƌĂŶ^ĞƌǀŝĐĞƐ ϵϯϱ͕ϵϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϵϯϱ͕ϵϬϬ ϵϯϱ͕ϵϬϬ
ŽŵĞƐƚŝĐŶŝŵĂů^ĞƌǀŝĐĞƐ ϯ͕ϯϳϭ͕ϲϬϬ ϴϭ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ Ϯϳϴ͕ϳϬϬ ϯ͕ϳϯϭ͕ϱϬϬ ϯ͕ϯϳϭ͕ϲϬϬ
ŽŵŵƵŶŝƚLJĂŶĚ,ƵŵĂŶ^ĞƌǀŝĐĞƐ ϳ͕ϰϭϲ͕ϯϬϬ ϴϭϱ͕ϭϬϬ Ͳ Ͳ Ͳ Ͳ ϳϬϱ͕ϱϬϬ ϴ͕ϵϯϲ͕ϵϬϬ ϳ͕ϰϭϲ͕ϯϬϬ
>ŝďƌĂƌLJ ϴ͕ϭϳϯ͕ϰϬϬ ϯϳϰ͕ϴϬϬ Ͳ Ͳ Ͳ Ͳ ϭϭ͕ϲϬϬ ϴ͕ϱϱϵ͕ϴϬϬ ϴ͕ϭϳϯ͕ϰϬϬ
DƵƐĞƵŵ Ͳ Ϯ͕ϬϰϬ͕ϳϬϬ Ͳ Ͳ Ͳ Ͳ ϰϳϭ͕ϰϬϬ Ϯ͕ϱϭϮ͕ϭϬϬ Ͳ
WĂƌŬƐΘZĞĐƌĞĂƚŝŽŶ ϭϬ͕ϯϭϭ͕ϵϬϬ ϭϲ͕ϭϲϳ͕ϮϬϬ Ͳ Ͳ Ͳ ϭϲ͕ϳϬϬ ϯϱ͕Ϯϳϵ͕ϮϬϬ ϲϭ͕ϳϳϱ͕ϬϬϬ ϭϬ͕ϯϭϭ͕ϵϬϬ
hŶŝǀĞƌƐŝƚLJ džƚĞŶƐŝŽŶ^ĞƌǀŝĐĞ ϳϱϲ͕ϲϬϬ ϳϱ͕ϱϬϬ Ͳ Ͳ Ͳ Ͳ ϰϱ͕ϭϬϬ ϴϳϳ͕ϮϬϬ ϳϱϲ͕ϲϬϬ
WƵďůŝĐ,ĞĂůƚŚ ϭ͕ϴϭϱ͕ϲϬϬ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ϭ͕ϴϭϱ͕ϲϬϬ ϭ͕ϴϭϱ͕ϲϬϬ
WƵďůŝĐdƌĂŶƐŝƚĂŶĚEĞŝŐŚďŽƌŚŽŽĚ ŶŚĂŶĐĞŵĞŶƚ ϯϰϳ͕ϴϬϬ Ͳ Ͳ ϱ͕ϴϲϰ͕ϳϬϬ Ͳ Ͳ ϴϵϳ͕ϲϬϬ ϳ͕ϭϭϬ͕ϭϬϬ ϯϰϳ͕ϴϬϬ
/ŵƉƌŽǀĞŵĞŶƚŝƐƚƌŝĐƚƐĂŶĚD^dh Ͳ ϱ͕ϯϬϱ͕ϮϬϬ Ͳ Ͳ Ͳ Ͳ ϲϮϯ͕ϵϬϬ ϱ͕ϵϮϵ͕ϭϬϬ Ͳ
&ĂĐŝůŝƚŝĞƐDĂŶĂŐĞŵĞŶƚ ϭϱ͕Ϭϯϳ͕ϭϬϬ ϴϵ͕ϬϬϬ Ͳ Ͳ Ͳ Ͳ ϭ͕Ϯϭϭ͕ϵϬϬ ϭϲ͕ϯϯϴ͕ϬϬϬ ϭϱ͕Ϭϯϳ͕ϭϬϬ
dŽƚĂů Ϯϴϵ͕ϮϬϯ͕ϲϬϬΨ ϭϱϬ͕ϰϳϭ͕ϯϬϬΨ ͲΨ ϰϯ͕ϵϴϲ͕ϲϬϬΨ ϳϭ͕ϭϲϭ͕ϴϬϬΨ ϭϲ͕ϳϬϬΨ ϭϱϯ͕ϳϰϱ͕ϱϬϬΨ ϳϬϴ͕ϱϴϱ͕ϱϬϬΨ Ϯϴϯ͕ϲϮϱ͕ϵϬϬΨ
9.A.1.k
Packet Pg. 357 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϰϯ
ƉƉĞŶĚŝdždĂďůĞϭϲ͗&zϮϬϭϴŽůůŝĞƌŽƵŶƚLJ'ĞŶĞƌĂů&ƵŶĚƐ džƉĞŶĚŝƚƵƌĞĞŵĂŶĚhŶŝƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ĞƉĂƌƚŵĞŶƚ ƵĚŐĞƚ ĞŵĂŶĚĂƐĞ DƵůƚŝƉůŝĞƌ ĂƐĞĞŵĂŶĚ
ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ ϰ͕ϵϵϭ͕ϱϬϬΨ W ZDWKW Ϭ͘ϱϬ ϯϲϴ͕Ϭϳϯ ϲ͘ϳϴΨ
ŽƵŶƚLJƚƚŽƌŶĞLJ Ϯ͕ϳϳϮ͕ϳϬϬ W <WKWΘ:K^ Ϭ͘ϱϬ ϲϭϲ͕ϭϯϵ Ϯ͘ϮϱΨ
WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ ϳ͕ϲϯϴ͕ϬϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ ϭϮ͘ϰϬΨ
^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ ϯ͕ϳϲϳ͕ϭϬϬ W ZDWKW Ϭ͘ϱϬ ϯϲϴ͕Ϭϳϯ ϱ͘ϭϮΨ
ůĞƌŬŽĨŽƵƌƚƐ ϭϬ͕Ϯϲϭ͕ϮϬϬ W <WKWΘ:K^ Ϭ͘ϱϬ ϲϭϲ͕ϭϯϵ ϴ͘ϯϯΨ
^ŚĞƌŝĨĨ ϭϳϴ͕ϭϯϵ͕ϲϬϬ W <WKWdKhZΘ:K^ ϭ͘ϬϬ ϲϮϯ͕ϱϴϭ Ϯϴϱ͘ϲϳΨ
dĂdžŽůůĞĐƚŽƌ ϭϰ͕ϴϮϮ͕ϮϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϱϰϮ͕ϱϮϰ Ϯϳ͘ϯϮΨ
ĚŵŝŶŝƐƚƌĂƚŝǀĞ^ĞƌǀŝĐĞƐ ϲϰϯ͕ϬϬϬ W <WKWΘ:K^ Ϭ͘ϱϬ ϲϭϲ͕ϭϯϵ Ϭ͘ϱϮΨ
,ƵŵĂŶZĞƐŽƵƌĐĞƐ Ϯ͕ϭϱϭ͕ϴϬϬ W <WKWΘ:K^ Ϭ͘ϱϬ ϲϭϲ͕ϭϯϵ ϭ͘ϳϱΨ
WƌŽĐƵƌĞŵĞŶƚ^ĞƌǀŝĐĞƐ ϭ͕ϵϯϳ͕ϭϬϬ W <WKWΘ:K^ Ϭ͘ϱϬ ϲϭϲ͕ϭϯϵ ϭ͘ϱϳΨ
ƵƌĞĂƵŽĨ ŵĞƌŐĞŶĐLJ^ĞƌǀŝĐĞƐ ϯ͕ϬϬϭ͕ϱϬϬ W <WKWdKhZΘ:K^ ϭ͘ϬϬ ϲϮϯ͕ϱϴϭ ϰ͘ϴϭΨ
WůĂŶŶŝŶŐ ϭϬϵ͕ϴϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ Ϭ͘ϭϴΨ
ŝƌĐƵŝƚΘŽƵŶƚLJŽƵƌƚ:ƵĚŐĞƐ ϲϱ͕ϵϬϬ W <WKW ϭ͘ϬϬ ϰϰϭ͕ϲϴϴ Ϭ͘ϭϱΨ
WƵďůŝĐĞĨĞŶĚĞƌ ϯϬϯ͕ϰϬϬ W ZDWKW ϭ͘ϬϬ ϯϲϴ͕Ϭϳϯ Ϭ͘ϴϮΨ
^ƚĂƚĞƚƚŽƌŶĞLJ ϯϰϱ͕ϴϬϬ W ZDWKW ϭ͘ϬϬ ϯϲϴ͕Ϭϳϯ Ϭ͘ϵϰΨ
'ƵĂƌĚŝĂŶĚ>ŝƚĞŵWƌŽŐƌĂŵ ϰ͕ϲϬϬ W ZDWKW ϭ͘ϬϬ ϯϲϴ͕Ϭϳϯ Ϭ͘ϬϭΨ
ŽƵŶƚLJDĂŶĂŐĞƌKƉĞƌĂƚŝŽŶƐ ϭ͕ϯϱϴ͕ϭϬϬ W <WKWΘ:K^ Ϭ͘ϱϬ ϲϭϲ͕ϭϯϵ ϭ͘ϭϬΨ
ŽƌƉŽƌĂƚĞŽŵƉůŝĂŶĐĞĂŶĚWĞƌĨŽƌŵĂŶĐĞ/ŵƉƌ͘ ϲϰϴ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
KĨĨŝĐĞŽĨDĂŶĂŐĞŵĞŶƚΘƵĚŐĞƚ ϭ͕ϯϯϰ͕ϲϬϬ W <WKWΘ:K^ Ϭ͘ϱϬ ϲϭϲ͕ϭϯϵ ϭ͘ϬϴΨ
ƵƐŝŶĞƐƐĂŶĚ ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚ ϳϵϵ͕ϵϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
WƵďůŝĐ^ĞƌǀŝĐĞƐĚŵŝŶŝƐƚƌĂƚŝŽŶ ϯϲϯ͕ϵϬϬ W ZDWKW Ϭ͘ϱϬ ϯϲϴ͕Ϭϳϯ Ϭ͘ϰϵΨ
KƉĞƌĂƚŝŽŶƐĂŶĚsĞƚĞƌĂŶ^ĞƌǀŝĐĞƐ ϵϯϱ͕ϵϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ŽŵĞƐƚŝĐŶŝŵĂů^ĞƌǀŝĐĞƐ ϯ͕ϯϳϭ͕ϲϬϬ W ZDWKW ϭ͘ϬϬ ϯϲϴ͕Ϭϳϯ ϵ͘ϭϲΨ
ŽŵŵƵŶŝƚLJĂŶĚ,ƵŵĂŶ^ĞƌǀŝĐĞƐ ϳ͕ϰϭϲ͕ϯϬϬ W ZDWKW Ϭ͘ϱϬ ϯϲϴ͕Ϭϳϯ ϭϬ͘ϬϳΨ
>ŝďƌĂƌLJ ϴ͕ϭϳϯ͕ϰϬϬ W <WKW ϭ͘ϬϬ ϰϰϭ͕ϲϴϴ ϭϴ͘ϱϬΨ
WĂƌŬƐΘZĞĐƌĞĂƚŝŽŶ ϭϬ͕ϯϭϭ͕ϵϬϬ W <WKW ϭ͘ϬϬ ϰϰϭ͕ϲϴϴ Ϯϯ͘ϯϱΨ
hŶŝǀĞƌƐŝƚLJ džƚĞŶƐŝŽŶ^ĞƌǀŝĐĞ ϳϱϲ͕ϲϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
WƵďůŝĐ,ĞĂůƚŚ ϭ͕ϴϭϱ͕ϲϬϬ W ZDWKW Ϭ͘ϮϬ ϯϲϴ͕Ϭϳϯ Ϭ͘ϵϵΨ
WƵďůŝĐdƌĂŶƐŝƚĂŶĚEĞŝŐŚďŽƌŚŽŽĚ ŶŚĂŶĐĞŵĞŶƚ ϯϰϳ͕ϴϬϬ W ZDWKW Ϭ͘ϱϬ ϯϲϴ͕Ϭϳϯ Ϭ͘ϰϳΨ
&ĂĐŝůŝƚŝĞƐDĂŶĂŐĞŵĞŶƚ ϭϱ͕Ϭϯϳ͕ϭϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ Ϯϰ͘ϰϭΨ
'ĞŶĞƌĂů&ƵŶĚƐ'ƌŽƵƉŝŶŐdŽƚĂůƐ>ĞƐƐZĞŵŝƚƚĂŶĐĞƐ Ϯϴϯ͕ϲϮϱ͕ϵϬϬΨ
ZĞŵŝƚƚĂŶĐĞƐ ϱ͕ϱϳϳ͕ϳϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
'ĞŶĞƌĂů&ƵŶĚƐ'ƌŽƵƉŝŶŐdŽƚĂůƐWůƵƐZĞŵŝƚƚĂŶĐĞƐ Ϯϴϵ͕ϮϬϯ͕ϲϬϬΨ
dƌĂŶƐĨĞƌƚŽϭϬϭdƌĂŶƐƉKƉ&ƵŶĚ Ϯϭ͕ϲϳϬ͕ϰϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ ϯϱ͘ϭϳΨ
dƌĂŶƐĨĞƌƚŽϭϭϭhŶŝŶĐŽƌƉ'ĞŶ&Ě ϴϰϭ͕ϵϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƚŽϮϵϴ^ƉKďŽŶĚ Ϯ͕ϴϱϱ͕ϮϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƚŽϯϬϭĂƉŝƚĂůWƌŽũĞĐƚƐ ϭϯ͕ϵϳϳ͕ϴϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƚŽϯϬϭĂƉŝƚĂůWƌŽũĞĐƚƐ ϯ͕ϯϯϱ͕ϬϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ ϱ͘ϰϭΨ
dƌĂŶƐĨĞƌƚŽϯϬϲWĂƌŬƐĚsĂůŽƌĞŵĂƉ&ƵŶĚ ϭ͕ϭϬϬ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƚŽϯϭϬ'ƌŽǁƚŚDŐƚdƌĂŶƐƉŽƌƚĂƚŝŽŶĂƉ ϭ͕ϲϳϬ͕ϰϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ Ϯ͘ϳϭΨ
dƌĂŶƐĨĞƌƚŽϯϭϯ'ĂƐdĂdžĂƉ&ƵŶĚ ϵ͕ϵϴϬ͕ϬϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϲϭϲ͕ϭϯϵ ϭϲ͘ϮϬΨ
dƌĂŶƐĨĞƌƚŽϯϭϰDƵƐƵĞŵĂƉ ϯϭϯ͕ϱϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƚŽϯϮϱ^ƚŽƌŵǁĂƚĞƌĂƉ&ƵŶĚ ϭ͕ϲϮϳ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƚƚŽϰϮϲdDĂƐƐdƌĂŶƐŝƚ ϭ͕ϳϲϱ͕ϬϬϬ W <WKW ϭ͘ϬϬ ϰϰϭ͕ϲϴϴ ϰ͘ϬϬΨ
dƌĂŶƐĨĞƌƚŽϰϮϳdƌĂŶƐƉŝƐĂĚǀĂŶƚĂŐĞĚ Ϯ͕ϲϴϭ͕ϰϬϬ W ZDWKW ϭ͘ϬϬ ϯϲϴ͕Ϭϳϯ ϳ͘ϮϴΨ
dƌĂŶƐĨĞƌƚŽϰϵϬ D^&ƵŶĚ ϭϳ͕ϱϳϵ͕ϭϬϬ W <WKWdKhZΘ:K^ ϭ͘ϬϬ ϲϮϯ͕ϱϴϭ Ϯϴ͘ϭϵΨ
dƌĂŶƐĨĞƌƚŽϰϵϭ D^'ƌĂŶƚ&ƵŶĚ ϭ͕ϮϱϬ͕ϬϬϬ W <WKWdKhZΘ:K^ ϭ͘ϬϬ ϲϮϯ͕ϱϴϭ Ϯ͘ϬϬΨ
dƌĂŶƐĨĞƌƚŽϱϬϲ/dĂƉŝƚĂů ϳϱϬ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƚŽϱϮϯDŽƚŽƌWŽŽůĂƉŝƚĂů Ϯϯϵ͕ϵϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƚŽϲϲϮ>ĞŐĂůŝĚ ϭϰϳ͕ϳϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƚŽϲϴϭŽƵƌƚ^ĞƌǀŝĐĞƐ ϭ͕ϱϭϴ͕ϵϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƐƚŽ'ĞŶĞƌĂů&ƵŶĚ;ϬϬϭͿ ϵ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
KƚŚĞƌdƌĂŶƐĨĞƌƐ ϯ͕ϵϯϱ͕ϰϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ĚǀĂŶĐĞͬZĞƉĂLJŵĞŶƚƐ ϭ͕ϯϮϱ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƐƚŽŽŶƐƚŝƚƵƚŝŽŶĂůKĨĨŝĐĞƌƐ ϮϬϲ͕ϵϬϱ͕ϱϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ZĞƐĞƌǀĞƐ ϰϬ͕ϴϵϬ͕ϲϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ZĞƐƚƌŝĐƚĞĚĨŽƌhŶĨƵŶĚĞĚZĞƋƵĞƐƚƐ ϭ͕ϮϱϮ͕ϰϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ŝƐƚƌŝďƵƚŝŽŶƐŝŶ džĐĞƐƐŽĨ&ĞĞƐƚŽ'ŽǀƚŐĞŶĐŝĞƐ ϳ͕ϭϬϯ͕ϯϬϬ W ZDWKWΘ:K^ ϭ͘ϬϬ ϱϰϮ͕ϱϮϰ ϭϯ͘ϬϵΨ
dŽƚĂů ϲϯϯ͕ϵϮϴ͕ϬϬϬΨ ϭ͘ϬϬ ϱϲϮ͘ϯϭΨ
ΨWĞƌ
ĞŵĂŶĚ
9.A.1.k
Packet Pg. 358 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϰϰ
ƉƉĞŶĚŝdždĂďůĞϭϳ͗&zϮϬϭϴŽůůŝĞƌŽƵŶƚLJD^dh džƉĞŶĚŝƚƵƌĞĞŵĂŶĚhŶŝƚƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
ĞƉĂƌƚŵĞŶƚ ƵĚŐĞƚ ĞŵĂŶĚĂƐĞ DƵůƚŝƉůŝĞƌ ĂƐĞĞŵĂŶĚ
ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ ϭ͕ϭϴϯ͕ϰϬϬ W ZDWKW Ϭ͘ϱϬ ϯϮϲ͕ϱϭϭ ϯ͘ϲϮΨ
ŽŵŵƵŶŝĐĂƚŝŽŶƐΘƵƐƚŽŵĞƌZĞůĂƚŝŽŶƐŝǀŝƐŝŽŶ ϭ͕ϯϳϳ͕ϮϬϬ W <WKWΘ:K^ Ϭ͘ϱϬ ϱϱϬ͕ϳϭϲ Ϯ͘ϱϬΨ
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚĚŵŝŶŝƐƚƌĂƚŝŽŶ ϱϱϵ͕ϲϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ ϭ͘ϬϮΨ
WůĂŶŶŝŶŐ ϭ͕ϴϬϵ͕ϱϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ ϯ͘ϮϵΨ
ZĞŐƵůĂƚŝŽŶ ϱ͕ϯϮϴ͕ϭϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ ϵ͘ϲϳΨ
DĂŝŶƚĞŶĂŶĐĞ ϴ͕ϳϵϴ͕ϯϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ ϭϱ͘ϵϴΨ
ƵƌĞĂƵŽĨ ŵĞƌŐĞŶĐLJ^ĞƌǀŝĐĞƐ ϭϬϮ͕ϱϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ Ϭ͘ϭϵΨ
WƌŽũĞĐƚDĂŶĂŐĞŵĞŶƚ ϵϯϵ͕ϱϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ ϭ͘ϳϭΨ
WĞůŝĐĂŶĂLJ^ĞƌǀŝĐĞƐ ϭϱϬ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
/ŵŵŽŬĂůĞĞZ ϮϬϳ͕ϱϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ŽŵŵƵŶŝƚLJĂŶĚ,ƵŵĂŶ^ĞƌǀŝĐĞƐ ϭϬϱ͕ϲϬϬ W ZDWKW Ϭ͘ϱϬ ϯϮϲ͕ϱϭϭ Ϭ͘ϯϮΨ
WĂƌŬƐΘZĞĐƌĞĂƚŝŽŶ ϭϯ͕ϯϵϮ͕ϵϬϬ W <WKW ϭ͘ϬϬ ϯϵϱ͕ϵϲϰ ϯϯ͘ϴϮΨ
dƌĂŶƐĨĞƌƚŽϯϬϲWĂƌŬƐĂƉŝƚĂů&ƵŶĚ ϭ͕ϮϱϬ͕ϬϬϬ W <WKW ϭ͘ϬϬ ϯϵϱ͕ϵϲϰ ϯ͘ϭϲΨ
dƌĂŶƐĨĞƌƚŽϯϭϯ'ĂƐdĂdžĂƉ&ƵŶĚ ϰ͕ϬϬϬ͕ϬϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ ϳ͘ϮϲΨ
dƌĂŶƐĨĞƌƚŽϯϮϱ^ƚŽƌŵǁĂƚĞƌĂƉ&ƵŶĚ ϰ͕Ϯϲϳ͕ϵϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
/ŵƉƌŽǀĞŵĞŶƚŝƐƚƌŝĐƚƐĂŶĚD^dh Ϯϵϭ͕ϳϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
/ŶĚŝƌĞĐƚŽƐƚZĞŝŵďƵƌƐĞŵĞŶƚ Ϯ͕ϭϵϮ͕ϰϬϬ W <WKWΘ:K^ ϭ͘ϬϬ ϱϱϬ͕ϳϭϲ ϯ͘ϵϴΨ
ZĞŵŝƚƚĂŶĐĞƐ ϱϬϬ͕ϬϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dƌĂŶƐĨĞƌƐ ϳ͕ϵϯϮ͕ϰϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
ZĞƐĞƌǀĞƐ Ϯ͕ϵϴϯ͕ϭϬϬ &/y ϭ͘ϬϬ Ͳ Eͬ
dŽƚĂů ϱϳ͕ϯϳϭ͕ϲϬϬΨ ϭ͘ϬϬ ϴϲ͘ϱϮΨ
ΨWĞƌ
ĞŵĂŶĚ
9.A.1.k
Packet Pg. 359 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϰϱ
ƉƉĞŶĚŝdždĂďůĞϭϴ͗,LJĚĞWĂƌŬ'ĞŶĞƌĂů&ƵŶĚƐ džƉĞŶĚŝƚƵƌĞƐĂƚƵŝůĚŽƵƚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
' E Z>&hE'ZKhW/E'
yW E/dhZ ^ ĞŵĂŶĚĂƐĞ ƚƵŝůĚŽƵƚ
ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ W ZDWKW ϲ͘ϳϴΨ Ϯϱ͕ϬϬϬΨ
ŽƵŶƚLJƚƚŽƌŶĞLJ W <WKWΘ:K^ Ϯ͘Ϯϱ ϭϬ͕ϬϬϬ
WƌŽƉĞƌƚLJƉƉƌĂŝƐĞƌ W <WKWΘ:K^ ϭϮ͘ϰϬ ϱϱ͕ϬϬϬ
^ƵƉĞƌǀŝƐŽƌŽĨ ůĞĐƚŝŽŶƐ W ZDWKW ϱ͘ϭϮ ϭϵ͕ϬϬϬ
ůĞƌŬŽĨŽƵƌƚƐ W <WKWΘ:K^ ϴ͘ϯϯ ϯϳ͕ϬϬϬ
^ŚĞƌŝĨĨ W <WKWdKhZΘ:K^ Ϯϴϱ͘ϲϳ ϭ͕Ϯϳϲ͕ϬϬϬ
dĂdžŽůůĞĐƚŽƌ W ZDWKWΘ:K^ Ϯϳ͘ϯϮ ϭϬϮ͕ϬϬϬ
ĚŵŝŶŝƐƚƌĂƚŝǀĞ^ĞƌǀŝĐĞƐ W <WKWΘ:K^ Ϭ͘ϱϮ Ϯ͕ϬϬϬ
,ƵŵĂŶZĞƐŽƵƌĐĞƐ W <WKWΘ:K^ ϭ͘ϳϱ ϴ͕ϬϬϬ
WƌŽĐƵƌĞŵĞŶƚ^ĞƌǀŝĐĞƐ W <WKWΘ:K^ ϭ͘ϱϳ ϳ͕ϬϬϬ
ƵƌĞĂƵŽĨ ŵĞƌŐĞŶĐLJ^ĞƌǀŝĐĞƐ W <WKWdKhZΘ:K^ ϰ͘ϴϭ ϮϮ͕ϬϬϬ
WůĂŶŶŝŶŐ W <WKWΘ:K^ Ϭ͘ϭϴ ϭ͕ϬϬϬ
ŝƌĐƵŝƚΘŽƵŶƚLJŽƵƌƚ:ƵĚŐĞƐ W <WKW Ϭ͘ϭϱ ϭ͕ϬϬϬ
WƵďůŝĐĞĨĞŶĚĞƌ W ZDWKW Ϭ͘ϴϮ ϯ͕ϬϬϬ
^ƚĂƚĞƚƚŽƌŶĞLJ W ZDWKW Ϭ͘ϵϰ ϯ͕ϬϬϬ
ŽƵŶƚLJDĂŶĂŐĞƌKƉĞƌĂƚŝŽŶƐ W <WKWΘ:K^ ϭ͘ϭϬ ϱ͕ϬϬϬ
KĨĨŝĐĞŽĨDĂŶĂŐĞŵĞŶƚΘƵĚŐĞƚ W <WKWΘ:K^ ϭ͘Ϭϴ ϱ͕ϬϬϬ
WƵďůŝĐ^ĞƌǀŝĐĞƐĚŵŝŶŝƐƚƌĂƚŝŽŶ W ZDWKW Ϭ͘ϰϵ Ϯ͕ϬϬϬ
ŽŵĞƐƚŝĐŶŝŵĂů^ĞƌǀŝĐĞƐ W ZDWKW ϵ͘ϭϲ ϯϯ͕ϬϬϬ
ŽŵŵƵŶŝƚLJĂŶĚ,ƵŵĂŶ^ĞƌǀŝĐĞƐ W ZDWKW ϭϬ͘Ϭϳ ϯϳ͕ϬϬϬ
>ŝďƌĂƌLJ W <WKW ϭϴ͘ϱϬ ϴϭ͕ϬϬϬ
WĂƌŬƐΘZĞĐƌĞĂƚŝŽŶ W <WKW Ϯϯ͘ϯϱ ϭϬϮ͕ϬϬϬ
WƵďůŝĐ,ĞĂůƚŚ W ZDWKW Ϭ͘ϵϵ ϰ͕ϬϬϬ
WƵďůŝĐdƌĂŶƐŝƚĂŶĚEĞŝŐŚďŽƌŚŽŽĚ ŶŚĂŶĐĞŵĞŶƚ W ZDWKW Ϭ͘ϰϳ Ϯ͕ϬϬϬ
&ĂĐŝůŝƚŝĞƐDĂŶĂŐĞŵĞŶƚ W <WKWΘ:K^ Ϯϰ͘ϰϭ ϭϬϵ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϭϬϭdƌĂŶƐƉKƉ&ƵŶĚ W <WKWΘ:K^ ϯϱ͘ϭϳ ϭϱϳ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϬϭĂƉŝƚĂůWƌŽũĞĐƚƐ W <WKWΘ:K^ ϱ͘ϰϭ Ϯϰ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϭϬ'ƌŽǁƚŚDŐƚdƌĂŶƐƉŽƌƚĂƚŝŽŶĂƉ W <WKWΘ:K^ Ϯ͘ϳϭ ϭϮ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϭϯ'ĂƐdĂdžĂƉ&ƵŶĚ W <WKWΘ:K^ ϭϲ͘ϮϬ ϳϮ͕ϬϬϬ
dƌĂŶƐĨĞƚƚŽϰϮϲdDĂƐƐdƌĂŶƐŝƚ W <WKW ϰ͘ϬϬ ϭϳ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϰϮϳdƌĂŶƐƉŝƐĂĚǀĂŶƚĂŐĞĚ W ZDWKW ϳ͘Ϯϴ Ϯϲ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϰϵϬ D^&ƵŶĚ W <WKWdKhZΘ:K^ Ϯϴ͘ϭϵ ϭϮϲ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϰϵϭ D^'ƌĂŶƚ&ƵŶĚ W <WKWdKhZΘ:K^ Ϯ͘ϬϬ ϵ͕ϬϬϬ
ŝƐƚƌŝďƵƚŝŽŶƐŝŶ džĐĞƐƐŽĨ&ĞĞƐƚŽ'ŽǀƚŐĞŶĐŝĞƐ W ZDWKWΘ:K^ ϭϯ͘Ϭϵ ϰϵ͕ϬϬϬ
dŽƚĂů'ĞŶĞƌĂů&ƵŶĚƐŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞƐ ϱϲϮ͘ϯϭΨ Ϯ͕ϰϰϯ͕ϬϬϬΨ
ΨWĞƌ
ĞŵĂŶĚ
9.A.1.k
Packet Pg. 360 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϰϲ
ƉƉĞŶĚŝdždĂďůĞϭϵ͗,LJĚĞWĂƌŬD^dh džƉĞŶĚŝƚƵƌĞƐĂƚƵŝůĚŽƵƚ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
D^dh' E Z>&hE
yW E/dhZ ^ ĞŵĂŶĚĂƐĞ ƚƵŝůĚŽƵƚ
ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ W ZDWKW ϯ͘ϲϮΨ ϭϯ͕ϬϬϬΨ
ŽŵŵƵŶŝĐĂƚŝŽŶƐΘƵƐƚŽŵĞƌZĞůĂƚŝŽŶƐŝǀŝƐŝŽŶ W <WKWΘ:K^ Ϯ͘ϱϬΨ ϭϭ͕ϬϬϬ
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚĚŵŝŶŝƐƚƌĂƚŝŽŶ W <WKWΘ:K^ ϭ͘ϬϮΨ ϱ͕ϬϬϬ
WůĂŶŶŝŶŐ W <WKWΘ:K^ ϯ͘ϮϵΨ ϭϱ͕ϬϬϬ
ZĞŐƵůĂƚŝŽŶ W <WKWΘ:K^ ϵ͘ϲϳΨ ϰϯ͕ϬϬϬ
DĂŝŶƚĞŶĂŶĐĞ W <WKWΘ:K^ ϭϱ͘ϵϴΨ ϳϭ͕ϬϬϬ
ƵƌĞĂƵŽĨ ŵĞƌŐĞŶĐLJ^ĞƌǀŝĐĞƐ W <WKWΘ:K^ Ϭ͘ϭϵΨ ϭ͕ϬϬϬ
WƌŽũĞĐƚDĂŶĂŐĞŵĞŶƚ W <WKWΘ:K^ ϭ͘ϳϭΨ ϴ͕ϬϬϬ
ŽŵŵƵŶŝƚLJĂŶĚ,ƵŵĂŶ^ĞƌǀŝĐĞƐ W ZDWKW Ϭ͘ϯϮΨ ϭ͕ϬϬϬ
WĂƌŬƐΘZĞĐƌĞĂƚŝŽŶ W <WKW ϯϯ͘ϴϮΨ ϭϰϴ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϬϲWĂƌŬƐĂƉŝƚĂů&ƵŶĚ W <WKW ϯ͘ϭϲΨ ϭϰ͕ϬϬϬ
dƌĂŶƐĨĞƌƚŽϯϭϯ'ĂƐdĂdžĂƉ&ƵŶĚ W <WKWΘ:K^ ϳ͘ϮϲΨ ϯϮ͕ϬϬϬ
/ŶĚŝƌĞĐƚŽƐƚZĞŝŵďƵƌƐĞŵĞŶƚ W <WKWΘ:K^ ϯ͘ϵϴΨ ϭϴ͕ϬϬϬ
dŽƚĂůD^dhŶŶƵĂůKƉĞƌĂƚŝŶŐ džƉĞŶĚŝƚƵƌĞƐ ϴϲ͘ϱϮ ϯϴϬ͕ϬϬϬΨ
ΨWĞƌ
ĞŵĂŶĚ
9.A.1.k
Packet Pg. 361 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ϰϳ
ƉƉĞŶĚŝdždĂďůĞϮϬ͗ŽůůŝĞƌŽƵŶƚLJ/ŵƉĂĐƚ&ĞĞ^ĐŚĞĚƵůĞ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕W&'͕ϮϬϭϴ
>ĂŶĚhƐĞ
ĞŵĂŶĚ
hŶŝƚ
ŽŵŵƵŶŝƚLJ
WĂƌŬƐ
ZĞŐŝŽŶĂů
WĂƌŬƐ ZŽĂĚƐ D^
^ĐŚŽŽůƐ
;ZĂƚĞƐƐŽĨ
&Ğďϴ͕ϮϬϭϴͿ
'ŽǀĞƌŶŵĞŶƚ
ƵŝůĚŝŶŐƐ
ŽŶĚŽ͕ƵƉůĞdž͕Žƌ^ŝŶŐůĞͲ&ĂŵŝůLJƚƚĂĐŚĞĚ hŶŝƚ ϰϱϱ͘ϮϬΨ ϭ͕ϮϯϬ͘ϮϰΨ ϰ͕ϴϰϰ͘ϵϭΨ ϲϳ͘ϱϬΨ Ϯ͕ϴϰϰ͘ϭϵΨ ϰϰϯ͘ϵϰΨ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ hŶŝƚ ϰϱϱ͘ϮϬΨ ϭ͕ϮϯϬ͘ϮϰΨ ϱ͕ϱϰϭ͘ϴϵΨ ϲϳ͘ϱϬΨ Ϯ͕ϴϰϰ͘ϭϵΨ ϰϰϯ͘ϵϰΨ
^ŝŶŐůĞ&ĂŵŝůLJĞƚĂĐŚĞĚфϰ͕ϬϬϬ^Ƌ&ƚ>ŝǀŝŶŐ hŶŝƚ ϵϯϯ͘ϴϯΨ Ϯ͕ϲϵϰ͘ϯϮΨ ϳ͕ϰϰϯ͘ϵϵΨ ϭϰϮ͘ϬϳΨ ϴ͕ϳϴϵ͘ϱϰΨ ϵϯϰ͘ϯϰΨ
^ŝŶŐůĞ&ĂŵŝůLJĞƚĂĐŚĞĚϰ͕ϬϬϬн^Ƌ&ƚ>ŝǀŝŶŐ hŶŝƚ ϭ͕Ϭϲϳ͘ϳϮΨ ϯ͕ϬϴϬ͘ϲϳΨ ϴ͕ϵϱϴ͘ϴϵΨ ϭϱϵ͘ϯϯΨ ϴ͕ϳϴϵ͘ϱϰΨ ϭ͕Ϭϰϳ͘ϵϭΨ
ZĞƚĂŝůϲ͕ϬϬϭͲϮϱ͕ϬϬϬƐĨ ^Ƌ&ƚ ͲΨ ͲΨ ϭϬ͘ϲϳϲϰϬΨ Ϭ͘ϭϵϮϯϬΨ ͲΨ ϭ͘ϮϳϱϰϳΨ
>ĂŶĚhƐĞ
ĞŵĂŶĚ
hŶŝƚ >ŝďƌĂƌŝĞƐ
>Ăǁ
ŶĨŽƌĐĞŵĞŶƚ :Ăŝů tĂƚĞƌ tĂƐƚĞǁĂƚĞƌ
ŽŶĚŽ͕ƵƉůĞdž͕Žƌ^ŝŶŐůĞͲ&ĂŵŝůLJƚƚĂĐŚĞĚ hŶŝƚ ϭϱϵ͘ϳϴΨ Ϯϵϲ͘ϱϲΨ Ϯϱϵ͘ϮϱΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨ
DƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ hŶŝƚ ϭϱϵ͘ϳϴΨ Ϯϵϲ͘ϱϲΨ ϮϮϴ͘ϵϭΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨ
^ŝŶŐůĞ&ĂŵŝůLJĞƚĂĐŚĞĚфϰ͕ϬϬϬ^Ƌ&ƚ>ŝǀŝŶŐ hŶŝƚ ϯϯϲ͘ϬϱΨ ϱϴϲ͘ϵϱΨ ϰϵϵ͘ϭϵΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨ
^ŝŶŐůĞ&ĂŵŝůLJĞƚĂĐŚĞĚϰ͕ϬϬϬн^Ƌ&ƚ>ŝǀŝŶŐ hŶŝƚ ϯϳϲ͘ϲϯΨ ϲϲϭ͘ϬϵΨ ϱϳϬ͘ϵϬΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨ
ZĞƚĂŝůϲ͕ϬϬϭͲϮϱ͕ϬϬϬƐĨ ^Ƌ&ƚ ͲΨ Ϭ͘ϳϲϰϵϵΨ Ϭ͘ϲϳϱϳϭΨ ϯϴ͕ϰϯϬ͘ϬϬΨ ϰϬ͕ϱϭϱ͘ϬϬΨ
9.A.1.k
Packet Pg. 362 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D EdϰϴƉƉĞŶĚŝdždĂďůĞϮϭ͗,LJĚĞWĂƌŬ/ŵƉĂĐƚ&ĞĞZĞǀĞŶƵĞƐ^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ͕EĞĂůŽŵŵƵŶŝƚŝĞƐ͕W&'͕ϮϬϭϴ>ĂŶĚhƐĞĞŵĂŶĚhŶŝƚƐĞŵĂŶĚhŶŝƚŽŵŵƵŶŝƚLJWĂƌŬƐZĞŐŝŽŶĂůWĂƌŬƐ ZŽĂĚƐ D^^ĐŚŽŽůƐ;ZĂƚĞƐƐŽĨ&Ğďϴ͕ϮϬϭϴͿ'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐ >ŝďƌĂƌŝĞƐ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ :Ăŝů tĂƚĞƌ tĂƐƚĞǁĂƚĞƌŽŶĚŽ͕ƵƉůĞdž͕Žƌ^ŝŶŐůĞͲ&ĂŵŝůLJƚƚĂĐŚĞĚ Ͳ hŶŝƚ ϰϱϱ͘ϮϬΨ ϭ͕ϮϯϬ͘ϮϰΨ ϰ͕ϴϰϰ͘ϵϭΨ ϲϳ͘ϱϬΨ Ϯ͕ϴϰϰ͘ϭϵΨ ϰϰϯ͘ϵϰΨ ϭϱϵ͘ϳϴΨ Ϯϵϲ͘ϱϲΨ Ϯϱϵ͘ϮϱΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨDƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ hŶŝƚ ϰϱϱ͘ϮϬΨ ϭ͕ϮϯϬ͘ϮϰΨ ϱ͕ϱϰϭ͘ϴϵΨ ϲϳ͘ϱϬΨ Ϯ͕ϴϰϰ͘ϭϵΨ ϰϰϯ͘ϵϰΨ ϭϱϵ͘ϳϴΨ Ϯϵϲ͘ϱϲΨ ϮϮϴ͘ϵϭΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨ^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ hŶŝƚ ϵϯϯ͘ϴϯΨ Ϯ͕ϲϵϰ͘ϯϮΨ ϳ͕ϰϰϯ͘ϵϵΨ ϭϰϮ͘ϬϳΨ ϴ͕ϳϴϵ͘ϱϰΨ ϵϯϰ͘ϯϰΨ ϯϯϲ͘ϬϱΨ ϱϴϲ͘ϵϱΨ ϰϵϵ͘ϭϵΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨ^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ hŶŝƚ ϵϯϯ͘ϴϯΨ Ϯ͕ϲϵϰ͘ϯϮΨ ϳ͕ϰϰϯ͘ϵϵΨ ϭϰϮ͘ϬϳΨ ϴ͕ϳϴϵ͘ϱϰΨ ϵϯϰ͘ϯϰΨ ϯϯϲ͘ϬϱΨ ϱϴϲ͘ϵϱΨ ϰϵϵ͘ϭϵΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨ^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ hŶŝƚ ϵϯϯ͘ϴϯΨ Ϯ͕ϲϵϰ͘ϯϮΨ ϳ͕ϰϰϯ͘ϵϵΨ ϭϰϮ͘ϬϳΨ ϴ͕ϳϴϵ͘ϱϰΨ ϵϯϰ͘ϯϰΨ ϯϯϲ͘ϬϱΨ ϱϴϲ͘ϵϱΨ ϰϵϵ͘ϭϵΨ Ϯ͕ϱϲϮ͘ϬϬΨ Ϯ͕ϳϬϭ͘ϬϬΨZĞƚĂŝůϲ͕ϬϬϭͲϮϱ͕ϬϬϬƐĨ ϰϱ͕ϬϬϬ ^Ƌ&ƚ ϭϬ͘ϲϳϲϰϬΨ Ϭ͘ϭϵϮϯϬΨ ͲΨ ϭ͘ϮϳϱϰϳΨ ͲΨ Ϭ͘ϳϲϰϵϵΨ Ϭ͘ϲϳϱϳϭΨ>ĂŶĚhƐĞĞŵĂŶĚhŶŝƚƐĞŵĂŶĚhŶŝƚŽŵŵƵŶŝƚLJWĂƌŬƐZĞŐŝŽŶĂůWĂƌŬƐ ZŽĂĚƐ D^^ĐŚŽŽůƐ;ZĂƚĞƐƐŽĨ&Ğďϴ͕ϮϬϭϴͿ'ŽǀĞƌŶŵĞŶƚƵŝůĚŝŶŐƐ >ŝďƌĂƌŝĞƐ>Ăǁ ŶĨŽƌĐĞŵĞŶƚ :Ăŝů tĂƚĞƌ tĂƐƚĞǁĂƚĞƌŽŶĚŽ͕ƵƉůĞdž͕Žƌ^ŝŶŐůĞͲ&ĂŵŝůLJƚƚĂĐŚĞĚ Ͳ hŶŝƚ ͲΨ ͲΨ ͲΨ ͲΨ ͲΨ ͲΨ ͲΨ ͲΨ ͲΨ ͲΨ ͲΨDƵůƚŝͲ&ĂŵŝůLJ;ƉƚƐͿϭͲϭϬ^ƚŽƌŝĞƐ ϯϬϬ hŶŝƚ ϭϯϳ͕ϬϬϬ ϯϲϵ͕ϬϬϬ ϭ͕ϲϲϯ͕ϬϬϬ ϮϬ͕ϬϬϬ ϴϱϯ͕ϬϬϬ ϭϯϯ͕ϬϬϬ ϰϴ͕ϬϬϬ ϴϵ͕ϬϬϬ ϲϵ͕ϬϬϬ ϳϲϵ͕ϬϬϬ ϴϭϬ͕ϬϬϬ^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϯϰ hŶŝƚ ϰϵϵ͕ϬϬϬ ϭ͕ϰϯϵ͕ϬϬϬ ϯ͕ϵϳϱ͕ϬϬϬ ϳϲ͕ϬϬϬ ϰ͕ϲϵϰ͕ϬϬϬ ϰϵϵ͕ϬϬϬ ϭϳϵ͕ϬϬϬ ϯϭϯ͕ϬϬϬ Ϯϲϳ͕ϬϬϬ ϭ͕ϯϲϴ͕ϬϬϬ ϭ͕ϰϰϮ͕ϬϬϬ^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϱϵϴ hŶŝƚ ϱϱϴ͕ϬϬϬ ϭ͕ϲϭϭ͕ϬϬϬ ϰ͕ϰϱϮ͕ϬϬϬ ϴϱ͕ϬϬϬ ϱ͕Ϯϱϲ͕ϬϬϬ ϱϱϵ͕ϬϬϬ ϮϬϭ͕ϬϬϬ ϯϱϭ͕ϬϬϬ Ϯϵϵ͕ϬϬϬ ϭ͕ϱϯϮ͕ϬϬϬ ϭ͕ϲϭϱ͕ϬϬϬ^ŝŶŐůĞ&ĂŵŝůLJWƌŽĚƵĐƚ ϯϲϴ hŶŝƚ ϯϰϰ͕ϬϬϬ ϵϵϮ͕ϬϬϬ Ϯ͕ϳϯϵ͕ϬϬϬ ϱϮ͕ϬϬϬ ϯ͕Ϯϯϱ͕ϬϬϬ ϯϰϰ͕ϬϬϬ ϭϮϰ͕ϬϬϬ Ϯϭϲ͕ϬϬϬ ϭϴϰ͕ϬϬϬ ϵϰϯ͕ϬϬϬ ϵϵϰ͕ϬϬϬZĞƚĂŝůϲ͕ϬϬϭͲϮϱ͕ϬϬϬƐĨ ϰϱ͕ϬϬϬ ^Ƌ&ƚ Ͳ Ͳ ϰϴϬ͕ϬϬϬ ϵ͕ϬϬϬ Ͳ ϱϳ͕ϬϬϬ Ͳ ϯϰ͕ϬϬϬ ϯϬ͕ϬϬϬ ϯϴ͕ϬϬϬ ϰϭ͕ϬϬϬdŽƚĂů ϭ͕ϱϯϴ͕ϬϬϬΨ ϰ͕ϰϭϭ͕ϬϬϬΨ ϭϯ͕ϯϬϵ͕ϬϬϬΨ ϮϰϮ͕ϬϬϬΨ ϭϰ͕Ϭϯϴ͕ϬϬϬΨ ϭ͕ϱϵϮ͕ϬϬϬΨ ϱϱϮ͕ϬϬϬΨ ϭ͕ϬϬϯ͕ϬϬϬΨ ϴϰϵ͕ϬϬϬΨ ϰ͕ϲϱϬ͕ϬϬϬΨ ϰ͕ϵϬϮ͕ϬϬϬΨZŽƵŶĚŝŶŐ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ Ͳ ͲdŽƚĂůŽĨƵŝůĚŽƵƚ^ĐŚĞĚƵůĞƐ ϭ͕ϱϯϴ͕ϬϬϬΨ ϰ͕ϰϭϭ͕ϬϬϬΨ ϭϯ͕ϯϬϵ͕ϬϬϬΨ ϮϰϮ͕ϬϬϬΨ ϭϰ͕Ϭϯϴ͕ϬϬϬΨ ϭ͕ϱϵϮ͕ϬϬϬΨ ϱϱϮ͕ϬϬϬΨ ϭ͕ϬϬϯ͕ϬϬϬΨ ϴϰϵ͕ϬϬϬΨ ϰ͕ϲϱϬ͕ϬϬϬΨ ϰ͕ϵϬϮ͕ϬϬϬΨ9.A.1.kPacket Pg. 363Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
ƉƉĞŶĚŝdždĂďůĞϮϮ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚĂƐĞƐƐƵŵƉƚŝŽŶƐ
^ŽƵƌĐĞ͗ŽůůŝĞƌŽƵŶƚLJ^ĐŚŽŽůŝƐƚƌŝĐƚ͕W&'ϮϬϭϴ
^dh Ed' E Zd/KEZd ^ͲϮϬϭϱ/DWd& hWd
Ϭ͘ϯϰ ^ŝŶŐůĞ&ĂŵŝůLJ
Ϭ͘ϭϭ DƵůƚŝ&ĂŵŝůLJĂŶĚ^ŝŶŐůĞ&ĂŵŝůLJƚƚĂĐŚĞĚ
Ϭ͘Ϯϴ DŽďŝůĞ,ŽŵĞ
&zϭϴ^,KK>&d EZK>>D Ed
ϭϵ͕ϴϴϲ ůĞŵĞŶƚĂƌLJ
ϵ͕ϴϮϰ DŝĚĚůĞ
ϭϯ͕ϯϯϳ ,ŝŐŚ
ϲϵϴ ůƚĞƌŶĂƚĞ^ĐŚŽŽůƐ
ϯ͕ϭϭϮ ŽŶƚƌĂĐƚĞĚ^ĞƌǀŝĐĞƐ
;ϯϮϴͿ dŽĂůĂŶĐĞƚŽƵĚŐĞƚĞĚ&d
ϰϲ͕ϱϮϵ dŽƚĂů
&zϭϴ' E Z>&hEh' d
ϰϲ͕ϱϮϵ ŶƌŽůůŵĞŶƚ
ϵ͕ϲϱϮΨ 'ĞŶĞƌĂů&ƵŶĚŽƐƚƉĞƌ^ƚƵĚĞŶƚ
^,KK> EZK>>D EdϮϬϭϱ/DWd& hWd
ϰϵй ůĞŵĞŶƚĂƌLJ
Ϯϯй DŝĚĚůĞ
Ϯϴй ,ŝŐŚ
ϭϬϬй dŽƚĂů
&zϭϴD/>>' Zd ^
Ϯ͘ϴϵϰ ZĞƋƵŝƌĞĚ>ŽĐĂů ĨĨŽƌƚ
Ϭ͘ϳϰϴ ŝƐĐƌĞƚŝŽŶĂƌLJ
Ͳ ĚĚŝŝƚŝŽŶĂůDŝůůĂŐĞ
ϯ͘ϲϰϮ dŽƚĂů'ĞŶĞƌĂů&ƵŶĚDŝůůĂŐĞ
ϭ͘ϰϴϬ ĂƉŝƚĂů/ŵƉƌŽǀĞŵĞŶƚDŝůůĂŐĞ
ϱ͘ϭϮϮ dŽƚĂůDŝůůĂŐĞ
Ϯ͘ϴϵϰ ZĞƋƵŝƌĞĚďLJ^ƚĂƚĞ>Ăǁ
Ϯ͘ϮϮϴ dŽƚĂůŝƐĐƌĞƚŝŽŶĂƌLJ>ŽĐĂů
ϱ͘ϭϮϮ dŽƚĂůDŝůůĂŐĞ
9.A.1.k
Packet Pg. 364 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
,z WZ<s/>>' KEKD/^^ ^^D Ed
' E Z>E>/D/d/E'KE/d/KE^
ǀĞƌLJƌĞĂƐŽŶĂďůĞĞĨĨŽƌƚŚĂƐďĞĞŶŵĂĚĞƚŽĞŶƐƵƌĞƚŚĂƚƚŚĞĚĂƚĂĐŽŶƚĂŝŶĞĚŝŶƚŚŝƐƌĞƉŽƌƚĂƌĞ
ĂĐĐƵƌĂƚĞĂƐŽĨƚŚĞĚĂƚĞŽĨƚŚŝƐƐƚƵĚLJ͖ŚŽǁĞǀĞƌ͕ĨĂĐƚŽƌƐĞdžŝƐƚƚŚĂƚĂƌĞŽƵƚƐŝĚĞƚŚĞĐŽŶƚƌŽůŽĨW&'
ĂŶĚƚŚĂƚŵĂLJĂĨĨĞĐƚƚŚĞĞƐƚŝŵĂƚĞƐĂŶĚͬŽƌƉƌŽũĞĐƚŝŽŶƐŶŽƚĞĚŚĞƌĞŝŶ͘dŚŝƐƐƚƵĚLJŝƐďĂƐĞĚŽŶ
ĞƐƚŝŵĂƚĞƐ͕ĂƐƐƵŵƉƚŝŽŶƐĂŶĚŽƚŚĞƌŝŶĨŽƌŵĂƚŝŽŶĚĞǀĞůŽƉĞĚďLJW&'ĨƌŽŵŝƚƐŝŶĚĞƉĞŶĚĞŶƚƌĞƐĞĂƌĐŚ
ĞĨĨŽƌƚ͕ŐĞŶĞƌĂůŬŶŽǁůĞĚŐĞŽĨƚŚĞŝŶĚƵƐƚƌLJ͕ĂŶĚŝŶĨŽƌŵĂƚŝŽŶƉƌŽǀŝĚĞĚďLJĂŶĚĐŽŶƐƵůƚĂƚŝŽŶƐǁŝƚŚ
ƚŚĞĐůŝĞŶƚĂŶĚƚŚĞĐůŝĞŶƚΖƐƌĞƉƌĞƐĞŶƚĂƚŝǀĞƐ͘EŽƌĞƐƉŽŶƐŝďŝůŝƚLJŝƐĂƐƐƵŵĞĚĨŽƌŝŶĂĐĐƵƌĂĐŝĞƐŝŶ
ƌĞƉŽƌƚŝŶŐďLJƚŚĞĐůŝĞŶƚ͕ƚŚĞĐůŝĞŶƚΖƐĂŐĞŶƚĂŶĚƌĞƉƌĞƐĞŶƚĂƚŝǀĞƐ͕ŽƌĂŶLJŽƚŚĞƌĚĂƚĂƐŽƵƌĐĞƵƐĞĚŝŶ
ƉƌĞƉĂƌŝŶŐŽƌƉƌĞƐĞŶƚŝŶŐƚŚŝƐƐƚƵĚLJ͘
dŚŝƐƌĞƉŽƌƚŝƐďĂƐĞĚŽŶŝŶĨŽƌŵĂƚŝŽŶƚŚĂƚǁĂƐĐƵƌƌĞŶƚĂƐŽĨ:ƵŶĞϮϬϭϴ;ĞdžĐĞƉƚĨŽƌƚŚĞƐĞĐƚŝŽŶƐ
ŝĚĞŶƚŝĨŝĞĚĂƐďĞŝŶŐƵƉĚĂƚĞĚŝŶ:ƵůLJϮϬϭϵĂŶĚEŽǀĞŵďĞƌϮϬϭϵͿ͕ĂŶĚW&'ŚĂƐŶŽƚƵŶĚĞƌƚĂŬĞŶĂŶLJ
ƵƉĚĂƚĞŽĨŝƚƐƌĞƐĞĂƌĐŚĞĨĨŽƌƚƐŝŶĐĞƐƵĐŚĚĂƚĞ͘
ĞĐĂƵƐĞĨƵƚƵƌĞĞǀĞŶƚƐĂŶĚĐŝƌĐƵŵƐƚĂŶĐĞƐ͕ŵĂŶLJŽĨǁŚŝĐŚĂƌĞŶŽƚŬŶŽǁŶĂƐŽĨƚŚĞĚĂƚĞŽĨƚŚŝƐ
ƐƚƵĚLJ͕ŵĂLJĂĨĨĞĐƚƚŚĞĞƐƚŝŵĂƚĞƐĐŽŶƚĂŝŶĞĚƚŚĞƌĞŝŶ͕ŶŽǁĂƌƌĂŶƚLJŽƌƌĞƉƌĞƐĞŶƚĂƚŝŽŶŝƐŵĂĚĞďLJ
W&'ƚŚĂƚĂŶLJŽĨƚŚĞƉƌŽũĞĐƚĞĚǀĂůƵĞƐŽƌƌĞƐƵůƚƐĐŽŶƚĂŝŶĞĚŝŶƚ ŚŝƐƐƚƵĚLJǁŝůůĂĐƚƵĂůůLJďĞĂĐŚŝĞǀĞĚ͘
WŽƐƐĞƐƐŝŽŶŽĨƚŚŝƐƐƚƵĚLJĚŽĞƐŶŽƚĐĂƌƌLJǁŝƚŚŝƚƚŚĞƌŝŐŚƚŽĨƉƵďůŝĐĂƚŝŽŶƚŚĞƌĞŽĨŽƌƚŽƵƐĞƚŚĞŶĂŵĞ
ŽĨW&'ŝŶĂŶLJŵĂŶŶĞƌǁŝƚŚŽƵƚĨŝƌƐƚŽďƚĂŝŶŝŶŐƚŚĞƉƌŝŽƌǁƌŝƚƚĞŶĐŽŶƐĞŶƚŽĨW&'͘EŽĂďƐƚƌĂĐƚŝŶŐ͕
ĞdžĐĞƌƉƚŝŶŐŽƌƐƵŵŵĂƌŝnjĂƚŝŽŶŽĨƚŚŝƐƐƚƵĚLJŵĂLJďĞŵĂĚĞǁŝƚŚŽƵƚĨŝƌƐƚŽďƚĂŝŶŝŶŐƚŚĞƉƌŝŽƌǁƌŝƚƚĞŶ
ĐŽŶƐĞŶƚŽĨW&'͘&ƵƌƚŚĞƌ͕W&'ŚĂƐƐĞƌǀĞĚƐŽůĞůLJŝŶƚŚĞĐĂƉĂĐŝƚLJŽĨĐŽŶƐƵůƚĂŶƚĂŶĚŚĂƐŶŽƚ
ƌĞŶĚĞƌĞĚĂŶLJĞdžƉĞƌƚŽƉŝŶŝŽŶƐ͘dŚŝƐƌĞƉŽƌƚŝƐŶŽƚƚŽďĞƵƐĞĚŝŶĐŽŶũƵŶĐƚŝŽŶǁŝƚŚĂŶLJƉƵďůŝĐŽƌ
ƉƌŝǀĂƚĞŽĨĨĞƌŝŶŐŽĨƐĞĐƵƌŝƚŝĞƐ͕ĚĞďƚ͕ĞƋƵŝƚLJ͕ŽƌŽƚŚĞƌƐŝŵŝůĂƌƉƵƌƉŽƐĞǁŚĞƌĞŝƚŵĂLJďĞƌĞůŝĞĚƵƉŽŶ
ƚŽĂŶLJĚĞŐƌĞĞďLJĂŶLJƉĞƌƐŽŶŽƚŚĞƌƚŚĂŶƚŚĞĐůŝĞŶƚ͕ŶŽƌŝƐĂŶLJƚŚŝƌĚƉĂƌƚLJĞŶƚŝƚůĞĚƚŽƌĞůLJƵƉŽŶƚŚŝƐ
ƌĞƉŽƌƚ͕ǁŝƚŚŽƵƚĨŝƌƐƚŽďƚĂŝŶŝŶŐƚŚĞƉƌŝŽƌǁƌŝƚƚĞŶĐŽŶƐĞŶƚŽĨW&'͘dŚŝƐƐƚƵĚLJŵĂLJŶŽƚďĞƵƐĞĚĨŽƌ
ƉƵƌƉŽƐĞƐŽƚŚĞƌƚŚĂŶƚŚĂƚĨŽƌǁŚŝĐŚŝƚŝƐƉƌĞƉĂƌĞĚŽƌĨŽƌǁŚŝĐŚƉƌŝŽƌǁƌŝƚƚĞŶĐŽŶƐĞŶƚŚĂƐĨŝƌƐƚďĞĞŶ
ŽďƚĂŝŶĞĚĨƌŽŵW&'͘ŶLJĐŚĂŶŐĞƐŵĂĚĞƚŽƚŚĞƐƚƵĚLJ͕ŽƌĂŶLJƵƐĞŽĨƚŚĞƐƚƵĚLJŶŽƚƐƉĞĐŝĨŝĐĂůůLJ
ƉƌĞƐĐƌŝďĞĚƵŶĚĞƌĂŐƌĞĞŵĞŶƚďĞƚǁĞĞŶƚŚĞƉĂƌƚŝĞƐŽƌŽƚŚĞƌǁŝƐĞĞdžƉƌĞƐƐůLJĂƉƉƌŽǀĞĚďLJW&'͕ƐŚĂůů
ďĞĂƚƚŚĞƐŽůĞƌŝƐŬŽĨƚŚĞƉĂƌƚLJŵĂŬŝŶŐƐƵĐŚĐŚĂŶŐĞƐŽƌĂĚŽƉƚŝŶŐƐƵĐŚƵƐĞ͘
dŚŝƐƐƚƵĚLJŝƐƋƵĂůŝĨŝĞĚŝŶŝƚƐĞŶƚŝƌĞƚLJďLJ͕ĂŶĚƐŚŽƵůĚďĞĐŽŶƐŝĚĞƌĞĚŝŶůŝŐŚƚŽĨ͕ƚŚĞƐĞůŝŵŝƚĂƚŝŽŶƐ͕
ĐŽŶĚŝƚŝŽŶƐĂŶĚĐŽŶƐŝĚĞƌĂƚŝŽŶƐ͘
9.A.1.k
Packet Pg. 365 Attachment: Attachment G - Economic Assessment (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 366 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 367 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 368 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 369 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 370 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 371 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 372 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 373 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 374 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 375 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 376 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 377 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 378 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 379 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 380 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 381 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 382 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 383 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 384 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 385 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 386 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 387 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 388 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 389 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 390 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 391 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 392 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 393 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 394 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 395 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 396 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 397 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 398 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 399 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 400 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 401 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 402 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 403 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 404 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 405 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 406 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 407 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 408 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 409 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 410 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 411 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 412 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 413 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 414 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 415 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 416 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 417 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 418 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 419 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 420 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 421 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 422 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 423 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 424 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 425 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 426 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 427 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 428 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 429 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 430 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 431 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 432 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 433 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 434 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 435 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 436 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 437 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 438 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 439 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 440 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 441 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 442 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 443 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 444 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 445 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 446 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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Packet Pg. 447 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 448Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 449 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 450 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 451 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 452 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 453 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 454 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 455 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 456 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 457 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 458 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 459 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 460 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 461Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 462 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 463 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 464 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 465 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 466 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 467 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 468 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 469 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 470 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 471 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 472 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 473 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 474 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 475 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 476 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 477 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 478 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 479 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 480 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 481 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 482 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 483 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 484 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 485 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 486 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 487 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 488 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 489 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 490 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 491 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 492 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 493 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 494 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 495 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 496 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 497 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 498 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 499 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 500 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 501 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 502 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 503 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 504 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 505 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 506 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 507 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 508 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 509 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 510 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 511 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 512 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 513 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 514 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 515Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 516 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 517Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 518Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 519Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 520Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 521 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 522 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 523 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 524 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 525Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 526 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 527 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 528Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 529 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 530 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 531 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 532Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 533Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 534 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 535 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 536 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 537 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 538 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 539 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 540 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 541Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 542 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 543 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 544 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 545 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 546 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 547 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 548 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 549 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 550Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 551 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 552 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 553Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 554Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 555Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 556 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 557 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 558 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 559 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 560 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 561 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 562 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 563 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 564 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 565 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 566 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 567 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 568 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 569Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 570Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 571Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 572 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 573 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 574 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 575 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 576 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 577 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 578 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 579 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 580 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 581 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 582 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 583 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 584 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 585 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 586 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 587 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 588 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 589 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 590 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 591 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 592 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 593 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 594 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 595 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 596 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 597 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 598 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 599 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 600 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 601 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 602 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 603 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 604 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 605 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 606 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 607 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 608 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 609 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 610 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 611 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 612 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 613 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 614 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 615 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 616 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 617 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 618 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 619 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 620 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 621 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 622 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 623 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 624 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 625 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 626 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 627 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 628 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 629 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 630 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 631 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 632 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 633 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 634 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 635 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 636 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 637 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 638 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 639 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 640 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 641 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 642 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 643 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 644 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 645 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 646 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 647 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 648 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 649 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 650 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 651 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 652 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 653 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 654 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 655 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 656 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 657 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 658 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.lPacket Pg. 659Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 660 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
9.A.1.l
Packet Pg. 661 Attachment: Attachment H - Application Back up Materials (11794 : Hyde Park Village (SRA))
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03/05/2020
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.2
Item Summary: PL20180002621: An Ordinance of the Board of County Commissioners of
Collier County, Florida amending Ordinance No. 89-05, as amended, the Collier County Growth
Management Plan for the unincorporated area of Collier County, Florida, specifically amending the
Urban Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan Element and Urban
Golden Gate Estates Future Land Use Map and Map Series by amending the Estates Mixed-Use District
to add the Naples Senior Center community facility subdistrict to allow construction of up to 30,000
square feet of community facility uses for family social service programs and activities for seniors aged
60 and over. The subject property is located on the southeast corner of the intersection of Oakes
Boulevard and Autumn Oaks Lane, approximately 350 feet south of Immokalee Road, in Section 29,
Township 48 South, Range 26 East, consisting of 8.7± acres; and furthermore, recommending transmittal
of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability
and providing for an effective date. (Companion to PL20180002622) [Coordinator: David Weeks, AICP,
Growth Management Plan Manager]
Meeting Date: 03/05/2020
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
02/19/2020 2:00 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
02/19/2020 2:00 PM
Approved By:
Review:
Growth Management Department David Weeks Additional Reviewer Completed 02/19/2020 2:06 PM
Growth Management Operations & Regulatory Management Judy Puig Review item Completed 02/19/2020 3:55 PM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed
Growth Management Department James C French Review Item Completed 02/21/2020 6:50 PM
Zoning Ray Bellows Review Item Completed 02/24/2020 6:07 PM
Planning Commission Mark Strain Meeting Pending 03/05/2020 9:00 AM
9.A.2
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COLLIER COUNTY
GROWTH MANAGEMENT PLAN
AMENDMENT – SMALL SCALE
PL20180002621/CPSS-2019-4
(ADOPTION HEARINGS)
COMPANION PETITION: PUDZ-PL20180002622
CCPC: March 5, 2020
BCC: April 14, 2020
9.A.2.a
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TABLE OF CONTENTS
CCPC March 5, 2020
SMALL SCALE GMP AMENDMENT ADOPTON
PL20180002621/CPSS-2019-4
1) TAB: Adoption Staff Report DOCUMENTS: Staff Report:
2) TAB: Adoption Ordinance DOCUMENTS: Adoption Ordinance with Exhibit
“A” text (and/or maps):
3) TAB: Project PL20180002621/ DOCUMENT: Petition/Application
Petition CPSS-2019-4
4) TAB: Legal Advertisement DOCUMENT: CCPC Advertisement
9.A.2.b
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Agenda item 9._
1
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: March 5, 2020
RE: PETITION PL20180002621/CPSS-2019-4, SMALL SCALE GROWTH
MANAGEMENT PLAN AMENDMENT (Companion to petition PUDZ-
PL20180002622, Naples Senior Center Community Facility PUD)
[ADOPTION HEARING]
AGENT/APPLICANT/OWNER
Agents: D. Wayne Arnold, AICP John M. Passidomo
Q. Grady Minor & Associates, P.A. Cheffy Passidomo, P.A.
3800 Via Del Rey 821 5th Avenue South
Bonita Springs, FL 34134 Naples, FL 34102
Applicant: Dr. Jaclynn Faffer
Naples Senior Center at JFCS, Inc.
5025 Castello Drive, Suite 101
Naples, FL 34103
Owners: Sharon A. Winkler, individually and as trustee of the John H. Winkler trust agreement
dated 2/28/07 and individually and as trustee of the Sharon A. Winkler trust agreement
dated 2/5/07; Peggy M. White and Lowell E. White, both individually and as trustees of
the Ralph L. Griffin Family Trust dated 9/11/96.
GEOGRAPHIC LOCATION:
The subject property, comprising +8.7 acres, is located at the southeast corner of Oakes Boulevard
and Autumn Oaks Lane, and the southwest corner of Valewood Drive and Autumn Oakes Lane,
approximately +350 feet south of Immokalee Road (CR 846), in Section 29, Township 48 South,
Range 26 East, within the Urban Estates Planning Community. (see subject site on following page,
highlighted in yellow)
[Remainder of page intentionally left blank]
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REQUESTED ACTION:
The applicant proposes a small-scale Growth Management Plan amendment to the Urban Golden
Gate Estates Sub-Element (UGGE) text and Future Land Use Map of the Golden Gate Area Master
Plan (GGAMP), specifically to establish the new Naples Senior Center Community Facility
Subdistrict, affecting fewer than ten (10) acres, by:
1) Amending Policy 1.1.4A. Estates Designation, Estates Mixed Use District, to add the Naples
Senior Center Community Facility Subdistrict;
2) Amending the Estates Mixed Use District to add the new Subdistrict provisions;
3) Amending the UGGE Future Land Use Map Series listing to add the title of the new Subdistrict
map; and
4) Amending the UGGE Future Land Use Map to depict the new Subdistrict and adding a new
Future Land Use Map Series inset map that depicts the new Subdistrict.
The proposed amended/added text and maps are depicted on Ordinance Exhibit A’s.
PURPOSE/DESCRIPTION OF PROJECT:
The petitioner is requesting this change to allow development of the site with a maximum of 30,000
square feet of floor area of community facility uses (variety of family social service programs and
activities) for seniors age 60 and over and their caregivers. As stated in the proposed subdistrict,
“Services may include but are not limited to classes and programs for learning, exercise, employment
and financial assistance, grief counseling, emotional support, and respite support and other similar
services related to providing assistance for seniors.” Aside from the building square feet limitation,
the subdistrict provides that building height is limited to two habitable stories, neither residential uses
nor overnight activities are permitted, and the site must be rezoned to a Planned Unit Development
(PUD) to permit the uses in this subdistrict (there is a companion PUD rezone petition
PL20180002622).
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SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subject Property:
The subject +8.7-acre site is comprised of three tax parcels oriented north to south: a 5.15-acre
parcel at the southeast corner of Oakes Blvd. and Autumn Oaks Lane; then a 2.34-acre parcel to the
south; then a 1.17-acre parcel further south. The 5.15-acre parcel contains a one-story, 2,240
square feet storage/warehouse building permitted in 1973 with an addition permitted in 1978 (staff
characterizes the +40-year-old building as an eyesore – dirty, worn roof tiles, broken windows); the
area around the building is cleared and sodded but contains no definitive parking area or noticeable
water management facility; the southerly +2/3 of the parcel is wooded. The two smaller parcels are
both undeveloped and wooded. The entire site is zoned E, Estates; and, it is designated Estates
Mixed Use District, Residential Estates Subdistrict.
Surrounding Lands:
North: Across Autumn Oaks Lane, a two-lane undivided local street, an undeveloped 2.58-acre
parcel that previously contained a model home; a 0.26-acre parcel containing a telephone
switching station; and a 2.25-acre parcel containing a church. All three parcels are zoned
“E” and designated Estates Mixed Use District, Residential Estates Subdistrict. Also, to
the north is Valewood Drive connecting Autumn Oaks Lane to Immokalee Road at a
signalized intersection. The church parcel is identified in the GGAMP as an exception to
the conditional use locational criteria. All three parcels front on Immokalee Road. To the
northwest, across Oakes Blvd. and Autumn Oaks Lane, is an undeveloped parcel owned
by the church located on the next parcel to the west. To the northeast, across Autumn
Oaks Lane, is a water retention pond associated with Immokalee Road, owned by Collier
County; then, two undeveloped and wooded parcels zoned Southbrooke Commercial
PUD and designated Southbrooke Office Subdistrict, permitting 40,000 square feet of
uses in the C-1, Commercial Professional and General Office zoning district.
East: An undeveloped and wooded 5-acre parcel. The site is zoned “E” and designated Estates
Mixed Use District, Residential Estates Subdistrict. This parcel is included in the
companion PUD rezone petition but is excluded from the subject GMP amendment
petition; no GMP amendment is needed as the proposed uses in the PUD (preserve and
open space) are consistent with the Residential Estates Subdistrict. Further east are
single family dwellings.
South: A 2,400 square feet motorcycle and ATV repair facility with parts sales on 1.64 acres
(permitted in 1974). The site is zoned “E” and designated Estates Mixed Use District,
Residential Estates Subdistrict. The use is a legal nonconforming use. To the southwest,
across Oakes Blvd., are single family dwellings. To the southeast are single family
dwellings.
West: Across Oakes Blvd., a single family dwelling on 2.59 acres, a single family dwelling on
2.27 acres, and an undeveloped and wooded 2.27-acre parcel. All three parcels are
zoned “E” and designated Estates Mixed Use District, Residential Estates Subdistrict.
Identification and Analysis of the Pertinent Small-Scale Comprehensive Plan (GMP) Amendment
Criteria in Florida Statutes, Chapter 163.3187:
Requirements to qualify as a small-scale comprehensive plan amendment, followed by staff analysis in
bracketed bold text.
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment
pertains to a +8.7-acre site.]
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(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the
local government’s comprehensive plan, but only proposes a land use change to the future land use
map for a site-specific small scale development activity. However, text changes that relate directly to,
and are adopted simultaneously with, the small scale future land use map amendment shall be
permissible under this section. [This amendment is for a site-specific Future Land Use Map
change and directly related text change.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical
state concern, unless the project subject to the proposed amendment involves the construction of
affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical
state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1).
[The subject property is not within an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the
plan pursuant to s. 163.3177. [Internal consistency will be maintained if the GMP amendment
is approved.]
BACKGROUND AND ANALYSIS:
Golden Gate Estates Units 96 and 97 (+2 square miles) encompass all of Golden Gate Estates
between Immokalee Road and Vanderbilt Beach Road, and west of Logan Blvd. (see below left map
with subject site in yellow highlight). A zoning map from the mid-1970s shows all parcels abutting
Oakes Blvd. as zoned C-3, a commercial zoning district, as well as all parcels fronting Immokalee
Road (not the same as the present C-3, Commercial Intermediate, zoning district). It was in the
1970s that building permits were issued for the storage/warehouse building in existence on the
northerly portion of the subject site as well as the motorcycle and ATV repair shop adjacent to the
south of the subject site. The entire Oakes Blvd. and Immokalee Road corridors were downzoned
from C-3 to the E, Estates zoning district when Collier County adopted a countywide zoning
ordinance in 1982. This resulted in both commercial developments becoming non-conforming uses.
Subsequent to 1982, conditional uses (CU) for a fire station and four churches have been approved
along Immokalee Road; a CU for a church has been approved on Oakes Blvd.; and, a CU for a
church has been approved just west of Oakes Blvd. - all of which have been constructed and are in
use. In 2015, the County adopted a GMP amendment and PUD rezone to establish the Southbrooke
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Commercial Subdistrict and Southbrooke Commercial PUD which permits 40,000 square feet of uses
in the C-1, Commercial Professional and General Office zoning district; this property remains
undeveloped. (the right-side map on preceding page shows the church CUs in yellow highlight and
the Southbrook PUD in blue scribble) Also, Immokalee Road has been widened in this area to a six-
lane divided roadway; Oakes Blvd. has become right-in, right-out only at the Immokalee Road
intersection; Valewood Drive has been extended south from Immokalee Road to Autumn Oaks Lane;
and, Vanderbilt Beach Road has been constructed and eventually widened in this area to a six-lane
divided roadway.
It appears that the developed portion of the subject site is rarely used. It is a nonconforming use but
may or may not retain its status as a legal nonconforming use.
Golden Gate Area Master Plan Restudy
This Restudy was conducted at a high level, viewing large areas and major issues, not a parcel by
parcel review. The Restudy-based GMP amendments were adopted in 2019 and did not change the
future land use designation of any properties in Golden Gate Estates Unit 96 and 97.
Of the three parcels comprising the subject site, the middle parcel is eligible (meets the locational
criteria) for an Estates zoning district conditional use based upon the transitional conditional use
provision. The southerly parcel, 75 feet wide and abutting the motorcycle sales and repair shop, is
not eligible. The northerly parcel, containing the nonconforming commercial use, may be eligible
under the Land Development Code’s non-forming use change petition to convert the existing building
to another similar or less intense use. However, staff questions whether this would be financially
feasible, both because of the needed building repairs and site improvements and the relatively small
size of the building (2,240 s.f.) in context of the parcel size of 5.15 acres.
The subject site is proposed to be developed with a 30,000 square feet facility providing social
service programs and activities for seniors >60 years old and their caregivers. Some of these
services and programs are commonly provided by churches, e.g. grief counseling, emotional
support, indoor games and recreation. Similarly, social and fraternal organizations also provide
some of these uses though not necessarily with a focus towards seniors and their caregivers. Both
of these uses (church, social and fraternal organization) are permitted as conditional uses in the “E”
zoning district, subject to compliance with locational criteria in the Urban Golden Gate Estates Sub-
Element of the Golden Gate Area Master Plan. These two uses are permitted by right in the CF,
Community Facility, zoning district. Though these uses are also permitted in some commercial
zoning districts, they are also permitted conditional uses in residential zoning districts; they are
considered institutional uses and community facility uses, not commercial uses, though they may
exhibit some commercial characteristics. The CF district states, in part, “These uses can be
characterized as public facilities, institutional uses, open space uses, water-related or dependent
uses, and other such uses generally serving the public at large.” CF uses permitted by right include:
child care centers; churches; civic and cultural facilities; assisted living facilities (ALF); parks and
open space uses; educational facilities (private and parochial schools, colleges and universities);
libraries. CF uses permitted by conditional use include: community centers; private clubs; public
swimming pools; tennis facilities. The proposed uses have similar characteristics as some
combination of these CF uses: child care center (which has been interpreted to include adult day
care); civic and cultural facilities; ALF (the recreational and social aspects); educational facilities;
community centers; and, private clubs.
Site comparisons
EXISTING PROPOSED
Property Size 0.81 acres 8.7 acres (PUD 13.7 acres)
Building Size 14,008 square feet (2 story) 30,000 s.f. (2-story maximum)
FLUM Designation Urban Residential Subdistrict Residential Estates Subdistrict
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The submitted data and analysis includes the “Needs Assessment of Seniors: Trends from 2012 to
Present.” Staff notes the following from that Assessment:
x The 2015 Collier County population for age >60 was 122,019 [35%].
x Population projections for age >60 in Collier County in year 2040 reflect a 49.4% or 74.7%
increase from 2015, depending upon the source; for age >75, the projected increase is
116.9%.
x The average age of active members at Naples Senior Center is 78.1.
x Naples is the place of residence for 89.9% of active members.
Based on the large geographical area served and various locational data within the Assessment
(population age +60, population below poverty level age +60, households with at least one person
age +60 that is a SNAP (federal food assistance) recipient, population living alone age +65), staff
finds that the proposed Naples Senior Center location may be considered centrally located (as may
the existing site).
In staff’s opinion, the statutory requirements for a GMP amendment, provided on the next three
pages, can be summarized as:
1) whether there is a demonstrated need for the land use change/the use(s) proposed; and
2) whether this is the appropriate location to fulfill that need.
Staff concurs with the petitioner that the submitted data and analysis does reasonably demonstrate
that there is a need. As to the appropriateness of location, staff has identified no infrastructure
impacts that result in a lowering of the adopted level of service standard for any affected public
infrastructure and has identified no natural or cultural resource impact concerns. The subject site is
located reasonably proximate to the persons it will serve and has ready access to an arterial road
(Immokalee Road) and I-75 which is beneficial given the broad area being served. Based upon the
off-peak time and low volume traffic impacts, the project location near (one street removed from) the
edge of the 2-square mile neighborhood, development pattern of the surrounding area – including
other institutional uses and large lot/low density residential development, subject property size,
maximum building size and height proposed, operational restrictions proposed (no residential or
overnight activities permitted), and the characteristics of the uses and activities proposed – including
that activities will primarily be indoors, staff is of the opinion that the proposed uses will be generally
compatible with the surrounding area (at the high level at which GMP amendments are reviewed for
compatibility) and that this is an appropriate location to provide the needed uses. The specific
compatibility review is deferred to Zoning Services Section staff as part of the detailed review of the
companion PUD rezone petition where specific compatibility measures are appropriately considered.
However, Comprehensive Planning staff notes that the PUD: development standards table meets
the “E” front yard setback requirement (from Oakes Blvd. and Autumn Oaks Lane) and far exceeds
the side yard setback requirement (from eastern and southern boundaries); master plan far exceeds
open space requirements; master plan depicts the Senior Center building and parking lot centrally
located on the development portion of the site (the three parcels abutting Oakes Blvd.); and, master
plan depicts the entire eastern tract (5 acres) as open space and preserve.
Site visit to existing Naples Senior Center
On Friday, February 14, 2020, staff (author of this Report) made an unannounced visit to the existing
Naples Senior Center located on Castello Drive for a period of 40 minutes (11:50 a.m. until 12:30
p.m.). Staff provided an impromptu tour that included: an explanation and demonstration of the
electronic registration system (each active member has a name tag with a bar code, registers upon
arrival, and pre-registers for future programs and activities); observation of various activities including
“chair yoga,” card games, tables and chairs set-up for the next activity, and a “word game” activity in
a separate room for about ten or so persons with dementia; observation of artwork painted by
members, and potted plants prepared by members. All members observed during the visit
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(estimated 50 or so) appeared to be well over the Center’s minimum age of 60 years old. All activities
occurred indoors; noise was minimal and the conversation between County and Center staff was at
normal conversation level. Upon arrival and departure, the parking lot appeared to be at or over
capacity (valet service was provided). [It is acknowledged that this visit was not during the weekly
peak time which is, per the petition materials, including the traffic impact study, during the lunchtime
on Wednesdays.]
Criteria for GMP Amendments in Florida Statutes
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S.,
specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based
upon relevant and appropriate data and an analysis by the local government that may include, but not be
limited to, surveys, studies, community goals and vision, and other data available at the time of adoption
of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate
way and to the extent necessary indicated by the data available on that particular subject at the time of
adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed
a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data,
and supporting documents for proposed plans and plan amendments shall be made available for
public inspection, and copies of such plans shall be made available to the public upon payment of
reasonable charges for reproduction. Support data or summaries are not subject to the compliance
review process, but the comprehensive plan must be clearly based on appropriate data. Support data
or summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a methodology utilized
in data collection or whether a particular methodology is professionally accepted may be evaluated.
However, the evaluation may not include whether one accepted methodology is better than another.
Original data collection by local governments is not required. However, local governments may use
original data so long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and Demographic
Research or generated by the local government based upon a professionally acceptable methodology.
The plan must be based on at least the minimum amount of land required to accommodate the medium
projections as published by the Office of Economic and Demographic Research for at least a 10-year
planning period unless otherwise limited under s. 380.05, including related rules of the Administration
Commission. Absent physical limitations on population growth, population projections for each
municipality, and the unincorporated area within a county must, at a minimum, be reflective of each
area’s proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2.:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding
the area, as applicable, including: [emphasis added]
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
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h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and extent of
the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation,
education, public facilities, and other categories of the public and private uses of land. The approximate
acreage and the general range of density or intensity of use shall be provided for the gross land area
included in each existing land use category. The element shall establish the long-term end toward which
land use programs and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources on
site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
Also, the state land planning agency has historically recognized the consideration of community
desires (e.g. if the community has an articulated vision for an area as to the type of development
desired, such as within a Community Redevelopment Area), and existing incompatibilities (e.g.
presently allowed uses would be incompatible with surrounding uses and conditions).
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was held on
September 25, 2019, 5:30 p.m. at Hodges University, located at 2647 Professional Circle, Naples,
FL 34119. This NIM was advertised, noticed and held jointly for this small scale GMP amendment
petition and companion PUD rezone petition.
The applicant team gave a presentation and responded to questions and comments. Eighteen
members of the public spoke; beyond asking questions/seeking more information, two spoke in
favor and sixteen persons expressed concerns and/or opposition. See comments summary further
below.
A total of approximately 100 members of the public attended the NIM, in addition to the applicant’s
team and County staff. The NIM minutes or notes, prepared by the applicant team, are included
with the companion PUD rezone petition. The meeting was ended at approximately 7:30 pm.
A second NIM was held on January 27, 2020, 5:30 p.m. at same location as the first. This NIM
was advertised, noticed and held jointly for this small scale GMP amendment petition and
companion PUD rezone petition.
The applicant team gave a presentation, noted this 2nd NIM was due to changes in the traffic
impact study, and responded to questions and comments. Fifteen members of the public spoke;
beyond asking questions/seeking more information, two spoke in favor and thirteen persons
expressed concerns and/or opposition. The meeting was ended at approximately 7:15 p.m.
Comments summary for both NIMs combined: Supportive/positive comments included: this is a
good project; the petitioner does good work in the Naples community and provides needed
services; the use will displace the run-down building and rusty chain link fence on the property.
9.A.2.c
Packet Pg. 708 Attachment: 01_CCPC Staff Rpt CPSS-2019-4 (11502 : Naples Senior Center)
Agenda item 9._
9
Concerns and opposing comments included: increased traffic on Oakes Blvd., Autumn Oaks Lane
and Valewood Drive; increased traffic will cause a back-up on Valewood Drive at the Valewood
Drive/Immokalee Road traffic signal, which has a short cycle for Valewood Drive, increasing the
difficulty of residents attempting to exit the neighborhood to drive west on Immokalee Road; this is
a commercial use and belongs in a commercial or industrial area; this use is intrusive into, and is
incompatible with, a residential neighborhood; negative impact upon the rural character of the
neighborhood; the use is an improper entrance feature to the neighborhood; commercial creep – if
this use is approved others will follow; negative impact on property values in the area; if the use is
approved, there will be future amendments to expand the use and/or modify or remove limitations
e.g. hours of operation, building square feet; visibility of the building and/or lights by nearby
residents; there are discrepancies between some statements made at NIM versus information on
the petitioner’s website.
[synopsis prepared by David Weeks, AICP, Growth Management Manager]
FINDING AND CONCLUSIONS:
x There is a demonstrated need for the proposed uses.
x The subject site is reasonably central to the geographical area of the population served and has
ready access to I-75 which may be beneficial to members residing farther from the site.
x The site is an appropriate location for the proposed uses.
x The demographics of the population served are projected to increase in actual numbers and
percent of total population.
x The two square mile area of Golden Gate Estates in which the subject site is located is limited to
large-lot single family dwelling units except for the previously approved fire station and six churches
(all by conditional use), a County storm water treatment pond, the undeveloped Southbrooke
Commercial PUD, the nonconforming commercial use adjacent to the south of the subject site, and
the nonconforming commercial use on a portion of the subject site.
x The proposed uses are considered community facility uses and institutional uses, not commercial
uses.
x There are no infrastructure impacts related concerns.
x The submitted traffic impact study shows almost all site-related traffic occurs during non-peak
hours.
x There are no unacceptable adverse impacts to environmental resources and no evidence of
cultural resources on the site.
x The proposed use is generally compatible with the surrounding area based upon the macro level
at which GMP amendments are reviewed.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office. The criteria for GMP amendments
to the Future Land Use Element and map series are in Sections 163.3177(1)(f) and 163.3177(6)(a)2
and 163.3177(6)(a)8, Florida Statutes. [HFAC]
STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission
forward Petition PL20180002621/CPSS-2019-4 to the Board of County Commissioners with a
recommendation to approve for adoption and transmittal to the Florida Department of Economic
Opportunity.
[Remainder of page intentionally left blank]
9.A.2.c
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Agenda item 9._
10
CCPC Staff Rpt CPSS-2019-4
G:\CDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2019 Cycles and Smalls\2019 Small Scale petitions\CPSS-19-4
Naples Senior Center\CCPC dw/2-19-20
9.A.2.c
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9.A.2.d
Packet Pg. 711 Attachment: 02_Adoption Ordinance 121819(3) (11502 : Naples Senior Center)
9.A.2.d
Packet Pg. 712 Attachment: 02_Adoption Ordinance 121819(3) (11502 : Naples Senior Center)
9.A.2.d
Packet Pg. 713 Attachment: 02_Adoption Ordinance 121819(3) (11502 : Naples Senior Center)
9.A.2.d
Packet Pg. 714 Attachment: 02_Adoption Ordinance 121819(3) (11502 : Naples Senior Center)
9.A.2.d
Packet Pg. 715 Attachment: 02_Adoption Ordinance 121819(3) (11502 : Naples Senior Center)
9.A.2.d
Packet Pg. 716 Attachment: 02_Adoption Ordinance 121819(3) (11502 : Naples Senior Center)
9.A.2.d
Packet Pg. 717 Attachment: 02_Adoption Ordinance 121819(3) (11502 : Naples Senior Center)
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
Naples Senior Center Community
Center Subdistrict
(PL20180002621)
Application and Supporting
Documents
March 5, 2020 CCPC Hearing
9.A.2.e
Packet Pg. 718 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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
April 12, 2019
Mr. David Weeks
Principal Planner
Collier County Growth Management Division/ Planning and Regulation
Land Development Services Department
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, FL 34104
RE: Collier County Growth Management Plan Amendment Application
Naples Senior Center Community Facility Subdistrict (PL20180002678), Submittal 1
Dear Mr. Weeks:
A Collier County Growth Management Plan Amendment (GMPA) application for properties located at the
southeast quadrant of Oakes Boulevard and Autumn Oaks Lane is being filed electronically for review.
This application proposes to create a new subdistrict in the Golden Gate Area Master Plan Future Land
Use Element to allow up to 30,000 square feet of building for senior services uses in the subdistrict.
The proposed amendment reflects the market demand for non-residential development in this location
within Golden Gate Estates.
The GMPA is supported with a companion PUD rezone, which establishes the specific development
standards for the proposed uses, and a Master Plan for development of the 8.6± acre property.
Please feel free to contact me should you have any questions.
Sincerely,
D. Wayne Arnold, AICP
c: Dr. Jaclynn Faffer, President/CEO, Naples Senior Center at JFCS
John M. Passidomo
GradyMinor File
9.A.2.e
Packet Pg. 719 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
1
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATOIN NUMBER: PL20180002621 DATE RECEIVED: ______________________________
PRE-APPLICATION CONFERENCE DATE: September 27, 2018
DATE SUFFICIENT: ______________________________________________________________________
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning
Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-
2400.
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified in
writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the
deficiencies. For additional information on the processing of the application, see Resolution 97-431 as
amended by Resolution 98-18 (both attached). If you have any questions, please contact the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant Dr. Jaclynn Faffer
Company Naples Senior Center at JFCS, Inc.
Address 5025 Castello Drive, Suite 101
City Naples State FL Zip Code 34103
Phone Number (239) 325-4444 Email Address jfaffer@naplesseniorcenter.org
B. Name of Agent * D. Wayne Arnold, AICP
x THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company Q. Grady Minor and Associates, P.A.
Address 3800 Via Del Rey
City Bonita Springs State Florida Zip Code 34134
Phone Number 239-947-1144 Fax Number ___________________________
B1. Name of Agent * John M. Passidomo
x THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company Cheffy Passidomo, P.A.
Address 821 5th Avenue South
City Naples State Florida Zip Code 34102
C. Name of Owner (s) of Record John H Winkler, Sharon A. Winkler, Lowell E. White and Peggy M.
White
Address 18151 Cypress Creek Lane
City Alva State FL Zip Code 33920-3385
Phone Number _______________________ Fax Number ______________________________
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application. See Exhibit I.D.
II. Disclosure of Interest Information:
A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the percentage
of such interest. (Use additional sheets if necessary).
9.A.2.e
Packet Pg. 720 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
2
Name and Address Percentage of Ownership
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
B. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each.
Name and Address Percentage of Stock
__________________________________________
_________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address Percentage of Interest
__________________________________________
Lowell E. White and Ralph L. Gritten Family Trust Undivided 100%
Peggy M. White and Ralph L. Gritten Family Trust Undivided 100%
Sharon A. Winkler and Sharon A. Winkler Trust Agreement Undivided 100%
Sharon A. Winkler and John H. Winkler Trust Agreement Undivided 100%
__________________________________________ _________________________
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners.
Name and Address Percentage of Ownership
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee,
or a Partnership, list the names of the contract purchasers below, including the officers,
stockholders, beneficiaries, or partners.
Name and Address Percentage of Ownership
__________________________________________ _________________________
__________________________________________ _________________________
Naples Senior Center at JFCS, Inc. 100
A Florida Not For Profit Corporation _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
9.A.2.e
Packet Pg. 721 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
3
Date of Contract: July 25, 2018
F. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust.
Name and Address
________________________________________________________
________________________________________________________
________________________________________________________
________________________________________________________
G. Date subject property acquired (04/03/2007 ) leased ( ):________Term of lease______yrs./mos.
If, Petitioner has option to buy, indicate date of option:______________ and date
option terminates: ______________, or anticipated closing: 04/06/2020.
H. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
III. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION __See Exhibit III.A – Sketch and Legal_________________________
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
B. GENERAL LOCATION Southeast quadrant of Autumn Oakes Lane and Oakes Boulevard
_________________________________________________________________________________
C. PLANNING COMMUNITY Urban Estates D. TAZ 188
E. SIZE IN ACRES 8.7± F. ZONING E, Estates
G. SURROUNDING LAND USE PATTERN Residential, church and county water management area
H. FUTURE LAND USE MAP DESIGNATION(S) Estates Designation, Mixed Use District, Residential
Estates Subdistrict
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
_______ Housing Element _______ Recreation/Open Space
_______ Traffic Circulation Sub-Element _______ Mass Transit Sub-Element
_______ Aviation Sub-Element _______ Potable Water Sub-Element
_______ Sanitary Sewer Sub-Element _______ NGWAR Sub-Element
_______ Solid Waste Sub-Element _______ Drainage Sub-Element
_______ Capital Improvement Element _______ CCME Element
_______ Future Land Use Element __ X____ Golden Gate Master Plan
_______ Immokalee Master Plan
B. AMEND PAGE (S) Beginning Page 30 OF THE Golden Gate Area Master Plan ELEMENT
AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary:
_________________________________________________________________________
See Exhibit IV.B
_________________________________________________________________________
9.A.2.e
Packet Pg. 722 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
4
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Estates Designation, Mixed Use District,
Residential Estates Subdistrict TO Estates Designation, Mixed Use District, Naples Senior Center
Community Facility Subdistrict
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
Golden Gate Area Future Land Use Map (no page # shown on map). See Exhibit IV.D
________________________________________________________________________________
________________________________________________________________________________
E. DESCRIBE ADDITINAL CHANGES REQUESTED: ________________________________________
Create Naples Senior Center Community Facility Subdistrict Inset Map (page #’s are not shown
on existing maps in the Comprehensive Plan). See Exhibit IV.E.
V. REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8-
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
Exhibit V.A. Provide general location map showing surrounding developments (PUD, DRI’s,
existing zoning) with subject property outlined.
Exhibit V.A. Provide most recent aerial of site showing subject boundaries, source, and date.
Exhibit V.A. Provide a map and summary table of existing land use and zoning within a radius
of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
Exhibit V.B. Provide map of existing Future Land Use Designation(s) of subject property and
adjacent lands, with acreage totals for each land use designation on the subject
property.
C. ENVIRONMENTAL
Exhibit V.C. Provide most recent aerial and summary table of acreage of native habitats and soils
occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-
FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE).
NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A”
ABOVE.
Exhibit V.C. Provide a summary table of Federal (US Fish & Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.).Identify historic and/or
archaeological sites on the subject property.
D. GROWTH MANAGEMENT
Reference F.A.C. Chapter 163-3177 and Collier County’s Capital Improvements Element
Policy 1.1.2 (Copies attached).
1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
N Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so, identify area
located in ACSC.
N Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S. ?
(Reference 9J-11.006(1)(a)7.a, F.A.C.)
Exhibit V.D.1(3)/N Is the proposed amendment directly related to a proposed Small
Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ?
(Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment
9.A.2.e
Packet Pg. 723 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
5
create a significant impact in population which is defined as a potential
increase in County-wide population by more than 5% of population
projections? (Reference Capital Improvement Element Policy 1.1.2). If
yes, indicate mitigation measures being proposed in conjunction with the
proposed amendment.
Y, Exhibit V.D.1(4) Does the proposed land use cause an increase in density and/or
intensity
to the uses permitted in a specific land use designation and district
identified (commercial, industrial, etc.) or is the proposed land use a
new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.).
If so, provide data and analysis to support the suitability of land for the
proposed use, and of environmentally sensitive land, ground water and
natural resources. (Reference Rule 9J-11.007, F.A.C.)
E. PUBLIC FACILITIES
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
Exhibit V.E. Potable Water
Exhibit V.E. Sanitary Sewer
Exhibit V.E.1 Arterial & Collector Roads; Name specific road and LOS
Immokalee Road
Oakes Boulevard
Exhibit V.E. Drainage
Exhibit V.E. Solid Waste
Exhibit V.E. Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
2. Exhibit V.E. Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e. water, sewer, fire
protection, police protection, schools and emergency medical services.
3. Exhibit V.E Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire
protection and emergency medical services.
F. OTHER
Identify the following areas relating to the subject property:
Exhibit V.F Flood zone based on Flood Insurance Rate Map data (FIRM).
N.A. Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps)
N.A. Traffic Congestion Boundary, if applicable
N.A. Coastal Management Boundary, if applicable
N.A. High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (identified on Collier County Zoning Maps).
9.A.2.e
Packet Pg. 724 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
6
G. SUPPLEMENTAL INFORMATION
N.A. $16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus proportionate share of advertising
costs)
Provided $9,000.00 non-refundable filing fee for a Small Scale Amendment made
payable to the Board of County Commissioners due at time of submittal.
(Plus proportionate share of advertising costs)
Exhibit V.G.3 Proof of ownership (copy of deed)
Exhibit V.G.4 Notarized Letter of Authorization if Agent is not the Owner (See attached form)
Submitted Electronically 1 Original and 5 complete, signed applications with all attachments
including maps, at time of submittal. After sufficiency is completed,
25 copies of the complete application will be required.
* If you have held a pre-application meeting and paid the pre-application fee of $250.00 at the
meeting, deduct that amount from the above application fee amount when submitting your
application. All pre-application fees are included in the total application submittal fee. Otherwise
the overage will be applied to future proportionate share advertising costs.
* Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1”=400’ or at a scale as determined during the pre-application meeting.
9.A.2.e
Packet Pg. 725 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.A.2.e
Packet Pg. 726 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit I.D.
Professional Consultants
June 12, 2019 Page 1 of 1
NSCOB Exhibit ID-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
Planning/Project Management: D. Wayne Arnold, AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
239.947.1144
239.947.0375 fax
warnold@gradyminor.com
John M. Passidomo
Cheffy Passidomo, P.A.
821 5th Avenue South
Naples, FL 34102
239.261.9300
239. 261.9782 fax
jmpassidomo@napleslaw.com
Transportation: James M. Banks, P.E., President
JMB Transportation Engineering, Inc.
4711 7th Avenue SW
Naples, FL 34119
239.919.2767
jmbswte@msn.com
Environmental: Tyler King
President/Principal Biologist
DexBender Environmental Consulting
4470 Camino Real Way, Suite 101
Fort Myers, FL 33966
239-334-3680
tking@dexbender.com
9.A.2.e
Packet Pg. 727 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict
PL20180002678
Exhibit III.A.
Legal Description
April 12, 2019 Page 1 of 1
NSCOB Exhibit IIIA.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
9.A.2.e
Packet Pg. 728 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
PORTION OF TRACT 24 AND ALL OF TRACT 23GOLDEN GATE ESTATES UNIT NO. 97PLAT BOOK 7, PAGES 96DRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:14 FEBRUARY 20191" = 120'DLSAH1 of 1SKETCH & DESCRIPTION18-127-SLNOTES:*THIS IS NOT A SURVEY*PROPERTY DESCRIPTION LYING INCOLLIER COUNTY, FLORIDASECTION 29, TOWNSHIP 48 SOUTH, RANGE 26 EAST LEGEND:GradyMinorCivil EngineersƔLand SurveyorsƔPlannersƔLandscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.4380Exhibit III.A.Digitally signed by Donald L. Saintenoy, III, PSM #6761, State of Florida DN: cn=Donald L. Saintenoy, III, PSM #6761, State of Florida, o=This item has been electronically signed and sealed by Donald L. Saintenoy, III, PSM, on the date shown below using SHA-1 authentication code, ou=Printed copies of this document are not considered signed and sealed and the SHA-1 authentication code must be verified on any electronic copies., email=dsaintenoy@gradyminor.com, c=US Date: 2019.02.19 12:52:10 -05'00'Packe
Naples Senior Center Community Facility Subdistrict
PL20180002621
Exhibit IV.B.
Amendment Language
June 12, 2019 Page 1 of 3
NSCOB Exhibit IVB Proposed GMP Language-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
Revise the
GOLDEN GATE AREA MASTER PLAN
*** *** *** *** *** Text break *** *** *** *** ***
TABLE OF CONTENTS
*** *** *** *** *** Text break *** *** *** *** ***
* LIST OF MAPS 46
*** *** *** *** *** Text break *** *** *** *** ***
Naples Senior Center Community Facility Subdistrict
*** *** *** *** *** Text break *** *** *** *** ***
A. Estates – Mixed Use District [beginning page 22]
*** *** *** *** *** Text break *** *** *** *** ***
8. Naples Senior Center Community Facility Subdistrict
The subdistrict consists of 8.7+/- acres and is located at the southeast corner of the intersection
of Oakes Boulevard and Autumn Oaks Lane. The purpose of the sub-district is to provide for a
variety of family social service programs and activities for seniors aged 60 and over and their
caregivers. Services may include but are not limited to classes and programs for learning,
exercise, employment and financial assistance, grief counseling, emotional support, and respite
support and other similar services related to providing assistance for seniors. Development
within the Subdistrict shall be subject to the following:
9.A.2.e
Packet Pg. 730 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict
PL20180002621
Exhibit IV.B.
Amendment Language
June 12, 2019 Page 2 of 3
NSCOB Exhibit IVB Proposed GMP Language-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
a. The Subdistrict shall be rezoned to a Planned Unit Development (PUD), which shall
specify permitted uses.
b. The maximum square footage permitted within the subdistrict is 30,000 square feet
of floor area.
c. No building within this subdistrict may exceed two habitable stories in height.
d. No residential uses or overnight activities shall be permitted within this subdistrict.
e. The PUD ordinance shall include development standards, buffers, etc. to insure
compatibility with surrounding properties.
*** *** *** *** *** Text break *** *** *** *** ***
FUTURE LAND USE MAP SERIES
*** *** *** *** *** Text break *** *** *** *** ***
9.A.2.e
Packet Pg. 731 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict
PL20180002621
Exhibit IV.B.
Amendment Language
June 12, 2019 Page 3 of 3
NSCOB Exhibit IVB Proposed GMP Language-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
9.A.2.e
Packet Pg. 732 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
SITE
ESTATES DESIGNATION, MIXED USE DISTRICT,
NAPLES SENIOR CENTER COMMUNITY FACILITY
SUBDISTRICT = 8.7± ACRES
EXHIBIT IV.D.
PROPOSED GOLDEN GATE AREA FUTURE LAND USE MAP
9.A.2.e
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9.A.2.e
Packet Pg. 734 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.43800200'100'SCALE: 1" = 200'WHEN PLOTTED @ 8.5" X 11"SUBJECT PROPERTY - 8.7± ACRESEXISTING ZONING:E, ESTATESEXISTING FLUE: ESTATES DESIGNATION, MIXED USE DISTRICT,RESIDENTIAL ESTATES SUBDISTRICTEXISTING USE: UNDEVELOPED RESIDENTIALADJACENT PROPERTYNORTHZONING: E, ESTATESUSE: DEVELOPED AND UNDEVELOPED RESIDENTIAL, CHURCHAND WATER MANAGEMENTSOUTHZONING: E, ESTATESUSE: COMMERCIAL AND RESIDENTIALEASTZONING: E, ESTATESUSE: UNDEVELOPEDWESTZONING: E, ESTATESUSE: DEVELOPED AND UNDEVELOPED RESIDENTIAL300 FOOT RADIUSZONED: EUSE: RESIDENTIALAUTUMN OAKS LANEZONED: EUSE: RESIDENTIALOAKES BOULEVARDZONED: EUSE: CHURCHZONED: EUSE: WATERMANAGEMENTZONED: EUSE: UNDEVELOPEDZONED: EUSE:RESIDENTIALZONED: EUSE: RESIDENTIALZONED: EUSE: UNDEVELOPEDZONED: EUSE: UNDEVELOPEDZONED: EUSE: RESIDENTIALZONED: EUSE: MOTORCYCLE AND ATV SERVICE & ACCESSORY CENTER9.A.2.e
Packet Pg. 735 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
EXHIBIT V.B.
EXISTING GOLDEN GATE AREA FUTURE LAND USE MAP
SITE
ESTATES DESIGNATION,
MIXED USE DISTRICT,
RESIDENTIAL ESTATES
SUBDISTRICT = 8.7± ACRES
9.A.2.e
Packet Pg. 736 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
NAPLES SENIOR CENTER CFPUD
Rezoning Environmental Information
The Naples Senior Center CFPUD is 13.66 acres in size. Portions of the site, primarily
the northwest portion, have been cleared in the past. A structure is present within this
disturbed area, which is maintained in a mowed state. An area near the southeast portion
of the site is also disturbed. Additionally, there is an area of Brazilian pepper located near
the southern portion of the site. The perimeter of the property to the west and north consist
of roads (Oakes Boulevard and Autumn Oakes Lane). The remainder of the site consists
of historic hydric pine-cypress that has been permanently drained by off-site development
and drainage facilities. This consists of Florida Land Use, Cover and Forms Classification
System Code 624DE1 and 624DE3 as shown on the attached Vegetation Map. There is
currently 8.13± acres of native vegetation (as defined by Collier County Land
Development Code Section 3.05.07.A.1) on the property. The Master Concept Plan will
meet or exceed the required 1.22 acres of preserved native vegetation. Please see the
attached Protected Species Assessment for a discussion of the current site conditions.
Tyler King of DexBender prepared the Protected Species Assessment. Mr. King has
been employed as a full-time environmental consultant in southwest Florida since 1988.
A copy of his credentials is attached.
The proposed project is consistent with Objective 6.1 and Policy 6.1.1. The proposed
project contains 8.13 acres of native vegetation. The preserve area provided is 2.68
acres. This is substantially more than the 1.22 acres required (8.13 ac. of native
vegetation x 0.15 = 1.22 acres). A management plan will be submitted that identifies the
actions to maintain diversity, treat invasive exotic species, and fire management (Policy
6.1.4). There were no listed species, except for, the Wild pine that was observed in the
proposed preserve and development areas. There are no ecological communities shared
or tangential to State or Federal lands or other local governments (Objective 6.4).
Tyler King of DexBender prepared the Protected Species Assessment. Mr. King has
been employed as a full-time environmental consultant in southwest Florida since 1988.
A copy of his credentials is attached.
EXHIBIT V.C.
9.A.2.e
Packet Pg. 737 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.
Packet Pg
Naples Senior Center CFPUD
Section 29, Township 48 South, Range 26 East
Collier County, Florida
Protected Species Assessment
February 2019
(revised June 2019)
Prepared for:
Naples Senior Center at JFCS
5025 Castello Drive, Suite 101
Naples, FL 34103
Prepared by:
DexBender
4470 Camino Real Way, Suite 101
Fort Myers, FL 33966
(239) 334-3680
9.A.2.e
Packet Pg. 739 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
1
Introduction
The 13.66± acre parcel is located within a portion of Section 29, Township 48 South,
Range 26 East, Collier County, Florida (Figure 1). The parcel is bordered to the north by
Autumn Oaks Lane, to the west by Oakes Boulevard, to the south and east by existing
commercial and residential development as well as undeveloped land.
Site Conditions
The majority of this site consists of drained pine-cypress invaded by exotics. A disturbed
area with a structure is located within the northwest portion of the site.
Vegetation Classifications
The predominant upland and wetland vegetation associations were mapped in the field
on 2018 digital color 1” = 100’ scale aerial photography. The property boundary was
provided by GradyMinor and inserted into the digital aerial. The property boundary was
not staked in the field at the time of our site inspection and was, therefore, estimated
based on the overlay of the boundary on the aerial photography. Five vegetation
associations were identified using the Florida Land Use, Cover and Forms Classification
System (FLUCCS). Figure 1 depicts the approximate location and configuration of these
vegetation associations and Table 1 summarizes the acreages by FLUCCS Code. A brief
description of each FLUCCS Code is also provided below.
Table 1. Acreage Summary by FLUCCS Code
FLUCCS
CODE DESCRIPTION ACREAGE
422 Brazilian Pepper 0.27
*624DE1 Drained Pine-Cypress Invaded by Exotics (10-25%)1.23
*624DE3 Drained Pine-Cypress Invaded by Exotics (51-75%)6.90
740 Disturbed Land 3.96
814 Roads and Highways1.30
Upland Subtotal 13.66
Wetland Subtotal 0.00
Other Surface Waters Subtotal 0.00
Total 13.66
* FLUCCS codes 624DE1 and 624DE3 are native vegetation associations. Total native
habitat on site is 8.13 ac. (8.13 ac. of native vegetation x 0.15 = 1.22 acres of required
preserved native vegetation).
FLUCCS Code 422, Brazilian Pepper
Brazilian pepper (Schinus terebinthifolius) is the dominant vegetation in this upland area.
Widely scattered pusley (Richardia grandiflora) and whitehead broom (Spermacoce
verticillata) are also present.
9.A.2.e
Packet Pg. 740 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.
Packet Pg
3
FLUCCS Code 624DE1, Drained Pine-Cypress Invaded by Exotics (10-25%)
This upland association vegetated by slash pine (Pinus elliottii) and cypress (Taxodium
distichum) appears to have been historically wetlands but has been severely drained and
is no longer functioning as a wetland. Additional vegetative species present in this
association include cabbage palm (Sabal palmetto), cocoplum (Chrysobalanus icaco),
swampfern (Blechnum serrulatum), greenbrier (Smilax sp.), grapevine (Vitis sp.), myrsine
(Rapanea punctata), scattered laurel oak (Quercus laurifolia) and live oak (Quercus
virginiana). Exotic vegetation including earleaf acacia (Acacia auriculiformis), melaleuca
(Melaleuca quinquenervia), Brazilian pepper, and air potato (Dioscorea bulbifera)has
invaded this area and constitutes between approximately 10 and 25 percent of the
vegetative cover.
FLUCCS Code 624DE3, Drained Pine-Cypress Invaded by Exotics (51-75%)
This upland area is similar in composition to FLUCCS Code 624DE1 described above but
includes greater coverage of exotic vegetation.
FLUCCS Code 740, Disturbed Land
Portions of the site have been cleared and are being maintained in a mowed state. These
upland areas are vegetated by species such as smutgrass (Sporobolus indicus), pusley,
whitehead broom (Spermacoce verticillata), scattered ragweed (Ambrosia artemisiifolia),
widely scattered cabbage palm, earleaf acacia, slash pine, Brazilian pepper, and cypress.
A structure is also present within this association.
FLUCCS Code 814, Roads and Highways
This FLUCCS Code was used to denote the portions of Oakes Boulevard, Autumn Oaks
Lane, and associated roadside shoulders and swales located within the boundary of the
subject parcel. The shoulders are dominated by Bahia grass (Paspalum notatum) and
pusley. At the time of the site inspection, no water was present in the roadside swales.
Survey Method
Based on the general habitat types (FLUCCS Codes) identified on-site there is a potential
for a limited number of species listed as endangered, threatened, or species of special
concern by the Florida Fish and Wildlife Conservation Commission (FWC) or the United
States Fish and Wildlife Service (FWS) to potentially occur on the subject parcel. These
species include Gopher Frog (Rana areolata), Arctic Peregrine Falcon (Falco peregrinus
tundrius), a variety of wading birds, Big Cypress Fox Squirrel (Sciurus niger avicennia),
Everglades Mink (Mustela vison evergladensis), Florida Black Bear (Ursus americanus
floridanus), and Florida Panther (Felis concolor coryi). The bald eagle (Haliaeetus
leucocephalus), which has been delisted by the FWC and FWS, is still protected by other
regulations and was therefore included in the survey. The Florida black bear (Ursus
americanus floridanus), delisted in 2012, is still protected by the Florida Black Bear
Management Plan and was therefore included in the survey. Please see Table 2 for
additional listed species included in the survey. In addition, per Collier County regulations
three species of orchids (Cyrtopodium punctatum,Encyclia cochleata, and E. tampensis)
9.A.2.e
Packet Pg. 742 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
4
and four species of wild pine (Tillandsia fasciculata,T. utriculata,T. balbisiana, and T.
flexuosa) which could potentially occur on-site were included in the survey.
Table 2. Listed Species That Could Potentially Occur On-site
FLUCCS
CODE
Percent
Survey
Coverage
Species Name Present Absent
422 80 Florida bonneted bat (Eumpos floridanus)¥
624DE1
624DE3
80 Gopher Frog (Rana areolata)
Arctic Peregrine Falcon (Falco peregrinus
tundrius)
Little Blue Heron (Egretta caerulea)
Snowy Egret (Egretta thula)
Tricolored Heron (Egretta tricolor)
Big Cypress Fox Squirrel (Sciurus niger
avicennia)
Everglades Mink (Mustela vison
evergladensis)
Florida Black Bear (Ursus americanus
floridanus)
Florida Panther (Felis concolor coryi)
Florida bonneted bat (Eumpos floridanus)
¥
¥
¥
¥
¥
¥
¥
¥
¥
¥
740 80 Florida bonneted bat (Eumpos floridanus)¥
814 80 None
In order to comply with FWC/FWS survey methodology guidelines, each habitat type was
surveyed for the occurrence of the species listed above using meandering pedestrian belt
transects. The meandering pedestrian belt transects were spaced approximately 75 feet
apart. The approximate location of direct sighting or sign (such as tracks, nests, and
droppings) of a listed species, when observed, was denoted on the aerial photography.
The 1" = 100’ scale aerial Protected Species Assessment map (Figure 1) depicts the
approximate location of the survey transects and the results of the survey.
Prior to inspecting the site, the Florida Fish and Wildlife Conservation Commission (FWC)
listed species occurrence database (updated June 2018) was reviewed to determine the
known occurrence of species listed by the FWC and/or U.S. Fish and Wildlife Service
(FWS) as threatened, endangered, or species of special concern in the project area. The
listed species database indicated that a nuisance Florida black bear was reported
adjacent to the subject parcel (Figure 2). According to the database there are no other
known listed species sightings on or immediately adjacent to the subject property.
9.A.2.e
Packet Pg. 743 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Permit Use Only - Not For ConstructionProperty boundary is approximate.Map based on data obtained from the Florida Fish and WildlifeConservation Commission.Naples Senior Center CFPUDSection: 24Township: 45Range: 24 ³Figure 2. Nuisance Bear Calls MapnmnmnmnmnmnmnmnmnmnmnmnmnmnmnmnmSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX,Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community3/6/2019 8:56:01 AM Y:\NSC-1\GIS_GPS\BearMap.mxdFort Myers (239) 334-3680-0 0.25 0.50.125MilesLegendnmBlack Bear Nuisance CallsSubject ParcelOakes Boulevard
Immokalee RoadI-75Autumn Oaks Lane9.A.2.e
Packet Pg. 744 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
6
SURVEY RESULTS
Twenty-one wild-pines were observed in various locations across the site (Figure 1).
None of the other listed plants in LDC 3. 04.03 were observed.
No cavity trees suitable for use by the Florida bonneted bat have been observed on-site.
The existing buildings were also closely inspected for any signs of bat utilization. No
other species listed by either the FWS or the FWC were observed on the site during the
protected species survey. This is not unexpected due to the poor habitat on-site
(significant exotic infestation and hydrologic alteration) and surrounding off-site
developments. In addition to the site inspection, a search of the FWC species database
(updated June 2018) revealed no additional known protected species within or
immediately adjacent to the project limits.
Y:\NSC-1\PSA Report.docx
9.A.2.e
Packet Pg. 745 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.D.1(3) Comprehensive Plan Consistency and Chapter 163 F.S. Criteria
December 19, 2019 Page 1 of 8
NSCOB Exhibit VD1(3) Comp Plan Consistency-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
The amendment proposes to create a new community facility sub-district under the Golden Gate
Area Master Plan (GGAMP), in order to create a campus for the Naples Senior Center (NSC) on
8.7 ± acres of land located at the intersection of Autumn Oaks Lane and Oakes Boulevard (the
“Property”). The Property is part of a 13.6± assemblage of four contiguous tax parcels (the “13.6±
Acre Assemblage”). This application for a new community facility subdistrict applies only to the
Property and not the balance of the 13.6± Acre Assemblage.
THE APPLICANT
NSC is a 501(c)(3) nonprofit human services organization incorporated in the state of Florida in
November 2011. The mission of the organization is to provide seniors and their families tools to
address life’s challenges. Services provided include the senior center, to address isolation,
loneliness and create a sense of purpose and community for adults 60 and over living in Collier
County, dementia respite support services for those suffering from Alzheimer’s disease and
related dementias, as well as support for their caregivers, geriatric case management services to
address the needs of frail seniors, emotional support services for those experiencing loss and
grief and a food pantry for those experiencing food insecurity. NSC has a committed board of
trustees comprised of 23 community leaders, a full-time staff of 18 and a corps of over 200
trained and vetted volunteers.
A 2012 study examining the needs of seniors in a targeted area of Naples revealed several issues
that previously had not been given attention. The study, performed by FGCU Division of Social
Work faculty, found many individuals age 60 and over experiencing poverty, food insecurity and
social isolation. As a result of the study’s findings, NSC opened its doors in January 2014. It was
expected that approximately 200-250 seniors might enroll at the center. NSC saw more than
double that number of seniors in just the first year, and now has a membership of over 1,400.
Including NSC’s dementia respite and geriatric case management clients, the number reaches
well over 1,600.
NSC requested FGCU Division of Social Work do an update to the 2012 study and this was
completed in 2017. The study found that the issues facing seniors still exist, in a larger geographic
area. While the programs and services of NSC have helped the senior population, they are still
experiencing poverty, food insecurity and social isolation. Further, the study found that an
expansion of capacity as well as the establishment of new programs and services need to be of
utmost concern to the local community, particularly considering the steep population projections
among the 60 and over age group.
9.A.2.e
Packet Pg. 746 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.D.1(3) Comprehensive Plan Consistency and Chapter 163 F.S. Criteria
December 19, 2019 Page 2 of 8
NSCOB Exhibit VD1(3) Comp Plan Consistency-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
9.A.2.e
Packet Pg. 747 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.D.1(3) Comprehensive Plan Consistency and Chapter 163 F.S. Criteria
December 19, 2019 Page 3 of 8
NSCOB Exhibit VD1(3) Comp Plan Consistency-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
*Excerpted from “Needs Assessment of Seniors: Trends from 2012 to Present. FGCU Division of
Social work
The study recommended, as a first priority, the “Expansion of capacity of existing senior centers,
specifically the Naples Senior Center, due to both high enrollment and provided feedback”. (Needs
Assessment of Seniors: Trends from 2012 to Present)
Naples Senior Center provides professionally delivered services through a variety of core
programs:
x The senior center offers a place where seniors can remain connected and engaged
through activities including wellness, arts and culture, education and socialization.
x Dementia respite support is designed for seniors who are experiencing memory loss. The
4-hour structured program offers the opportunity for older adults who suffer from
memory loss to enjoy cognitive stimulation, social activities and physical exercise in a
clinically sound, safe and relaxing environment. The program provides caregivers a much-
needed break from the constant demand of taking care of a loved one with a cognitive
disorder.
x Geriatric Case Management and Senior Outreach is a multi-faceted program that
addresses the needs of frail, primarily homebound seniors. Professional staff provide
9.A.2.e
Packet Pg. 748 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.D.1(3) Comprehensive Plan Consistency and Chapter 163 F.S. Criteria
December 19, 2019 Page 4 of 8
NSCOB Exhibit VD1(3) Comp Plan Consistency-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
comprehensive assessments and develop plans of care, enabling the seniors to age in
place in the community safely, and with dignity.
x Naples Senior Center Food Pantry is open to the entire community 5 days a week, offering
non-perishable items to address food insecurity. To protect the confidentially and dignity
of those using the pantry, appointments are required. It is a “choice” pantry where
individuals can “shop” the shelves and select what they need, one of the few of this kind
in Collier County.
NSC is the only organization of its kind in Collier County, offering comprehensive services to
seniors living in the community, and staffed by professionals with experience and credentials in
working with the older adult population. Programs and services offered at NSC are developed
based upon the needs of seniors in the community, and NSC works closely with FGCU Department
of Social Work to continually evaluate the needs.
NSC is open Monday through Friday from 9am to 6pm. Program hours for NSC are from 10am to
4pm and approximately 100 seniors utilize the varied programs that are offered during those
hours. The exception is on Wednesday when a hot lunch, followed by entertainment, is offered
and approximately 200 seniors are in attendance. The lunch provides an integral focal point for
socialization and a unique portal into the ongoing needs of the seniors NSC serves. The hours of
utilization on Wednesday are the same as the other days of the week.
THE APPLICATION
The proposed amendment to the Golden Gate Area Master Plan (GGAMP) will authorize up to
30,000 square feet of building area for senior services. The 8.7+/- acre Property is located at the
southeast quadrant of the intersection of Oakes Boulevard and Autumn Oaks Lane. The Property
also is located at the terminus of Valewood Drive, providing signalized access to Immokalee Road.
The underlying zoning currently provides for E, Estates residential uses at 1 dwelling unit per 2.25
acres, or the availability to permit a number of non-residential uses through other forms of
approval including the non-conforming use change and conditional use application processes.
The Property is also near the First Congregational Church which is located north across Autumn
Oaks Lane. The Property subject to the proposed small-scale plan amendment will not be
immediately adjacent, separated by Oakes Blvd. a 100-foot wide right-of-way, to any land
presently utilized for residential use.
Authorizing limited senior community center uses on 8.7+/- acres is a logical land use change.
The underlying property owner controls the 13.6± Acre Assemblage. The small-scale plan
amendment will limit the senior center uses on 8.7± acres of the assemblage and the remaining
5 acres will be dedicated to open space through the companion PUD rezoning application.
9.A.2.e
Packet Pg. 749 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.D.1(3) Comprehensive Plan Consistency and Chapter 163 F.S. Criteria
December 19, 2019 Page 5 of 8
NSCOB Exhibit VD1(3) Comp Plan Consistency-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
The proposed amendment provides for a variety of senior services that are also commonly
associated with social and fraternal organizations and religious organizations and are conditional
uses in the Estates Zoning District. Under the GGAMP, there are locational criteria, which must
be met before a conditional use may be approved. The single owner assemblage of land includes
four separate tracts. NSC proposes to locate the physical building and most of the associated
site improvements on the 5+/- acre tract located directly at the Oakes Boulevard and Autumn
Oaks Lane intersection. This tract does not qualify under the GGAMP for a transitional
conditional use, necessitating the proposed small-scale amendment. The amendment proposes
to create a new sub-district in the GGAMP, which would permit the senior community center
uses on approximately 8.7± acres of the 13.6± Acre Assemblage through the PUD rezoning
process in lieu of the conditional use process. The PUD rezoning will permit the Naples Senior
Center to tailor and better define the permitted uses authorized on the Property, and to establish
development and operational standards specific to the proposed use than offered through the
conventional conditional use process.
The Golden Gate Master Plan Restudy effort did not look at site-specific land uses. The restudy
was a very high-level policy analysis of the existing master plan. The proposed use is compatible
with the surrounding area. The PUD, which will be submitted as a companion item, will include
development standards and buffers insuring compatibility, and a conceptual master plan,
identifying the location of the proposed building and site improvements on the Property.
Creation of the new subdistrict will not result in a domino effect for other properties. In fact,
approval of the single use on 8.7± acres proposed under this application will insure that no other
non-residential uses will be developed on the adjoining properties. The Naples Senior Center is
acquiring the 13.6± Acre Assemblage and is proposing the new subdistrict on only 8.7+/- acres.
The remainder of the 13.6± Acre Assemblage will be set aside as preserve and open space use
through a companion PUD document and Master Plan.
Authorizing limited senior services uses on 8.7+/- acres is a logical land use change. Since
adoption of the Golden Gate Area Master Plan in 1990, the County has made significant roadway
improvements in the area including signalizing Valewood Drive, providing direct access to the
site. The Property is also located in Commission District #3, which has the second largest
population of the five County Commission Districts. Recognizing the location and pattern of
development occurring in the immediate vicinity, the proposed land use change is logical, and it
is compatible with the surrounding development.
The proposed community facility use makes sense at this intersection. With direct access to
Valewood Drive and its signalized access to Immokalee Road, the Property allows good site access
for members and other visitors travelling to the site from throughout Collier County without
having to use Oakes Boulevard. A professional traffic analysis of the anticipated senior center
use concludes that due to the peculiarity of use of the facility being concentrated during the
middle of the work day there are negligible traffic impacts during morning and afternoon peak
hours, and all roadways will maintain levels of service well within acceptable levels.
9.A.2.e
Packet Pg. 750 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.D.1(3) Comprehensive Plan Consistency and Chapter 163 F.S. Criteria
December 19, 2019 Page 6 of 8
NSCOB Exhibit VD1(3) Comp Plan Consistency-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
As presently written, the GGAMP does not permit use of the Property for uses such as the
proposed senior center.
A portion of the Property was previously zoned for commercial uses and in the mid-1970’s and a
7,200 square foot warehouse/storage facility was constructed on the 5+/- acre tract located at
the intersection of Oakes Boulevard and Autumn Oaks Lane. This now non-conforming
warehouse/storage building remains today. The warehouse/storage building can be repurposed
into another comparable commercial use through the non-conforming use change permit
application process.
The Naples Senior Center provides essential services to a significant otherwise unserved segment
of the local population and thereby helps to meet the vital needs of the people of Collier County
to have easy access to services essential to sustaining the quality of life in Collier County. Naples
Senior Center does so through a local not for profit agency funded by local philanthropy,
operated by local professionals and managed by a Board of local community leaders without any
financial support from local government. Naples Senior Center’s proposed consolidation of the
13.6± Acres Assemblage into a unified plan of development which minimizes and mitigates
external impacts on the surrounding area will provide a significant degree of control, cohesion
and compatibility that four potentially disparate individual applications for nonresidential uses
on each of the four component tax parcels will not provide.
STATUTORY CRITERIA FOR PLAN AMENDMENTS
Under Chapter 163 F.S., local governments are authorized to adopt and amend their
comprehensive plans. Staff has requested that the applicant address three sections from Chapter
163.
Chapter 163.3167 Scope of act.—
(9) Each local government shall address in its comprehensive plan, as enumerated in this
chapter, the water supply sources necessary to meet and achieve the existing and projected water
use demand for the established planning period, considering the applicable plan developed
pursuant to s. 373.709.
The applicant intends to work with Collier County Water-Sewer District to extend potable
water and sewer services to the subject site. There is potable water and sewer available to
the nearby existing First Congregational Church and within Autumn Oaks Lane.
There are no existing or anticipated capacity issues for water and sewer services for the project.
Water supply sources necessary to meet and achieve the existing and projected water use
demand for the next 10 years are identified in the Ten-Year Water Supply Facilities Work Plan,
9.A.2.e
Packet Pg. 751 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.D.1(3) Comprehensive Plan Consistency and Chapter 163 F.S. Criteria
December 19, 2019 Page 7 of 8
NSCOB Exhibit VD1(3) Comp Plan Consistency-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
dated February 2019 and incorporated by reference into the Potable Water Sub-Element of the
Public Facilities Element of the GMP via Ordinance No. 19-06.
Chapter 163.3177
(6) (a) 2. The future land use plan and plan amendments shall be based upon surveys,
studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination
of nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
The 8.7± acres is the amount of land required to permit development of the proposed senior
center, and to provide ample setbacks and enhanced buffers. The market analysis and senior
demand studies provided with the application documents the demand for the proposed senior
centers services.
Chapter 163.3177
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
Public infrastructure is available to be extended to service the site. A portion of the property is
currently developed with a warehouse/storage building. The property is comprised of 4 parcels
of land of which 8.7± acres is included in the small-scale plan amendment.
163.3184 Process for adoption of comprehensive plan or plan amendment.
9.A.2.e
Packet Pg. 752 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.D.1(3) Comprehensive Plan Consistency and Chapter 163 F.S. Criteria
December 19, 2019 Page 8 of 8
NSCOB Exhibit VD1(3) Comp Plan Consistency-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
This Section of the statute outlines the process and authority for the agency review of plan
amendments. The applicant understands that regional and state reviewing agencies will be
responsible for review of any transmitted comprehensive plan amendment per the
requirements of Chapter 163.3184 F.S. The applicant’s experts are of the opinion that there
are no regional or state impacts associated with the application.
CONCLUSION
The proposed senior center use will fill an unmet need in the Collier County area at a location
that serves its seniors who reside from North Naples to Marco Island. The site has direct access
to Valewood Drive, which is a signalized intersection offering full controlled traffic movements
with easy access to I-75 and other north/south arterial corridors such as Logan Boulevard,
Livingston Road and Collier Boulevard.
The proposed text amendment includes language that requires a PUD rezoning and unified
master plan of development, which will allow for a uniform plan for development at this
intersection and it will include provisions for enhanced buffering and site-specific development
standards. Access points to the site can be accommodated to lessen vehicle trips on Oakes
Boulevard. Water and sewer services are not currently available at the property but will be
extended to the Property.
The small-scale amendment is further supported and the need at this location is demonstrated
by a market analysis and study prepared by Florida Gulf Coast University which address the
significant need in the Collier County for senior services which are provided by NSC, a not for
profit agency. The study also contains a demographic and zip code analysis of membership,
which identifies that a great number of the members are located in the North Naples area and
east of Airport Road. The Property provides convenient access for that demographic to
Immokalee Road via Valewood Drive.
9.A.2.e
Packet Pg. 753 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Needs Assessment of Seniors: Trends from 2012 to PresentPREPARED FOR:JFCS and the Naples Senior CenterPREPARED BY:Dr. Thomas P. P.PFelkekek, MSWDepartment of Social WorkFlorida Gulf Coast UniversityExhibit V.D.Exhibit V.D.1(4)9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Executive Summary••Estimates predict:•p••More seniors are living alone•g•More seniors are living in poverty•gp y•More senior households are receiving SNAP benefits••Seniors say:•y••They do not know how/where to find information•y•They feel like a forgotten group and are not recognized as a They feel like a forgotten group and are nTpopulation in need of services/supports9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Study Purpose••Conduct a descriptive study using a mixed methods approach Conduct a descriptive study using a mixeCfocused on the current needs of seniors••Expand the findings of the 2012 needs assessment•pgp••Larger geographic area (94 census tracts vs. 53 originally)•gggp (•Additional target variables•g•Larger sample of focus group participants9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Methods–Quantitative & Spatial Analysis••Updated demographic profile from 2012 studyp•pgppp••Examined an expanded geographic area •pggp••More of Collier County as well as Bonita Springs and Estero•y•Variety of data sources•y••Primarily American Community Survey•yyy•90 variables gathered at census tract level•g•Utilized data from existing senior centers9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Methods-Qualitative••Gathered new qualitative information from seniors•q••More focus groups (8 vs. 2 originally)•gp( g y)•Larger participant response (108 vs. 20 originally)•gp p p (•Resident and seasonal seniors included•••From Bonita Springs, Estero, Golden Gate, & Naples9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Population Estimates -Age 60 and Over••Large projected increases in population age 60 and overCounty20112015201111-1-2015NumericChange201111-1-2015PercentChangeCollier106,078122,01915,94115.0%Lee186,053218,59732,54417.5%9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Population Estimates -Age 60 and Over••Slightly higher population of female versus male•gygppg••Collier County ppyy–pp–47.1% male; 52.9% female•y•Lee County yy–yyy–49.0% male; 51.0% female•yy•Similar to figures from 2011 with more change in Lee County•g••Collier County y––47.2% male; 52.8% female•y•Lee County yy–yyy–47.0% male; 53.0% female9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Population Projections -Age 60 and Over••Two sets of population projections report significant increases Two sets of populatiTthrough year 2040•gy••Shimberg Center rr––74.7% increase•g•FL Bureau of Economic and Business Research h––49.4% increase••Higher increases predicted for the age group 75 and over•gpg••116.9% in Collier County••141.8% in Lee County9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Living Alone -Age 65 and Over••Seemingly small percentage changes••But, increases in both counties due to increasing populationsCounty20112015201111-1-2015 ChangeCollier7,14811.9%9,00812.9%1,86026.0%Lee15,51314.3%17,32114.2%1,80811.6%9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Population Estimates -Age 65 and Over Living Alone••Majority of households with senior living alone are along the Majority of households with senior livinMcoastlines of Collier and Lee Counties•••Highest pockets are in Collier County•gpy••Three of the census tracts are near the Naples Senior Center, which once Three of the census tracts are near the NapTagain is the bullseye of the target of need9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Poverty -Age 60 and Over••Large percentage changes•gp g g•Again, increases in both counties due to increasing populationsg•gg••Likely coupled with increased costs of living20112015PercentChangeNumericChangeCollier7,0469,08729.0%2,041Lee13,25017,56632.6%4,316Total22,30728,66828.5%6,3619.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Population Estimates -Age 60 and Over in Poverty••Highest tract located within Naples area between US 41 and Collier HighesHBlvd.•••Exceptions: Immokalee and Marco Island/Goodland•p•Two census tracts with high concentrations located in Bonita Two censTSprings•pg•Remainder is outside of the study catchment area9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
SNAP Households -Age 60 and Over••Large percentage changes••Again, increases in both counties due to increasing populations••Likely coupled with increased costs of living20112015PercentChangeNumericChangeCollier1,5863,607127.4%2,021Lee4,5278,53188.4%4,004Total6,11312,13898.6%6,0259.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Food Insecurity Issues••Direct data on food insecurity among seniors is not available from Direct data on food insecurity among seDFeeding America or any other source. •gy•Collaborative efforts have found:•••In 2013 nearly 1 in 12 seniors had limited access to food.•y•13 million older adults age 50+ received assistance from the Feeding America 13 million older ad1network in 2015.••Food insecure seniors consume fewer key nutrients & are more likely to Food insecure seniors consume fewer key nutrients & are more likely toFdevelop adverse health conditions, such as asthma, diabetes and heart develop adproblems9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Poverty & SNAP Household Correlation••Some correlation between the census tracts with high concentrations of Some correlation between the census tracts with high concentrationsoSpoverty and those with high concentrations of SNAP benefit receiptp•yg p•19 census tracts fall into the two highest indicator categories of 19 census tracts fall into the two highest indicator categories of1poverty concentration 14 census tracts fall into the two highest povertyconcentration 14 census tracts fall intoindicator categories of SNAP benefit receipt•gp•7 census tracts fall into the two highest indicator categories for both 7 census tra7variables 9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Participant Data –Naples Senior CenterActive Registrants:1,186Average Age:78.1Gender:75.7% Female75.7% Female24.3% MaleResidence:89.9% Naples89.9% Naples2.4% Bonita2.4% B0.8%Bonita%B%%Fort Myers0.8%%Fort MyersF0.4% Marco IslandLives Alone:70%9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Participant Data –Golden Gate Senior CenterActive Registrants:796Average Age:72.1Gender:64.7% Female64.7% Female34.8% MaleResidence:97.1% Naples97.1% Naples0.6% Bonita0.6% B0.6%Bonita%B%%Immokalee0.6%%mmokaleeIm0.6% Marco IslandLivessAlone:Nototavailable9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Qualitative Data: Focus Groups••Total of 8 Focus Groups with 108 Participants••Golden Gate (2 groups)••Naples (3 groups)••Village of Estero (3 groups)••Sessions scheduled on Marco Island and Bonita Springs were cancelled due to lack of registration9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Focus Group Participant Demographics••Age (all 60+)+)———70070-0-79 (59.7%)••Primarily Female (78.4%)••Mostly fullul-l-time Florida residents (91.8%)••Majority are retired (76.4%)••Race/Ethnicityy––White/Caucasian (59.4%)••Marital Statusus———Married (42.9%); Widowed (32.1%); Divorced (19.6%)9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Identified Problems••Physical Health h––57.4%••Feelings of Isolation/Loneliness s––32.0%••Having too few activities or feeling bored d––31.3%••Performing everyday activities s––30.0%••Having financial problems s––22.4%••Providing care for another person n––21.7%••Food insecurity y––12.5%•Only 1.8% receive home delivered meals9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Focus Group Participant Reporting••Programs most requested•gq••Recreational activities (41.7%)••Wellness programs (35.7%)•pg•Adult Education programs (35.7%)•pg ( )•Most participants utilize traditional media as sources of information•pp••Newspaper•p•Radio••Television9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Focus Group Discussion Themes••General perceived dstrengthssof life in SW Florida•pg••Easy local travel and proximity to Southwest Florida Airport•ypy•Good weather, allowing for outdoor activities•g•Availability of restaurants, shopping and public libraries••General perceived dweaknessessof life in SW Florida•p••Lack of communication regarding programs and services•ggpg•Seniors not being recognized as a population of need•ggp•Concerns over affordable housing9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Focus Group Discussion Themes••Inclusion of a “senior section” in local newspapers •pp•Availability of information in Spanish (Golden Gate specifically)•yp(py)•Further development of classes for seniors on Internet, email and Further developmentFcomputer/tablet use•p•Development of adult/senior day care programs and support programs Development oDfor caregivers•g•Seniors should be a priority, particularly of government entities•pyp•Development of affordable housing•pg•The establishment of a senior center in the Village of Estero9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Center Specific Themes –Naples Senior Center••Wonderful variety of programming•ypg g•Good information sessions from community partners•yp•Opportunity to meet people from across the United States•pp y p p•Need bulletin boards with information about communitytyt-y-based events••Need more space due to crowding•pg•Develop a better system for parking9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Center Specific Themes –Golden Gate Senior Center••Thankful for caring staff and companionship•gpp•Availability of information about community events•yy•Lunch menu should be changed to incorporate Hispanic culture••Need indoor onon-gppn-site food pantry; too hot and have to compete with others at Need indoor oNonnte food pantsismobile pantry in parking lot•pypg•Have more activities like bingo, dancing and some held outside of Center•gg•Improve transportation options to Center•ppp•Add more volunteers and specific trainings on topics such as computers, English Add more voluntAand legal rights•gg•Utilize the computers and TV for programming9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Location Specific Themes –Village of Estero••Positive about the quality of life in the Village•qy g•Good access to restaurants, stores, the public library, y,KoreshannState Park Good access to restaurGand the Estero River••Expressed need for more programming for seniors•ppgg•Concerns about a lack of communication regarding existing programs•gg gpg•Recommended shared programming through partnerships with FGCU and Recommended shared programming through partnerships with FRits Renaissance Academy and Lee Health through its Share Club•yg•Suggestion that the development of a senior center could coincide with the Suggestion that the development of a senior center could coincide with theSdevelopment of either the planned Village Center or the Lee Health medical developmvillage9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Future Impact Possibilities••Unknown if general increase in 60+ population will result in specific increase of gpppindividuals who will experience poverty, food insecurity and social isolation.••Impact of the current state of the housing market and daily costs of living on ppopulation growth unclear.••Variables need to be monitored while the proactive development of programs pppand services targeting 60+ population will also need to be considered.9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Summary of Findings••There are more individuals living in poverty, living alone and more There are more individuals living in poThouseholds receiving SNAP benefits.•g•Individuals report having difficulty accessing information about Individuals report having difficulty accessing inforIprograms and services that may be of assistance.•pg yp•Sample of individuals (age 60+) report that they do not feel they are Sample of individuals (age 60 ) repSconsidered a population of need.•pp•There are concerns about affordable housing among the sample of groups There are concerns about affordablTparticipating in the focus groups.9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Recommendations••First Priority•y••Expansion of capacity of existing senior centers, specifically the Naples Senior Center Expansion of capacity of existing senior centers, specifEdue to both high enrollment and provided feedback.•gp•Expansion of capacity of senior centers to accommodate increase in 60+ population.•p•Second Priority•y••Establish better communication of programs and services for senior population.••Third Priority•y••Golden Gate and Naples Senior Centers should conduct a formal evaluation of their Golden Gate and NaplesGservices and activities.9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict
PL20180002621
Exhibit V.E
Public Facilities Level of Service Analysis
October 24, 2019 Page 1 of 3
NSCOB Exhibit VE-rev3.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
Provide the existing Level of Service Standard (LOS) and document the impact the proposed
change will have on the following public facilities:
The proposed Naples Senior Center Community Facility Subdistrict is an undeveloped 8.7± acre
parcel. The Subdistrict proposes up to 30,000 square feet of community facility uses on
approximately 8.7± acres. The property is zoned Estates and currently permits single-family
homes at 1 du/2.25 acres. The property would support up to 4 single family homes under the
current plan designation. The property is currently developed with a 4,700± square foot
industrial warehouse building.
The public facilities analysis evaluates the project impacts on potable water, wastewater,
drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS
information is the 2018 AUIR.
Potable Water
The property is located within the Collier County potable water service area. Potable water
service will be extended to the site. The County has existing plant capacity of approximately 52
mgd. The proposed addition of 30,000 square feet of general commercial uses will not create
any LOS issues in the 5-year planning horizon. The level of service standard for Policy 1.5 of the
GMP is based on population; therefore, the project will have no impact on potable water
facilities. The project will be serviced by water, but will not impact water treatment capacity.
Sanitary Sewer
The subject project is located within the service boundary of Collier County utilities with
standards for Sanitary Sewer established in the Capital Improvement Element of the Collier
County Growth Management Plan. Sanitary sewer service will be extended to the property. This
Project will have no significant impact on potable water and wastewater treatment system levels
of service. The LOS standards are based on residential usage; therefore, this project will have no
impact on the County’s sanitary sewer system. The project may be serviced by sewer, but will
not impact wastewater treatment capacity.
Arterial and Collector Roads
Please refer to the Traffic Impact Statement for discussions of the project’s impact on level of
service for arterial and collector roadways within the project’s radius of development influence.
9.A.2.e
Packet Pg. 788 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict
PL20180002621
Exhibit V.E
Public Facilities Level of Service Analysis
October 24, 2019 Page 2 of 3
NSCOB Exhibit VE-rev3.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
Drainage
The County has adopted a LOS standard for private developments which requires development
to occur consistent with water quantity and quality standards established in Ordinances 74-50,
90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. An environmental Resource
Permit (ERP) issued by the South Florida Water Management District will be required, which has
established criteria for the volume of water stored on site as well as the quality of the water,
which may be discharged from the site. The development within the subdistrict will be
consistent with the County LOS standards.
Solid Waste
The adopted LOS for solid waste is two years of lined cell capacity at the previous 3 year average
tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate.
There are no current capacity issues and none are anticipated through the year 2067.
Existing: .42 lb/sf/day disposal rate
4,704 sf x .42 lb/sf/day = 19.75 lb/day x 365 = 7,211 lb/year
Proposed: Community Facility 30,000 x 5 lbs/1,000 sq ft = 150 lbs/day x 365 = 57,750
lbs/year or 27 tons/year
Current landfill capacity in 2018 is anticipated to be 17,001,964 tons.
Total Permitted Landfill Capacity Remaining, 2017 17,244,316 Tons
Required Permitted Landfill Capacity, 2017 2,625,495 Tons
Total Lined Cell Capacity Remaining, 2017 2,372,915 Tons
Required Lined Cell Capacity, 2017 490,736 Tons
Source: Collier County 2018 AUIR
Cal Recycle
Parks: Community and Regional
Parks impact fees are not assessed for commercial development or schools.
No adverse impacts to Community or Regional Parks result from the amendment of the
subdistrict.
9.A.2.e
Packet Pg. 789 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict
PL20180002621
Exhibit V.E
Public Facilities Level of Service Analysis
October 24, 2019 Page 3 of 3
NSCOB Exhibit VE-rev3.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
Schools
School impact fees are not assessed for commercial development or schools.
No adverse impacts to schools result from the creation of the subdistrict.
Fire Control and EMS
The proposed project lies within the North Collier Fire Rescue District. The North Collier Fire
Rescue District - Station #42 is located at 7010 Immokalee Rd, which is approximately one mile
from the northern property boundary. No significant impacts to Fire Control level of service are
anticipated due to the proposed project. Estimated impact fees for EMS and fire would be
determined at time of SDP based on each unit.
Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the
project are;
North Collier Fire Rescue District - Station #42
7010 Immokalee Rd
Collier County Sheriff's Office - District 2 (Golden Gate City Substation)
4707 Golden Gate Parkway
9.A.2.e
Packet Pg. 790 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
NthN l Stti 40Pine Ridge M.S.HeadquartersLibrary04000'2000'SCALE: 1" = 4000'GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.43809.A.2.e
Packet Pg. 791 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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DocuSign Envelope ID: 3097893F-BB51-4BED-BBE1-59D7868336AB 9.A.2.e
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Packet Pg. 830 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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Packet Pg. 841 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict
PL20180002678
Exhibit V.F
Flood Zone
February 13, 2019 Page 1 of 1
NSCOB Exhibit VF.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
Subject Property – Flood Zones
X500, AH (12.5) and X
9.A.2.e
Packet Pg. 842 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.G.3
Warranty Deeds
June 13, 2019
NSCOB Exhibit VG3 Cover Page.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
9.A.2.e
Packet Pg. 843 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Packe
Packe
Packe
Packe
Packe
Packe
Naples Senior Center CFPUD
PL20180002622
Summary of Chain of Title
January 10, 2019 Page 1 of 2
NSCOB Summary Chain of Title-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
The status of ownership, along with the interpretation of the relevant deeds in the chain of title to
the subject property, has the potential to be somewhat confusing. Below is a summary.
-Prior to 1996, all four parcels of the subject land were vested in “Ralph L. Gritten.”
-In 1996, Ralph L. Gritten recorded four deeds from himself, individually, to “Ralph L.
Gritten and Anna Marie White Gritten, as Trustees of the Ralph L. Gritten Family Trust
dated September 11, 1996”, and, upon the death of Ralph L. Gritten and Anna Marie
White Gritten, while still Trustees, their Successor Co-Trustees were to be Peggy Allen
and Lowell White.
-Ralph L. Gritten died 12/24/1996.
-Anna Marie White Gritten died 09/17/03.
-Successorship is clear on the four deeds from 1996. The four properties were not brought
into any probate case, nor did we find any civil cases that might involve the subject land.
-In 2005 there are a sting of deeds from the apparent lineal descendants of the above
decedents. Then in 2007 there are several deeds that once again changed the vesting of
legal title to the properties. We are of the opinion that the 2005 and 2007 deeds only
clouded title. Nevertheless, since the parties to those deeds are not strangers to title, we
have called for quit-claim deeds from those who were identified as grantees, namely, the
Sharon A. Winkler Trust and the John H. Winkler Trust, whose interests were created by
virtue of the 2005 and 2007 clouded deed chain, and we have presumed them to be equal
co-owners, for purposes of disclosure to the County.
-For purposes of disclosure of any interest to the County, and to be certain all possible
interests have been disclosed, the Seller disclosed all of the above trusts which hold title
9.A.2.e
Packet Pg. 850 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center CFPUD
PL20180002622
Summary of Chain of Title
January 10, 2019 Page 2 of 2
NSCOB Summary Chain of Title-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
to one or more parcels of the subject property, together with the identity of the trust
beneficiaries.
The complete chain of title in support of the above analysis is attached.
9.A.2.e
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Packet Pg. 880 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Naples Senior Center Community Facility Subdistrict (PL20180002621)
Exhibit V.G.4
Affidavit of Authorization
June 13, 2019
NSCOB Exhibit VG4 Cover Page.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
9.A.2.e
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Packet Pg. 891 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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
September 4, 2019
RE: Neighborhood Information Meeting (NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility Subdistrict and
PL20180002622, Naples Senior Center CFPUD
Dear Sir or Madam:
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and
John M. Passidomo of Cheffy Passidomo, P.A., representing Naples Senior Center at JFCS, Inc. (Applicant) will be held
on Wednesday, September 25, 2019, 5:30 pm at Hodges University, John White Community Room, 2647 Professional
Circle, Naples, FL 34119. Naples Senior Center at JFCS, Inc. has submitted formal applications to Collier County, seeking
approval of a Small-Scale Growth Management Plan (GMP) Amendment and a Community Facility Planned Unit
Development (CFPUD) Rezone. The GMP amendment proposes to create a new community facility sub-district under
the Golden Gate Area Master Plan to allow up to 30,000 square feet of building for senior services uses in the subdistrict
and to rezone the property from the E, Estates Zoning District to CFPUD Zoning District. The subject property (Naples
Senior Center CFPUD) is comprised of approximately 13.6± acres, located on the southeast corner of the intersection
of Oakes Boulevard and Autumn Oaks Lane in Section 29, Township 48 South, Range 26 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 at 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. Project information is posted online
at www.gradyminor.com/planning.
Sincerely,
Sharon Umpenhour
Senior Planning Technician
Project Location Map
9.A.2.e
Packet Pg. 892 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
PL2018000262 PL201800026211000'5/24/2019Site: FLN 41931080006, 41931200006, 41931120005, and 419332400061NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL41ST CONGREGATIONAL CHURCH OF NAPLES INC 6225 AUTUMN OAKS LN NAPLES, FL 34119---8634 GOLDEN GATE EST UNIT 97 TR 22 LESS N 50FT, LESS EAST PORTION FOR R/W AS DESC IN OR 4432 PG 1280, LESS THOSE PORTIONS FOR2180 OAKES LLC 2180 OAKES BLVDNAPLES, FL 34119---0 GOLDEN GATE EST UNIT 97 W1/2 OF N 180FT OF TR 276220 HIDDEN OAKS LLC 382 SADDLEBROOK LANENAPLES, FL 34110---0 GOLDEN GATE EST UNIT 97 E1/2 OF N 180FT OF TR 27 OR 1459 PG 1008-10097 ELEVEN INC 1722 ROUTH ST # 1000DALLAS, TX 75201---0 QUAIL CREEK PLAZA PHASE 1 LOT 9 OR 1501 PG 236ACEVEDO, MARIO & FATIMA 465 CASE RDLABELLE, FL 33935---9458 GOLDEN GATE EST UNIT 97 E 150FT OF TR 68ALEKSEYCHICK, SERGEY PAVLOVICH IRYNA MYKHAILVNA ALEKSEYCHYK 10063 PALAZZO DRIVE NAPLES, FL 34119---0 PALAZZO AT NAPLES LOT 36AMBROSH, JAMES R 10040 HEATHER LN APT 1401NAPLES, FL 34119---9027 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1401AMSOUTH BANK PROPERTIES DEPT 250 RIVERCHASE PKWY E 6TH FL BIRMINGHAM, AL 35244---1832 BRENTWOOD TWO LOT 1 LESS THAT PORTION AS DESC IN OR 4461 PG 2843BARRETT, SIMON DAVID LESLEY CHRISTINE BARRETT 6060 AUTUMN OAKS LN NAPLES, FL 34119---0 GOLDEN GATE EST UNIT 97 E 75FT OF TR 69 AND THE W 7.5 FT OF W 150FT OF TR 72BELL JR, JOSEPH R & LINDA B 4016 PRESTON HWYLOUISVILLE, KY 40213---1612 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 101BELL, KENNETH A EDWARD H ZAX 2221 E STARLITE LN LOUISVILLE, KY 40291---1761 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 203BLONDIN & PIETRASZEK INC 985 PINECREAST DRSUGAR GROVE, IL 60554---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1304BLONDIN & PIETRASZEK INC 985 PINECREST DRSUGAR GROVE, IL 60554---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1203BLONDIN & PIETRASZEK INC 985 PINECREST DRSUGAR GROVE, IL 60554---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 601BRACCI, STEVEN J MICHELLE LIL BRACCI 6141 HIDDEN OAKS LN NAPLES, FL 34119---1131 GOLDEN GATE EST UNIT 97 W 150FT OF TR 53BRENTWOOD LAND PARTNERS LLC % KITE REALTY GROUP 30 S MERIDIAN ST STE 1100 INDIANAPOLIS, IN 46204---3565 BRENTWOOD TWO TRACT B LESS THAT PORTION AS DESC IN OR 4456 PG 285-288, LESS THAT PORTION AS DESC IN OR 4644BRENTWOOD LAND PARTNERS LLC % KITE REALTY GROUP 30 S MERIDIAN ST STE 1100 INDIANAPOLIS, IN 46204---3565 BRENTWOOD TWO TRACT P-3CANNELLA, PETER R & LUCILLE M 2884 DUDLEY AVEBRONX, NY 10461---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1301CARTER, ANNADANIELLE 10024 HEATHER LANE #1003NAPLES, FL 34119---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1003COLANGELO, ANTHONY L GERALDINE COLANGELO 25 YORKTON BLVD MARKHAM L6C 0J9 CANADA MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 602COLLIER CNTY BOARD OF COUNTY COMMISSIONERS 3301 TAMIAMI TRL E BLDG F NAPLES, FL 34112---4902 HUNTINGTON TRACT A (ROAD R/W) OR 2268 PG 2068COLLIER CNTY C/O 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Transcript (09-25-2019 NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 1 of 44
Tina Matte: [Inaudible][00:00:00] of numbers up there about the petition that's been
filed with Collier County, but this is our neighborhood information
meeting. We very much appreciate everyone being here this evening. I
just want to go over a couple of housekeeping, uh, items. One is the, um,
we are required to have everybody sign in, so if you haven't done that,
uh, before you sat down, if you didn't have a chance to sign in at one of
the tables in the back, please do that before you leave this evening.
The county requires a record of everybody who's in attendance, so thank
you. If you don't have a copy of the handouts that were at the registration
table, please raise your hand and we'll bring some to you. Thank you. And
if – please, if you'd like to take extras with you if you have neighbors and
friends who weren't able to be here this evening, please feel free to take
handouts for them, as well. Right over here, Rose, thank you.
Um… The restrooms are through this door, down the hallway on your left.
Um, I do want everybody to be aware that this meeting is being recorded.
So, everything that is stated from one of the microphones in the room
will be on the record, as we are again, required by the county to submit
a transcript of the meeting, including your questions and answers.
To that end, um, we'd really appreciate it if we had the opportunity to get
through our presentation this evening, and then we will entertain your
questions. So, just be assured that we will answer all of them. And if it's
something that you want to talk with somebody about after the meeting
with the – project team will be here to answer those questions as well.
We'll have – we have microphones in each of the aisles, so there's one
here and one in the middle aisle there. So, when the time comes, if you
have questions that you'd like to have answered by the project team,
those microphones will be where you'll head.
Um, it is now my pleasure to introduce the President and CEO of Naples
Senior Center, Dr. Jaclynn Faffer. Yeah. You're in control.
Dr. Jaclynn Faffer: Thank you very much. Thank you, Tina. And thank you all for taking time
to join us this evening to hear of our plans for the Naples Senior Center.
Having a neighborhood information meeting is part of our county
requirements, but the requirement is only for neighbors within 1,000 feet
of the property. We mailed invitations to everyone in Oakes Estates,
because we want to share our story, answer your questions, and be
transparent in this process.
We have seen a number of communications contain misinformation
about what is actually being requested, and who we are as an
9.A.2.e
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Transcript (09-25-2019 NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 2 of 44
organization, not unusual in these situations. Things like we are a high-
intensity commercial institution, or that we are planning 400 parking
spaces. Or that we have 2,000 people at our weekly Wednesday
luncheon. These misleading statements are not true, and they
misrepresent us as Naples Senior Center. By the end of this evening, you
will know the actual facts about our services, our programs, our hours of
operation, traffic impacts, our site plan, and any other information you
might like to know.
Most importantly, what we want you to know is we want to be a good
neighbor. When I think about the Naples Senior Center opening its doors
on January 22, 2014, I think of Helen, who was standing in front of the
closed doors looking very anxious. She was one of the first 80 people to
join the Naples Senior Center. When I welcomed her, she told me that
her husband passed away three years ago, and that this would be the first
time she would be having lunch with other people. Helen, like everyone
who belongs to the Naples Senior Center, comes to us to handle isolation
and loneliness.
What you are going to hear this evening is not only about the Naples
Senior Center. It is about your neighbor who has become isolated and
lonely since his wife passed away, and now rarely leaves the house. It is
about your aunt or your uncle who is struggling with dementia, and the
family caregiver providing the care. And at some point, if not now, it will
be about each and every one of us as we age in place in this community
we call paradise.
Let me give you a little history of our project. When we opened our doors
in January 2014, there was no other senior center in all of Collier County.
We commissioned FGCU-Division of Social Work to do a needs
assessment, because we felt if there was no senior center, maybe one
wasn't needed. What the study found, and the dean of the school
summed it up by saying, "Older adults are alone and lonely."
What we offer are small group activities provided by clinical staff and
trained volunteers. Programs such as wellness activities, arts and crafts,
educational activities, and what would a senior center be without cards
and mahjong? We have a weekly hot lunch once a week where maximum
200 seniors attend. We have the only dementia respite program in Collier
County. We have six groups operating in Naples, and we have two in a
satellite location on Marco Island.
We have been looking for a new home for the Naples Senior Center for
more than two years. We had to observe certain parameters. We had to
be in a certain geographic area to make it easiest for the majority of our
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members. Our largest membership lives in this area. We have over 500
members who live in this district, as do many of our over 200 volunteers.
As a non-profit, we have finite resources and must use our resources to
support our mission of serving the needs of local seniors.
We receive only 3% of our budget from the state of Florida, and that is
for scholarships for our dementia respite program. We are supported by
generous donors and grants, and we have a responsibility to steward the
philanthropic funds we receive. We do not receive any local tax dollars.
Now, let me tell you a little bit about the operations of Naples Senior
Center. We operate from Monday through Friday, no programs on the
evenings or on weekends. Staff professionals are typically the only ones
who are arriving and departing during commuting hours, and that
represents approximately 25 people. The programs for seniors are
primarily scheduled between 10 a.m. and 3 p.m., non-commuting times.
Typically, 120 members visit throughout each day. On Wednesday, as I
stated earlier, we have a hot lunch for approximately 200 people.
Unique to our program is that we require reservations or appointments
for all programs that we offer. This slide represents the usage of our
programs on a typical week, so you can see the numbers there under
each program are the people who attend. Wednesday, of course, has a
larger number in the middle of the day.
Currently, we all know that we have parking difficulties at our current
location on Castello Road. And that's because we lease the space in our
commercial building, and we have only 45 parking spaces. We will have
ample parking spaces at the proposed center, but certainly not 400.
While some members drive, others carpool, take paratransit, or are
dropped off by family members. The proposed site is just south of a
signalized intersection.
Being a good neighbor is at the heart of our site plan. We currently have
approximately 13.6 acres under contract. That's four separate parcels
that we are proposing to combine through our application to the county.
A full five acres will be preserved for open green space. The building can
be set back a long way from the neighbors and the roads. The entire site
will be surrounded by landscaping and enhanced setbacks, so it blends
nicely into the neighborhood. This will be our permanent home.
Additional growth will be accommodated in satellite programs similar to
the ones we currently operate on Marco Island.
I'm sure you have questions, which will be entertained later. That's the
synopsis, a snapshot of what we plan to do and here we – and who we
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are. And now, it's my pleasure to introduce Wayne Arnold, our principal
planner from GradyMinor.
Wayne Arnold: Thank you, Jackie. I'm Wayne Arnold. I've seen many of you at other
meetings, and I want to welcome everybody. I do want to introduce a
couple of people in the room. Ray Bellows, the Collier County Zoning
Director, is in the back of the room. He's standing. We love him. And
David Weeks, who's with Comprehensive Planning, he's in the front row
over here. And they're [inaudible] [00:11:03] staff representatives
typically come to these meetings.
They take notes so they can firsthand, uh, relay back to other staff
members and planning commission members and county commissioners,
uh, what's going on in these meetings. Even though, as Jackie mentioned,
we do keep a full transcript of the meeting. But, uh, I wanted to make
sure we introduce those folks.
So, I'm gonna talk a little bit about the land use and zoning applications
that we have pending with Collier County. Um, I think we're all familiar
with the site location. It's, uh, the area highlighted in yellow. It's about
13.6 acres in total, and all of that will be included in our zoning
application, but only a portion of it – about 8.5 acres – is included in our
comprehensive plan amendment application. I'll talk a little bit about
those, uh, a little bit more.
But, so, we have a plan amendment application pending, as well as the
zoning application to rezone this to a planned development. The site
comprises four parcels, and um, I think that's significant for a couple of
reasons, because we have four different tax parcels that four different
people could apply for different applications on this. The benefit of our
application is it takes all four of those parcels, wraps them into one
application with permitted uses, restrictions, etc. that all go along with
planned development, including a master plan for the entire site.
Uh, right now, the property is zoned Estates. It's governed by your Golden
Gate Estates area master plan. We are proposing to change this to a
community facility planned unit development, which means it's going to
be for a community facility use like the senior center that Jackie
described, and other related uses that are part of our zoning application.
We're also amending the Golden Gate master plan to create our own sub-
district to recognize the Naples Senior Center and talk about those uses,
including the restriction to a maximum 30,000 square feet of – of, uh,
space allowed for the property.
This breaks down, and as we call it, it's our regulatory framework.
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Because I think there's been some misinformation that the only thing that
can be built on these properties are single-family residences. And that's
not exactly true. While yes, the Estates allows residential development,
the corner parcel – which many of you are familiar with – was and still
has an old storage and warehousing building that, um, under the county's
regulations is, um, non-conforming use. It carries with that some legal
allowances for it to convert to other non-conforming uses through a
different process.
The unique factor of all these four parcels are that there are permitted
uses by right under the county's Land Development Code that allows you
to put, for instance, a non-profit childcare center here by right today, on
all four of those parcels. So, you could have four potentially non-profit
childcare. Would that happen? I don't know. But the code does permit a
use like that. Electric sub stations. We've all driven by, uh, you know sub
stations. Those are uses permitted by right under the existing zone.
A library, sewage lift stations, other uses that are clearly non-residential
are permitted by right, and there are a whole host of other uses that are
permitted through the conditional-use process which some of you are
familiar with that would allow things like churches and other daycare
centers, adult daycare centers, and things of that nature. And those
require a hearing and examiner approvals.
So, I just wanted to set the stage of that regulatory framework we're
working under, because if today we could have not-for-profit childcare, I
think as is what Jackie's describing to you is another form of adult day-
care, not so dissimilar from what could be there today.
So, our request specifically is, again, to amend the Golden Gate Area
master plan to allow up to 30,000 square feet of building area for senior
services on the 8.6 acres of land that's been assembled, and we're going
to rezone the entire 13.6 acres to a community facility planning and
development. We'll have a master plan with permitted and prohibited
uses associated with it for the entire assemblage.
Our uses that we're proposing through the – the PUD process allows
things that are generally under the SIC Code 8322. Probably means
nothing to most of you in the room, but there's a codebook that the
county uses that identifies thousands and thousands of use activity
codes. But essentially, they allow for activity centers for the elderly and
adult daycare centers, centers for senior citizens, and counseling, old-age
assistance, group support services for the elderly. So, it's a lot of older-
care related activities that are associated with that.
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One of the unique things about rezoning to a planned development is
that we can also prohibit certain uses. And part of our initial application
was to make it very clear what we're not. We're not a soup kitchen, we're
not a homeless shelter. We don't allow any of this residential dwelling.
And so, there's no overnight stay associated with any of this. We're not
an offender or rehab agency, we're not a social welfare office. We're not
a refugee service, and we're not a religious facility or church. So, by going
through this process, we can add the prohibitions on these uses.
We also had some other prohibited things, like we set hours of operation,
for instance. So, we also prohibited weekend use of the property.
Jackie talked a lot about us being able to bring ourselves away from
property lines and isolate ourselves on the site, and one of the things that
Jackie talked about also is the fact that, you know, their target market is
North Naples, and they have a lot of their folks that participate in North
Naples. I look at it as an opportunity for them to have something more
than an office building location.
For the activities they had, there's no form of outdoor opportunity for
these elderly people to garden or do things that they would like to do at
their own home in conjunction with people who are the same age and
share a lot of the same hobbies. So, this gives them space, and the open-
space area is to utilize for those additional services for the elderly.
But this is a table from our, uh, planned development, and we've
established minimum setback from Autumn Oaks Lane, for instance, 75',
from Oakes Boulevard, 75'. From our eastern boundary, 350', and that's
because principally, the area that’s, um, east of Valewood Drive
Extension would be all – we would preserve for open space as part of this
project. And then, we've established another 75' setback from our
southern boundary. So, we think we've s- tried to bring the building into
the center of the site and, uh, make it disappear from your view.
This is a copy of our proposed master plan that goes along with the zoning
application. And I'll just point out a few of the – the highlights of this. I've
got a colored one, but I'll start with this one. The principle access we
envision is Valewood Drive Extension, that terminates at our property.
This is the area that I talked about, that I'm highlighting, that this is a 5-
acre tract that will be all open space or preserve. We also have preserve
that wraps around our southern boundary. We have water management
features that we envision to be along Oakes Boulevard, and also along
our southern property boundary, which puts the-the building in the
middle of the site and well isolated from any of our neighbors or the
roads.
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This is on an aerial photograph. You start to see, you know, how we
relate. And so, the neighbors to the east of us will have preserve and open
space adjacent to them as well, with the house to the south.
Again, principally we're talking about access through Valewood Drive,
which is critical for us, because it is a signalized intersection now, with
Immokalee Road. So, that gives us very good access to get to and from
not only Immokalee Road, but I-75, Collier Boulevard, and the other ways
that people will be finding their way here from the North Naples area.
We have two access points that we're proposing on Autumn Oaks
Boulevard. One is at the terminus of Valewood, where the three-way stop
is today. And then, another access point where it-it's likely to move a little
bit east to west along that frontage, but also another access point on
Autumn Oaks Drive that will aid in just internal circulation for the project.
This is the rendered version of our conceptual plan that shows you how
we envision to have a large open space and preserved area all along our
eastern and southern boundaries. We also then – you star to see the
elements of the additional onsite landscaping that we have between
Autumn Oaks Lane, Oakes Boulevard, and then the various layers that are
associated with landscape parking, building perimeter parking, that will
have an additional landscaping. And then, areas where we can use some
outdoor space to have some outdoor gardening activities for some of the
seniors.
This is that in the context of an aerial photograph, so you can see how
the Valewood Drive access comes directly into our property. Which we
think is critical, and you're going to hear a little bit more about that in our
direct traffic presentation by Jim Banks.
Jim Banks: Good afternoon. Uh, my name's Jim Banks. I'm a traffic engineer in, uh,
living in the southwest border for the past 32 years and a resident from
the Estates area for the past 14 years. I am very familiar with the Estates
neighborhood, and frequently drive on, uh, Oakes Boulevard. And, um,
my firm, J&B Transportation Engineering, was, uh, responsible to prepare
the traffic impact statement for this project.
The, uh, traffic impact statement which we did prepare was prepared for
so much of the criteria that's set forth by Collier County government. It
follows standard procedures and practices, uh, for the purpose of
determining what impacts the project would cause to the adjacent road
system. Um, as a part of the, uh, traffic impact study, the first thing we
did is we established what kind of traffic the Naples Senior Center
generates. And in order to do this, we actually, uh, collected traffic
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accounts at the existing Naples Sen-Senior Center on two occasions. Once
was in September, and once w- once was in March of this year.
Uh, this exhibit here, what this reflects is the, uh, traffic that is generated
by the existing Naples Senior Center. On this particular day, we counted
on the busiest day of the week, which is Wednesday, since that's the day
that the, uh, uh, Naples Senior Center, uh, hosts lunch. And this is the day
when, uh, most of the, uh – they have the greatest number of, uh, guests
at-at this – at the site.
On this particular day when we did the count, throughout the entire day,
including the number of people that showed up to the luncheon, there
was 242 people that came to the site on this particular day. So, this is by
far one of their busiest days of the week, uh, and it did occur during peak
season. And what you can see by this, uh, exhibit, is the-the traffic
patterns associated with the Naples Senior Center. We have a moderate
number of vehicles that trickle in, in the morning. That's the staff and the
volunteers that arrive before the guests do. They had some prep work,
getting ready for their classes, and that type of thing.
So, before 9:00 a.m., if you see this, uh, look at this exhibit, I'm gonna
step over these real-real quick. I'll speak much louder, but you can see
that just a few folks trickle in before 9:00 a.m. Um, and then, uh, uh,
throughout the-the-the midmorning is when m-most of the guests a-and-
and the other volunteers arrive, and then actually the peak period of
when the-the-the site impacts the adjacent road system to the greatest
extent is after 12:30. That's, uh, that's after the lunch ends, that's when
most of the folks are – are leaving the site. And you can see, that's the
site there in the middle of the day, when the guests are leaving after the
luncheon.
And then, throughout the rest of the evening, uh, more people trickle
out. Again, it's some of the guests that have classes, as well as the, uh,
staff and volunteers. Uh, again, I-I-I just need to really stress this fact, that
this is on the Wednesday that we did the survey, which is the busiest day.
Monday, Tuesday, Thursdays and Fridays, well they – they generate
about half as much – it's less than this amount of traffic. So, we – when
we did our analysis, we picked the most critical time period, which is a
Wednesday, and we analyzed the midday position.
Audience: Could I ask you a question? Could I ask you a quick question?
Jim Banks: Let me finish my presentation, and then – and then, I'll be happy to
answer any questions you got. Um, after establishing what the, uh,
existing traffic is, or the, uh, site-generated trips associated with the
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Naples Senior Center, we then went ahead and projected what the traffic
– the trips generated by this site would be in the new location, knowing
that we would have a, um, uh, slight increase in the number of guests
that would visit the site, simply because they had a little bit more capacity
– ability to handle, uh, uh, more class activities.
Still gonna have the – pretty much the same number of members. The
luncheon's going to look the same, but we did go ahead and estimated
that there would be a-a-a slight increase in the amount of trips generated
by the new site. This exhibit reflects that increase. And again, this is for
Wednesday's conditions, and this is what the traffic would look like if you
were standing on the site after it's built. You would see this [inaudible]
[00:24:27] trickling in the morning, and then you would see the-the
bigger push in the midmorning as more people arrived.
And then, after the luncheon concludes, then you'd see the-the-the folks
actually on the site. And then, towards the end of the afternoon, you
would see uh, uh, you know, sporadic people, uh, uh, more a sporadic
existing of-of, uh, staff and some of the guests. Uh… We then, uh, moved
forward with establishing the existing traffic conditions in the Oakes
neighborhood, in and around the Oakes neighborhood. I'm not gonna sit
up here and tell you all what the traffic looks like in your neighborhood,
because you drive there every day. You know what the conditions look
like.
Uh, we then take that information and we, uh, and then we assess what
the impacts of-of the additional traffic associated with Naples Senior
Center would look, uh, or cause, uh, being on top of the, uh, existing
pattern of traffic. And-and all this information, again, follows the
standard – the guidelines and procedures of-of how we assess these
impacts. This, uh, the reports prepared, similar to the criteria of Collier
County, was submitted to staff.
They reviewed it, and they agreed with the findings inclusions of the
report, which are that all intersection and road links that will be impacted
by this project currently operate at acceptable levels of service and will
continue to operate, uh, at acceptable levels of s-service.
And in fact, today, Oakes Boulevard during peak season conditions
operates at about 24% of its available capacity. And with this project,
there will be an increase of 2%. So, we're going to go from 2-24%, uh,
utilization capacity to 26% utilization capacity. Again, during peak season,
peak hour conditions. With that, I conclude my presentation, and I'm
happy to answer any questions.
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Jaclynn: At the end. At the end.
Jim Banks: At the end, yeah. Does he have a focus [inaudible] [00:26:27]?
Wayne: I wanted to jump in and walk through a few more exhibits that, um, we
have for the project. And I'll start back with our conceptual master plan,
because I think it-it paints a really clear picture of what it is we're
attempting to do on the property. But one of the other things that we
submitted early on in the process, we had some early small-group
meetings with, um, some of your neighbors. We also made a
commitment to the county as part of our zoning application that we
would provide enhanced buffers along our Oakes and Autumn Oaks
Boulevard.
So, this an image that we're showing to enhance the buffer along Autumn
Oaks. One of the other questions we had asked of us, "What does my
drive experience look like?" So, I'll get to that in a second. So, this is
Oakes, and you can see in the background that there actually is a two-
story building in there. But looking at enhanced landscape-buffering, the-
the building essentially disappears. And this is not tomorrow's planting,
but this is with maturity on the landscaping. But what we have committed
is to have taller than code-required trees from the start, more hedge
material, and wider buffers than the county requires.
But talking to some of the neighbors, they said, "What does my drive
experience look like?" So, this is as you travel east – or, I'm sorry, west on
Autumn Oaks Lane. And you can see the church, obviously, in the-the
foreground, the stop signs you're all accustomed to, and then the Naples
Senior Center back here, tucked up behind, hopefully with a small,
tasteful sign. And, um, we're gonna be virtually invisible on your street. .
So, this is the southbound view of Valewood. So, Valewood now
terminates at Autumn Oaks, but this would – would extend into our
parking lot, and you get a sense that obviously you see some building area
through the vegetation, just like the church. But also, seeing that a large
part of our frontage will remain green after we construct the facility.
So, some of my planning conclusions are that I think this is a very
thoughtful opportunity to develop this whole 13.6 acres that presents
you with a finite picture of what could be there in the future. Not fighting
in the future of three or four different allocations that might come along,
or other applications you might not have anything to say about, like the
nonprofit childcare, or Florida power and light substation, etc.
We'll be at large building setbacks, we have enhanced landscape buffers,
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more than five acres is devoted to preserve an open space, we're limiting
ourselves to a two-story height and a residential form of architecture.
We also think that the access to Valewood Drive is critical for this,
because it does give us a good, safe haven to go on from Immokalee Road
to get people east and west on Immokalee Road via the interstate, Collier
Boulevard, or any other communities along the corridor.
And again, we've made a commitment that there would be no evening or
weekend use of the property. And we have limited the scope of uses that
are related to the senior center's mission, as Jackie described.
So, those are my conclusions. And I think we're ready to –
Tina: Jackie's gonna [inaudible] [00:29:35]
Wayne: Jackie's gonna say a few more words, and then we're gonna open it up
for questions.
Jaclynn: Naples Senior Center quietly has been doing good work. And we will
continue to do so, if we become your neighbor. If you just drive by, as
Wayne pointed out, you will barely know that we are there. If you come
to visit during our primary service hours of 10:00 a.m. to 3:00 p.m., we
will introduce you to our members, between the ages of 60 and 104. You
will see them doing yoga, tai chi, taking art classes, and of course playing
cards and mahjong.
Our mission is to serve all seniors in the greater Naples area. We would
love to serve even more living at Oakes Estates and the surrounding
areas. We would love to invite you to join us as volunteers in our work to
improve the lives of our seniors. We will make – we will work as hard as
we can to make you proud to have Naples Senior Center as your neighbor.
Thank you. I know there are lots of questions. Now, I'm gonna turn it over
to Tina to field the questions.
Tina: So, these are – these are on. So, you guys can use these to answer. Jim,
do you want to come sit up by – ? Yeah. So, as I mentioned, I know we've
had some folks join us, uh, since we got started. There are microphones
in the aisles, um, and I believe our, um, the Wizard of Oz back there has
turned them on, so they're now live. So, if you come forward, would you
please, um, do us a favor? If-if you'd like to give your name, that's great,
but even if you don't want to, just let us know where you live, or give us
an idea of if-if-if you're in Oakes neighborhood. Because the transcript
will re- will reflect who asked what question, and that's just helpful in
context for the – our county friends.
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So, sir? Would you like to start?
Tom: Thank you. My name's Tom Ellis. I'm, uh, a resident of Oakes community.
I live on Standing Oaks Lane, and I'm currently president of the Na-Na –
uh, Oakes Neighborhood, Oakes Estates Neighborhood Association. So, I
wanted to first open by saying I, personally – and I think everybody on
the board, unanimously, and really all the neighbors that I've spoken to
are in love with your mission. We-we think that what you're doing is-is
fabulous work, and we want to make sure that it continues, but we do
question the choice of location in a residential neighborhood for this
particular project.
Um, there's, um, in my opinion, and I think, uh, my board would support
me, and if I had an opportunity to hear the rest of the neighbors talk
about this to, but we think it is not consistent with the character of our
neighborhood and the direction that it's going. Um, you know, back in –
back in the '70s, when this five acres that you're looking at as the corner
piece of, you know, you're-you're move to rezone this to a commercial
application, um, it was a very different community at that time. And, uh,
at that time, there was even plans for Oakes to possibly be a four-lane
road connecting Immokalee and-and Vanderbilt, and possibly even going
south from there.
But at any rate, the neighborhood took a very different direction. And we
don't think that this particular project fits in with that direction. I have ae
few questions that I would just like to ask about that. Um, first of all, you
talked about your attendance and hours, and your current facility is how
many square feet?
Jaclynn: A little over 12,000.
Tom: Yeah. So, you're more than doubling the-the space, and you're building a
brand-new facility. And-and 500 more of your members come from closer
by this area than where they're going now, but you don't seem to take
into consideration that there's gonna be additional attendance, and I'm
curious about that. Can you address it?
Jaclynn: Yes. We do project there to be additional attendance at some of our
programs, and I believe both Wayne and Jim alluded to that. However,
the key to the programming at the Naples Senior Center – and this is true
for all good senior centers – is that the programs are limited in size, so
that an atmosphere of learning, of-of socialization, of wellness activities
can be created for the seniors. We plan, like we have done on Marco
Island, to address growth in other areas of the county with satellites.
Now, we total about 500 members. These are 500 current members. To
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give you an idea how the seniors self-select the programs they go to, we
have 1,400 members of the center itself. Not everyone comes to
programs. Some just like to get the newsletter. The fact that we have 200
maximum seniors come to the center for lunch tells you that, for many
people, a crowd is just too big for them. So, our programming will address
that question that you're raising, and we will keep the numbers smaller.
We do expect there to be an increase. We project that maximum we'll
have perhaps 280 people at lunch, but never do we think we'll have more
than um, more than that. It's just the nature of the way we program for
seniors and what they like.
Audience: What if you do? What if-if there comes 500 of them?
Tina: Okay, I-I – I'm just gonna ask that every – keep in mind, you have to come
to the microphone to ask any questions or make comments, because it's
gotta be on the record. So, please keep that in mind. We won't be able to
address questions that are shouted out.
Tom: Um…
Tina: And-and I do just want to reiterate one thing that Jackie said earlier. All
of the activities at the senior center are required for registration, so it's
very easy to control the number of people who attend any one function,
because they fill up, and once they fill up then people are no longer able
to register for those meetings. So, um, just for the good of the overall, I'll
say that.
Tom: So, you're saying that you don't see any chance that more than your
predicted number would show up? Am I right?
Jaclynn: That's correct. And I – that's correct. Because we require reservations.
And the seniors themselves want to make plans for them to have. So,
that works well for us.
Tom: So, I just want to make sure I understand, that you don't have cases
where people show up that haven't registered?
Jaclynn: We have situations like that, but far fewer than the people who register
and don't show up.
Tom: Okay. And so – so, you said 240 is kind of your max? Is that – am I right?
Tina: 280.
Tom: 280?
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Jaclynn: 280. 280. We project that to be our max.
Tina: For one – for-for the Wednesday.
Jaclynn: For the Wednesday lunch.
Tom: Okay. So-so basically, anything is subject to change? Hmm?
Jaclynn: Life is subject to change.
Tom: Exactly. Exactly. I-I-I agree with you. And in the presentations that were
made to our neighborhood, the opposite was said. You're saying – you-
you told us that, you know, you're gonna put this facility in that's never
gonna change.
Jaclynn: No.
Tom: And the PUD was supposedly going to fix it that way. And-and we know
that that's not true. We know that it's gonna…
Jaclynn: Well, with all due respect, I will let my colleagues who are experts in that
area answer that question. About – Wayne?
Wayne: So, just for the record, this is Wayne Arnold. And going through the
question, one of the advantages of having the planned unit development
is that we can put controls in it, and they can be enforceable by the
county. So, just as we put an hours of operation restriction in here, we've
put in the uses. We've allowed only certain uses. There are other
operational conditions that we're certainly welcome to talk to you about.
We can have a dialogue in the future. I'm not sure this is the right forum
to do that, but I'm happy to have a dialogue with your association and
any representatives of it.
Tom: Well, in all due respect, we've got other PUDs in our neighborhood that
are not, uh, complying, and we don't really have any way to-to force them
into compliance. So, we've had some experience with this, and that's one
of the reasons that we're somewhat skeptical. And I think, uh, I think it's
a healthy skepticism. Thank you.
Wayne: Anybody else?
Dawn Slanec: Yeah, Mr. Arnold?
Tina: Somebody over here.
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Dawn: Who do you represent?
Wayne: This is Wayne Arnold, I rep-
Dawn: What's your title?
Wayne: I'm – I'm a urban planner, and I represent the Naples Senior Center.
Dawn: Okay. Uh, first of all, a representative of our area's not here. My name is
Dawn Slanec, I live on Golden Oaks Boulevard. I was told from the chief
county building inspector that there was gonna be a buffer between us
and Saturnia Lakes, that Logan Boulevard was gonna go straight through
in the years 2020. Now it's at my backyard, and I can't sleep. So, what's
said here and what happens afterwards, two different things. That's what
he was saying.
And over on the map, it says that the boundary is in the middle of Oakes
Boulevard. Does that mean it's gonna four-lane? Because there halfway
through the middle of Oakes Boulevard by that turn over there, and the
20' boundary? Type D? What's Type D boundary? Because what we got?
We didn't get a wall. There wasn't enough people. We got four palm
trees. Perfect.
Wayne: Well, I can address one of your comments, and this is Wayne Arnold
again. One of the comments you had was on the property line. All of the
property lines on Oakes and all the sub-streets, typically along the center
line of those, and our buffer and our parking and our setbacks are-are
faced on what's the inside of edge of that. So, we own to the center line
of Oakes, we own to the center line of Autumn Oaks, but our setbacks
and things are applied from the inside edge of that. The landscape buffers
we're proposing, we're not proposing a solid wall.
I don't believe Autumn Oaks Lane is probably ever intended to be more
than a two-lane local street. I'm sorry that you have Logan Boulevard as
your backyard, but it is a Collier County large collector road. That was a
county decision. We had nothing to do with that, and we'll have nothing
to do with the county making [inaudible] [00:40:43].
Dawn: Except that if you make it commercial, then they can four-lane.
Wayne: One-zero-nine-five.
Dawn: They never even made it so that the buses can pull over for the children
that are out there at 6:30 in the morning. When I go to work in the dark,
the buses can't pull over, so we all have to drive slower for the buses,
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because there's no turn-off. Where is the guarantees in your proposal
that it's not a four-lane? And not become commercial?
Wayne: Well, it-it is a county road, I'm not sure that I can – I can give you the
assurance that the county's never going to four-lane it. I'm pretty sure it's
not had any long-range plan to do so, because it's not a through street
and it carries so little traffic.
Jim Banks: There are – Jim Banks. There are warrant thresholds for when roads get
widened and approved. The traffic demand that's on Oakes Boulevard
today and projected for the next 30 years is nowhere near, uh, meeting
those threshold warrants. Oakes Boulevard and Autumn Oaks Lane will
not be four-laned by the county. They do not just go around, willy-nilly,
widening roads where it's not needed. They have many more priorities
than widening Oakes Boulevard to spend the money on.
Dawn: And I'm not on Autumn Oaks, but I know when a development like that is
established, there's really big, bright lights. And that's not neighborly.
Wayne: Thank you.
Tina: Anyone else?
Joe Gauta: Hi. Um, my name's Joe Gauta. I live with my family on Spanish Oaks Lane.
Um, two things I noticed from your presentation. Um, that area that you
have east of the building is a very large, open area. It's concerning to me.
And No. 2, as a business owner in this community, and really just as a
human being, none of us have a crystal ball. So, prospectively, uh, with
that – those two things in mind, could you please answer these following
two questions?
Can you tell me what you had in mind for that open area east of the
building? Because it looks like a very, uh, possibly place to have bands or
music or other loud, annoying things. And No. 2, what guarantees do you
have on those self-imposed restrictions that you quoted here on the
screen regarding your use of the development and the property? What
guarantees are there to us as non-owners and non-users of the facility
that what you tell us today will not change? Is that – is it going to be in
writing? Is it going to be with the county? And what consequences will
there be if we, as neighbors, find that you've now broken those promises
to us?
Wayne: You know, I can try to answer one of those questions to start. The area
that's the open space and preserve east of the building area, it's part of
the five-acre tract. We don't have definitive plans for that, but I can
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assure you it's not meant to be a band shell or an outdoor entertainment
area. We have limited the types of uses we can have there as passive
recreational-type uses, some garden use of things, some trails and things
of that nature. It's all in our PUD document.
I should mention, too, that if anybody wants to find the latest application
materials that have been submitted to the county, they're on our website
at gradyminor.com. You can go to our planning link and-and find them
there. Or if anybody would like, you could give an email address to Sharon
Umpenhour, who's in our office, sitting right up in the front row to make
sure we get the latest information to you.
From an enforceability standpoint, the PUD is a – it's a local board, and
so it's a local law that gets adopted by the county at full-enforcement
authority if we violate provisions of that. So, if for some reason Jackie
decided, "You know what? I'd love to have something happen at 6:00
tonight, or 6:15." Because we've limited our hours of operation to 6:00
p.m. on a weekly basis and prohibited uses on the weekend on the
document. So, Jackie can't have an, uh, an event there. Somebody's going
to call the county, and somebody's going to come and shut that activity
down.
Joe Gauta: Thank you.
Tina: Okay. Yes, sir?
Scott: Yes. Um, my – my name is Scott Relf. I live seven doors down on Autumn
Oaks from where the facility's going to be. Um, my wife's lived there since
'94, and I've lived there since 2003. I lost my mother-in-law in 2012 to,
um, Alzheimer's, and my, um, father-in-law, lost him four years later at
89 years old. They both lived in-in Cyprus. And probably could've used
some of the services you have if it was in the neighborhood.
And so, I just wanted to talk about what good – being a good neighbor
means to me. And for me, it's – it's more about love and patience, and so
I'm gonna talk about my experience living on Autumn Oaks.
So, I've got a neighbor a couple of doors down, they have big dogs that
bark. And I love that neighbor. And I've got the person next door's got a
couple of little dogs, and they sneak under the fence and come bark at
my door. And you know, I pick them up and I take them back. And I'm
patient. And, uh, we've got, uh, people that drive golf carts on my street,
and their kids are riding, and sometimes the kids are driving them. But
it's a – it's a nice neighborhood, and we kinda look out for each other.
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A couple doors down, a guy's got five peacocks. They're beautiful, but if
they're standing in the street anywhere near you, you've gotta wait until
they walk out of the way. And then, nature. We've got woodpeckers that
peck on our gutters, we've got bears that dig through our trash. And you
know, I could have an attitude that I hate everything, or I could just enjoy
the – the wildlife and the neighbors.
And so, I really am looking forward to welcoming you guys, because I
think you're going to be a great neighbor. And I run several times a week.
I drive out from my house probably a couple times every day. And for the
last several decades, I drive past an abandoned building that probably
hasn't been painted in 30 years. It's got broken windows, it's got plywood
over the windows, sections of the buildings have collapsed, the roof has
fallen down. The fences around the – the property are all falling down.
And I think your beautiful facility will be an improvement to my street.
I like the church; it's got a beautiful steeple. I won't be able to see you
guys but for all the hedges, but it'll still be better than the falling-down
fences and the collapsing building. So, I'm looking forward to welcoming
you guys.
Tina: Thank you. Thank you very much. That's it.
Doug Swagert: He was up here before me, so.
Tina: You're first?
Jonathan Hagedorn: Okay.
Tina: Thank you. Thank you.
Jonathan: Were those my dogs keeping you up?
Tina: Okay.
Jonathan: I'm your east neighbor.
Tina: Okay.
Jonathan: My name's John; I live at 6130 Autumn Oaks. I'm concerned about the
five acres. I don’t want a three-story facility unless you guys expand and
need living quarters, all that stuff. I don't want to have dumpsters in my
side yard. I moved to Oakes because I wanted to be in the woods. The
churches came in, now they're planning on a medical complex in front of
my house. I just don't want to look like I'm in the city. So, I'm kinda
concerned about that. And then, as far as the population of your facility,
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I'm a contractor. You guys can say 240, 280, 300. What does the fire
marshal allow you? What is the maximum occupancy of a 30,000 square
foot house? That – or 30 – sorry, I'm used to homes, not commercial.
Tina: No, it's okay.
Jonathan: But you could have a 600-occupancy limit.
Tina: Okay.
Jonathan: That gives you full right.
Jaclynn: Do you know occupancy?
Tina: What the load is?
Jaclynn: Yeah.
Tina: If you can give you a – or your information, we'll get an answer for you.
Jonathan: Okay.
Tina: And get that number to you.
Jonathan: Okay.
Tina: Um, but again, the intent – the – the intent of that-that – the – I –
Jonathan: Well, I know the intent, but once the county says –
Tina: Is – is registration. Right.
Jonathan: This building has a 600-maximum capacity.
Tina: Right.
Jonathan: Now, that gives you another 400 people that you can squeeze into that
building.
Tina: Right. And that's –
Jonathan: So, 280 sounds okay, but then if you have a capacity of having 1,000
people…
Tina: Yeah.
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Wayne: If-if I could, this is Wayne Arnold. Just to weigh in, I don't know about the
building occupancy for a 30,000 square foot building. I think it depends
on the use. And I just wanted to remind everybody, I think it's been
mischaracterized that this is for commercial use. It's really a community
facility, and I call it an institutional use to me. It's, uh, it's certainly not of
commercial nature. They have to be in a commercial area now, but it
really doesn't suit for what they want to do.
But with regard to your question about what happens on the five acres
next to you, we have – it's called open-space tract on our master plan.
So, it allows for gardens and water features, gazebos, nature trails, and
passive recreation uses. We also want to limit it to
Tina: That's in the guidance.
Jonathan: Well, as long as you –
Tina: Yeah.
Jonathan: have some sort of hedge. If you give me 75', 100' of natural – I don't want
4' scrub trees that I'll be 72 – I'll be checking into your facility when the
trees grow up to mature height. So…
Wayne: So, if I could, this is Wayne again. That –
Jonathan: Yes, sir.
Wayne: So, the area east of Valewood Extension which is shown as either open
space or preserve.
Jonathan: Mm-hmm.
Wayne: So, open space uses, you know, I can put some of our water management
there if we need to, to deal with the county's permitting requirements,
maybe. But I think you can see that immediately adjacent to you, we have
a pretty wide preserve area.
Jonathan: Mm-hmm.
Wayne: And, um, you know, certainly want to be –
Jonathan: Well, like I said, I'm a contractor. I know once you get that property,
you're gonna have to take out every exotic tree on that. That's –
Wayne: Yeah.
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Jonathan: Copper hedge.
Tina: Yeah.
Jonathan: You're gonna be – none of those are going to exist. You're gonna take
everything out. I've tried to save those trees, I think there's like two oak
trees and like three cypress trees. The rest is copper hedge. So, it's going
to open my house wide open.
Wayne: The good news is – and this is Wayne again – is that in our building
setback from our eastern property line to the buildings, I said 350'; I don't
have my dimension up there, but we made that commitment in the –
Jonathan: Mm-hmm.
Wayne: The PUD document. So, we know you're not going to have a principal
structure. You might have a gazebo somewhere on that property, or a
bench, or some other feature to act as a – a garden structure. But, uh, we
obviously have a commitment to preserve the land adj- immediately
adjacent to you.
Tina: We'd love to sit down and talk with you one-on-one about your specific
issues. Obviously, you have a – you know –
Jonathan: Well, I mean, you can see my house right there. I mean, I fought –
Tina: Right.
Jonathan: Tooth and nail to save every tree on that from the county, because I didn't
want to come out here and clear my property. I wanted to live in the
woods. So, I'm just worried getting rid of all that –
Tina: Understood.
Jonathan: That it's just going to be wide open.
Tina: We don't want that either. So –
Jonathan: Okay.
Tina: Could we – we'll get your information.
Jonathan: Yep. Thank you.
Tina: We'll get you information. Thank you very much. Yes, sir?
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Doug Swagert: I think I should have gone before him, because I basically have the same
question, but –
Tina: Okay, okay.
Doug: Um, the five acres that concerns me, because it's open space –
Wayne: Thank you, sir. I'm sorry.
Doug: Oh, I'm sorry. Doug Swagert. I live on Oakes Boulevard.
Tina: Thank you.
Doug: With my family, of course. Uh, I received plenty of room for, uh,
detention, water management features. And that looks like a big, empty
canvas for future building. So, have you – unless there's something in
your – in the documentation for your development where it says you can
never develop a tract for building for that, or you can never get some kind
of variance to build that. That's a concern. Uh, another thing, I'm not sure
if it's still in place, but we already had another DO that's behind my house
to the west of me, uh, between my property and I-75. Is that still in place?
Tom: Yeah.
Doug: Allen family? Uh, that's something that may come in the future when
they, uh, find the, uh, initiative to build that. I mean, it's multi-family
residential?
Tom: One hundred and sixty-four units.
Doug: So, you know, cumulative effect of that going on these roads, and uh, a
big concern of mind is I see these kids out there catching the bus, the high
schoolers are there at dark, and you've got the middle schoolers and the
other – elementary schools, and you have people hauling butt through
here. They don't manage – they don't do the speed limit. They don't even
do 45. And, uh, you know, brakes lock up as your kid's standing on the
corner and they lose control and you end up hurting somebody. So, um,
that's my biggest concern. Your facility's much nicer than what's there
now, but uh, just, uh, the number of trips? That's-that's a big concern.
And that open space, of uh, additional possible buildings wanting to add
more people.
Wayne: Well, this is the master plan we're proposing with the county, and that
will be part of, hopefully, the adopted ordinance. So, in order to change
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that, we would be going back through the process again of where we are
today. It's not envisioned, as you heard Jackie mention, they would offer
satellite facilities. They think the 30,000 square feet is plenty for them
into the future. And again, our document today would not allow us to
have any of those senior-service activities on the open-space tract.
Doug: That's the scary part. It's possible.
Jaclynn: Yeah.
Doug: Anything is possible.
Wayne: Right. I have – thanks.
Doug: Thank you.
Peter: My name's Peter Goodin. I live on Spanish Oaks in the same, uh, unit of,
uh, Golden Gate Estates. And I wanted to, uh, clarify why you've got a
very, uh… Not a hostile crowd, but a – a different crowd for this, in spite
of the fact that you're focusing on socialization and relieving isolation in
seniors. Almost everybody that lives in my neighborhood who has lived
there as long as I have, for 20 years, is anti-social and is looking for
isolation.
Now, as far as a couple of questions, uh, when I moved to Golden Gate
Estates, I moved there for the trees. I'm a nurseryman by trade; I work at
Driftwood Nursery. Um… If there were no other purpose, other than
open space for the five acres to the east, simply clearing the exotics – and
by the way, when you do that, you have to do it in such a way that the
trees that are left are not damaged. We see it all the time, but by brining
in heavy equipment to take out the exotics, you actually kill the pines,
and you wind up with nothing.
I-I would prefer to see that left as wooded, as it is now. It would certainly
work better as a buffer for your neighbor to the east, which is the only
residence that you abut. And then, I have a question about the, uh, water
management areas. Are those swells for carrying the runoff from your,
uh, parking lot?
Wayne: The water management areas that are labelled are conceptual. We
haven't advanced this permitting through the water management district
or Collier County. But conceptually, those would probably be dry
detention areas. I have one of our engineers who's doing the preliminary
design for work on that. Here, to answer any questions I can, but I'm
pretty sure we designed this to be dry detention areas. I know that in
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some of the other small-group discussions we've had, it was asked, "Well,
why aren't you using the open space tract for water management?" Now,
that certainly could be something we could utilize some of that for as an
open-space use.
But to your point about the vegetation removal, yes, we understand we
have to remove the exotics. But, you know, to Dr. Faffer's benefit, you
know, to – clearing trees just because they want to clear the trees is a
costly expense that they probably don't want to undertake. But with the
county's regulations, if I call it a preserve, I have to put in a conservation
use, and then that further limits certain uses. She couldn't utilize it for
some of her gardening activities, perhaps, or a gazebo, or other things of
that nature. So, that's why we made the distinction, really, between open
space and preserve.
Peter: You're not telling me that the county requires it to be open space?
Wayne: No, that's of our doing. I mean, we could have proposed to put a building
there as part of our application. We could have proposed to put a parking
lot there. We could have proposed a lot of other things. We've chosen to
limit ourselves to open space and preserve on that tract.
Peter: But it could be that its highest and best use is the one that it's being put
to right now, which is just supporting the trees that would insulate you
from the one house that you abut.
Wayne: That could very well be, but the county has certain requirements for
actual preservation vegetation they could put in a conservation
easement. So, therefore, we've shown the preserve that actually exceeds
the code requirements, and then we've further identified open space.
Peter: Uh, if I could just mention one other thing, uh, before I give you the
impression that everybody in our group is anti-social. There are seven
churches in one square mile of Golden Gate Estates unit 96. The most
recent one is the one that would be directly across the street from you,
and they were all required to bring their concerns to us. And in no case
did the community stand in the way. They did ask for some concessions.
Uh… This is one of the most beautiful parts of Naples, and one of the few
places where you could live on a piece of acreage six miles from the
beach, and that's what people are trying to preserve. Thank you.
Wayne: Thank you.
Jaclynn: This is Jackie Faffer speaking. To your point, sir, we would welcome the
opportunity to talk with the leadership of Oakes Estates, as well as the
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other members of the community. We are, um, we would eagerly await
a dialogue.
Tina: Yes, sir.
Tony: Uh, Tony Palladino. I'm, uh, Hidden Oaks. Um… I've got some notes here
that are all discombobulated, so hopefully I'll get through this. But most
importantly, just as Jackie said, nothing is guaranteed. We don't know
what will happen with this. And unfortunately, hindsight is 20/20. Our
sight right now has to be based off of what you guys are telling us.
Um, and when I say that, we've met before. I sit on the Oakes board. Um,
and we've met and had these conversations. The very first time that we
met, it was presented to us as an idea that would not pursue – that you
would not pursue if you didn't have the support of the Oakes
neighborhood. We came back and said, "We don't support it." And you
guys said, "Well, we're going to go for it anyway, because we can't afford
to go buy some other commercial property."
So, you've taken a residential – there's four parcels there, correct? Okay.
So, three of those parcels are residential. They're not list stations and
electric powerhouses and-and daycares. They have to go through a
process to-to become that. But they're residential property. The five-acre
property is a non-conforming conditional use. That can't be – run today –
as a commercial business, unless it stays unaltered as it is, or minimal
changes. Which nobody's going to do.
So, this is a process that has to go through, but you can't take one parcel
that has a non-conforming conditional use and apply that to the three
adjoining parcels, because those are residential. And those should be
developed as residential. Um, we're not allowed to run businesses out of
our homes that generate additional traffic on our roads. The neighbors
will call zoning enforcement, they'll come and they'll, "What are you
doing? You can't have deliveries coming, you know, four or five times a
day." We can't do that. That's what you guys are doing.
Um… You said you have 200 people, and I know this has been like the
rest, but what is the cap that you would put into your, uh, your
application as how many people you would serve on a Wednesday. I
mean, if you're saying, "We don't expect to have more than 250 or
whatever it is," cap it. And I liked John's comment about, you know,
what's the building capacity? So, that's an excellent point. Because the
capacity of that building is what dictates what that building can be used
for today and 20 years from now, when you guys move on.
I know, "it's my forever home," but nothing's guaranteed, remember? So,
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you-you can't broadcast what happens in the future. We deal with this
stuff, and we know things change. Somebody else comes in, well
somebody else has a vision. Jackie, you're gone. Someone else comes in,
they go, "Uh, we've got this other five acres. We should expand this." It's-
it's – everything can change. So, it shouldn't change from residential,
which is what it is right now. Um… I'd like to know…
I'd also like to know, what are your growth numbers from 2014 yearly to
today? When we met, you had taken over just the bottom floor of the
Castello property. Not when we met, but when you first opened, you had
just the bottom floor, a section of it. And the growth was so great that
you had to take over the whole building. Now, you have 12,000 square
feet. But what is your – what is your growth numbers? Because it seems
like you grew very fast when you opened up, and when this place opens
up, it's gonna open up to a whole new group of people that don't even
know what the Naples Senior Center is.
What's that gonna do to your membership? What's that gonna do to our
neighborhood? How is the facility going to operate? It's going to grow,
that's – I mean, that’s the intention of building a 30,000 square foot
facility. I think. That would be mine, anyway. Um… Let's see. Oh, that's
the other thing. Jim, the traffic study that you did.
Jim Banks: Yes, sir.
Tony: Was done before the westbound turn lanes from Immokalee to Oakes
were closed off, which creates a whole lot more traffic on that Valewood
Extension. So, I don't know how – you know, you s- you keep putting your
disclaimer on there, "It's to the county's specifications." And I understand
that. But we want to deal with reality, not what the county asks us to
present to them on a piece of paper. We live it every day. So, I think that's
it. I may have more; I may come back.
Tina: Thank you. Yes, sir.
Mike: Let's start with Mike Vitte. Um, lived on 20 – on Oakes Boulevard for 28
years now. And kinda piggyback on what T-Tony just said. And I'm also a
general contractor, building and things. But once 13 acres is zoned
commercial, once you have a 30,000 square foot building on your – and I
applaud your mission. Everybody does. But like Tony said, 28 years I've
been on here, for the next let's say 20 – next 28 years. You're done with
it, you've moved on, things happen. It's gonna be a lot easier for the next
guy to add onto this property, because it's already zoned commercial.
And it is – that's never going away.
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That'll be a 30,000 square foot building in our neighborhood for the next
57 years. So, we'll have to live with this, and the consequences, and the
whatever happens next on this. And you know, it's just – it – I understand
that you-you want to do this, but there's other places that's zoned
commercial now, that I think you need to go.
Bobbie: Hi. My name is Bobbie Sutton. I live on Autumn Oaks Lane. I have two
boys in, uh, Collier County public schools who catch a bus stop at that
corner every day. Um, a couple of things I thought of as I watched this
presentation. One is I felt like the neighbors were given scare tactics. "If
we don't build the senior center here, what will be here?" And scaring
everybody into thinking, "Well, a senior center is better than this or
better than that."
Secondly, you're pulling on everyone's heartstrings. "But we're doing
something for the senior population." I have a mother, grandmother, I
value seniors and elders, and I certainly applaud your mission. This is not
the place to do that. Um, I heard comments like, "Oh, it will blend very
nicely into the neighborhood." I don't know how a two-story, 30,000
square foot building can blend into our residential neighborhood. I also
heard, "It will disappear from view." Um, disappearing from view, um,
with these trees, you know, 30 years from now? Um, it's not gonna ever
disappear from view.
Um, a couple of other things. We've had properties, uh, Destiny Church
is an example now, where when that was approved to be in our
neighborhood, it was a church for Sunday and Wednesday night only.
Now, that church is occupied 24/7, cars coming in and out, disturbing the
neighborhood. Um, it's a real problem. We've learned our lesson. We
don't want to deal with that anymore.
Um, this will affect the character of our neighborhood, the quality of our
life, and most importantly our property values. We've worked very hard
to be in this neighborhood. I feel especially blessed to be there, and I'm
upset that I just put a lot of money into my house for a remodeling and
addition, and that's gonna be smack-dab on my street. You can't tell me
that's not gonna affect my property values.
Um, your mission is to help the elder population, but I feel like you think
because you're doing something good, it supersedes my right as a
resident to have to drive past this every day, and to deal with that
affecting my quality of life, as well as my property value. Um, also, I live
by Station 42. It's a firehouse. That – that needs to go, and that was
negotiated with the neighborhood, the neighbors behind it. There was a
buffer. Guess what? The buffer's completely gone now. I can see the
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entire back of the firehouse. And that was cleared recently.
While all those, um, what I think are provisions being made, "Oh, we're
gonna do this, we're gonna do that." Well, everybody's forgotten about
those, and they just came and cleared it all out, so now I'm looking at the
back of a fire station. So, I think that we've learned our lesson with
Destiny Church, the fire stations, that all these things can be negotiated,
but then people forget. And things change, and properties get sold, or
they change hands. And I think that we really need to step back and think
about – this is not a done deal, you guys. This has to be approved, and so
don't roll over and just say, "Oh, we're gonna let them have it."
Tina: Thank you.
John: John Nicola, I live on Hidden Oaks Lane, and I'm a member of the board.
Um, I also just want to talk – I'm not the last considering, uh, let's just call
this what it is, which it's a commercial use within our residential
neighborhood, what-what this is. Um, the fact that there were certain
commitments that were made, you're saying that you were committing
to us, well we thought you were committed to, uh – we were committed
to you, and took you at your word through that you said, "If you come –
if you don't like this use" in our neighborhood, then you won't be there.
Well, we said we – you came to us, and we appreciated that. We came to
the meetings, we said no. We – if you – if you guys aren't committed, we
won't move forwards. We'll continue looking elsewhere. And I was – that
was at the first meeting you guys met with us. Um, in addition to that, uh,
you know, I'm-I'm curious about the transportation.
Were those measurements taken before the Valewood cut? There's a –
there's a Valewood there, but they also cut the left-turn lane onto Oakes
Boulevard from Immokalee Road, so I'm curious if those were taken – and
you can check on this later, but were – were those taken before that cut
the left-hand turn to go south?
Wayne: They were before that.
John: They were before?
Jim Banks: We collected the data when the left-turn from Immokalee was still open.
But then, what we did is we – we collected the data then, and then we
reassigned to this intersection on our analysis. So, the data that was
collected prior to closing that has now been reapplied to the intersection
at Valewood and Immokalee, as well as Valewood and Autumn Oaks, as
well as Autumn Oaks and Oakes Lane.
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John: What-what – ?
Jim Banks: So, we modeled that after the fact.
John: What's the distance between of the stacking capabilities for cars
between, um, the light at Immokalee and Autumn Oaks? Because I can
tell you know, with traffic there –
Jim Banks: This distance here?
John: Yes, that is – how many cars in that stack?
Jim Banks: Um, I think it's around 400', if I last recall. We spent many days out there,
many hours observing the traffic. Never did we see a situation where
vehicles queued up past that intersection, and the intersection queues –
John: Well, it queues actually now, because I see that every morning.
Jim Banks: Let me – let me – let me rephrase this. When – let me rephrase this,
everyone. Please. When we were out there making our various
observations, we never saw a situation where the queue stacked up from
Immokalee Road back to Valewood. We never saw that. I'm not gonna
say that that doesn't ever happen, but I'm telling you when we were out
there making the observations, we never observed it, and the recent
improvements that they made to the traffic signal, as you all probably are
aware, they put in a, uh, directionalized left signal for you because of the
conflict with the southbound traffic. And that has since improved that
situation, as well.
John: One other point, um, right on Immokalee Road, in a parcel that's a little
further east of this, uh, called the Southbrooke PUD, I think it's called. It's
a plaza, shopping center that would – came to us, and the developer of
that shopping center, uh, office park team and said, you know, "We want
to be a good neighbor, you know, uh, what would make you happy? What
would work for the Oakes Estates? What would work for the folks in
Autumn Oaks?" And the comment was, "No traffic in Autumn Oaks."
And the only way that got approved with our, uh, you know, as a
recommendation for us is if they had access only from Immokalee Road.
And-and that – and that was their commitment to us, and they made it
and kept it. The-the point we're trying to make is this is – this is
encroaching – a commercial use encroaching on our neighborhood, on
our residential neighborhood. That's what it should be.
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Joe Thompson: Hi, Joe Thompson. I'm on English Oaks. I'm a new resident to Oakes. Hold
your applause. I love it here. So, I saw this going on. A couple questions.
Um, first thing: Would you classify this as consistent with the Golden Gate
area master plan? Planner?
Because I know the county just went through a restudy, and from what I
look – again, I'm not – I'm not an active planner, but I did look through it
here that a lot of the conditional uses that were identified along the
Oakes/Immokalee corridor were on the Immokalee side, that were ones
that were identified as future conditional-uses that would be subject to
potential change that would be consistent with what the process was
with regard to Golden Gate Estates residents providing their input
through that exhaustive process that occurred.
Wayne: Thanks. This is Wayne Arnold, and to be clear, we have a pending
amendment to the Golden Gate area master plan for this specific piece
of property on the corner that would support the senior services use.
Joe Thompson: My question was about consistency to the Golden Gate area master plan.
Do you feel that this is consistent with the master plan in its current form?
Wayne: It is not consistent with the master plan in effect today or the [inaudible]
[01:13:10] amendments. But the restudy didn't look at individual
properties. This is a site-specific opportunity for us to look at the site and
offer up, through a combination of a comp- plan change and the zoning
change, a project that we feel is very compatible with the community and
keeping with Golden Gate Estates.
Joe Thompson: Now with the traffic impacts, I mean, at the end of the day, when you
look at it from just a character and suitability/compatibility type analysis
and perspective, to me, Oakes is a residential road. At the end of the day.
People use it as a pass-through, obviously, from Immokalee to Vanderbilt.
But at the end of the day, this is a residential enclave that we live in.
Wayne: Yes.
Joe Thompson: Um, so just to downplay the impact I think is a little disingenuous on your
part. Especially considering I-I talked to Tom about this standing Oakes
PUD that has yet to be developed, which is going to contribute to further
traffic on this boulevard as well. And to sort of isolate it to say it's only
the Valewood area on Immokalee road – people are going to be coming
from the south end, as well, of Oakes. So, that's – that's a guarantee that
that's gonna happen. How many parking spaces are in that
development? Proposed?
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Wayne: Two hundred.
Tina: Two hundred.
Jaclynn: Two hundred.
Joe Thompson: Two hundred. So, two hundred. That's – that's a significant amount of
traffic. And of course, as people have pointed out, if this is approved and
you get the PUD documents approved, there's an administrative process
from what I recall in the county where you can do a planned unit
development amendment. So, any of that can change. So, once it's here,
it's here, and the amendments can happen thereafter. And things that
you promise today may or may not get into the PUD documents when it's
actually approved. And I know that happened many years ago in the
Pebblebrooke shopping center with the Stevie Tomato's debacle which
happened.
There weren't supposed to be any, uh, restaurants that were serving
alcohol. Somehow, they got put into – that wasn't in the PUD documents
or transcribed appropriately, and that use was approved. So, there's
nothing they can do to go back and change that. So, there's no reason
this wouldn't be the same case here. So, I just find that really
disingenuous that you downplay that. And on top of that as well, you look
at this – is there even w-water and sewer to this property? County water
and sewer? Or is it just well and septic, correct?
Wayne: This is Wayne Arnold again. Uh, Michael Herrera, our staff engineer, is
looking at that issue. He's, uh –
Joe Thompson: So, is there water and sewage here?
Wayne: Oh, okay, gotcha. Yeah. So, Michael's evaluating water and sewer
availability. There is water and sewer that can be extended to the site.
That would be our desire to have that. We always have the option, just
as you do –
Joe Thompson: Sure.
Wayne: To have a well and septic system that would serve this –
Joe Thompson: Right.
Wayne: This project. But our – our priority would be to get water and sewer
service to the site.
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Joe Thompson: Makes sense from a development standpoint. So, the only other question
I had was that of all of the other kind of ready-to-go properties in North
Naples or in Naples, where is the exhaustive list of other properties that
the senior center evaluated that would effectively be turnkey ready from
a land use perspective, from a traffic absorption perspective, and from a
character and compatibility perspective? Just… why didn't you look at
those other properties first? Why come to Oakes Estates and come a
block in, where the only other amendment to the Golden Gate master
plan as it occurs has been on Immokalee Road corridor?
Wayne: Right.
Joe Thompson: So, this is a big deal, folks. This is – this is a –
Jaclynn: We had a representative –
Joe Thompson: This is an amendment right here. Thank you. Thank you, because we have
planners at the county that I know are very competent. All disclosure, I
know a planner personally, David Weeks, who's a very good planner, um,
and I know he looks at this in-depth, the comprehensive planning. He's
the gu- the guru there at the county. And it goes through a public process,
so everybody will be involved in that process. Planning commission,
Collier County Commission, etc. So, thank you.
Jaclynn: We would like –
Tina: She says if you like, we can answer your question.
Joe Thompson: Yeah, go ahead. Sure.
Jaclynn: Well, we would like to answer your question.
Joe Thompson: Yeah.
Jaclynn: We have a member of our board of trustees here, and um, he will address
the question about the turnkey properties from the fiduciary
responsibility of a board member.
John Passidomo: Afternoon. My name's John Passidomo. I'm a member of the board of
directors of the, uh, Naples Senior Center. Have been for probably four
or five years now. So, I've enjoyed, uh, participating and seeing, uh, these
dedicated use, and being engaged in this process.
Jaclynn: John, is this –
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Wayne: Is there a mic on you?
Joe Thompson: Yeah, mic is off.
John Passidomo: It is on. Can you hear me?
Wayne: There you go.
Jaclynn: Yeah.
John Passidomo: I'll speak up a little closer. [inaudible] [01:17:28] We've actually been
engaged in this process for two going onto three years, so we've looked
at a broad range of possibility. But part of what we need to do as we work
our way through the process is reconcile our, uh, limited resources as a
non-profit, for our fiduciary obligation to expend those resources in a
responsible way to achieve our mission.
Our mission is to serve the needs of the area's seniors. And we cannot
afford commercial properties in commercial shopping centers, because
we cannot do that with the resources that we have and the mission that
we need to achieve, and the future obligations that we have to get there.
Uh, this is the only way we can do what we need to do. We've been
looking, we've had uh-uh-uh preeminent, uh, commercial developers
working with us in this effort. We've looked at a broad range of different
possibilities, uh, some of which were, uh, for commercial use only. And
the fact is, we couldn't afford to do that and continue to do what we do
on behalf of our mission.
Joe Thompson: Correct me if I'm wrong; I read something that the Naples Senior Center
raised over $10 million in donations. Is that incorrect?
John Passidomo: [Inaudible] [01:18:45] that is – that is absolutely correct.
Joe Thompson: Okay.
John Passidomo: We're very proud of that.
Joe Thompson: So, I guess –
John Passidomo: And the fact is –
Joe Thompson: Okay.
John Passidomo: We want to expend those monies –
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Joe Thompson: Right.
John Passidomo: To achieve our vision.
Joe Thompson: Sure.
Jaclynn: At our expense.
Joe Thompson: But okay, I'm – I mean –
Jaclynn: At our – at our expense.
Joe Thompson: Correct me if I'm wrong. So, can you or can you not find a comparable
sized property within this general vicinity – I say 'general' within a few
miles of where you guys are proposing – for $10 million or less?
John Passidomo: If we could, to do what we want to do –
Joe Thompson: Right.
John Passidomo: We wouldn’t be here.
Tina: It's not a magnet.
Jaclynn: But if we could've found something –
Tina: I'm sorry. What's that?
Jaclynn: We might be able to find somewhere else.
Tina: Well, you'll need to – you'll need to come over here.
Joe Thompson: Yeah. Thanks.
Tina: And I – yeah. I just want to make one thing super clear. That the capital
funds made are-are not just for the land, but is also to build the facility.
So, we've got just a few more minutes. I want to make sure we have
everybody – give everybody a chance. Fifteen more minutes of official
time here, then we can answer questions one-on-one. So, yes, ma'am?
Tammy: Hi. So – can you – ?
Tina: Yeah.
Tammy: Can everybody hear me?
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Tina: Your name please? Yes.
Tammy: Okay. My name is Tammy Samuel. My husband and I, um, live
approximately, uh, four parcels away from, um, the end of Oakes
Boulevard. So, we will be very much affected by the senior center. I'm not
taking away from your purpose, um, but I'm just going to outline some of
the things that we haven't mentioned today, um, that, you know, is
obviously of concern to all of us that are living in the area.
Um, you mentioned that you have 500 members, but you only have room
for 200. So, when you said you have 500 members but you only have 200
parking spaces, and you have a maximum… So, that's not very logical to
me. So, it – it looks as if maybe at some point in the future your satellite
offices can't accommodate some of these people, that the senior center
around the corner from my house might be. Um, my – we-we have two
children, uh. One guy's a senior, and the other one is attending Gulf Coast
High School.
And when you come off of Oakes Boulevard, you're going to be using
Autumn Oaks Lane to get to Gulf Coast High School. I use that, um, two
to three times a day, if not more, because my son's in band. Uh, we're
looking at about approximately what your plan says about a year of
construction. So, when I get to the end of my street, I'm going to be
grossly affected, because there's going to be tons of traffic and
obstruction to get to Gulf Coast High School.
Um, there's 2,400 children that attend Gulf Coast High School, and
families that are using Immokalee Road already from all the other
developments. So, it's already a very, very busy area. So, then, to put a
commercial center in a residential center is going to affect me – my
driving time, it's going to affect my kids, it's going to affect a lot. My kids
are new drivers. Now, I'm going to have a new driver with a permit and a
driver's license driving, right? They're seniors. That's not good.
Um, the – I guess the major thing for me is the traffic impact and our
property values. My husband and I have a pretty sizeable house on that
street, um, and we've worked our whole lives to afford it. And this is going
to majorly affect us. So, not just us, I mean all of us. And from our point
of view, you know, while we appreciate what you're doing, we don't want
it around the corner from our house.
Jaclynn: I think this other man was up.
Tina: Right. Excuse me.
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Tivis: Hello. My-my name is Tivis Nelson, uh, I live at Longshore Lake. Uh, I have
some experience with um, watching these things and close to places
where I live. I've been here for a bunch of years. I've got kids that live in
the Oakes. They moved from Indigo Lakes into the Oakes. And, uh, this
intersection right here at the northwest corner of the property at, uh,
Autumn Oaks and Oakes Boulevard? Uh, if I had a nickel for every time I
have stopped at that intersection, well I could take us all to eat at a pretty
nice place.
And that piece of property has been a sale – for sale for years. And
nobody has jumped in there and said, "Hey, let me spend my money and
make that a little prettier." I – even as a minor developer way back in my
life, thought – I was thinking about that property itself. But you know,
when I saw this, I would describe that intersection that I just described.
The views of life from there are ugly. That's all I can tell you, just that
that's an ugly intersection, and the time I've spent there, I have bitched
the entire time hoping something nice be doing.
Now, if you could take the motorcycle shop with you, that'd be good. But
you know, when I saw them, I saw the small number of people that you
think go through there. Even if it's understated. I mean, from my point of
view, paradise was close by. If y'all put that up and hold onto what you
say you're gonna do, uh, my view of life will be improved, and my kids
who live in the Oakes and they're – they traverse this intersection up here
many times a week. I'm talking I'm a bet 30 times a week. And so, I
appreciate the fact that at least it looks a lot better than what I might've
expected to go there. Good luck with it.
Jim Trullinger: Hi, my name is Dr. Jim Trullinger. I live on English Oaks, and I'm against
this thing for a couple of reasons. They're kind of anecdotal impressions
that I've had. One is the general area of Mission Creek. Now, many of you
addressed this tonight in terms of the set forth objectives maybe being
pushed later on after the thing's built. And it reminds me of when I was
living up in New York City, about 25 years ago. In my neighborhood, there
was a big community meeting, the last one like this I went to. A big
developer was there, and he was pushing building some apartment
buildings.
I stood up at the time. I said, "Can you assure us that there will be no
Section 8 housing built in this thing?" He said, "Oh, don't worry. No
problem." Well, guess what? There was. And it just went through, and
now the neighborhood is declining, and it's uh, it's unfortunate.
The other concern I've had is one that's based on something that involved
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my mother. She lived for years up at Shell Point Village in Fort Myers. And
she told me that just about every week, there were instances of
Alzheimer's patients walking around that property and getting into the
neighborhood, and knocking on doors and causing disruption. I'm
concerned about your losing control of what's going on in your facility,
and these types of things happening.
Jaclynn: I'd like to address that point.
Jim Trullinger: Sure.
Jaclynn: This is Jaclynn Faffer. This is not a residential facility, nor is it an all-day
daycare facility. The respite programs that we have are four hours, from
10:30 to 2:30, with a maximum of 12 to 14 patients with dementia, and a
staff ratio of five people, five staff people and volunteers. And the people
with dementia have to qualify for this level of program. No. 1, they are
not wanderers. No. 2, they are always within a secured room, and they
are picked up at the door by their caregivers. The-their – the facility
you're talking about at Shell Point has a significant special area for people
with advanced dementia. The people we see in our program have early
to mid-stage dementia, so there would not be any wanderers.
Jim Trullinger: Well, I hope you're right.
Jaclynn: Teach them.
Jim Trullinger: I know Shell Point has a tremendous staff.
Jaclynn: I wish we could be like Shell Point.
Jim Trullinger: There's still, uh, issues. So, and then there's the issue of you've got groups
of people coming in, and maybe they're with you for a year so. Then, they
begin to slowly slip. Who determines whether they can continue?
Jaclynn: Our professional staff. Our professional staff determines that. They are
licensed, they are credentialed, and there are many times that we have,
um, discharged people from our program. And at that point, they usually
go into a facility.
Jim Trullinger: Okay. And nothing that I've heard has changed my mind.
Jaclynn: Okay.
Jim Trullinger: Good luck.
9.A.2.e
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Tina: Thank you. Okay. Yeah, we're gonna just take two-two more questions,
and then if you have other questions, we can take them at the end.
Steve: I was here. I was here.
Tina: Okay, okay.
Steve: Okay. My name's Steve Bracci. I'm an Oakes Estates resident. My
neighbor – my property touches the southeast corner of your property
that you're proposing this project on, okay? For starters, I'd like to know
how many Oakes Estates residents only are here. Raise your hands? Okay,
there's, um, several dozen. Now, I'd like for those folks to raise your hand
who are Oakes Estates residents that support this project to raise your
hand. Oakes Estates?
Male Speaker: I didn't raise my hand, so no.
Steve: You just – okay.
Male Speaker: No.
Steve: So, let the record show there's maybe out of a couple – several dozen
people that have raised their hand, there's maybe two or three people
that raised their hand supporting this project. And let's let the record
reflect that. Um… Ms. Faffer said that you're stewards of your
philanthropists' money. Mr. John Passidomo said that there is a fiduciary
duty to spend your p- your p- your donor's money correctly. I'm
astonished and astounded by the admission by John Passidomo that this
– he needs – you need to build it here, because it's the only property you
can afford. The reason why this is the only property you can afford is that
it's not appropriately land-used, and it's not compatible. It's in the middle
of a neighborhood. I'm – no, I'm not done.
Tina: That's fine.
Steve: I didn't –
Tina: I just wanna – I just wanna say that that's not what was said, that this is
the only place that could – could go. It's the only place that met the
parameters –
Steve: He said – I think he said this is the only way.
Tina: Right.
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Subdistrict and PL20180002622, Naples Senior Center CFPUD
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Steve: I-I took those notes down. I could be wrong. We'll check the – your-your
transcript against my video of this, and we'll see how it is.
Tina: All right, Mr. Bracci.
Steve: Okay.
Tina: Will do.
Steve: And then – so then – th-this gets to the whole point of this. This whole
thing is political. You wouldn't have a chance – a snowball's chance in
Hades getting this project through if not for the political wins and the
political favoritism. That's why Ms. Faffer started her presentation talking
about this greater good need, making us seem like heartless people. This
is a land use issue about compatibility. The gentleman who stood up here
earlier and stated that we're all antisocial in our neighborhood and we're
all isolationists, and everyone laughed, everyone laughed because – but
they knew it was true. You're destroying that character with your
proposed project.
Now, it-it – that – that's – so… Th-the reason you're supposedly being
fiduciaries is you're going to take a property that should not be up-zoned
and land use up-zoned, and you're going to get it up-zoned. And you're
doing it with Mr. Passidomo, who's not just a trustee, but he's also an
attorney in downtown. He's well-connected, his wife is a state senator.
He's in favor with the county because he got this $0.01 sales tax approved
or he worked on it. It – you – y-you're a political [inaudible] [01:32:06].
Tina: Sir, that's – it's really inappropriate to [inaudible].
Steve: Well, it-it-it's just – I'm making a point.
Tina: It-it's [inaudible] [01:32:12].
Steve: I understand that, but it – I – it – I – I'm building – I'm building – I'm
building to a point. I'm building to a point.
Tina: Really not appropriate.
Steve: I'm building to a point.
Tina: I'm sure you are.
Steve: Because to get a land use changed requires four votes out of five. To get
a PUD change later on once they get this land use, it requires three votes
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Subdistrict and PL20180002622, Naples Senior Center CFPUD
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out of five. Now, that PUD could be amended by three out of five people.
So, when Mr. Arnold stands up there, when you folks stand up and say,
"Oh, we – we're protected by a PUD," yeah, you are, but in this case, you
guys are so political and so politically connected that when you want to
go and change because you have some future need, we're un- we're
exposed.
If you folks were truly going to commit to what your future uses would
be, and Ms. Faffer said this is a permanent use, if you would permanent
restrict file – record a restrictive covenant in the public records that says
any resident of Oakes Estates can enforce the restrictions that you agreed
to. And if you don't want to do that, then everything you say here is
disingenuous. I'm not suggesting that you get that project in – on that
basis, because I'm opposed to it, like all my neighbors are. Or almost all
my neighbors. But this is political.
The other thing: Valewood? It's not some kinda collector road that's
coming off of arterial – o-o-o-off of an arterial road, Immokalee. That-
that road is a workaround. The only reason it exists is because Oakes
Estate – Oakes Boulevard used to go north, and had a traffic light. We're
too close to the interstate, so we had to close – first they – the-the traffic
signal came out, and they had to put in Valewood because otherwise you
couldn't get out there if you lived in Oakes. Then, they closed the one
median. Then, they closed the other median.
So, Valewood as it is, I mean, it's dysfunctional as it is on that north end
coming out of Oakes. You guys are just adding gas to the fire. They're
gonna – we're gonna come around that corner, you got – and soon as we
turn to go this way, we're gonna run into an i-i-ingress/egress point for
you guys. That traffic light's gonna stack. That – Jim, you can look at that
– that left – that left turn – that left turn signal, the northbound left –
west? Maybe three cars can get through there now?
Audience: Maybe. Maybe.
Steve: If-if the county – if this is a project for the greater good, I'd ask Mr.-Mr.
Bellows and Mr. Weeks to go back to their transportation department
and say, "Guys? Are we willing to commit to extending that greenlight
during peak hours?" And make the whole county feel the impact of this
project, and not just Oakes Estates. Because then you're saying, "Okay,
so now you've got the major east-west Immokalee Road corridor that
everyone knows is over capacity, everyone knows is overloaded. And
you're putting this use in there.
This belongs at a commercial activity center with – on two arterial roads
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Subdistrict and PL20180002622, Naples Senior Center CFPUD
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coming together, and access under both arterials. That's where this
belongs, not in the middle of the neighborhood. Yeah, the reason why
Oakes is still – Oakes Boulevard is 24% capacity in the middle of the day
is because it's in a freaking neighborhood. It'd be like going to [inaudible]
[01:35:26] Like going to Palm River Estates and looking at Myrtle-Myrtle
Road and High Ridge and say, "Hey, look at all this capacity here. Let's
take these couple residential properties and land-use change it to an
institutional use with-with peak hours." It makes no sense.
The county has made – back in '97, when Destiny Church – or what used
to be – went in, if you could look at the notes, I-I think actually, uh, um,
Tim Hancock was on the board at the time. And there was a discussion
about Oakes. They talked about how that church can go in, because not
only was Oakes B-Boulevard four-laned at the time, there was a plan for
Oakes Boulevard to go all the way through to Bonita Beach Road. That
didn't happen. Oakes Boulevard used to be 45 miles an hour. It's been
reduced from 45 to 35. Why? Because it's a recognition of the change.
This is now our neighborhood. They are not even at the perimeter of our
neighborhood, they're coming into the heart of our neighborhood.
Why did Oakes E-Estate spend so much time with Southbrooke Medical
Office to buffer the south end, to make sure that all the access was on
Immokalee Road, and everything south was buffered and gonna be
buffered you know, t-to – so that we couldn't see them and didn't have
to impact them at all? Why did we do all that on the south end of that
project if only to have this project come in and spill now south of Autumn
Oaks?
B- and here's the thing. In your – in that comp plan report that Mr. Arnold
drafted, it says, "Well, we're not gonna create a domino effect. Nobody
else will be able to go – a – latch on to what we're doing." Well, I hate to
tell you, this is the domino effect. It's the domino effect off of Immokalee
Road. Yeah, you put non-conformity uses along in there because they
have a hardship. This isn't a hardship. They're spilling south.
And I'd ask that the county also look at the representations Mr. Weeks –
or, Mr. Arnold has made, about whether this is a legal non-conforming
use, or whether it's expired or not. And is there a factual basis for that? If
there is a factual basis, I'd like for the county to get back to us to tell us
what the factual basis – is it – is it just the case that they were once
commercial? Or are there other factual presumptions? And if so, what
did the county do to assure that those factual presumptions were met?
Thank you.
Tina: Sir? Okay, thank you very much. Thank you very much.
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Subdistrict and PL20180002622, Naples Senior Center CFPUD
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Marylin: Good evening, uh, my name is Marylin Vonseggern, and I live in
Longshore Lake. But I'm not here to really discuss the property. I'm here
to discuss the senior center. Um, I drive twice a week to the current
property. Um, my experience with this organization is so positive, um,
that I think – and I'm not trying to tug at anybody's h- anybody's
heartstrings. I'm talking about the integrity and the courtesy and the, uh,
respect that this organization treats the, uh, the resident – or the
members of the organization, the caregivers, the people that provide the
transportation. Um, even in the busiest times, which are really only once
a week for a couple of hours.
Um, they have several young men who go out of there to make sure that
everybody who has a vehicle and is staying with their vehicle is parked.
They help people in and out of their cars. The volunteers, they're
extraordinary. Um, and they protect the neighborhood. We get notices
from them, because it is a residential neighborhood right across the
street. And they let everybody know who attends this center or drives to
the center for whatever reason, uh, what they can and cannot do in the
neighborhood, and they protect the people who are residents nearby.
Uh, my husband attends several of the events and, uh, I see lots of people
there. And I cannot tell you, I have seen very few organizations like this
that have – do such great services for their members, and have such
sensitivity to everybody involved. Um, my feeling is for those residents
who are concerned – and I know you are, and I appreciate that, because,
um, they put Palazzo right behind my house. So, I've been through this,
and – many times. And I know what it's like to have concerns about new
things that come to your neighborhood.
But I would tell you that if these ten – people tell you they're going to do
what they're gonna do, I believe they will. I think they're an outstanding
organization.
Tina: Last question, then we'll need to wrap up.
Michelle: Um, I'm an owner – Michelle Bracci – on Hidden Oaks Lane. And I came
in late, so I didn't have the benefit of hearing what everyone else spoke
about. But, um, I wanted to talk to one of the bullet points that was in
your postcard that was mailed out. And that was that you guys, um, are
advertising your services as being Monday through Friday, 8:00 – or, 9:00
a.m. to 3:00 p.m. Um, I took a few minutes to look on your current
website, and I see daily services Monday through Friday that begin at 9:00
a.m., and are scheduled until after – a start time after 3:00 p.m., Monday
through Friday. I also saw there was one occasion of a scheduled Saturday
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Subdistrict and PL20180002622, Naples Senior Center CFPUD
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event. I have a screenshot of it, if you'd like to see it afterwards.
Tina: Yeah, let's see it.
Michelle: Um, so it raises multiple concerns. 1) if you have a start time at 9:00 a.m.,
you don't just have a handful of employees who need to gain access to
your facility before hours, but you also have a population of seniors and
their caregivers who are going to be traversing Oakes and all of the
streets around the facility to get there in time for the event that starts at
8:00 – at 9:00 a.m. And that's a huge traffic impact in our area. Um,
anybody who works or takes the kids to school in our neighborhood,
knows that our streets are already packed with traffic. So, that's one
issue.
The other issue is, um, there's a special screen on your website that talks
about special events. So, you're currently, it looks like, using other
facilities to host these special events, which are weekend and after-hour
evening types of, um, get-togethers. And they seem fairly large in scale,
and there are multiple ones that are listed and go back on the calendar.
Um, those certainly aren't Monday to Friday, 9:00 a.m. to 3:00 p.m.
They're after-hours, and it reminds me of many of the issues that we had
dealt with in our neighborhood with Destiny Church, which started as a
restricted-use, you know, small number of worship times, and has
expanded to a Monday through Sunday, any hour of the day, um, facility.
And it's very disruptive to our neighborhood. So, I would just like to say
that I don't want you as our neighbor. I think the service is probably
better located in a high-intensity commercial use somewhere else in our
county. It's not that we're a neighborhood of residents and owners that
don't have compassion for this type of social service, but it's not being
presented in the right location. And I ask that you please take that into
consideration and-and look at other locations which are much more
appropriate.
Jaclynn: Thank you. I would like – I would like to address your comments about,
um, off-site programs on the weekends. Yes, we do have those, and those
are major fundraising events. And those are held at country clubs or golf
clubs, and they would – they would never be held on our site, because
we'd need catering, we need upscale, uh, venues. So, that's what your –
we need, that would hold 300 people. That’s something that is not part
of senior center programming.
When you see something at 9:00 in the morning, we do have individual
appointments with clinicians at 9:00 in the morning. Senior center
programming never starts at 9:00, and the last program is at 3:00. That's
because we can't accommodate them earlier, they don't want to come
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here earlier, and they want to get on their way. If you come to our parking
lot, you – or our current facility, which I invite you to do, you will see that
it's empty at those hours. Yes, please do. Thank you. Tina?
Tina: All right. I'm just gonna say this for – for the record, that this um, gonna
be the official end of the neighborhood information meeting. We really
appreciate everybody being here. If you'd like to talk further, please let
us know. We have a website: newnaplesseniorcenter.org. There's a
comment form on there if you have questions that you'd like to present,
or comments that you'd like to make and send those to use via that form.
Um, we look forward to being in touch with you.
Oh, I'm sorry. We have a county representative here who'd like to speak
for a moment.
David: Hi, uh, I'm David Weeks with the county's, excuse me, county's
comprehensive planning section. I just want to make one factual
correction. Uh, Mr. Bracci had mentioned that for the PUD zoning, uh, it
would only take a three to two vote. Uh, that's incorrect. It does require
a four to one vote, the same as the comprehensive planning limits.
Tina: Thank you very much. Good night, everybody.
[End of Audio]
Duration: 105 minutes
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Petitions PL20180002621, Naples Senior Center Community Facility Subdistrict and PL20180002622, Naples Senior Center CFPUDSeptember 25, 2019 Neighborhood Information Meeting9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
•Dr. Jaclynn Faffer, President/CEO – Naples Senior Center at JFCS, Inc. (Applicant)•D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor & Associates, P.A.•James M. Banks, PE, Traffic Engineer – JMB Transportation Engineering, Inc.•Michael T. Herrera, P.E., Engineer – Q. Grady Minor & Associates, P.A.•Tyler King, Biologist – DexBender Environmental Consulting•Renée Zepeda, AIA, NCARB, LEED AP, Senior Architect – Stofft Cooney Architects•Dwight Thomas, Board Member – R.E. Development Manager•Tina McCain Matte – Gravina Smith Matte & Arnold•John M. Passidomo, Board Member – Naples Senior Center2Project Team9.A.2.e
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Dr. Jaclynn FafferPresident/CEONaples Senior Center39.A.2.e
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20Activity Schedule (Feb. 2019)•Pre-registration required for all programs•Shuttle service available9.A.2.e
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21Daily Activities9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
22Activities AttendanceWednesdayFebruary 6, 2019JUST STOPPING BYANTYTIME!WaterColor-self directedNeedle WorksSpanish and ConversationDementiaRespiteSupport GroupNeedle PointZip code Party 34109BonebuildersTai Chi TwoBeginner Line Dance Steps10:00 – 12:0016 1010:30 – 11:00910:30 –2:301111:00 –1:00511:30 – 12:301612:30 –1:15331:30 –2:15132:30 –3:3016Choir PracticeLunch and MoreCollier County Sheriff Senior Advocacy UnitComputer AssistanceBoard of Health Focus GroupAfter Lunch PresentationDream Team10:00 – 10:451411:00 –1:001731:00 –2:0021:00 –2:303101:15 –2:1522 3TuesdayFebruary 5, 2019*20% of the seniors attend more than one activity during the day.9.A.2.e
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23Activity Schedule (Sept. 2019)•Pre-registration required for all programs•Shuttle service available••9.A.2.e
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D. Wayne Arnold, AICPPrincipal PlannerQ. Grady Minor & Associates, P.A.24Land Use/Zoning9.A.2.e
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25•Located on the Southeast quadrant of the intersection of OakesBoulevard and Autumn Oaks Lane•Valewood signal accessProject Location MapSubjectPropertyAutumn Oaks Ln.Immokalee RdOakes Blvd.
Valewood Dr.
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26Aerial MapOakes Boulevard Autumn Oaks LaneSubjectProperty13.6 +/- AcresImmokalee RoadValewood Drive
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Current Zoning:E, EstatesProposed Zoning:Naples Senior Center Community Facility PlannedUnit Development (CFPUD)Current Future Land Use Designation:Estates Designation, Mixed Use District,Residential Estates SubdistrictProposed Future Land Use Designation:Naples Senior Center CommunityFacility SubdistrictProject Acreage:13.6+/- acres27Project Information9.A.2.e
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28Existing Regulatory Framework•Land uses permitted by right or through the conditional use process•4 tax parcels•Uses permitted by rightoNon-profit careoElectric substationsoLibrariesoSewage lift station9.A.2.e
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29•Create new subdistrict under the Golden Gate Area Master Plan to allow up to 30,000 square feet of building area for senior services uses for the Naples Senior Center for 8.6+/- acres of assemblage•Rezone 13.6+/- acres from the E, Estates Zoning District to CFPUD Zoning District to develop the site for Naples Senior Center servicesProposed Request9.A.2.e
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30A. Principal Uses:1. Individual and Family Social Services (SIC 8322) for seniors 60 and older, limited to the following:a. Activity centers, elderlyb. Adult day care centersc. Centers for senior citizens/community centersd. Family counseling servicese. Old age assistancef. Outreach programsg. Senior citizens associationsB. Group support services, elderlyCFPUD Proposed Uses
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311. Soup kitchens2. Homeless shelters3. Residential dwelling units4. Offender rehabilitation agencies5. Public welfare offices6. Self-help organizations for alcoholics 7. Refugee services8. Religious facilities/churchesProhibited Uses9.A.2.e
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32Proposed Development Standards9.A.2.e
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33Proposed Conceptual Master Plan9.A.2.e
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34Proposed Conceptual Master Plan Overlay•Date aerial flown: January 2019, Collier County Property AppraiserIMMOKALEE ROAD9.A.2.e
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35Primary Access to Valewood Dr.•Date aerial flown: January 2019, Collier County Property AppraiserIMMOKALEE ROAD9.A.2.e
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36Proposed Conceptual Site RenderingAutumn Oaks LaneOakes Boulevard
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37Proposed Conceptual Site Rendering OverlayVALEWOODODD DRIVE
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James M. Banks, P.E.JMB Transportation Engineering, Inc.38Traffic Analysis9.A.2.e
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•Established Site-Generated Trips by Collecting Data at Existing NSC•Data Collected for the NSC during the Most Active Day of Week (Wednesday) & During Peak Season•Monday, Tuesday, Thursday & Friday Generate Less Trips (> 50%)•Proposed NSC will Generate:•Established Traffic Conditions within the Oakes Neighborhood. Traffic Data Collected During Peak Season (December)•Signalized Access to Immokalee Road & Vanderbilt Beach Road•Prepared a Traffic Impact Statement Pursuant to Collier County Criteria •Determined that All Intersections and Road Links Impacted Will Continue to Operate at Acceptable LOS at Project Build-Out•Oakes Boulevard will Operate at 26% of its Capacity During Peak Season Peak Hour Conditions•Collier County Staff Reviewed the Traffic Study and Agreed with Findings41Traffic Impact EvaluationPeak DayTotal People On-SitePeak Day AM Peak Hour(vph)Peak Day Mid-Day Pk Hr(vph)Peak Day PM Peak Hour(vph)Trips Generated(Proposed Site)300 5145 enter/ 6 exit19545 enter/150 exit311 enter/30 exit9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
42Proposed Conceptual Master Plan Overlay•Date aerial flown: January 2019, Collier County Property Appraiser9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
43Perspective View From Autumn Oaks Lane•Enhanced Buffer along Autumn Oaks LaneAutumn Oaks Ln.Oakes Blvd.9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
44Perspective View From Oakes Boulevard•Enhanced Buffer along Oakes BoulevardAutumn Oaks Ln.Oakes Blvd.9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
45Perspective Westbound View•Autumn Oaks Lane9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
46Perspective Southbound View•Valewood Drive
9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
47Planning Conclusions•Project thoughtfully designed to be compatible with the Oakes Neighborhood•Large building setbacks•Enhanced landscape buffers•More than 5 acres devoted to preserve and open space•2 story maximum height•Residential style architecture•Project will have direct access to signalized access at Valewood Drive and Immokalee Road•No evening or weekend use of the property•Limited scope of uses related to senior center mission9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
48Conclusion•Thank you9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
9.A.2.e
Packet Pg. 1005 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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
January 10, 2020
RE: Neighborhood Information Meeting (NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility Subdistrict and
PL20180002622, Naples Senior Center CFPUD
Dear Sir or Madam:
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and
John M. Passidomo of Cheffy Passidomo, P.A., representing Naples Senior Center at JFCS, Inc. (Applicant) will be held
on Monday, January 27, 2020, 5:30 pm at Hodges University, John White Community Room, 2647 Professional Circle,
Naples, FL 34119. Naples Senior Center at JFCS, Inc. has submitted formal applications to Collier County, seeking
approval of a Small-Scale Growth Management Plan (GMP) Amendment and a Community Facility Planned Unit
Development (CFPUD) Rezone. The GMP amendment proposes to create a new community facility sub-district under
the Golden Gate Area Master Plan to allow up to 30,000 square feet of building for senior services uses in the subdistrict
and to rezone the property from the E, Estates Zoning District to CFPUD Zoning District, which specifies permitted uses
and development standards for the property. The subject property (Naples Senior Center CFPUD) is comprised of
approximately 13.6± acres, located on the southeast corner of the intersection of Oakes Boulevard and Autumn Oaks
Lane in Section 29, Township 48 South, Range 26 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 at
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. Project information is posted online at
www.gradyminor.com/planning.
Project Location Map
9.A.2.e
Packet Pg. 1006 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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GRACIELA S 6160 HIDDEN OAKS LNNAPLES, FL 34119---1132 41933080004 GOLDEN GATE EST UNIT 97 E 75FT OF TR 4747 1 29 48 26PANDYA, SUNIL RAMESH 2391 OAKES BLVDNAPLES, FL 34119---8760 68570000051 Q AND W SUBDIVISION LOT 112948 26PASCUZZI, VINCE S & DIANE S 121 SCHOLFIELD AVEPT COLBORNE L3K 0A2 CANADA 59952000701 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 9039 903 20 48 26PATRICIA J PHALON TRUST 325 E 31 AVEEUGENE, OR 97405---0 41931240008 GOLDEN GATE EST UNIT 97 S 150FT OF TR 2525 0 29 48 26Notice: 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: PL20180002622 & PL20180002621 | Buffer: 1000' | Date: 12/13/2019 | Site Location: Parcels 41931080006, 41931120005, 41931200006, and 41933240006POList_1000_PL20180002622-PL20180002621.xls9.A.2.e
Packet Pg. 1007 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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Packet Pg. 1008 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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Packet Pg. 1015 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
Page1of46
Wayne Arnold: All right. Well, I think we should go ahead and get started. I
appreciate everybody who’s taken their time out of their day to
come and join us. I’m Wayne Arnold. I’m the professional planner
with GradyMinor Associates representing the Naples Senior
Center. And we had a meeting back in September, and we have
some new information we wanted to share with you.
So, those of you who were with us a few months ago, welcome
back. And I’m gonna do a short presentation to give you the
highlights of both the Comprehensive Plan Amendment, and the
rezoning application, that are pending before the county. And, uh,
then we’ll have Jim Banks come and talk a little bit about the
traffic analysis that he’s prepared. And then we’ll take some
questions and answers period at the end of the – of the
presentation.
So, with that, let me get started. And Naples Senior Center – um,
many of you probably are aware of what it is – but it’s a not-for-
profit senior center – social services – for, uh, elderly people in our
community. And it’s, uh, – a lot of misinformation, I guess, is out-
and-about, about what they are and what they’re not. But it is a
place for seniors to have daily socialization skills. They can take
exercise classes, arts and crafts, gardening, financial counseling.
Uh, they also operate a small food pantry for the seniors. But
there’s a lot of things that, uh, they don’t do. This is not a
residential facility.
This is for daily activities for seniors. Um, it – it’s – it’s a
community – as we all know – we’re getting older. We have an
older population in our community, and the seniors desperately
need a place for socialization skills. And also, we have a lot of
folks with dementia. And there’s a dementia respite care program
that’s part of the senior center as well. It’s not for people who have
dementia to live in this facility. It’s for people to come and get
skills related to coping with, uh, their loved ones who have
dementia, etc.
The funding for the senior center comes largely through donations
and memberships. This is not a county-sponsored, taxpayer
facility. This is a not-for-profit agency. So, we wanted to make
sure we tell you what we are and what we’re not. Uh, the daily
programs that they have at the senior center operate between 9:30
a.m. and 4:00 p.m. Monday through Friday. You have to have a
reservation in advance to attend the classes and programs that they
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Packet Pg. 1016 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Transcript(01Ͳ27Ͳ2020NIM)
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offer. So, this is not just a show-up. You have to call in advance
and get on their schedule. We’ll talk a little bit more about that in a
moment.
Uh, there’s no evening activities here, and there’s no weekend
activities here. We’ve got those commitments that are a part of our
PUD document. Uh, again, no overnight stays. This is not a
residential facility.
So, most of you, I think, are familiar with the location. It’s about
13.5 acres, located at the northeast corner of Oakes Blvd. and
Autumn Oaks Dr. Uh, a portion of the site’s been developed with
an older warehouse and storage building on the site. And we’re
immediately south of Church, and we’re in direct alignment with
Valewood Dr. And I think you’re obviously all familiar, if you live
in the neighborhood, but Valewood Dr. is a signalized intersection.
And the 13.5-acre property is located in this location – will have a
direct alignment with Valewood Dr. to that signalized intersection.
The senior center is here for several reasons. One, the population
shift in our community is shifting to the north and to the east, as
we’ve probably all realized. This offers a location for the senior
center – which is a non-profit – they don’t want to be in a
commercial location. They don’t want to be an activity center.
They don’t want to be in a commercial shopping center. What they
do want is enough space so that they can have a nice setting for the
seniors to come and enjoy themselves while they’re having their
activities. It also gives the senior center an opportunity here to
create some walking trails, gardening opportunities, and things that
they wouldn’t have in a commercial shopping center.
So again, we’re zoned estates, and the two applications we have
pending are for creating a new subdistrict under the Golden Gate
Area Master Plan that would allow us to have the senior services
and social services for seniors. We’re also, um, having a
concurrent community facility and planning and development
rezoning. So, rezoning the property from estates to a planned
development. And that zoning change has the benefit of allowing
us to create a list of uses that are specifically permitted – hours of
operation. It also – in our case, we’ve listed specific uses that are
prohibited on the site.
Again, daily senior activities, not a residential facility, and no
evening or weekend activities associated with the property. So, this
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Packet Pg. 1017 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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list of proposed uses we have in the PUD today, we’re asking for
activity centers for elderly, adult daycare centers, centers for senior
citizens, family counseling outreach programs, senior citizen
associations, and improved support services for our elderly. These
are uses that are largely found under the SIC coding for family
social services and our land development code.
I think, almost importantly, things that we’ve added to the PUD is
the prohibition on certain uses. So, we’re not a soup kitchen. We’re
not a homeless shelter. There are no residential dwelling units
associated with this. We are not an offender rehabilitation agency.
We’re not a public welfare office. We’re not a self-help
organization for alcoholics. We don’t offer refugee services. And
we’re not a religious facility or church. So, those are listed in our
document of what we’re not, and what we’re not able to do on the
property.
We have to create a conceptual master plan. And this represents
what’s in our plan development document today. So, the – the site
– again, access directly from the Valewood Dr. extension into the
property. The building area is centered on about 8.5 acres of the
property. We’d have, obviously, extensive buffers, water
management areas, and then one of the most, uh, critical aspects of
what we’re doing – there’s a 5-acre track located east of the
alignment of Valewood Dr. And in our document, that land would
be restricted to open space uses or preservation of native
vegetation only.
So, that would allow the senior center to have possibly some
gardens and some walking trails. That also satisfies our
preservation requirement with the county as for retaining native
vegetation. So, that entire 5-acre track gets nothing but passive
recreation or preservation uses on it. We have two access points.
One again, I mentioned, at Valewood. We have a second access
point on Autumn Oaks Ln. to help disperse the traffic back to
Autumn Oaks. We have no, uh, no direct access to Oakes Blvd.
This puts it in perspective of an aerial photograph. Again, you can
see the alignment directly with Valewood Dr., accessing the
Immokalee Rd. intersection. Highlighting lots of green space,
soaring around the property, with the central portion of the site for
our building on [inaudible] [00:07:20]. The property is, again,
about 13.5 acres. We’re asking for a maximum of 30,000 sq. ft. of
building area on the site.
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Packet Pg. 1018 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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This is a representation of the daily activities schedule. And you
can see programming starts at 9:30. It’s got a variety of classes that
you can sign up for: choir practice, yoga, theater group, card
lessons, open gardening, etc. But those are all on a daily activity.
And the reason I’m pointing this out, is because I’m gonna have
Jim Banks, who’s gone back through this as – as we came out of
the first meeting that we had with – with the neighbors. We heard a
lot of things, and we took a lot of those to heart.
We went back, and we looked at the long-term use of this site, and
the building, and how we could program it to allow for the senior
activities. So, we had Jim Banks go back and analyze the traffic
again, which is where I’m gonna turn the floor over to Jim Banks,
and let him tell you a little bit about if there’s any traffic analysis
type scrap.
Jim Banks: Thank you and good evening. Um, my name is Jim Banks. I’m a
traffic engineer here in Collier County. I’ve been a resident in Lee
and Collier County for the past 32 years. I moved down here in
1986, so I’ve seen the traffic patterns change over the years. And,
um – but I was retained by Naples Senior Center to evaluate the
project’s impacts on the adjacent road network. Um, when we
started the project, um, the, uh – there was an analysis done by the,
uh, curators of the Naples Senior Center. And it determined what
they projected would be the amount of, uh, of people on-site
during the day.
And after our NIM in, uh, September, there was a lot of questions
regarding, you know, the size of the building. And could you
actually have more people in the building that – than that. And
then – so, the Naples Senior Center went back and reevaluated, and
– and they came back with this, uh, more, uh, comprehensive
schedule of potential, uh, classes that they could, uh,
accommodate, uh, folks more in the area. And they came up with
what they believe to be the absolute maximum – would be 485
people – would be in and out of the site a day. Now, that’s not
what the Naples Senior Center currently does.
It’s not what their demand is today, but there is a potential that the
Naples Senior Center could – at this new location – grow into a
level where they could accommodate up to a maximum of 485
people throughout a day, in and out of the site. And so, the traffic
study that we had initially done was based on a lower, uh, usage –
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Packet Pg. 1019 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
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PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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a lower usage rate than what is estimated now. And for those of
you that are active and look on the county’s website on the
documents that are – have been provided for staff to review, you’re
gonna find a traffic impact study that was done, but it was based on
those lower expectations.
We are currently have just finished up a new traffic analysis based
on the higher expectation of – of the maximum cap of 485 people
in and out of the site over a – in a single day. And so, we’re getting
ready to resubmit that to the county. So, again, for those of you
that like to access the county’s website and review documents, I
submit to you that, uh, in the near – very near future, there’s gonna
be an updated traffic study that looks at a higher impact than what
we did before.
Um, again, this is pretty much the forecasted flow in and out of the
building. This is – although it’s headed up as traffic flow, it’s not –
it’s persons flow. Um, this is the number of folks that are projected
to, um, participate in various classes. Some of the members
actually attend more than one class. They may come to the site at
say, 10:00 a.m. They may do a yoga class, and then they may wait
around for 30 minutes or so for another class to begin. So, they
may – may participate for more than one – one class. But, um, we
projected again that this bottom row should be the number of
maximum participants a day that would most likely be
accommodated.
But then we also said that the maximum cap – even though we
suspect on – for example, on a Thursday we would only have 335
people, we still submit to you that we may possibly actually have
485. So, the traffic analysis is based on this higher number. So,
what we did is, we obtained traffic counts at the existing location
twice on Wednesdays – which, as it turns out, Wednesdays is the –
is the day of the week when we have the highest concentration of
people in a three-hour period. Monday, Tuesday, Thursday, and
Friday, the – the – you’ll see from another exhibit, the traffic is
more spread out throughout the day.
But on Wednesday, that’s when we have our – our – a period of –
of the greatest number of people on-site in one given time, and
that’s because they have a luncheon on that – that day. And so,
what this shows you is – you can see that the traffic enters – starts
entering the site around 8:15-8:30 in the morning. That’s staff. So,
staff is arriving in the morning, and then they start getting ready
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Packet Pg. 1020 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Transcript(01Ͳ27Ͳ2020NIM)
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for the day. And then you’ll start seeing, about 9:15-9:30 – that’s
when people start coming to the site. And they – they’re coming
for either class, or they’re coming for lunch. And then at about
1:15-1:30, they begin leaving the site. And that’s what those higher
numbers represent.
But if you’ll notice, in the mornings, we have nobody leaving the
site, because nobody’s there overnight. This is a, uh, an operation
where people come at 9:00 – there’s classes begin at 9:30 a.m. and
they conclude by 4:00 p.m. So, we do not impact your adjacent
road network, um, on an outbound movement. So, your day – your
morning commute to work or taking your children to school –
you’re not gonna be impacted by this project, because you are
leaving the neighborhood. Nobody is leaving this site in the
morning. We have staff that are arriving in the morning, and then
we start having members and guests start showing up at 9:15-9:30.
So, your morning commute is not gonna be impacted by this
project. Uh, and in the evenings – what – what occurs after 3:30,
uh, 4:00, are people are just exiting the site. So, when you’re
coming home from either your – your work or wherever – you’re
coming home in the evening – you’re not being impacted, because
the traffic leaving is leaving the site, not coming into, uh, the
Oakes neighborhood.
And this is the Monday, Tuesday, Thursday, and Friday counts.
You can see it’s more evened out throughout the day, and that’s
because people are just coming for classes. They’re coming for
scheduled classes. So, again, this is Wednesday. This is the day
they have the luncheon. So, we have a more, uh, more people in
the condensed amount of time. It’s in the middle of the day when
the traffic on Oaks and Immokalee and Vanderbilt Beach Rd. are
actually at their lowest levels during the day – is – there – in – is in
the middle of the day. So, I’ll go back again: Monday, Tuesday,
Thursday, Friday. So, this is what it’s gonna look like for four of
the five days of the week it’s in operation.
And then what we did is we took this data we collected – is, uh, on
these days – and then we forecasted it to the future conditions
based on that maximum cap of 485. And that gives you something
that looks like this. Again, in the morning, you have people
arriving to the site, not im – impacting those residents that are
trying to leave the community in the morning. And – and then in
the middle of the day you have this – at the conclusion of the
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Packet Pg. 1021 Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Transcript(01Ͳ27Ͳ2020NIM)
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luncheon you have people leaving the site. And then in the evening
we have staff that are basically leaving from the – for the day.
So, again, in the a.m. hours before 9:00 a.m., and in the p.m. hours
after 4:00, the amount of traffic generated by the site – literally
they’re – they’re – the impact to your level of convenience isn’t
even measurable. Now, I will submit to you that on Wednesdays, if
you’re – if you are leaving the community in the middle of the day
on a Wednesday, that’s when you are gonna notice a higher traffic
demand. But Monday through Friday, 8:00 a.m. to – uh, er 7:00
a.m. to 9:00 a.m. and 4:00 to 6:00 p.m., you are not going to notice
any change in your, uh, morning or evening commutes.
And this is the Monday, Tuesday, Thursday, Friday’s projected to
that, uh, higher demand of 485, uh, people in and out of the site a
day. So, that concludes my test – uh, my presentation. I’m happy to
answer any questions you may have.
Wayne Arnold: Let me just wrap up, Jim.
Jim Banks: Yep. Oh, that’s right. Sorry.
Wayne Arnold: Thanks, again, this is Wayne Arnold, and I just wanted to say a
few concluding remarks before we open it up for comment. And
we are gonna have a – we have a live microphone in the middle,
and we’d like to get all this – uh, it’s being recorded, as we’re
required to do for the county. But I’d like to make sure everybody
can hear, and make sure that, uh, if you have a question, and we’ll
do our best to get it answered. We have members of our team here,
besides Jim and myself, that will be happy to try to answer the
questions you have.
But again, reaffirming why we like this site: we think it makes a lot
of sense, because it allows us to have a very rural environment. It
allows us to have lots of space for elderly people. We can have
large building setbacks. We’re committed to enhance buffers.
We’re gonna have 5 acres that are only open space and preserved
entirely. Um, we’re gonna have residential-style architecture,
which we talked about before. And we’re going to have direct
access to Valewood Dr., as Jim Banks just told you. That’s pretty
significant, because your community’s one of the fortunate ones.
You have, I think, three signalized ways in and out of your
neighborhood, if you look at Tarpon Bay, Vanderbilt, and
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Valewood – Immokalee. Most communities are lucky if they have
one access point, and most don’t have a signalized intersection. So,
you have three of those. Uh, again, we’ve committed that we won’t
have any weekend or evening use of the property. And then you’ve
seen our limited scope of senior activities that we’re committing
to. This, again, is our Community Facility Master Plan. And just to
conclude – it’s in our documents, but we wanted to reaffirm that –
no weekend use of the property, no evening use of the property.
We’re committed to providing you with the enhanced buffers that
we’ve shown you in prior meetings. Uh, we have a list of
prohibited uses for the site. Our programming activities would
occur between 9:30 and 4:00 Monday through Friday only. Uh,
again, our 5-acre track to the east of Valewood alignment’s going
to be either preserve or open space only. And, uh, we’re gonna
limit ourselves to the maximum usage of 485 people, as Jim Banks
just mentioned to you how we arrived at that number.
So, with that, I’m gonna turn it over to anybody from the public
who’d like to come forward. And you can – if you don’t feel
comfortable stating your name, um, you don’t have to. It’s nice.
We really want to know, and so, when the Planning Commission
or the County Commissioners read the transcript, they understand
that it wasn’t one of us who was talking. They’d want to know if it
was a member of the public or part of the applicant team. But, uh,
with that, if – I’d be happy to have – anybody want to ask us a
question, if they could come forward and use the microphone
there.
Michelle Bracci: I have a question before you start the public.
Wayne Arnold: Ma’am, we’re gonna have to get you on a microphone, so if you
wanna ask a question first –
Michelle Bracci: Can I ask a question before we start, like of general feedback?
Wayne Arnold: If you’d like to come forward and do that, sure.
Michelle Bracci: I was just wondering if you could address a couple things about
your presentation before you give the rest of us a chance to, uh,
make our comments and ask – and ask questions. You said at the
beginning that there were some changes, and I just wondered if
you could point out what some of the changes were that gave rise
to the second meeting. And then second of all, I wondered if you
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would be hosting your presentation, either on Naples Senior
Center’s website, or if you would have availability for us to get
copies of the drafts in part, so we can look at the data.
Wayne Arnold: Sure.
Tina Matte: We can put it on the website.
Speaker 3: Mm-hmm, yeah.
Tina Matte: It’s newnaplesseniorcenter.org.
Michelle Bracci: And then –
Wayne Arnold: There’s a website, it’s called newnaplesseniorcenter.org.
Tina Matte: Wayne.
Wayne Arnold: I’m sorry, newnaplesseniorcenter.com.
Tina Matte: Dot org.
Wayne Arnold: Dot org, sorry. Newnaplesseniorcenter.org.
Tina Matte: I’ll put it up there. Uh-hmm. I can put it up there.
Michelle Bracci: And so, the graphs and the presentation will be posted?
Wayne Arnold: Yes, and to answer your first question – the reason we’re back here
was because we had Jim Banks reanalyze the traffic. And even
though we’re showing higher usage for the daily activities than we
had in our prior meeting, I think the conclusions from Jim were the
same. We don’t have a negative impact on the surrounding
roadways as the county looks at that.
Michelle Bracci: And so, just in regard to those data graphs – which are hard to read
from where we’re sitting – when you say people are only arriving
in the early morning hours – so, every person who comes to the
center is arriving. They’re driving himself or herself to the site, and
that car or vehicle will remain in that parking lot, and is not
leaving, until the time that you say that they’re leaving in the
afternoon?
Tina Matte: No.
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Wayne Arnold: No.
Tina Matte: I think you could get – couldn’t you walk through a day in the
chart, Jim?
Michelle Bracci: [Inaudible – crosstalk] [00:20:31]
Jim Banks: I’m sorry?
Tina Matte: Walk through a day in the chart, so that it’s clear what – what
those num – the – the activity chart.
Jim Banks: You can see on – on, uh, Wednesday morning, you can see we
have – uh, let’s see if this is the – that’s non-existing. Well, what –
we’ll talk when we project. On Wednesday morning, uh, when we
surveyed the site, there was one person that arrived, dropped off a
person, and then left. That was one person. And then 30 minutes
later, two cars arrived, dropped off two people, and then left the
site. So, there were a total of three drop-offs, uh – uh, in the
morning.
The rest of the people arrived in their own cars, parked in their
cars, walked in the buildings, took a class, or it was staff. And
that’s where I’m saying – so, we’re talking one and two vehicles
over a 45-minute period. That’s not gonna have a measurable
impact on your morning commute when you’re trying to leave the
neighborhood.
Michelle Bracci: Okay, so, it’s a little bit easier to read standing up here closer.
Jim Banks: Yes.
Michelle Bracci: That’s why I’d like to know if we can have an opportunity to look
at it on our own, typically [inaudible – crosstalk] [00:21:42].
Jim Banks: And then when we did the – then when we did the Thursday count,
nobody did that. There was no drop-offs in the morning. And I will
tell you, the reason that there are drop-offs now at the existing site,
is because of the – of the lack of parking that they have on-site,
and so, it’s easier to be dropped off and picked up later. And so,
we have a little bit more of that goin’ on than what we’re gonna
have at this new site. But we still analyzed it as if we would have
drop-offs in the morning.
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Michelle Bracci: All right, [man coughs] to make that available, thank you.
William: Hello.
Jim Banks: Hi.
William: Yeah, my name is, uh, William James. And, uh I live at, uh, 5810
Golden Oaks Ln. And I just want to say that my family has been
paying taxes in Collier County since 1972, and we’ve always lived
in residential communities. We joined the residential community
for what it was worth, and what it gave us in privacy, for our
children, you know, security, etc. And, uh, I bought here for that
reason. It’s a residential community. And granted, you’ve got a
wonderful presentation here, but it’s not a residential community.
It’s a brand of rezoning and commercial.
Additionally, with respect to your analysis, Jim, um, I am a
business broker, and I – I have an office in my home. And I am in
and out all day long, so, your analysis will affect me pulling out on
Oakes Blvd., and coming back on Oakes Blvd. And I don’t know
how many other people that live here have that same issue, but it’s
an issue for me and my family. But over and above that, it’s not
residential. And so, I’m against it. I’m gonna vote against it. And I
will vote against any, uh, a – a member of Collier County that
votes for it. Thank you.
Jim Banks: Thank you. [Applause]
Stephanie: Stephanie Swang, Oakes Blvd. ‘Kay, first of all, I don’t even know
why we’re having this meeting. Okay, ‘cause it’s not really any
different than the last meeting we had. The only thing that you said
was that you had changes in the traffic, which it was worse for you
guys, ‘cause it increased. Right? So, you invite us here because
you’re trying to convince us how wonderful this property will be
for us. Your presentation is fine and dandy for you guys, and yes,
it's a wonderful property – of course it is. And it’s ideal for you,
and the price is right.
But the purpose of this meeting is for us to tell you that we don’t
want you to be putting this building up here. Go get a piece of
property somewhere else in commercial. Pay the money – you’ve
got the money. Go get another one. I’m sure there are lots of real
estate agents out there who would love to find you a commercial
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piece of property that would suit your needs. We don’t want it on
this corner here.
Another thing, um, this here – you can make predictions all day
long, but you can’t guarantee or promise that that’s exactly what
it’s gonna be. Furthermore, the numbers you have here going on is
for that building that you have. Once you come here, you’re gonna
have a grand opening, and it’s gonna be wonderful, and your prog
– your programs gonna change. More people are gonna come.
That’s the whole reason why you’re building this, right? So, your
numbers are not going to be accurate as to what they’re gonna
reflect here in our neighborhood, right? Okay, so, another thing.
I’m gonna address a couple of issues. Can we go into that picture
please?
Jim Banks: The aerial, or –?
Stephanie: Yeah, yeah, the – with the land around it. No, not that one.
Jim Banks: Let me just – let me address one comment that you made, so we
don’t have to come back, ‘cause it sounds like you have several
things you want to talk about.
Stephanie: [Coughs] yeah.
Jim Banks: These projections here are based on the 485 people, so we did
project what the future site would look like. This – the – the – the
blue and the white on these – on these two graphs represent the
future, uh, at the – at post site. And the green and the white on
these two graphs show what actually occurs today at the existing
site. So, go ahead.
Stephanie: Okay, but again, you can’t predict the future. You can put grass up
there and predict it your way. But not in all reality. Okay, so, see
this. Now, if you want to convince us to have your – to build this
here, you’re gonna have to get a lot more creative than that. So, for
example, I would say, why don’t you, um, make a road that comes
only in and out? So, like, here – God, where are we – by this
stretch, and then, you know, by this piece of land. And then just
have it come in and out. That way you don’t come down Oakes
Blvd. Or get creative and maybe block it off here. Or give us a
guard gate here at the end. We could be a gated community. That
would be nice.
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And nobody else comes in. Or we want to let these people get out,
but maybe that could be your entrance and exit only. And you
don’t even get on Oakes Blvd. You’re gonna have to be a – a little
more creative than that, if you, just, kinda want to cut through our
neighborhood. Buy another piece of land and put your – your in
and out road there. And then that will be it. You know, come – you
don’t drive down our street. Right? Can you do that? Who owns
this property here?
Wayne Arnold: I don’t know exactly who owns that parcel, ma’am. That’s at the
corner of Oakes and Immokalee Rd.
Stephanie: Yeah, so –
Wayne Arnold: I – I would just – you know, I don’t wanna argue with you–
Stephanie: Just an entrance and exit –
Wayne Arnold: –but these are public streets, and, you know, because of the Oakes
Association, you’ve had a lot of traffic alteration of the road
network – because of the Oakes Association. But some of those
create issues for others, and, you know, you’re not going to
prohibit somebody from using Oakes as much as we say we want
to do that. I don’t think that’s a practical solution for any of us.
Stephanie: There’s no entrance from Oakes, so, I mean, but you could make –
Speaker 2: Could you verify that – that there’s no access off of Oakes?
Wayne Arnold: Yeah, we have no access on Oakes. Our access points are on the
Autumn Oaks only.
Stephanie: Right, but you’ll still be able to come out and use Oakes Blvd.,
okay, right? So, that’s that.
Wayne Arnold: Thank you. Yes, sir.
John: Hi, my name is John. I’m probably the one that’s gonna be affected
by this the most, because that’s my house. That back, so –yeah,
that’s my house. I like what you’re doing, but when I moved here,
that property across from me was residential. I know how the
county works – I’ve been in construction a long time – it’s all
politics, who greases whose hand. Now that’s all commercial. Now
you’re making that commercial. Well, I talked to my attorney. If
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this goes through, I’m gonna put a nice gun ranch on my personal
property, with a proper barrack. [Audience laughs]
I’ve got three attorneys working on it right now. Plus, I have pet
wolves. I don’t want elderly people walking on my fence line. So,
you say that 5 acres, you know what, give me 50 feet of it, and I’ll
make sure it’s a buffer.
Wayne Arnold: Well, I think, obviously, our plan to fix, uh, native vegetation –
we’re gonna be restarting along your property line – our common
property line.
John: I don’t think the parking lot’s that big.
Wayne Arnold: No, I understand that. The county has minimum standards that we
will certainly, you know, meet, and exceed, those standards. And
we’d be happy to talk to you about appropriate buffering next to
your house, because we obviously want to be good neighbors, as
well.
John: No, I mean, I don’t – as long as I don’t see your property, I don’t
care.
Wayne Arnold: And – and I think, too, we made a commit that on the – the 5-acre
track that’s immediately adjacent to you, that – that can only be
open space or preserve uses. We can’t put our parking there. We
can’t put our buildings there.
John: So, clear out all the vegetation, I’ll be able to see right into your
center.
Wayne Arnold: We obviously do have to remove the exotic vegetation, if there’s
any there. And I’m obviously not the biologist, so I can’t tell you
how much it is. You probably know certainly more than I do, as
being the immediate neighbor. But again, we’d be happy to sit
down with you and work out a specific plan for –
John: Is your parking lot going to be litted – lighted?
Wayne Arnold: It will. It will be required to have security lighting. We – we’re not
that far along, but certainly –
John: Is it going to be on all night long?
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Wayne Arnold: Um, I don’t think it has to be. There’s a certain amount of security
lighting that will have to be provided. But, uh, I know that in other
projects we’ve worked on, we’ve had lighting standards. So, we’d
be happy to work with you to create standards that benefit the
neighborhood and, certainly, respect your properties.
John: In the last meeting we had – I forgot the lady’s name – but the
occupancy load – that rule.
Wayne Arnold: That’s part of the reason Jim Banks did his reanalysis. I don’t
know the occupancy load for that building, but we know it’s going
to be more than the 485 daily patrons that Jim Banks did his
analysis on. And we’re willing to cap our facility at that as the
maximum daily use.
John: But it’s the fire department who gives you occupancy. They could
come in here and say it’s 700 people occupancy.
Wayne Arnold: They – they very well could. But we’re putting a self-imposed
restriction on it.
John: But that gives you guys the right to go up to 700 people.
Wayne Arnold: Not if it’s in our documentation. We would put that in our PUD
document – that we would be restricted to a maximum daily use of
485 people.
John: Okay.
Wayne Arnold: Thank you.
John: Thanks.
Wayne Arnold: Yes, ma’am?
Tammy: Hi, my name is Tammy Samuel. We live off of Oakes Blvd. We’re
approximately, I would say, about five parcels away from where
the senior center is supposed to go. Um, I don’t want to completely
repeat what has already been said, but obviously we moved here –
uh, we have two children, and we moved here for our privacy. Um,
we also moved because it was close to a high school, and a middle
school, and an elementary school. And we take the route that
would enter and exit closest to the senior center – so off of Dublin
Dr., um, to take our son to Gulf Coast High School if he doesn’t
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take the bus.
And also, when he gets home, those are your peak hours, because
the school ends around 2:00, which is at the peak of when most of
your members are going to be coming. So, it’s going to affect the
kids’ bus system. They – I don’t know if the route goes through
Valewood, or if it goes straight along Oakes Blvd. – but you are
dropping children off who live and go to school at Gulf Coast High
School on Valewood near the church, and then you’re coming
around. So, it’s going to affect the bus route, for sure. Um, and it’s
also going to affect what time the kids get home, and, you know, if
they have an activity after school. It’s going to affect us and the
children quite a bit.
Um, there’s a lot of children that live in our neighborhood that go
to Vineyards, which is at the end of Oakes. Um, and they have a
bus system. So, I mean, you have to take into consideration that
it’s not gonna just be affecting the residents, but it’s also gonna be
affecting the children. Um, one thing I just – I guess I have a
question about. There’s a difference between your commitment
and you actually putting it on your docs and filing it with the
county. So, my question to you is – you’re committing to us, and
you’re saying these are the operating times. And you’re saying that
it’s a commitment. But is that also in your county docs?
Wayne Arnold: Yes, ma’am.
Tammy: Okay, so, you’re saying that you’re only going to do business until
4:00?
Wayne Arnold: The daily programming activities are between 9:30 and 4:00.
Tammy: So, if you have a demand from your residents and they want to
have a class at 5:00, does that mean that you’re not allowed to do
that because you have it in your county docs?
Wayne Arnold: That’s correct. We would be prohibited from doing that.
Tammy: And if you want to change the times, you would actually have to
go to the county and ask for a change in those documents?
Wayne Arnold: I would be gunning back through the same process I’m in today.
Tammy: Okay, um, so – so, can you show us the page that you’re actually
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committing to, that you’re – that you’re putting restrictions on?
Wayne Arnold: I don’t have the full PUD document here, but we do have hours of
restriction that are in there. We also have all the prohibited uses
that are there. And then we’re making the further commitment –
that you heard Jim tonight say – that we’re restricting the daily use
to the 485 people.
Tammy: So, if somebody wants to rent your facility on the weekends or in
the evenings, is that prohibited?
Wayne Arnold: It is prohibited. Monday through Friday use only. No evenings, no
weekends.
Tammy: Okay, let me just look at my notes. Um, how do you suggest the
conflict with the bus system and the kids – ‘cause that – that could
be – that could have a – a really big effect.
Jim Banks: Okay, right now, the bus route stops – they come up Oakes Blvd.
and then they stop at Valewood, which is a three-way stop. The
kids unload at the bus there.
Tammy: No, no, no, they go to the ends of every street along Oakes Blvd.
Jim Banks: Oh – oh, oh, oh, oh, okay. Sorry, I thought you were talking about
right here at this intersection where we have our access. But you’re
talking about where the buses –
Tammy: Well, yeah, what’s gonna happen is they’re gonna go down
Valewood. They’re gonna drop children off to the left of the senior
center, and then they’re gonna come back around and start
dropping kids off along Oakes Blvd. So, all those cars –
Jim Banks: At – at – at this location – at this location they unload on the right
side of the bus, on this side. And then – and then – I’ve always
seen, uh – uh, parents park here to pick up their children and then
leave. I’m not saying, uh, some kids don’t walk, I just haven’t seen
it. I’ve been there many, many hours.
Tammy: Oh, well, yeah, there’s kids that walk. I’m mainly concerned about
the traffic, obviously.
Jim Banks: Okay, so now we’re talking about Oakes Blvd., so you’re talking
about Oakes –
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Tammy: Well, there’s traffic for Oakes, and also the traffic for the
residences that are right to the left of the senior center, because
there’s kids that live there.
Jim Banks: Okay, well, we have the bus routes. We have bus routes, not only
on Oakes. We have it on Mulligan Blvd. We have it on Wilson
Blvd. We have it on Golden Gate Blvd.
Tammy: Well, I’m concerned about Oakes [laughs].
Jim Banks: We have bus routes – my point is, is that those roads carry a
substantial, uh, greater volume of traffic than what Oakes Blvd.
does, and there’re yet to be any disruption to the bus routes. The
buses will stop at their normal locations, put out the stop sign – by
law everyone has to stop when the children are either loading or
unloading off the bus. So, the bus routes will not change as a result
of –
Tammy: Oh, I’m not concerned about the bus routes. I’m concerned about
the traffic affecting the kids getting home from school, ‘cause, I
mean, they’re already in school by 9:00. So, I’m talking about on
the way home.
Jim Banks: I guess – I guess my only response is, it’s not going to affect the –
the children’s schedule. I don’t know why it would disrupt the –
Tammy: Well, if there’s a lot of traffic at that time, ‘cause you’re saying
your peak hours are 2:00.
Jim Banks: Okay, the, um, the traffic on Oakes Blvd., south of Spanish Oaks,
is operating with this project at its maximum occupancy of 485
people. It’s still at 70 percent of its capacity – operating at 70
percent of its capacity. North of Spanish, it’s at 30 percent of its
capacity. So, this road is not operating at maximum capacity, and it
will not operate at maximum capacity in the future. So, again, I – I
– I – I refer to other roads where we have bus routes along Logan
and Golden Gate. And there’s other roads that carry much more
traffic than Oakes Blvd. does. And you’re suggesting that the
amount of trips generated by this site –
Tammy: Well, you – you’re talking about having 500 people there. How do
you –
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Jim Banks: Over the course of a day, that’s correct.
Tammy: Right, but look at your height of your day. It’s 1:00 p.m., 2:00 p.m.
Jim Banks: It’s 1:00 – 1:00 – 1:00 to 2:00.
Tammy: Yeah.
Jim Banks: Yes, 12:30 to 2:00.
Tammy: So, you don’t think, logically, that isn’t going to affect traffic? Of
course, it does.
Jim Banks: The bus has the ultimate right of way. They will flow through
traffic just like they normally do, and they will make their stops
just like they normally do.
Tammy: But the traffic is gonna have to – it’s gonna – everybody’s gonna
have to stop.
Jim Banks: Okay, well, that’s just – that’s the way that the system works.
Tammy: All right. Well, obviously, you know, I’m explaining to you how
it’s going to affect our life –
Jim Banks: Okay.
Tammy: –and it’s pretty significant when you have children.
Jim Banks: We certainly considered that, and we don’t – do not find how this
was going to impact the bus routes.
Tammy: Well, obviously we disagree.
Jim Banks: Okay.
Tammy: Thank you.
Jim Banks: Thank you.
Pam: Hi, I’m Pam Storen, I’ve lived in the Oakes Estates for 24 years.
And one of the things I love about living in Naples is the
generosity of its residents and visitors. We only have to look at
organizations that have thrived in this county: Neighborhood
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Health Clinic, Boys and Girls Club, Children’s Museum of Naples,
St. Matthew’s House, the Naples Humane Society, David
Lawrence Center, the, uh, Nichol’s Community Health Center –
which is currently being built on – on 951 – just to name a few.
Well, what do all these organizations have in common?
They are located on major arterial roadways, not in residential
neighborhoods. Each of these boards raised funds – found
appropriate non-residential locations to house their organization.
And according to the September Neighborhood Information
Meeting transcript on page 833, one of your board members said,
“We cannot afford a commercial locations.” On that loss, why the
Naples Senior Center board is unable, or unwilling, to do the
necessary work to raise the funds for a commercial location that is
not infringing on the residents living in a low-density, semi-rural,
residential neighborhood?
To ask the residents of Oakes Estates to support spot zoning
residential acreage to accommodate an organization that should be
located on a commercial activity center on major arterial roads, is
something I cannot support. Please, please go back to your board.
Do the necessary work. Raise the funds to find an appropriate
location for the senior center. Your mission is important. I have no
problem with your mission. But your current proposed location is
not compatible with the community, nor is it consistent with the
Golden Gate Master Plan. Thank you. [Applause]
Steve: Good evening, this is Steve Rochee, uh, 6141 Hidden Oaks Ln.
Um, following up on the same point as the last speaker, um, this is
– the statements – the – the opening by Mr. Arnold in this thing
talked about why the senior center wants to come here. They said
that they don’t want to be at a commercial activity center. They
don’t want to be at a commercial zoning area. But – and they want
to be in a rural environment. Well, we’re – we want to be in a rural
environment. Why aren’t we entitled to have a rural environment
and to maintain and preserve our rural environment. This is not a
reciprocal situation.
We – as we sit here in our community – are a rural, low-density
community. This is not rural, low-density. This destroys the
character of our community. So, you may like that, and you may
want that, but that doesn’t mean it’s an appropriate use in our
neighborhood. No different than, if Publix decided that they
wanted to become a green, organic grocer and they wanted a
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setting that was a little bit greener – you’re not going to put them
in our community.
They’re still gonna have to go in a commercial activity center.
They don’t have the luxury of having 20 different criteria, and
probably making the criteria after they have located the spot. So,
they’re kinda, like – maybe they could make them meet the
narrative that, suddenly, this is the only place in Collier County
that fits the bill.
Now, another reason why this is incompatible: you’re saying that
you guys started just a couple years ago. To your credit, you’re
filling a niche that’s necessary in our marketplace. But a couple
years ago, Miss Faffer, at the first NIM, talked about the one
individual who showed up at the door the first day. And that’s how
they started this. And then it grew to 200 people. Now they’re at
1400. You’ve outgrown Castello Dr. – congratulations. That’s
great, because you’re providing a need. But you’re talking about
here – in your FAQ – the frequently asked questions – paperwork
that you passed out today.
You’re saying, “We wanted to be here because of its proximity to
I-75.” Why? Because it’s a regional destination for all of Collier
County from Exit 116 all the way down to Exit 101. Your
narrowed it – your – your literature says, “Even south Lee County
will be served by this.” This – our neighborhood is not an
appropriate place to put a regional destination. Furthermore, any –
you know, Oakes Estates has changed over time. Back in ’97 when
Destiny Church was first approved, the – the, uh, minutes from the
County Commission Meeting talked about how Oakes Blvd. was
going to be a two-lane divided highway that would go all the way
to Bonita Beach Rd.
That – that’s never happened. Now we have – it’s impossible to
Eighth, Quail Creek, and everything else. And on top of there,
Hunter’s Ridge – it will never get there. Oakes Blvd. is what it
always will be, and that’s a two-lane road, and, in fact, just in the
last couple years, Oakes Blvd. at the top, used to have a traffic
light. Well, that traffic light first went away as Oakes – Immokalee
Rd. got busier. Then, the left turn movement, that got taken out.
They put in the left turn median. They took that out. Now, last year
they’ve taken – they closed the median entirely. That’s why you
have Valewood Dr. there, which is really just a work-a-round.
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It's an imperfection as it is, because of the change in the market,
the proximity to I-75, which causes problem with westward traffic,
because they need to preserve that. It’s important – this is such an
important arterial for the county. So – and then the other thing that
the county did, is the county reduced the speed limit on Oakes
from 45 down to 35, recognizing that this isn’t becoming a more
appropriate place for a use such as this, but a less appropriate,
because they’ve recognized the neighborhood co – configuration of
Oakes.
We have eight east-west streets, each of them about a mile long.
So, we have 8 miles of residential’s homes that rely upon Oakes
Blvd. as the only way in and out. Now, with our north entrance on
Valewood – how is – how is this – I mean, when you come into a
Master Plan Community, you have a feature, right? You have a
fountain. You have something like that. What is our feature now
going to be as you come south of – of, uh, Immokalee on
Valewood Dr.? We’re going to have a 30,000 sq. ft.,
institutionalized, high use building. That’s not character of our –
you – of our community.
Um, up there in the upper right corner above the words “Autumn
Oaks Ln.” that was the southward PUD office complex that had a
COMPLAN Amendment and a rezone from the county three or
four years ago – maybe four or five years ago. When that went in,
the county staff, the County Commission, the – the Oakes Estates
neighborhood made sure that the tradeoff with those folks is that
all that stuff south along Autumn Oaks Ln. was preserved. All the
way across to kinda the midpoint of that piece. And they agreed
that there would be no access whatsoever in order to preserve the
interior of our community.
Everything had to come and go from Immokalee Rd. And if you go
around Oakes Estates and look at all of the non-residential – you
know, churches and things of that nature – the one thing they have
in common – in common is that all of them are along the perimeter
of our community. Which is kinda condi – consistent with
conditional use requirements and things of that nature, where
there’s a hardship. But this is now creeping into the heart of our
community, to the southside of Autumn – Autumn Oaks.
Why did the County Commission, and county staff, and the Oakes
Estates neighborhood put so much effort into preserving that
southern half of Southward PUD over by Autumn Oaks Ln., just to
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have, a couple years later, this even more intense use – jumps
south of Autumn Oaks and come into the heart of our community?
I would submit that you guys have a great mission. I think that
you’re – as much as you’ve grown – this quickly – I think in a
couple years your 200 space parking lot – and by the way your
literature says – you – this is – this is, uh, 400 percent larger than
the Castello parking lot, which has 50 spaces.
But if you go down there, on your – on your, uh, Wednesday meal,
uh, weekend, there’s probably 85 cars parked there. You have
double and triple car – parked cars. There’s two gentlemen doing
valet parking, so they can keep the keys and shuffle people around.
So, this – so, even as you stand in that small square footage
building at Castello, you’re about half of your parking lot capacity
which you have here. So, really, I think you guys need to plan
bigger, ‘cause you’re gonna need it in the future, and we are gonna
suffer. But we shouldn’t have to pay – we shouldn’t have to lose
our rural community and character, because that’s something that
is on your guys’ wish list. Thank you. [Applause]
John B.: My name is John Betcher. I live on Hidden Oaks, also at 5875.
And, uh, I almost feel afraid to ask – or note – that I approve of
this development. I’ve been here since 1985, 35 years. When I
moved out to Hidden Oaks it was a gravel road with only three
1,000 sq. ft. ranch homes on it. Now we have McMansions of
6,000 sq. ft. selling at God knows what price. Uh, I have seen this
area grow and I have enjoyed it – it’s growth. Beautiful homes.
Beautiful streets. Good neighbors. My own lot is 2 ¼ large acres,
so it is rural. I wish I had less land, actually.
But I am on just a little bit about where that, uh, electrical outlet is
– is where my house is. It backs up to the church. There’s a church
on Autumn Oaks. There’s four churches. No one seems to have
complained about those being in the area, drawing crowds. I think
this is such a good mission, and the beauty of it – they have these
buffers all the way around, protecting, uh, the building, and, uh,
the view of the building – all the way around.
My only question is for the traffic control: when they leave their
luncheon at 1:00 or so, and they go up, I can see that huge – that
two hundred and something cars going out Valewood Dr. – will the
stoplight there be timed to give a longer length to the number of
cars crossing on – into Immokalee? My only negative point –
otherwise I think the – there’s – ev – everything about this
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community – this project – is good. And I’m 83 years old. A lot of
people here are maybe edging toward retirement. And I – I love the
idea of service to the seniors. So, the traffic light –
Jim Banks: Right, uh, this – this traffic signal goes on an actuated system, so
as a vehicle pulls up, it sends a signal. And there’s a 2 ½ minute
cycle – a maximum cycle length – on Immokalee Rd. And then
there’s 30 – the maximum allocated is 30 seconds – to Valewood.
It doesn’t always cycle at 30 seconds, because there’s not always
somebody there putting a demand on it. So, to answer your
questions, yes, there is adequate time. There’s 30 seconds allocated
towards the Valewood movement.
John B.: Now?
Jim Banks: Now, today.
John B.: But what about – what about when there is –
Jim Banks: Yes, that is correct. You can sit out there with a stopwatch and you
can time it yourself. By the time it turns green, to the time it turns
red, will – is –
John B.: Yeah, but the point is – will it –
Jim Banks: If there’s cars there making a demand on it, it will run at 30
seconds.
John B.: It will be more. If a line of cars is there, there will be a longer
period than 30 seconds? So, that’s what I’m trying to get at –
Jim Banks: They cannot – no, there won’t be a longer period than 30 seconds
as it sits today. The stat – uh, county could actually increase the
timing during the middle of the day when there’s less traffic on
Immokalee, when this cycle would generate more trips. Um, there
is a – if you’re – next time you’re driving up to this intersection,
when you pull up here, look on this mast arm and you’re gonna see
a little ball – it sits here on there like that – they’re watching.
John B.: Okay.
Jim Banks: I literally can talk to the guys, and they can tell me how many
people are queued, waiting to get out on Immokalee Rd. So, they
can adjust the timing when the demand is needed. And they have
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more flexibility during the – the middle of the day. But I’m gonna
repeat what I said earlier: during the a.m. peak hours we have no
vehicles exiting the site. That’s when you have the greatest
demand of people left – turning left out on Valewood onto
Immokalee Rd. And then the p.m. – we have less than something
like 10 vehicles leaving the site a – a – after, uh, 4:30.
John B.: That’s just fine. I’m thinking of the lunch – lunch.
Jim Banks: Right, and – and during the lunch –
John B.: If they can – if – if someone’s going to adjust that light to allow a
line of cars to exit, that – that – that would be fine.
Jim Banks: They can adjust the light, but they don’t need to right now, because
it –
John B.: Of course, they do.
Jim Banks: –it will go up to 30 seconds of green time for that cycle.
John B.: Now, but –
Jim Banks: Yes.
John B.: –I’m talking about the future.
Jim Banks: Yes. In the future. Thank you very much. Yes, uh, yeah, and the –
and the county can get more green time in that move way.
Bobbi: My name is Bobbi Sutton, and I live on Autumn Oaks Ln. So, this
is the intersection that I go through daily to get to my home. My
kids catch the bus and get off the bus at this particular point. Um,
early dismissal days, my son will be getting off the bus between
1:00 and 1:30. Um, I’d like to know if you’ve done a traffic study
– how many cars can stack up between Autumn Oaks Ln. into
Immokalee Rd.? Because as it is now – summertime, I can see as
many as six cars sitting there, um, no right turn. So, if somebody’s
going straight, you’re stuck. And I’m looking at 100, possibly 183
cars exiting on a Wednesday?
I’m not sure – I mean, the light cycle – Immokalee Rd.’s gotta
keep moving. So, to – to think they’re gonna adjust that too much
to get these cars out, I think is unrealistic.
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Jim Banks: It – it has a maximum green time for, uh, on Immokalee Rd. of 2 ½
minutes. It can’t run longer than 2 ½. During the middle of the day
it does not use up the full 2 ½ minutes, because the demand is
much lower on Immokalee Rd. in the middle of the day. Um, but,
uh, I – I forgot what your other point was. I’m sorry. Go – go –
Bobbi: Well, my question was, how many cars can stack up between
Autumn Oaks and Immokalee?
Jim Banks: Oh – right – that’s – that’s – okay. Right, and so, just so you know,
that 183 exiting, that’s over an hour period. So, that’s somewhere
around three cars a minute. Over – averaged out over an hour
period. Now, they – they leave at – more of a [inaudible]
[00:53:24] than that, but I’m just saying, it’s over 100 – 183
vehicles per hour will be exiting the site. Um, it’s, uh, 12 for the
northbound – the left turn lane will hold – accommodate up to 12
vehicles, and the – and the crew and right turn lane will hold up to
12 vehicles. It’s 300 ft. of stacking.
Bobbi: So, I just want to point out that Autumn Oaks Ln. has a speed limit
of 30 miles an hour. It is a residential road. You may as well
consider that intersection there a two-way stop, because that’s –
two sides stop. The others don’t. It’s pretty common for people to
run that as it is. Uh, I just want to, uh, make a few notes that this is
my residential community. This commercial building will affect
the character of my neighborhood, the quality of my life, the
quality of my neighbor’s lives. And it will also, um, affect my
property value, should I choose to sell. There’s no doubt about it.
Um, your mission is to help the elderly population, but the way I
see it, is that supersedes all the rights of the property owners in
Oakes Estates. Because you’re doing something that’s good, we
should just go along with it. Um, and I don’t agree with that. You
think that doing good for a particular group suddenly makes it
okay to infringe on our residential community. And I don’t think
that’s right. Um, I’ve heard your professions of, “We’re not gonna
do this. We’re not gonna do that.” This neighborhood has been
burned by that before.
Destiny Church is just one example of that. Um, certain conditions
were made when that was allowed to be a church many, many
years ago. It was a Sunday and Wednesday church service. Now
that is an everyday of the week, 24/7 pretty much, in and out. It has
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definitely affected the quality of life of those neighbors and
diminished their property value. There’s no doubt about that.
Um, I also, uh, noticed on your flier – you said there was
convenient access. This is not convenient access. This is going to
be a nightmare. Case in point: on Oakes – Oakes, uh, Seed to Table
right now. That is a traffic nightmare there. Um, they have not
planned for how that would be. Same thing here. You say you’ve
made all these predictions. You cannot predict what this is gonna
be like. If I wanna come home for lunch at 1:00, I guess I’m stuck.
I mean, that is going to be, uh, it needs to be an – an Immokalee
Rd. corridor, that cars can get in and out.
Just like the lady before me mentioned about all these, um – um –
sorry, what word do I wanna use – all these companies that are
doing something beneficial. They are not-for-profit, uh, for people.
Um, they’re on corridors where they can get in and out. Immokalee
Rd., maybe Golden Gate Pkwy., some of those roads – that are not
30 miles an hour residential roads.
Um, and I would just – proposed to you that, you know, I know
that you think this is a great spot for you. And it is a great spot for
you. It’s a great deal. But you, again, are infringing on my rights as
– as a neighbor, as, you know, having my home here. Um, and I’m
completely against this, and I wanna go on record in saying so.
Thank you. [Applause]
Peter: Hi, I’m Peter Goodan, and I’ve lived in, uh, Oakes Estates, Unit
97, for 20 years. I live on Spanish Oaks Ln. I just wanted to fill in
a few gaps. Uh, first for Mr. Betcher. Unit 97 has seven churches
in it. A lot of people in Unit 97 figure they’ve paid their social tax.
Um, the other two comments, uh, that I want to enlarge on, are for
Mr. Arnold. Um, you’ve heard by now that the – the issue for the
neighborhood boils down to traffic and trees, essentially. Um, on
the topic of trees, you said you’re not a biologist, but you know
that they’ll make you clear out all the exotics. I am a biologist. I
work at Driftwood Nursery. Um, I moved here long enough ago
that most of the people moving in wanted the trees on their
property.
And the county rules that are requiring us to take out, uh, exotics
are actually hammering the native trees, because you drive heavy
equipment over a slash pine’s roots in the process of getting out the
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melaleuca that’s in between every single slash pine and the next
one. Those trees are gonna live one more year, and then they’ll die.
And everybody in this neighborhood has seen this happen over and
over and over again on houses that are built to the left and right of
them.
Just to let you know, that year it’ll look pretty good. But the – the
gentleman that lives next door – he can’t count on that being a
green belt. There’s no way to get rid of those things – those
melaleucas and [inaudible] [00:58:40] without putting the – the –
the native vegetation at risk.
My other comment was about traffic. Uh, you made an assertation
that the local community group has gotten the county to do a lot of
things for it, in the way of traffic. I just want to correct the
misimpression they can have. The founder of this group is Nancy
Barrens, um, one-time wife to Jungle Larry. She lived on my
street. And one day she got up, and the dump trucks that were
going to build the development to our east – so turning to Lakes –
were using Spanish Oaks for the construction entrance at that time.
Uh, Logan had yet to be built. Um, that was the genesis of our
group.
Before that had happened, the county moved the roadbed of Logan
and put it right next to, uh, houses in our neighborhood without
any information to us. It was a concession the county made to
allow Island Walk and other large developments to not have a
street penetrating their property. They said, “Can we move this
street? Trade you this amount of right-of-way for that amount of
right-of-way?” And the county said, “Okay.”
When Tarpon Bay was built, the county put a light in. It coexisted
with our light at Oakes, uh, um, for a few years. And then we were
told that you couldn’t have two lights that close together along
Immokalee, and our light was gonna have to go. So, another
delayed reaction kinda problem. The reason that Valewood has a
light, and that you’ve got access for what would turn into your
front drive, is that we asked for, and got, the Valewood extension
built. That doesn’t mean that – that we’re getting concessions from
county traffic. We’re – we’re negotiating from behind the eight
ball on most of this stuff.
When Tarpon Bay was built, the access road off Oakes Blvd. was
supposed to have been Standing Oaks Ln. At the county level, they
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got changed it to Spanish Oaks Ln., which is my street. And the
reason is that Tim Constantine lived on Standing Oaks Ln. So, I
just want you to know, if and when the county ever does anything
for us in the way of traffic and roads, it’s generally after a lot of
pushing and shoving, and too little too late. Thank you.
[Applause]
Sinao: Hi, I’m Dr. Sinao Pundy. I live at, uh, 2391 Oakes. So, just to
quickly go up there. I’ll just point to my house. Oops, this is my
house right here. So, there’s, uh, my entire front yard, and our view
is of the, uh, proposed senior center. The only way out for me, and
my – my family, my wife, my children, is this intersection which is
on the corner. And, um, we’ve lived there – we bought it in 2015
from Mr. Ken Carter, if you guys know him, um, [cough] uh,
because of the garage. And I was good friends with him, and he
since passed along.
Um, I’m in favor of the Naples Senior Center. And I don’t wanna –
like he says, please don’t lynch me. Um, [cough] I w – I’ve been –
I wanna talk to my neighbors. I think that it’s okay to have
differences of opinion. Um, I think it’s okay to vote opposite and
still be neighbors and friends and I hope that we can do that. Um,
my reasoning is, uh, to get up today, was only to comment on a
few points. I just think, you know, I’m just – I’m a little forlorn,
um, because there’s so much misinformation.
And if people would get into one room, and have a common
conversation on both sides, and try to understand – ‘cause I love
my neighbors on Oakes, and I love, uh, the people behind me. And
even those who vote no, um, they will continue to be my friends. I
wish some of what they want to see happening here, um – someone
said, “Get creative.” Whatever has to happen, let’s try to get to a
position where we can all, uh, live together. Um, and, that can only
happen if people are actually talking.
I’ve sent a number of emails, conversations, texts, phone calls
trying to get, um, the association to talk to me. The association to
talk to you guys. You guys talk to them. I just wish there was a lot
more communication, ‘cause there’s so much misinformation. And
even afterwards, if you vote no, that’s great. That’s your – that’s
your right, and a lot of people – what you guys have said, have
spoken to – it’s really – really touched me – some of the things that
you guys have said, on both sides.
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Um, so, let’s talk about when someone says – says, “Well, what’s
our feature going to be?” Right now, our feature for the last 30
years, has been a rundown warehouse – where my wife is scared to
walk our three dogs – rusted fence, that the current owner refuses
to, uh, fix. It says, “Keep out,” even though children – and I can
prove it to you – use their – their – and, you know, whatever the
children do on the property. There’s wild animals. Um, there’s
bobcats that we’ve seen there. Um, you know, we’ve hit possums
that come out in the middle of the night. It’s dark.
Um, it’s not as if this gentleman is going to sell this to five
millionaires to build five properties. He’s not going to. I’ve spoken
to him. I’ve tried to buy this property from him for the last decade.
He’s not going to do it, and his sons don’t want to do it. So, at this
point, my entire front yard just looks at this warehouse. And Mr.
Carter, who I bought it from, said – he moved it in 1990 – says,
“Man, they’ve got to do something with this property.” This is
something.
It might not be perfect to everyone’s specifications, but I believe it
is far and beyond a great, uh, entrance way and location between –
and – and we should be talking about what landscaping we want,
and what matches we want, and what the fence should look like.
And should there be a water fountain? And can there be a park for
Oakes here? And can there be walking trails for our children? And,
you know, can we have permissive use for our – our families here
on – on – on nice weekends, if we want that? And, what else can
we negotiate? This isn’t, you know – this life’s about compromise
and negotiation. Uh, not about saying, “Not in my backyard.”
And I know a lot of people have said that they’ve had a, um – we
don’t want to debate, uh, Naples Senior Center. And I know that
those who oppose it are not saying that seniors are bad, or anything
like that, but – um, at all – and I understand that. But you
sometimes have to accept things in your backyard. Anyone from
Naples who is a consultant, like me, who is a physician, who does
work in construction, who is in real estate, owes everything they
have to the seniors in Naples, because they’re the ones who created
this place.
It’s not the 40-year-olds like me, or the 13-year-olds like my
daughter. I want her to vo – volunteer there. I want to volunteer
there. I want to give back to the people who have – who have
created, uh, Naples to be what it is. And that’s – that’s the seniors.
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And finally, um, Mr. Jay Baker, who’s one of the proponents of
this site, and who has – wants to put his name on it and – and
donate. I don’t want to – anyone to think that this man is just some
rich billionaire that comes out of New York. He’s a humble guy.
I’ve been on the subway with him in New York.
Um, and he’s a loving man, and those of you who have agreed, uh,
with me to meet him, have been in tears meeting this guy in how
much he wants to help the community, and palliative care, and all
that he does for us. And I don’t think that you – to put a Baker
Center anywhere in your community decreases, uh, equity or
property value in Naples in any way. I think it’ll have a big
investment. I think it’s gonna increase my property value. I don’t
see, uh, the traffic patterns. I think there’s wonderful questions
about, you know, what are we gonna do here? And traffic and let’s
negotiate.
Let’s talk. Let’s sit down, instead of having two sides to this and
being so against it and for it. And, uh, I just wish the ego would –
would go down a little bit and we could all have conversation. So,
thank you.
Wayne Arnold: Thank you. [Applause]
Michelle: Uh, so my name is Michelle Bradley, and I’m, um, an owner of
6141 Primrose Site. And so, our property abuts the, uh, southeast
corner of the senior center. And a lot of the things I had wanted to
mention have been talked about tonight, so I’ll just –
Wayne Arnold: Where is the microphone? Can you put it a little closer to her –
Michelle: I’ll just touch on a few of them. Um –um, the – the last gentleman
who spoke, and a lot of the information we’ve received tonight –
including the way the most recent mailings – were addressed to
friends and neighbors. I think they go to the emotional arguments
that are being made here tonight. To me, it almost seems like the
whole purpose of this second meeting is to address and sort of
justify many of the emotional arguments that the senior center is
making for them to make their new home within our residential
neighborhood, when they’re definitely a commercial, high-
intensity, industrial-use that is more appropriately located in, um, a
comparable commercial and industrial setting.
Um, a couple things that I touched on last time that were, uh,
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discredited by Miss Faffer and the senior center – I went back and
looked at. And I wanted to address them tonight. Um, some of the
things that I had looked on the Naples Senior Center website, uh,
pertain to their current schedule. Um, it was set forth in a number
of public, uh, fliers, including the ones given us today – although
these are slightly tweaked from the ones in the time frames given
previously. Um, you guys used the word, “primary service hours”.
They began at 10:00 a.m. and end at 3:00 p.m.
And it was stated that staff arrivals and a limited number of
individual appointments with counselors or clinicians would occur
before 10:00 a.m. The website showed back in September, and still
shows, a number of things starting with actual start times before
10:00 a.m. For example, 9:30 Shine, 9:30 Choir Practice, 9:45
Watercolor, 9:30 Intro to Thai Chi, 9:45 Guide Time. 3:00 p.m.
begins the Happy Ukulele Group. 3:30 begins the Sing-Along.
3:30 begins the Coping with Transitions. And 3:15 begins
Ballroom Dancing.
It was also previously – so, if those – those programs are starting at
those times, I can only anticipate that they’re hour-long or 45-
minute-long sessions. That puts the end time as late as 4:00 or 4:15
p.m.
Wayne Arnold: That’s correct.
Michelle: And then, also, uh, it was previously stated that there weren’t
double-booked timeframes. I saw examples of Crafts and Beginner
Line Dance Steps both at 1:00 p.m. Writer’s Workshop Memoirs
and Square Dancing both booked at 2:30 p.m. Also, when you
page back through the calendar on the website, there are two things
listed on Saturday. One was Saturday, April 16, 2016, and it was a
Saturday veteran’s service. Another one was Saturday, December
8, 2018, for a brass quintet.
Finally, there’s a number of special events that appear to be
largescale, public events that are advertised to the evening and/or
Saturday events. And while it has been stated at the last meeting
that those types of preeminent gatherings would never occur at the
center itself, because they would need a much more formal setting,
I find it hard to believe, given some of the other
misrepresentations, that the Naples Senior Center would not want
to showcase its new location to its shareholders and donors and
hold these types of events at the actual center.
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Which again, would bring in the same types of misrepresentations
that our neighborhood has had to deal with, for example, with
Destiny Church. Where the scope, and hours, and the creed of the
mission are just extended into every day of our lives. Um, another
owner mentioned the issue of not just traffic, but as it pertains to
the school system and busing. And I wanted to point out, I have
two children, um, both which ride the bus and have ridden the bus,
um, elementary, middle, and high school, for regular bus hours and
the activities buses.
It is mandated by the Collier County School System that the
children only exit or enter the bus on the side of the street on which
they live. So, for us, my children have to only get on the bus or get
off the bus on the eastbound north or south trip. That means that
they have to walk along the eastbound north-south border on a
two-lane road that is heavily trafficked. Whatever the rate is that
you want to say – with no sidewalk, no path – they’re walking up
in the grass, before dawn, and in the dusk hours. And now we’re
adding all of this traffic, with also, what you said earlier, was a lot
of people driving themselves to the center.
And the cars remain there. That raises even more questions for me
about who exactly is driving there, and are those people, you know
– at what stage of dementia, or other sort of, um, you know,
mitigating factors that may add to traffic incidents along the border
– raise public safety issues with our children, you know, before
and after school hours. And I think it’s something that you guys
need to take a stronger look at.
Um, finally at the last meeting, um, at the end of the meeting, Miss
Faffer extended an invitation for people to come and observe the
senior center, um, to look at the parking lot. I had an opportunity to
do that a couple weeks ago. It happened to be a Wednesday that
also led into the lunch hours, um, and it was utter chaos. Double,
triple parked cars, not only in your parking lot, but also along the
residential and other commercial, uh, roadways of that
neighborhood.
Um, there were valet people parking cars. There were numerous
large transport vans, uh, vehicles such as, like, the Collier
Paratransit size vans, uh, vans and buses dropping on multiple trips
throughout there. It was absolute mayhem. And our neighborhood
will be the next recipient of that mess. Um, our streets are not set
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up for that kind of parking. It will increase the danger for people
biking, walking, running, and getting off – on and off the bus,
along the Oakes and the side streets.
Um, I want to end by just saying, again, our neighborhood is just
that. It is a neighborhood. We are not a high-intensity industrial or
commercial hub. And we are not a regional destination. And we’d
ask that you please take another look at your other opportunities
for purchase. It may not be economically as, um, attractive as
buying and going through this process, but it would definitely be
more appropriate.
Wayne Arnold: Thank you. [Applause]
Brudy: Yes, hi. Brudy Bershowski. I live off, uh, English Oaks. I just
have a question for [inaudible] [01:15:03]. Um, I see a lot of
experts and, uh, different professionals working on the project. Has
anybody looked at whether or not a project like this works on a
similar property somewhere in Naples? Historically, Logan
Woods, Livingstone Woods, Pine Ridge Estates – has anybody
done something like this?
Wayne Arnold: Um, well, this is one of the two senior centers in Collier County,
and the only one that has activities that we’ve described. So, no,
there’s not another senior center –
Brudy: I just think it’s not fair to put the experiment on residents like
myself, my family, and the neighbors. [Applause]
Wayne Arnold: Could I – I would say, as the gentleman mentioned – you already
have seven churches and the Oakes Association. They’re not all on
the perimeter, and what we’re proposing is not dissimilar to what
would be a church function.
Brudy: Well, I think it’s unique to what its function is. It’s a little bit
different than what we have – Destiny has. I just think adding
something else would be a burden to the community, and to
conform to what it is right now. I just want to share that, because,
um, I think that if you’ve done something that’s not out there,
we’re betting on, um, predictions. It’s great if you predict
correctly, but it’s not good if you missed a prediction. And in
hindsight, making certain decisions – it’s gonna be very tough to
go back. In most cases you can’t reverse what you’ve done.
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I’ve been in Naples for almost 20 years. Um, I think most residents
would not believe what it is now compared to what it was before.
Even to this day there’s more things that are being built off
Immokalee, including a new high school that we built. Um, we
cannot bet on people’s predictions in driving patterns. Um, so, I – I
think that, just in terms of traffic itself, I find it very difficult to
believe – I’m not a traffic expert. But I looked at some of the data.
It’s very hard for me to interpret.
And there’s gonna be another part of this question, as far as, like,
how are these traffic studies done? Just because I don’t understand
how, if you don’t have the facility there now with no traffic, and
how you put a facility on there with cars going in and out with a
capacity of 485 people, and it doesn’t attract – it doesn’t attract – it
doesn’t affect the traffic pattern now. I just don’t understand that.
How there’s nothing there now. There’s no traffic going in and out.
It’s secluded. It’s fenced in. And by putting a facility such as
you’re explaining, does not affect the traffic pattern in going
forward. I just don’t understand that.
Um, so, maybe you can help me understand that. The other thing is
that I’ve lived in the Oakes Estates area for, um, 11 years. Over the
course of 11 years, I’ve seen traffic patterns change, even without
the facility you’re talking about – or, proposing. Um, I have three
children. They go up and down my street – the Oak – Oak – down
Oakes, visiting neighbors and friends, including going to the park
that’s very close to the proposed location. I think that’s, um, uh –
safety becomes a concern, because what happens is the traffic
flows the path of least resistance.
Who would have thought that the Immokalee train going left into
Oakes is gonna be closed down? I never thought that. Going and
moving it. It was open. I was able to do that. Who would have
thought that there’s gonna be a huge shopping center in that area
that’s gonna attract too many people cutting from Tarpon Bay area,
and including – there’s a stop sign that many people blow it off
going into the park, which, kids are walking. And – and – and
people are walking their dogs. And traffic is just zooming in and
out past these stop signs, making left turns in a no-left-turn.
And we’re focusing on a lot of, like, the entryways where the
facility’s is being proposed location. But I think that over the
years, what I’ve noticed, it’s not only the access points. There’s no
way to predict which end of Oakes they’re gonna be going
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through. So, if you’re going to come through the Vanderbilt side,
guess what? I’m guessing more traffic to that point, and things are
just gonna get backed up. And that means the side streets are
having to wait until all the cars pass by.
The community’s already struggling with speeders. Very often
they get pulled over. Very often they don’t get pulled over. Um, I
don’t know if anybody’s done studies on accidents in that area –
it’s one way each way. Also, it’s been brought up, the busing for
the children. You know, I think that it’s not the best set up as it is
now. I have three children going to three different schools, three
different bus schedules. The way that they’re set up as far as
waiting on the corner – and I’m not sure – did anybody do the
studies on that – when that happens – when the kids – safe, and
stuff like that, in regards to safety?
Jim Banks: Um, uh, what? Could you please repeat that?
Brudy: Did anybody who studies – in terms of when the school starts –
how the kids wait for the bus from where they are, and the timing
of the day?
Jim Banks: Yeah.
Brudy: You have it?
Jim Banks: You said something about three to four at a corner? I’m sorry, you
said something about three corners, that’s what got me.
Brudy: No –
Jim Banks: Yes, we looked at that. Yes, we looked at that.
Brudy: Okay, so, so, do you see how sometimes you can’t even see where
the kids are waiting? Specifically, when you come in one direction
or another? Or if you have a utility vehicle, or if you have a
trucking – the garbage trucks come – you can’t even see
sometimes. So, that’s – it’s a regular struggle in terms of safety.
So, adding more traffic to that, I think, it’s just – it’s just more
conflict.
Jim Banks: There’s nothing unique about Oakes Blvd. or Autumn Oaks, or any
of the other roads in Collier County where we run school buses.
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Brudy: So, can you tell me – so, these reports that you’ve generated here, I
– I saw them. Can you tell me, when you say, “Traffic re – traffic
studies are done,” I should say, how do you do that? What does
that mean, exactly?
Jim Banks: There’s a specific guideline that Collier County requires we
follow, and as I said earlier in my presentation, we’re gonna be
submitting an updated traffic impact study based on these new
projections – which is on file, so you’ll be able to have access. And
it should be there within the next couple weeks. Something that
you can review. Um, so, there is a specific criteria. There’s specific
level of services that we analyze, based on standards that are
adopted by Collier County. And we’re all subjected to those
standards.
And, uh, as you – as you look through the report, you’re gonna
find where it’s spelled out. And we tried to do it in layman’s terms,
so people that are not traffic engineers can read these things and
are understandable.
Brudy: So, tell me – are you an independent contractor that was hired to
do this evaluation?
Jim Banks: I was, uh – I work on behalf of Naples Senior Center, that’s
correct.
Brudy: Okay, so, can you tell me – at least give me a couple of things – do
you – do you just stand there and just watch how many cars go one
way vs. the other way?
Jim Banks: We go –
Brudy: Just – just to understand it – put it in – in layman’s terms, because
I’m not an expert.
Jim Banks: We collected traffic data in the Oakes neighborhood, on three
separate occasions. I’ve been out there numerous times taking
photographs of the traffic flow, monitoring the traffic flow, and we
count – we collected traffic data at the existing Naples Senior
Center on three separate occasions. And all this information is
compiled – compiled in order to look at what’s on a – what’s in
and around the Oakes neighborhood today and what it’s gonna
look like when we add the traffic generated by the site.
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And I would like to point out, just because this is all recorded for
the record, I never said that the proposed site would not have an
impact on your road network. What I said is, is during the a.m.
peak hours when we don’t generate traffic, and the p.m. peak hours
when – that’s when the traffic is at its highest volumes. The – the
traffic generated by Naples Senior Center will not have a
measurable affect on your traffic flow during those periods –
during the, uh, middle of the day when they generate traffic, you
will see –
Brudy: But this is going based on predictions. If you take one location,
you can have one traffic flow in one pattern, you take that exact
thing, put it in a different location, you can have a different
volume. You can have a different flow. You’re talking about 75.
You’re talking about a bigger volume. And perhaps now that it’s
more accessible – this is why you like that location – what if
people say, “You know what, I’m gonna have this activity at 8:00,
I’m gonna go have lunch. I’m gonna come back”? Or if, with more
people getting dropped off, guess what? That’s two trips. One in
and one out.
Jim Banks: We – we – we account for that –
Brudy: I mean, that’s – all that – and now again, these are all predictions.
You can’t –
Jim Banks: I’m gonna summarize it for you very quick. I’ve been doing this
for 32 years. I have done thousands and thousands of studies. And
we’ve gone back and validated the results of those – of those
studies. And, the – our predictions are pretty much dead on. I’m
not saying there isn’t some slight deviation from what we’ve done
in the past. But I have thousands of reports on record that you can
review at any time or go compare these – these sites anytime.
Brudy: So, along that same line, were there studies done based on
increased traffic in the past, let’s say, ten years, or five years?
Jim Banks: Yes, we took that into account.
Brudy: What about that? So, what is – is there a 20 percent increase every
year, 30, 50? I mean, just, give me something, since you’ve been
working on a project in other states.
Jim Banks: Well actually – actually the traffic on Oakes Blvd. going to
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Spanish Oaks has actually decreased, uh, since they removed the
traffic light. More people now use Spanish Oaks to get on Tarpon.
That’s just a – it’s a – it’s a fact. [Background chatter] The
county has the record – you can – you can search the record
yourselves.
Wayne Arnold: If I might, we only have the room for a short period of time.
There’s another gentleman behind you, and not that we don’t want
to answer your questions, but if he’d like to have a discussion with
Mr. Banks regarding traffic, I’m sure he’s be happy to do that.
Brudy: Okay, thank you.
Wayne Arnold: Thank you. [Applause]
Ross: Hi, Wayne, my name is Ross MacIntosh. I live very far away, but
I’m here with my cousin, Gordon MacIntosh, who lives at Tarpon
Bay.
Wayne Arnold: Great.
Ross: Uh, as you know, there are actually two petitions in process here. I
don’t think your exhibits exactly make a distinction between the
Land Use Planned Amendment, which you’re asking for, and the
rezoning, the companion petition for rezoning. I notice that the
rezoning is a 13.5-acre site, but the Comprehensive Plan
Amendment only addresses 8.7 acres of the 13.7 acres –
Wayne Arnold: That’s correct, yes – yes.
Ross: –which means that the 5-acre tract is not bound by the same land
use regulations that the 8.7. Why is that?
Wayne Arnold: Because it’s less than 10 acres, it’s considered a small-scale
amendment.
Ross: What was that?
Wayne Arnold: It’s considered a small-scale comprehensive plan amendment if it’s
less than 10 acres. So, the area where we want to put the – the
facility, the senior center, and its parking and all of its services –
are on less than 10 acres. It’s on the 8.7-acre parcel. That’s why
there’s a distinction in the acres.
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Ross: But the – but the site is 13.7 acres, so –
Wayne Arnold: Our zoning application includes it, and as I’ve described
previously, 5 acres of that is open space and preservation.
Ross: But not by land use designation.
Wayne Arnold: That’s correct.
Ross: Only – only by zoning.
Wayne Arnold: That’s correct. But I don’t have a land use approval to put a senior
center on that 5-acre track.
Ross: No, not at this time.
Wayne Arnold: Yes.
Ross: But certainly, it seems to us, that the neighborhood might take
some comfort in seeing if the zoning is going to be changed, seeing
that the land use encompasses the entire property. Here’s an idea: I
think it would be a very good idea to have a seniors housing
facility, an ACLF, on the 5 acres which is not encumbered by an
obligation – a land use obligation – to limit development of the
entire site to 30,000 ft.
So, let’s come in later and ask for a rezoning of the existing
zoning, and a conditional use because seniors’ group housing is a
permitted conditional use – is permitted under conditional use. It –
it just seems to me that there’s a latitude under the current
circumstance – there’s a latitude for the future development of the
5 acres. It might be less accessible if the entirety were encumbered
by the land use change. [Applause]
Wayne Arnold: Well, to speak to that point, Ross, I don’t – I don’t agree with you
entirely, because the 5-acre parcel that we’re showing meets our
open space and preservation requirements for the project, that the
county requires. So, I don’t think I could just come back at some
future date and eliminate those features.
Ross: So, your required open space – the – the 5 acres provides your re –
required open space, and could not be developed for any other
purpose, unless you provided open space elsewhere on the site?
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Wayne Arnold: That’s exactly –
Ross: Is that correct?
Wayne Arnold: That is correct.
Ross: Okay, thank you.
Wayne Arnold: Thank you.
Stephanie: I have to disagree with that, Wayne.
Wayne Arnold: Yeah, ma’am, do you mind if he goes? He hasn’t spoken yet,
tonight?
Stephanie: Well, it’s real quick. I’ve got a bottom line here. But just to
respond to what you said – have you seen how, uh, Orange
Blossom and Airport, that big, uh, senior living facility is put –
how awful it looks?
Speaker 4: Yeah.
Stephanie: Do you know what I’m talking about, next to the Greek Orthodox
church? It’s hideous. It’s, like, it can only go three floors high,
because that’s the zoning requirement – three floors. Um, again,
I’ve been here – we built our home in ’90 – ’93 – CO January of
’94 – I’ve been here a long time, 26 years. Oakes Blvd. was a nice
country little road. We loved it. We have three children that we
raised, we have dogs, cats, all that stuff. So, we enjoy the use of it.
What everybody here needs to know is that, they don’t have a right
to this. This is a residential neighborhood.
You – you know, if they want to bully us into changing it, we have
the upper hand right now. They would like to rezone it. We don’t
want to rezone it. It’s residential and we want it to stay that way. I
personally would love to see an equestrian center on that property.
Stables, horses, a ring – we – we had one before. If anyone else is a
horse lovers here. That would be beautiful there. And we could
make it up like Pine Ridge. We could make it an equestrian
facility.
So, the bottom line here is that, you’re not giving us any reason to
tell us why we’d want to have this. We’re a residential
neighborhood. We want to stay a residential neighborhood. And
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that’s it. That’s the end of that. And we need to get everybody out.
This is not a good turnout. We need to get more people in our
neighborhood to come here and gather together and say, “Hey, this
is our neighborhood. It’s residential and it’s gotta stay that way.”
Wayne Arnold: Thank you, ma’am.
Stephanie: Okay. [Applause]
L.J.: My name is L.J. Noel, and I live on Standing Oaks. We’ve
actually owned, uh, two homes in the Oakes Estates. One of the
reasons we moved here is because of the way it exists. We have
space. We have acreage. Not a lot of traffic when we first moved
here, but it’s been getting dramatically worse over the years. But
you talk about traffic flow. We had one gentleman that was talking
about the impact of turning onto Oakes. I know every morning,
depending on what day it changes a little bit – but I usually am
there 8:45, 9:00, when I’m turning on Oakes.
I wait a lot of times – sometimes I wait for 10 or 12 vehicles in a
row to pass me, which is in line with when your first morning shift
is coming in. Maybe that’s not a substantial impact to traffic – I
don’t know. But it is a safety hazard. Uh, also, if we look at the
intersection coming off of Immokalee onto, uh, Valewood – I
consider myself a good driver. I’ve never been a cause of an
accident. But I know twice, I’ve actually messed up on that turn,
turning off of Immokalee, because of that, uh, divider there in the
road. I turned down the wrong side of Valewood. So, the way
that’s set up is a little awkward.
Also, as you go out onto Autumn, on the corner of your property
where you’re turning onto Oakes, uh, there’s been a few occasions
where I’ve watched cars in front of me almost get hit at that
intersection. And now we have a group of seniors, that are coming
to this facility. I’m a financial advisor. I deal with a lot of seniors. I
know the accidents they get in. I know the senior center – centers
they attend and the groups they go to. And it scares me a little bit
for our community being a neighborhood. Not a place where
people should be going for a YMCA or a, uh, place to congregate.
That’s not what the road structure is set up for.
But putting the roads aside, it’s a neighborhood. We purchased
here for that purpose. Where we used to live, we ended up with a
commercialized multi-story building that got built – built right
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behind our house in our neighborhood. We moved from that
location because of that. Our property values – we happened to get
out when it was happening – I’m friends with the people who
bought our house. Uh, their value over the last, uh, four years –
when real estate’s been doing well – is up about $3,000. They just
sold their house from when we originally owned it. So, when you
look at property values, you look at traffic flows, you look at
people, you look at safety. It’s all a concern.
But, uh, you can make numbers say whatever you want to with
traffic, or with the number of people coming into events. I
understand, but I see a lot of discrepancies. One of the – the ladies
was mentioning this in her comments. But for example, on the
brochure you handed out today, it says the vast majority of
programs take place between, uh, 10:00 a.m. and – and 3:00 p.m.
Well, on your schedule you have events starting at 9:30, so –
discrepancy –numbers. You can change those schedules. You can
have more things start at 9:00 if you want to. There’s nothing that
restricts when those events can change, or what it does for traffic
flow.
And as it was mentioned, you know, if the events were ending at
3:00-3:30, they last for an hour, that’s already getting into traffic.
Traffic in Naples, I think, uh, has, uh – Jim would know – starts
getting a lot heavier at 4:00. That’s exactly the time that something
that starts later, and it affects the Oakes. When I come home during
the day, sometimes it takes a long time. I know this year which
[inaudible] [01:33:12] season, turning off of Oakes onto
Vanderbilt, or onto Immokalee, is very difficult somedays. And
you say with people coming in. Well, those people coming in are
the same people that are coming off of Vanderbilt to turn onto
Oakes to come through.
Some of my clients live in the Vineyards, and they attend the
Naples Senior Center events. They love it. It’s a great organization.
But now they’ll be coming this way from the Vineyards down to
Oakes, down Valewood, and so forth. So, it – it definitely is a –
going to be a change from what it is. But I think the bottom line is,
yes, there’s some churches. Their small churches. They don’t have
the traffic flow. They’re on the outskirts of the property of the
Oakes Association. They’re not in the middle.
Basically, your plan puts you on three sides surrounded by
residential. It’s basically encroachment in the neighborhood I
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purchased in – that I moved into – because I wanted my family to
have a place to live that had space around it – that had the
peacefulness and the quietness. And I think, the other thing that’s
really interesting to note – and I’m on a couple of charities and so
forth too. I understand numbers. But it says here that it’s of the
best interest and under our fiduciary obligation and our budget
constraints for this property.
Yes, I’ve bought real estate too. I would love to buy a residential
property and turn it into a commercial property. I could make a lot
of money doing that. So, the question becomes, when we’re having
these meetings – I think it was alluded to. What’s really changed?
Where’s the negotiation? Are you making this about the fiduciary
responsibility to the board of directors, or are you making it about
the fiduciary responsibility of the Oakes Association and the
people that live here that have spent their hard earned money, to
set up roots here? I don’t think you are, because you said it clearly.
It’s to your financial best interest and your budget constraints to
build this in the Oakes. Not on a commercial property somewhere
else where it has better traffic flow, is safer for the residents, for
their kids, and for the adults.
Wayne Arnold: Thank you. [Applause] This is going to be our last speaker.
John N.: Well, uh, John Nicole. I live on Hidden Oaks Ln., 5690. Uh, that’s,
uh, kind of a perfect segue, what we talked about being stewards of
our environment, of our residential neighborhood. This is a
commercial use in our residential neighborhood. And the last time
I came up here and talked about it and said – we had last March,
we did our – our annual meeting, and there was over 100 attendees
and not a single one was in favor of its use. It was 100 attendees in
March. Now since that time, we have gotten over 240 letters in
opposition to this.
Now, I’m not saying there’s not people that are – that approve it or
want this use, but we’ve got that many people in a – in a
community like this where we’d live in the estates for a reason and
we – we – by design, not social, as we’ve heard before from Peter.
Um, that’s a hell of a lot of people who come out and – and
support our position of opposition to this. We don’t want this. This
is a residential use – residential community. The use is not
compatible with this.
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Um, you know, one thing that has also come into play, Oakes
Blvd. as we said went from 45 to 35. There’s also gonna be –
there’s a Standing Oaks PUD that’s gonna be built between
Standing Oaks and Shady Oaks. Once that’s done, in order to get
their building permit, there’s gonna be a traffic coming on four of
the streets. This is all leaning to what we want this to be – is a
beautiful, residential neighborhood. Now you’re coming in with a
commercial use. These are things that I don’t know – what’s
considered the Standing Oaks PUD in your, uh, traffic numbers?
Jim Banks: Yes.
John N.: But that again, is a hazard. We’re trying to make this a residential
community. A residential strip. And we’re talking about putting all
this traffic down there. It’s unacceptable. That’s all I got.
Wayne Arnold: Thank you. [Applause]
Speaker 5: I just have one more comment. It’s – it’s gonna be short. So, I just,
I’m just requesting that if this is going to be a platform for
expressing ourselves, to have time constraints – very difficult,
‘cause, if I think – if this is what this platform is like, I think every
single one person should be able to come up here and spend as
much time as they need to, to express their concern. If it’s all just
everybody has 10 minutes or two minutes or whatever else, I just
don’t think it's fair. So, if we’re gonna have this platform for the
community to talk and – and relay their information or concerns, I
think it’s only fair we have enough time.
Wayne Arnold: Okay, thank you.
Speaker 5: Thank you. [Applause]
Wayne Arnold: I would like to mention just two things. We have a tentative public
hearing scheduled, so our next step is to go before the Collier
County Planning Commission. We’ve been given a March 5th
hearing date as a tentative for that. And we have a county
commission hearing date of April 14th. And I – I – I stress that
those are tentative dates. Those are subject to change for a number
of reasons.
Speaker 6: What time on the 14th?
Wayne Arnold: Uh, BCC meetings begin at 9:00 a.m. County Commission
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Meeting – 9:00 a.m., and so does the Planning Commission. They
both begin at 9:00.
Speaker 7: Can you repeat those dates again?
Speaker 6: March 5th and April 14th.
Wayne Arnold: March 5th and April 14th. And of course, if you received notice for
this because you’re an affected property owner, you will get
another notice by staff and there will be zoning signs posted on the
property prior to the – the public dates.
Speaker 8: March 5th time, please?
Speaker 6: 9:00.
Speaker 8: And on the 14th?
Wayne Arnold: Folks, I just want to thank everybody for coming out. We really
appreciate it. And again, as we said, we’re happy to listen and
dialogue with you and hope we can continue to work with you.
Thank you.
[End of Audio]
Duration: 99 minutes
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Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
2•Located on the Southeast quadrant of the intersection of OakesBoulevard and Autumn Oaks Lane•Valewood signal accessProject Location MapSubject PropertyAutumn Oaks Ln.Immokalee RdOakes Blvd.
Valewood Dr.ubject ropertySouthbrookeCommercial PUDWarehouse/StorageO
Cypress CycleChurchChurch9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
Current Zoning:E, EstatesProposed Zoning:Naples Senior Center Community Facility PlannedUnit Development (CFPUD)Current Future Land Use Designation:Estates Designation, Mixed Use District,Residential Estates SubdistrictProposed Future Land Use Designation:Naples Senior Center CommunityFacility SubdistrictProject Acreage:13.6+/- acres3Project Information9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
4•Create new subdistrict under the Golden Gate Area Master Plan to allow up to 30,000 square feet of building area for senior services uses for the Naples Senior Center for 8.6+/- acres of assemblage•Rezone 13.6+/- acres from the E, Estates Zoning District to CFPUD Zoning District to develop the site for Naples Senior Center services•Daily senior activities•Non-residential facility•No evening or weekend useProposed Request9.A.2.e
Attachment: 03_Application-Petition_PL20180002621 (11502 : Naples Senior Center)
5A. Principal Uses:1. Individual and Family Social Services (SIC 8322) for seniors 60 and older, limited to the following:a. Activity centers, elderlyb. Adult day care centersc. Centers for senior citizens/community centersd. Family counseling servicese. Old age assistancef. Outreach programsg. Senior citizens associationsB. Group support services, elderlyCFPUD Proposed Uses
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61. Soup kitchens2. Homeless shelters3. Residential dwelling units4. Offender rehabilitation agencies5. Public welfare offices6. Self-help organizations for alcoholics 7. Refugee services8. Religious facilities/churchesProhibited Uses9.A.2.e
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7Proposed Conceptual Master Plan9.A.2.e
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8Proposed Conceptual Site Rendering OverlayVALEWOODODD DRIVE
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9Example: Activity Schedule•Pre-registration required for all programs9.A.2.e
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James M. Banks, P.E.JMB Transportation Engineering, Inc.10Traffic Analysis9.A.2.e
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16Planning Conclusions•Project thoughtfully designed to be compatible with the Oakes Neighborhood•Large building setbacks•Enhanced landscape buffers•More than 5 acres devoted to preserve and open space•2 story maximum height•Residential style architecture•Project will have direct access to signalized access at Valewood Drive and Immokalee Road•No evening or weekend use of the property•Limited scope of uses related to senior center mission9.A.2.e
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17Proposed Conceptual Master Plan Overlay•Date aerial flown: January 2019, Collier County Property AppraiserIMMOKALEE ROAD9.A.2.e
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18Project Commitments•No evening or weekend use of property•Hours for senior activities limited to 9:30 a.m. to 4 p.m., Monday through Friday•Enhanced landscape buffers along Autumn Oaks Lane and Oakes Boulevard•List of prohibited uses of the site•Preserve/open space uses only on easternmost 5-acre parcel•Site will be limited to a maximum Monday through Friday daily usage by 485 people.9.A.2.e
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03/05/2020
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.3
Item Summary: PUDZ-PL20180002622: An Ordinance of the Board of County Commissioners
of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land
Development Code, which established the comprehensive zoning regulations for the unincorporated area
of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning
classification of the herein described real property from an Estates (E) zoning district to a Community
Facility Planned Unit Development (CFPUD) zoning district for the project to be known as Naples Senior
Center CFPUD, to allow up to 30,000 square feet of Individual and Family Social Services (SIC 8322) for
seniors 60 and older, including activity centers for the elderly, adult day care centers, community centers
for senior citizens, senior citizen associations, family counseling, old age assistance, and outreach
programs on property located on the southeast corner of the intersection of Oakes Boulevard and Autumn
Oaks Lane, approximately 350 feet south of Immokalee Road, in Section 29, Township 48 South, Range
26 East, consisting of 13.6± acres; and by providing an effective date. (This is a companion to Agenda
Item # 11502) [Coordinator: Timothy Finn, AICP, Principal Planner]
Meeting Date: 03/05/2020
Prepared by:
Title: – Zoning
Name: Tim Finn
02/18/2020 10:02 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
02/18/2020 10:02 AM
Approved By:
Review:
Growth Management Operations & Regulatory Management Judy Puig Review item Completed 02/19/2020 2:20 PM
Zoning Ray Bellows Review Item Completed 02/19/2020 4:21 PM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed
Zoning Camden Smith Review Item Completed 02/22/2020 2:52 PM
Growth Management Department James C French Review Item Completed 02/24/2020 2:21 PM
Zoning Ray Bellows Review Item Completed 02/24/2020 6:07 PM
Planning Commission Mark Strain Meeting Pending 03/05/2020 9:00 AM
9.A.3
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1
Growth Management Department / Zoning Division
Memorandum
To: Timothy Finn, AICP, Principal Planner, Zoning Services Section
From: David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
Date: October 14, 2019
Subject: Golden Gate Area Master Plan (GGAMP) Consistency Review
PETITION NUMBER: PUDZ-PL20180002622 REV:4
PETITION NAME: Naples Senior Center CFPUD
REQUEST: Rezone +13.6 acres from E, Estates zoning district, to Community Facility Planned Unit
Development to permit: 1) seven uses within SIC Code 8322, Individual and Family Social Services,
and group support services for elderly, all limited to the westerly three parcels (fronting Oakes Blvd.);
and, 2) open space & preserve uses throughout, and only those uses are permitted on the easterly parcel.
LOCATION: The subject site is at the southeast corner of Oakes Boulevard and Autumn Oaks Lane, in
Section 29, Township 48 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: The subject property is designated Estates (Estates
– Mixed Use District, Residential Estates Subdistrict) as identified on the Golden Gate Area Master Plan
(GGAMP) Future Land Use Map (FLUM) of the Collier County Growth Management Plan (GMP).
Relevant to this petition, the Estates designation allows open space uses. Non-residential development
is allowed in the Residential Estates Subdistrict per the Conditional Uses Subdistrict. The Conditional
Uses Subdistrict allows essential services, model homes, and excavation per the E, Estates (E), zoning
district throughout the Residential Estates Subdistrict; all other conditional uses (CU) of the “E” zoning
district are allowed subject to locational criteria. The subject site is not eligible for commercial zoning.
The proposed PUD permits seven uses within SIC Code 8322, Individual and Family Social Services,
and “group support services, elderly,” all limited to the westerly three parcels (fronting Oakes Blvd.);
open space and preserve uses are permitted throughout and those are the only permitted uses on the
easterly parcel. The seven uses from SIC Code 8322 are permitted in commercial zoning districts; one
of the seven uses (community centers) is a permitted CU in the CF, Community Facility, zoning district,
and a different one (adult day care centers) is a permitted CU in the “E” district. Staff is unable to locate
“group support services, elderly” use in the Land Development Code (LDC) or Standard Industrial
Classification (SIC) Manual but it appears similar to uses in SIC Code 8322.
Under the existing FLUM designation, only two of the four parcels comprising the proposed PUD
(easterly parcel and the middle parcel abutting Oakes Blvd.) qualify for “E” CUs thus allow the adult
day care use by CU, and none of the four parcels qualify for commercial zoning. (The northerly parcel
contains a nonconforming commercial use - permitted in the early 1970s when the parcel was zoned
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commercial and believed to be a warehouse or storage facility - and is eligible for the Nonconforming
Use Change process in the Land Development Code.) There is a companion GMP amendment petition
(PL2018-0002621/CPSS-2019-4) to establish the Naples Senior Center Community Facility Subdistrict
in the GGAMP; it identifies allowable uses and includes certain development standards. The uses and
standards in this PUD are consistent with those in the proposed subdistrict.
Certain Future Land Use Element policies are provided below, with staff analysis following in [bold].
Policy 5.6 New developments shall be compatible with, and complementary to, the surrounding land
uses as set forth in the Land Development Code. [Comprehensive Planning leaves this determination
to Zoning Services staff as part of their review of the petition in its entirety. However, staff would note
that in reviewing the appropriateness of the requested uses/intensities on the subject site, the
compatibility analysis might include a review of both the subject proposal and surrounding or nearby
properties as to allowed use intensities and densities, development standards (building heights,
setbacks, landscape buffers, etc.), building mass, building location, traffic generation/attraction, etc.]
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. [Exhibit C, PUD Master Plan,
depicts access to Autumn Oaks Lane only. There is no access to Oakes Blvd. which is classified as a
collector road in the Transportation Element; staff defers to Transportation Planning staff to
determine the appropriateness, or not, of providing a connection to Oakes Blvd.]
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. [Exhibit C,
PUD Master Plan, depicts a building area surrounded by parking area that provides internal
circulation connecting the two access points.]
Policy 7.3 All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land use type.
The interconnection of local streets between developments is also addressed in Policy 9.3 of the
Transportation Element. [To the west and north are roads. To the south is a motorcycle sales and
repair shop (nonconforming use) and two single family dwellings. To the east is a single family
dwelling. Given the abutting uses, proposed uses of the site, and proposed development plan (water
management and preserve areas abut the entire southerly and easterly boundaries), staff finds it not
feasible or beneficial to provide interconnections.]
CONCLUSION:
Based upon the above analysis, the proposed PUD rezone may not be deemed consistent with the
GGAMP. However, the petition may be deemed consistent subject to the following:
1. This petition may only be deemed consistent with the GGAMP if the companion GMP
amendment petition (PL20180002621/CPSS-2019-4) is adopted and goes into effect and all uses
and standards in the GMPA are reflected in the PUD.
2. The PUD Ordinance needs to provide for the effective date to be linked to the effective date of
the companion GMP amendment petition.
IN CITYVIEW
cc: Ray Bellows, Zoning Manager
PUDZ-PL20180002622 NaplesSrCtrR4 G:\CDES Planning Services\Consistency Reviews\2019\PUDZ dw/10-11-19
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Packet Pg. 1181 Attachment: Attachment C - Opposition Letters (11195 : Naples Senior Center at Oaks Blvd)
Dear Members of the Planning Commission:
My name is Joe Thompson and I am a homeowner in Oakes Estates (5881 English Oaks Lane). I
am writing you regarding the Naples Senior Center (NSC) petitions that are on your agenda for
the upcoming meeting on March 5th. Regrettably, due to a business conflict, I am unable to
make the meeting in person.
The proposed Naples Senior Center (NSC) site is located one block into our residential
neighborhood known as “Oakes Estates.”
The size and scope of this project at the proposed location would be unprecedented. The only
other Oakes Estates Growth Management Plan Amendment (GMPA) related subdistrict
(Southbrooke Office Subdistrict) is located directly on Immokalee Road – where it belongs. Per
the white paper related to the Golden Gate Area Master Plan (GGAMP) restudy, it seems quite
clear that all future/potential conditional uses in the Oakes Estates area should be isolated to
certain properties that were identified along the Immokalee Road corridor. I also recall
reading that a “majority” of residents did not want any other future conditional/commercial
uses in any areas aside from the properties that were identified.
There are numerous properties available throughout Collier County that would serve the
needs of the NSC. However, representatives from the NSC choose to publicly deny this
FACT. Our Oakes Estates Neighborhood Association will present, in detail, data on numerous
other properties that the NSC passed over for no reason other than preference of location and
presumably economics. Many of the identified alternative properties are “turn key” with
respect to their existing land use, access to water and sewer utilities, and transportation
suitability as it relates to roads designed for high intensity commercial uses. Instead of
acknowledging that these viable alternative properties exist, the NSC remains focused on
RESIDENTIAL properties in our neighborhood due to the serenity of the area and its highly
desirable location.
The NSC’s plan is very clear: they will attempt to “sell” their project to the Board of County
Commissioners (BOCC) based solely on political connections and emotions, NOT on objective
land use criteria with regard to proper compatibility to the surrounding area and, most
importantly, the homeowners. The transportation consultant for this project likes to tout how
much “capacity” is on Oakes Blvd. That assertion is analogous to plucking any residential
street out of Collier County and making the same argument. It’s absurd. Of course there is
capacity on a RESIDENTIAL street!
Oakes Blvd is, undeniably, a residential street , there are homeowner’s driveways and
mailboxes along all of Oakes Blvd on both sides (so easy for non-resident drivers to forget as
they speed down Oakes Blvd oblivious to viewing it as anything other than a “cut-through”). To
makes matters even worse, the proposed NSC site is on the corner of Autumn Oaks Lane, which
is the first of many residential “lanes” in our neighborhood going south from Immokalee
Road.
9.A.3.d
Packet Pg. 1182 Attachment: Attachment C - Opposition Letters (11195 : Naples Senior Center at Oaks Blvd)
From a GGAMP perspective, this is NOT EVEN CLOSE to a “fit.” It’s like trying to hammer a
square peg into a round hole. It’s a substantial stretch that is totally inconsistent and starkly
counter to the character of Oakes Estates. This project is the exact opposite of “smart
growth.” The NSC project in this location would open up Pandora’s Box. What type of high
intensity uses would be next? It would set a significant land use precedent that would create
an inappropriate commercial development “creep” and undermine the Growth Management
Plan and the integrity of the GGAMP.
The proposed properties don’t even have access to county water and sewer!
My family and I did not move into Oakes Estates ever expecting high intensity uses to follow. I
cannot imagine how our neighbors along Oakes Blvd and Autumn Oaks who live closer, or
contiguous to, the proposed location feel about this brazen attempt to destroy the character of
our neighborhood.
I respectfully ask the Planning Commission to send a resounding and unanimous NO vote to
the BOCC on this project.
Sincerely,
Joe Thompson
Extremely Concerned Oakes Estates Homeowner
5881 English Oaks Lane
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 1 of 11
Application for a Public Hearing for PUD Rezone, Amendment to PUD or
PUD to PUD Rezone
PETITION NO
PROJECT NAME
DATE PROCESSED
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative
Code
PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): _________________________________________________________
Name of Applicant if different than owner: _____________________________________________
Address: _________________________City: _______________ State: _________ ZIP: ___________
Telephone: _______________________ Cell: ______________________ Fax: __________________
E-Mail Address: ____________________________________________________________________
Name of Agent: ____________________________________________________________________
Firm: _____________________________________________________________________________
Address: ____________________________City: _______________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: _______________________
E-Mail Address: ____________________________________________________________________
Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that
you are in compliance with these regulations.
To be completed by staff
John H Winkler Tr., Sharon A. Winkler Tr., Lowell E White and Peggy M. White
Naples Senior Center at JFCS, Inc.
5025 Castello Drive, Suite 101 Naples FL 34103
(239) 325-4444
jfaffer@naplesseniorcenter.org
D. Wayne Arnold AICP / John M. Passidomo
Q. Grady Minor & Associates, P.A. / Cheffy Passidomo, P.A.
3800 Via Del Rey Bonita Springs FL 34134
239-947-1144
warnold@gradyminor.com / jmpassidomo@napleslaw.com
✔
9.A.3.f
Packet Pg. 1196 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 2 of 11
REZONE REQUEST
This application is requesting a rezone from: _________________________ Zoning district(s) to the
________________________________ zoning district(s).
Present Use of the Property: _________________________________________________________
Proposed Use (or range of uses) of the property: _________________________________________
Original PUD Name: ________________________________________________________________
Ordinance No.: ____________________________________________________________________
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
x If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
x The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
x The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________
Address/ General Location of Subject Property: __________________________________________
__________________________________________________________________________________
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities Industrial
Mixed Use Other: ________________
Not applicable
Estates
Undeveloped and developed residential and commercial
Not applicable
29 48 26
Golden Gate Estates, Unit No. 97
Please see Boundary Survey
796 41931080006, 41931200006, 41931120005 & 41933240006
Irregular Irregular 592,416 13.6+/-
2380 Oakes Blvd.
Southeast quadrant of Oakes Boulevard and Autumn Oaks Lane
CFPUD
9.A.3.f
Packet Pg. 1197 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 3 of 11
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Metes & Bounds Description: _________________________________________________________
ASSOCIATIONS
Required:List all registered Home Owner Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Estates Residential, church & County water management area
Estates Motorcycle service and repair, residential
Estates Residential
Estates Residential
N.A. N.A. N.A.
N.A. N.A.N.A.
N.A. N.A.N.A.
N.A.
Oakes Civic Neighborhood Association
PO Box 111046 Naples FL 34108
9.A.3.f
Packet Pg. 1198 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 4 of 11
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the county attorney.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub-district, policy or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
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Packet Pg. 1199 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 5 of 11
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
__________________________________________________________________________________
__________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No if so please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E.
of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a
written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B.
of the Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments
or Notice of Developer Commitments that contains the legal description of the property that is the subject of
the land use petition and contains each and every commitment of the owner or developer specified in the
Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the
recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided
to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said
Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been made
and the application is assigned a petition processing number. The application will be considered
“closed” when the petitioner withdraws the application through written notice or ceases to supply
necessary information to continue processing or otherwise actively pursue the rezoning,
amendment or change, for a period of 6 months. An application deemed “closed” will not receive
further processing and an application “closed” through inactivity shall be deemed withdrawn. An
application deemed “closed” may be re-opened by submission of a new application, repayment of
all application fees and the grant of a determination of “sufficiency”. Further review of the request
will be subject to the then current code.
N.A.
9.A.3.f
Packet Pg. 1200 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 6 of 11
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
Naples Senior Center at JFCS, Inc.
5025 Castello Drive, Suite 101 Naples FL 34103
(239) 325-4444
jfaffer@naplesseniorcenter.org
2380 Oakes Blvd.
29 48 26
Golden Gate Estates, Unit No. 97
Please see Boundary Survey
796 41931080006, 41931200006, 41931120005 & 41933240006
X
X
30,000 s.f. building, Family social service programs and activities for seniors aged 55 and over
10,800 gpd 4,500 gpd
10,800 gpd 4,500 gpd
2021
9.A.3.f
Packet Pg. 1201 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 7 of 11
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of affluent
and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall
be provided from tests prepared and certified by a professional engineer.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in accordance with
all applicable County ordinances in effect at that time. This statement shall also include an agreement
that the applicable system development charges and connection fees will be paid to the County
Utilities Division prior to the issuance of building permits by the County. If applicable, the statement
shall contain an agreement to dedicate the appropriate utility easements for serving the water and
sewer systems.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at
the pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to serve
the project shall be provided.
N.A.
Included with Submittal 1
9.A.3.f
Packet Pg. 1202 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 8 of 11
COVENANT OF UNIFIED CONTROL
The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property
commonly known as ____________________________________________________
____________________________________________________
(Street address and City, State and Zip Code)
and legally described in Exhibit A attached hereto.
The property described herein is the subject of an application for ______________ planned unit development
(______________PUD) zoning. We hereby designate___________________, legal representative thereof,as the legal
representatives of the property and as such, these individuals are authorized to legally bind all owners of the property in
the course of seeking the necessary approvals to develop. This authority includes, but is not limited to, the hiring and
authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain zoning
approval on the site. These representatives will remain the only entity to authorize development activity on the property
until such time as a new or amended covenant of unified control is delivered to Collier County.
The undersigned recognize the following and will be guided accordingly in the pursuit of development of the
project:
1. The property will be developed and used in conformity with the approved master plan including all conditions placed
on the development and all commitments agreed to by the applicant in connection with the planned unit
development rezoning.
2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and
stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in
part, unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County.
3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or
safeguards provided for in the planned unit development process will constitute a violation of the Land Development
Code.
4. All terms and conditions of the planned unit development approval will be incorporated into covenants and
restrictions which run with the land so as to provide notice to subsequent owners that all development activity within
the planned unit development must be consistent with those terms and conditions.
5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,
safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel
compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit
development and the County may stop ongoing construction activity until the project is brought into compliance with
all terms, conditions and safeguards of the planned unit development.
___________________________________ ___________________________________
Owner Owner
____________________________________ ___________________________________
Printed Name Printed Name
STATE OF FLORIDA)
COUNTY OF COLLIER)
Sworn to (or affirmed) and subscribed before me this day of , 201__ by ____________________
who is personally known to me or has produced _____________________________ as identification.
____________________________________
Notary Public
(Name typed, printed or stamped)
9.A.3.f
Packet Pg. 1203 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 9 of 11
Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G. 1 of the Administrative Code
Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please provide the submittal items in the exact order listed below, with cover sheets attached to
each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at
http://www.colliercountyfl.gov/Home/ShowDocument?id=76983.
REQUIREMENTS # OF
COPIES REQUIRED NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary
Completed Application with required attachments (download latest version)1
Pre-application meeting notes 1
Affidavit of Authorization, signed and notarized 1
Property Ownership Disclosure Form 1
Notarized and completed Covenant of Unified Control 1
Completed Addressing Checklist 1
Warranty Deed(s) 1
List Identifying Owner and all parties of corporation 1
Signed and sealed Boundary Survey 1
Architectural Rendering of proposed structures 1
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
1
Statement of Utility Provisions 1
Environmental Data Requirements pursuant to LDC section 3.08.00 1
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys. 1
Traffic Impact Study 1
Historical Survey 1
School Impact Analysis Application, if applicable 1
Electronic copy of all required documents 1
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
Checklist continues on next page
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9.A.3.f
Packet Pg. 1204 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 10 of 11
Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if
Amending the PUD
Revised PUD document with changes crossed thru & underlined 1
Copy of Official Interpretation and/or Zoning Verification 1
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement
+The following exhibits are to be completed on a separate document and attached to the application packet:
Exhibit A: List of Permitted Uses
Exhibit B: Development Standards
Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
Exhibit D: Legal Description
Exhibit E: List of Requested LDC Deviations and justification for each
Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-
690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components): Amy
Lockheart Conservancy of SWFL: Nichole Johnson
Utilities Engineering: Eric Fey Parks and Recreation: Barry Williams & David Berra
Emergency Management: Dan Summers Immokalee Water/Sewer District:
City of Naples: Robin Singer, Planning Director Other:
ASSOCIATED FEES FOR APPLICATION
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
Comprehensive Planning Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
o Methodology Review: $500.00
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
o Major Study Review $1,500.00
X
X
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9.A.3.f
Packet Pg. 1205 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 11 of 11
Legal Advertising Fees:
o CCPC: $1,125.00
o BCC: $500.00
School Concurrency Fee, if applicable:
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
Fire Code Plans Review Fees are not listed, but are collected at the time of application submission and
those fees are set forth by the Authority having jurisdiction. The Land Development Code requires
Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior
to hearing. All checks payable to: Board of County Commissioners.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this
checklist is included in this submittal package. I understand that failure to include all necessary
submittal information may result in the delay of processing this petition.
*Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
___________________________________ _____________
Signature of Petitioner or Agent Date
___________________________________
Printed named of signing party
Additional fee for the 5 and subsequent re-subm
_________________________________________________________________________
t fP titi A t
X
X
X
D. Wayne Arnold, AICP
March 4, 2019
9.A.3.f
Packet Pg. 1206 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 6 of 11
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
with a maximum of 300 attendants and 25 workers
Naples Senior Center at JFCS, Inc.
5025 Castello Drive, Suite 101 Naples FL 34103
(239) 325-4444
jfaffer@naplesseniorcenter.org
2380 Oakes Blvd.
29 48 26
Golden Gate Estates, Unit No. 97
Please see Boundary Survey
796 41931080006, 41931200006, 41931120005 & 41933240006
X
X
30,000 s.f. building, Family social service programs and activities for seniors aged 55 and over
6,379 gpd 4,725 gpd
4,556 gpd 3,375 gpd
2021
9.A.3.f
Packet Pg. 1207 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 7 of 11
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of affluent
and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall
be provided from tests prepared and certified by a professional engineer.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in accordance with
all applicable County ordinances in effect at that time. This statement shall also include an agreement
that the applicable system development charges and connection fees will be paid to the County
Utilities Division prior to the issuance of building permits by the County. If applicable, the statement
shall contain an agreement to dedicate the appropriate utility easements for serving the water and
sewer systems.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at
the pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to serve
the project shall be provided.
N.A.
Included with Submittal 1
9.A.3.f
Packet Pg. 1208 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 1 of 9
NSCOB Evaluation Criteria-rev4.docx
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of
the applicable criteria. Provide a narrative statement describing the rezone request with specific
reference to the criteria below. Include any backup materials and documentation in support of
the request.
The Naples Senior Center (NSC) Community Facility Planned Unit Development (CFPUD) is
proposed for a currently 13.6± Acre Assemblage Estates zoned property located on the
southeast corner of the intersection of Oakes Boulevard and Autumn Oaks Lane. The 13.6±
Acre Assemblage is currently designated Estates, Mixed Use District, Residential Estates
Subdistrict on the Golden Gate Master Plan Future Land Use Map. A companion small-scale
plan amendment has been submitted which proposes to re-designate this property as the
Naples Senior Center Community Facility Subdistrict. This sub-district authorizes 30,000 square
feet of building area for senior community facility uses. No dwelling units are proposed within
the PUD.
a. The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
The property has access to Collier County water and wastewater service. A portion of the site
has been developed with a warehouse/storage commercial land use and the site has been
partially cleared and improved in support of the existing commercial use. A traffic analysis has
been prepared which concludes the senior center use will have no impact on the level of service
on surrounding roadways. Access is proposed on Autumn Oaks Lane with direct access to
Valewood Drive, providing access to Immokalee Road via a signalized intersection. There are
no immediately adjacent residentially developed properties.
b. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are not to be provided or maintained
at public expense. Findings and recommendations of this type shall be made only after
consultation with the county attorney.
The subject CFPUD has one property owner. The applicant is the contract purchaser of the
proposed The Naples Senior Center CFPUD.
9.A.3.f
Packet Pg. 1209 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 2 of 9
NSCOB Evaluation Criteria-rev4.docx
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other
provision allows the requested uses/density, and fully explaining/addressing all criteria
or conditions of that Sub-district, policy or other provision.)
Future Land Use Element:
The 13.6± Acre Assemblage is designated Estates, Mixed Use District, Residential Estates
Subdistrict on the Future Land Use Map of the Golden Gate Area Master Plan. A companion
small-scale amendment application has been filed for the property. The proposed Naples
Senior Center Community Facility Subdistrict will permit a variety of services for our area senior
citizens. Use will include socialization, exercise, educational, grief counseling, dementia respite
support services, and other senior support services to assist the elderly with their various aging
needs. A confidential food pantry is also proposed to ensure that appropriate nourishment is
available to the seniors in need of food assistance.
The proposed uses do not neatly meet the defined allowable conditional uses in the Estates
zoning district; therefore, the applicant proposes to rezone the property to a PUD in order to
specifically identify, and limit, the allowable uses. The PUD also includes a list of prohibited
uses, as well as operational standards applicable to the permitted senior related community
facility uses.
The proposed uses are consistent with the proposed text for the Naples Senior Center
Community Facility Subdistrict.
The property will be served by potable water and sanitary sewer services provided by Collier
County Utilities. No capacity issues have been identified or are anticipated in the future.
Conservation and Coastal Management:
The proposed project is consistent with Objective 6.1 and Policy 6.1.1. of the Conservation and
Coastal Management Element of the Growth Management Plan. The proposed project
contains 8.13 acres of native vegetation. The preserve area provided is 2.68 acres. This is
substantially more than the 1.22 acres required (8.13 ac. of native vegetation x 0.15 = 1.22
acres). A management plan will be submitted that identifies the actions to maintain diversity,
treat invasive exotic species, and fire management (Policy 6.1.4). There were no listed species,
except for, the Wild pine that was observed in the proposed preserve and development areas.
There are no ecological communities shared or tangential to State or Federal lands or other
local governments (Objective 6.4 of the Conservation and Coastal Management Element of the
Growth Management Plan).
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
9.A.3.f
Packet Pg. 1210 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 3 of 9
NSCOB Evaluation Criteria-rev4.docx
screening requirements.
The proposed CFPUD will provide 20 foot wide enhanced landscape buffers adjacent to Oakes
Boulevard and Autumn Oaks Lane right-of-ways. The easternmost 5± acres of the PUD are
restricted to only native vegetation retention and limited open space uses. This buffer type
exceeds buffering required by code by a factor of two with that typically required when a
community facility use abuts a residential use.
Buildings have been limited to 2-stories in height with a zoned building height of 30 feet, which
is consistent with the permissible building height for the adjacent Estates zoned properties in
the immediate vicinity of the PUD.
The eastern most 5 acres has been limited to open space and native vegetation preservation.
The PUD identifies a number of allowable open space uses including but not limited to nature
trails, boardwalks, gardens, water features, and the like.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The project will provide a minimum of 40% open space, which exceeds the 30% requirement
of the LDC. This will include native vegetation preserve areas, water management areas and
buffers. These areas will enhance the natural buffers and retained native vegetation that
exists on-site today.
f. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
The proposed development of community facility uses for seniors will not require phasing due
to infrastructure availability. Adequate infrastructure is available to the project site to service
the proposed commercial uses.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
The CFPUD boundary is not proposed to be expanded because all properties under single
ownership are included in the application.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications of justified as
9.A.3.f
Packet Pg. 1211 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 4 of 9
NSCOB Evaluation Criteria-rev4.docx
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
The CFPUD includes development standards and conditions, which will assure compatible and
complementary development.
10.02.08 - Requirements for Amendments to the Official Zoning Atlas
F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of
land, the report and recommendations of the Planning Commission to the Board of County
Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission
has studied and considered the proposed change in relation to the following findings, when
applicable:
1. Whether the proposed change will be consistent with the goals, objectives, and
policies and future land use map and the elements of the Growth Management Plan.
The CFPUD, as proposed, is consistent with the uses and standards found in the companion
small-scale plan amendment.
2. The existing land use pattern.
The subject property is located at the intersection of two roadways. The properties located to
the north are zoned for and developed as a church. Properties to the east are zoned Estates
and are developed with single-family homes along Autumn Oaks Lane. To the south is a
motorcycle repair shop. Buffers are proposed which exceed the LDC along Autumn Oaks Lane,
Oakes Boulevard and along the eastern PUD boundary to insure compatibility of uses.
I have labeled an aerial exhibit with reference numbers to each of the four separate parcels
that comprise the 13.6± Acre Assemblage.
Parcel 1 was originally approved in the 1970’s for an indoor commercial warehouse/storage
facility and staff has determined that the storage use is a legal non-conforming use. This
property and others along Oakes Boulevard were at one time zoned commercial. Staff confirms
that the use may be modified through a non-conforming use change (NUC) process. To another
use of the same character as the warehouse/storage use.
The proposed small-scale amendment and companion PUD rezoning offer the opportunity to
have a single applicant with a single unified development plan control the entire 13.6± Acre
Assemblage, which are now under single ownership. The proposed senior center use will fill
9.A.3.f
Packet Pg. 1212 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 5 of 9
NSCOB Evaluation Criteria-rev4.docx
an unmet need in the greater Naples area at a location that serves their seniors who reside
from North Naples to Marco Island. The site has direct access to Valewood Drive, which is a
signalized intersection offering full controlled traffic movements with easy access to I-75 and
other north/south arterial corridors such as Logan Boulevard, Livingston Road and Collier
Boulevard.
3. The possible creation of an isolated district unrelated to adjacent and nearby
districts.
The CFPUD is for property under the ownership of the applicant and therefore no isolated
district is being created.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The boundaries are not illogically drawn and comprise all of the property under the unified
control of the applicant.
5. Whether changed or changing conditions make the passage of the proposed
amendment necessary.
The property is currently designated and zoned Estates, which does not permit the proposed
community facility uses, necessitating the zoning change.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The CFPUD document includes development standards to ensure that the use is compatible
with the immediately surrounding properties. The CFPUD master plan identifies appropriate
buffers and open spaces, which will further insure that the development of the senior services
community facility uses will have no adverse impacts to the neighborhood. Access to the
project will be from Autumn Oaks Lane and Valewood Drive.
7. Whether the proposed change will create or excessively increase traffic congestion
or create types of traffic deemed incompatible with surrounding land uses, because
of peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
A traffic impact analysis has been submitted in support of the proposed rezone. No level of
service issues have been identified and the site will have access to a signalized intersection at
Valewood Drive. The character of traffic will not be discernably different from that historically
9.A.3.f
Packet Pg. 1213 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 6 of 9
NSCOB Evaluation Criteria-rev4.docx
permitted for the subject property and given the access locations, no cut through traffic would
be expected from the approval of this PUD.
8. Whether the proposed change will create a drainage problem.
The project will be required to obtain an Environmental Resource Permit (ERP) through the
South Florida Water Management District. The ERP review evaluates historic surface water
flows and controls the off-site discharge of stormwater from the site. The project will have
internal water management facilities including detention areas to control the drainage for the
project. No drainage issues will result from this project.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
Given the limitation on building heights, setbacks, and buffering, there will be no reduction in
light or air for adjacent properties. All standards are similar to those permitted for Estates
zoned properties.
10. Whether the proposed change will adversely affect property values in the adjacent
area.
The CFPUD rezone proposes to establish limited socialization and educational programs for
senior citizens. The uses are controlled by development standards in the CFPUD document,
which provide large setbacks from adjacent properties. These uses are no greater intensity
than those currently permitted through the non-conforming use change or conditional use
process, or government uses permitted by right. Development subject to the CFPUD standards
will not adversely affect property values in the adjacent area.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
Given the limitation of uses, operational standards, and significant buffers, the approval will
not be a deterrent to improvement of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
The CFPUD rezone is a companion to a small-scale growth management plan amendment. This
process does not grant a special privilege to a property owner and the process is consistent
with the process outlined in Chapter 163, F.S. for amendments to growth management plan.
9.A.3.f
Packet Pg. 1214 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 7 of 9
NSCOB Evaluation Criteria-rev4.docx
NSC is a 501(c)(3) nonprofit human services organization incorporated in the state of Florida in
November 2011. The mission of the organization is to provide seniors and their families tools
to address life’s challenges. Services provided include the senior center, to address isolation,
loneliness and create a sense of purpose and community for adults age 60 and over living in
Collier County, dementia respite support services for those suffering from Alzheimer’s disease
and related dementias, as well as support for their caregivers, geriatric case management
services to address the needs of frail seniors, emotional support services for those experiencing
loss and grief and a food pantry for those experiencing food insecurity. NSC has a committed
board of trustees comprised of 23 community leaders, a full-time staff of 18 and a corps of over
200 trained and vetted volunteers.
A 2012 study examining the needs of seniors in a targeted area of Naples revealed several
issues that previously had not been given attention. The study, performed by FGCU Division of
Social Work faculty, found many individuals age 60 and over experiencing poverty, food
insecurity and social isolation. As a result of the study’s findings, NSC opened its doors in
January 2014. It was expected that approximately 200-250 seniors might enroll at the center.
NSC saw more than double that number of seniors in just the first year, and now has a
membership of over 1,400. Including NSC’s dementia respite and geriatric case management
clients, the number reaches well over 1,600.
NSC requested FGCU Division of Social Work do an update to the 2012 study and this was
completed in 2017. The study found that the issues facing seniors still exist, in a larger
geographic area. While the programs and services of NSC have helped the senior population,
they are still experiencing poverty, food insecurity and social isolation. Further, the study found
that an expansion of capacity as well as the establishment of new programs and services need
to be of utmost concern to the local community, particularly considering the steep population
projections among the 60 and over age group.
13. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
The existing Golden Gate Master Plan and zoning is Estates which does not permit community
facility land uses. The small-scale amendment and rezoning is necessary to establish
community facility land use within the CFPUD. Because a portion of the site is developed with
a commercial warehouse/storage use, various scenarios are created whereby multiple non-
residential uses may be permitted with and without a public hearing. This existing use and the
uncertainty of future non-residential uses has made this property less than ideal for
development of very low density single family dwellings.
14. Whether the change suggested is out of scale with the needs of the neighborhood
or the county.
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Packet Pg. 1215 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 8 of 9
NSCOB Evaluation Criteria-rev4.docx
The proposed rezone is in scale with the needs of the neighborhood and Collier County. The
square footage is limited to 30,000 square feet on the 13.6± Acre Assemblage. The need for
this type of use has been established as evidenced by the data found in the small-scale
amendment application. The NSC has proven that an unmet need exists in Collier County for
addressing the social and emotional support for seniors. Local government is not addressing
this need, thus community organizations such as the NSC are attempting to provide these vital
senior services.
15. Whether it is impossible to find other adequate sites in the county for the proposed
use in districts already permitting such use.
It is not impossible to find other adequate sites in the county for community facility uses;
however, this site has existing infrastructure available including roads. Water and sewer will
be extended to the site to serve the project. The site is geographically situated to provide
countywide access to seniors. The site also has the opportunity to be developed for a variety
of non-residential uses either as conditional uses or by right for several governmental uses.
The NSC has been actively looking for over 3 years for sites meeting their locational needs, to
fulfill their mission of providing a community center for area seniors that will allow for
socialization and other senior services that are largely unmet in our community.
16. The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential
uses under the proposed zoning classification.
The subject property is partially developed with a warehouse/storage facility and internal
infrastructure. The area proposed for senior services community facilities use has been
partially cleared and filled and there are no obstacles to construct the proposed uses. Water
and sewer services are currently not available at the site. The applicant intends to work with
Collier County Utilities to design and pay for the extension of both potable water and sanitary
sewer service to the property.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended.
There are adequate roadways and utilities available at the site. There are no public facilities
deficiencies at the present time and none will occur as a result of this project.
9.A.3.f
Packet Pg. 1216 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Evaluation Criteria
December 19, 2019 Page 9 of 9
NSCOB Evaluation Criteria-rev4.docx
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
The project is consistent with the proposed Naples Senior Center Community Facility
Subdistrict of the Golden Gate Area Master Plan and it is compatible with surrounding
development.
9.A.3.f
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Packet Pg. 1238 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 1 of 3
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
Lowell E. White and Ralph L. Gritten Family Trust Undivided 100%
Peggy M. White and Ralph L. Gritten Family Trust Undivided 100%
Sharon A. Winkler and Sharon A. Winkler Trust Agreement Undivided 100%
Sharon A. Winkler and John H. Winkler Trust Agreement Undivided 100%
DocuSign Envelope ID: 6F44291A-27EA-4276-9E4D-A84465D5109B 9.A.3.f
Packet Pg. 1239 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
Naples Senior Center at JFCS, Inc. 100
A Florida Not For Profit Corporation
04/2007
July 25, 2018
DocuSign Envelope ID: 6F44291A-27EA-4276-9E4D-A84465D5109B 9.A.3.f
Packet Pg. 1240 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
Created 9/28/2017 Page 3 of 3
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: ________________
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Department
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
04/06/20
Peggy White, on behalf of Owners
2/26/2019
DocuSign Envelope ID: 6F44291A-27EA-4276-9E4D-A84465D5109B 9.A.3.f
Packet Pg. 1241 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Summary of Chain of Title
January 10, 2019 Page 1 of 2
NSCOB Summary Chain of Title-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
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9.A.3.f
Packet Pg. 1242 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center CFPUD
PL20180002622
Summary of Chain of Title
January 10, 2019 Page 2 of 2
NSCOB Summary Chain of Title-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
WRRQHRUPRUHSDUFHOVRIWKHVXEMHFWSURSHUW\WRJHWKHUZLWKWKHLGHQWLW\RIWKHWUXVW
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Exhibit A
February 26, 2019 Page 1 of 1
Exhibit A Legal Description.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
Parcel 1:
Tract 23, Golden Gate Estates, Unit 97, as per plat thereof recorded in Plat Book 7, Pages 95 and 96, Public
Records of Collier County, Florida; and
Parcel 2:
Tract 49, Golden Gate Estates, Unit 97, as per plat thereof recorded in Plat Book 7, Pages 95 and 96, Public
Records of Collier County, Florida; and
Parcel 3:
The North 75 feet of the South 180 feet of Tract No . 24, Golden Gate Estates, Unit 97, according to the map
or plat thereof recorded in Plat Book 7, Pages 95 and 96, Public Records of Collier County, Florida; and
Parcel 4:
The North 150 feet of Tract No. 24, Golden Gate Estates, Unit 97, according to the plat thereof as recorded in
Plat Book 7, Pages 95 and 96, Public Records of Collier County, Florida.
9.A.3.f
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ADDRESSING CHECKLIST
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Rev. 6/9/2017 Page 1 of 2
■
■Growth Management Plan Amendment
S29, T48, R26 (see attached)
41931080006, 41931200006, 41931120005 and 41933240006
2380 Oakes Blvd
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Packet Pg. 1277 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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Rev. 6/9/2017 Page 2 of 2
41931080006
0/3/2018
41933240006
41931200006
41931120005
■
Sharon Umpenhour
239-947-1144 sumpenhour@gradyminor.com
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Packet Pg. 1278 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
OakesBLVDImmokalee RD
Hidden Oaks
L
N
Autumn Oak s LN Valewood DR Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,
CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User
Community
´
Oakes Blvd. Property
Location Map
Subject Property
260 0 260130 Feet
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Packet Pg. 1279 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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PROPERTY DESCRIPTIONNOTES:A PARCEL OF LANDLYING INCOLLIER COUNTY, FLORIDADRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:2 AUGUST 20181" = 50'DLSKJG18-127-ALTA-1.DWG1 of 1GradyMinorCivil EngineersƔLand SurveyorsƔPlannersƔLandscape ArchitectsCert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144Fort Myers: 239.690.4380SECTION 29, TOWNSHIP 48 SOUTH, RANGE 26 EAST SCHEDULE B-II EXCEPTIONSCERTIFIED TO:VICINITY MAPLEGENDDigitally signed by Donald L. Saintenoy, III, PSM #6761, State of Florida DN: cn=Donald L. Saintenoy, III, PSM #6761, State of Florida, o=This item has been electronically signed and sealed by Donald L. Saintenoy, III, PSM, on the date shown below using SHA-1 authentication code, ou=Printed copies of this document are not considered signed and sealed and the SHA-1 authentication code must be verified on any electronic copies., email=dsaintenoy@gradyminor.com, c=US Date: 2019.02.19 12:53:13 -05'00'Digitally signed by Donald L. Saintenoy, III, PSM #6761, State of Florida DN: cn=Donald L. Saintenoy, III, PSM #6761, State of Florida, o=This item has been electronically signed and sealed by Donald L. Saintenoy, III, PSM, on the date shown below using SHA-1 authentication code, ou=Printed copies of this document are not considered signed and sealed and the SHA-1 authentication code must be verified on any electronic copies., email=dsaintenoy@gradyminor.com, c=US Date: 2019.02.19 12:53:28 -05'00'9.A.3.fAttachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
Oakes BLVDImmokalee RD
Hidden Oaks LN
Autumn Oak s LN Valewood DR Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,
CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User
Community
´
Oakes Blvd. Property
Location Map
Subject Property
260 0 260130 Feet
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Packet Pg. 1291 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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Packet Pg. 1293 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center Oaks Blvd.
Engineer's Cost Estimate - Site Infrastructure
General Conditions Unit Quantity Price Total
Mobilization LS 1 5,500.00$ 5,500.00$
Silt Fence LF 2,400 1.50$ 3,600.00$
Construction Entrance/Tracking Control LS 1 2,800.00$ 2,800.00$
General Maintenance LS 1 3,500.00$ 3,500.00$
Sub-Total 15,400.00$
Earthwork Unit Quantity Price Total
Top Strip / Tree Removal AC 7.5 2,500.00$ 18,750.00$
Fill CY 10,499 15.00$ 157,485.00$
Cut CY 1,770 4.25$ 7,522.50$
Fine Grading Pads SY 1,700 0.50$ 850.00$
Fine Grade Perimeter Berm SY 2,300 1.00$ 2,300.00$
Fine Grade General SY 30,000 1.00$ 30,000.00$
Sub-Total 216,907.50$
Parking Unit Quantity Price Total
12" Compacted Subgrade (stabilized if required) SY 9,198 1.00$ 9,198.20$
8" Limerock Base (Compacted and Primed) SY 8,362 6.50$ 54,353.00$
3/4" Asphaltic Concrete Type S-III (1st Lift) SY 8,362 3.00$ 25,086.00$
3/4" Asphalt 2nd Lift SY 8,362 4.00$ 33,448.00$
Type "A" Curb LF 118 10.00$ 1,180.00$
Type "D" Curb LF 2,703 12.00$ 32,436.00$
Concrete Sidewalk SF 1,820 3.00$ 5,460.00$
Handicap Curb Ramps EA 8 250.00$ 2,000.00$
Signing LS 1 1,000.00$ 1,000.00$
Pavement Markings LS 1 3,500.00$ 3,500.00$
Sub-Total 167,661.20$
Storm Drainage Unit Quantity Price Total
15" RCP LF 330 35.00$ 11,550.00$
18" RCP LF 400 45.00$ 18,000.00$
24" RCP LF 250 55.00$ 13,750.00$
Control Structure EA 1 7,000.00$ 7,000.00$
Type C Catch Basin EA 8 3,500.00$ 28,000.00$
Sub-Total 78,300.00$
Potable Water Distribution System Unit Quantity Price Total
8" PVC Main (C-900, DR 18) LF 750 22.00$ 16,500.00$
8" PVC Main (C-900, DR 14) LF 150 25.00$ 3,750.00$
8" Gate Valve with Box EA 2 1,200.00$ 2,400.00$
Fire Hydrant Assembly EA 2 4,500.00$ 9,000.00$
6" Back flow Device EA 1 300.00$ 300.00$
8" PVC Main EA 75 22.00$ 1,650.00$
4" PVC Main sprinkler system EA 50 17.00$ 850.00$
Single Water Service EA 1 1,500.00$ 1,500.00$
PIV/FDC EA 1 2,500.00$ 2,500.00$
Testing, Chlorination & Sample Points LS 1 3,500.00$ 3,500.00$
Permanent Bacterial Sample Point EA 1 3,000.00$ 3,000.00$
Sub-Total 44,950.00$
Page 1
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Packet Pg. 1294 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Naples Senior Center Oaks Blvd.
Engineer's Cost Estimate - Site Infrastructure
Lighting Unit Quantity Price Total
Parking Lot Lights EA 20 3,500.00$ 70,000.00$
Sub-Total 70,000.00$
Landscaping Unit Quantity Price Total
Landscaping and Sod LS 1 75,000.00$ 75,000.00$
Sub-Total 75,000.00$
Cost Summary
15,400.00$
216,907.50$
167,661.20$
78,300.00$
Potable Water Distribution System 44,950.00$
70,000.00$
75,000.00$
Total 668,218.70$
Grinder Pump EA 1 45,000.00$ 45,000.00$
Directional Drill 2" HDPE Forcemain LF 230 26.50$ 6,095.00$
Tie into Existing Forcemain EA 1 500.00$ 500.00$
Demo/Landscape Repairs EA 1 2,000.00$ 2,000.00$
Concrete Repair (Church Parking Lot) SY 45 22.00$ 990.00$
Sub-Total 54,585.00$
Grinder Pump EA 1 45,000.00$ 45,000.00$
2" PVC Forcemain LF 500 11.75$ 5,875.00$
Directional Drill 2" HDPE Forcemain EA 370 26.50$ 9,805.00$
Tie into Existing Forcemain EA 1 500.00$ 500.00$
Demo/Landscape Repairs EA 1 3,500.00$ 3,500.00$
Sub-Total 64,680.00$
Sanitary Sewer System - Septic Field Unit Quantity Price Total
Septic field with 2 - 3200 septic tanks and 1 small lift pump LS 1 55,000.00$ 55,000.00$
Sub-Total 55,000.00$
Sewer System Cost Summary
54,585.00$
64,680.00$
55,000.00$
Total 722,803.70$
Total
Sanitary Sewer System - Install Around Church (Possibly
Need Easement from Collier County)Unit Quantity Price Total
Sanitary Sewer System - Connect to Church System (Need Easement)
Sanitary Sewer System - Install Around Church (Possibly Need Easement from Collier County)
Sanitary Sewer System - Septic Field
Landscaping
General Conditions
Earthwork
Parking
Storm Drainage
Lighting
Sanitary Sewer System - Connect to Church System (Need
Easement)Unit Quantity Price
Page 2
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Packet Pg. 1295 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
NAPLES SENIOR CENTER CFPUD
Rezoning Environmental Information
The Naples Senior Center CFPUD is 13.66 acres in size. Portions of the site, primarily
the northwest portion, have been cleared in the past. A structure is present within this
disturbed area, which is maintained in a mowed state. An area near the southeast portion
of the site is also disturbed. Additionally, there is an area of Brazilian pepper located near
the southern portion of the site. The perimeter of the property to the west and north consist
of roads (Oakes Boulevard and Autumn Oakes Lane). The remainder of the site consists
of historic hydric pine-cypress that has been permanently drained by off-site development
and drainage facilities. This consists of Florida Land Use, Cover and Forms Classification
System Code 624DE1 and 624DE3 as shown on the attached Vegetation Map. There is
currently 8.13± acres of native vegetation (as defined by Collier County Land
Development Code Section 3.05.07.A.1) on the property. The Master Concept Plan will
meet or exceed the required 1.22 acres of preserved native vegetation. Please see the
attached Protected Species Assessment for a discussion of the current site conditions.
Tyler King of DexBender prepared the Protected Species Assessment. Mr. King has
been employed as a full-time environmental consultant in southwest Florida since 1988.
A copy of his credentials is attached.
The proposed project is consistent with Objective 6.1 and Policy 6.1.1. The proposed
project contains 8.13 acres of native vegetation. The preserve area provided is 2.68
acres. This is substantially more than the 1.22 acres required (8.13 ac. of native
vegetation x 0.15 = 1.22 acres). A management plan will be submitted that identifies the
actions to maintain diversity, treat invasive exotic species, and fire management (Policy
6.1.4). There were no listed species, except for, the Wild pine that was observed in the
proposed preserve and development areas. There are no ecological communities shared
or tangential to State or Federal lands or other local governments (Objective 6.4).
Tyler King of DexBender prepared the Protected Species Assessment. Mr. King has
been employed as a full-time environmental consultant in southwest Florida since 1988.
A copy of his credentials is attached.
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Packet Pg. 1296 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
9.A.3.fAttachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
Naples Senior Center CFPUD
Section 29, Township 48 South, Range 26 East
Collier County, Florida
Protected Species Assessment
February 2019
(revised June 2019)
Prepared for:
Naples Senior Center at JFCS
5025 Castello Drive, Suite 101
Naples, FL 34103
Prepared by:
DexBender
4470 Camino Real Way, Suite 101
Fort Myers, FL 33966
(239) 334-3680
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Packet Pg. 1298 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
1
Introduction
The 13.66± acre parcel is located within a portion of Section 29, Township 48 South,
Range 26 East, Collier County, Florida (Figure 1). The parcel is bordered to the north by
Autumn Oaks Lane, to the west by Oakes Boulevard, to the south and east by existing
commercial and residential development as well as undeveloped land.
Site Conditions
The majority of this site consists of drained pine-cypress invaded by exotics. A disturbed
area with a structure is located within the northwest portion of the site.
Vegetation Classifications
The predominant upland and wetland vegetation associations were mapped in the field
on 2018 digital color 1” = 100’ scale aerial photography. The property boundary was
provided by GradyMinor and inserted into the digital aerial. The property boundary was
not staked in the field at the time of our site inspection and was, therefore, estimated
based on the overlay of the boundary on the aerial photography. Five vegetation
associations were identified using the Florida Land Use, Cover and Forms Classification
System (FLUCCS). Figure 1 depicts the approximate location and configuration of these
vegetation associations and Table 1 summarizes the acreages by FLUCCS Code. A brief
description of each FLUCCS Code is also provided below.
Table 1. Acreage Summary by FLUCCS Code
FLUCCS
CODE DESCRIPTION ACREAGE
422 Brazilian Pepper 0.27
*624DE1 Drained Pine-Cypress Invaded by Exotics (10-25%)1.23
*624DE3 Drained Pine-Cypress Invaded by Exotics (51-75%)6.90
740 Disturbed Land 3.96
814 Roads and Highways1.30
Upland Subtotal 13.66
Wetland Subtotal 0.00
Other Surface Waters Subtotal 0.00
Total 13.66
* FLUCCS codes 624DE1 and 624DE3 are native vegetation associations. Total native
habitat on site is 8.13 ac. (8.13 ac. of native vegetation x 0.15 = 1.22 acres of required
preserved native vegetation).
FLUCCS Code 422, Brazilian Pepper
Brazilian pepper (Schinus terebinthifolius) is the dominant vegetation in this upland area.
Widely scattered pusley (Richardia grandiflora) and whitehead broom (Spermacoce
verticillata) are also present.
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3
FLUCCS Code 624DE1, Drained Pine-Cypress Invaded by Exotics (10-25%)
This upland association vegetated by slash pine (Pinus elliottii) and cypress (Taxodium
distichum) appears to have been historically wetlands but has been severely drained and
is no longer functioning as a wetland. Additional vegetative species present in this
association include cabbage palm (Sabal palmetto), cocoplum (Chrysobalanus icaco),
swampfern (Blechnum serrulatum), greenbrier (Smilax sp.), grapevine (Vitis sp.), myrsine
(Rapanea punctata), scattered laurel oak (Quercus laurifolia) and live oak (Quercus
virginiana). Exotic vegetation including earleaf acacia (Acacia auriculiformis), melaleuca
(Melaleuca quinquenervia), Brazilian pepper, and air potato (Dioscorea bulbifera)has
invaded this area and constitutes between approximately 10 and 25 percent of the
vegetative cover.
FLUCCS Code 624DE3, Drained Pine-Cypress Invaded by Exotics (51-75%)
This upland area is similar in composition to FLUCCS Code 624DE1 described above but
includes greater coverage of exotic vegetation.
FLUCCS Code 740, Disturbed Land
Portions of the site have been cleared and are being maintained in a mowed state. These
upland areas are vegetated by species such as smutgrass (Sporobolus indicus), pusley,
whitehead broom (Spermacoce verticillata), scattered ragweed (Ambrosia artemisiifolia),
widely scattered cabbage palm, earleaf acacia, slash pine, Brazilian pepper, and cypress.
A structure is also present within this association.
FLUCCS Code 814, Roads and Highways
This FLUCCS Code was used to denote the portions of Oakes Boulevard, Autumn Oaks
Lane, and associated roadside shoulders and swales located within the boundary of the
subject parcel. The shoulders are dominated by Bahia grass (Paspalum notatum) and
pusley. At the time of the site inspection, no water was present in the roadside swales.
Survey Method
Based on the general habitat types (FLUCCS Codes) identified on-site there is a potential
for a limited number of species listed as endangered, threatened, or species of special
concern by the Florida Fish and Wildlife Conservation Commission (FWC) or the United
States Fish and Wildlife Service (FWS) to potentially occur on the subject parcel. These
species include Gopher Frog (Rana areolata), Arctic Peregrine Falcon (Falco peregrinus
tundrius), a variety of wading birds, Big Cypress Fox Squirrel (Sciurus niger avicennia),
Everglades Mink (Mustela vison evergladensis), Florida Black Bear (Ursus americanus
floridanus), and Florida Panther (Felis concolor coryi). The bald eagle (Haliaeetus
leucocephalus), which has been delisted by the FWC and FWS, is still protected by other
regulations and was therefore included in the survey. The Florida black bear (Ursus
americanus floridanus), delisted in 2012, is still protected by the Florida Black Bear
Management Plan and was therefore included in the survey. Please see Table 2 for
additional listed species included in the survey. In addition, per Collier County regulations
three species of orchids (Cyrtopodium punctatum,Encyclia cochleata, and E. tampensis)
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4
and four species of wild pine (Tillandsia fasciculata,T. utriculata,T. balbisiana, and T.
flexuosa) which could potentially occur on-site were included in the survey.
Table 2. Listed Species That Could Potentially Occur On-site
FLUCCS
CODE
Percent
Survey
Coverage
Species Name Present Absent
422 80 Florida bonneted bat (Eumpos floridanus)¥
624DE1
624DE3
80 Gopher Frog (Rana areolata)
Arctic Peregrine Falcon (Falco peregrinus
tundrius)
Little Blue Heron (Egretta caerulea)
Snowy Egret (Egretta thula)
Tricolored Heron (Egretta tricolor)
Big Cypress Fox Squirrel (Sciurus niger
avicennia)
Everglades Mink (Mustela vison
evergladensis)
Florida Black Bear (Ursus americanus
floridanus)
Florida Panther (Felis concolor coryi)
Florida bonneted bat (Eumpos floridanus)
¥
¥
¥
¥
¥
¥
¥
¥
¥
¥
740 80 Florida bonneted bat (Eumpos floridanus)¥
814 80 None
In order to comply with FWC/FWS survey methodology guidelines, each habitat type was
surveyed for the occurrence of the species listed above using meandering pedestrian belt
transects. The meandering pedestrian belt transects were spaced approximately 75 feet
apart. The approximate location of direct sighting or sign (such as tracks, nests, and
droppings) of a listed species, when observed, was denoted on the aerial photography.
The 1" = 100’ scale aerial Protected Species Assessment map (Figure 1) depicts the
approximate location of the survey transects and the results of the survey.
Prior to inspecting the site, the Florida Fish and Wildlife Conservation Commission (FWC)
listed species occurrence database (updated June 2018) was reviewed to determine the
known occurrence of species listed by the FWC and/or U.S. Fish and Wildlife Service
(FWS) as threatened, endangered, or species of special concern in the project area. The
listed species database indicated that a nuisance Florida black bear was reported
adjacent to the subject parcel (Figure 2). According to the database there are no other
known listed species sightings on or immediately adjacent to the subject property.
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Packet Pg. 1302 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Permit Use Only - Not For ConstructionProperty boundary is approximate.Map based on data obtained from the Florida Fish and WildlifeConservation Commission.Naples Senior Center CFPUDSection: 24Township: 45Range: 24 ³Figure 2. Nuisance Bear Calls MapnmnmnmnmnmnmnmnmnmnmnmnmnmnmnmnmSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX,Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community3/6/2019 8:56:01 AM Y:\NSC-1\GIS_GPS\BearMap.mxdFort Myers (239) 334-3680-0 0.25 0.50.125MilesLegendnmBlack Bear Nuisance CallsSubject ParcelOakes Boulevard
Immokalee RoadI-75Autumn Oaks Lane9.A.3.fPacket Pg. 1303Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
6
SURVEY RESULTS
Twenty-one wild-pines were observed in various locations across the site (Figure 1).
None of the other listed plants in LDC 3. 04.03 were observed.
No cavity trees suitable for use by the Florida bonneted bat have been observed on-site.
The existing buildings were also closely inspected for any signs of bat utilization. No
other species listed by either the FWS or the FWC were observed on the site during the
protected species survey. This is not unexpected due to the poor habitat on-site
(significant exotic infestation and hydrologic alteration) and surrounding off-site
developments. In addition to the site inspection, a search of the FWC species database
(updated June 2018) revealed no additional known protected species within or
immediately adjacent to the project limits.
Y:\NSC-1\PSA Report.docx
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Naples Senior Center CFPUD
PL20180002622
Deviation Justification
October 25, 2019 Page 1 of 2
NSCOB Deviation Justification-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
1. Deviation 1 seeks relief from LDC Section 4.05.02.B.1.a.iv., Design Standards, which requires Parking
lots in excess of 200 parking spaces may surface 15 percent of the required off- street parking spaces
in grass. Such grass parking spaces shall be located along the outlying perimeter of the parking lot, to
instead allow a parking lot with greater than 150 parking spaces to provide 15% of the parking spaces
as grass parking.
Justification:
The Naples Senior Center will provide a minimum of 150 parking spaces based on the proposed parking
standard of 1 space per 200 square feet of building area. The Naples Senior Center would like to
provide for additional parking in the form of grass parking along the perimeter of the proposed parking
areas. This parking will likely not be required on a daily basis and will be utilized during peak activities
at the site. The use of grass parking will allow for additional green areas on-site, which is in keeping
with the creation of a campus environment for seniors with an emphasis on open space.
2. Deviation 2 seeks relief from LDC Section 4.05.04.G, Table 17. Parking Space Requirements, which
requires parking for adult day care facilities at a standard of 1 per employee of the largest work shift
plus 1 space for every 10 children/adults, to instead allow the required parking to be calculated at a
standard of 1 space for each 200 square feet of building area.
Justification:
The Naples Senior Center intends to construct up to 30,000 square feet of building area in the CFPUD.
The Naples Senior Center conducts senior activities based on pre-scheduled calendar appointments.
Staff has indicated that the most comparable parking standard in the LDC is that for adult day care,
which will not provide adequate parking given their operational characteristics. Many seniors drive
themselves to the daily activities at the current senior center and with members scheduling attendance
at various activities at the center, an overlap of those attending a session occurs with those arriving
for another session. The proposed parking ratio will result in the requirement to provide more parking
than would be required for the LDC standard for adult day care. The LDC required parking standard
would result in a requirement to provide the following:
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Naples Senior Center CFPUD
PL20180002622
Deviation Justification
October 25, 2019 Page 2 of 2
NSCOB Deviation Justification-rev4.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 y 239-947-1144 y engineering@gradyminor.com y www.gradyminor.com
20 Employees (approx.) 1 space per employee = 20 spaces
300 Adults (approx.) 1 per 10 adults = 30 spaces
Total required = 50 spaces
The Naples Senior Center desires to provide a minimum of 150 parking spaces on-site for the member
and staff in order to provide sufficient parking for the peak activities, which occur typically at their
weekly luncheon program. Based on the operational characteristics of the Naples Senior Center, use
of the LDC parking standard would result in too few vehicle parking spaces for their peak usage. The
TIS submitted with the application documented the peak usage of the existing Naples Senior Center
location, which demonstrates parking demand greater than that required by the LDC for an adult day
care facility.
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Q. Grady Minor & Associates, P.A. P . 239-947-1144 Fa . 239-947-037
3800 Via Del Rey B 000 1 1 LB 000 1 1 L 2 0002
Bonita Springs, FL 34134 www.gradyminor.com
September 4, 2019
RE: Neighborhood Information Meeting (NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility Subdistrict and
PL20180002622, Naples Senior Center CFPUD
Dear Sir or Madam:
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and
John M. Passidomo of Cheffy Passidomo, P.A., representing Naples Senior Center at JFCS, Inc. (Applicant) will be held
on Wednesday, September 25, 2019, 5:30 pm at Hodges University, John White Community Room, 2647 Professional
Circle, Naples, FL 34119. Naples Senior Center at JFCS, Inc. has submitted formal applications to Collier County, seeking
approval of a Small-Scale Growth Management Plan (GMP) Amendment and a Community Facility Planned Unit
Development (CFPUD) Rezone. The GMP amendment proposes to create a new community facility sub-district under
the Golden Gate Area Master Plan to allow up to 30,000 square feet of building for senior services uses in the subdistrict
and to rezone the property from the E, Estates Zoning District to CFPUD Zoning District. The subject property (Naples
Senior Center CFPUD) is comprised of approximately 13.6± acres, located on the southeast corner of the intersection
of Oakes Boulevard and Autumn Oaks Lane in Section 29, Township 48 South, Range 26 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 at 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. Project information is posted online
at www.gradyminor.com/planning.
Sincerely,
Sharon Umpenhour
Senior Planning Technician
Project Location Map
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Transcript (09-25-2019 NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 1 of 44
Tina Matte: [Inaudible][00:00:00] of numbers up there about the petition that's been
filed with Collier County, but this is our neighborhood information
meeting. We very much appreciate everyone being here this evening. I
just want to go over a couple of housekeeping, uh, items. One is the, um,
we are required to have everybody sign in, so if you haven't done that,
uh, before you sat down, if you didn't have a chance to sign in at one of
the tables in the back, please do that before you leave this evening.
The county requires a record of everybody who's in attendance, so thank
you. If you don't have a copy of the handouts that were at the registration
table, please raise your hand and we'll bring some to you. Thank you. And
if – please, if you'd like to take extras with you if you have neighbors and
friends who weren't able to be here this evening, please feel free to take
handouts for them, as well. Right over here, Rose, thank you.
Um… The restrooms are through this door, down the hallway on your left.
Um, I do want everybody to be aware that this meeting is being recorded.
So, everything that is stated from one of the microphones in the room
will be on the record, as we are again, required by the county to submit
a transcript of the meeting, including your questions and answers.
To that end, um, we'd really appreciate it if we had the opportunity to get
through our presentation this evening, and then we will entertain your
questions. So, just be assured that we will answer all of them. And if it's
something that you want to talk with somebody about after the meeting
with the – project team will be here to answer those questions as well.
We'll have – we have microphones in each of the aisles, so there's one
here and one in the middle aisle there. So, when the time comes, if you
have questions that you'd like to have answered by the project team,
those microphones will be where you'll head.
Um, it is now my pleasure to introduce the President and CEO of Naples
Senior Center, Dr. Jaclynn Faffer. Yeah. You're in control.
Dr. Jaclynn Faffer: Thank you very much. Thank you, Tina. And thank you all for taking time
to join us this evening to hear of our plans for the Naples Senior Center.
Having a neighborhood information meeting is part of our county
requirements, but the requirement is only for neighbors within 1,000 feet
of the property. We mailed invitations to everyone in Oakes Estates,
because we want to share our story, answer your questions, and be
transparent in this process.
We have seen a number of communications contain misinformation
about what is actually being requested, and who we are as an
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Transcript (09-25-2019 NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 2 of 44
organization, not unusual in these situations. Things like we are a high-
intensity commercial institution, or that we are planning 400 parking
spaces. Or that we have 2,000 people at our weekly Wednesday
luncheon. These misleading statements are not true, and they
misrepresent us as Naples Senior Center. By the end of this evening, you
will know the actual facts about our services, our programs, our hours of
operation, traffic impacts, our site plan, and any other information you
might like to know.
Most importantly, what we want you to know is we want to be a good
neighbor. When I think about the Naples Senior Center opening its doors
on January 22, 2014, I think of Helen, who was standing in front of the
closed doors looking very anxious. She was one of the first 80 people to
join the Naples Senior Center. When I welcomed her, she told me that
her husband passed away three years ago, and that this would be the first
time she would be having lunch with other people. Helen, like everyone
who belongs to the Naples Senior Center, comes to us to handle isolation
and loneliness.
What you are going to hear this evening is not only about the Naples
Senior Center. It is about your neighbor who has become isolated and
lonely since his wife passed away, and now rarely leaves the house. It is
about your aunt or your uncle who is struggling with dementia, and the
family caregiver providing the care. And at some point, if not now, it will
be about each and every one of us as we age in place in this community
we call paradise.
Let me give you a little history of our project. When we opened our doors
in January 2014, there was no other senior center in all of Collier County.
We commissioned FGCU-Division of Social Work to do a needs
assessment, because we felt if there was no senior center, maybe one
wasn't needed. What the study found, and the dean of the school
summed it up by saying, "Older adults are alone and lonely."
What we offer are small group activities provided by clinical staff and
trained volunteers. Programs such as wellness activities, arts and crafts,
educational activities, and what would a senior center be without cards
and mahjong? We have a weekly hot lunch once a week where maximum
200 seniors attend. We have the only dementia respite program in Collier
County. We have six groups operating in Naples, and we have two in a
satellite location on Marco Island.
We have been looking for a new home for the Naples Senior Center for
more than two years. We had to observe certain parameters. We had to
be in a certain geographic area to make it easiest for the majority of our
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Transcript (09-25-2019 NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 3 of 44
members. Our largest membership lives in this area. We have over 500
members who live in this district, as do many of our over 200 volunteers.
As a non-profit, we have finite resources and must use our resources to
support our mission of serving the needs of local seniors.
We receive only 3% of our budget from the state of Florida, and that is
for scholarships for our dementia respite program. We are supported by
generous donors and grants, and we have a responsibility to steward the
philanthropic funds we receive. We do not receive any local tax dollars.
Now, let me tell you a little bit about the operations of Naples Senior
Center. We operate from Monday through Friday, no programs on the
evenings or on weekends. Staff professionals are typically the only ones
who are arriving and departing during commuting hours, and that
represents approximately 25 people. The programs for seniors are
primarily scheduled between 10 a.m. and 3 p.m., non-commuting times.
Typically, 120 members visit throughout each day. On Wednesday, as I
stated earlier, we have a hot lunch for approximately 200 people.
Unique to our program is that we require reservations or appointments
for all programs that we offer. This slide represents the usage of our
programs on a typical week, so you can see the numbers there under
each program are the people who attend. Wednesday, of course, has a
larger number in the middle of the day.
Currently, we all know that we have parking difficulties at our current
location on Castello Road. And that's because we lease the space in our
commercial building, and we have only 45 parking spaces. We will have
ample parking spaces at the proposed center, but certainly not 400.
While some members drive, others carpool, take paratransit, or are
dropped off by family members. The proposed site is just south of a
signalized intersection.
Being a good neighbor is at the heart of our site plan. We currently have
approximately 13.6 acres under contract. That's four separate parcels
that we are proposing to combine through our application to the county.
A full five acres will be preserved for open green space. The building can
be set back a long way from the neighbors and the roads. The entire site
will be surrounded by landscaping and enhanced setbacks, so it blends
nicely into the neighborhood. This will be our permanent home.
Additional growth will be accommodated in satellite programs similar to
the ones we currently operate on Marco Island.
I'm sure you have questions, which will be entertained later. That's the
synopsis, a snapshot of what we plan to do and here we – and who we
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Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 4 of 44
are. And now, it's my pleasure to introduce Wayne Arnold, our principal
planner from GradyMinor.
Wayne Arnold: Thank you, Jackie. I'm Wayne Arnold. I've seen many of you at other
meetings, and I want to welcome everybody. I do want to introduce a
couple of people in the room. Ray Bellows, the Collier County Zoning
Director, is in the back of the room. He's standing. We love him. And
David Weeks, who's with Comprehensive Planning, he's in the front row
over here. And they're [inaudible] [00:11:03] staff representatives
typically come to these meetings.
They take notes so they can firsthand, uh, relay back to other staff
members and planning commission members and county commissioners,
uh, what's going on in these meetings. Even though, as Jackie mentioned,
we do keep a full transcript of the meeting. But, uh, I wanted to make
sure we introduce those folks.
So, I'm gonna talk a little bit about the land use and zoning applications
that we have pending with Collier County. Um, I think we're all familiar
with the site location. It's, uh, the area highlighted in yellow. It's about
13.6 acres in total, and all of that will be included in our zoning
application, but only a portion of it – about 8.5 acres – is included in our
comprehensive plan amendment application. I'll talk a little bit about
those, uh, a little bit more.
But, so, we have a plan amendment application pending, as well as the
zoning application to rezone this to a planned development. The site
comprises four parcels, and um, I think that's significant for a couple of
reasons, because we have four different tax parcels that four different
people could apply for different applications on this. The benefit of our
application is it takes all four of those parcels, wraps them into one
application with permitted uses, restrictions, etc. that all go along with
planned development, including a master plan for the entire site.
Uh, right now, the property is zoned Estates. It's governed by your Golden
Gate Estates area master plan. We are proposing to change this to a
community facility planned unit development, which means it's going to
be for a community facility use like the senior center that Jackie
described, and other related uses that are part of our zoning application.
We're also amending the Golden Gate master plan to create our own sub-
district to recognize the Naples Senior Center and talk about those uses,
including the restriction to a maximum 30,000 square feet of – of, uh,
space allowed for the property.
This breaks down, and as we call it, it's our regulatory framework.
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Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 5 of 44
Because I think there's been some misinformation that the only thing that
can be built on these properties are single-family residences. And that's
not exactly true. While yes, the Estates allows residential development,
the corner parcel – which many of you are familiar with – was and still
has an old storage and warehousing building that, um, under the county's
regulations is, um, non-conforming use. It carries with that some legal
allowances for it to convert to other non-conforming uses through a
different process.
The unique factor of all these four parcels are that there are permitted
uses by right under the county's Land Development Code that allows you
to put, for instance, a non-profit childcare center here by right today, on
all four of those parcels. So, you could have four potentially non-profit
childcare. Would that happen? I don't know. But the code does permit a
use like that. Electric sub stations. We've all driven by, uh, you know sub
stations. Those are uses permitted by right under the existing zone.
A library, sewage lift stations, other uses that are clearly non-residential
are permitted by right, and there are a whole host of other uses that are
permitted through the conditional-use process which some of you are
familiar with that would allow things like churches and other daycare
centers, adult daycare centers, and things of that nature. And those
require a hearing and examiner approvals.
So, I just wanted to set the stage of that regulatory framework we're
working under, because if today we could have not-for-profit childcare, I
think as is what Jackie's describing to you is another form of adult day-
care, not so dissimilar from what could be there today.
So, our request specifically is, again, to amend the Golden Gate Area
master plan to allow up to 30,000 square feet of building area for senior
services on the 8.6 acres of land that's been assembled, and we're going
to rezone the entire 13.6 acres to a community facility planning and
development. We'll have a master plan with permitted and prohibited
uses associated with it for the entire assemblage.
Our uses that we're proposing through the – the PUD process allows
things that are generally under the SIC Code 8322. Probably means
nothing to most of you in the room, but there's a codebook that the
county uses that identifies thousands and thousands of use activity
codes. But essentially, they allow for activity centers for the elderly and
adult daycare centers, centers for senior citizens, and counseling, old-age
assistance, group support services for the elderly. So, it's a lot of older-
care related activities that are associated with that.
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Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 6 of 44
One of the unique things about rezoning to a planned development is
that we can also prohibit certain uses. And part of our initial application
was to make it very clear what we're not. We're not a soup kitchen, we're
not a homeless shelter. We don't allow any of this residential dwelling.
And so, there's no overnight stay associated with any of this. We're not
an offender or rehab agency, we're not a social welfare office. We're not
a refugee service, and we're not a religious facility or church. So, by going
through this process, we can add the prohibitions on these uses.
We also had some other prohibited things, like we set hours of operation,
for instance. So, we also prohibited weekend use of the property.
Jackie talked a lot about us being able to bring ourselves away from
property lines and isolate ourselves on the site, and one of the things that
Jackie talked about also is the fact that, you know, their target market is
North Naples, and they have a lot of their folks that participate in North
Naples. I look at it as an opportunity for them to have something more
than an office building location.
For the activities they had, there's no form of outdoor opportunity for
these elderly people to garden or do things that they would like to do at
their own home in conjunction with people who are the same age and
share a lot of the same hobbies. So, this gives them space, and the open-
space area is to utilize for those additional services for the elderly.
But this is a table from our, uh, planned development, and we've
established minimum setback from Autumn Oaks Lane, for instance, 75',
from Oakes Boulevard, 75'. From our eastern boundary, 350', and that's
because principally, the area that’s, um, east of Valewood Drive
Extension would be all – we would preserve for open space as part of this
project. And then, we've established another 75' setback from our
southern boundary. So, we think we've s- tried to bring the building into
the center of the site and, uh, make it disappear from your view.
This is a copy of our proposed master plan that goes along with the zoning
application. And I'll just point out a few of the – the highlights of this. I've
got a colored one, but I'll start with this one. The principle access we
envision is Valewood Drive Extension, that terminates at our property.
This is the area that I talked about, that I'm highlighting, that this is a 5-
acre tract that will be all open space or preserve. We also have preserve
that wraps around our southern boundary. We have water management
features that we envision to be along Oakes Boulevard, and also along
our southern property boundary, which puts the-the building in the
middle of the site and well isolated from any of our neighbors or the
roads.
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This is on an aerial photograph. You start to see, you know, how we
relate. And so, the neighbors to the east of us will have preserve and open
space adjacent to them as well, with the house to the south.
Again, principally we're talking about access through Valewood Drive,
which is critical for us, because it is a signalized intersection now, with
Immokalee Road. So, that gives us very good access to get to and from
not only Immokalee Road, but I-75, Collier Boulevard, and the other ways
that people will be finding their way here from the North Naples area.
We have two access points that we're proposing on Autumn Oaks
Boulevard. One is at the terminus of Valewood, where the three-way stop
is today. And then, another access point where it-it's likely to move a little
bit east to west along that frontage, but also another access point on
Autumn Oaks Drive that will aid in just internal circulation for the project.
This is the rendered version of our conceptual plan that shows you how
we envision to have a large open space and preserved area all along our
eastern and southern boundaries. We also then – you star to see the
elements of the additional onsite landscaping that we have between
Autumn Oaks Lane, Oakes Boulevard, and then the various layers that are
associated with landscape parking, building perimeter parking, that will
have an additional landscaping. And then, areas where we can use some
outdoor space to have some outdoor gardening activities for some of the
seniors.
This is that in the context of an aerial photograph, so you can see how
the Valewood Drive access comes directly into our property. Which we
think is critical, and you're going to hear a little bit more about that in our
direct traffic presentation by Jim Banks.
Jim Banks: Good afternoon. Uh, my name's Jim Banks. I'm a traffic engineer in, uh,
living in the southwest border for the past 32 years and a resident from
the Estates area for the past 14 years. I am very familiar with the Estates
neighborhood, and frequently drive on, uh, Oakes Boulevard. And, um,
my firm, J&B Transportation Engineering, was, uh, responsible to prepare
the traffic impact statement for this project.
The, uh, traffic impact statement which we did prepare was prepared for
so much of the criteria that's set forth by Collier County government. It
follows standard procedures and practices, uh, for the purpose of
determining what impacts the project would cause to the adjacent road
system. Um, as a part of the, uh, traffic impact study, the first thing we
did is we established what kind of traffic the Naples Senior Center
generates. And in order to do this, we actually, uh, collected traffic
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accounts at the existing Naples Sen-Senior Center on two occasions. Once
was in September, and once w- once was in March of this year.
Uh, this exhibit here, what this reflects is the, uh, traffic that is generated
by the existing Naples Senior Center. On this particular day, we counted
on the busiest day of the week, which is Wednesday, since that's the day
that the, uh, uh, Naples Senior Center, uh, hosts lunch. And this is the day
when, uh, most of the, uh – they have the greatest number of, uh, guests
at-at this – at the site.
On this particular day when we did the count, throughout the entire day,
including the number of people that showed up to the luncheon, there
was 242 people that came to the site on this particular day. So, this is by
far one of their busiest days of the week, uh, and it did occur during peak
season. And what you can see by this, uh, exhibit, is the-the traffic
patterns associated with the Naples Senior Center. We have a moderate
number of vehicles that trickle in, in the morning. That's the staff and the
volunteers that arrive before the guests do. They had some prep work,
getting ready for their classes, and that type of thing.
So, before 9:00 a.m., if you see this, uh, look at this exhibit, I'm gonna
step over these real-real quick. I'll speak much louder, but you can see
that just a few folks trickle in before 9:00 a.m. Um, and then, uh, uh,
throughout the-the-the midmorning is when m-most of the guests a-and-
and the other volunteers arrive, and then actually the peak period of
when the-the-the site impacts the adjacent road system to the greatest
extent is after 12:30. That's, uh, that's after the lunch ends, that's when
most of the folks are – are leaving the site. And you can see, that's the
site there in the middle of the day, when the guests are leaving after the
luncheon.
And then, throughout the rest of the evening, uh, more people trickle
out. Again, it's some of the guests that have classes, as well as the, uh,
staff and volunteers. Uh, again, I-I-I just need to really stress this fact, that
this is on the Wednesday that we did the survey, which is the busiest day.
Monday, Tuesday, Thursdays and Fridays, well they – they generate
about half as much – it's less than this amount of traffic. So, we – when
we did our analysis, we picked the most critical time period, which is a
Wednesday, and we analyzed the midday position.
Audience: Could I ask you a question? Could I ask you a quick question?
Jim Banks: Let me finish my presentation, and then – and then, I'll be happy to
answer any questions you got. Um, after establishing what the, uh,
existing traffic is, or the, uh, site-generated trips associated with the
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Naples Senior Center, we then went ahead and projected what the traffic
– the trips generated by this site would be in the new location, knowing
that we would have a, um, uh, slight increase in the number of guests
that would visit the site, simply because they had a little bit more capacity
– ability to handle, uh, uh, more class activities.
Still gonna have the – pretty much the same number of members. The
luncheon's going to look the same, but we did go ahead and estimated
that there would be a-a-a slight increase in the amount of trips generated
by the new site. This exhibit reflects that increase. And again, this is for
Wednesday's conditions, and this is what the traffic would look like if you
were standing on the site after it's built. You would see this [inaudible]
[00:24:27] trickling in the morning, and then you would see the-the
bigger push in the midmorning as more people arrived.
And then, after the luncheon concludes, then you'd see the-the-the folks
actually on the site. And then, towards the end of the afternoon, you
would see uh, uh, you know, sporadic people, uh, uh, more a sporadic
existing of-of, uh, staff and some of the guests. Uh… We then, uh, moved
forward with establishing the existing traffic conditions in the Oakes
neighborhood, in and around the Oakes neighborhood. I'm not gonna sit
up here and tell you all what the traffic looks like in your neighborhood,
because you drive there every day. You know what the conditions look
like.
Uh, we then take that information and we, uh, and then we assess what
the impacts of-of the additional traffic associated with Naples Senior
Center would look, uh, or cause, uh, being on top of the, uh, existing
pattern of traffic. And-and all this information, again, follows the
standard – the guidelines and procedures of-of how we assess these
impacts. This, uh, the reports prepared, similar to the criteria of Collier
County, was submitted to staff.
They reviewed it, and they agreed with the findings inclusions of the
report, which are that all intersection and road links that will be impacted
by this project currently operate at acceptable levels of service and will
continue to operate, uh, at acceptable levels of s-service.
And in fact, today, Oakes Boulevard during peak season conditions
operates at about 24% of its available capacity. And with this project,
there will be an increase of 2%. So, we're going to go from 2-24%, uh,
utilization capacity to 26% utilization capacity. Again, during peak season,
peak hour conditions. With that, I conclude my presentation, and I'm
happy to answer any questions.
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Jaclynn: At the end. At the end.
Jim Banks: At the end, yeah. Does he have a focus [inaudible] [00:26:27]?
Wayne: I wanted to jump in and walk through a few more exhibits that, um, we
have for the project. And I'll start back with our conceptual master plan,
because I think it-it paints a really clear picture of what it is we're
attempting to do on the property. But one of the other things that we
submitted early on in the process, we had some early small-group
meetings with, um, some of your neighbors. We also made a
commitment to the county as part of our zoning application that we
would provide enhanced buffers along our Oakes and Autumn Oaks
Boulevard.
So, this an image that we're showing to enhance the buffer along Autumn
Oaks. One of the other questions we had asked of us, "What does my
drive experience look like?" So, I'll get to that in a second. So, this is
Oakes, and you can see in the background that there actually is a two-
story building in there. But looking at enhanced landscape-buffering, the-
the building essentially disappears. And this is not tomorrow's planting,
but this is with maturity on the landscaping. But what we have committed
is to have taller than code-required trees from the start, more hedge
material, and wider buffers than the county requires.
But talking to some of the neighbors, they said, "What does my drive
experience look like?" So, this is as you travel east – or, I'm sorry, west on
Autumn Oaks Lane. And you can see the church, obviously, in the-the
foreground, the stop signs you're all accustomed to, and then the Naples
Senior Center back here, tucked up behind, hopefully with a small,
tasteful sign. And, um, we're gonna be virtually invisible on your street. .
So, this is the southbound view of Valewood. So, Valewood now
terminates at Autumn Oaks, but this would – would extend into our
parking lot, and you get a sense that obviously you see some building area
through the vegetation, just like the church. But also, seeing that a large
part of our frontage will remain green after we construct the facility.
So, some of my planning conclusions are that I think this is a very
thoughtful opportunity to develop this whole 13.6 acres that presents
you with a finite picture of what could be there in the future. Not fighting
in the future of three or four different allocations that might come along,
or other applications you might not have anything to say about, like the
nonprofit childcare, or Florida power and light substation, etc.
We'll be at large building setbacks, we have enhanced landscape buffers,
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more than five acres is devoted to preserve an open space, we're limiting
ourselves to a two-story height and a residential form of architecture.
We also think that the access to Valewood Drive is critical for this,
because it does give us a good, safe haven to go on from Immokalee Road
to get people east and west on Immokalee Road via the interstate, Collier
Boulevard, or any other communities along the corridor.
And again, we've made a commitment that there would be no evening or
weekend use of the property. And we have limited the scope of uses that
are related to the senior center's mission, as Jackie described.
So, those are my conclusions. And I think we're ready to –
Tina: Jackie's gonna [inaudible] [00:29:35]
Wayne: Jackie's gonna say a few more words, and then we're gonna open it up
for questions.
Jaclynn: Naples Senior Center quietly has been doing good work. And we will
continue to do so, if we become your neighbor. If you just drive by, as
Wayne pointed out, you will barely know that we are there. If you come
to visit during our primary service hours of 10:00 a.m. to 3:00 p.m., we
will introduce you to our members, between the ages of 60 and 104. You
will see them doing yoga, tai chi, taking art classes, and of course playing
cards and mahjong.
Our mission is to serve all seniors in the greater Naples area. We would
love to serve even more living at Oakes Estates and the surrounding
areas. We would love to invite you to join us as volunteers in our work to
improve the lives of our seniors. We will make – we will work as hard as
we can to make you proud to have Naples Senior Center as your neighbor.
Thank you. I know there are lots of questions. Now, I'm gonna turn it over
to Tina to field the questions.
Tina: So, these are – these are on. So, you guys can use these to answer. Jim,
do you want to come sit up by – ? Yeah. So, as I mentioned, I know we've
had some folks join us, uh, since we got started. There are microphones
in the aisles, um, and I believe our, um, the Wizard of Oz back there has
turned them on, so they're now live. So, if you come forward, would you
please, um, do us a favor? If-if you'd like to give your name, that's great,
but even if you don't want to, just let us know where you live, or give us
an idea of if-if-if you're in Oakes neighborhood. Because the transcript
will re- will reflect who asked what question, and that's just helpful in
context for the – our county friends.
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Subdistrict and PL20180002622, Naples Senior Center CFPUD
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So, sir? Would you like to start?
Tom: Thank you. My name's Tom Ellis. I'm, uh, a resident of Oakes community.
I live on Standing Oaks Lane, and I'm currently president of the Na-Na –
uh, Oakes Neighborhood, Oakes Estates Neighborhood Association. So, I
wanted to first open by saying I, personally – and I think everybody on
the board, unanimously, and really all the neighbors that I've spoken to
are in love with your mission. We-we think that what you're doing is-is
fabulous work, and we want to make sure that it continues, but we do
question the choice of location in a residential neighborhood for this
particular project.
Um, there's, um, in my opinion, and I think, uh, my board would support
me, and if I had an opportunity to hear the rest of the neighbors talk
about this to, but we think it is not consistent with the character of our
neighborhood and the direction that it's going. Um, you know, back in –
back in the '70s, when this five acres that you're looking at as the corner
piece of, you know, you're-you're move to rezone this to a commercial
application, um, it was a very different community at that time. And, uh,
at that time, there was even plans for Oakes to possibly be a four-lane
road connecting Immokalee and-and Vanderbilt, and possibly even going
south from there.
But at any rate, the neighborhood took a very different direction. And we
don't think that this particular project fits in with that direction. I have ae
few questions that I would just like to ask about that. Um, first of all, you
talked about your attendance and hours, and your current facility is how
many square feet?
Jaclynn: A little over 12,000.
Tom: Yeah. So, you're more than doubling the-the space, and you're building a
brand-new facility. And-and 500 more of your members come from closer
by this area than where they're going now, but you don't seem to take
into consideration that there's gonna be additional attendance, and I'm
curious about that. Can you address it?
Jaclynn: Yes. We do project there to be additional attendance at some of our
programs, and I believe both Wayne and Jim alluded to that. However,
the key to the programming at the Naples Senior Center – and this is true
for all good senior centers – is that the programs are limited in size, so
that an atmosphere of learning, of-of socialization, of wellness activities
can be created for the seniors. We plan, like we have done on Marco
Island, to address growth in other areas of the county with satellites.
Now, we total about 500 members. These are 500 current members. To
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give you an idea how the seniors self-select the programs they go to, we
have 1,400 members of the center itself. Not everyone comes to
programs. Some just like to get the newsletter. The fact that we have 200
maximum seniors come to the center for lunch tells you that, for many
people, a crowd is just too big for them. So, our programming will address
that question that you're raising, and we will keep the numbers smaller.
We do expect there to be an increase. We project that maximum we'll
have perhaps 280 people at lunch, but never do we think we'll have more
than um, more than that. It's just the nature of the way we program for
seniors and what they like.
Audience: What if you do? What if-if there comes 500 of them?
Tina: Okay, I-I – I'm just gonna ask that every – keep in mind, you have to come
to the microphone to ask any questions or make comments, because it's
gotta be on the record. So, please keep that in mind. We won't be able to
address questions that are shouted out.
Tom: Um…
Tina: And-and I do just want to reiterate one thing that Jackie said earlier. All
of the activities at the senior center are required for registration, so it's
very easy to control the number of people who attend any one function,
because they fill up, and once they fill up then people are no longer able
to register for those meetings. So, um, just for the good of the overall, I'll
say that.
Tom: So, you're saying that you don't see any chance that more than your
predicted number would show up? Am I right?
Jaclynn: That's correct. And I – that's correct. Because we require reservations.
And the seniors themselves want to make plans for them to have. So,
that works well for us.
Tom: So, I just want to make sure I understand, that you don't have cases
where people show up that haven't registered?
Jaclynn: We have situations like that, but far fewer than the people who register
and don't show up.
Tom: Okay. And so – so, you said 240 is kind of your max? Is that – am I right?
Tina: 280.
Tom: 280?
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Jaclynn: 280. 280. We project that to be our max.
Tina: For one – for-for the Wednesday.
Jaclynn: For the Wednesday lunch.
Tom: Okay. So-so basically, anything is subject to change? Hmm?
Jaclynn: Life is subject to change.
Tom: Exactly. Exactly. I-I-I agree with you. And in the presentations that were
made to our neighborhood, the opposite was said. You're saying – you-
you told us that, you know, you're gonna put this facility in that's never
gonna change.
Jaclynn: No.
Tom: And the PUD was supposedly going to fix it that way. And-and we know
that that's not true. We know that it's gonna…
Jaclynn: Well, with all due respect, I will let my colleagues who are experts in that
area answer that question. About – Wayne?
Wayne: So, just for the record, this is Wayne Arnold. And going through the
question, one of the advantages of having the planned unit development
is that we can put controls in it, and they can be enforceable by the
county. So, just as we put an hours of operation restriction in here, we've
put in the uses. We've allowed only certain uses. There are other
operational conditions that we're certainly welcome to talk to you about.
We can have a dialogue in the future. I'm not sure this is the right forum
to do that, but I'm happy to have a dialogue with your association and
any representatives of it.
Tom: Well, in all due respect, we've got other PUDs in our neighborhood that
are not, uh, complying, and we don't really have any way to-to force them
into compliance. So, we've had some experience with this, and that's one
of the reasons that we're somewhat skeptical. And I think, uh, I think it's
a healthy skepticism. Thank you.
Wayne: Anybody else?
Dawn Slanec: Yeah, Mr. Arnold?
Tina: Somebody over here.
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Dawn: Who do you represent?
Wayne: This is Wayne Arnold, I rep-
Dawn: What's your title?
Wayne: I'm – I'm a urban planner, and I represent the Naples Senior Center.
Dawn: Okay. Uh, first of all, a representative of our area's not here. My name is
Dawn Slanec, I live on Golden Oaks Boulevard. I was told from the chief
county building inspector that there was gonna be a buffer between us
and Saturnia Lakes, that Logan Boulevard was gonna go straight through
in the years 2020. Now it's at my backyard, and I can't sleep. So, what's
said here and what happens afterwards, two different things. That's what
he was saying.
And over on the map, it says that the boundary is in the middle of Oakes
Boulevard. Does that mean it's gonna four-lane? Because there halfway
through the middle of Oakes Boulevard by that turn over there, and the
20' boundary? Type D? What's Type D boundary? Because what we got?
We didn't get a wall. There wasn't enough people. We got four palm
trees. Perfect.
Wayne: Well, I can address one of your comments, and this is Wayne Arnold
again. One of the comments you had was on the property line. All of the
property lines on Oakes and all the sub-streets, typically along the center
line of those, and our buffer and our parking and our setbacks are-are
faced on what's the inside of edge of that. So, we own to the center line
of Oakes, we own to the center line of Autumn Oaks, but our setbacks
and things are applied from the inside edge of that. The landscape buffers
we're proposing, we're not proposing a solid wall.
I don't believe Autumn Oaks Lane is probably ever intended to be more
than a two-lane local street. I'm sorry that you have Logan Boulevard as
your backyard, but it is a Collier County large collector road. That was a
county decision. We had nothing to do with that, and we'll have nothing
to do with the county making [inaudible] [00:40:43].
Dawn: Except that if you make it commercial, then they can four-lane.
Wayne: One-zero-nine-five.
Dawn: They never even made it so that the buses can pull over for the children
that are out there at 6:30 in the morning. When I go to work in the dark,
the buses can't pull over, so we all have to drive slower for the buses,
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because there's no turn-off. Where is the guarantees in your proposal
that it's not a four-lane? And not become commercial?
Wayne: Well, it-it is a county road, I'm not sure that I can – I can give you the
assurance that the county's never going to four-lane it. I'm pretty sure it's
not had any long-range plan to do so, because it's not a through street
and it carries so little traffic.
Jim Banks: There are – Jim Banks. There are warrant thresholds for when roads get
widened and approved. The traffic demand that's on Oakes Boulevard
today and projected for the next 30 years is nowhere near, uh, meeting
those threshold warrants. Oakes Boulevard and Autumn Oaks Lane will
not be four-laned by the county. They do not just go around, willy-nilly,
widening roads where it's not needed. They have many more priorities
than widening Oakes Boulevard to spend the money on.
Dawn: And I'm not on Autumn Oaks, but I know when a development like that is
established, there's really big, bright lights. And that's not neighborly.
Wayne: Thank you.
Tina: Anyone else?
Joe Gauta: Hi. Um, my name's Joe Gauta. I live with my family on Spanish Oaks Lane.
Um, two things I noticed from your presentation. Um, that area that you
have east of the building is a very large, open area. It's concerning to me.
And No. 2, as a business owner in this community, and really just as a
human being, none of us have a crystal ball. So, prospectively, uh, with
that – those two things in mind, could you please answer these following
two questions?
Can you tell me what you had in mind for that open area east of the
building? Because it looks like a very, uh, possibly place to have bands or
music or other loud, annoying things. And No. 2, what guarantees do you
have on those self-imposed restrictions that you quoted here on the
screen regarding your use of the development and the property? What
guarantees are there to us as non-owners and non-users of the facility
that what you tell us today will not change? Is that – is it going to be in
writing? Is it going to be with the county? And what consequences will
there be if we, as neighbors, find that you've now broken those promises
to us?
Wayne: You know, I can try to answer one of those questions to start. The area
that's the open space and preserve east of the building area, it's part of
the five-acre tract. We don't have definitive plans for that, but I can
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assure you it's not meant to be a band shell or an outdoor entertainment
area. We have limited the types of uses we can have there as passive
recreational-type uses, some garden use of things, some trails and things
of that nature. It's all in our PUD document.
I should mention, too, that if anybody wants to find the latest application
materials that have been submitted to the county, they're on our website
at gradyminor.com. You can go to our planning link and-and find them
there. Or if anybody would like, you could give an email address to Sharon
Umpenhour, who's in our office, sitting right up in the front row to make
sure we get the latest information to you.
From an enforceability standpoint, the PUD is a – it's a local board, and
so it's a local law that gets adopted by the county at full-enforcement
authority if we violate provisions of that. So, if for some reason Jackie
decided, "You know what? I'd love to have something happen at 6:00
tonight, or 6:15." Because we've limited our hours of operation to 6:00
p.m. on a weekly basis and prohibited uses on the weekend on the
document. So, Jackie can't have an, uh, an event there. Somebody's going
to call the county, and somebody's going to come and shut that activity
down.
Joe Gauta: Thank you.
Tina: Okay. Yes, sir?
Scott: Yes. Um, my – my name is Scott Relf. I live seven doors down on Autumn
Oaks from where the facility's going to be. Um, my wife's lived there since
'94, and I've lived there since 2003. I lost my mother-in-law in 2012 to,
um, Alzheimer's, and my, um, father-in-law, lost him four years later at
89 years old. They both lived in-in Cyprus. And probably could've used
some of the services you have if it was in the neighborhood.
And so, I just wanted to talk about what good – being a good neighbor
means to me. And for me, it's – it's more about love and patience, and so
I'm gonna talk about my experience living on Autumn Oaks.
So, I've got a neighbor a couple of doors down, they have big dogs that
bark. And I love that neighbor. And I've got the person next door's got a
couple of little dogs, and they sneak under the fence and come bark at
my door. And you know, I pick them up and I take them back. And I'm
patient. And, uh, we've got, uh, people that drive golf carts on my street,
and their kids are riding, and sometimes the kids are driving them. But
it's a – it's a nice neighborhood, and we kinda look out for each other.
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A couple doors down, a guy's got five peacocks. They're beautiful, but if
they're standing in the street anywhere near you, you've gotta wait until
they walk out of the way. And then, nature. We've got woodpeckers that
peck on our gutters, we've got bears that dig through our trash. And you
know, I could have an attitude that I hate everything, or I could just enjoy
the – the wildlife and the neighbors.
And so, I really am looking forward to welcoming you guys, because I
think you're going to be a great neighbor. And I run several times a week.
I drive out from my house probably a couple times every day. And for the
last several decades, I drive past an abandoned building that probably
hasn't been painted in 30 years. It's got broken windows, it's got plywood
over the windows, sections of the buildings have collapsed, the roof has
fallen down. The fences around the – the property are all falling down.
And I think your beautiful facility will be an improvement to my street.
I like the church; it's got a beautiful steeple. I won't be able to see you
guys but for all the hedges, but it'll still be better than the falling-down
fences and the collapsing building. So, I'm looking forward to welcoming
you guys.
Tina: Thank you. Thank you very much. That's it.
Doug Swagert: He was up here before me, so.
Tina: You're first?
Jonathan Hagedorn: Okay.
Tina: Thank you. Thank you.
Jonathan: Were those my dogs keeping you up?
Tina: Okay.
Jonathan: I'm your east neighbor.
Tina: Okay.
Jonathan: My name's John; I live at 6130 Autumn Oaks. I'm concerned about the
five acres. I don’t want a three-story facility unless you guys expand and
need living quarters, all that stuff. I don't want to have dumpsters in my
side yard. I moved to Oakes because I wanted to be in the woods. The
churches came in, now they're planning on a medical complex in front of
my house. I just don't want to look like I'm in the city. So, I'm kinda
concerned about that. And then, as far as the population of your facility,
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I'm a contractor. You guys can say 240, 280, 300. What does the fire
marshal allow you? What is the maximum occupancy of a 30,000 square
foot house? That – or 30 – sorry, I'm used to homes, not commercial.
Tina: No, it's okay.
Jonathan: But you could have a 600-occupancy limit.
Tina: Okay.
Jonathan: That gives you full right.
Jaclynn: Do you know occupancy?
Tina: What the load is?
Jaclynn: Yeah.
Tina: If you can give you a – or your information, we'll get an answer for you.
Jonathan: Okay.
Tina: And get that number to you.
Jonathan: Okay.
Tina: Um, but again, the intent – the – the intent of that-that – the – I –
Jonathan: Well, I know the intent, but once the county says –
Tina: Is – is registration. Right.
Jonathan: This building has a 600-maximum capacity.
Tina: Right.
Jonathan: Now, that gives you another 400 people that you can squeeze into that
building.
Tina: Right. And that's –
Jonathan: So, 280 sounds okay, but then if you have a capacity of having 1,000
people…
Tina: Yeah.
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Wayne: If-if I could, this is Wayne Arnold. Just to weigh in, I don't know about the
building occupancy for a 30,000 square foot building. I think it depends
on the use. And I just wanted to remind everybody, I think it's been
mischaracterized that this is for commercial use. It's really a community
facility, and I call it an institutional use to me. It's, uh, it's certainly not of
commercial nature. They have to be in a commercial area now, but it
really doesn't suit for what they want to do.
But with regard to your question about what happens on the five acres
next to you, we have – it's called open-space tract on our master plan.
So, it allows for gardens and water features, gazebos, nature trails, and
passive recreation uses. We also want to limit it to
Tina: That's in the guidance.
Jonathan: Well, as long as you –
Tina: Yeah.
Jonathan: have some sort of hedge. If you give me 75', 100' of natural – I don't want
4' scrub trees that I'll be 72 – I'll be checking into your facility when the
trees grow up to mature height. So…
Wayne: So, if I could, this is Wayne again. That –
Jonathan: Yes, sir.
Wayne: So, the area east of Valewood Extension which is shown as either open
space or preserve.
Jonathan: Mm-hmm.
Wayne: So, open space uses, you know, I can put some of our water management
there if we need to, to deal with the county's permitting requirements,
maybe. But I think you can see that immediately adjacent to you, we have
a pretty wide preserve area.
Jonathan: Mm-hmm.
Wayne: And, um, you know, certainly want to be –
Jonathan: Well, like I said, I'm a contractor. I know once you get that property,
you're gonna have to take out every exotic tree on that. That's –
Wayne: Yeah.
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Jonathan: Copper hedge.
Tina: Yeah.
Jonathan: You're gonna be – none of those are going to exist. You're gonna take
everything out. I've tried to save those trees, I think there's like two oak
trees and like three cypress trees. The rest is copper hedge. So, it's going
to open my house wide open.
Wayne: The good news is – and this is Wayne again – is that in our building
setback from our eastern property line to the buildings, I said 350'; I don't
have my dimension up there, but we made that commitment in the –
Jonathan: Mm-hmm.
Wayne: The PUD document. So, we know you're not going to have a principal
structure. You might have a gazebo somewhere on that property, or a
bench, or some other feature to act as a – a garden structure. But, uh, we
obviously have a commitment to preserve the land adj- immediately
adjacent to you.
Tina: We'd love to sit down and talk with you one-on-one about your specific
issues. Obviously, you have a – you know –
Jonathan: Well, I mean, you can see my house right there. I mean, I fought –
Tina: Right.
Jonathan: Tooth and nail to save every tree on that from the county, because I didn't
want to come out here and clear my property. I wanted to live in the
woods. So, I'm just worried getting rid of all that –
Tina: Understood.
Jonathan: That it's just going to be wide open.
Tina: We don't want that either. So –
Jonathan: Okay.
Tina: Could we – we'll get your information.
Jonathan: Yep. Thank you.
Tina: We'll get you information. Thank you very much. Yes, sir?
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Doug Swagert: I think I should have gone before him, because I basically have the same
question, but –
Tina: Okay, okay.
Doug: Um, the five acres that concerns me, because it's open space –
Wayne: Thank you, sir. I'm sorry.
Doug: Oh, I'm sorry. Doug Swagert. I live on Oakes Boulevard.
Tina: Thank you.
Doug: With my family, of course. Uh, I received plenty of room for, uh,
detention, water management features. And that looks like a big, empty
canvas for future building. So, have you – unless there's something in
your – in the documentation for your development where it says you can
never develop a tract for building for that, or you can never get some kind
of variance to build that. That's a concern. Uh, another thing, I'm not sure
if it's still in place, but we already had another DO that's behind my house
to the west of me, uh, between my property and I-75. Is that still in place?
Tom: Yeah.
Doug: Allen family? Uh, that's something that may come in the future when
they, uh, find the, uh, initiative to build that. I mean, it's multi-family
residential?
Tom: One hundred and sixty-four units.
Doug: So, you know, cumulative effect of that going on these roads, and uh, a
big concern of mind is I see these kids out there catching the bus, the high
schoolers are there at dark, and you've got the middle schoolers and the
other – elementary schools, and you have people hauling butt through
here. They don't manage – they don't do the speed limit. They don't even
do 45. And, uh, you know, brakes lock up as your kid's standing on the
corner and they lose control and you end up hurting somebody. So, um,
that's my biggest concern. Your facility's much nicer than what's there
now, but uh, just, uh, the number of trips? That's-that's a big concern.
And that open space, of uh, additional possible buildings wanting to add
more people.
Wayne: Well, this is the master plan we're proposing with the county, and that
will be part of, hopefully, the adopted ordinance. So, in order to change
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that, we would be going back through the process again of where we are
today. It's not envisioned, as you heard Jackie mention, they would offer
satellite facilities. They think the 30,000 square feet is plenty for them
into the future. And again, our document today would not allow us to
have any of those senior-service activities on the open-space tract.
Doug: That's the scary part. It's possible.
Jaclynn: Yeah.
Doug: Anything is possible.
Wayne: Right. I have – thanks.
Doug: Thank you.
Peter: My name's Peter Goodin. I live on Spanish Oaks in the same, uh, unit of,
uh, Golden Gate Estates. And I wanted to, uh, clarify why you've got a
very, uh… Not a hostile crowd, but a – a different crowd for this, in spite
of the fact that you're focusing on socialization and relieving isolation in
seniors. Almost everybody that lives in my neighborhood who has lived
there as long as I have, for 20 years, is anti-social and is looking for
isolation.
Now, as far as a couple of questions, uh, when I moved to Golden Gate
Estates, I moved there for the trees. I'm a nurseryman by trade; I work at
Driftwood Nursery. Um… If there were no other purpose, other than
open space for the five acres to the east, simply clearing the exotics – and
by the way, when you do that, you have to do it in such a way that the
trees that are left are not damaged. We see it all the time, but by brining
in heavy equipment to take out the exotics, you actually kill the pines,
and you wind up with nothing.
I-I would prefer to see that left as wooded, as it is now. It would certainly
work better as a buffer for your neighbor to the east, which is the only
residence that you abut. And then, I have a question about the, uh, water
management areas. Are those swells for carrying the runoff from your,
uh, parking lot?
Wayne: The water management areas that are labelled are conceptual. We
haven't advanced this permitting through the water management district
or Collier County. But conceptually, those would probably be dry
detention areas. I have one of our engineers who's doing the preliminary
design for work on that. Here, to answer any questions I can, but I'm
pretty sure we designed this to be dry detention areas. I know that in
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some of the other small-group discussions we've had, it was asked, "Well,
why aren't you using the open space tract for water management?" Now,
that certainly could be something we could utilize some of that for as an
open-space use.
But to your point about the vegetation removal, yes, we understand we
have to remove the exotics. But, you know, to Dr. Faffer's benefit, you
know, to – clearing trees just because they want to clear the trees is a
costly expense that they probably don't want to undertake. But with the
county's regulations, if I call it a preserve, I have to put in a conservation
use, and then that further limits certain uses. She couldn't utilize it for
some of her gardening activities, perhaps, or a gazebo, or other things of
that nature. So, that's why we made the distinction, really, between open
space and preserve.
Peter: You're not telling me that the county requires it to be open space?
Wayne: No, that's of our doing. I mean, we could have proposed to put a building
there as part of our application. We could have proposed to put a parking
lot there. We could have proposed a lot of other things. We've chosen to
limit ourselves to open space and preserve on that tract.
Peter: But it could be that its highest and best use is the one that it's being put
to right now, which is just supporting the trees that would insulate you
from the one house that you abut.
Wayne: That could very well be, but the county has certain requirements for
actual preservation vegetation they could put in a conservation
easement. So, therefore, we've shown the preserve that actually exceeds
the code requirements, and then we've further identified open space.
Peter: Uh, if I could just mention one other thing, uh, before I give you the
impression that everybody in our group is anti-social. There are seven
churches in one square mile of Golden Gate Estates unit 96. The most
recent one is the one that would be directly across the street from you,
and they were all required to bring their concerns to us. And in no case
did the community stand in the way. They did ask for some concessions.
Uh… This is one of the most beautiful parts of Naples, and one of the few
places where you could live on a piece of acreage six miles from the
beach, and that's what people are trying to preserve. Thank you.
Wayne: Thank you.
Jaclynn: This is Jackie Faffer speaking. To your point, sir, we would welcome the
opportunity to talk with the leadership of Oakes Estates, as well as the
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other members of the community. We are, um, we would eagerly await
a dialogue.
Tina: Yes, sir.
Tony: Uh, Tony Palladino. I'm, uh, Hidden Oaks. Um… I've got some notes here
that are all discombobulated, so hopefully I'll get through this. But most
importantly, just as Jackie said, nothing is guaranteed. We don't know
what will happen with this. And unfortunately, hindsight is 20/20. Our
sight right now has to be based off of what you guys are telling us.
Um, and when I say that, we've met before. I sit on the Oakes board. Um,
and we've met and had these conversations. The very first time that we
met, it was presented to us as an idea that would not pursue – that you
would not pursue if you didn't have the support of the Oakes
neighborhood. We came back and said, "We don't support it." And you
guys said, "Well, we're going to go for it anyway, because we can't afford
to go buy some other commercial property."
So, you've taken a residential – there's four parcels there, correct? Okay.
So, three of those parcels are residential. They're not list stations and
electric powerhouses and-and daycares. They have to go through a
process to-to become that. But they're residential property. The five-acre
property is a non-conforming conditional use. That can't be – run today –
as a commercial business, unless it stays unaltered as it is, or minimal
changes. Which nobody's going to do.
So, this is a process that has to go through, but you can't take one parcel
that has a non-conforming conditional use and apply that to the three
adjoining parcels, because those are residential. And those should be
developed as residential. Um, we're not allowed to run businesses out of
our homes that generate additional traffic on our roads. The neighbors
will call zoning enforcement, they'll come and they'll, "What are you
doing? You can't have deliveries coming, you know, four or five times a
day." We can't do that. That's what you guys are doing.
Um… You said you have 200 people, and I know this has been like the
rest, but what is the cap that you would put into your, uh, your
application as how many people you would serve on a Wednesday. I
mean, if you're saying, "We don't expect to have more than 250 or
whatever it is," cap it. And I liked John's comment about, you know,
what's the building capacity? So, that's an excellent point. Because the
capacity of that building is what dictates what that building can be used
for today and 20 years from now, when you guys move on.
I know, "it's my forever home," but nothing's guaranteed, remember? So,
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you-you can't broadcast what happens in the future. We deal with this
stuff, and we know things change. Somebody else comes in, well
somebody else has a vision. Jackie, you're gone. Someone else comes in,
they go, "Uh, we've got this other five acres. We should expand this." It's-
it's – everything can change. So, it shouldn't change from residential,
which is what it is right now. Um… I'd like to know…
I'd also like to know, what are your growth numbers from 2014 yearly to
today? When we met, you had taken over just the bottom floor of the
Castello property. Not when we met, but when you first opened, you had
just the bottom floor, a section of it. And the growth was so great that
you had to take over the whole building. Now, you have 12,000 square
feet. But what is your – what is your growth numbers? Because it seems
like you grew very fast when you opened up, and when this place opens
up, it's gonna open up to a whole new group of people that don't even
know what the Naples Senior Center is.
What's that gonna do to your membership? What's that gonna do to our
neighborhood? How is the facility going to operate? It's going to grow,
that's – I mean, that’s the intention of building a 30,000 square foot
facility. I think. That would be mine, anyway. Um… Let's see. Oh, that's
the other thing. Jim, the traffic study that you did.
Jim Banks: Yes, sir.
Tony: Was done before the westbound turn lanes from Immokalee to Oakes
were closed off, which creates a whole lot more traffic on that Valewood
Extension. So, I don't know how – you know, you s- you keep putting your
disclaimer on there, "It's to the county's specifications." And I understand
that. But we want to deal with reality, not what the county asks us to
present to them on a piece of paper. We live it every day. So, I think that's
it. I may have more; I may come back.
Tina: Thank you. Yes, sir.
Mike: Let's start with Mike Vitte. Um, lived on 20 – on Oakes Boulevard for 28
years now. And kinda piggyback on what T-Tony just said. And I'm also a
general contractor, building and things. But once 13 acres is zoned
commercial, once you have a 30,000 square foot building on your – and I
applaud your mission. Everybody does. But like Tony said, 28 years I've
been on here, for the next let's say 20 – next 28 years. You're done with
it, you've moved on, things happen. It's gonna be a lot easier for the next
guy to add onto this property, because it's already zoned commercial.
And it is – that's never going away.
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That'll be a 30,000 square foot building in our neighborhood for the next
57 years. So, we'll have to live with this, and the consequences, and the
whatever happens next on this. And you know, it's just – it – I understand
that you-you want to do this, but there's other places that's zoned
commercial now, that I think you need to go.
Bobbie: Hi. My name is Bobbie Sutton. I live on Autumn Oaks Lane. I have two
boys in, uh, Collier County public schools who catch a bus stop at that
corner every day. Um, a couple of things I thought of as I watched this
presentation. One is I felt like the neighbors were given scare tactics. "If
we don't build the senior center here, what will be here?" And scaring
everybody into thinking, "Well, a senior center is better than this or
better than that."
Secondly, you're pulling on everyone's heartstrings. "But we're doing
something for the senior population." I have a mother, grandmother, I
value seniors and elders, and I certainly applaud your mission. This is not
the place to do that. Um, I heard comments like, "Oh, it will blend very
nicely into the neighborhood." I don't know how a two-story, 30,000
square foot building can blend into our residential neighborhood. I also
heard, "It will disappear from view." Um, disappearing from view, um,
with these trees, you know, 30 years from now? Um, it's not gonna ever
disappear from view.
Um, a couple of other things. We've had properties, uh, Destiny Church
is an example now, where when that was approved to be in our
neighborhood, it was a church for Sunday and Wednesday night only.
Now, that church is occupied 24/7, cars coming in and out, disturbing the
neighborhood. Um, it's a real problem. We've learned our lesson. We
don't want to deal with that anymore.
Um, this will affect the character of our neighborhood, the quality of our
life, and most importantly our property values. We've worked very hard
to be in this neighborhood. I feel especially blessed to be there, and I'm
upset that I just put a lot of money into my house for a remodeling and
addition, and that's gonna be smack-dab on my street. You can't tell me
that's not gonna affect my property values.
Um, your mission is to help the elder population, but I feel like you think
because you're doing something good, it supersedes my right as a
resident to have to drive past this every day, and to deal with that
affecting my quality of life, as well as my property value. Um, also, I live
by Station 42. It's a firehouse. That – that needs to go, and that was
negotiated with the neighborhood, the neighbors behind it. There was a
buffer. Guess what? The buffer's completely gone now. I can see the
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entire back of the firehouse. And that was cleared recently.
While all those, um, what I think are provisions being made, "Oh, we're
gonna do this, we're gonna do that." Well, everybody's forgotten about
those, and they just came and cleared it all out, so now I'm looking at the
back of a fire station. So, I think that we've learned our lesson with
Destiny Church, the fire stations, that all these things can be negotiated,
but then people forget. And things change, and properties get sold, or
they change hands. And I think that we really need to step back and think
about – this is not a done deal, you guys. This has to be approved, and so
don't roll over and just say, "Oh, we're gonna let them have it."
Tina: Thank you.
John: John Nicola, I live on Hidden Oaks Lane, and I'm a member of the board.
Um, I also just want to talk – I'm not the last considering, uh, let's just call
this what it is, which it's a commercial use within our residential
neighborhood, what-what this is. Um, the fact that there were certain
commitments that were made, you're saying that you were committing
to us, well we thought you were committed to, uh – we were committed
to you, and took you at your word through that you said, "If you come –
if you don't like this use" in our neighborhood, then you won't be there.
Well, we said we – you came to us, and we appreciated that. We came to
the meetings, we said no. We – if you – if you guys aren't committed, we
won't move forwards. We'll continue looking elsewhere. And I was – that
was at the first meeting you guys met with us. Um, in addition to that, uh,
you know, I'm-I'm curious about the transportation.
Were those measurements taken before the Valewood cut? There's a –
there's a Valewood there, but they also cut the left-turn lane onto Oakes
Boulevard from Immokalee Road, so I'm curious if those were taken – and
you can check on this later, but were – were those taken before that cut
the left-hand turn to go south?
Wayne: They were before that.
John: They were before?
Jim Banks: We collected the data when the left-turn from Immokalee was still open.
But then, what we did is we – we collected the data then, and then we
reassigned to this intersection on our analysis. So, the data that was
collected prior to closing that has now been reapplied to the intersection
at Valewood and Immokalee, as well as Valewood and Autumn Oaks, as
well as Autumn Oaks and Oakes Lane.
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John: What-what – ?
Jim Banks: So, we modeled that after the fact.
John: What's the distance between of the stacking capabilities for cars
between, um, the light at Immokalee and Autumn Oaks? Because I can
tell you know, with traffic there –
Jim Banks: This distance here?
John: Yes, that is – how many cars in that stack?
Jim Banks: Um, I think it's around 400', if I last recall. We spent many days out there,
many hours observing the traffic. Never did we see a situation where
vehicles queued up past that intersection, and the intersection queues –
John: Well, it queues actually now, because I see that every morning.
Jim Banks: Let me – let me – let me rephrase this. When – let me rephrase this,
everyone. Please. When we were out there making our various
observations, we never saw a situation where the queue stacked up from
Immokalee Road back to Valewood. We never saw that. I'm not gonna
say that that doesn't ever happen, but I'm telling you when we were out
there making the observations, we never observed it, and the recent
improvements that they made to the traffic signal, as you all probably are
aware, they put in a, uh, directionalized left signal for you because of the
conflict with the southbound traffic. And that has since improved that
situation, as well.
John: One other point, um, right on Immokalee Road, in a parcel that's a little
further east of this, uh, called the Southbrooke PUD, I think it's called. It's
a plaza, shopping center that would – came to us, and the developer of
that shopping center, uh, office park team and said, you know, "We want
to be a good neighbor, you know, uh, what would make you happy? What
would work for the Oakes Estates? What would work for the folks in
Autumn Oaks?" And the comment was, "No traffic in Autumn Oaks."
And the only way that got approved with our, uh, you know, as a
recommendation for us is if they had access only from Immokalee Road.
And-and that – and that was their commitment to us, and they made it
and kept it. The-the point we're trying to make is this is – this is
encroaching – a commercial use encroaching on our neighborhood, on
our residential neighborhood. That's what it should be.
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Joe Thompson: Hi, Joe Thompson. I'm on English Oaks. I'm a new resident to Oakes. Hold
your applause. I love it here. So, I saw this going on. A couple questions.
Um, first thing: Would you classify this as consistent with the Golden Gate
area master plan? Planner?
Because I know the county just went through a restudy, and from what I
look – again, I'm not – I'm not an active planner, but I did look through it
here that a lot of the conditional uses that were identified along the
Oakes/Immokalee corridor were on the Immokalee side, that were ones
that were identified as future conditional-uses that would be subject to
potential change that would be consistent with what the process was
with regard to Golden Gate Estates residents providing their input
through that exhaustive process that occurred.
Wayne: Thanks. This is Wayne Arnold, and to be clear, we have a pending
amendment to the Golden Gate area master plan for this specific piece
of property on the corner that would support the senior services use.
Joe Thompson: My question was about consistency to the Golden Gate area master plan.
Do you feel that this is consistent with the master plan in its current form?
Wayne: It is not consistent with the master plan in effect today or the [inaudible]
[01:13:10] amendments. But the restudy didn't look at individual
properties. This is a site-specific opportunity for us to look at the site and
offer up, through a combination of a comp- plan change and the zoning
change, a project that we feel is very compatible with the community and
keeping with Golden Gate Estates.
Joe Thompson: Now with the traffic impacts, I mean, at the end of the day, when you
look at it from just a character and suitability/compatibility type analysis
and perspective, to me, Oakes is a residential road. At the end of the day.
People use it as a pass-through, obviously, from Immokalee to Vanderbilt.
But at the end of the day, this is a residential enclave that we live in.
Wayne: Yes.
Joe Thompson: Um, so just to downplay the impact I think is a little disingenuous on your
part. Especially considering I-I talked to Tom about this standing Oakes
PUD that has yet to be developed, which is going to contribute to further
traffic on this boulevard as well. And to sort of isolate it to say it's only
the Valewood area on Immokalee road – people are going to be coming
from the south end, as well, of Oakes. So, that's – that's a guarantee that
that's gonna happen. How many parking spaces are in that
development? Proposed?
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Wayne: Two hundred.
Tina: Two hundred.
Jaclynn: Two hundred.
Joe Thompson: Two hundred. So, two hundred. That's – that's a significant amount of
traffic. And of course, as people have pointed out, if this is approved and
you get the PUD documents approved, there's an administrative process
from what I recall in the county where you can do a planned unit
development amendment. So, any of that can change. So, once it's here,
it's here, and the amendments can happen thereafter. And things that
you promise today may or may not get into the PUD documents when it's
actually approved. And I know that happened many years ago in the
Pebblebrooke shopping center with the Stevie Tomato's debacle which
happened.
There weren't supposed to be any, uh, restaurants that were serving
alcohol. Somehow, they got put into – that wasn't in the PUD documents
or transcribed appropriately, and that use was approved. So, there's
nothing they can do to go back and change that. So, there's no reason
this wouldn't be the same case here. So, I just find that really
disingenuous that you downplay that. And on top of that as well, you look
at this – is there even w-water and sewer to this property? County water
and sewer? Or is it just well and septic, correct?
Wayne: This is Wayne Arnold again. Uh, Michael Herrera, our staff engineer, is
looking at that issue. He's, uh –
Joe Thompson: So, is there water and sewage here?
Wayne: Oh, okay, gotcha. Yeah. So, Michael's evaluating water and sewer
availability. There is water and sewer that can be extended to the site.
That would be our desire to have that. We always have the option, just
as you do –
Joe Thompson: Sure.
Wayne: To have a well and septic system that would serve this –
Joe Thompson: Right.
Wayne: This project. But our – our priority would be to get water and sewer
service to the site.
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Joe Thompson: Makes sense from a development standpoint. So, the only other question
I had was that of all of the other kind of ready-to-go properties in North
Naples or in Naples, where is the exhaustive list of other properties that
the senior center evaluated that would effectively be turnkey ready from
a land use perspective, from a traffic absorption perspective, and from a
character and compatibility perspective? Just… why didn't you look at
those other properties first? Why come to Oakes Estates and come a
block in, where the only other amendment to the Golden Gate master
plan as it occurs has been on Immokalee Road corridor?
Wayne: Right.
Joe Thompson: So, this is a big deal, folks. This is – this is a –
Jaclynn: We had a representative –
Joe Thompson: This is an amendment right here. Thank you. Thank you, because we have
planners at the county that I know are very competent. All disclosure, I
know a planner personally, David Weeks, who's a very good planner, um,
and I know he looks at this in-depth, the comprehensive planning. He's
the gu- the guru there at the county. And it goes through a public process,
so everybody will be involved in that process. Planning commission,
Collier County Commission, etc. So, thank you.
Jaclynn: We would like –
Tina: She says if you like, we can answer your question.
Joe Thompson: Yeah, go ahead. Sure.
Jaclynn: Well, we would like to answer your question.
Joe Thompson: Yeah.
Jaclynn: We have a member of our board of trustees here, and um, he will address
the question about the turnkey properties from the fiduciary
responsibility of a board member.
John Passidomo: Afternoon. My name's John Passidomo. I'm a member of the board of
directors of the, uh, Naples Senior Center. Have been for probably four
or five years now. So, I've enjoyed, uh, participating and seeing, uh, these
dedicated use, and being engaged in this process.
Jaclynn: John, is this –
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Wayne: Is there a mic on you?
Joe Thompson: Yeah, mic is off.
John Passidomo: It is on. Can you hear me?
Wayne: There you go.
Jaclynn: Yeah.
John Passidomo: I'll speak up a little closer. [inaudible] [01:17:28] We've actually been
engaged in this process for two going onto three years, so we've looked
at a broad range of possibility. But part of what we need to do as we work
our way through the process is reconcile our, uh, limited resources as a
non-profit, for our fiduciary obligation to expend those resources in a
responsible way to achieve our mission.
Our mission is to serve the needs of the area's seniors. And we cannot
afford commercial properties in commercial shopping centers, because
we cannot do that with the resources that we have and the mission that
we need to achieve, and the future obligations that we have to get there.
Uh, this is the only way we can do what we need to do. We've been
looking, we've had uh-uh-uh preeminent, uh, commercial developers
working with us in this effort. We've looked at a broad range of different
possibilities, uh, some of which were, uh, for commercial use only. And
the fact is, we couldn't afford to do that and continue to do what we do
on behalf of our mission.
Joe Thompson: Correct me if I'm wrong; I read something that the Naples Senior Center
raised over $10 million in donations. Is that incorrect?
John Passidomo: [Inaudible] [01:18:45] that is – that is absolutely correct.
Joe Thompson: Okay.
John Passidomo: We're very proud of that.
Joe Thompson: So, I guess –
John Passidomo: And the fact is –
Joe Thompson: Okay.
John Passidomo: We want to expend those monies –
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Joe Thompson: Right.
John Passidomo: To achieve our vision.
Joe Thompson: Sure.
Jaclynn: At our expense.
Joe Thompson: But okay, I'm – I mean –
Jaclynn: At our – at our expense.
Joe Thompson: Correct me if I'm wrong. So, can you or can you not find a comparable
sized property within this general vicinity – I say 'general' within a few
miles of where you guys are proposing – for $10 million or less?
John Passidomo: If we could, to do what we want to do –
Joe Thompson: Right.
John Passidomo: We wouldn’t be here.
Tina: It's not a magnet.
Jaclynn: But if we could've found something –
Tina: I'm sorry. What's that?
Jaclynn: We might be able to find somewhere else.
Tina: Well, you'll need to – you'll need to come over here.
Joe Thompson: Yeah. Thanks.
Tina: And I – yeah. I just want to make one thing super clear. That the capital
funds made are-are not just for the land, but is also to build the facility.
So, we've got just a few more minutes. I want to make sure we have
everybody – give everybody a chance. Fifteen more minutes of official
time here, then we can answer questions one-on-one. So, yes, ma'am?
Tammy: Hi. So – can you – ?
Tina: Yeah.
Tammy: Can everybody hear me?
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Tina: Your name please? Yes.
Tammy: Okay. My name is Tammy Samuel. My husband and I, um, live
approximately, uh, four parcels away from, um, the end of Oakes
Boulevard. So, we will be very much affected by the senior center. I'm not
taking away from your purpose, um, but I'm just going to outline some of
the things that we haven't mentioned today, um, that, you know, is
obviously of concern to all of us that are living in the area.
Um, you mentioned that you have 500 members, but you only have room
for 200. So, when you said you have 500 members but you only have 200
parking spaces, and you have a maximum… So, that's not very logical to
me. So, it – it looks as if maybe at some point in the future your satellite
offices can't accommodate some of these people, that the senior center
around the corner from my house might be. Um, my – we-we have two
children, uh. One guy's a senior, and the other one is attending Gulf Coast
High School.
And when you come off of Oakes Boulevard, you're going to be using
Autumn Oaks Lane to get to Gulf Coast High School. I use that, um, two
to three times a day, if not more, because my son's in band. Uh, we're
looking at about approximately what your plan says about a year of
construction. So, when I get to the end of my street, I'm going to be
grossly affected, because there's going to be tons of traffic and
obstruction to get to Gulf Coast High School.
Um, there's 2,400 children that attend Gulf Coast High School, and
families that are using Immokalee Road already from all the other
developments. So, it's already a very, very busy area. So, then, to put a
commercial center in a residential center is going to affect me – my
driving time, it's going to affect my kids, it's going to affect a lot. My kids
are new drivers. Now, I'm going to have a new driver with a permit and a
driver's license driving, right? They're seniors. That's not good.
Um, the – I guess the major thing for me is the traffic impact and our
property values. My husband and I have a pretty sizeable house on that
street, um, and we've worked our whole lives to afford it. And this is going
to majorly affect us. So, not just us, I mean all of us. And from our point
of view, you know, while we appreciate what you're doing, we don't want
it around the corner from our house.
Jaclynn: I think this other man was up.
Tina: Right. Excuse me.
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Tivis: Hello. My-my name is Tivis Nelson, uh, I live at Longshore Lake. Uh, I have
some experience with um, watching these things and close to places
where I live. I've been here for a bunch of years. I've got kids that live in
the Oakes. They moved from Indigo Lakes into the Oakes. And, uh, this
intersection right here at the northwest corner of the property at, uh,
Autumn Oaks and Oakes Boulevard? Uh, if I had a nickel for every time I
have stopped at that intersection, well I could take us all to eat at a pretty
nice place.
And that piece of property has been a sale – for sale for years. And
nobody has jumped in there and said, "Hey, let me spend my money and
make that a little prettier." I – even as a minor developer way back in my
life, thought – I was thinking about that property itself. But you know,
when I saw this, I would describe that intersection that I just described.
The views of life from there are ugly. That's all I can tell you, just that
that's an ugly intersection, and the time I've spent there, I have bitched
the entire time hoping something nice be doing.
Now, if you could take the motorcycle shop with you, that'd be good. But
you know, when I saw them, I saw the small number of people that you
think go through there. Even if it's understated. I mean, from my point of
view, paradise was close by. If y'all put that up and hold onto what you
say you're gonna do, uh, my view of life will be improved, and my kids
who live in the Oakes and they're – they traverse this intersection up here
many times a week. I'm talking I'm a bet 30 times a week. And so, I
appreciate the fact that at least it looks a lot better than what I might've
expected to go there. Good luck with it.
Jim Trullinger: Hi, my name is Dr. Jim Trullinger. I live on English Oaks, and I'm against
this thing for a couple of reasons. They're kind of anecdotal impressions
that I've had. One is the general area of Mission Creek. Now, many of you
addressed this tonight in terms of the set forth objectives maybe being
pushed later on after the thing's built. And it reminds me of when I was
living up in New York City, about 25 years ago. In my neighborhood, there
was a big community meeting, the last one like this I went to. A big
developer was there, and he was pushing building some apartment
buildings.
I stood up at the time. I said, "Can you assure us that there will be no
Section 8 housing built in this thing?" He said, "Oh, don't worry. No
problem." Well, guess what? There was. And it just went through, and
now the neighborhood is declining, and it's uh, it's unfortunate.
The other concern I've had is one that's based on something that involved
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my mother. She lived for years up at Shell Point Village in Fort Myers. And
she told me that just about every week, there were instances of
Alzheimer's patients walking around that property and getting into the
neighborhood, and knocking on doors and causing disruption. I'm
concerned about your losing control of what's going on in your facility,
and these types of things happening.
Jaclynn: I'd like to address that point.
Jim Trullinger: Sure.
Jaclynn: This is Jaclynn Faffer. This is not a residential facility, nor is it an all-day
daycare facility. The respite programs that we have are four hours, from
10:30 to 2:30, with a maximum of 12 to 14 patients with dementia, and a
staff ratio of five people, five staff people and volunteers. And the people
with dementia have to qualify for this level of program. No. 1, they are
not wanderers. No. 2, they are always within a secured room, and they
are picked up at the door by their caregivers. The-their – the facility
you're talking about at Shell Point has a significant special area for people
with advanced dementia. The people we see in our program have early
to mid-stage dementia, so there would not be any wanderers.
Jim Trullinger: Well, I hope you're right.
Jaclynn: Teach them.
Jim Trullinger: I know Shell Point has a tremendous staff.
Jaclynn: I wish we could be like Shell Point.
Jim Trullinger: There's still, uh, issues. So, and then there's the issue of you've got groups
of people coming in, and maybe they're with you for a year so. Then, they
begin to slowly slip. Who determines whether they can continue?
Jaclynn: Our professional staff. Our professional staff determines that. They are
licensed, they are credentialed, and there are many times that we have,
um, discharged people from our program. And at that point, they usually
go into a facility.
Jim Trullinger: Okay. And nothing that I've heard has changed my mind.
Jaclynn: Okay.
Jim Trullinger: Good luck.
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Tina: Thank you. Okay. Yeah, we're gonna just take two-two more questions,
and then if you have other questions, we can take them at the end.
Steve: I was here. I was here.
Tina: Okay, okay.
Steve: Okay. My name's Steve Bracci. I'm an Oakes Estates resident. My
neighbor – my property touches the southeast corner of your property
that you're proposing this project on, okay? For starters, I'd like to know
how many Oakes Estates residents only are here. Raise your hands? Okay,
there's, um, several dozen. Now, I'd like for those folks to raise your hand
who are Oakes Estates residents that support this project to raise your
hand. Oakes Estates?
Male Speaker: I didn't raise my hand, so no.
Steve: You just – okay.
Male Speaker: No.
Steve: So, let the record show there's maybe out of a couple – several dozen
people that have raised their hand, there's maybe two or three people
that raised their hand supporting this project. And let's let the record
reflect that. Um… Ms. Faffer said that you're stewards of your
philanthropists' money. Mr. John Passidomo said that there is a fiduciary
duty to spend your p- your p- your donor's money correctly. I'm
astonished and astounded by the admission by John Passidomo that this
– he needs – you need to build it here, because it's the only property you
can afford. The reason why this is the only property you can afford is that
it's not appropriately land-used, and it's not compatible. It's in the middle
of a neighborhood. I'm – no, I'm not done.
Tina: That's fine.
Steve: I didn't –
Tina: I just wanna – I just wanna say that that's not what was said, that this is
the only place that could – could go. It's the only place that met the
parameters –
Steve: He said – I think he said this is the only way.
Tina: Right.
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Steve: I-I took those notes down. I could be wrong. We'll check the – your-your
transcript against my video of this, and we'll see how it is.
Tina: All right, Mr. Bracci.
Steve: Okay.
Tina: Will do.
Steve: And then – so then – th-this gets to the whole point of this. This whole
thing is political. You wouldn't have a chance – a snowball's chance in
Hades getting this project through if not for the political wins and the
political favoritism. That's why Ms. Faffer started her presentation talking
about this greater good need, making us seem like heartless people. This
is a land use issue about compatibility. The gentleman who stood up here
earlier and stated that we're all antisocial in our neighborhood and we're
all isolationists, and everyone laughed, everyone laughed because – but
they knew it was true. You're destroying that character with your
proposed project.
Now, it-it – that – that's – so… Th-the reason you're supposedly being
fiduciaries is you're going to take a property that should not be up-zoned
and land use up-zoned, and you're going to get it up-zoned. And you're
doing it with Mr. Passidomo, who's not just a trustee, but he's also an
attorney in downtown. He's well-connected, his wife is a state senator.
He's in favor with the county because he got this $0.01 sales tax approved
or he worked on it. It – you – y-you're a political [inaudible] [01:32:06].
Tina: Sir, that's – it's really inappropriate to [inaudible].
Steve: Well, it-it-it's just – I'm making a point.
Tina: It-it's [inaudible] [01:32:12].
Steve: I understand that, but it – I – it – I – I'm building – I'm building – I'm
building to a point. I'm building to a point.
Tina: Really not appropriate.
Steve: I'm building to a point.
Tina: I'm sure you are.
Steve: Because to get a land use changed requires four votes out of five. To get
a PUD change later on once they get this land use, it requires three votes
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out of five. Now, that PUD could be amended by three out of five people.
So, when Mr. Arnold stands up there, when you folks stand up and say,
"Oh, we – we're protected by a PUD," yeah, you are, but in this case, you
guys are so political and so politically connected that when you want to
go and change because you have some future need, we're un- we're
exposed.
If you folks were truly going to commit to what your future uses would
be, and Ms. Faffer said this is a permanent use, if you would permanent
restrict file – record a restrictive covenant in the public records that says
any resident of Oakes Estates can enforce the restrictions that you agreed
to. And if you don't want to do that, then everything you say here is
disingenuous. I'm not suggesting that you get that project in – on that
basis, because I'm opposed to it, like all my neighbors are. Or almost all
my neighbors. But this is political.
The other thing: Valewood? It's not some kinda collector road that's
coming off of arterial – o-o-o-off of an arterial road, Immokalee. That-
that road is a workaround. The only reason it exists is because Oakes
Estate – Oakes Boulevard used to go north, and had a traffic light. We're
too close to the interstate, so we had to close – first they – the-the traffic
signal came out, and they had to put in Valewood because otherwise you
couldn't get out there if you lived in Oakes. Then, they closed the one
median. Then, they closed the other median.
So, Valewood as it is, I mean, it's dysfunctional as it is on that north end
coming out of Oakes. You guys are just adding gas to the fire. They're
gonna – we're gonna come around that corner, you got – and soon as we
turn to go this way, we're gonna run into an i-i-ingress/egress point for
you guys. That traffic light's gonna stack. That – Jim, you can look at that
– that left – that left turn – that left turn signal, the northbound left –
west? Maybe three cars can get through there now?
Audience: Maybe. Maybe.
Steve: If-if the county – if this is a project for the greater good, I'd ask Mr.-Mr.
Bellows and Mr. Weeks to go back to their transportation department
and say, "Guys? Are we willing to commit to extending that greenlight
during peak hours?" And make the whole county feel the impact of this
project, and not just Oakes Estates. Because then you're saying, "Okay,
so now you've got the major east-west Immokalee Road corridor that
everyone knows is over capacity, everyone knows is overloaded. And
you're putting this use in there.
This belongs at a commercial activity center with – on two arterial roads
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coming together, and access under both arterials. That's where this
belongs, not in the middle of the neighborhood. Yeah, the reason why
Oakes is still – Oakes Boulevard is 24% capacity in the middle of the day
is because it's in a freaking neighborhood. It'd be like going to [inaudible]
[01:35:26] Like going to Palm River Estates and looking at Myrtle-Myrtle
Road and High Ridge and say, "Hey, look at all this capacity here. Let's
take these couple residential properties and land-use change it to an
institutional use with-with peak hours." It makes no sense.
The county has made – back in '97, when Destiny Church – or what used
to be – went in, if you could look at the notes, I-I think actually, uh, um,
Tim Hancock was on the board at the time. And there was a discussion
about Oakes. They talked about how that church can go in, because not
only was Oakes B-Boulevard four-laned at the time, there was a plan for
Oakes Boulevard to go all the way through to Bonita Beach Road. That
didn't happen. Oakes Boulevard used to be 45 miles an hour. It's been
reduced from 45 to 35. Why? Because it's a recognition of the change.
This is now our neighborhood. They are not even at the perimeter of our
neighborhood, they're coming into the heart of our neighborhood.
Why did Oakes E-Estate spend so much time with Southbrooke Medical
Office to buffer the south end, to make sure that all the access was on
Immokalee Road, and everything south was buffered and gonna be
buffered you know, t-to – so that we couldn't see them and didn't have
to impact them at all? Why did we do all that on the south end of that
project if only to have this project come in and spill now south of Autumn
Oaks?
B- and here's the thing. In your – in that comp plan report that Mr. Arnold
drafted, it says, "Well, we're not gonna create a domino effect. Nobody
else will be able to go – a – latch on to what we're doing." Well, I hate to
tell you, this is the domino effect. It's the domino effect off of Immokalee
Road. Yeah, you put non-conformity uses along in there because they
have a hardship. This isn't a hardship. They're spilling south.
And I'd ask that the county also look at the representations Mr. Weeks –
or, Mr. Arnold has made, about whether this is a legal non-conforming
use, or whether it's expired or not. And is there a factual basis for that? If
there is a factual basis, I'd like for the county to get back to us to tell us
what the factual basis – is it – is it just the case that they were once
commercial? Or are there other factual presumptions? And if so, what
did the county do to assure that those factual presumptions were met?
Thank you.
Tina: Sir? Okay, thank you very much. Thank you very much.
9.A.3.f
Packet Pg. 1407 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript (09-25-2019 NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 42 of 44
Marylin: Good evening, uh, my name is Marylin Vonseggern, and I live in
Longshore Lake. But I'm not here to really discuss the property. I'm here
to discuss the senior center. Um, I drive twice a week to the current
property. Um, my experience with this organization is so positive, um,
that I think – and I'm not trying to tug at anybody's h- anybody's
heartstrings. I'm talking about the integrity and the courtesy and the, uh,
respect that this organization treats the, uh, the resident – or the
members of the organization, the caregivers, the people that provide the
transportation. Um, even in the busiest times, which are really only once
a week for a couple of hours.
Um, they have several young men who go out of there to make sure that
everybody who has a vehicle and is staying with their vehicle is parked.
They help people in and out of their cars. The volunteers, they're
extraordinary. Um, and they protect the neighborhood. We get notices
from them, because it is a residential neighborhood right across the
street. And they let everybody know who attends this center or drives to
the center for whatever reason, uh, what they can and cannot do in the
neighborhood, and they protect the people who are residents nearby.
Uh, my husband attends several of the events and, uh, I see lots of people
there. And I cannot tell you, I have seen very few organizations like this
that have – do such great services for their members, and have such
sensitivity to everybody involved. Um, my feeling is for those residents
who are concerned – and I know you are, and I appreciate that, because,
um, they put Palazzo right behind my house. So, I've been through this,
and – many times. And I know what it's like to have concerns about new
things that come to your neighborhood.
But I would tell you that if these ten – people tell you they're going to do
what they're gonna do, I believe they will. I think they're an outstanding
organization.
Tina: Last question, then we'll need to wrap up.
Michelle: Um, I'm an owner – Michelle Bracci – on Hidden Oaks Lane. And I came
in late, so I didn't have the benefit of hearing what everyone else spoke
about. But, um, I wanted to talk to one of the bullet points that was in
your postcard that was mailed out. And that was that you guys, um, are
advertising your services as being Monday through Friday, 8:00 – or, 9:00
a.m. to 3:00 p.m. Um, I took a few minutes to look on your current
website, and I see daily services Monday through Friday that begin at 9:00
a.m., and are scheduled until after – a start time after 3:00 p.m., Monday
through Friday. I also saw there was one occasion of a scheduled Saturday
9.A.3.f
Packet Pg. 1408 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript (09-25-2019 NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 43 of 44
event. I have a screenshot of it, if you'd like to see it afterwards.
Tina: Yeah, let's see it.
Michelle: Um, so it raises multiple concerns. 1) if you have a start time at 9:00 a.m.,
you don't just have a handful of employees who need to gain access to
your facility before hours, but you also have a population of seniors and
their caregivers who are going to be traversing Oakes and all of the
streets around the facility to get there in time for the event that starts at
8:00 – at 9:00 a.m. And that's a huge traffic impact in our area. Um,
anybody who works or takes the kids to school in our neighborhood,
knows that our streets are already packed with traffic. So, that's one
issue.
The other issue is, um, there's a special screen on your website that talks
about special events. So, you're currently, it looks like, using other
facilities to host these special events, which are weekend and after-hour
evening types of, um, get-togethers. And they seem fairly large in scale,
and there are multiple ones that are listed and go back on the calendar.
Um, those certainly aren't Monday to Friday, 9:00 a.m. to 3:00 p.m.
They're after-hours, and it reminds me of many of the issues that we had
dealt with in our neighborhood with Destiny Church, which started as a
restricted-use, you know, small number of worship times, and has
expanded to a Monday through Sunday, any hour of the day, um, facility.
And it's very disruptive to our neighborhood. So, I would just like to say
that I don't want you as our neighbor. I think the service is probably
better located in a high-intensity commercial use somewhere else in our
county. It's not that we're a neighborhood of residents and owners that
don't have compassion for this type of social service, but it's not being
presented in the right location. And I ask that you please take that into
consideration and-and look at other locations which are much more
appropriate.
Jaclynn: Thank you. I would like – I would like to address your comments about,
um, off-site programs on the weekends. Yes, we do have those, and those
are major fundraising events. And those are held at country clubs or golf
clubs, and they would – they would never be held on our site, because
we'd need catering, we need upscale, uh, venues. So, that's what your –
we need, that would hold 300 people. That’s something that is not part
of senior center programming.
When you see something at 9:00 in the morning, we do have individual
appointments with clinicians at 9:00 in the morning. Senior center
programming never starts at 9:00, and the last program is at 3:00. That's
because we can't accommodate them earlier, they don't want to come
9.A.3.f
Packet Pg. 1409 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript (09-25-2019 NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility
Subdistrict and PL20180002622, Naples Senior Center CFPUD
Page 44 of 44
here earlier, and they want to get on their way. If you come to our parking
lot, you – or our current facility, which I invite you to do, you will see that
it's empty at those hours. Yes, please do. Thank you. Tina?
Tina: All right. I'm just gonna say this for – for the record, that this um, gonna
be the official end of the neighborhood information meeting. We really
appreciate everybody being here. If you'd like to talk further, please let
us know. We have a website: newnaplesseniorcenter.org. There's a
comment form on there if you have questions that you'd like to present,
or comments that you'd like to make and send those to use via that form.
Um, we look forward to being in touch with you.
Oh, I'm sorry. We have a county representative here who'd like to speak
for a moment.
David: Hi, uh, I'm David Weeks with the county's, excuse me, county's
comprehensive planning section. I just want to make one factual
correction. Uh, Mr. Bracci had mentioned that for the PUD zoning, uh, it
would only take a three to two vote. Uh, that's incorrect. It does require
a four to one vote, the same as the comprehensive planning limits.
Tina: Thank you very much. Good night, everybody.
[End of Audio]
Duration: 105 minutes
9.A.3.f
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DocuSign Envelope ID: 3097893F-BB51-4BED-BBE1-59D7868336AB
9.A.3.fPacket Pg. 1417Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
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9.A.3.fPacket Pg. 1418Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
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9.A.3.fPacket Pg. 1419Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
DocuSign Envelope ID: 3097893F-BB51-4BED-BBE1-59D7868336AB
9.A.3.fPacket Pg. 1420Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
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97 TR 14, LESS E 350FTPALMERI, GRACIELA S 6160 HIDDEN OAKS LNNAPLES, FL 34119---1132 GOLDEN GATE EST UNIT 97 E 75FT OF TR 47POList_1000_PL20180002622-PL20180002621.xls9.A.3.fPacket Pg. 1421Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
PL2018000262 PL201800026211000'5/24/2019Site: FLN 41931080006, 41931200006, 41931120005, and 419332400062PANDYA, SUNIL RAMESH 2391 OAKES BLVDNAPLES, FL 34119---8760 Q AND W SUBDIVISION LOT 1PASCUZZI, VINCE S & DIANE S 121 SCHOLFIELD AVEPT COLBORNE L3K 0A2 CANADA MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 903PATRICIA J PHALON TRUST 325 E 31 AVEEUGENE, OR 97405---0 GOLDEN GATE EST UNIT 97 S 150FT OF TR 25PHILLOS BRIGHTON REALTY TRUST 107 HEMLOCK DRIVEWESTWOOD, MA 02090---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 503PINELLI, EDDY & NANCY 624 WILSON STREETSAULT STE MARIE P6B 2L6 CANADA MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 603POKHOY, NEHAUL SHERRY POKHOY 10036 HEATHER LANE #1302 NAPLES, FL 34119---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1302QCV LLC 1016 COLLIER CENTER WAY SUITE 101 NAPLES, FL 34110---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 202QUAIL PLAZA LLC 4522 EXECUTIVE DR STE 102NAPLES, FL 34119---9013 QUAIL PLAZA 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NAPLES, FL 34109---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1303RINGHOFER, ROBERT & JAMIE ANNE 2290 OAKES BLVDNAPLES, FL 34119---8757 GOLDEN GATE EST UNIT 97 N 180FT OF TR 25RONCA HOLDINGS LLC 3232 ATLANTIC CIRCLENAPLES, FL 34119---0 QUAIL PLAZA A CONDOMINIUM UNIT 103ROOK JR, JOHN A & MANDY LYNN 6060 HIDDEN OAKS LNNAPLES, FL 34119---1134 GOLDEN GATE EST UNIT 97 E 1/2 OF TR 67ROWE, TIMOTHY E & AMANDA L 6161 HIDDEN OAKS LNNAPLES, FL 34119---1131 GOLDEN GATE EST UNIT 97 E 150FT OF TR 48 OR 1360 PG 2389 -2391SAALOUKEH, MICHEL & ELIAS 9159 THE LANENAPLES, FL 34109---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1403SAMUEL, DARREN TAMARA STROHL-SAMUEL 2220 OAKES BLVD NAPLES, FL 34119---8757 GOLDEN GATE EST UNIT 97 W 1/2 OF TR 26 OR 2010 PG 1257SAURBIER, KAI W & CORDURA 6461 AUTUMN OAKS LNNAPLES, FL 34119---8605 Q AND W SUBDIVISION LOT 4SINGH, TEJESHWAR INDERPREET KAUR 10033 HEATHER LANE #504 NAPLES, FL 34119---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 504SOLOMON, ERIC P & CAMMERON 4001 SANTA BARBARA BLVD #327NAPLES, FL 34104---0 GOLDEN GATE EST UNIT 97 W 180FT OF TR 47 OR 1276 PG 1146SOPKO, EDWARD T & ELLEN 164 BOULEVARDNEW MILFORD, NJ 07646---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 103SOUTHBROOKE MEDICAL OFFICE LLC 9015 STRADA STELL COURT #102NAPLES, FL 34109---0 GOLDEN GATE EST UNIT 97 TR 51 LESS N 50FTSOUTHBROOKE MEDICAL OFFICE LLC 9015 STRADA STELL COURT #102NAPLES, FL 34109---0 GOLDEN GATE EST UNIT 97 TR 70 LESS N 50FTSOUTHERN III, JAMES L 625 MAIN STMILLIS, MA 02054---0 GOLDEN GATE EST UNIT 97 TR 21, LESS N 200FT OF E 75FT, LESS N 50FT OF W 275.01FTSTONE, HARRY J AMANDA C GRIMES 5814 HAMMOCK ISLES DR NAPLES, FL 34119---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 704STREETMAN, STEVEN S 10616 BROOKES RESERVE RDUPPER MARLBORO, MD 20772---6618 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1402TACHER, BRIAN M & SHANNON M 319 ROOKERY COURTMARCO ISLAND, FL 34145---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1202TANNASSEE SR, KENNETH R PO BOX 11623NAPLES, FL 34101---0 GOLDEN GATE EST UNIT 97 W 180FT OF TR 89TAYLOR, MATTHEW R & TRACY L 6111 HIDDEN OAKS LNNAPLES, FL 34119---1131 GOLDEN GATE EST UNIT 97 E 180FT OF TR 53TGM MALIBU LAKES LLC 1 NORTH LA SALLE ST #2100CHICAGO, IL 60602---3918 30 48 26 A PORTION OF THE NE 1/4 OF SEC 30 TWP 48 RNG 26 MORE PARTICULARY DESCRIBED IN OR 4636 PG 1773.TIITF /DOT /ST OF FL PO BOX 1249BARTOW, FL 33831---1249 30 48 26 I-75 R/W 59.74 AC LESS BRENTWOOD TWOTOMPKINS, J FREDERICK BROCK PENELOPE MARLYN TOMPKINS 22 DAYMOND DR GUELPH N1H 6H9 CANADA GOLDEN GATE EST UNIT 97 E 1/2 OF TR 73TRACI BUILDING LLC 2171 OAKES BLVDNAPLES, FL 34119---8756 TRACI BUILDING A CONDOMINIUM UNIT 101TRACI BUILDING LLC 2171 OAKES BLVDNAPLES, FL 34119---8756 TRACI BUILDING A CONDOMINIUM UNIT 102TRACI BUILDING LLC 2171 OAKES BLVDNAPLES, FL 34119---8756 TRACI BUILDING A CONDOMINIUM UNIT 103TRACI BUILDING LLC 2171 OAKES BLVDNAPLES, FL 34119---8756 TRACI BUILDING A CONDOMINIUM UNIT 104TRACI BUILDING LLC 2171 OAKES BLVDNAPLES, FL 34119---8756 TRACI BUILDING A CONDOMINIUM UNIT 105TRACI BUILDING LLC 2171 OAKES BLVDNAPLES, FL 34119---8756 TRACI BUILDING A CONDOMINIUM UNIT 106TWETAN, CLIFFORD ANDREW TRACEY MARIE TWETAN 6140 HIDDEN OAKS LN NAPLES, FL 34119---0 GOLDEN GATE EST UNIT 97 W 75FT OF TR 54UNITED AMERICAN TRUST LC 4513 EXECUTIVE DRNAPLES, FL 34119---9033 QUAIL CREEK PLAZA PHASE II LOT 14 AND LOT 15, LESS THE WLY 143.19 OF LOT 15UNITED AMERICAN TRUST LC PO BOX 110101NAPLES, FL 34108---0 QUAIL CREEK PLAZA PHASE II LOT 15 LESS E 42.04FTUNITED TELEPHONE CO OF FLA % EMBARQ CORP ATTN: PROPERTY TAX PO BOX 7909 OVERLAND PARK, KS 66207---909 GOLDEN GATE EST UNIT 97 E 75FT OF TR 21, LESS S 200.98FT AND LESS DESC. IN OR 2583 PG 2214VAN PIERCE, ROBERT 100278 HEATHER LANE #1104NAPLES, FL 34119---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1104VANDERPOST, ROBERT JOHN CARMELINDA ABBATICCHIO 60 EDWARDS DRIVE BARRIE L4N 9K8 CANADA MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 803VBS-LLC 2270 MAHOGANY TRLDE PERE, WI 54115---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1103VINCENT PALAGRUTO LIV TRUST 10021 HEATHER LN #804NAPLES, FL 34119---8862 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 804WALKER, DAVID K & LINDA R 10040 HEATHER LANE #1404NAPLES, FL 34119---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1404WALKER, ROBERT C & JUDITH E 2171 OAKES BLVDNAPLES, FL 34119---8756 GOLDEN GATE EST UNIT 97 E 350FT OF TR 14WELLS, SCOTT 551 N 1230 EOREM, UT 84097---5437 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 1204WIGLEY, NATHAN S 10025 HEATHER LANE #702NAPLES, FL 34119---0 MEADOWS AT QUAIL CREEK VILLAGE THE A CONDOMINIUM UNIT 702WROBLESKI, JASON A 6170 HIDDEN OAKS LNNAPLES, FL 34119---1132 GOLDEN GATE EST UNIT 97 W 75FT OF E 150FT OF TR 47POList_1000_PL20180002622-PL20180002621.xls9.A.3.fPacket Pg. 1422Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
Petitions PL20180002621, Naples Senior Center Community Facility Subdistrict andPL20180002622, Naples Senior Center CFPUDSeptember 25, 2019 Neighborhood Information Meeting9.A.3.fPacket Pg. 1423Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
Dr. Jaclynn Faffer, President/CEO – Naples Senior Center at JFCS, Inc. (Applicant)D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor & Associates, P.A.James M. Banks, PE, Traffic Engineer – JMB Transportation Engineering, Inc.Michael T. Herrera, P.E., Engineer – Q. Grady Minor & Associates, P.A.Tyler King, Biologist – DexBender Environmental ConsultingRenée Zepeda, AIA, NCARB, LEED AP, Senior Architect – Stofft Cooney ArchitectsDwight Thomas, Board Member – R.E. Development ManagerTina McCain Matte – Gravina Smith Matte & ArnoldJohn M. Passidomo, Board Member – Naples Senior Center2Project Team9.A.3.fPacket Pg. 1424Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
Dr. Jaclynn FafferPresident/CEONaples Senior Center39.A.3.fPacket Pg. 1425Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
49.A.3.fPacket Pg. 1426Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
9.A.3.fPacket Pg. 1427Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
9.A.3.fPacket Pg. 1428Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
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9.A.3.fPacket Pg. 1440Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
199.A.3.fPacket Pg. 1441Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
20Activity Schedule (Feb. 2019)Pre-registration required for all programsShuttle service available9.A.3.fPacket Pg. 1442Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
21Daily Activities9.A.3.fPacket Pg. 1443Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
22Activities AttendanceWednesdayFebruary 6, 2019JUST STOPPING BYANTYTIME!WaterColor-self directedNeedle WorksSpanish and ConversationDementiaRespiteSupport GroupNeedle PointZip code Party 34109BonebuildersTai Chi TwoBeginner Line Dance Steps10:00 – 12:0016 1010:30 – 11:00910:30 –2:301111:00 –1:00511:30 – 12:301612:30 –1:15331:30 –2:15132:30 –3:3016Choir PracticeLunch and MoreCollier County Sheriff Senior Advocacy UnitComputer AssistanceBoard of Health Focus GroupAfter Lunch PresentationDream Team10:00 – 10:451411:00 –1:001731:00 –2:0021:00 –2:303101:15 –2:1522 3TuesdayFebruary 5, 2019*20% of the seniors attend more than one activity during the day.9.A.3.fPacket Pg. 1444Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
23Activity Schedule (Sept. 2019)Pre-registration required for all programsShuttle service available9.A.3.fPacket Pg. 1445Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
D. Wayne Arnold, AICPPrincipal PlannerQ. Grady Minor & Associates, P.A.24Land Use/Zoning9.A.3.fPacket Pg. 1446Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
25Located on the Southeast quadrant of the intersection of OakesBoulevard and Autumn Oaks LaneValewood signal accessProject Location MapSubjectPropertyAutumn Oaks Ln.Immokalee RdOakes Blvd.
Valewood Dr.9.A.3.fPacket Pg. 1447Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
26Aerial MapOakes Boulevard Autumn Oaks LaneSubjectProperty13.6 +/- AcresImmokalee RoadValewood Drive9.A.3.fPacket Pg. 1448Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
Current Zoning:E, EstatesProposed Zoning:Naples Senior Center Community Facility PlannedUnit Development (CFPUD)Current Future Land Use Designation:Estates Designation, Mixed Use District,Residential Estates SubdistrictProposed Future Land Use Designation:Naples Senior Center CommunityFacility SubdistrictProject Acreage:13.6+/- acres27Project Information9.A.3.fPacket Pg. 1449Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
28Existing Regulatory FrameworkLand uses permitted by right or through the conditional use process4 tax parcelsUses permitted by rightoNon-profit careoElectric substationsoLibrariesoSewage lift station9.A.3.fPacket Pg. 1450Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
29Create new subdistrict under the Golden Gate Area Master Plan to allow up to 30,000 square feet of building area for senior services uses for the Naples Senior Center for 8.6+/- acres of assemblageRezone 13.6+/- acres from the E, Estates Zoning District to CFPUD ZoningDistrict to develop the site for Naples Senior Center servicesProposed Request9.A.3.fPacket Pg. 1451Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
30A. Principal Uses:1. Individual and Family Social Services (SIC 8322) for seniors 60 and older, limited to the following:a. Activity centers, elderlyb. Adult day care centersc. Centers for senior citizens/community centersd. Family counseling servicese. Old age assistancef. Outreach programsg. Senior citizens associationsB. Group support services, elderlyCFPUD Proposed Uses9.A.3.fPacket Pg. 1452Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
311. Soup kitchens2. Homeless shelters3. Residential dwelling units4. Offender rehabilitation agencies5. Public welfare offices6. Self-help organizations for alcoholics 7. Refugee services8. Religious facilities/churchesProhibited Uses9.A.3.fPacket Pg. 1453Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
32Proposed Development Standards9.A.3.fPacket Pg. 1454Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
33Proposed Conceptual Master Plan9.A.3.fPacket Pg. 1455Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
34Proposed Conceptual Master Plan OverlayDate aerial flown: January 2019, Collier County Property Appraiser,002.$/((52$'9.A.3.fPacket Pg. 1456Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
35Primary Access to Valewood Dr.Date aerial flown: January 2019, Collier County Property Appraiser,002.$/((52$'9.A.3.fPacket Pg. 1457Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
36Proposed Conceptual Site RenderingAutumn Oaks LaneOakes Boulevard9.A.3.fPacket Pg. 1458Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
37Proposed Conceptual Site Rendering OverlayVALEWOODODD DRIVE9.A.3.fPacket Pg. 1459Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
James M. Banks, P.E.JMB Transportation Engineering, Inc.38Traffic Analysis9.A.3.fPacket Pg. 1460Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
399.A.3.fPacket Pg. 1461Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
409.A.3.fPacket Pg. 1462Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
Established Site-Generated Trips by Collecting Data at Existing NSCData Collected for the NSC during the Most Active Day of Week (Wednesday) & During Peak SeasonMonday, Tuesday, Thursday & Friday Generate Less Trips (> 50%)Proposed NSC will Generate:Established Traffic Conditions within the Oakes Neighborhood. Traffic Data Collected During Peak Season (December)Signalized Access to Immokalee Road & Vanderbilt Beach RoadPrepared a Traffic Impact Statement Pursuant to Collier County Criteria Determined that All Intersections and Road Links Impacted Will Continue to Operate at Acceptable LOS at Project Build-OutOakes Boulevard will Operate at 26% of its Capacity During Peak Season Peak Hour ConditionsCollier County Staff Reviewed the Traffic Study and Agreed with Findings41Traffic Impact EvaluationPeak DayTotal People On-SitePeak Day AM Peak Hour(vph)Peak Day Mid-Day Pk Hr(vph)Peak Day PM Peak Hour(vph)Trips Generated(Proposed Site)300 5145 enter/ 6 exit19545 enter/150 exit311 enter/30 exit9.A.3.fPacket Pg. 1463Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
42Proposed Conceptual Master Plan OverlayDate aerial flown: January 2019, Collier County Property Appraiser9.A.3.fPacket Pg. 1464Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
43Perspective View From Autumn Oaks LaneEnhanced Buffer along Autumn Oaks LaneAutumn Oaks Ln.Oakes Blvd.9.A.3.fPacket Pg. 1465Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
44Perspective View From Oakes BoulevardEnhanced Buffer along Oakes BoulevardAutumn Oaks Ln.Oakes Blvd.9.A.3.fPacket Pg. 1466Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
45Perspective Westbound ViewAutumn Oaks Lane9.A.3.fPacket Pg. 1467Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
46Perspective Southbound ViewValewood Drive9.A.3.fPacket Pg. 1468Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
47Planning ConclusionsProject thoughtfully designed to be compatible with the Oakes NeighborhoodLarge building setbacksEnhanced landscape buffersMore than 5 acres devoted to preserve and open space2 story maximum heightResidential style architectureProject will have direct access to signalized access at Valewood Drive and Immokalee RoadNo evening or weekend use of the propertyLimited scope of uses related to senior center mission9.A.3.fPacket Pg. 1469Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
48ConclusionThank you9.A.3.fPacket Pg. 1470Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
9.A.3.f
Packet Pg. 1471 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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
January 10, 2020
RE: Neighborhood Information Meeting (NIM)
Petitions PL20180002621 (GMPA), Naples Senior Center Community Facility Subdistrict and
PL20180002622, Naples Senior Center CFPUD
Dear Sir or Madam:
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and
John M. Passidomo of Cheffy Passidomo, P.A., representing Naples Senior Center at JFCS, Inc. (Applicant) will be held
on Monday, January 27, 2020, 5:30 pm at Hodges University, John White Community Room, 2647 Professional Circle,
Naples, FL 34119. Naples Senior Center at JFCS, Inc. has submitted formal applications to Collier County, seeking
approval of a Small-Scale Growth Management Plan (GMP) Amendment and a Community Facility Planned Unit
Development (CFPUD) Rezone. The GMP amendment proposes to create a new community facility sub-district under
the Golden Gate Area Master Plan to allow up to 30,000 square feet of building for senior services uses in the subdistrict
and to rezone the property from the E, Estates Zoning District to CFPUD Zoning District, which specifies permitted uses
and development standards for the property. The subject property (Naples Senior Center CFPUD) is comprised of
approximately 13.6± acres, located on the southeast corner of the intersection of Oakes Boulevard and Autumn Oaks
Lane in Section 29, Township 48 South, Range 26 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 at
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. Project information is posted online at
www.gradyminor.com/planning.
Project Location Map
9.A.3.f
Packet Pg. 1472 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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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: PL20180002622 & PL20180002621 | Buffer: 1000' | Date: 12/13/2019 | Site Location: Parcels 41931080006, 41931120005, 41931200006, and 41933240006POList_1000_PL20180002622-PL20180002621.xls9.A.3.fPacket Pg. 1473Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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Packet Pg. 1481 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
Page1of46
Wayne Arnold: All right. Well, I think we should go ahead and get started. I
appreciate everybody who’s taken their time out of their day to
come and join us. I’m Wayne Arnold. I’m the professional planner
with GradyMinor Associates representing the Naples Senior
Center. And we had a meeting back in September, and we have
some new information we wanted to share with you.
So, those of you who were with us a few months ago, welcome
back. And I’m gonna do a short presentation to give you the
highlights of both the Comprehensive Plan Amendment, and the
rezoning application, that are pending before the county. And, uh,
then we’ll have Jim Banks come and talk a little bit about the
traffic analysis that he’s prepared. And then we’ll take some
questions and answers period at the end of the – of the
presentation.
So, with that, let me get started. And Naples Senior Center – um,
many of you probably are aware of what it is – but it’s a not-for-
profit senior center – social services – for, uh, elderly people in our
community. And it’s, uh, – a lot of misinformation, I guess, is out-
and-about, about what they are and what they’re not. But it is a
place for seniors to have daily socialization skills. They can take
exercise classes, arts and crafts, gardening, financial counseling.
Uh, they also operate a small food pantry for the seniors. But
there’s a lot of things that, uh, they don’t do. This is not a
residential facility.
This is for daily activities for seniors. Um, it – it’s – it’s a
community – as we all know – we’re getting older. We have an
older population in our community, and the seniors desperately
need a place for socialization skills. And also, we have a lot of
folks with dementia. And there’s a dementia respite care program
that’s part of the senior center as well. It’s not for people who have
dementia to live in this facility. It’s for people to come and get
skills related to coping with, uh, their loved ones who have
dementia, etc.
The funding for the senior center comes largely through donations
and memberships. This is not a county-sponsored, taxpayer
facility. This is a not-for-profit agency. So, we wanted to make
sure we tell you what we are and what we’re not. Uh, the daily
programs that they have at the senior center operate between 9:30
a.m. and 4:00 p.m. Monday through Friday. You have to have a
reservation in advance to attend the classes and programs that they
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Packet Pg. 1482 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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offer. So, this is not just a show-up. You have to call in advance
and get on their schedule. We’ll talk a little bit more about that in a
moment.
Uh, there’s no evening activities here, and there’s no weekend
activities here. We’ve got those commitments that are a part of our
PUD document. Uh, again, no overnight stays. This is not a
residential facility.
So, most of you, I think, are familiar with the location. It’s about
13.5 acres, located at the northeast corner of Oakes Blvd. and
Autumn Oaks Dr. Uh, a portion of the site’s been developed with
an older warehouse and storage building on the site. And we’re
immediately south of Church, and we’re in direct alignment with
Valewood Dr. And I think you’re obviously all familiar, if you live
in the neighborhood, but Valewood Dr. is a signalized intersection.
And the 13.5-acre property is located in this location – will have a
direct alignment with Valewood Dr. to that signalized intersection.
The senior center is here for several reasons. One, the population
shift in our community is shifting to the north and to the east, as
we’ve probably all realized. This offers a location for the senior
center – which is a non-profit – they don’t want to be in a
commercial location. They don’t want to be an activity center.
They don’t want to be in a commercial shopping center. What they
do want is enough space so that they can have a nice setting for the
seniors to come and enjoy themselves while they’re having their
activities. It also gives the senior center an opportunity here to
create some walking trails, gardening opportunities, and things that
they wouldn’t have in a commercial shopping center.
So again, we’re zoned estates, and the two applications we have
pending are for creating a new subdistrict under the Golden Gate
Area Master Plan that would allow us to have the senior services
and social services for seniors. We’re also, um, having a
concurrent community facility and planning and development
rezoning. So, rezoning the property from estates to a planned
development. And that zoning change has the benefit of allowing
us to create a list of uses that are specifically permitted – hours of
operation. It also – in our case, we’ve listed specific uses that are
prohibited on the site.
Again, daily senior activities, not a residential facility, and no
evening or weekend activities associated with the property. So, this
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Packet Pg. 1483 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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list of proposed uses we have in the PUD today, we’re asking for
activity centers for elderly, adult daycare centers, centers for senior
citizens, family counseling outreach programs, senior citizen
associations, and improved support services for our elderly. These
are uses that are largely found under the SIC coding for family
social services and our land development code.
I think, almost importantly, things that we’ve added to the PUD is
the prohibition on certain uses. So, we’re not a soup kitchen. We’re
not a homeless shelter. There are no residential dwelling units
associated with this. We are not an offender rehabilitation agency.
We’re not a public welfare office. We’re not a self-help
organization for alcoholics. We don’t offer refugee services. And
we’re not a religious facility or church. So, those are listed in our
document of what we’re not, and what we’re not able to do on the
property.
We have to create a conceptual master plan. And this represents
what’s in our plan development document today. So, the – the site
– again, access directly from the Valewood Dr. extension into the
property. The building area is centered on about 8.5 acres of the
property. We’d have, obviously, extensive buffers, water
management areas, and then one of the most, uh, critical aspects of
what we’re doing – there’s a 5-acre track located east of the
alignment of Valewood Dr. And in our document, that land would
be restricted to open space uses or preservation of native
vegetation only.
So, that would allow the senior center to have possibly some
gardens and some walking trails. That also satisfies our
preservation requirement with the county as for retaining native
vegetation. So, that entire 5-acre track gets nothing but passive
recreation or preservation uses on it. We have two access points.
One again, I mentioned, at Valewood. We have a second access
point on Autumn Oaks Ln. to help disperse the traffic back to
Autumn Oaks. We have no, uh, no direct access to Oakes Blvd.
This puts it in perspective of an aerial photograph. Again, you can
see the alignment directly with Valewood Dr., accessing the
Immokalee Rd. intersection. Highlighting lots of green space,
soaring around the property, with the central portion of the site for
our building on [inaudible] [00:07:20]. The property is, again,
about 13.5 acres. We’re asking for a maximum of 30,000 sq. ft. of
building area on the site.
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Packet Pg. 1484 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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This is a representation of the daily activities schedule. And you
can see programming starts at 9:30. It’s got a variety of classes that
you can sign up for: choir practice, yoga, theater group, card
lessons, open gardening, etc. But those are all on a daily activity.
And the reason I’m pointing this out, is because I’m gonna have
Jim Banks, who’s gone back through this as – as we came out of
the first meeting that we had with – with the neighbors. We heard a
lot of things, and we took a lot of those to heart.
We went back, and we looked at the long-term use of this site, and
the building, and how we could program it to allow for the senior
activities. So, we had Jim Banks go back and analyze the traffic
again, which is where I’m gonna turn the floor over to Jim Banks,
and let him tell you a little bit about if there’s any traffic analysis
type scrap.
Jim Banks: Thank you and good evening. Um, my name is Jim Banks. I’m a
traffic engineer here in Collier County. I’ve been a resident in Lee
and Collier County for the past 32 years. I moved down here in
1986, so I’ve seen the traffic patterns change over the years. And,
um – but I was retained by Naples Senior Center to evaluate the
project’s impacts on the adjacent road network. Um, when we
started the project, um, the, uh – there was an analysis done by the,
uh, curators of the Naples Senior Center. And it determined what
they projected would be the amount of, uh, of people on-site
during the day.
And after our NIM in, uh, September, there was a lot of questions
regarding, you know, the size of the building. And could you
actually have more people in the building that – than that. And
then – so, the Naples Senior Center went back and reevaluated, and
– and they came back with this, uh, more, uh, comprehensive
schedule of potential, uh, classes that they could, uh,
accommodate, uh, folks more in the area. And they came up with
what they believe to be the absolute maximum – would be 485
people – would be in and out of the site a day. Now, that’s not
what the Naples Senior Center currently does.
It’s not what their demand is today, but there is a potential that the
Naples Senior Center could – at this new location – grow into a
level where they could accommodate up to a maximum of 485
people throughout a day, in and out of the site. And so, the traffic
study that we had initially done was based on a lower, uh, usage –
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Packet Pg. 1485 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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a lower usage rate than what is estimated now. And for those of
you that are active and look on the county’s website on the
documents that are – have been provided for staff to review, you’re
gonna find a traffic impact study that was done, but it was based on
those lower expectations.
We are currently have just finished up a new traffic analysis based
on the higher expectation of – of the maximum cap of 485 people
in and out of the site over a – in a single day. And so, we’re getting
ready to resubmit that to the county. So, again, for those of you
that like to access the county’s website and review documents, I
submit to you that, uh, in the near – very near future, there’s gonna
be an updated traffic study that looks at a higher impact than what
we did before.
Um, again, this is pretty much the forecasted flow in and out of the
building. This is – although it’s headed up as traffic flow, it’s not –
it’s persons flow. Um, this is the number of folks that are projected
to, um, participate in various classes. Some of the members
actually attend more than one class. They may come to the site at
say, 10:00 a.m. They may do a yoga class, and then they may wait
around for 30 minutes or so for another class to begin. So, they
may – may participate for more than one – one class. But, um, we
projected again that this bottom row should be the number of
maximum participants a day that would most likely be
accommodated.
But then we also said that the maximum cap – even though we
suspect on – for example, on a Thursday we would only have 335
people, we still submit to you that we may possibly actually have
485. So, the traffic analysis is based on this higher number. So,
what we did is, we obtained traffic counts at the existing location
twice on Wednesdays – which, as it turns out, Wednesdays is the –
is the day of the week when we have the highest concentration of
people in a three-hour period. Monday, Tuesday, Thursday, and
Friday, the – the – you’ll see from another exhibit, the traffic is
more spread out throughout the day.
But on Wednesday, that’s when we have our – our – a period of –
of the greatest number of people on-site in one given time, and
that’s because they have a luncheon on that – that day. And so,
what this shows you is – you can see that the traffic enters – starts
entering the site around 8:15-8:30 in the morning. That’s staff. So,
staff is arriving in the morning, and then they start getting ready
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Packet Pg. 1486 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
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PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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for the day. And then you’ll start seeing, about 9:15-9:30 – that’s
when people start coming to the site. And they – they’re coming
for either class, or they’re coming for lunch. And then at about
1:15-1:30, they begin leaving the site. And that’s what those higher
numbers represent.
But if you’ll notice, in the mornings, we have nobody leaving the
site, because nobody’s there overnight. This is a, uh, an operation
where people come at 9:00 – there’s classes begin at 9:30 a.m. and
they conclude by 4:00 p.m. So, we do not impact your adjacent
road network, um, on an outbound movement. So, your day – your
morning commute to work or taking your children to school –
you’re not gonna be impacted by this project, because you are
leaving the neighborhood. Nobody is leaving this site in the
morning. We have staff that are arriving in the morning, and then
we start having members and guests start showing up at 9:15-9:30.
So, your morning commute is not gonna be impacted by this
project. Uh, and in the evenings – what – what occurs after 3:30,
uh, 4:00, are people are just exiting the site. So, when you’re
coming home from either your – your work or wherever – you’re
coming home in the evening – you’re not being impacted, because
the traffic leaving is leaving the site, not coming into, uh, the
Oakes neighborhood.
And this is the Monday, Tuesday, Thursday, and Friday counts.
You can see it’s more evened out throughout the day, and that’s
because people are just coming for classes. They’re coming for
scheduled classes. So, again, this is Wednesday. This is the day
they have the luncheon. So, we have a more, uh, more people in
the condensed amount of time. It’s in the middle of the day when
the traffic on Oaks and Immokalee and Vanderbilt Beach Rd. are
actually at their lowest levels during the day – is – there – in – is in
the middle of the day. So, I’ll go back again: Monday, Tuesday,
Thursday, Friday. So, this is what it’s gonna look like for four of
the five days of the week it’s in operation.
And then what we did is we took this data we collected – is, uh, on
these days – and then we forecasted it to the future conditions
based on that maximum cap of 485. And that gives you something
that looks like this. Again, in the morning, you have people
arriving to the site, not im – impacting those residents that are
trying to leave the community in the morning. And – and then in
the middle of the day you have this – at the conclusion of the
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Packet Pg. 1487 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
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luncheon you have people leaving the site. And then in the evening
we have staff that are basically leaving from the – for the day.
So, again, in the a.m. hours before 9:00 a.m., and in the p.m. hours
after 4:00, the amount of traffic generated by the site – literally
they’re – they’re – the impact to your level of convenience isn’t
even measurable. Now, I will submit to you that on Wednesdays, if
you’re – if you are leaving the community in the middle of the day
on a Wednesday, that’s when you are gonna notice a higher traffic
demand. But Monday through Friday, 8:00 a.m. to – uh, er 7:00
a.m. to 9:00 a.m. and 4:00 to 6:00 p.m., you are not going to notice
any change in your, uh, morning or evening commutes.
And this is the Monday, Tuesday, Thursday, Friday’s projected to
that, uh, higher demand of 485, uh, people in and out of the site a
day. So, that concludes my test – uh, my presentation. I’m happy to
answer any questions you may have.
Wayne Arnold: Let me just wrap up, Jim.
Jim Banks: Yep. Oh, that’s right. Sorry.
Wayne Arnold: Thanks, again, this is Wayne Arnold, and I just wanted to say a
few concluding remarks before we open it up for comment. And
we are gonna have a – we have a live microphone in the middle,
and we’d like to get all this – uh, it’s being recorded, as we’re
required to do for the county. But I’d like to make sure everybody
can hear, and make sure that, uh, if you have a question, and we’ll
do our best to get it answered. We have members of our team here,
besides Jim and myself, that will be happy to try to answer the
questions you have.
But again, reaffirming why we like this site: we think it makes a lot
of sense, because it allows us to have a very rural environment. It
allows us to have lots of space for elderly people. We can have
large building setbacks. We’re committed to enhance buffers.
We’re gonna have 5 acres that are only open space and preserved
entirely. Um, we’re gonna have residential-style architecture,
which we talked about before. And we’re going to have direct
access to Valewood Dr., as Jim Banks just told you. That’s pretty
significant, because your community’s one of the fortunate ones.
You have, I think, three signalized ways in and out of your
neighborhood, if you look at Tarpon Bay, Vanderbilt, and
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Packet Pg. 1488 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
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Valewood – Immokalee. Most communities are lucky if they have
one access point, and most don’t have a signalized intersection. So,
you have three of those. Uh, again, we’ve committed that we won’t
have any weekend or evening use of the property. And then you’ve
seen our limited scope of senior activities that we’re committing
to. This, again, is our Community Facility Master Plan. And just to
conclude – it’s in our documents, but we wanted to reaffirm that –
no weekend use of the property, no evening use of the property.
We’re committed to providing you with the enhanced buffers that
we’ve shown you in prior meetings. Uh, we have a list of
prohibited uses for the site. Our programming activities would
occur between 9:30 and 4:00 Monday through Friday only. Uh,
again, our 5-acre track to the east of Valewood alignment’s going
to be either preserve or open space only. And, uh, we’re gonna
limit ourselves to the maximum usage of 485 people, as Jim Banks
just mentioned to you how we arrived at that number.
So, with that, I’m gonna turn it over to anybody from the public
who’d like to come forward. And you can – if you don’t feel
comfortable stating your name, um, you don’t have to. It’s nice.
We really want to know, and so, when the Planning Commission
or the County Commissioners read the transcript, they understand
that it wasn’t one of us who was talking. They’d want to know if it
was a member of the public or part of the applicant team. But, uh,
with that, if – I’d be happy to have – anybody want to ask us a
question, if they could come forward and use the microphone
there.
Michelle Bracci: I have a question before you start the public.
Wayne Arnold: Ma’am, we’re gonna have to get you on a microphone, so if you
wanna ask a question first –
Michelle Bracci: Can I ask a question before we start, like of general feedback?
Wayne Arnold: If you’d like to come forward and do that, sure.
Michelle Bracci: I was just wondering if you could address a couple things about
your presentation before you give the rest of us a chance to, uh,
make our comments and ask – and ask questions. You said at the
beginning that there were some changes, and I just wondered if
you could point out what some of the changes were that gave rise
to the second meeting. And then second of all, I wondered if you
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would be hosting your presentation, either on Naples Senior
Center’s website, or if you would have availability for us to get
copies of the drafts in part, so we can look at the data.
Wayne Arnold: Sure.
Tina Matte: We can put it on the website.
Speaker 3: Mm-hmm, yeah.
Tina Matte: It’s newnaplesseniorcenter.org.
Michelle Bracci: And then –
Wayne Arnold: There’s a website, it’s called newnaplesseniorcenter.org.
Tina Matte: Wayne.
Wayne Arnold: I’m sorry, newnaplesseniorcenter.com.
Tina Matte: Dot org.
Wayne Arnold: Dot org, sorry. Newnaplesseniorcenter.org.
Tina Matte: I’ll put it up there. Uh-hmm. I can put it up there.
Michelle Bracci: And so, the graphs and the presentation will be posted?
Wayne Arnold: Yes, and to answer your first question – the reason we’re back here
was because we had Jim Banks reanalyze the traffic. And even
though we’re showing higher usage for the daily activities than we
had in our prior meeting, I think the conclusions from Jim were the
same. We don’t have a negative impact on the surrounding
roadways as the county looks at that.
Michelle Bracci: And so, just in regard to those data graphs – which are hard to read
from where we’re sitting – when you say people are only arriving
in the early morning hours – so, every person who comes to the
center is arriving. They’re driving himself or herself to the site, and
that car or vehicle will remain in that parking lot, and is not
leaving, until the time that you say that they’re leaving in the
afternoon?
Tina Matte: No.
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Wayne Arnold: No.
Tina Matte: I think you could get – couldn’t you walk through a day in the
chart, Jim?
Michelle Bracci: [Inaudible – crosstalk] [00:20:31]
Jim Banks: I’m sorry?
Tina Matte: Walk through a day in the chart, so that it’s clear what – what
those num – the – the activity chart.
Jim Banks: You can see on – on, uh, Wednesday morning, you can see we
have – uh, let’s see if this is the – that’s non-existing. Well, what –
we’ll talk when we project. On Wednesday morning, uh, when we
surveyed the site, there was one person that arrived, dropped off a
person, and then left. That was one person. And then 30 minutes
later, two cars arrived, dropped off two people, and then left the
site. So, there were a total of three drop-offs, uh – uh, in the
morning.
The rest of the people arrived in their own cars, parked in their
cars, walked in the buildings, took a class, or it was staff. And
that’s where I’m saying – so, we’re talking one and two vehicles
over a 45-minute period. That’s not gonna have a measurable
impact on your morning commute when you’re trying to leave the
neighborhood.
Michelle Bracci: Okay, so, it’s a little bit easier to read standing up here closer.
Jim Banks: Yes.
Michelle Bracci: That’s why I’d like to know if we can have an opportunity to look
at it on our own, typically [inaudible – crosstalk] [00:21:42].
Jim Banks: And then when we did the – then when we did the Thursday count,
nobody did that. There was no drop-offs in the morning. And I will
tell you, the reason that there are drop-offs now at the existing site,
is because of the – of the lack of parking that they have on-site,
and so, it’s easier to be dropped off and picked up later. And so,
we have a little bit more of that goin’ on than what we’re gonna
have at this new site. But we still analyzed it as if we would have
drop-offs in the morning.
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Michelle Bracci: All right, [man coughs] to make that available, thank you.
William: Hello.
Jim Banks: Hi.
William: Yeah, my name is, uh, William James. And, uh I live at, uh, 5810
Golden Oaks Ln. And I just want to say that my family has been
paying taxes in Collier County since 1972, and we’ve always lived
in residential communities. We joined the residential community
for what it was worth, and what it gave us in privacy, for our
children, you know, security, etc. And, uh, I bought here for that
reason. It’s a residential community. And granted, you’ve got a
wonderful presentation here, but it’s not a residential community.
It’s a brand of rezoning and commercial.
Additionally, with respect to your analysis, Jim, um, I am a
business broker, and I – I have an office in my home. And I am in
and out all day long, so, your analysis will affect me pulling out on
Oakes Blvd., and coming back on Oakes Blvd. And I don’t know
how many other people that live here have that same issue, but it’s
an issue for me and my family. But over and above that, it’s not
residential. And so, I’m against it. I’m gonna vote against it. And I
will vote against any, uh, a – a member of Collier County that
votes for it. Thank you.
Jim Banks: Thank you. [Applause]
Stephanie: Stephanie Swang, Oakes Blvd. ‘Kay, first of all, I don’t even know
why we’re having this meeting. Okay, ‘cause it’s not really any
different than the last meeting we had. The only thing that you said
was that you had changes in the traffic, which it was worse for you
guys, ‘cause it increased. Right? So, you invite us here because
you’re trying to convince us how wonderful this property will be
for us. Your presentation is fine and dandy for you guys, and yes,
it's a wonderful property – of course it is. And it’s ideal for you,
and the price is right.
But the purpose of this meeting is for us to tell you that we don’t
want you to be putting this building up here. Go get a piece of
property somewhere else in commercial. Pay the money – you’ve
got the money. Go get another one. I’m sure there are lots of real
estate agents out there who would love to find you a commercial
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piece of property that would suit your needs. We don’t want it on
this corner here.
Another thing, um, this here – you can make predictions all day
long, but you can’t guarantee or promise that that’s exactly what
it’s gonna be. Furthermore, the numbers you have here going on is
for that building that you have. Once you come here, you’re gonna
have a grand opening, and it’s gonna be wonderful, and your prog
– your programs gonna change. More people are gonna come.
That’s the whole reason why you’re building this, right? So, your
numbers are not going to be accurate as to what they’re gonna
reflect here in our neighborhood, right? Okay, so, another thing.
I’m gonna address a couple of issues. Can we go into that picture
please?
Jim Banks: The aerial, or –?
Stephanie: Yeah, yeah, the – with the land around it. No, not that one.
Jim Banks: Let me just – let me address one comment that you made, so we
don’t have to come back, ‘cause it sounds like you have several
things you want to talk about.
Stephanie: [Coughs] yeah.
Jim Banks: These projections here are based on the 485 people, so we did
project what the future site would look like. This – the – the – the
blue and the white on these – on these two graphs represent the
future, uh, at the – at post site. And the green and the white on
these two graphs show what actually occurs today at the existing
site. So, go ahead.
Stephanie: Okay, but again, you can’t predict the future. You can put grass up
there and predict it your way. But not in all reality. Okay, so, see
this. Now, if you want to convince us to have your – to build this
here, you’re gonna have to get a lot more creative than that. So, for
example, I would say, why don’t you, um, make a road that comes
only in and out? So, like, here – God, where are we – by this
stretch, and then, you know, by this piece of land. And then just
have it come in and out. That way you don’t come down Oakes
Blvd. Or get creative and maybe block it off here. Or give us a
guard gate here at the end. We could be a gated community. That
would be nice.
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And nobody else comes in. Or we want to let these people get out,
but maybe that could be your entrance and exit only. And you
don’t even get on Oakes Blvd. You’re gonna have to be a – a little
more creative than that, if you, just, kinda want to cut through our
neighborhood. Buy another piece of land and put your – your in
and out road there. And then that will be it. You know, come – you
don’t drive down our street. Right? Can you do that? Who owns
this property here?
Wayne Arnold: I don’t know exactly who owns that parcel, ma’am. That’s at the
corner of Oakes and Immokalee Rd.
Stephanie: Yeah, so –
Wayne Arnold: I – I would just – you know, I don’t wanna argue with you–
Stephanie: Just an entrance and exit –
Wayne Arnold: –but these are public streets, and, you know, because of the Oakes
Association, you’ve had a lot of traffic alteration of the road
network – because of the Oakes Association. But some of those
create issues for others, and, you know, you’re not going to
prohibit somebody from using Oakes as much as we say we want
to do that. I don’t think that’s a practical solution for any of us.
Stephanie: There’s no entrance from Oakes, so, I mean, but you could make –
Speaker 2: Could you verify that – that there’s no access off of Oakes?
Wayne Arnold: Yeah, we have no access on Oakes. Our access points are on the
Autumn Oaks only.
Stephanie: Right, but you’ll still be able to come out and use Oakes Blvd.,
okay, right? So, that’s that.
Wayne Arnold: Thank you. Yes, sir.
John: Hi, my name is John. I’m probably the one that’s gonna be affected
by this the most, because that’s my house. That back, so –yeah,
that’s my house. I like what you’re doing, but when I moved here,
that property across from me was residential. I know how the
county works – I’ve been in construction a long time – it’s all
politics, who greases whose hand. Now that’s all commercial. Now
you’re making that commercial. Well, I talked to my attorney. If
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this goes through, I’m gonna put a nice gun ranch on my personal
property, with a proper barrack. [Audience laughs]
I’ve got three attorneys working on it right now. Plus, I have pet
wolves. I don’t want elderly people walking on my fence line. So,
you say that 5 acres, you know what, give me 50 feet of it, and I’ll
make sure it’s a buffer.
Wayne Arnold: Well, I think, obviously, our plan to fix, uh, native vegetation –
we’re gonna be restarting along your property line – our common
property line.
John: I don’t think the parking lot’s that big.
Wayne Arnold: No, I understand that. The county has minimum standards that we
will certainly, you know, meet, and exceed, those standards. And
we’d be happy to talk to you about appropriate buffering next to
your house, because we obviously want to be good neighbors, as
well.
John: No, I mean, I don’t – as long as I don’t see your property, I don’t
care.
Wayne Arnold: And – and I think, too, we made a commit that on the – the 5-acre
track that’s immediately adjacent to you, that – that can only be
open space or preserve uses. We can’t put our parking there. We
can’t put our buildings there.
John: So, clear out all the vegetation, I’ll be able to see right into your
center.
Wayne Arnold: We obviously do have to remove the exotic vegetation, if there’s
any there. And I’m obviously not the biologist, so I can’t tell you
how much it is. You probably know certainly more than I do, as
being the immediate neighbor. But again, we’d be happy to sit
down with you and work out a specific plan for –
John: Is your parking lot going to be litted – lighted?
Wayne Arnold: It will. It will be required to have security lighting. We – we’re not
that far along, but certainly –
John: Is it going to be on all night long?
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Wayne Arnold: Um, I don’t think it has to be. There’s a certain amount of security
lighting that will have to be provided. But, uh, I know that in other
projects we’ve worked on, we’ve had lighting standards. So, we’d
be happy to work with you to create standards that benefit the
neighborhood and, certainly, respect your properties.
John: In the last meeting we had – I forgot the lady’s name – but the
occupancy load – that rule.
Wayne Arnold: That’s part of the reason Jim Banks did his reanalysis. I don’t
know the occupancy load for that building, but we know it’s going
to be more than the 485 daily patrons that Jim Banks did his
analysis on. And we’re willing to cap our facility at that as the
maximum daily use.
John: But it’s the fire department who gives you occupancy. They could
come in here and say it’s 700 people occupancy.
Wayne Arnold: They – they very well could. But we’re putting a self-imposed
restriction on it.
John: But that gives you guys the right to go up to 700 people.
Wayne Arnold: Not if it’s in our documentation. We would put that in our PUD
document – that we would be restricted to a maximum daily use of
485 people.
John: Okay.
Wayne Arnold: Thank you.
John: Thanks.
Wayne Arnold: Yes, ma’am?
Tammy: Hi, my name is Tammy Samuel. We live off of Oakes Blvd. We’re
approximately, I would say, about five parcels away from where
the senior center is supposed to go. Um, I don’t want to completely
repeat what has already been said, but obviously we moved here –
uh, we have two children, and we moved here for our privacy. Um,
we also moved because it was close to a high school, and a middle
school, and an elementary school. And we take the route that
would enter and exit closest to the senior center – so off of Dublin
Dr., um, to take our son to Gulf Coast High School if he doesn’t
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take the bus.
And also, when he gets home, those are your peak hours, because
the school ends around 2:00, which is at the peak of when most of
your members are going to be coming. So, it’s going to affect the
kids’ bus system. They – I don’t know if the route goes through
Valewood, or if it goes straight along Oakes Blvd. – but you are
dropping children off who live and go to school at Gulf Coast High
School on Valewood near the church, and then you’re coming
around. So, it’s going to affect the bus route, for sure. Um, and it’s
also going to affect what time the kids get home, and, you know, if
they have an activity after school. It’s going to affect us and the
children quite a bit.
Um, there’s a lot of children that live in our neighborhood that go
to Vineyards, which is at the end of Oakes. Um, and they have a
bus system. So, I mean, you have to take into consideration that
it’s not gonna just be affecting the residents, but it’s also gonna be
affecting the children. Um, one thing I just – I guess I have a
question about. There’s a difference between your commitment
and you actually putting it on your docs and filing it with the
county. So, my question to you is – you’re committing to us, and
you’re saying these are the operating times. And you’re saying that
it’s a commitment. But is that also in your county docs?
Wayne Arnold: Yes, ma’am.
Tammy: Okay, so, you’re saying that you’re only going to do business until
4:00?
Wayne Arnold: The daily programming activities are between 9:30 and 4:00.
Tammy: So, if you have a demand from your residents and they want to
have a class at 5:00, does that mean that you’re not allowed to do
that because you have it in your county docs?
Wayne Arnold: That’s correct. We would be prohibited from doing that.
Tammy: And if you want to change the times, you would actually have to
go to the county and ask for a change in those documents?
Wayne Arnold: I would be gunning back through the same process I’m in today.
Tammy: Okay, um, so – so, can you show us the page that you’re actually
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committing to, that you’re – that you’re putting restrictions on?
Wayne Arnold: I don’t have the full PUD document here, but we do have hours of
restriction that are in there. We also have all the prohibited uses
that are there. And then we’re making the further commitment –
that you heard Jim tonight say – that we’re restricting the daily use
to the 485 people.
Tammy: So, if somebody wants to rent your facility on the weekends or in
the evenings, is that prohibited?
Wayne Arnold: It is prohibited. Monday through Friday use only. No evenings, no
weekends.
Tammy: Okay, let me just look at my notes. Um, how do you suggest the
conflict with the bus system and the kids – ‘cause that – that could
be – that could have a – a really big effect.
Jim Banks: Okay, right now, the bus route stops – they come up Oakes Blvd.
and then they stop at Valewood, which is a three-way stop. The
kids unload at the bus there.
Tammy: No, no, no, they go to the ends of every street along Oakes Blvd.
Jim Banks: Oh – oh, oh, oh, oh, okay. Sorry, I thought you were talking about
right here at this intersection where we have our access. But you’re
talking about where the buses –
Tammy: Well, yeah, what’s gonna happen is they’re gonna go down
Valewood. They’re gonna drop children off to the left of the senior
center, and then they’re gonna come back around and start
dropping kids off along Oakes Blvd. So, all those cars –
Jim Banks: At – at – at this location – at this location they unload on the right
side of the bus, on this side. And then – and then – I’ve always
seen, uh – uh, parents park here to pick up their children and then
leave. I’m not saying, uh, some kids don’t walk, I just haven’t seen
it. I’ve been there many, many hours.
Tammy: Oh, well, yeah, there’s kids that walk. I’m mainly concerned about
the traffic, obviously.
Jim Banks: Okay, so now we’re talking about Oakes Blvd., so you’re talking
about Oakes –
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Tammy: Well, there’s traffic for Oakes, and also the traffic for the
residences that are right to the left of the senior center, because
there’s kids that live there.
Jim Banks: Okay, well, we have the bus routes. We have bus routes, not only
on Oakes. We have it on Mulligan Blvd. We have it on Wilson
Blvd. We have it on Golden Gate Blvd.
Tammy: Well, I’m concerned about Oakes [laughs].
Jim Banks: We have bus routes – my point is, is that those roads carry a
substantial, uh, greater volume of traffic than what Oakes Blvd.
does, and there’re yet to be any disruption to the bus routes. The
buses will stop at their normal locations, put out the stop sign – by
law everyone has to stop when the children are either loading or
unloading off the bus. So, the bus routes will not change as a result
of –
Tammy: Oh, I’m not concerned about the bus routes. I’m concerned about
the traffic affecting the kids getting home from school, ‘cause, I
mean, they’re already in school by 9:00. So, I’m talking about on
the way home.
Jim Banks: I guess – I guess my only response is, it’s not going to affect the –
the children’s schedule. I don’t know why it would disrupt the –
Tammy: Well, if there’s a lot of traffic at that time, ‘cause you’re saying
your peak hours are 2:00.
Jim Banks: Okay, the, um, the traffic on Oakes Blvd., south of Spanish Oaks,
is operating with this project at its maximum occupancy of 485
people. It’s still at 70 percent of its capacity – operating at 70
percent of its capacity. North of Spanish, it’s at 30 percent of its
capacity. So, this road is not operating at maximum capacity, and it
will not operate at maximum capacity in the future. So, again, I – I
– I – I refer to other roads where we have bus routes along Logan
and Golden Gate. And there’s other roads that carry much more
traffic than Oakes Blvd. does. And you’re suggesting that the
amount of trips generated by this site –
Tammy: Well, you – you’re talking about having 500 people there. How do
you –
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Jim Banks: Over the course of a day, that’s correct.
Tammy: Right, but look at your height of your day. It’s 1:00 p.m., 2:00 p.m.
Jim Banks: It’s 1:00 – 1:00 – 1:00 to 2:00.
Tammy: Yeah.
Jim Banks: Yes, 12:30 to 2:00.
Tammy: So, you don’t think, logically, that isn’t going to affect traffic? Of
course, it does.
Jim Banks: The bus has the ultimate right of way. They will flow through
traffic just like they normally do, and they will make their stops
just like they normally do.
Tammy: But the traffic is gonna have to – it’s gonna – everybody’s gonna
have to stop.
Jim Banks: Okay, well, that’s just – that’s the way that the system works.
Tammy: All right. Well, obviously, you know, I’m explaining to you how
it’s going to affect our life –
Jim Banks: Okay.
Tammy: –and it’s pretty significant when you have children.
Jim Banks: We certainly considered that, and we don’t – do not find how this
was going to impact the bus routes.
Tammy: Well, obviously we disagree.
Jim Banks: Okay.
Tammy: Thank you.
Jim Banks: Thank you.
Pam: Hi, I’m Pam Storen, I’ve lived in the Oakes Estates for 24 years.
And one of the things I love about living in Naples is the
generosity of its residents and visitors. We only have to look at
organizations that have thrived in this county: Neighborhood
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Health Clinic, Boys and Girls Club, Children’s Museum of Naples,
St. Matthew’s House, the Naples Humane Society, David
Lawrence Center, the, uh, Nichol’s Community Health Center –
which is currently being built on – on 951 – just to name a few.
Well, what do all these organizations have in common?
They are located on major arterial roadways, not in residential
neighborhoods. Each of these boards raised funds – found
appropriate non-residential locations to house their organization.
And according to the September Neighborhood Information
Meeting transcript on page 833, one of your board members said,
“We cannot afford a commercial locations.” On that loss, why the
Naples Senior Center board is unable, or unwilling, to do the
necessary work to raise the funds for a commercial location that is
not infringing on the residents living in a low-density, semi-rural,
residential neighborhood?
To ask the residents of Oakes Estates to support spot zoning
residential acreage to accommodate an organization that should be
located on a commercial activity center on major arterial roads, is
something I cannot support. Please, please go back to your board.
Do the necessary work. Raise the funds to find an appropriate
location for the senior center. Your mission is important. I have no
problem with your mission. But your current proposed location is
not compatible with the community, nor is it consistent with the
Golden Gate Master Plan. Thank you. [Applause]
Steve: Good evening, this is Steve Rochee, uh, 6141 Hidden Oaks Ln.
Um, following up on the same point as the last speaker, um, this is
– the statements – the – the opening by Mr. Arnold in this thing
talked about why the senior center wants to come here. They said
that they don’t want to be at a commercial activity center. They
don’t want to be at a commercial zoning area. But – and they want
to be in a rural environment. Well, we’re – we want to be in a rural
environment. Why aren’t we entitled to have a rural environment
and to maintain and preserve our rural environment. This is not a
reciprocal situation.
We – as we sit here in our community – are a rural, low-density
community. This is not rural, low-density. This destroys the
character of our community. So, you may like that, and you may
want that, but that doesn’t mean it’s an appropriate use in our
neighborhood. No different than, if Publix decided that they
wanted to become a green, organic grocer and they wanted a
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setting that was a little bit greener – you’re not going to put them
in our community.
They’re still gonna have to go in a commercial activity center.
They don’t have the luxury of having 20 different criteria, and
probably making the criteria after they have located the spot. So,
they’re kinda, like – maybe they could make them meet the
narrative that, suddenly, this is the only place in Collier County
that fits the bill.
Now, another reason why this is incompatible: you’re saying that
you guys started just a couple years ago. To your credit, you’re
filling a niche that’s necessary in our marketplace. But a couple
years ago, Miss Faffer, at the first NIM, talked about the one
individual who showed up at the door the first day. And that’s how
they started this. And then it grew to 200 people. Now they’re at
1400. You’ve outgrown Castello Dr. – congratulations. That’s
great, because you’re providing a need. But you’re talking about
here – in your FAQ – the frequently asked questions – paperwork
that you passed out today.
You’re saying, “We wanted to be here because of its proximity to
I-75.” Why? Because it’s a regional destination for all of Collier
County from Exit 116 all the way down to Exit 101. Your
narrowed it – your – your literature says, “Even south Lee County
will be served by this.” This – our neighborhood is not an
appropriate place to put a regional destination. Furthermore, any –
you know, Oakes Estates has changed over time. Back in ’97 when
Destiny Church was first approved, the – the, uh, minutes from the
County Commission Meeting talked about how Oakes Blvd. was
going to be a two-lane divided highway that would go all the way
to Bonita Beach Rd.
That – that’s never happened. Now we have – it’s impossible to
Eighth, Quail Creek, and everything else. And on top of there,
Hunter’s Ridge – it will never get there. Oakes Blvd. is what it
always will be, and that’s a two-lane road, and, in fact, just in the
last couple years, Oakes Blvd. at the top, used to have a traffic
light. Well, that traffic light first went away as Oakes – Immokalee
Rd. got busier. Then, the left turn movement, that got taken out.
They put in the left turn median. They took that out. Now, last year
they’ve taken – they closed the median entirely. That’s why you
have Valewood Dr. there, which is really just a work-a-round.
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It's an imperfection as it is, because of the change in the market,
the proximity to I-75, which causes problem with westward traffic,
because they need to preserve that. It’s important – this is such an
important arterial for the county. So – and then the other thing that
the county did, is the county reduced the speed limit on Oakes
from 45 down to 35, recognizing that this isn’t becoming a more
appropriate place for a use such as this, but a less appropriate,
because they’ve recognized the neighborhood co – configuration of
Oakes.
We have eight east-west streets, each of them about a mile long.
So, we have 8 miles of residential’s homes that rely upon Oakes
Blvd. as the only way in and out. Now, with our north entrance on
Valewood – how is – how is this – I mean, when you come into a
Master Plan Community, you have a feature, right? You have a
fountain. You have something like that. What is our feature now
going to be as you come south of – of, uh, Immokalee on
Valewood Dr.? We’re going to have a 30,000 sq. ft.,
institutionalized, high use building. That’s not character of our –
you – of our community.
Um, up there in the upper right corner above the words “Autumn
Oaks Ln.” that was the southward PUD office complex that had a
COMPLAN Amendment and a rezone from the county three or
four years ago – maybe four or five years ago. When that went in,
the county staff, the County Commission, the – the Oakes Estates
neighborhood made sure that the tradeoff with those folks is that
all that stuff south along Autumn Oaks Ln. was preserved. All the
way across to kinda the midpoint of that piece. And they agreed
that there would be no access whatsoever in order to preserve the
interior of our community.
Everything had to come and go from Immokalee Rd. And if you go
around Oakes Estates and look at all of the non-residential – you
know, churches and things of that nature – the one thing they have
in common – in common is that all of them are along the perimeter
of our community. Which is kinda condi – consistent with
conditional use requirements and things of that nature, where
there’s a hardship. But this is now creeping into the heart of our
community, to the southside of Autumn – Autumn Oaks.
Why did the County Commission, and county staff, and the Oakes
Estates neighborhood put so much effort into preserving that
southern half of Southward PUD over by Autumn Oaks Ln., just to
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have, a couple years later, this even more intense use – jumps
south of Autumn Oaks and come into the heart of our community?
I would submit that you guys have a great mission. I think that
you’re – as much as you’ve grown – this quickly – I think in a
couple years your 200 space parking lot – and by the way your
literature says – you – this is – this is, uh, 400 percent larger than
the Castello parking lot, which has 50 spaces.
But if you go down there, on your – on your, uh, Wednesday meal,
uh, weekend, there’s probably 85 cars parked there. You have
double and triple car – parked cars. There’s two gentlemen doing
valet parking, so they can keep the keys and shuffle people around.
So, this – so, even as you stand in that small square footage
building at Castello, you’re about half of your parking lot capacity
which you have here. So, really, I think you guys need to plan
bigger, ‘cause you’re gonna need it in the future, and we are gonna
suffer. But we shouldn’t have to pay – we shouldn’t have to lose
our rural community and character, because that’s something that
is on your guys’ wish list. Thank you. [Applause]
John B.: My name is John Betcher. I live on Hidden Oaks, also at 5875.
And, uh, I almost feel afraid to ask – or note – that I approve of
this development. I’ve been here since 1985, 35 years. When I
moved out to Hidden Oaks it was a gravel road with only three
1,000 sq. ft. ranch homes on it. Now we have McMansions of
6,000 sq. ft. selling at God knows what price. Uh, I have seen this
area grow and I have enjoyed it – it’s growth. Beautiful homes.
Beautiful streets. Good neighbors. My own lot is 2 ¼ large acres,
so it is rural. I wish I had less land, actually.
But I am on just a little bit about where that, uh, electrical outlet is
– is where my house is. It backs up to the church. There’s a church
on Autumn Oaks. There’s four churches. No one seems to have
complained about those being in the area, drawing crowds. I think
this is such a good mission, and the beauty of it – they have these
buffers all the way around, protecting, uh, the building, and, uh,
the view of the building – all the way around.
My only question is for the traffic control: when they leave their
luncheon at 1:00 or so, and they go up, I can see that huge – that
two hundred and something cars going out Valewood Dr. – will the
stoplight there be timed to give a longer length to the number of
cars crossing on – into Immokalee? My only negative point –
otherwise I think the – there’s – ev – everything about this
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community – this project – is good. And I’m 83 years old. A lot of
people here are maybe edging toward retirement. And I – I love the
idea of service to the seniors. So, the traffic light –
Jim Banks: Right, uh, this – this traffic signal goes on an actuated system, so
as a vehicle pulls up, it sends a signal. And there’s a 2 ½ minute
cycle – a maximum cycle length – on Immokalee Rd. And then
there’s 30 – the maximum allocated is 30 seconds – to Valewood.
It doesn’t always cycle at 30 seconds, because there’s not always
somebody there putting a demand on it. So, to answer your
questions, yes, there is adequate time. There’s 30 seconds allocated
towards the Valewood movement.
John B.: Now?
Jim Banks: Now, today.
John B.: But what about – what about when there is –
Jim Banks: Yes, that is correct. You can sit out there with a stopwatch and you
can time it yourself. By the time it turns green, to the time it turns
red, will – is –
John B.: Yeah, but the point is – will it –
Jim Banks: If there’s cars there making a demand on it, it will run at 30
seconds.
John B.: It will be more. If a line of cars is there, there will be a longer
period than 30 seconds? So, that’s what I’m trying to get at –
Jim Banks: They cannot – no, there won’t be a longer period than 30 seconds
as it sits today. The stat – uh, county could actually increase the
timing during the middle of the day when there’s less traffic on
Immokalee, when this cycle would generate more trips. Um, there
is a – if you’re – next time you’re driving up to this intersection,
when you pull up here, look on this mast arm and you’re gonna see
a little ball – it sits here on there like that – they’re watching.
John B.: Okay.
Jim Banks: I literally can talk to the guys, and they can tell me how many
people are queued, waiting to get out on Immokalee Rd. So, they
can adjust the timing when the demand is needed. And they have
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more flexibility during the – the middle of the day. But I’m gonna
repeat what I said earlier: during the a.m. peak hours we have no
vehicles exiting the site. That’s when you have the greatest
demand of people left – turning left out on Valewood onto
Immokalee Rd. And then the p.m. – we have less than something
like 10 vehicles leaving the site a – a – after, uh, 4:30.
John B.: That’s just fine. I’m thinking of the lunch – lunch.
Jim Banks: Right, and – and during the lunch –
John B.: If they can – if – if someone’s going to adjust that light to allow a
line of cars to exit, that – that – that would be fine.
Jim Banks: They can adjust the light, but they don’t need to right now, because
it –
John B.: Of course, they do.
Jim Banks: –it will go up to 30 seconds of green time for that cycle.
John B.: Now, but –
Jim Banks: Yes.
John B.: –I’m talking about the future.
Jim Banks: Yes. In the future. Thank you very much. Yes, uh, yeah, and the –
and the county can get more green time in that move way.
Bobbi: My name is Bobbi Sutton, and I live on Autumn Oaks Ln. So, this
is the intersection that I go through daily to get to my home. My
kids catch the bus and get off the bus at this particular point. Um,
early dismissal days, my son will be getting off the bus between
1:00 and 1:30. Um, I’d like to know if you’ve done a traffic study
– how many cars can stack up between Autumn Oaks Ln. into
Immokalee Rd.? Because as it is now – summertime, I can see as
many as six cars sitting there, um, no right turn. So, if somebody’s
going straight, you’re stuck. And I’m looking at 100, possibly 183
cars exiting on a Wednesday?
I’m not sure – I mean, the light cycle – Immokalee Rd.’s gotta
keep moving. So, to – to think they’re gonna adjust that too much
to get these cars out, I think is unrealistic.
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Jim Banks: It – it has a maximum green time for, uh, on Immokalee Rd. of 2 ½
minutes. It can’t run longer than 2 ½. During the middle of the day
it does not use up the full 2 ½ minutes, because the demand is
much lower on Immokalee Rd. in the middle of the day. Um, but,
uh, I – I forgot what your other point was. I’m sorry. Go – go –
Bobbi: Well, my question was, how many cars can stack up between
Autumn Oaks and Immokalee?
Jim Banks: Oh – right – that’s – that’s – okay. Right, and so, just so you know,
that 183 exiting, that’s over an hour period. So, that’s somewhere
around three cars a minute. Over – averaged out over an hour
period. Now, they – they leave at – more of a [inaudible]
[00:53:24] than that, but I’m just saying, it’s over 100 – 183
vehicles per hour will be exiting the site. Um, it’s, uh, 12 for the
northbound – the left turn lane will hold – accommodate up to 12
vehicles, and the – and the crew and right turn lane will hold up to
12 vehicles. It’s 300 ft. of stacking.
Bobbi: So, I just want to point out that Autumn Oaks Ln. has a speed limit
of 30 miles an hour. It is a residential road. You may as well
consider that intersection there a two-way stop, because that’s –
two sides stop. The others don’t. It’s pretty common for people to
run that as it is. Uh, I just want to, uh, make a few notes that this is
my residential community. This commercial building will affect
the character of my neighborhood, the quality of my life, the
quality of my neighbor’s lives. And it will also, um, affect my
property value, should I choose to sell. There’s no doubt about it.
Um, your mission is to help the elderly population, but the way I
see it, is that supersedes all the rights of the property owners in
Oakes Estates. Because you’re doing something that’s good, we
should just go along with it. Um, and I don’t agree with that. You
think that doing good for a particular group suddenly makes it
okay to infringe on our residential community. And I don’t think
that’s right. Um, I’ve heard your professions of, “We’re not gonna
do this. We’re not gonna do that.” This neighborhood has been
burned by that before.
Destiny Church is just one example of that. Um, certain conditions
were made when that was allowed to be a church many, many
years ago. It was a Sunday and Wednesday church service. Now
that is an everyday of the week, 24/7 pretty much, in and out. It has
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definitely affected the quality of life of those neighbors and
diminished their property value. There’s no doubt about that.
Um, I also, uh, noticed on your flier – you said there was
convenient access. This is not convenient access. This is going to
be a nightmare. Case in point: on Oakes – Oakes, uh, Seed to Table
right now. That is a traffic nightmare there. Um, they have not
planned for how that would be. Same thing here. You say you’ve
made all these predictions. You cannot predict what this is gonna
be like. If I wanna come home for lunch at 1:00, I guess I’m stuck.
I mean, that is going to be, uh, it needs to be an – an Immokalee
Rd. corridor, that cars can get in and out.
Just like the lady before me mentioned about all these, um – um –
sorry, what word do I wanna use – all these companies that are
doing something beneficial. They are not-for-profit, uh, for people.
Um, they’re on corridors where they can get in and out. Immokalee
Rd., maybe Golden Gate Pkwy., some of those roads – that are not
30 miles an hour residential roads.
Um, and I would just – proposed to you that, you know, I know
that you think this is a great spot for you. And it is a great spot for
you. It’s a great deal. But you, again, are infringing on my rights as
– as a neighbor, as, you know, having my home here. Um, and I’m
completely against this, and I wanna go on record in saying so.
Thank you. [Applause]
Peter: Hi, I’m Peter Goodan, and I’ve lived in, uh, Oakes Estates, Unit
97, for 20 years. I live on Spanish Oaks Ln. I just wanted to fill in
a few gaps. Uh, first for Mr. Betcher. Unit 97 has seven churches
in it. A lot of people in Unit 97 figure they’ve paid their social tax.
Um, the other two comments, uh, that I want to enlarge on, are for
Mr. Arnold. Um, you’ve heard by now that the – the issue for the
neighborhood boils down to traffic and trees, essentially. Um, on
the topic of trees, you said you’re not a biologist, but you know
that they’ll make you clear out all the exotics. I am a biologist. I
work at Driftwood Nursery. Um, I moved here long enough ago
that most of the people moving in wanted the trees on their
property.
And the county rules that are requiring us to take out, uh, exotics
are actually hammering the native trees, because you drive heavy
equipment over a slash pine’s roots in the process of getting out the
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melaleuca that’s in between every single slash pine and the next
one. Those trees are gonna live one more year, and then they’ll die.
And everybody in this neighborhood has seen this happen over and
over and over again on houses that are built to the left and right of
them.
Just to let you know, that year it’ll look pretty good. But the – the
gentleman that lives next door – he can’t count on that being a
green belt. There’s no way to get rid of those things – those
melaleucas and [inaudible] [00:58:40] without putting the – the –
the native vegetation at risk.
My other comment was about traffic. Uh, you made an assertation
that the local community group has gotten the county to do a lot of
things for it, in the way of traffic. I just want to correct the
misimpression they can have. The founder of this group is Nancy
Barrens, um, one-time wife to Jungle Larry. She lived on my
street. And one day she got up, and the dump trucks that were
going to build the development to our east – so turning to Lakes –
were using Spanish Oaks for the construction entrance at that time.
Uh, Logan had yet to be built. Um, that was the genesis of our
group.
Before that had happened, the county moved the roadbed of Logan
and put it right next to, uh, houses in our neighborhood without
any information to us. It was a concession the county made to
allow Island Walk and other large developments to not have a
street penetrating their property. They said, “Can we move this
street? Trade you this amount of right-of-way for that amount of
right-of-way?” And the county said, “Okay.”
When Tarpon Bay was built, the county put a light in. It coexisted
with our light at Oakes, uh, um, for a few years. And then we were
told that you couldn’t have two lights that close together along
Immokalee, and our light was gonna have to go. So, another
delayed reaction kinda problem. The reason that Valewood has a
light, and that you’ve got access for what would turn into your
front drive, is that we asked for, and got, the Valewood extension
built. That doesn’t mean that – that we’re getting concessions from
county traffic. We’re – we’re negotiating from behind the eight
ball on most of this stuff.
When Tarpon Bay was built, the access road off Oakes Blvd. was
supposed to have been Standing Oaks Ln. At the county level, they
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got changed it to Spanish Oaks Ln., which is my street. And the
reason is that Tim Constantine lived on Standing Oaks Ln. So, I
just want you to know, if and when the county ever does anything
for us in the way of traffic and roads, it’s generally after a lot of
pushing and shoving, and too little too late. Thank you.
[Applause]
Sinao: Hi, I’m Dr. Sinao Pundy. I live at, uh, 2391 Oakes. So, just to
quickly go up there. I’ll just point to my house. Oops, this is my
house right here. So, there’s, uh, my entire front yard, and our view
is of the, uh, proposed senior center. The only way out for me, and
my – my family, my wife, my children, is this intersection which is
on the corner. And, um, we’ve lived there – we bought it in 2015
from Mr. Ken Carter, if you guys know him, um, [cough] uh,
because of the garage. And I was good friends with him, and he
since passed along.
Um, I’m in favor of the Naples Senior Center. And I don’t wanna –
like he says, please don’t lynch me. Um, [cough] I w – I’ve been –
I wanna talk to my neighbors. I think that it’s okay to have
differences of opinion. Um, I think it’s okay to vote opposite and
still be neighbors and friends and I hope that we can do that. Um,
my reasoning is, uh, to get up today, was only to comment on a
few points. I just think, you know, I’m just – I’m a little forlorn,
um, because there’s so much misinformation.
And if people would get into one room, and have a common
conversation on both sides, and try to understand – ‘cause I love
my neighbors on Oakes, and I love, uh, the people behind me. And
even those who vote no, um, they will continue to be my friends. I
wish some of what they want to see happening here, um – someone
said, “Get creative.” Whatever has to happen, let’s try to get to a
position where we can all, uh, live together. Um, and, that can only
happen if people are actually talking.
I’ve sent a number of emails, conversations, texts, phone calls
trying to get, um, the association to talk to me. The association to
talk to you guys. You guys talk to them. I just wish there was a lot
more communication, ‘cause there’s so much misinformation. And
even afterwards, if you vote no, that’s great. That’s your – that’s
your right, and a lot of people – what you guys have said, have
spoken to – it’s really – really touched me – some of the things that
you guys have said, on both sides.
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Um, so, let’s talk about when someone says – says, “Well, what’s
our feature going to be?” Right now, our feature for the last 30
years, has been a rundown warehouse – where my wife is scared to
walk our three dogs – rusted fence, that the current owner refuses
to, uh, fix. It says, “Keep out,” even though children – and I can
prove it to you – use their – their – and, you know, whatever the
children do on the property. There’s wild animals. Um, there’s
bobcats that we’ve seen there. Um, you know, we’ve hit possums
that come out in the middle of the night. It’s dark.
Um, it’s not as if this gentleman is going to sell this to five
millionaires to build five properties. He’s not going to. I’ve spoken
to him. I’ve tried to buy this property from him for the last decade.
He’s not going to do it, and his sons don’t want to do it. So, at this
point, my entire front yard just looks at this warehouse. And Mr.
Carter, who I bought it from, said – he moved it in 1990 – says,
“Man, they’ve got to do something with this property.” This is
something.
It might not be perfect to everyone’s specifications, but I believe it
is far and beyond a great, uh, entrance way and location between –
and – and we should be talking about what landscaping we want,
and what matches we want, and what the fence should look like.
And should there be a water fountain? And can there be a park for
Oakes here? And can there be walking trails for our children? And,
you know, can we have permissive use for our – our families here
on – on – on nice weekends, if we want that? And, what else can
we negotiate? This isn’t, you know – this life’s about compromise
and negotiation. Uh, not about saying, “Not in my backyard.”
And I know a lot of people have said that they’ve had a, um – we
don’t want to debate, uh, Naples Senior Center. And I know that
those who oppose it are not saying that seniors are bad, or anything
like that, but – um, at all – and I understand that. But you
sometimes have to accept things in your backyard. Anyone from
Naples who is a consultant, like me, who is a physician, who does
work in construction, who is in real estate, owes everything they
have to the seniors in Naples, because they’re the ones who created
this place.
It’s not the 40-year-olds like me, or the 13-year-olds like my
daughter. I want her to vo – volunteer there. I want to volunteer
there. I want to give back to the people who have – who have
created, uh, Naples to be what it is. And that’s – that’s the seniors.
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And finally, um, Mr. Jay Baker, who’s one of the proponents of
this site, and who has – wants to put his name on it and – and
donate. I don’t want to – anyone to think that this man is just some
rich billionaire that comes out of New York. He’s a humble guy.
I’ve been on the subway with him in New York.
Um, and he’s a loving man, and those of you who have agreed, uh,
with me to meet him, have been in tears meeting this guy in how
much he wants to help the community, and palliative care, and all
that he does for us. And I don’t think that you – to put a Baker
Center anywhere in your community decreases, uh, equity or
property value in Naples in any way. I think it’ll have a big
investment. I think it’s gonna increase my property value. I don’t
see, uh, the traffic patterns. I think there’s wonderful questions
about, you know, what are we gonna do here? And traffic and let’s
negotiate.
Let’s talk. Let’s sit down, instead of having two sides to this and
being so against it and for it. And, uh, I just wish the ego would –
would go down a little bit and we could all have conversation. So,
thank you.
Wayne Arnold: Thank you. [Applause]
Michelle: Uh, so my name is Michelle Bradley, and I’m, um, an owner of
6141 Primrose Site. And so, our property abuts the, uh, southeast
corner of the senior center. And a lot of the things I had wanted to
mention have been talked about tonight, so I’ll just –
Wayne Arnold: Where is the microphone? Can you put it a little closer to her –
Michelle: I’ll just touch on a few of them. Um –um, the – the last gentleman
who spoke, and a lot of the information we’ve received tonight –
including the way the most recent mailings – were addressed to
friends and neighbors. I think they go to the emotional arguments
that are being made here tonight. To me, it almost seems like the
whole purpose of this second meeting is to address and sort of
justify many of the emotional arguments that the senior center is
making for them to make their new home within our residential
neighborhood, when they’re definitely a commercial, high-
intensity, industrial-use that is more appropriately located in, um, a
comparable commercial and industrial setting.
Um, a couple things that I touched on last time that were, uh,
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discredited by Miss Faffer and the senior center – I went back and
looked at. And I wanted to address them tonight. Um, some of the
things that I had looked on the Naples Senior Center website, uh,
pertain to their current schedule. Um, it was set forth in a number
of public, uh, fliers, including the ones given us today – although
these are slightly tweaked from the ones in the time frames given
previously. Um, you guys used the word, “primary service hours”.
They began at 10:00 a.m. and end at 3:00 p.m.
And it was stated that staff arrivals and a limited number of
individual appointments with counselors or clinicians would occur
before 10:00 a.m. The website showed back in September, and still
shows, a number of things starting with actual start times before
10:00 a.m. For example, 9:30 Shine, 9:30 Choir Practice, 9:45
Watercolor, 9:30 Intro to Thai Chi, 9:45 Guide Time. 3:00 p.m.
begins the Happy Ukulele Group. 3:30 begins the Sing-Along.
3:30 begins the Coping with Transitions. And 3:15 begins
Ballroom Dancing.
It was also previously – so, if those – those programs are starting at
those times, I can only anticipate that they’re hour-long or 45-
minute-long sessions. That puts the end time as late as 4:00 or 4:15
p.m.
Wayne Arnold: That’s correct.
Michelle: And then, also, uh, it was previously stated that there weren’t
double-booked timeframes. I saw examples of Crafts and Beginner
Line Dance Steps both at 1:00 p.m. Writer’s Workshop Memoirs
and Square Dancing both booked at 2:30 p.m. Also, when you
page back through the calendar on the website, there are two things
listed on Saturday. One was Saturday, April 16, 2016, and it was a
Saturday veteran’s service. Another one was Saturday, December
8, 2018, for a brass quintet.
Finally, there’s a number of special events that appear to be
largescale, public events that are advertised to the evening and/or
Saturday events. And while it has been stated at the last meeting
that those types of preeminent gatherings would never occur at the
center itself, because they would need a much more formal setting,
I find it hard to believe, given some of the other
misrepresentations, that the Naples Senior Center would not want
to showcase its new location to its shareholders and donors and
hold these types of events at the actual center.
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Which again, would bring in the same types of misrepresentations
that our neighborhood has had to deal with, for example, with
Destiny Church. Where the scope, and hours, and the creed of the
mission are just extended into every day of our lives. Um, another
owner mentioned the issue of not just traffic, but as it pertains to
the school system and busing. And I wanted to point out, I have
two children, um, both which ride the bus and have ridden the bus,
um, elementary, middle, and high school, for regular bus hours and
the activities buses.
It is mandated by the Collier County School System that the
children only exit or enter the bus on the side of the street on which
they live. So, for us, my children have to only get on the bus or get
off the bus on the eastbound north or south trip. That means that
they have to walk along the eastbound north-south border on a
two-lane road that is heavily trafficked. Whatever the rate is that
you want to say – with no sidewalk, no path – they’re walking up
in the grass, before dawn, and in the dusk hours. And now we’re
adding all of this traffic, with also, what you said earlier, was a lot
of people driving themselves to the center.
And the cars remain there. That raises even more questions for me
about who exactly is driving there, and are those people, you know
– at what stage of dementia, or other sort of, um, you know,
mitigating factors that may add to traffic incidents along the border
– raise public safety issues with our children, you know, before
and after school hours. And I think it’s something that you guys
need to take a stronger look at.
Um, finally at the last meeting, um, at the end of the meeting, Miss
Faffer extended an invitation for people to come and observe the
senior center, um, to look at the parking lot. I had an opportunity to
do that a couple weeks ago. It happened to be a Wednesday that
also led into the lunch hours, um, and it was utter chaos. Double,
triple parked cars, not only in your parking lot, but also along the
residential and other commercial, uh, roadways of that
neighborhood.
Um, there were valet people parking cars. There were numerous
large transport vans, uh, vehicles such as, like, the Collier
Paratransit size vans, uh, vans and buses dropping on multiple trips
throughout there. It was absolute mayhem. And our neighborhood
will be the next recipient of that mess. Um, our streets are not set
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up for that kind of parking. It will increase the danger for people
biking, walking, running, and getting off – on and off the bus,
along the Oakes and the side streets.
Um, I want to end by just saying, again, our neighborhood is just
that. It is a neighborhood. We are not a high-intensity industrial or
commercial hub. And we are not a regional destination. And we’d
ask that you please take another look at your other opportunities
for purchase. It may not be economically as, um, attractive as
buying and going through this process, but it would definitely be
more appropriate.
Wayne Arnold: Thank you. [Applause]
Brudy: Yes, hi. Brudy Bershowski. I live off, uh, English Oaks. I just
have a question for [inaudible] [01:15:03]. Um, I see a lot of
experts and, uh, different professionals working on the project. Has
anybody looked at whether or not a project like this works on a
similar property somewhere in Naples? Historically, Logan
Woods, Livingstone Woods, Pine Ridge Estates – has anybody
done something like this?
Wayne Arnold: Um, well, this is one of the two senior centers in Collier County,
and the only one that has activities that we’ve described. So, no,
there’s not another senior center –
Brudy: I just think it’s not fair to put the experiment on residents like
myself, my family, and the neighbors. [Applause]
Wayne Arnold: Could I – I would say, as the gentleman mentioned – you already
have seven churches and the Oakes Association. They’re not all on
the perimeter, and what we’re proposing is not dissimilar to what
would be a church function.
Brudy: Well, I think it’s unique to what its function is. It’s a little bit
different than what we have – Destiny has. I just think adding
something else would be a burden to the community, and to
conform to what it is right now. I just want to share that, because,
um, I think that if you’ve done something that’s not out there,
we’re betting on, um, predictions. It’s great if you predict
correctly, but it’s not good if you missed a prediction. And in
hindsight, making certain decisions – it’s gonna be very tough to
go back. In most cases you can’t reverse what you’ve done.
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I’ve been in Naples for almost 20 years. Um, I think most residents
would not believe what it is now compared to what it was before.
Even to this day there’s more things that are being built off
Immokalee, including a new high school that we built. Um, we
cannot bet on people’s predictions in driving patterns. Um, so, I – I
think that, just in terms of traffic itself, I find it very difficult to
believe – I’m not a traffic expert. But I looked at some of the data.
It’s very hard for me to interpret.
And there’s gonna be another part of this question, as far as, like,
how are these traffic studies done? Just because I don’t understand
how, if you don’t have the facility there now with no traffic, and
how you put a facility on there with cars going in and out with a
capacity of 485 people, and it doesn’t attract – it doesn’t attract – it
doesn’t affect the traffic pattern now. I just don’t understand that.
How there’s nothing there now. There’s no traffic going in and out.
It’s secluded. It’s fenced in. And by putting a facility such as
you’re explaining, does not affect the traffic pattern in going
forward. I just don’t understand that.
Um, so, maybe you can help me understand that. The other thing is
that I’ve lived in the Oakes Estates area for, um, 11 years. Over the
course of 11 years, I’ve seen traffic patterns change, even without
the facility you’re talking about – or, proposing. Um, I have three
children. They go up and down my street – the Oak – Oak – down
Oakes, visiting neighbors and friends, including going to the park
that’s very close to the proposed location. I think that’s, um, uh –
safety becomes a concern, because what happens is the traffic
flows the path of least resistance.
Who would have thought that the Immokalee train going left into
Oakes is gonna be closed down? I never thought that. Going and
moving it. It was open. I was able to do that. Who would have
thought that there’s gonna be a huge shopping center in that area
that’s gonna attract too many people cutting from Tarpon Bay area,
and including – there’s a stop sign that many people blow it off
going into the park, which, kids are walking. And – and – and
people are walking their dogs. And traffic is just zooming in and
out past these stop signs, making left turns in a no-left-turn.
And we’re focusing on a lot of, like, the entryways where the
facility’s is being proposed location. But I think that over the
years, what I’ve noticed, it’s not only the access points. There’s no
way to predict which end of Oakes they’re gonna be going
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through. So, if you’re going to come through the Vanderbilt side,
guess what? I’m guessing more traffic to that point, and things are
just gonna get backed up. And that means the side streets are
having to wait until all the cars pass by.
The community’s already struggling with speeders. Very often
they get pulled over. Very often they don’t get pulled over. Um, I
don’t know if anybody’s done studies on accidents in that area –
it’s one way each way. Also, it’s been brought up, the busing for
the children. You know, I think that it’s not the best set up as it is
now. I have three children going to three different schools, three
different bus schedules. The way that they’re set up as far as
waiting on the corner – and I’m not sure – did anybody do the
studies on that – when that happens – when the kids – safe, and
stuff like that, in regards to safety?
Jim Banks: Um, uh, what? Could you please repeat that?
Brudy: Did anybody who studies – in terms of when the school starts –
how the kids wait for the bus from where they are, and the timing
of the day?
Jim Banks: Yeah.
Brudy: You have it?
Jim Banks: You said something about three to four at a corner? I’m sorry, you
said something about three corners, that’s what got me.
Brudy: No –
Jim Banks: Yes, we looked at that. Yes, we looked at that.
Brudy: Okay, so, so, do you see how sometimes you can’t even see where
the kids are waiting? Specifically, when you come in one direction
or another? Or if you have a utility vehicle, or if you have a
trucking – the garbage trucks come – you can’t even see
sometimes. So, that’s – it’s a regular struggle in terms of safety.
So, adding more traffic to that, I think, it’s just – it’s just more
conflict.
Jim Banks: There’s nothing unique about Oakes Blvd. or Autumn Oaks, or any
of the other roads in Collier County where we run school buses.
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Brudy: So, can you tell me – so, these reports that you’ve generated here, I
– I saw them. Can you tell me, when you say, “Traffic re – traffic
studies are done,” I should say, how do you do that? What does
that mean, exactly?
Jim Banks: There’s a specific guideline that Collier County requires we
follow, and as I said earlier in my presentation, we’re gonna be
submitting an updated traffic impact study based on these new
projections – which is on file, so you’ll be able to have access. And
it should be there within the next couple weeks. Something that
you can review. Um, so, there is a specific criteria. There’s specific
level of services that we analyze, based on standards that are
adopted by Collier County. And we’re all subjected to those
standards.
And, uh, as you – as you look through the report, you’re gonna
find where it’s spelled out. And we tried to do it in layman’s terms,
so people that are not traffic engineers can read these things and
are understandable.
Brudy: So, tell me – are you an independent contractor that was hired to
do this evaluation?
Jim Banks: I was, uh – I work on behalf of Naples Senior Center, that’s
correct.
Brudy: Okay, so, can you tell me – at least give me a couple of things – do
you – do you just stand there and just watch how many cars go one
way vs. the other way?
Jim Banks: We go –
Brudy: Just – just to understand it – put it in – in layman’s terms, because
I’m not an expert.
Jim Banks: We collected traffic data in the Oakes neighborhood, on three
separate occasions. I’ve been out there numerous times taking
photographs of the traffic flow, monitoring the traffic flow, and we
count – we collected traffic data at the existing Naples Senior
Center on three separate occasions. And all this information is
compiled – compiled in order to look at what’s on a – what’s in
and around the Oakes neighborhood today and what it’s gonna
look like when we add the traffic generated by the site.
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And I would like to point out, just because this is all recorded for
the record, I never said that the proposed site would not have an
impact on your road network. What I said is, is during the a.m.
peak hours when we don’t generate traffic, and the p.m. peak hours
when – that’s when the traffic is at its highest volumes. The – the
traffic generated by Naples Senior Center will not have a
measurable affect on your traffic flow during those periods –
during the, uh, middle of the day when they generate traffic, you
will see –
Brudy: But this is going based on predictions. If you take one location,
you can have one traffic flow in one pattern, you take that exact
thing, put it in a different location, you can have a different
volume. You can have a different flow. You’re talking about 75.
You’re talking about a bigger volume. And perhaps now that it’s
more accessible – this is why you like that location – what if
people say, “You know what, I’m gonna have this activity at 8:00,
I’m gonna go have lunch. I’m gonna come back”? Or if, with more
people getting dropped off, guess what? That’s two trips. One in
and one out.
Jim Banks: We – we – we account for that –
Brudy: I mean, that’s – all that – and now again, these are all predictions.
You can’t –
Jim Banks: I’m gonna summarize it for you very quick. I’ve been doing this
for 32 years. I have done thousands and thousands of studies. And
we’ve gone back and validated the results of those – of those
studies. And, the – our predictions are pretty much dead on. I’m
not saying there isn’t some slight deviation from what we’ve done
in the past. But I have thousands of reports on record that you can
review at any time or go compare these – these sites anytime.
Brudy: So, along that same line, were there studies done based on
increased traffic in the past, let’s say, ten years, or five years?
Jim Banks: Yes, we took that into account.
Brudy: What about that? So, what is – is there a 20 percent increase every
year, 30, 50? I mean, just, give me something, since you’ve been
working on a project in other states.
Jim Banks: Well actually – actually the traffic on Oakes Blvd. going to
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Spanish Oaks has actually decreased, uh, since they removed the
traffic light. More people now use Spanish Oaks to get on Tarpon.
That’s just a – it’s a – it’s a fact. [Background chatter] The
county has the record – you can – you can search the record
yourselves.
Wayne Arnold: If I might, we only have the room for a short period of time.
There’s another gentleman behind you, and not that we don’t want
to answer your questions, but if he’d like to have a discussion with
Mr. Banks regarding traffic, I’m sure he’s be happy to do that.
Brudy: Okay, thank you.
Wayne Arnold: Thank you. [Applause]
Ross: Hi, Wayne, my name is Ross MacIntosh. I live very far away, but
I’m here with my cousin, Gordon MacIntosh, who lives at Tarpon
Bay.
Wayne Arnold: Great.
Ross: Uh, as you know, there are actually two petitions in process here. I
don’t think your exhibits exactly make a distinction between the
Land Use Planned Amendment, which you’re asking for, and the
rezoning, the companion petition for rezoning. I notice that the
rezoning is a 13.5-acre site, but the Comprehensive Plan
Amendment only addresses 8.7 acres of the 13.7 acres –
Wayne Arnold: That’s correct, yes – yes.
Ross: –which means that the 5-acre tract is not bound by the same land
use regulations that the 8.7. Why is that?
Wayne Arnold: Because it’s less than 10 acres, it’s considered a small-scale
amendment.
Ross: What was that?
Wayne Arnold: It’s considered a small-scale comprehensive plan amendment if it’s
less than 10 acres. So, the area where we want to put the – the
facility, the senior center, and its parking and all of its services –
are on less than 10 acres. It’s on the 8.7-acre parcel. That’s why
there’s a distinction in the acres.
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Ross: But the – but the site is 13.7 acres, so –
Wayne Arnold: Our zoning application includes it, and as I’ve described
previously, 5 acres of that is open space and preservation.
Ross: But not by land use designation.
Wayne Arnold: That’s correct.
Ross: Only – only by zoning.
Wayne Arnold: That’s correct. But I don’t have a land use approval to put a senior
center on that 5-acre track.
Ross: No, not at this time.
Wayne Arnold: Yes.
Ross: But certainly, it seems to us, that the neighborhood might take
some comfort in seeing if the zoning is going to be changed, seeing
that the land use encompasses the entire property. Here’s an idea: I
think it would be a very good idea to have a seniors housing
facility, an ACLF, on the 5 acres which is not encumbered by an
obligation – a land use obligation – to limit development of the
entire site to 30,000 ft.
So, let’s come in later and ask for a rezoning of the existing
zoning, and a conditional use because seniors’ group housing is a
permitted conditional use – is permitted under conditional use. It –
it just seems to me that there’s a latitude under the current
circumstance – there’s a latitude for the future development of the
5 acres. It might be less accessible if the entirety were encumbered
by the land use change. [Applause]
Wayne Arnold: Well, to speak to that point, Ross, I don’t – I don’t agree with you
entirely, because the 5-acre parcel that we’re showing meets our
open space and preservation requirements for the project, that the
county requires. So, I don’t think I could just come back at some
future date and eliminate those features.
Ross: So, your required open space – the – the 5 acres provides your re –
required open space, and could not be developed for any other
purpose, unless you provided open space elsewhere on the site?
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Wayne Arnold: That’s exactly –
Ross: Is that correct?
Wayne Arnold: That is correct.
Ross: Okay, thank you.
Wayne Arnold: Thank you.
Stephanie: I have to disagree with that, Wayne.
Wayne Arnold: Yeah, ma’am, do you mind if he goes? He hasn’t spoken yet,
tonight?
Stephanie: Well, it’s real quick. I’ve got a bottom line here. But just to
respond to what you said – have you seen how, uh, Orange
Blossom and Airport, that big, uh, senior living facility is put –
how awful it looks?
Speaker 4: Yeah.
Stephanie: Do you know what I’m talking about, next to the Greek Orthodox
church? It’s hideous. It’s, like, it can only go three floors high,
because that’s the zoning requirement – three floors. Um, again,
I’ve been here – we built our home in ’90 – ’93 – CO January of
’94 – I’ve been here a long time, 26 years. Oakes Blvd. was a nice
country little road. We loved it. We have three children that we
raised, we have dogs, cats, all that stuff. So, we enjoy the use of it.
What everybody here needs to know is that, they don’t have a right
to this. This is a residential neighborhood.
You – you know, if they want to bully us into changing it, we have
the upper hand right now. They would like to rezone it. We don’t
want to rezone it. It’s residential and we want it to stay that way. I
personally would love to see an equestrian center on that property.
Stables, horses, a ring – we – we had one before. If anyone else is a
horse lovers here. That would be beautiful there. And we could
make it up like Pine Ridge. We could make it an equestrian
facility.
So, the bottom line here is that, you’re not giving us any reason to
tell us why we’d want to have this. We’re a residential
neighborhood. We want to stay a residential neighborhood. And
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that’s it. That’s the end of that. And we need to get everybody out.
This is not a good turnout. We need to get more people in our
neighborhood to come here and gather together and say, “Hey, this
is our neighborhood. It’s residential and it’s gotta stay that way.”
Wayne Arnold: Thank you, ma’am.
Stephanie: Okay. [Applause]
L.J.: My name is L.J. Noel, and I live on Standing Oaks. We’ve
actually owned, uh, two homes in the Oakes Estates. One of the
reasons we moved here is because of the way it exists. We have
space. We have acreage. Not a lot of traffic when we first moved
here, but it’s been getting dramatically worse over the years. But
you talk about traffic flow. We had one gentleman that was talking
about the impact of turning onto Oakes. I know every morning,
depending on what day it changes a little bit – but I usually am
there 8:45, 9:00, when I’m turning on Oakes.
I wait a lot of times – sometimes I wait for 10 or 12 vehicles in a
row to pass me, which is in line with when your first morning shift
is coming in. Maybe that’s not a substantial impact to traffic – I
don’t know. But it is a safety hazard. Uh, also, if we look at the
intersection coming off of Immokalee onto, uh, Valewood – I
consider myself a good driver. I’ve never been a cause of an
accident. But I know twice, I’ve actually messed up on that turn,
turning off of Immokalee, because of that, uh, divider there in the
road. I turned down the wrong side of Valewood. So, the way
that’s set up is a little awkward.
Also, as you go out onto Autumn, on the corner of your property
where you’re turning onto Oakes, uh, there’s been a few occasions
where I’ve watched cars in front of me almost get hit at that
intersection. And now we have a group of seniors, that are coming
to this facility. I’m a financial advisor. I deal with a lot of seniors. I
know the accidents they get in. I know the senior center – centers
they attend and the groups they go to. And it scares me a little bit
for our community being a neighborhood. Not a place where
people should be going for a YMCA or a, uh, place to congregate.
That’s not what the road structure is set up for.
But putting the roads aside, it’s a neighborhood. We purchased
here for that purpose. Where we used to live, we ended up with a
commercialized multi-story building that got built – built right
9.A.3.f
Packet Pg. 1523 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
Page43of46
behind our house in our neighborhood. We moved from that
location because of that. Our property values – we happened to get
out when it was happening – I’m friends with the people who
bought our house. Uh, their value over the last, uh, four years –
when real estate’s been doing well – is up about $3,000. They just
sold their house from when we originally owned it. So, when you
look at property values, you look at traffic flows, you look at
people, you look at safety. It’s all a concern.
But, uh, you can make numbers say whatever you want to with
traffic, or with the number of people coming into events. I
understand, but I see a lot of discrepancies. One of the – the ladies
was mentioning this in her comments. But for example, on the
brochure you handed out today, it says the vast majority of
programs take place between, uh, 10:00 a.m. and – and 3:00 p.m.
Well, on your schedule you have events starting at 9:30, so –
discrepancy –numbers. You can change those schedules. You can
have more things start at 9:00 if you want to. There’s nothing that
restricts when those events can change, or what it does for traffic
flow.
And as it was mentioned, you know, if the events were ending at
3:00-3:30, they last for an hour, that’s already getting into traffic.
Traffic in Naples, I think, uh, has, uh – Jim would know – starts
getting a lot heavier at 4:00. That’s exactly the time that something
that starts later, and it affects the Oakes. When I come home during
the day, sometimes it takes a long time. I know this year which
[inaudible] [01:33:12] season, turning off of Oakes onto
Vanderbilt, or onto Immokalee, is very difficult somedays. And
you say with people coming in. Well, those people coming in are
the same people that are coming off of Vanderbilt to turn onto
Oakes to come through.
Some of my clients live in the Vineyards, and they attend the
Naples Senior Center events. They love it. It’s a great organization.
But now they’ll be coming this way from the Vineyards down to
Oakes, down Valewood, and so forth. So, it – it definitely is a –
going to be a change from what it is. But I think the bottom line is,
yes, there’s some churches. Their small churches. They don’t have
the traffic flow. They’re on the outskirts of the property of the
Oakes Association. They’re not in the middle.
Basically, your plan puts you on three sides surrounded by
residential. It’s basically encroachment in the neighborhood I
9.A.3.f
Packet Pg. 1524 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
Page44of46
purchased in – that I moved into – because I wanted my family to
have a place to live that had space around it – that had the
peacefulness and the quietness. And I think, the other thing that’s
really interesting to note – and I’m on a couple of charities and so
forth too. I understand numbers. But it says here that it’s of the
best interest and under our fiduciary obligation and our budget
constraints for this property.
Yes, I’ve bought real estate too. I would love to buy a residential
property and turn it into a commercial property. I could make a lot
of money doing that. So, the question becomes, when we’re having
these meetings – I think it was alluded to. What’s really changed?
Where’s the negotiation? Are you making this about the fiduciary
responsibility to the board of directors, or are you making it about
the fiduciary responsibility of the Oakes Association and the
people that live here that have spent their hard earned money, to
set up roots here? I don’t think you are, because you said it clearly.
It’s to your financial best interest and your budget constraints to
build this in the Oakes. Not on a commercial property somewhere
else where it has better traffic flow, is safer for the residents, for
their kids, and for the adults.
Wayne Arnold: Thank you. [Applause] This is going to be our last speaker.
John N.: Well, uh, John Nicole. I live on Hidden Oaks Ln., 5690. Uh, that’s,
uh, kind of a perfect segue, what we talked about being stewards of
our environment, of our residential neighborhood. This is a
commercial use in our residential neighborhood. And the last time
I came up here and talked about it and said – we had last March,
we did our – our annual meeting, and there was over 100 attendees
and not a single one was in favor of its use. It was 100 attendees in
March. Now since that time, we have gotten over 240 letters in
opposition to this.
Now, I’m not saying there’s not people that are – that approve it or
want this use, but we’ve got that many people in a – in a
community like this where we’d live in the estates for a reason and
we – we – by design, not social, as we’ve heard before from Peter.
Um, that’s a hell of a lot of people who come out and – and
support our position of opposition to this. We don’t want this. This
is a residential use – residential community. The use is not
compatible with this.
9.A.3.f
Packet Pg. 1525 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
Page45of46
Um, you know, one thing that has also come into play, Oakes
Blvd. as we said went from 45 to 35. There’s also gonna be –
there’s a Standing Oaks PUD that’s gonna be built between
Standing Oaks and Shady Oaks. Once that’s done, in order to get
their building permit, there’s gonna be a traffic coming on four of
the streets. This is all leaning to what we want this to be – is a
beautiful, residential neighborhood. Now you’re coming in with a
commercial use. These are things that I don’t know – what’s
considered the Standing Oaks PUD in your, uh, traffic numbers?
Jim Banks: Yes.
John N.: But that again, is a hazard. We’re trying to make this a residential
community. A residential strip. And we’re talking about putting all
this traffic down there. It’s unacceptable. That’s all I got.
Wayne Arnold: Thank you. [Applause]
Speaker 5: I just have one more comment. It’s – it’s gonna be short. So, I just,
I’m just requesting that if this is going to be a platform for
expressing ourselves, to have time constraints – very difficult,
‘cause, if I think – if this is what this platform is like, I think every
single one person should be able to come up here and spend as
much time as they need to, to express their concern. If it’s all just
everybody has 10 minutes or two minutes or whatever else, I just
don’t think it's fair. So, if we’re gonna have this platform for the
community to talk and – and relay their information or concerns, I
think it’s only fair we have enough time.
Wayne Arnold: Okay, thank you.
Speaker 5: Thank you. [Applause]
Wayne Arnold: I would like to mention just two things. We have a tentative public
hearing scheduled, so our next step is to go before the Collier
County Planning Commission. We’ve been given a March 5th
hearing date as a tentative for that. And we have a county
commission hearing date of April 14th. And I – I – I stress that
those are tentative dates. Those are subject to change for a number
of reasons.
Speaker 6: What time on the 14th?
Wayne Arnold: Uh, BCC meetings begin at 9:00 a.m. County Commission
9.A.3.f
Packet Pg. 1526 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Transcript(01Ͳ27Ͳ2020NIM)
PetitionsPL20180002621(GMPA),NaplesSeniorCenterCommunityFacility
SubdistrictandPL20180002622,NaplesSeniorCenterCFPUD
Page46of46
Meeting – 9:00 a.m., and so does the Planning Commission. They
both begin at 9:00.
Speaker 7: Can you repeat those dates again?
Speaker 6: March 5th and April 14th.
Wayne Arnold: March 5th and April 14th. And of course, if you received notice for
this because you’re an affected property owner, you will get
another notice by staff and there will be zoning signs posted on the
property prior to the – the public dates.
Speaker 8: March 5th time, please?
Speaker 6: 9:00.
Speaker 8: And on the 14th?
Wayne Arnold: Folks, I just want to thank everybody for coming out. We really
appreciate it. And again, as we said, we’re happy to listen and
dialogue with you and hope we can continue to work with you.
Thank you.
[End of Audio]
Duration: 99 minutes
9.A.3.f
Packet Pg. 1527 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
Petitions PL20180002621, Naples Senior Center Community Facility Subdistrict and PL20180002622, Naples Senior Center CFPUDJanuary 27, 2020 Neighborhood Information Meeting9.A.3.fPacket Pg. 1528Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
2•Located on the Southeast quadrant of the intersection of OakesBoulevard and Autumn Oaks Lane•Valewood signal accessProject Location MapSubject PropertyAutumn Oaks Ln.Immokalee RdOakes Blvd.
Valewood Dr.ubject ropertySouthbrookeCommercial PUDWarehouse/StorageO
Cypress CycleChurchChurch9.A.3.fPacket Pg. 1529Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
Current Zoning:E, EstatesProposed Zoning:Naples Senior Center Community Facility PlannedUnit Development (CFPUD)Current Future Land Use Designation:Estates Designation, Mixed Use District,Residential Estates SubdistrictProposed Future Land Use Designation:Naples Senior Center CommunityFacility SubdistrictProject Acreage:13.6+/- acres3Project Information9.A.3.fPacket Pg. 1530Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
4•Create new subdistrict under the Golden Gate Area Master Plan to allow up to 30,000 square feet of building area for senior services uses for the Naples Senior Center for 8.6+/- acres of assemblage•Rezone 13.6+/- acres from the E, Estates Zoning District to CFPUD Zoning District to develop the site for Naples Senior Center services•Daily senior activities•Non-residential facility•No evening or weekend useProposed Request9.A.3.fPacket Pg. 1531Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
5A. Principal Uses:1. Individual and Family Social Services (SIC 8322) for seniors 60 and older, limited to the following:a. Activity centers, elderlyb. Adult day care centersc. Centers for senior citizens/community centersd. Family counseling servicese. Old age assistancef. Outreach programsg. Senior citizens associationsB. Group support services, elderlyCFPUD Proposed Uses9.A.3.fPacket Pg. 1532Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
61. Soup kitchens2. Homeless shelters3. Residential dwelling units4. Offender rehabilitation agencies5. Public welfare offices6. Self-help organizations for alcoholics 7. Refugee services8. Religious facilities/churchesProhibited Uses9.A.3.fPacket Pg. 1533Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
7Proposed Conceptual Master Plan9.A.3.fPacket Pg. 1534Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
8Proposed Conceptual Site Rendering OverlayVALEWOODODD DRIVE9.A.3.fPacket Pg. 1535Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
9Example: Activity Schedule•Pre-registration required for all programs9.A.3.fPacket Pg. 1536Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
James M. Banks, P.E.JMB Transportation Engineering, Inc.10Traffic Analysis9.A.3.fPacket Pg. 1537Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
119.A.3.fPacket Pg. 1538Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
129.A.3.fPacket Pg. 1539Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
139.A.3.fPacket Pg. 1540Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
149.A.3.fPacket Pg. 1541Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
159.A.3.fPacket Pg. 1542Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
16Planning Conclusions•Project thoughtfully designed to be compatible with the Oakes Neighborhood•Large building setbacks•Enhanced landscape buffers•More than 5 acres devoted to preserve and open space•2 story maximum height•Residential style architecture•Project will have direct access to signalized access at Valewood Drive and Immokalee Road•No evening or weekend use of the property•Limited scope of uses related to senior center mission9.A.3.fPacket Pg. 1543Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
17Proposed Conceptual Master Plan Overlay•Date aerial flown: January 2019, Collier County Property AppraiserIMMOKALEE ROAD9.A.3.fPacket Pg. 1544Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
18Project Commitments•No evening or weekend use of property•Hours for senior activities limited to 9:30 a.m. to 4 p.m., Monday through Friday•Enhanced landscape buffers along Autumn Oaks Lane and Oakes Boulevard•List of prohibited uses of the site•Preserve/open space uses only on easternmost 5-acre parcel•Site will be limited to a maximum Monday through Friday daily usage by 485 people.9.A.3.fPacket Pg. 1545Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks
9.A.3.f
Packet Pg. 1546 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
9.A.3.f
Packet Pg. 1547 Attachment: Attachment D - Application and back up materials (11195 : Naples Senior Center at Oaks Blvd)
NA,
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PART OF THE USA TODAY NETWORK
Published Daily
Naples, FL 34110
BCC ZONING DEPT
3299 TAMIAMI TRL, STE 401
NAPLES, FL 34112
Affidavit of Publication
STATE OF WISCONSIN
COUNTY OF BROWN
Before the undersigned they serve as the authority,
personally appeared Joe Heynen who on oath says that
he serves as legal clerk of the Naples Daily News, a
daily newspaper published at Naples, in Collier County,
Florida; distributed in Collier and Lee counties of Florida;
that the attached copy of the advertising was published
in said newspaper on dates listed. Affiant further says
that the said Naples Daily News is a newspaper
published at Naples, in said Collier County, Florida, and
that the said newspaper has heretofore been
continuously published in said Collier County, Florida;
distributed in Collier and Lee counties of Florida, each
day and has been entered as second class mail matter
at the post office in Naples, in said Collier County,
Florida ,for a period of one year next preceding the first
publication of the attached copy of advertisement and
affiant further says that he has neither paid nor promised
any person, or corporation any discount, rebate,
commission or refund for the purpose of securing this
advertisement for publication in the said newspaper.
2/14/2020
Subscribed and sworn to before on FEBRUARY 14,2020:
.YYI.uv\(0_k
Notary, State of WI, County of Brown
TAIIA MONDLOCH
Notary Public
State of Wisconsin
My commission expires: August 6, 2021
— Publication Cost: $945 00
Ad No GCI0365849
Customer No 505868
PO#:
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Collier County Planning Commission will hold a public meeting on
March 5, 2020 commencing at 9:00 A.M. in the Board of County Commissioners Chamber. Third
Floor.County Government Center.3299 Tanuami Trail East.Naples.FL
The purpose of the hearing is to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED,THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY,FLORIDA,SPECIFICALLY AMENDING THE URBAN GOLDEN GATE ESTATES
SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND URBAN
GOLDEN GATE ESTATES FUTURE LAND USE MAP AND MAP SERIES BY AMENDING THE
ESTATES MIXED-USE DISTRICT TO ADD THE NAPLES SENIOR CENTER COMMUNITY
FACILITY SUBDISTRICT TO ALLOW CONSTRUCTION OF UP TO 30,000 SQUARE FEET
OF COMMUNITY FACILITY USES FOR FAMILY SOCIAL SERVICE PROGRAMS AND
ACTIVITIES FOR SENIORS AGED 60 AND OVER. THE SUBJECT PROPERTY IS LOCATED
ON THE SOUTHEAST CORNER OF THE INTERSECTION OF OAKF-S BOULEVARD AND
AUTUMN OAKS LANE,APPROXIMATELY 350 FEET SOUTH OF IMMOKALEE ROAD, IN
SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 8.7±ACRES;AND
FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT
TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR
SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. tPL201800026211
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER
COUNTY LAND DEVELOPMENT CODE,WHICH ESTABLISHED THE COMPREHENSIVE
ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL
PROPERTY FROM AN ESTATES (E) ZONING DISTRICT TO A COMMUNITY FACILITY
PLANNED UNIT DEVELOPMENT(CFPUD)ZONING DISTRICT FOR THE PROJECT TO BE
KNOWN AS NAPLES SENIOR CENTER CFPUD,TO ALLOW UP TO 30,000 SQUARE FEET OF
INDIVIDUAL AND FAMILY SOCIAL SERVICES(SIC 8322)FOR SENIORS 60 AND OLDER,
INCLUDING ACTIVITY CENTERS FOR THE ELDERLY, ADULT DAY CARE CENTERS,
COMMUNITY CENTERS FOR SENIOR CITIZENS, SENIOR CITIZEN ASSOCIATIONS,
FAMILY COUNSELING, OLD AGE ASSISTANCE, AND OUTREACH PROGRAMS ON
PROPERTY LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF
OAKFS BOULEVARD AND AUTUMN OAKS LANE,APPROXIMATELY 350 FEET SOUTH OF
IMMOKALEE ROAD,IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING
OF 13.6±ACRES;AND BY PROVIDING AN EFFECTIVE DATE.1PL201800026221
Immokalee RD
Autumn Oaks LN
' O
to
I,o Project
p Location
All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE(S)will
be made available for inspection at the GMD Zoning Division,Comprehensive Planning Section,2800
N. Horseshoe Dr., Naples.between the hours of 8:00 A M.and 5:00 P.M..Monday through Friday.
Furthermore, the materials will be made available for inspection at the Collier County Clerk's Office.
Fourth Floor, Collier County Government Center. 3299 Tamiami Trail East. Suite 401, Naples.one
week prior to the scheduled hearing.Any questions pertaining to the documents should be directed to
the GMD Zoning Division,Comprehensive Planning Section. Written comments filed with the Clerk
to the Board's Office prior to March 5,2020.will be read and considered at the public hearing.
Any person who decides to appeal any decision of the Collier Comity Planning Commission will need a
record of the proceedings pertaining thereto and therefore,may need to ensure that a verbatim record
of the proceedings is made,which record includes the testimony and evidence upon which the appeal
is based.
If you arc a person with a disability who needs any accommodation in order to participate in this
proceeding,you are entitled,at no cost to you,to the provision of certain assistance Please contact the
Collier County Facilities Management Division.located at 3335 Tamiami Trail East,Suite 101,Naples.
FL 34112-5356,(239)252-8380,at least two days prior to the meeting. Assisted listening devices for
the hearing impaired are available in the Board of County Commissioners Office.
Mark P.Strain,Chairman
Collier County Planning Commission „O.GC„u,,,,-0,
NAPLESNEWS.COM FRIDt.Y, FEBRUARY 14, 2020 - 23A
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Collier County Planning Commission will hold a public meeting on
Mardi 5, 2020 commencing at 9:00 A.M. in the Board of County Commissioners Chamber, Third
Floor,County Government Center,3299 Tamiami Trail East,Naples,FL.
The purpose of the hearing is to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA,SPECIFICALLY AMENDING THE URBAN GOLDEN GATE ESTATES
SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN ELEMENT AND URBAN
GOLDEN GATE ESTATES FUTURE LAND USE MAP AND MAP SERIES BY AMENDING THE
ESTATES MIXED-USE DISTRICT TO ADD THE NAPLES SENIOR CENTER COMMUNITY
FACILITY SUBDISTRICT TO ALLOW CONSTRUCTION OF UP TO 30,000 SQUARE FEET
OF COMMUNITY FACILITY USES FOR FAMILY SOCIAL SERVICE PROGRAMS AND
ACTIVITIES FOR SENIORS AGED 60 AND OVER. THE SUBJECT PROPERTY IS LOCATED
ON THE SOUTHEAST CORNER OF THE INTERSECTION OF OAKES BOULEVARD AND
AUTUMN OAKS LANE,APPROXIMATELY 350 FEET SOUTH OF 1MMOKALEE ROAD,IN
SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 8.7±ACRES;AND
FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT
TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR
SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. (PL20180002621(
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER
COUNTY LAND DEVELOPMENT CODE,WHICH ESTABLISHED THE COMPREHENSIVE
ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL
PROPERTY FROM AN ESTATES (E) ZONING DISTRICT TO A COMMUNITY FACILITY
PLANNED UNIT DEVELOPMENT(CFPUD)ZONING DISTRICT FOR THE PROJ ECT TO BE
KNOWN AS NAPLES SENIOR CENTER CFPUD,TO ALLOW UP TO 30,000 SQUARE FEET OF
INDIVIDUAL AND FAMILY SOCIAL SERVICES(SIC 8322)FOR SENIORS 60 AND OLDER,
INCLUDING ACTIVITY CENTERS FOR THE ELDERLY, ADULT DAY CARE CENTERS,
COMMUNITY CENTERS FOR SENIOR CITIZENS, SENIOR CITIZEN ASSOCIATIONS,
FAMILY COUNSELING, OLD AGE ASSISTANCE, AND OUTREACH PROGRAMS ON
PROPERTY LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF
OAKES BOULEVARD AND AUTUMN OAKS LANE,APPROXIMATELY 350 FEET SOUTH OF
1MMOKALEE ROAD,IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING
OF 13.6±ACRES;AND BY PROVIDING AN EFFECTIVE DATE.(PL201800026221
Immokalee RD
Autumn Oaks LN
3
to
N
CO
\rtljY Project
Location
e
All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE(S)will
be made available for inspection at the GMD Zoning Division,Comprehensive Planning Section,28110
N. Horseshoe Dr.,Naples, between the hours of 8:00 A.M.and 5:00 P.M.. Monday through Friday.
Furthermore. the materials will be made available for inspection at the Collier Counts Clerk's OOicc.
Fourth Floor. Collier County Government Center,3299 Tamiami Trail Fast. Suite 41)1. Naples. one
week prior to the scheduled hearing.An) questions pertaining to the documents should be directed to
the GMD Zoning Division.Comprehensive Planning Section. Written comments tiled with the Clerk
to the 13oardfs Orrice prior to March 5,2020,will be read and considered at the public healing
Any person who decides to appeal any decision of the Collier Count} Planning Commission a ill need a
record of the proceedings pertaining thereto and therefore.mai need to ensure that a set bar im record
of the proceedings is made. which record includes the testimony and es idence upon tthich the appeal
is based
If you are a person with a disability who needs am accommodation in order to participate in this
proceeding,you arc entitled,at no cost to you.to the provision of certain assistance. Please contact the
Collier County Facilities Management Division.located at 3335 Tamiami Tr ail East.Suite 101.Naples.
FL 34112-5356.1239)252-8380. at least two days prior to the meeting. Assisted listening des ices Ibr
he hearing impaired are mailable in the Board of County Commissioners Office.
Mark P.Strain.Chairman
Collier County Planning Commission No.GCN10b.9d‘
03/05/2020
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.4
Item Summary: PL20180002668: An Ordinance of the Board of County Commissioners
amending Ordinance 89-05, as amended, the Collier County Growth Management Plan, specifically
amending the Future Land Use Element and Map Series to add the Ventana Pointe Residential Overlay, to
allow a maximum density of 77 dwelling units through a base density of .2 dwelling units per acre plus
density bonuses for native vegetation and transfer of development rights for a total maximum density of
approximately 2 dwelling units per acre, for property within the Rural Fringe Mixed Use District-
Receiving Lands, and furthermore directing transmittal of the amendment to the Florida Department of
Economic Opportunity. The subject property is located on the south side of Immokalee Road,
approximately two miles east of Collier Boulevard, in Section 25, Township 48 South, Range 26 East,
Collier County, Florida, consisting of 37.62± acres. (Companion PL20180002669) [Coordinator: Corby
Schmidt, AICP, Principal Planner]
Meeting Date: 03/05/2020
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
02/18/2020 8:10 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
02/18/2020 8:10 AM
Approved By:
Review:
Growth Management Department David Weeks Additional Reviewer Completed 02/18/2020 1:21 PM
Growth Management Operations & Regulatory Management Judy Puig Review item Completed 02/19/2020 4:56 PM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed
Growth Management Department James C French Review Item Completed 02/20/2020 4:05 PM
Zoning Ray Bellows Review Item Completed 02/21/2020 8:40 AM
Planning Commission Mark Strain Meeting Pending 03/05/2020 9:00 AM
9.A.4
Packet Pg. 1548
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
AMENDMENT
VENTANA POINTE
PL20180002668/CP-2018-7
[Companion PL20180002669]
VENTANA POINTE
PL20180002668/CP-2018-7
(ADOPTION HEARINGS)
CCPC: MARCH 05, 2020
BCC: APRIL 14, 2020
9.A.4.a
Packet Pg. 1549 Attachment: CCPC COVER (11503 : Ventana Pointe GMPA)
TABLE OF CONTENTS
CCPC March 5, 2020
GMP Amendments Adoption
Ventana Pointe – PL20180002668/CP-2018-7
1) TAB: Adoption Staff Report DOCUMENTS: Adoption Staff Report:
2) TAB: Adoption Ordinance DOCUMENTS: Adoption Ordinance with Exhibit
“A” text (and/or maps):
3) TAB: Transmittal Staff Report DOCUMENTS: Transmittal Staff Report
4) TAB: Transmittal Executive Summary DOCUMENT: Transmittal Executive Summary
5) TAB: Transmittal Resolution DOCUMENT: Resolution #2019-206
6) Project PL20180002668/ DOCUMENT: Petition/Application
Petition CP-2018-7
7) TAB: Adoption Legal Advertisement DOCUMENT: Advertisement
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Packet Pg. 1550 Attachment: Table of Contents (11503 : Ventana Pointe GMPA)
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION
COMPREHENSIVE PLANNING SECTION
HEARING DATE: March 5, 2020
SUBJECT: PETITION PL20180002668/CP-2018-7, CYCLE 3 GROWTH
MANAGEMENT PLAN AMENDMENT
[ADOPTION HEARING]
(Companion to PUDR-PL20180002669)
ELEMENT: FUTURE LAND USE
PROPOSED AMENDMENT
Petition PL20180002668/CP-2018-7 is a large-scale Comprehensive Plan amendment
specifically amending the Future Land Use Element (FLUE) by adding a new Overlay in the Rural
Fringe Mixed Use District (RFMUD) Receiving Lands, revising the Future Land Use Map to depict
the new Overlay, and adding a new Future Land Use Map Series inset map depicting the new
Overlay. The new residential overlay will: allow a maximum residential density of 2.05 dwelling
units per acre (DU/A) yielding 77 DUs (whereas the site is presently limited to 1 DU/5 acres or 7
DUs); utilize Transfer of Development Rights Credits (TDRs) for this property that would otherwise
be ineligible due to being less than the minimum 40 acres required in the RFMUD; provide for
bonus TDRs for native vegetation retention beyond that required in the RFMUD (a modified
version of an existing provision in the RFMUD); and, provide for a bonus DU for each TDR
redeemed, a 2 for 1 allowance (this is a unique provision that would apply to this site only and
exists nowhere else in the RFMUD). The subject property, comprising ±37.62 acres, is currently
zoned A-RFMUO, Rural Agriculture and Rural Fringe Mixed Use Overlay Receiving Lands, and
is located on the south side of Immokalee Road, along the west side of Richards Street, and along
the north side of Sundance Street, approximately two miles east of Collier Boulevard (CR 951),
in Section 25, Township 48 South, Range 26 East. Note: A companion PUD rezone petition is
scheduled for this same hearing.
Transmittal hearings on the amendment were held on September 5, 2019 (CCPC, Collier County
Planning Commission) and on October 22, 2019 (Collier County Board of County
Commissioners). The Transmittal recommendations/actions are presented further below.
Within CCPC materials provided, you will find the Transmittal Executive Summary from the Board
hearing, and the Transmittal CCPC staff report for the petition, which provides staff’s detailed
analysis of the petition.
In accordance with Chapter 163.3184(3)(b)1., F.S., pertaining to the Expedited State Review
Process, this Transmittal package was provided to the Florida Department of Economic
Opportunity (DEO) and other reviewing agencies on October 28, 2019.
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REVIEW AGENCY COMMENT LETTERS
After review of the Transmitted amendment within each reviewing agency’s authorized scope of
review, the DEO [who assigned review no. 19-05ESR], as well as the Florida Department of
Environmental Protection (DEP), Florida Fish and Wildlife Conservation Commission, and South
Florida Water Management District (SFWMD) rendered their comment letters indicating “no
comment” or “no adverse impacts found” or the agency did not respond.
The Comments Letters received are located within materials provided to the CCPC. The
remaining reviewing agencies did not provide a Comment Letter.
Within CCPC materials provided is an Ordinance with Exhibit “A” text and maps for the petition;
this exhibit reflects the text and maps as approved by the Board for Transmittal.
TRANSMITTAL
STAFF RECOMMENDATION: Not to Transmit to DEO. However, if, and only if, the CCPC
forwards the petition with a recommendation to approve, staff recommended the density be
reduced to 1 DU/A (37 DUs) via use of TDRs (the density that could have been achieved prior to
the taking of a portion of the site for Immokalee Road widening that resulted in the remaining
parcel comprising less than the 40-acre minimum otherwise required for receiving TDR credits).
CCPC RECOMMENDATION: Transmit to DEO (vote: 6/0). The petitioner team committed to the
CCPC that this development would provide only single-family detached residences.
BOARD ACTION: Transmitted to DEO (vote: 4/1), per CCPC recommendation, Commissioner
Taylor opposed.
ADOPTION
There have been no revisions from the version Transmitted.
STAFF RECOMMENDATION
That the CCPC forward the single, 2018 Cycle 3 petition to the Board with a recommendation not
to adopt and transmit to the Florida Department of Economic Opportunity and review agencies
that provided comments. As stated in the staff report to the CCPC at Transmittal, staff
recommends denial for the following reasons:
x The subject site and surrounding lands are designated Rural Fringe Mixed Use District
Receiving Lands; the Urban designated area is 0.9 miles to the west. There is no transition
provided from lower to higher density and/or use intensity.
x This petition proposes to allow 77 dwelling units (2 DU/A) with the net effect being an
increase of 70 DUs. Density is achieved via use of TDRs and a “buy one get one free”
density allowance that would be unique to the subject property. This provision would apply
to no other Receiving Lands.
x Surrounding properties, and properties within the 3-mile Immokalee Road corridor in the
Rural Fringe Mixed Use District Receiving Lands in which this site is located, are limited
to a maximum density of 1 DU/5 Acres (0.2 DU/A) - or up to 1 DU/A via use of TDRs if
>40 acres in size; agricultural uses; essential services; institutional uses by conditional
use (e.g. day care center, ALF, church). The requested density of 2 DU/A is out of
character with the RFMUD Receiving Lands in which the site is located.
x The subject parcel was previously >40 acres prior to Immokalee Road widening. The
owner was compensated for the land taken for that road.
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x People attending the Neighborhood Information Meeting expressed opposition to the
proposed intensity and density of this Overlay and the companion PUD project.
Additionally, the petitioner team committed to the CCPC in their September 2019 transmittal
hearing, that this development would provide only single-family detached residences ‒ and
Overlay provisions were revised to reflect this. With this revision, the development would no
longer meet the intent of FLUE Policy 7.4 which encourages new developments to provide
walkable communities with a blend of densities, common open spaces, civic facilities and a range
of housing prices and types. [emphasis added]
LEGAL REVIEW
This Staff Report was reviewed by the County Attorney’s Office on _________ , 2020. The criteria
for GMP amendments to the Future Land Use Element and Map Series are in Sections
163.3177(1)(f) and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. [HFAC]
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Petition Number: PL20180002668/CP-2018-7
Staff Report for March 5, 2020 CPCC meeting.
NOTE: This petition has been tentatively scheduled for the April 14, 2020 BCC meeting.
G:\CDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2018 Cycles & Smalls\2018 Cycle 3 - October\CP-18-7
RFMUD VP Rsdntl Overlay\CCPC\CP-18-7 CCPC Adptn stff rprt_csdwFNL.docx
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Agenda Item 9.
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PL20180002668 / CP-2018-7
Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION
COMPREHENSIVE PLANNING SECTION
HEARING DATE: September 5, 2019
SUBJECT: PETITION PL20180002668/CP-2018-7
2018 CYCLE THREE GROWTH MANAGEMENT PLAN AMENDMENT
[TRANSMITTAL HEARING]
ELEMENT: FUTURE LAND USE
APPLICANT/AGENTS
Applicant: Ryan Zuckerman Owner: Carole Construction of Naples, Inc.
RJH II, LLC 1100 Cypress Woods Drive
7466 NW 51st Way Naples, FL 34103
Coconut Creek, FL 33073
Agents: Robert J. Mulhere, FAICP Richard D. Yovanovich, Esq.
Hole Montes, Inc. Coleman, Yovanovich & Koester, PA
950 Encore Way 4001 Tamiami Trail North, Suite 300
Naples, FL 34110 Naples, FL 34103
GEOGRAPHIC LOCATION
The subject property, consisting of ±37.62 acres, is located on the south side of Immokalee Road,
along the west side of Richards Street, and along the north side of Sundance Street, approximately
two miles east of Collier Boulevard (CR 951), in Section 25, Township 48 South, Range 26 East.
REQUESTED ACTION
This petition seeks to establish an Overlay designation in the Future Land Use Element (FLUE) by
amending:
1) Policy 1.9, to add the new Ventana Pointe Residential Overlay;
2) Overlays and Special Features, to add the new Overlay provisions;
3) Future Land Use Map Series list, to add the title of the new Residential Overlay inset map;
4) Countywide Future Land Use Map to depict the Overlay; and,
5) Future Land Use Map Series to add an inset map depicting the Overlay site.
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Agenda Item 9.
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PL20180002668 / CP-2018-7
Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
The Overlay text, Countywide Future Land Use Map, and FLU Map Series inset map proposed by
this amendment are found in Resolution Exhibit “A”.
PURPOSE AND DESCRIPTION OF PROJECT
The petition proposes the new Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use
District (RFMUD) Receiving Lands that: allows a maximum residential density of 2.05 dwelling units
per acre (DU/A) yielding 77 DUs; utilizes Transfer of Development Rights Credits (TDRs) for this
property that would otherwise be ineligible due to being less than the minimum 40 acres required in
the RFMUD; provides for bonus TDRs for native vegetation retention beyond that required in the
RFMUD; and, provides for a bonus DU for each TDR redeemed (2 for 1). [Note: This petition was
originally submitted to allow 95 DUs (2.53 DU/A) and access to Richards Road; shortly before
drafting of this Report, the density was reduced to 77 DUs, access was changed to Immokalee Road,
and a landscape buffer provision was added. As a result, some petition materials may still reference
or be based upon the original submittal provisions.]
FUTURE LAND USE DESIGNATIONS, ZONING AND LAND USES:
Existing Conditions:
Subject Property: The subject property, which comprises ±37.62 acres, is designated Rural Fringe
Mixed Use District (RFMUD) Receiving Lands, which generally provides for higher [land use]
densities in an area with fewer natural resource constraints (than Sending Lands) and where existing
and planned public facilities are concentrated. The property is zoned A-RFMUO, Rural Agriculture
and Rural Fringe Mixed Use Overlay Receiving Lands and is undeveloped and wooded.
FUTURE LAND USE MAP EXCERPT
(Note: subject site is not to scale – is much smaller than appears on map)
Surrounding Lands:
North: To the north, across Immokalee Road, lands are designated RFMUD Receiving Lands and
are within the Urban-Rural Fringe Transition Area Overlay. It is zoned Heritage Bay MPUD
(Mixed Use Planned Unit Development), and is developed with residential units, lakes (former
quarry) and conservation areas.
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Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
East: To the east, across Richards Road, lands are designated RFMUD Receiving Lands and zoned
A-MHO-RFMUO Receiving Lands (MHO-mobile home overlay). There is a County stormwater
retention area then undeveloped lands.
South: To the south, across Sundance Street, lands are designated RFMUD Receiving Lands and
zoned A-RFMUO Receiving Lands. They are part of the La Morada residential golf course
development.
West: To the west, lands are designated RFMUD Receiving Lands and zoned A-RFMUO Receiving
Lands. Some parcels are undeveloped and wooded while others contain a single-family dwelling.
The Future Land Use Map designates land lying immediately west (and southwest) of the subject
property Rural Fringe Mixed Use District-Receiving Lands.
In summary, the existing and planned land uses, and zoning, in the area surrounding the subject
property are primarily low-density single-family residences and undeveloped acreage parcels.
STAFF ANALYSIS
Along this segment of Immokalee Road, a six-lane divided arterial, the RFMUD Receiving Lands
comprises a 3-mile corridor. It begins one mile east of Collier Blvd. and extends east to Golden
Gate Estates. Land uses along this corridor, running west to east, are generally identified below.
North Side of Immokalee Road
x 1st Mile: A portion of the 2,562-acre Heritage Bay PUD/DRI approved for 3,450 DUs (gross
density of 1.35 DU/A), 66 acres/230,000 s.f. of commercial development, 200 ALF units, golf
courses, 863+ acres of wetlands, and 677 acres of lakes (487 acres are former quarry). The
entire PUD/DRI comprises four Sections (+4 square miles); three Sections are designated
RFMUD Receiving Lands and one Section is Urban Residential Subdistrict and Mixed-Use
Activity Center Subdistrict. The entire PUD/DRI is also within the Urban-Rural Fringe
Transition Area Overlay, established in 2003 by a private sector GMP amendment, which
allows the density from the Urban Section to be distributed throughout the Overlay.
x 2nd Mile: Bonita Bay East Golf Course, which includes a significant amount of conservation
lands, zoned A-RFMUO Receiving Lands.
x 3rd Mile: Twin Eagles Golf & Country Club, a residential golf course development, a portion of
which utilizes TDR credits; the gross density is <1 DU/A. The development is zoned A-
RFMUO Receiving Lands.
South Side of Immokalee Road
x 1st Mile: Portion of La Morada residential and golf course development; utilizes TDR credits;
gross density is < 1 DU/A. Church on 9.35-acre parcel. Two undeveloped, wooded parcels,
+8 acres and 17.25 acres. Portion of La Morada. Fogg’s plant nursery on +17.5 acres. An
undeveloped, wooded parcel, +17.25 acres. Subject site. All of these properties are zoned A-
RFMUO Receiving Lands. Staff’s opinion is there is little opportunity to aggregate properties.
x 2nd Mile: County stormwater management pond on +7.7 acres. Four undeveloped, wooded
parcels, +18.3 acres, 8.6 acres, +0.5 acres, +0.9 acres. Two parcels containing one single
family dwelling and a horse training facility (7.25 acres total), and an undeveloped parcel
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Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
(+18.4 acres), all three of which comprise a portion of a site for which a 2019 pre-application
meeting was held for a church conditional use. A church on +9.1 acres. Three undeveloped,
wooded parcels, 3.6 acres, +2.2 acres, +1.4 acres. A church on land zoned MPUD (+35
acres), approved for church, school, child care and ALF-assisted living facility. Two
undeveloped, wooded, 0.5-acre parcels. A 22-acre public school site, frontage portion
recently cleared. Three undeveloped parcels, each between +1.1 and +1.2 acres. Except for
the one MPUD, all of these lands are zoned A-RFMUO Receiving Lands. Staff sees two
potential opportunities to aggregate property, one of which is the site of the proposed church
CU.
x 3rd Mile: Brentwood Lakes (fka Twin Eagles South) platted residential subdivision, cleared
and infrastructure work underway; utilizes TDR credits. Two undeveloped parcels comprising
+24.4 acres that is the site of a pending GMP amendment and PUD rezoning proposing a
mixed-use project to allow 44,400 s.f of commercial, day care, and 129 DUs yielding a gross
density of 5.29 DU/A. (Not fronting Immokalee Road is a landscape maintenance business on
+15.7 acres.) Nine parcels varying in size from +0.75 to 13 acres – four are undeveloped and
wooded, three are in agricultural use, two contain a SFDU each. County stormwater
management pond on +5.1 acres. Two parcels in agricultural use, 1.1 and +1.4 acres. All of
these lands are zoned A-RFMUO Receiving Lands. Given the small size of most parcels and
the existence of SFDUs, staff’s opinion is there is minimal opportunity to aggregate property.
In summary, all adjacent properties on the south side of Immokalee Road are limited to 1 DU/5
acres (0.2 DU/A) and agricultural uses by right, and are currently undeveloped or contain a single
family dwelling; and all property on south side of Immokalee Road in this 3-mile corridor of RFMUD
Receiving Lands are developed or approved with residential density <1 DU/A or agricultural uses
or institutional uses allowed by the RFMUO Receiving Lands zoning overlay. It is acknowledged
the site fronts on a six-lane divided road, has central utilities available, and is across Immokalee
Road from the urban-style development of Heritage Bay. However, staff also notes that Heritage
Bay opposite this site is separated by both Immokalee Road and the Cocohatchee Canal, and then
within Heritage Bay is a landscape berm and buffer, a local road, then a single row of 1 story
dwellings. Further, Heritage Bay has an approved density of 1.35 DU/A. In staff’s opinion, though
the proposed density might not be incompatible with surrounding density based upon high level
view, it is out of character with the adjacent and extended area development pattern in the RFMUD
Receiving Lands corridor along Immokalee Road.
Appropriateness of the Site and the Change:
The Meyers Research Needs Analysis (June 2018), is part of the supporting data & analysis
submitted with GMPA application materials (Exhibit V.D.1.). The Meyers Research analyzes the
[specific] need for this number of residences at this location. The Analysis indicates that the
projected population growth provides sufficient demand for the density already allowed by the
RFMUD Receiving Lands.
Staff’s opinion is that this amendment will not increase the countywide population, rather reallocate
a small portion of the population growth such that there is an increase to this site of 113 persons
(124 persons vs. presently allowed 11 persons). [Calculations: 77 DUs per the Overlay x 2.38
persons per household (countywide ratio) x 0.675 (67.5% - the countywide occupancy rate) = 124
persons.] The amendment will introduce new residential density (77 DUs v. 7 DUs) by establishing
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Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
a future land use designation in an area where it is not now allowed. Staff is of the opinion that the
proposed GMP amendment is out of character with the surrounding development pattern.
Per the petitioner materials, the subject parcel was previously 40+ acres in size; as such, it qualified
to utilize TDRs to increase density to a maximum of 1 DU/A. When the County acquired a portion of
the site to expand Immokalee Road ROW, resulting in the parcel size of 37.62 acres, the land owner
was compensated, presumably for the value of the changes to property rights and made whole. This
overlay would now return the rights to the property owner to use TDRs plus double the allowable
density through a “buy one get one” allowance.
The petitioner notes similarities between this site and proposed overlay with the Urban Residential
Fringe (URF) Subdistrict and contends that the overlay provides for a transition between Urban and
Rural Fringe areas/densities. The URF: is located along the east side of Collier Blvd., a 6-lane divided
road, from Beck Blvd. (near I-75) south to US 41 East; is served by central utilities; is one mile wide;
comprises +8.5 Sections (+5,400 acres); limits density to 1.5 DU/A or 2.5 DU/A with use of TDR
credits; is intended to serve as a transition between higher densities allowed on the west side of
Collier Blvd. (Urban Residential Subdistrict, 4 DU/A base and potentially higher if qualifying for a
density bonus(es) and the RFMUD to the east (mostly Sending Lands, 1 DU/40 acres); and, is within
the Urban FLUM designation. Staff notes this small property fronts a 6-lane divided road and is
served by central utilities, but it provides no transition as it is +0.9 mile east of the urban boundary -
it is an island surrounded by RFMUD Receiving Lands limited, residentially, to a rural density of 1
DU/5 acres (0.2 DU/A) - or up to 1 DU/A utilizing TDRs but only for projects of >40 contiguous acres
(the closest portion of the La Morada project, which uses TDRs, is +660 feet to the west and not
fronting Immokalee Road).
While staff might characterize the proposed density as urban sprawl, it must be acknowledged that
one could argue the presently allowed density is also urban sprawl.
RFMUD Restudy White Paper
The RFMUD White Paper presents a compilation of public comments gathered from the various
meetings and workshops held in the community to solicit public input as well as staff
recommendations. One of those recommendations is to consider allowing a density up to two
DU/A but only for affordable/workforce housing projects. BCC direction for RFMUD GMP
amendments includes for staff to take into account housing affordability, mobility, economic vitality
and environmental protection. This petition doesn’t address any of these considerations and
specifically doesn’t propose affordable/workforce housing; though there is a proposed density
increase for additional native vegetation retention, there is no incentive to do so since the
maximum allowable density can be achieved via the purchase of TDR credits and equivalent
number of free DUs.
Criteria for GMP Amendments in Florida Statutes
Data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
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Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be
based upon relevant and appropriate data and an analysis by the local government that may
include, but not be limited to, surveys, studies, community goals and vision, and other data
available at the time of adoption of the comprehensive plan or plan amendment. To be based on
data means to react to it in an appropriate way and to the extent necessary indicated by the data
available on that particular subject at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be
deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such
studies, surveys, data, and supporting documents for proposed plans and plan amendments
shall be made available for public inspection, and copies of such plans shall be made
available to the public upon payment of reasonable charges for reproduction. Support data
or summaries are not subject to the compliance review process, but the comprehensive plan
must be clearly based on appropriate data. Support data or summaries may be used to aid
in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted may
be evaluated. However, the evaluation may not include whether one accepted methodology
is better than another. Original data collection by local governments is not required. However,
local governments may use original data so long as methodologies are professionally
accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates
and projections, which shall either be those published by the Office of Economic and
Demographic Research or generated by the local government based upon a professionally
acceptable methodology. The plan must be based on at least the minimum amount of land
required to accommodate the medium projections as published by the Office of Economic
and Demographic Research for at least a 10-year planning period unless otherwise limited
under s. 380.05, including related rules of the Administration Commission. Absent physical
limitations on population growth, population projections for each municipality, and the
unincorporated area within a county must, at a minimum, be reflective of each area’s
proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and data
regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
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Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation,
conservation, education, public facilities, and other categories of the public and private uses of
land. The approximate acreage and the general range of density or intensity of use shall be
provided for the gross land area included in each existing land use category. The element shall
establish the long-term end toward which land use programs and activities are ultimately
directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address
the statutory requirements for a Plan amendment, then present and defend, as necessary, that data
and analysis.
Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency
Determination:
A Traffic Impact Statement, dated January 25, 2019, prepared by Trebilcock Consulting Solutions,
Inc., was submitted with this petition (Exhibit “V.E.3”). It notes that all traffic accessing the property
comes from Immokalee Road (35% to/from the east; 65% to/from the west).
Collier County Transportation Planning staff reviewed this petition and had no objection to its
approval, finding it consistent with Transportation Element Policy 5.1.
Environmental Impacts:
A Protected Species Survey, dated October 2, 2018, prepared by Earth Tech Environmental, LLC
(ETE), was submitted with this petition (Exhibit V.C.1). Environmental specialists with County
Development Review Division, Environmental Planning Section, reviewed these documents and
provided the following comments:
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Agenda Item 9.
‒ 8 ‒
PL20180002668 / CP-2018-7
Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
The subject property is visited by bear, panther, bobcat and other animal species. The levels of
protections granted to these animals, along with their habitat found on property, affects the potential
for development.
The native vegetation on site will be retained in accordance with the requirements of Policy 6.1.1 of
the Conservation and Coastal Management Element of the GMP and Section 3.05.07 of the LDC.
Public Facilities Impacts:
A Public Facilities Report, dated January 29, 2019 (Exhibit V.E.1), was submitted with this petition
and concluded there is adequate capacity of public infrastructure to serve the proposed project –
potable water, wastewater collection and treatment, solid waste collection and disposal, stormwater
management, parks and recreational facilities, public schools, and emergency medical (EMS) and
fire rescue services. Appropriate staff reviewed this petition and identified no issues or concerns
regarding impacts upon public infrastructure.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS
The application team held a Neighborhood Information Meeting (NIM) in the Sanctuary of the Peace
Lutheran Church, located at 9850 Immokalee Road, Naples on June 12, 2019, at 5:30 p.m. as
required by Section 10.03.05 F. of the LDC. This NIM was advertised, noticed and held jointly for
this GMP amendment petition and companion PUD rezone petition [which is not under formal
consideration with this GMPA transmittal hearing].
Approximately fifteen people other than the applicant team and County staff attended ‒ and heard
the following information:
Robert Mulhere (agent representing the applicant) of Hole Montes, presented an overview of the
proposed development, and how it first required amendments to the County’s Growth Management
Plan. He explained that this Plan amendment was a full-scale amendment that will be heard by the
Planning Commission and the County Board for both transmittal and adoption hearings over a
number of months.
Mr. Mulhere pointed out the property location fronted on three sides by Immokalee Road (N),
Richards Street (E) and Sunset Road (S). This project is designed to access directly onto Richards
Street with its main entry and an additional emergency-only access.
He identified a number of residential developments nearby, including La Morada and Bent Creek.
This project is designed to develop predominantly the southerly half of the property residentially,
while protecting those less-developable [natural] areas characterizing the northerly half.
Mr. Mulhere invited, heard and responded to questions and comments.
Several members of the public spoke, asking questions, seeking more information, expressing
concerns, and expressing opposition for the proposed project. Many of them identified themselves
as being residents of the nearby rural agricultural area, who use and upkeep the private roads
Richards Street, Sunset Road and Krape Road. Their comments and concerns included:
x How the property is already entitled to a relatively high residential density using TDRs; and,
what reasons are given to grant additional, higher density this property?
x Traffic congestion; including adopting these local private roads into use by new residential
traffic [without proposing compensating improvements, directional signage, etc.], directly
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Agenda Item 9.
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PL20180002668 / CP-2018-7
Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
accessing Richards Street at its main entry where vehicles waiting on Richards already do
not have the stacking depth to allow additional vehicles, introducing new or additional turning
maneuver conflicts crossing through the Immokalee Road medians at Richards Street and
Krape Road.
x How past or current property owners have allowed [3rd party] ditching or berming along
portions of the site resulting with improperly displaced surface water offsite [especially across
Richards Street then on to neighboring properties]; and, if property development will
discharge its surface waters into these areas to compound the problem, or if the design will
attempt to correct these problems and restore a more-natural flow?
x How the property, like their own, (was, and) is suitable for low-density development intended
by the Rural Fringe [Mixed Use District].
x The County should keep the Rural Fringe Mixed Use District (RFMUD) intact [without the
changes proposed by this GMP amendment.]
x Project characteristics, The incompatibility of this high-density project with the established
surrounding low-density residential area (too narrow, too small), as now planned is out of
character with the area.
x Impacts on the neighborhood taxes? The agent explained how effects are minimized, as
Impact Fees paid by the developer absorb the costs of new or additional services required
by the development.
x Emergency services and the conflicts of introducing new and additional traffic onto these
private roadways, are where problems already apparent; agent answered that Fire District
representatives review these proposals for the impacts on their ability to provide services and
are addressing these concerns.
The strong consensus was expressed in opposition to developing the subject property as proposed.
The Information Meeting was ended at approximately 6:30 p.m.
This synopsis provides the annotated NIM proceedings. An audio recording of the entire
Neighborhood Information Meeting is available on the County’s “I” drive, at I:/GMD/Comprehensive
Planning/NIM Recordings & PREAPP Notes.
[Synopsis prepared by C. Schmidt, AICP, Principal Planner]
FINDINGS AND CONCLUSIONS
x The subject site and surrounding lands are designated Rural Fringe Mixed Use District Receiving
Lands; the Urban designated area is 0.9 miles to the west.
x This petition proposes to allow 77 dwelling units (2 DU/A) with the net effect being an increase
of 70 DUs. Density is achieved via use of TDRs and a “buy one get one free” density allowance.
x Surrounding properties, and properties within the 3-mile Immokalee Road corridor in the Rural
Fringe Mixed Use District Receiving Lands in which this site is located, are limited to a maximum
density of 1 DU/5 Acres (0.2 DU/A) - or up to 1 DU/A via use of TDRs if >40 acres in size;
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PL20180002668 / CP-2018-7
Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
agricultural uses; essential services; institutional uses by conditional use (e.g. day care center,
ALF, church).
x The requested density of 2 DU/A is out of character with the RFMUD Receiving Lands in which
the site is located.
x The RFMUD White Paper includes a staff recommendation for a density increase to 2 DU/A but
only for affordable/workforce housing, and BCC direction is to include consideration for housing
affordability, mobility, economic vitality, and environmental protection. The subject site is 37.62
acres and the proposed overlay does not address these considerations.
x The subject parcel was previously >40 acres prior to Immokalee Road widening. The owner was
compensated for the land taken for that road.
x The subject site fronts Immokalee Road (CR 846), a 6-lane divided arterial road, and County
water and wastewater service is available to the site.
x There are no issues or concerns regarding LOS impacts upon public infrastructure, or upon
natural (environmental) resources or historical/archaeological resources.
x People attending the Neighborhood Information Meeting expressed opposition to the proposed
intensity and density of this Overlay and the companion PUD project.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on August 16, 2019. The criteria for
GMP amendments to the Future Land Use Element and map series are in Sections 163.3177(1)(f)
and 163.3177(6)(a)2. and 163.3177(6)(a)8., Florida Statutes. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION:
Based on the analyses provided within this report, staff recommends that the Collier County Planning
Commission forward Petition PL20180002668/CP-2018-7 to the Board of County Commissioners
with a recommendation not to approve for transmittal to the Florida Department of Economic
Opportunity and other statutorily required agencies. However, if, and only if, the CCPC forwards the
petition with a recommendation to approve, staff recommends the density be reduced to 1 DU/A (37
DUs) via use of TDRs (the density that could have been achieved prior to the taking of a portion of
the site for Immokalee Road widening) – as reflected below.
(Note: single underline text is added, as proposed by petitioner; double underline text is added, and
double strike through text is deleted, as proposed by staff; all subsequent portions of the petitioner’s
proposed Overlay text would be deleted.)
C. Ventana Pointe Residential Overlay
1. The Ventana Pointe Residential Overlay is located on the south side of Immokalee
Road, approximately two (2) miles east of Collier Boulevard (approximately one (1)
mile east of the Urban Boundary), and consists of 37.62± acres. The Overlay is within
the Rural Fringe Mixed Use District (RFMUD) and is designated as Receiving Lands.
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Agenda Item 9.
‒ 11 ‒
PL20180002668 / CP-2018-7
Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
2. Development within the Overlay shall adhere to applicable RFMUD Receiving Lands
standards and regulations, except where otherwise stated in this Overlay and subject
to the following:
a. Primary access shall be via Immokalee Road.
b. The maximum density shall be 77 37 dwelling units.
c. Density shall be achieved as follows: as provided for in the Rural Fringe Mixed
Use District Receiving Lands for parcels forty (40) acres or larger in size.
Staff provides the following reminder: This GMP amendment follows the Expedited State Review
process. Chapter 163.3184 (3)(c)1, Florida Statutes, provides that the County Board (local
governing body) shall hold its Adoption (second public) hearing within 180 days after receipt of
agency comments, unless extended by agreement with notice to the DEO (state land planning
agency) and any affected person that provided comments on the amendment. This notification,
review and comment process period is approximately 7.5 months (225 days) from the time the
County Board holds its Transmittal (initial public) hearing.
[Remainder of page intentionally left blank]
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Agenda Item 9.
‒ 12 ‒
PL20180002668 / CP-2018-7
Ventana Pointe Residential Overlay in the Rural Fringe Mixed Use District - FLUE
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EXECUTIVE SUMMARY
Recommendation not to approve by Resolution a single Petition from the 2018 Cycle Three of Growth
Management Plan Amendments for an Amendment Proposed to the Future Land Use Element to
Establish the Ventana Pointe Residential Overlay and not to approve for Transmittal to the Florida
Department of Economic Opportunity for Review and Comments Response. (Transmittal Hearing)
(PL20180002668/CP-2018-7)
OBJECTIVE: For the Board of County Commissioners (Board) not to approve (deny) a single petition
from the 2018 Cycle Three of amendments to the Collier County Growth Management Plan (GMP) and not
to approve for transmittal to the Florida Department of Economic Opportunity and other statutorily required
review agencies.
CONSIDERATIONS:
x Chapter 163, F.S., provides for an amendment process for a local government’s adopted
Comprehensive Plan.
x Collier County Resolution No. 12-234 provides for a public petition process to amend the GMP.
x The Collier County Planning Commission (CCPC), sitting as the “local planning agency” under
Chapter 163.3174, F.S., held their Transmittal hearing for the 2018 Cycle 3 petition on September 5,
2019 (one petition only, PL20180002668/CP-2018-7).
x This Transmittal hearing for the 2018 Cycle 3 petition considers an amendment to the Future Land Use
Element (FLUE).
The GMP amendment requested is specific to a ±37.62-acre property, located on the south side of
Immokalee Road, along the west side of Richards Street, and along the north side of Sundance Street,
approximately 1.9 miles east of Collier Boulevard (CR 951), in Section 25, Township 48 South, Range 26
East (Rural Estates Planning Community). The property is zoned A-RFMUO, Rural Agriculture District
and Rural Fringe Mixed Use Overlay Receiving Lands, and is undeveloped and wooded.
This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically amending
the FLUE by adding a new Overlay in the Rural Fringe Mixed Use District (RFMUD) Receiving Lands,
revising the Future Land Use Map to depict the new Overlay, and adding a new Future Land Use Map
Series inset map that depicts the new Overlay. The new residential overlay will: allow a maximum
residential density of 2.05 dwelling units per acre (DU/A) yielding 77 DUs (whereas the site is presently
limited to 1 DU/5 acres or 7 DUs); utilize Transfer of Development Rights Credits (TDRs) for this property
that would otherwise be ineligible due to being less than the minimum 40 acres required in the RFMUD;
provide for bonus TDRs for native vegetation retention beyond that required in the RFMUD (a modified
version of an existing provision in the RFMUD); and, provide for a bonus DU for each TDR redeemed, a
2 for 1 allowance (this is a unique provision that would apply to this site only and exists nowhere else in
the RFMUD).
Based on the review of this petition, including the supporting data and analysis, staff made the following
findings and conclusions:
x The subject site and all immediately surrounding lands are designated Rural Fringe Mixed Use
District Receiving Lands.
x The Urban designated area lies 0.9 mile to the west.
x Surrounding properties, and properties within the 3-mile Immokalee Road corridor in the Rural
Fringe Mixed Use District Receiving Lands in which this site is located, are limited to a maximum
density of 1 DU/5 Acres (0.2 DU/A) ‒ or up to 1 DU/A via use of TDRs if >40 acres in size;
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agricultural uses; essential services; institutional uses by conditional use (e.g. day care center, ALF,
church). In staff’s view, this site is an island and does not provide a transition; only lands 0.9 miles to
the west allow a density greater than 1 DU/A.
x The requested density of 2 DU/A is out of character with the RFMUD Receiving Lands in which the
site is located.
x This petition proposes to allow 77 dwelling units (2.05 DU/A) with the net effect being a tenfold
increase of 70 DUs (added to the allowed base density of 7 DUs). Density is achieved via use of TDRs
and a “buy one get one free” density allowance, a new GMP provision that would be unique to this site
only - it would not apply to any other RFMUD lands. The result is that 35 DUs would be “gifted” for
the purchase of 35 TDRs.
x The subject parcel was previously less than 40 acres in size prior to the Immokalee Road widening.
The owner was compensated for the land taken for that road.
x The subject site fronts Immokalee Road (CR 846), a 6-lane divided major arterial roadway; County
water and wastewater services are available to the site.
x There are no issues or concerns regarding LOS impacts upon public infrastructure.
x There are no issues or concerns regarding impacts upon natural (environmental) resources or
historical/archaeological resources.
x People attending the Neighborhood Information Meeting expressed opposition to the proposed intensity
and density that would be allowed by this Overlay and the companion PUD project (even though no
one spoke in opposition at the CCPC meeting).
FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of associated
legal advertising/public notice for the public hearings. No fiscal impacts to the County result from approval
of this petition for transmittal.
GROWTH MANAGEMENT IMPACT: Board approval of the proposed amendment for transmittal to
the Florida Department of Economic Opportunity and other statutorily required review agencies will
commence the Department’s thirty (30) day review process and ultimately return the amendment to the
CCPC and the Board for Adoption hearings, tentatively to be held in Spring of 2020.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and
subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning
Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following
criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an
analysis by the local government that may include but not be limited to, surveys, studies, community goals
and vision, and other data available at the time of adoption of the plan amendment. To be based on data
means to react to it in an appropriate way and to the extent necessary indicated by the data available on that
particular subject at the time of adoption of the plan or plan amendment at issue.” Section 163.3177(1)(f),
F.S. In addition, Section 163.3177(6)(a)2, F.S., provides that FLUE plan amendments shall be based on
surveys, studies and data regarding the area, as applicable including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
conforming uses which are inconsistent with the character of the community.
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f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with
s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment and economic development that will strengthen and
diversify the community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character
of the undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
This item is approved as to form and legality. It requires a majority vote for approval because this is a
Transmittal hearing. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That
the Collier County Planning Commission forward Petition PL20180002668/CP-2018-7 to the Board of
County Commissioners with a recommendation not to approve for transmittal to the Florida Department of
Economic Opportunity and other statutorily required agencies. However, if, and only if, the CCPC forwards
the petition with a recommendation to approve, staff recommends the density be reduced to 1 DU/A (37
DUs) via use of TDRs (the density that could have been achieved prior to the taking of a portion of the site
for Immokalee Road widening) – as reflected in the staff report.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard this petition at their September 5, 2019 meeting. The petitioner team suggested in their presentation:
this 37.62-acre property, which is surrounded on all sides by the same FLUE/FLUM designation as the
subject site, provides a “transition” that is comparable to the mile-wide Urban Residential Fringe Subdistrict
(along the east side of Collier Blvd. and south of I-75 and Beck Blvd.) covering thousands of acres and that
lies between two distinctly different FLUE/FLUM designations; or to the four square mile Urban-Rural
Fringe Transition Zone Overlay covering more than 2,500 acres (north and northwest of the subject site and
comprising Heritage Bay PUD), which internally comprises two distinctly different FLUE/FLUM
designations.
The petitioner team committed to the CCPC that this development would provide only single-family
detached residences.
There was one speaker at the CCPC meeting; that person did not express support or opposition but requested
the same new proposed regulations apply to his property.
The CCPC voted [6/0] to forward the subject petition to the Board with a recommendation to transmit to
the Florida Department of Economic Opportunity and other statutorily required review agencies.
STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: Same as to the
CCPC ‒ That the Board not approve petition PL20180002668/CP-2018-7 for transmittal to the Florida
Department of Economic Opportunity and other statutorily required review agencies. However, if, and
only if, the Board is inclined to approve this petition, staff recommends the density be reduced to 1 DU/A
(37 DUs) via use of TDRs (the density that could have been achieved prior to the taking of a portion of the
site for Immokalee Road widening) – as reflected in the CCPC staff report.
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[Staff reminder: This GMP amendment follows the Expedited State Review process. Chapter 163.3184
(3)(c)1, Florida Statutes, provides that the County Board (local governing body) shall hold its Adoption
(second public) hearing within 180 days after receipt of agency comments, unless extended by agreement
with notice to the DEO (state land planning agency) and any affected person that provided comments on
the amendment. This notification, review and comment process period is approximately 7.5 months (225
days) from the time the County Board holds its Transmittal (initial public) hearing.]
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management
Manager, Comprehensive Planning Section, Zoning Division, Growth Management Department
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03/05/2020
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.5
Item Summary: PUDZ-PL20180002669: An Ordinance of the Board of County Commissioners
of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land
Development Code, which established the comprehensive zoning regulations for the unincorporated area
of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning
classification of the herein described real property from a Rural Agricultural (A) zoning district within the
Rural Fringe Mixed Use District Overlay-Receiving Lands to a Residential Planned Unit Development
(RPUD) zoning district for the project to be known as Ventana Pointe RPUD, to allow construction of up
to 77 detached single family dwelling units on property located on the south side of Immokalee Road,
approximately two miles east of Collier Boulevard, in Section 25, Township 48 South, Range 26 East,
consisting of 37.62± acres; and by providing an effective date. [Coordinator: Timothy Finn, AICP,
Principal Planner] (This is a companion to Acella #11503)
Meeting Date: 03/05/2020
Prepared by:
Title: – Zoning
Name: Tim Finn
02/19/2020 3:42 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
02/19/2020 3:42 PM
Approved By:
Review:
Zoning Ray Bellows Review Item Completed 02/19/2020 4:25 PM
Growth Management Operations & Regulatory Management Judy Puig Review item Completed 02/19/2020 5:19 PM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed
Zoning Camden Smith Review Item Completed 02/22/2020 2:41 PM
Growth Management Department James C French Review Item Completed 02/24/2020 2:21 PM
Zoning Ray Bellows Review Item Completed 02/24/2020 6:00 PM
Planning Commission Mark Strain Meeting Pending 03/05/2020 9:00 AM
9.A.5
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Packet Pg. 1697 Attachment: Staff Report Ventana Pointe RPUD (11589 : Ventana Pointe (PUDZ))
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Packet Pg. 1711 Attachment: Staff Report Ventana Pointe RPUD (11589 : Ventana Pointe (PUDZ))
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Packet Pg. 1712 Attachment: Attachment A - Proposed Ordinance (11589 : Ventana Pointe (PUDZ))
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‒ 1 ‒
PL20180002669, Ventana Pointe Residential PUD
Growth Management Department
Zoning Division
CONSISTENCY REVIEW MEMORANDUM
To: Timothy Finn, AICP, Principal Planner, Zoning Services Section
From: Corby Schmidt, AICP, Principal Planner, Comprehensive Planning Section
Date: January 7, 2020
Subject: Future Land Use Element Consistency Review of Proposed Planned Unit Development Rezone
PETITION NUMBER: PUDZ-PL20180002669 [REV: 2c]
PETITION NAME: Ventana Pointe Residential Planned Unit Development (PUD) Rezone
REQUEST: This petition requests a rezone from A-RFMUO Receiving Lands, Rural Agricultural zoning
district and Rural Fringe Mixed Use Overlay Receiving Lands, to Residential Planned Unit Development
(RPUD) to allow development of up to 77 single-family dwelling units – or, up to a maximum density of
2.05 dwelling units per acre (DU/A).
LOCATION: The subject property is located on the south side of Immokalee Road, along the west side
of Richards Street, and along the north side of Sundance Street, approximately two miles east of Collier
Boulevard (CR 951), in Section 25, Township 48 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: The Ventana Pointe PUD rezone petition is contingent
upon approval of the companion Growth Management Plan amendment (GMPA) petition
PL20180002668/CP-2018-7.
That GMPA will establish the Ventana Pointe Residential Overlay, and was approved on October 22, 2019
for Transmittal by the Board of County Commissioners with the following Subdistrict language (in part),
followed by staff analysis in brackets:
1. Ventana Pointe Residential Overlay
a. The Ventana Pointe Residential Overlay is located on the south side of Immokalee Road,
approximately two (2) miles east of Collier Boulevard (approximately one (1) mile east of
the Urban Boundary) and consists of 37.62± acres. The Overlay is within the Rural Fringe
Mixed Use District (RFMUD) and is designated as Receiving Lands
b. Development within the Overlay shall adhere to applicable RFMUD Receiving Lands
standards and regulations, except where otherwise stated in this Overlay and subject to the
following:
(1) Primary access shall be via Immokalee Road.
(2) Dwelling units shall be limited to single family detached.
9.A.5.c
Packet Pg. 1726 Attachment: Attachment B - FLUE Consistency Review (11589 : Ventana Pointe (PUDZ))
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PL20180002669, Ventana Pointe Residential PUD
C. The maximum density shall be 77 dwelling units.
D. Density shall be achieved as follows:
(1) Base Density: 0.20 dwelling units per acre*; and
(2) Additional density may be achieved as follows:
a. A density bonus of 0.1 units per gross acre in the Overlay shall be allowed for
preservation of on-site native vegetation exceeding, by at least 10%, the minimum
LDC required native vegetation retention amount. The density bonuses provided for
in LDC Section 2.03.08.A.2.a.(2)(b)ii. shall not be applicable in this Overlay; or
b. Through the redemption of Transferable Development Rights (TDRs) as set forth in
LDC Section 2.03.07.D.4.; and,
c. For each full TDR credit redeemed pursuant to Paragraph b. above, one additional
dwelling unit shall be granted if:
i. The purchaser of the TDR credits enters into a contract to purchase TDR credits
from Sending Lands that have not severed TDRs as of the date of the contract and
the owner subsequently severs the TDR credits prior to closing on the sale of the
TDR credits; or
ii. Such TDRs are granted in accordance with LDC Section 2.03.07.D.4.c.ii.a) ‒
Environmental Restoration and Maintenance Bonus credits or from LDC Section
2.03.07.D.4.c.ii.b) ‒ Conveyance Bonus credits.
* Within this Overlay, for the purpose of calculating the final total number of dwelling
units, a fractional unit shall be converted upward if one-half or more of a whole unit, or
downward if less than one-half of a whole unit, to the nearest whole unit value.
E. Perimeter Landscape buffers shall be a minimum of twenty-five feet (25’) in width and shall,
at a minimum, meet the requirements for a Type “B” buffer set forth in LDC Section
4.06.02.C.2.
[These provisions, by Resolution 2019-206, were transmitted to the Florida Department of Economic
Opportunity and the review agencies in accordance with Chapter 163.3184(3), Florida Statutes.
After review of the Transmitted amendment within each reviewing agency’s authorized scope of review,
the DEO [who assigned review no. 19-05ESR], as well as the Florida Department of Environmental
Protection (DEP), Florida Department of Agriculture and Consumer Services/Florida Forrest Service,
Florida Department of State/Bureau of Historic Preservation, Florida Fish and Wildlife Conservation
Commission, South Florida Water Management District (SFWMD), and Southwest Florida Regional
Planning Council (SWFRPC), rendered their comment letters indicating “no comment” or “no adverse
impacts found” or the agency did not respond. The Florida Department of Transportation (FDOT)
conducted a planning level analysis and rendered comments within their authorized scope of review,
but did not express any concerns regarding this project.
There have been no revisions from the Subdistrict language transmitted by Resolution 2019-206. The
adoption of companion Growth Management Plan amendment (GMPA) petition PL20180002668/CP-
2018-7 is scheduled for this same hearing.]
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Packet Pg. 1727 Attachment: Attachment B - FLUE Consistency Review (11589 : Ventana Pointe (PUDZ))
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PL20180002669, Ventana Pointe Residential PUD
REVIEW OF PUD and PUD-RELATED DOCUMENTS:
Relevant FLUE objectives and policies are stated below, followed by staff remarks.
Future Land Use Element Policy 5.6 requires new developments to be compatible with the
surrounding land area. Comprehensive Planning leaves this determination to the Zoning Services staff
as part of their review of the petition in its entirety. However, staff notes that in reviewing the
appropriateness of the requested uses/intensities on the subject property, the compatibility analysis is
to be comprehensive and include a review of both the subject property and surrounding or nearby
properties with regard to allowed use intensities and densities, development standards (building
heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural
features, amount and type of open space and location, traffic generation/attraction, etc.
The County recognizes Smart Growth policies and practices in its consideration of future land use
arrangements and choice-making options. FLUE Objective 7 and Policies 7.1 through 7.4 promote Smart
Growth policies for new development and redevelopment projects pertaining to access,
interconnections, open space, and walkable communities. Each policy is followed by preliminary and
partial review staff observations and comments [in bold italicized text].
Objective 7:
Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing
development character of Collier County, where applicable, and as follows:
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 Ventana Pointe Master Plan (Exhibit C,
updated to 1/3/2020), depicts a subject property that fronts Immokalee Road (classified as a major
arterial road). The subject property comprises a length of Richards Street, which is an unclassified
two-lane undivided (private) roadway. The Master Plan depicts direct connection to Immokalee
Road as its main point of entry, and a second connection to Richards Street with a point of
“stabilized emergency egress only.” No emergency ingress is proposed or depicted.]
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
Ventana Pointe Master Plan (Exhibit C, updated to 1/3/2020), depicts direct access to Immokalee
Road for the 2,400 ft.-long dead-end street from which all parcels within the project have internal
access.]
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 property abuts a road on the north, and along roads on the east and
south sides. Opportunities are present to connect the project’s local streets with adjoining
neighborhoods via the local roads along the east and south property lines and to the property to
9.A.5.c
Packet Pg. 1728 Attachment: Attachment B - FLUE Consistency Review (11589 : Ventana Pointe (PUDZ))
‒ 4 ‒
PL20180002669, Ventana Pointe Residential PUD
the west. The Master Plan depicts no interconnection with adjoining parcels to the west and no
(non-emergency) connection to the two abutting local roads.]
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. [With respect
to how this development responds to the County’s future plans in providing a walkable
community generally, submittal document RPUD Deviations and Justifications (unlabeled exhibit,
updated to 11/22/2019), propose sidewalks on one side of the 20 ft.-wide local street where
residences are built only on one side. As with prior projects with single-loaded streets, staff has
no objection. It is unclear, however how sidewalks are intended to reach the existing sidewalk
located on the near side of Immokalee Road. No plan depicts or provisions propose how sidewalks
will be provided where residences are built on neither side of the local street.
Submittal documents also propose deviations to allow the 20 ft.-wide dead-end street‒sidewalk
combination to extend more than 2,400 feet – a length inconsistent with the County’s recognized
policies and practices.
With respect to how this development provides a blend of densities and a range of housing prices
and types, submittal documents are provided that allow only one type of dwelling unit and
uniform lot sizes.
With respect to how this development provides common open space, submittal document, Exhibit
C, RPUD Master Plan depicts an “optional amenity area” as common open space in addition to a
preserve area.
With respect to how this development provides civic facilities, submittal document, Exhibit C,
RPUD Master Plan depicts and other materials allow, community amenities and recreational uses
that sometimes function as civic facilities, e.g. polling place.]
Emergency Preparedness:
a) In order to reduce the likelihood of threat to life and property from a tropical storm or hurricane
event, community facilities, schools, or other public buildings shall be designed to serve as storm
shelters if located outside of areas that are likely to be inundated during storm events, as indicated
on the Sea, Lake, and Overland Surge from Hurricane Map for Collier County. Impacts on evacuation
routes, if any, must be considered as well. Applicants for new residential or mixed use developments
proposed for Receiving Lands shall work with the Collier County Emergency Management staff to
develop an Emergency Preparedness Plan to include provisions for storm shelter space, a plan for
emergency evacuation, and other provisions that may be deemed appropriate and necessary to
mitigate against a potential disaster.
b) Applicants for new developments proposed for Receiving Lands shall work with the Florida Forest
Service and the Managers of any adjacent or nearby public lands, to develop a Wildfire Prevention
and Mitigation Plan that will reduce the likelihood of threat to life and property from wildfires. This
plan will address, at a minimum: project structural design; the use of materials and location of
structures so as to reduce wildfire threat; firebreaks and buffers; water features; and, the impacts of
prescribed burning on adjacent or nearby lands.
9.A.5.c
Packet Pg. 1729 Attachment: Attachment B - FLUE Consistency Review (11589 : Ventana Pointe (PUDZ))
‒ 5 ‒
PL20180002669, Ventana Pointe Residential PUD
The petitioner submitted a Wildfire Prevention and Mitigation Plan, as outlined in “b” above and
incorporated implementing provisions into the PUD Document. These implementing provisions
appear in Exhibit F, Development Commitments, including Exhibit F-1, depicting “Defensible
Areas”.
CONCLUSION:
Based upon the above analysis, this proposed PUDZ may not be deemed consistent with the FLUE.
However, the petition may be deemed consistent if and when the companion GMP amendment petition
(PL20170004419/CP-2018-1) is adopted and goes into effect. The PUD Ordinance needs to provide for
the effective date consistent with the effective date of the companion GMP amendment petition.
Comments:
1. This petition may only be deemed consistent with the FLUE if the companion GMP amendment
petition (PL20180002668/CP-2018-7) is adopted and goes into effect.
2. The PUDZ Ordinance needs to provide for an effective date to be linked to the effective date of the
companion GMP amendment petition.
PETITION ON CITYVIEW
cc: Ray Bellows, Zoning Manager, Zoning Services Section
David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
G: Comp\Consistency Reviews\2019\PUDZ\
\\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Consistency Reviews\2020\PUDZ\PUDZ-PL2018-2669 Ventana Pnte R2c_FNL.docx
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Packet Pg. 1731 Attachment: Attachment C - Opposition Letters (11589 : Ventana Pointe (PUDZ))
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Packet Pg. 1735 Attachment: Attachment D - Application and back up materials (11589 : Ventana Pointe (PUDZ))
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Packet Pg. 1746 Attachment: Attachment D - Application and back up materials (11589 : Ventana Pointe (PUDZ))
9.A.5.e
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9.A.5.e
Packet Pg. 1748 Attachment: Attachment D - Application and back up materials (11589 : Ventana Pointe (PUDZ))
9.A.5.e
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9.A.5.e
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9.A.5.e
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9.A.5.e
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9.A.5.e
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9.A.5.e
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9.A.5.e
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9.A.5.e
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41.
;Nal/its Bait"; 7\twil
PART OF THE USA TODAY NETWORK
Published Daily
Naples, FL 34110
BCC ZONING DEPT
3299 TAMIAMI TRL, STE 401
NAPLES, FL 34112
Affidavit of Publication
STATE OF WISCONSIN
COUNTY OF BROWN
Before the undersigned they serve as the authority,
personally appeared Joe Heynen who on oath says that
he serves as legal clerk of the Naples Daily News, a
daily newspaper published at Naples, in Collier County,
Florida;distributed in Collier and Lee counties of Florida;
that the attached copy of the advertising was published
in said newspaper on dates listed Affiant further says
that the said Naples Daily News is a newspaper
published at Naples, in said Collier County, Florida, and
that the said newspaper has heretofore been
continuously published in said Collier County, Florida;
distributed in Collier and Lee counties of Florida, each
day and has been entered as second class mail matter
at the post office in Naples, in said Collier County,
Florida ,for a period of one year next preceding the first
publication of the attached copy of advertisement and
affiant further says that he has neither paid nor promised
any person, or corporation any discount, rebate,
commission or refund for the purpose of securing this
advertisement for publication in the said newspaper
2/14/2020
Subscribed and sworn to before on FEBRUARY 14,2020:
.__5 V-0, c.0.1 ZX_IL, 1
Notary, State of WI,County of Brown
FAF3A MONDLOCI-1
Notary Public
State of Wisconsin
My commission expires: August 6,2021
Publication Cost: $945 00
Ad No GC10365855
Customer No:505868
PO#:
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Collier County Planning Commission will hold a publicmeeting on
March 5,2020,commencing at 9:00 A.M. in the Board of County Commissioners Chamber,Third
Floor,County Government Center.3299 Tamiami Trail East,Naples,FL.
The purpose of the hearing is to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING
ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN,SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES
TO ADD THE VENTANA POINTE RESIDENTIAL OVERLAY, TO ALLOW A MAXIMUM
DENSITY OF 77 DWELLING UNITS THROUGH A BASE DENSITY OF.2 DWELLING UNITS
PER ACRE PLUS DENSITY BONUSES FOR NATIVE VEGETATION AND TRANSFER OF
DEVELOPMENT RIGHTS FOR A TOTAL MAXIMUM DENSITY OF APPROXIMATELY 2
DWELLING UNITS PER ACRE, FOR PROPERTY WITHIN THE RURAL FRINGE MIXED
USE DISTRICT-RECEIVING LANDS, AND FURTHERMORE DIRECTING TRANSMITTAL
OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY.
THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD,
APPROXIMATELY TWO MILES EAST OF COLLIER BOULEVARD, IN SECTION 25,
TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA,CONSISTING OF
37.62±ACRES. 1PL201800026681
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER
COUNTY LAND DEVELOPMENT CODE,WHICH ESTABLISHED THE COMPREHENSIVE
ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL
PROPERTY FROM A RURAL AGRICULTURAL(A)ZONING DISTRICT WITHIN THE RURAL
FRINGE MIXED USE DISTRICT OVERLAY-RECEIVING LANDS TO A RESIDENTIAL
PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO
BE KNOWN AS VENTANA POINTE RPUD, TO ALLOW CONSTRUCTION OF UP TO 77
DETACHED SINGLE FAMILY DWELLING UNITS ON PROPERTY LOCATED ON THE
SOUTH SIDE OF IMMOKALEE ROAD,APPROXIMATELY TWO MILES EAST OF COLLIER
BOULEVARD,IN SECTION 25,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF
37.62±ACRES;AND BY PROVIDING AN EFFECTIVE DATE.IPL201800026691
Immokalee RD
o Project z
Location o
to
'1 CO
O
v Golden Gate BLVD W
All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE(S)will
be made available for inspection at the GMD Zoning Division,Comprehensive Planning Section,2800
N. Horseshoe Dr.,Naples,between the hours of 8:00 A.M.and 5:00 P.M., Monday through Friday.
Furthermore,the materials will be made available for inspection at the Collier County Clerk's Office,
Fourth Floor, Collier County Government Center, 3299 Tamiami Trail East, Suite 401. Naples,one
week prior to the scheduled hearing Any questions pertaining to the documents should be directed to
the GMD Zoning Division,Comprehensive Planning Section. Written comments filed with the Clerk
to the Board's Office prior to March 5,2020,will be read and considered at the public hearing.
Any person who decides to appeal any decision of the Collier County Planning Commission
will need a record of the proceedings pertaining thereto and therefore,may need to ensure
that a verbatim record of the proceedings is made,which record includes the testimony and
evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate
in this proceeding,you are entitled,at no cost to you,to the provision of certain assistance.
Please contact the Collier County Facilities Management Division.located at 3335 Tamiami
Trail East,Suite 101,Naples,FL 34112-5356,(239)252-8380,at least two days prior to the
meeting. Assisted listening devices for the hearing impaired arc available in the Board of
County Commissioners Office.
Mark P Strain,Chairman
Collier County Planning Commission
,,,.4,.i.5..,<,
NAPLESNEWS.COM 1 FRIDAY, FEBRUARY 14, 2020 1 23A
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Collier County Planning Commission will hold a public meeting on
March 5, 2020, commencing at 9:00 A.M.in the Board of County Commissioners Chamber,'Third
Floor,County Government Center,3299 Tamiami Trail East,Naples,FL.
The purpose of the hearing is to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING
ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN,SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES
TO ADD THE VENTANA POINTE RESIDENTIAL OVERLAY, TO ALLOW A MAXIMUM
DENSITY OF 77 DWELLING UNITS THROUGH A BASE DENSITY OF.2 DWELLING UNITS
PER ACRE PLUS DENSITY BONUSES FOR NATIVE VEGETATION AND TRANSFER OF
DEVELOPMENT RIGHTS FOR A TOTAL MAXIMUM DENSITY OF APPROXIMATELY 2
DWELLING UNITS PER ACRE, FOR PROPERTY WITHIN THE RURAL FRINGE MIXED
USE DISTRICT-RECEIVING LANDS, AND FURTHERMORE DIRECTING TRANSMITTAL
OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY.
THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF iMMOKALEE ROAD,
APPROXIMATELY TWO MILES EAST OF COLLIER BOULEVARD, IN SECTION 25,
TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA,CONSISTING OF
37.62±ACRES. 1PL201800026681
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER
COUNTY LAND DEVELOPMENT CODE,WHICH ESTABLISHED THE COMPREHENSIVE
ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL
PROPERTY FROM A RURAL AGRICULTURAL(A)ZONING DISTRICT WITHIN THE RURAL
FRINGE MIXED USE DISTRICT OVERLAY-RECEIVING LANDS TO A RESIDENTIAL
PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO
BE KNOWN AS VENTANA POINTE RPUD, TO ALLOW CONSTRUCTION OF UP TO 77
DETACHED SINGLE FAMILY DWELLING UNITS ON PROPERTY LOCATED ON THE
SOUTH SIDE OF IMMOKALEE ROAD,APPROXIMATELY TWO MILES EAST OF COLLIER
BOULEVARD,IN SECTION 25,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF
37.62±ACRES;AND BY PROVIDING AN EFFECTIVE DATE.1PL201800026691
Immokalee RD
Project z
mLocation
d m
- C
O
v Golden Gate BLVD W
0
All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE(S)will
be made available for inspection at the GMD Zoning Division,Comprehensive Planning Section,2800
N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M , Monday through Friday.
Furthermore. the materials will he made available for inspection at the Collier County Clerk's Office,
Fourth Floor. Collier County Government Center, 3299 Tamiami Trail East, Suite 401. Naples. one
week prior to the scheduled hearing.Am questions pertaining to the documents should be directed to
the GM D Zoning Division.Comprehensive Planning Section Written comments filed with the Clerk
to the Board's Office prior to March 5,2920.a ill he read and considered at the public hearing.
Any person who decides to appeal any decision of the Collier County Planning Commission
will need a record of the proceedings pertaining thereto and therefore. may need to ensure
that a verbatim record of the proceedings is made. which record includes the testimony and
evidence upon which the appeal is based.
iI'you are a person with a disability who needs any accommodation in order to participate
in this proceeding,you are entitled,at no cost to you. to the provision of certain assistance.
Please contact the Collier County Facilities Management Division.located at 3335 Tamiami
Trail East,Suite 10i..Naples. FL 34112-5356,(239)252-8380,at least two days prior to the
meeting. Assisted listening devices for the hearing impaired arc available in the Board of
County Commissioners Otlice.
Mark P. Strain. Chairman
Collier County Planning Commission
` ND-GCI0)00855.01
03/05/2020
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.6
Item Summary: PL20190000683: An Ordinance of the Board of County Commissioners of
Collier County, Florida amending Ordinance Number 14-06, the 7-Foodmart Commercial Planned Unit
Development (CPUD), and by amending Ordinance Number 2004-41, the Collier County Land
Development Code by amending the appropriate zoning atlas map or maps by changing the zoning
classification of 1.09 acres of land presently zoned Residential Multi-Family-12 District (RMF-12) within
the Santa Barbara Commercial Overlay District to incorporate the parcel into the 7-Foodmart CPUD for a
total PUD size of 2.12± acres; and to increase the commercial square footage from 10,000 square feet to
15,000. The subject property is located on the east side of Santa Barbara Boulevard, north of Golden Gate
Parkway in Section 21, Township 49 South, Range 26 East, Collier County, Florida; and by providing an
effective date. [Coordinator: Nancy Gundlach, AICP, PLA, Principal Planner]
Meeting Date: 03/05/2020
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
02/13/2020 3:01 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
02/13/2020 3:01 PM
Approved By:
Review:
Zoning Ray Bellows Review Item Completed 02/18/2020 8:58 AM
Growth Management Operations & Regulatory Management Judy Puig Review item Completed 02/19/2020 3:24 PM
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed
Zoning Nancy Gundlach Review Item Skipped 02/24/2020 11:52 AM
Growth Management Department James C French Review Item Completed 02/26/2020 9:33 AM
Zoning Ray Bellows Review Item Completed 02/26/2020 9:50 AM
Planning Commission Mark Strain Meeting Pending 03/05/2020 9:00 AM
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STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DIVISION - PLANNING AND
REGULATION
HEARING DATE: MARCH 5, 2020
SUBJECT: PUDZ-PL20190000683, 7-FOODMART CPUD (COMMERCIAL
PLANNED UNIT DEVELOPMENT)
_________________________________________________________________________________
APPLICANT/OWNER: AGENT:
Kelvin and Anand Deonarine Jessica Harrelson, AICP
2332 Santa Barbara Boulevard Davidson Engineering, Inc.
Naples, Florida 34116 4365 Radio Road, Suite 201
Naples, Florida 34104
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance
of the Board of County Commissioners of Collier County, Florida amending Ordinance Number 14-
06, the 7-Foodmart Commercial Planned Unit Development (CPUD), and by amending Ordinance
Number 2004-41, the Collier County Land Development Code (LDC) by amending the appropriate
zoning atlas map or maps by changing the zoning classification of 1.09 acres of land presently zoned
Residential Multi-Family-12 District (RMF-12) within the Santa Barbara Commercial Overlay
District to incorporate the parcels into the 7-Foodmart CPUD for a total Planned Unit Development
(PUD) size of 2.12± acres; to increase the commercial square footage from 10,000 square feet to
15,000, by amending the master plan; adding deviations; revising developer commitments; and by
providing an effective date.
GEOGRAPHIC LOCATION:
The 2.12± acre subject property is located on the east side of Santa Barbara Boulevard,
approximately 1 mile north of Golden Gate Parkway, with a physical street address of 2634, 2348,
2332, and 2290 Santa Barbara Boulevard, located in Section 21, Township 49 South, Range 26 East,
Collier County, Florida. (See Location Map on preceding page.)
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PURPOSE/DESCRIPTION OF PROJECT:
The petitioner requests that the Collier County Planning Commission (CCPC) consider an
amendment to Ordinance No. 14-06, the 7-Foodmart CPUD, approved on February 25, 2014. The 7-
Foodmart is an existing 1.03± acre grocery store located within the Santa Barbara Commercial
Overlay (SBCO) District. The petitioner proposes to add 1.09± acres of land located to the north and
south of the current site to allow for future expansion. The expansion will increase the currently
permitted 10,000 square feet to 15,000 square feet of commercial land uses in the C-1 through C-4
zoning districts and as provided for in the SBCO Zoning Overlay.
The following revisions are proposed to the PUD Document:
1. Increase the maximum square feet of gross floor area to 15,000 square feet from the
existing permitted 10,000 square feet;
2. Update the legal description and PUD acreage;
3. Update the Development Standards Table to clarify that the cooler addition, constructed on
the east side of the existing building, shall be allowed to be setback a minimum of 12.2 feet from
Tropical Way;
4. Retain existing Deviations for the expansion properties;
5. Add Deviation #5, seeking to permit a total of 16 parking spaces along the alley, Tropical
Way, for the use of public and employee parking;
6. Add Deviation #6, seeking to allow a 12.5-foot impervious area encroachment for a
distance of 86.3 feet, within the 15-foot Type ‘B’ landscape buffer along Tropical Way;
7. Amend the Native Tree Preservation Requirement, to include the addition of four trees
within the preservation requirement, as a result of the expansion properties (for a total of eight
trees to be preserved on-site);
8. Amend Transportation Commitment #1 to remove language prohibiting tractor-trailers
from making deliveries and addition of language requiring that a loading space be constructed to
accommodate deliveries made by tractor-trailers;
9. Eliminate Transportation Commitments #2 and #3, as they no longer apply;
10. Amend Transportation Commitment #5 to reflect the updated maximum trip generation
allowed by the proposed use;
11. Removal of the Schedule of Development/Monitoring Report and Sunset Provision section;
12. Addition of the PUD Monitoring Section, using current language requested by County
Staff;
13. Addition of Exhibit G – “Encroachment Exhibit” as a supplement to Deviation #6; and
14. Updates to the PUD Master Plan.
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SURROUNDING LAND USE AND ZONING:
North and South: Residential duplex dwellings, with a zoning designation of Residential Multi-
Family-12 District (RMF-12) at 12 dwelling units per acre within the SBCO District.
East: Tropical Way, (an alley) and then multi-family dwellings and single-family dwellings with a
zoning designation of Residential Multi-Family-12 District (RMF-12) at 12 dwelling units per acre
within the SBCO District.
West: Santa Barbara Boulevard, a four-lane divided right-of-way and then single-family dwellings
with a zoning designation of Estates (E).
AERIAL PHOTO
Subject Site
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): Comprehensive Planning staff has reviewed the proposed
PUD Rezone and has found it consistent with the Future Land Use Element (FLUE) of the GMP.
See Attachment B – FLUE Consistency Review.
Transportation Element: In evaluating this project, staff reviewed the applicant’s August 6,
2019, Trip Generation Statement (TIS) for consistency with Policy 5.1 of the Transportation
Element of the Growth Management Plan (GMP) using the then applicable 2018 as well as the
current 2019 Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affecting the overall countywide density or intensity of permissible development,
with consideration of their impact on the overall County transportation system, and shall
not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment that
is deficient as identified in the current AUIR, or which significantly impacts a roadway
segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service Standard within the 5-year AUIR planning
period, unless specific mitigating stipulations are also approved. A petition or application
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 addresses the project’s
significant impacts on all roadways.”
Staff finding:
According to the TIS provided with this petition, the proposed PUD rezone to add a 5,000 square-
foot addition to the current 7-Foodmart development will generate a potential +/- 19 PM peak
hour, two-way trips. The +/- 19 additional trips are based on the proposed addition compared to
the existing 10,000 square-foot development using the current 10th edition ITE trip generation.
Staff notes that the previously approved development used a now out-of-date ITE use calculation
for a specialty market in the 9th edition which is no longer used. The applicant wishes to retain the
previously approved trip generation for the trip cap. Furthermore, a previous developer
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commitment regarding timing for turn-lanes has been removed and the required right turn-lane into
the development is shown on the Master Plan.
The trips generated by this development will occur on the following adjacent roadway link:
Roadway Link 2018
AUIR
LOS
Current Peak Hour
Peak Direction
Service
Volume/Peak
Direction
2018
Remaining
Capacity
2019
AUIR
LOS
2019
Remaining
Capacity
Santa
Barbara
Boulevard
Green
Boulevard to
Golden Gate
Parkway
C 2,100/North 860 D 480
Based on the 2018 and 2019 AUIR’s, the adjacent roadway network has sufficient capacity to
accommodate the proposed trips for this project within the 5-year planning period. Therefore, the
subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the
Growth Management Plan.
Conservation and Coastal Management Element (CCME): Environmental Services staff has
found this project to be consistent with the CCME. The project site consists of 34 native trees. A
minimum of three trees (10%) of the existing native trees shall be maintained onsite.
Based on the above analysis, Comprehensive Planning staff finds the proposed rezone consistent
with the FLUE and the Golden Gate Area Master Plan of the GMP.
ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition including the criteria upon
which a recommendation must be based, specifically noted in LDC Subsection 10.02.13 B.5.,
Planning Commission Hearing and Recommendation (commonly referred to as the “PUD
Findings”), and Subsection 10.02.08 F., Nature of Requirements of Planning Commission Report
(referred to as “Rezone Findings”), which establish the legal bases to support the CCPC’s
recommendation. The CCPC uses these same criteria as the basis for their recommendation to the
BCC, who in turn use the criteria to support their action on the rezoning request. An evaluation
relative to these subsections is discussed below, under the heading “Zoning and Land Development
Review Analysis.” In addition, staff offers the following analyses:
Environmental Review: Environmental Services staff has reviewed the PUD petition to address
environmental concerns. The PUD Master Plan provides for a total of eight native trees to be
preserved on-site, which meets the minimum 10% preservation requirement in accordance with
LDC section 3.05.07 Three trees are required to be preserved on site for the proposed petition (34
trees x 10%= 3 trees); the applicant has proposed to preserve four trees. The previously approved
Ordinance 14-06 required four trees to be preserved on-site; resulting in a total of eight trees to be
preserved on-site. The property has been maintained devoid of native midstory vegetation and
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ground cover; as such, a tree survey was used to determine the native tree preservation
requirement.
No listed animal species were observed 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.
Utilities Review: The project lies within the regional potable water service area and the Golden
Gate wastewater service area of the Collier County Water-Sewer District (CCWSD). However,
the project will continue to be served by a septic system since no active wastewater infrastructure
is readily available. Water service is readily available via connection(s) to the 10” water main
along the west side of 55th Terrace SW, extended between homes, and sufficient water treatment
capacity is available.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval.
Landscape Review: The East landscape buffer labeled on the Master Plan is consistent with the
LDC with the exception of the portion for which the applicant is seeking a deviation. The North
and South landscape buffers are consistent with the LDC. The 10-foot wide West landscape buffer
was previously approved through a deviation in the original PUD. A six-foot wide drainage and
utility easement is located within the 10-foot West landscape buffer. Currently, plantings are not
permitted within drainage easements and the code allows up to a two-foot overhang of a parked
vehicle into a landscape buffer 10-feet or greater in width. A double row of shrubs spaced three-
feet on center is required in a Type ‘D’ landscape buffer where abutting vehicular areas. Although
the full buffer width is shown on the Master Plan, the plantings will be restricted to a four-foot
wide area within the West buffer.
Zoning and Land Development Review: The subject site is located on the east side of Santa Barbara
Boulevard approximately 1 mile north of Golden Gate Parkway in the RMF-12 zoning designation
within the Santa Barbara Commercial Overlay (SBCO) District. It is surrounded by residential
development, the development to the north and south is residential development located in the RMF-
12 zoning designation within SBCO District. The development to the east is single-family and
multi-family development located in the RMF-12 zoning designation within the SBCO District. The
development to the west and across Santa Barbara Boulevard is single-family residences in the
Estates (E) zoning district.
The Master Concept Plan depicts the general location of the building area, parking area, water
management areas, dumpster area, loading bay, landscape buffer areas and a sidewalk along Santa
Barbara Boulevard. The Master Concept Plan also shows the existing 6,754 square-foot building and
8,000 square-foot proposed building expansion. The site depicts three ingress/egress points, one on
Santa Barbara Boulevard and two on Tropical Way, an alley.
The buildings will remain at the previously approved maximum of two-stories, a zoned height of 35
feet, and an actual height of 42 feet. A Type B landscape buffer will be provided along the north,
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south and a portion of the east property lines (trees 25 feet on center and a six-foot hedge). A 10-
foot wide Type D landscape buffer (trees 30 feet on center and where the parking lot abuts the street,
a three-foot height hedge) is proposed along the Santa Barbara Boulevard right-of-way.
There are a total of six deviations related to architectural façade treatments, walls, landscape
buffering and parking. Deviations 1 thru 4 were previously approved and two deviations, Deviations
5 and 6 are new. (For more information, please refer to the Deviations section of this Staff Report.)
REZONE FINDINGS:
LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall show
that the planning commission has studied and considered proposed change in relation to the
following when applicable. (Staff’s responses to these criteria are provided in non-bold font):
1. Whether the proposed change will be consistent with the goals, objectives, and policies and
future land use map and the elements of the GMP.
The Comprehensive Planning Department has indicated that the proposed PUD Rezone is consistent
with all applicable elements of the FLUE and Golden Gate Area Master Plan of the GMP.
2. The existing land use pattern.
As described in the “Surrounding Land Use and Zoning” portion of this report and discussed in the
zoning review analysis, the neighborhood’s existing land use pattern can be characterized as
residential. There are existing single-family and multi-family residences within a Commercial
overlay to the north, south and east. To the west is a single-family in the Estates zoning designation.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The proposed 7-Foodmart CPUD is located within the “Urban (Commercial District, Santa Barbara
Commercial Subdistrict) on the Future Land Use Map of the Golden Gate Area Master Plan
Element. In addition, the PUD includes standards for buffering and building heights, setbacks, and
architectural design that have been provided to ensure the project is compatible with the adjoining
land uses. Therefore, staff is of the opinion that the proposed CPUD will not result in an isolated
district unrelated to nearby districts along the Santa Barbara corridor.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
The proposed PUD district boundaries are logically drawn and conform to the “Urban (Commercial
District, Santa Barbara Commercial Subdistrict) on the Future Land Use Map of the Golden Gate
Area Master Plan Element.
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5. Whether changed or changing conditions make the passage of the proposed amendment
necessary.
The growth and development trends, changing market conditions, and the development of the
surrounding area, support the proposed PUD Rezone. This site is designated for a mix of
commercial uses that are specified within the parameters of the LDC’s SBCO District and the
applicant intends to develop the property within the parameters of the SBCO District.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
While the proposed commercial development is an extension to the existing commercial
development within the Santa Barbara Commercial Subdistrict, it is currently surrounded by existing
residential development. The landscape buffering and architectural standards will help blend the
proposed commercial development into the neighborhood. Furthermore, Santa Barbara Boulevard is
a four-lane arterial road and the proposed commercial development is more appropriate along an
arterial roadway than residential development. In addition, there are many neighboring Golden Gate
City residents without automobiles who walk and benefit from commercial development such as this
that is located nearby.
7. Whether the proposed change will create or excessively increase traffic congestion or create
types of traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
The roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e.,
the GMP is consistent at the time of rezoning as evaluated as part of the GMP Transportation
Element consistency review. Operational impacts will be addressed at the time of first
development order (SDP or Plat). Additionally, the project’s development must comply with all
other applicable concurrency management regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed development will not create a drainage problem. Furthermore, the project is subject to
the requirements of Collier County and the South Florida Water Management District.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The proposed change will not seriously reduce light and air to adjacent areas.
10. Whether the proposed change would adversely affect property values in the adjacent area.
Staff is of the opinion this PUD rezone will not adversely impact property values. However, zoning
by itself may or may not affect values, since value determination by law is driven by market value.
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11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
Properties surrounding the site are already developed. The basic premise underlying all of the
development standards in the LDC is that their sound application, when combined with the site
development plan approval process and/or subdivision process, gives reasonable assurance that a
change in zoning will not result in deterrence to improvement or development of adjacent property.
Therefore, the proposed zoning change should not be a deterrent to the improvement of adjacent
properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
The proposed rezone to CPUD is in compliance with the GMP. The GMP is a public policy
statement supporting zoning actions when they are consistent with said plan. In light of this fact, the
proposed CPUD does not constitute a grant of special privilege. Consistency with the GMP is
further determined to be a public welfare relationship because actions consistent with plans are in the
public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property can be developed within existing zoning.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
county.
The change suggested is not out of scale with the needs of the neighborhood or the county.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however, this is
not the determining factor when evaluating the appropriateness of a zoning decision. The petition
was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not review
other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration which would
be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
Any development anticipated by the PUD Document would require site alteration and this site will
undergo evaluation relative to all federal, state, and local development regulations during the site
development plan process.
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17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County GMP and as defined and
implemented through the Collier County adequate public facilities ordinance.
The development will have to meet all applicable criteria set forth in the LDC regarding Adequate
Public Facilities. The project must also be consistent with all applicable goals and objectives of the
GMP regarding adequate public facilities. This petition has been reviewed by county staff that is
responsible for jurisdictional elements of the GMP as part of the rezoning process, and that staff has
concluded that no Level of Service will be adversely impacted.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety and welfare.
To be determined by the BCC during its advertised public hearing.
PUD FINDINGS:
LDC Subsection 10.02.13.B.5 states that, “In support of its recommendation, the Planning
Commission shall make findings as to the PUD Master Plan’s compliance with the following
criteria.” (Staff’s responses to these criteria are provided in non-bold font):
1. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
As previously stated, the property is designated for commercial uses as identified by the Urban
(Commercial District, Santa Barbara Commercial Subdistrict) on the Future Land Use Map of the
Golden Gate Area Master Plan Element.
The PUD already receives potable water service from the CCWSD, and there is adequate water
treatment capacity available to future development as proposed by this petition. The Conceptual
Master Plan (Exhibit C) reserves space for a conceptual drain field to provide septic service to the
expanded food mart.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as they may
relate to arrangements or provisions to be made for the continuing operation and maintenance
of such areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with the application, which were reviewed by the County Attorney’s Office,
demonstrate unified control of the property. Additionally, the development will be required to gain
site development plan approval. These processes will ensure that appropriate stipulations for the
provision of, continuing operation of, and maintenance of infrastructure will be provided by the
developer.
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3. Conformity of the proposed Planned Unit Development with the goals, objectives and
policies of the GMP.
County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives
and policies of the GMP within the GMP discussion of this Staff Report. Based on that analysis,
staff is of the opinion that this petition can be found consistent with the overall GMP.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The development standards, landscaping and buffering requirements contained in the PUD
Document are designed to make the proposed uses compatible with the adjacent uses. Staff believes
that this petition is compatible, with the existing land uses and with the existing undeveloped land.
Additionally, the Development Commitments contained in the PUD Document provide additional
requirements the developer will have to fulfill.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The amount of open space set aside for this project meets the minimum requirement of the LDC.
6. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the
Transportation Element consistency review. Operational impacts will be addressed at the time of
first development order (SDP or Plat), at which time a new TIS will be required to demonstrate
turning movements for all site access points. Finally, the project’s development must comply with
all other applicable concurrency management regulations when development approvals, including
but not limited to any plats and or site development plans, are sought.
The CCWSD has sufficient treatment capacity for water service to the project. Conveyance
capacity must be confirmed at the time of development permit application. Wastewater service will
be accomplished onsite via septic system.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
The area has adequate supporting utility infrastructure, including a readily available County water
main, to accommodate this project, and the property can support a septic system for wastewater
service.
The subject property has the ability to support expansion based upon the commitments made by the
petitioner and the fact that adequate public facilities requirements will be addressed when
development approvals are sought.
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8. Conformity with PUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications are justified as meeting
public purposes to a degree at least equivalent to literal application of such regulations.
The petitioner is seeking 6 deviations to allow design flexibility in compliance with the purpose and
intent of the Planned Unit Development Districts (LDC Section 2.03.06 A). This criterion requires
an evaluation of the extent to which development standards and deviations proposed for this PUD
depart from development standards that would be required for the most similar conventional zoning
district. Staff believes that the deviations proposed can be supported, finding that, in compliance
with LDC Section 10.02.13 A.3., the petitioner has demonstrated that "the elements may be waived
and will not have a detrimental effect on the health, safety and welfare of the community" and LDC
Section 10.02.13 B.5.h., the petitioner has demonstrated that the deviations are “justified as meeting
public purposes to a degree at least equivalent to literal application of such regulations.”
Please refer to the Deviation Discussion portion of the staff report below for a more extensive
examination of the deviations.
DEVIATION DISCUSSION:
As previously stated, the petitioner is seeking 6 deviations from general LDC requirements and has
provided justification in support of the deviations. Deviations 1 thru 4 were previously approved
and the request is to allow the Deviations to apply to the proposed extension parcels. Deviations 5
and 6 are new. Staff has analyzed the deviation requests and provides the analysis and
recommendations below:
Deviation #1
“Deviation #1 seeks relief from LDC Section 5.05.08 C.9.b., “Freestanding Building within a PUD,”
which requires all façades for freestanding structures within a PUD to be treated as a primary façade,
except for secondary facades, to require only the façade facing Santa Barbara Boulevard to be
treated as a primary façade.”
Petitioner’s Justification:
The current PUD Ordinance permits the above deviation for the existing building on-site;
therefore, it is being requested that the proposed future building expansion be permitted to also
provide one primary façade, along Santa Barbara Boulevard.
The only major roadway that the project is visible from is Santa Barbara Boulevard (along the west)
and the required perimeter landscape buffers, wall, and plantings sufficiently screen the site on all
other sides.
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends
APPROVAL finding that, in compliance with LDC Section 10.02.13 A.3., the petitioner has
demonstrated that “the element may be waived without a detrimental effect on the health, safety and
welfare of the community” and LDC Section 10.02.13 B.5.h., the petitioner has demonstrated that
the deviation is “justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.”
9.A.6.a
Packet Pg. 1881 Attachment: STAFF REPORT 7-Foodmart FINAL 2-27-20 (11671 : PL20190000683 7-Foodmart PUDR)
7-Foodmart CPUD, PUDZ-PL20190000683 February 27, 2020
Page 16 of 19
Deviation #2
“Deviation #2 seeks relief from LDC Section 5.03.02 H., “Wall Requirement between Residential
and Non-residential Development,” which requires a masonry wall, concrete or pre-fabricated
concrete wall and/or fence to be constructed on a non-residential property when it lies contiguous
to or opposite a residentially zoned district, to instead allow a Type “B” buffer inclusive of a 6-foot
high hedge consistent with LDC section 4.06.02 C.2. where residential zoning occurs on the north
and south perimeter boundaries of the subject property.”
Petitioner’s Justification:
The current PUD Ordinance permits the above deviation, allowing a Type B Landscape Buffer,
inclusive of a 6-foot hedge, along the existing north and south perimeter boundaries;
consequently, the same deviation is being requested for the proposed expansion. This will apply to
the new north and south perimeter boundaries that are a result of the addition of Lots 5,6 and 10
of the Golden Gate Unit 6-Block 189 Plat. Per LDC Section 2.03.07 H. 1. “Santa Barbara
Commercial Overlay District,” existing residential uses, other than owner-occupied dwellings, are
required to cease to exist within a specified time period. The intent of the Santa Barbara
Commercial Overlay District is to eliminate residential development to create a commercially
developed area. In addition, new residential development is not permitted within the Overlay.
Therefore, the construction of a wall adjacent to the existing multi-family residential units to the
north and south seems unnecessary and the 6-foot high hedge will provide sufficient screening
from the site.
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends
APPROVAL finding that, in compliance with LDC Section 10.02.13 A.3., the petitioner has
demonstrated that “the element may be waived without a detrimental effect on the health, safety and
welfare of the community” and LDC Section 10.02.13 B.5.h., the petitioner has demonstrated that
the deviation is “justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.”
Deviation #3
“Deviation #3 seeks relief from LDC Section 4.06.02 C.4., “Alternative D Landscape Buffer,”
which requires a 15-foot wide Type “D” landscape buffer when the ultimate right-of-way is 100 or
more feet, to instead provide a 10-foot wide Type “D” buffer along Santa Barbara Boulevard.”
Petitioner’s Justification:
The current PUD permits the above deviation, thus the request is for the expansion parcels. Due
to the shallow depth of the project, the provision of a 15-foot wide landscape buffer would
diminish the developable area and circulation of the proposed development. The request for a
reduction of 5 feet in the landscape buffer along Santa Barbara Boulevard does not result in any
negative impacts to the community. Lastly, the alternative 10-foot landscape buffer being
requested will consist of the same plant material and spacing requirements per the LDC for a Type
D buffer.
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends
APPROVAL finding that, in compliance with LDC Section 10.02.13 A.3., the petitioner has
demonstrated that “the element may be waived without a detrimental effect on the health, safety and
9.A.6.a
Packet Pg. 1882 Attachment: STAFF REPORT 7-Foodmart FINAL 2-27-20 (11671 : PL20190000683 7-Foodmart PUDR)
7-Foodmart CPUD, PUDZ-PL20190000683 February 27, 2020
Page 17 of 19
welfare of the community” and LDC Section 10.02.13 B.5.h., the petitioner has demonstrated that
the deviation is “justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.”
Deviation #4
“Deviation #4 seeks relief from LDC Section 4.06.02 C.2, “Alternative Landscape Buffer,” as well
as LDC Section 5.03.04 A.2, specifying dumpster enclosures not to encroach into the required
landscape buffer area, to instead allow the dumpster enclosure to be located as shown on the MPC
and to provide a 5-foot wide buffer with the same planting materials required of a Type “B” buffer
on the west side of the dumpster enclosure, as also shown on the Master Plan.”
Petitioner’s Justification:
Deviation #4 was approved with the existing PUD and is to remain with no requested changes.
The proposed expansion does not affect this previously approved deviation.
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends
APPROVAL finding that, in compliance with LDC Section 10.02.13 A.3., the petitioner has
demonstrated that “the element may be waived without a detrimental effect on the health, safety and
welfare of the community” and LDC Section 10.02.13 B.5.h., the petitioner has demonstrated that
the deviation is “justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.”
Proposed Deviation #5
“Deviation #5 seeks relief from LDC section 4.05.02 E.4., Parking Access Standards, which
allows “nonresidential development which abuts an alley, a maximum of ten parking spaces, not to
exceed 30% of the required parking…. may be accessed solely from the alley”…..and “these
spaces shall be for the exclusive use of employees and service vehicles,” to instead allow a total of
16 parking spaces (26.6% of the required parking) to be accessed from the alley, for the use of
public and employee parking.”
Petitioner’s Justification:
Justification: This deviation is requesting to allow a total of 16 spaces to be accessed from
Tropical Way, which is 6 spaces more than what is currently permitted by the LDC (the LDC
permits a maximum of 10 spaces). The 16 spaces being requested is still below the 30% maximum,
also required within LDC Section 4.05.02 E.4. During peak hours for the existing business,
parking can be problematic; therefore, maximizing parking for the development will promote
public safety.
Staff Analysis and Recommendation: Zoning and Land Development Review staff recommends
APPROVAL finding that, in compliance with LDC Section 10.02.13 A.3., the petitioner has
demonstrated that “the element may be waived without a detrimental effect on the health, safety and
welfare of the community” and LDC Section 10.02.13 B.5.h., the petitioner has demonstrated that
the deviation is “justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.”
9.A.6.a
Packet Pg. 1883 Attachment: STAFF REPORT 7-Foodmart FINAL 2-27-20 (11671 : PL20190000683 7-Foodmart PUDR)
7-Foodmart CPUD, PUDZ-PL20190000683 February 27, 2020
Page 18 of 19
Proposed Deviation #6
“Deviation #6 seeks relief from LDC Section 4.06.02 D.4.c “Sidewalks and Impervious Areas
Within Landscape Buffers,” which permits a 5-foot encroachment of impervious area within a 15-
foot Type ‘B’ buffer, to instead allow a 12.5-foot encroachment for a distance of 86.3 feet within
the 15-foot Type ‘B’ buffer along Tropical Way. Compensating landscape area shall be provided
along the same buffer. Refer to Exhibit G.”
Petitioner’s Justification:
Justification: Due to the shallow depth of the property and the required infrastructure to
accommodate the site, the developable area is very limited. All required plant material will be
installed, as required, along the same boundary; therefore, there will be no decrease in the plant
material being provided within the 15-foot Type B buffer along Tropical Way.
Staff Analysis and Recommendation: Given that the structure encroaching into the East buffer is
existing and the petitioner has demonstrated there will be no net loss of landscape area or landscape
material, Zoning and Land Development Review staff recommends APPROVAL finding that, in
compliance with LDC Section 10.02.13 A.3., the petitioner has demonstrated that “the element may
be waived without a detrimental effect on the health, safety and welfare of the community” and LDC
Section 10.02.13 B.5.h., the petitioner has demonstrated that the deviation is “justified as meeting
public purposes to a degree at least equivalent to literal application of such regulations.”
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on January 23, 2020, at the Golden Gate Community Center, located
at 4701 Golden Gate Parkway in Naples, Florida. There was one attendee, a neighbor adjacent to
and north of the subject property. The neighbor had an issue with the delivery truck(s) damaging his
landscaping when turning into the alley. The 7-Foodmart property owner has agreed to replace the
damaged landscaping. Please see Attachment C: Neighborhood Information Notes and Attachment
D: Email
COUNTY ATTORNEY OFFICE REVIEW:
This Staff Report was reviewed by the County Attorney’s office on February 25, 2020.
RECOMMENDATION:
Planning and Zoning Review staff recommends that the Collier County Planning Commission
forward Petition PUDZ-PL20190000683 to the Board of County Commissioners with a
recommendation of approval.
Attachments:
Attachment A: Proposed PUD Ordinance
Attachment B: FLUE Consistency Review
Attachment C: Neighborhood Information Notes
Attachment D: Email
Attachment E: Application
9.A.6.a
Packet Pg. 1884 Attachment: STAFF REPORT 7-Foodmart FINAL 2-27-20 (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.a
Packet Pg. 1885 Attachment: STAFF REPORT 7-Foodmart FINAL 2-27-20 (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.b
Packet Pg. 1886 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.b
Packet Pg. 1887 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.b
Packet Pg. 1888 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
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Packet Pg. 1889 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
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Packet Pg. 1893 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.bPacket Pg. 1894Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart
9.A.6.bPacket Pg. 1895Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart
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Packet Pg. 1897 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
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Packet Pg. 1898 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
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Packet Pg. 1899 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
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Packet Pg. 1900 Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.bPacket Pg. 1901Attachment: Attachment A- Proposed PUD Ordinance - 020520(2) (11671 : PL20190000683 7-Foodmart
‒ 1 ‒
Growth Management Department
Zoning Division
CONSISTENCY REVIEW MEMORANDUM
To: Nancy Gundlach, AICP, Principal Planner, Zoning Services Section
From: Corby Schmidt, AICP, Principal Planner, Comprehensive Planning Section
Date: November 26, 2019
Subject: Golden Gate Area Master Plan (GGAMP) Consistency Review
PETITION NUMBER: PL20190000683 [REV: 3]
PETITION NAME: 7-Foodmart PUD (Planned Unit Development) to PUD Rezone
REQUEST: This petition seeks a PUD-to-PUD rezone, by adding ±1.09 (vacant) acres from the RMF-
12-SBCO zoning district (Residential Multi-family at a density of 12 dwelling units per acre and Santa
Barbara Commercial Overlay) to the existing ±1.03-acre 7-Foodmart PUD to expand the 7-Foodmart
PUD to allow floor area expansion of the butcher shop/grocery store (“specialty market & deli”) and
add a new loading dock to the larger store. These lots are double-frontage lots, which front both
Santa Barbara Boulevard and Tropical Way – a public alley. This alley is proposed to provide two new
additional commercial points of access; provide new, additional direct access to the new loading
dock, provide new additional immediate access to (a total of) 16 off-street parking spaces, and
reconfigure/relocate the water management facilities and septic drain field.
LOCATION: The subject site, consisting of ±2.12 acres, is located on east side of Santa Barbara
Boulevard, described as Lots 5 through 10, Block 10, of Golden Gate Unit 6, in Section 21, Township
49 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: No revisions to the PUD document or other materials
made after the previous review held Comprehensive Planning implications.
The existing PUD, and both parcels included in the proposed expansion, are designated Santa Barbara
Commercial Subdistrict on the Future Land Use Map of the GGAMP. This Subdistrict is intended to
provide Golden Gate City with an area that is primarily low intensity retail commercial, offices,
personal services, and institutional development opportunities that:
• Generate/attract relatively low traffic volumes;
• Are appropriately landscaped and buffered to protect nearby residential properties;
• Are architecturally designed to be compatible with nearby residential areas; and,
• Limit access and traffic flow to or from Santa Barbara Boulevard.
9.A.6.c
Packet Pg. 1902 Attachment: Attachment B-FLUE Consistency Review (11671 : PL20190000683 7-Foodmart PUDR)
‒ 2 ‒
This Subdistrict goes on to list twelve items (standards and provisions) that are to be included in a
zoning overlay, to be adopted within one year, to implement this Subdistrict. That zoning overlay
has been adopted (Santa Barbara Commercial Overlay). As such, consistency with this Subdistrict is
achieved by complying with the requirements, limitations and standards of that zoning overlay. Staff
defers that determination to Zoning Services staff.
Future Land Use Element (FLUE) Policy 5.6 requires new development to be compatible with, and
complementary to, 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 leaves this determination to the Zoning Services staff as part of their review of the
petition in its entirety.
The compatibility analysis is encouraged to be comprehensive and include a review of both
the subject property and surrounding or nearby properties regarding allowed use intensities
and densities, development standards, building mass, building location and orientation, traffic
generation/attraction, and especially how the low intensity restrictions currently imposed as
existing Transportation Development Commitments are proposed to be removed to allow for
higher-intensity truck traffic, truck sizes, and the use of the alley for full-size truck use, full-
size truck deliveries and full-size truck parking.
The County recognizes Smart Growth policies and practices in its consideration of future land use
arrangements and choice-making options. FLUE Objective 7 and Policies 7.1 through 7.4 promote
Smart Growth policies for new development and redevelopment projects pertaining to access,
interconnections, open space, and walkable communities. Each Policy is followed by preliminary staff
analysis [in bold italicized text].
Objective 7:
Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing
development character of Collier County, where applicable, and as follows:
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 site fronts Santa
Barbara Boulevard and an unclassified, local alley (Tropical Way). The Master Plan depicts the
relocation (northward)of the single existing connection to Santa Barbara Boulevard; relocation
(northward) of an existing connection to the alley and, provision two new connections to the
alley.]
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
small property does not lend itself to either of these arrangements.]
9.A.6.c
Packet Pg. 1903 Attachment: Attachment B-FLUE Consistency Review (11671 : PL20190000683 7-Foodmart PUDR)
‒ 3 ‒
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 subject site fronts Santa Barbara Boulevard and an alley
(Tropical Way). No new interconnection is proposed, while the next property north and the
next property south are within in the same commercial Subdistrict. Because these commercial,
double-frontage lots also have access to both Santa Barbara Boulevard and the local alley,
additional interconnection may still be an advantage.]
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. [This project
will allow for a grocery store with a deli to more than double its floor area, along with all the
previously-allowed uses within this PUD, while this Policy is directed mainly to residential
development.
However, Subdistrict language and the LDC include provisions for sidewalks and coordination
of sidewalk location between adjacent properties.
CONCLUSION:
Based upon the above analysis, this proposed PUDR may be deemed consistent with the GGAMP.
PETITION ON CITYVIEW
cc: Ray Bellows, Zoning Manager, Zoning Services Section
David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
G: Comp\Consistency Reviews\2019
\\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Consistency Reviews\2019\PUDR\PL2019-683 7-Foodmart R3_FNL.docx
9.A.6.c
Packet Pg. 1904 Attachment: Attachment B-FLUE Consistency Review (11671 : PL20190000683 7-Foodmart PUDR)
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigningE xcellence
Civil Engineering • Planning • Permitting
M E M O R A N D U M
January 31, 2020
TO: Nancy Gundlach, AICP, PLA
FROM: Jessica Harrelson, AICP, Senior Planner
RE: 7-Foodmart PUDR-PL20190000683
Neighborhood Information Meeting Summary
Davidson Engineering conducted a Neighborhood Information Meeting (NIM) for the subject 7-Foomdart
PUDR Application on Thursday, January 23rd, 2020 at 5:30 p.m. The meeting was held at the Golden Gate
Community Center, located at 4701 Golden Gate Parkway, Naples, FL 34116. Jessica Harrelson, AICP, with
Davidson Engineering, was in attendance to represent the Applicants. The sign-in sheet, attached,
indicates that 1 individual from the public was in attendance, along with Nancy Gundlach with Collier
County. Copies of the draft PUD Document were available at the meeting.
Jessica Harrelson, Agent for the Applicants, conducted the meeting and gave an overview of the proposed
project. A copy of the PowerPoint presentation is attached for reference.
Following the presentation, the attendee was asked for questions or comments. The following list is a
summary of questions asked and responses given by the agent in bold.
1. Is the building doubling in size?
Response: The request is to increase the maximum gross floor area square footage from 10,000
SF to 15,000 SF. The existing building is just under 7,000 SF, so yes, the request is for a maximum
15,000 SF.
2. Where will the parking spaces in the alley be?
Response: Jessica uses the PowerPoint slide, depicting the spaces along the alley, to show the
locations.
3. Will the parking spaces be parallel to Santa Barbara?
Response: Yes.
4. Will there be landscaping along the north property line (note: the attendee owns the duplex
abutting 7-Foodmart along the north)?
Response: Yes, a 15’ Type B buffer, with a 6’ hedge is required at that location.
Nancy further explains that trees are planted 25’ on center.
9.A.6.d
Packet Pg. 1905 Attachment: Attachment C-Neighborhood Information Notes (11671 : PL20190000683 7-Foodmart PUDR)
7-Foodmart – PUDR-PL20190000683
January 31, 2020
2
5. Where is the additional 7,500 SF going?
Response: Yes, the expansion is proposed going south. Jessica uses site plan to show the
location.
6. You are setting up the alleyway is the access to the store?
Response: Jessica responded that the LDC limits to the amount of access points along Santa
Barbara. It is further explained that there is a lot of stop and go traffic on Santa Barbara,
creating issues, that a turn lane is being constructed as well to alleviate some of the traffic
congestion that is currently being experienced.
7. How will the turn lane work?
Response: It’s a north-bound turn lane, 240’, and you can turn directly into the site.
8. Will the turn lane stop in front of the store, or continue in front of “my” property?
Response: Jessica uses the site plan to show the location of the turn lane and property line.
9. The attendee brings up the “poor” trees that are existing within the north landscape buffer and
lack of 6’ hedge (hedge is not tight).
Response: Jessica replied that if landscaping is not installed per Code requirements and what
is outlined in the PUD, the County will not approve it at inspection.
10. You are going to reduce congestion on Santa Barbara and moving it to the back?
Response: We are also adding a turn lane.
11. Do the trucks (delivery trucks) have access the alley from Coronado or only from 22nd?
Response: Jessica responded that it is her understanding that trucks can use both access points
for deliveries.
12. Do you know which access the use most?
Response: Jessica responded she was not certain.
13. What is “my” setback from the alley?
Response: Jessica stated she was uncertain but I can look that up and get it back to you.
End of memo.
9.A.6.d
Packet Pg. 1906 Attachment: Attachment C-Neighborhood Information Notes (11671 : PL20190000683 7-Foodmart PUDR)
1
LynchDiane
From:mark@mecurtis.com
Sent:Tuesday, January 28, 2020 10:05 AM
To:'Kelvin Deonarine'; jessica@davidsonengineering.com
Cc:GundlachNancy
Subject:RE: 2280 Santa Barbara Blvd, Naples Fl 34116
EXTERNAL EMAIL:This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
That’s awesome Kevin! I really appreciate you and your brother stopping by and working with me in a neighborly
manner. I look forward to the beefed up barrier between the properties, as well. I wish you continued success with
your store.
Regards
Mark
From:Kelvin Deonarine <deonarine8@aol.com>
Sent:Tuesday, January 28, 2020 9:21 AM
To:mark@mecurtis.com; jessica@davidsonengineering.com
Subject:2280 Santa Barbara Blvd, Naples Fl 34116
Hi Mark
It was a pleasure speaking with you yesterday. As per our conversation on 27th January 2020, we agreed for the
following on the above mentioned property address:
- Addition of fruit trees and plant it to your liking
- Install sod on the apron and ride of way
- Install metal reflectors on the back of the building to prevent further occurance.
We apologize for any inconvenience caused and look forward to rectifying the problem.
If you have any more questions, please feel free to contact me at 239-920-1587.
Thank You
Anand Deonarine
7 Food Mart & Tortilleria
2332 Santa Barbara Blvd
Naples Fl, 34116
Deonarie8@aol.com
9.A.6.e
Packet Pg. 1907 Attachment: Attachment D-Email (11671 : PL20190000683 7-Foodmart PUDR)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 1 of 11
Application for a Public Hearing for PUD Rezone, Amendment to PUD or
PUD to PUD Rezone
PETITION NO
PROJECT NAME
DATE PROCESSED
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G. 1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsection 10.02.13 E. and Ch. 3 G. 2 of the Administrative
Code
PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
Name of Property Owner(s): _________________________________________________________
Name of Applicant if different than owner: _____________________________________________
Address: _________________________City: _______________ State: _________ ZIP: ___________
Telephone: _______________________ Cell: ______________________ Fax: __________________
E-Mail Address: ____________________________________________________________________
Name of Agent: ____________________________________________________________________
Firm: _____________________________________________________________________________
Address: ____________________________City: _______________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: _______________________
E-Mail Address: ____________________________________________________________________
Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that
you are in compliance with these regulations.
To be completed by staff
9.A.6.f
Packet Pg. 1908 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)KELVIN DEONARINE AND ANAND DEONARINE
2332 SANTA BARBARA BLVD NAPLES FL 34116
deonarine8@aol.com
JESSICA HARRELSON, AICP, SENIOR PLANNER
DAVIDSON ENGINEERING, INC.
4365 RADIO RD, SUITE 201 NAPLES FL 34104
239.434.6060
JESSICA@DAVIDSONENGINEERING.COM
✔
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 2 of 11
REZONE REQUEST
This application is requesting a rezone from: _________________________ Zoning district(s) to the
________________________________ zoning district(s).
Present Use of the Property: _________________________________________________________
Proposed Use (or range of uses) of the property: _________________________________________
Original PUD Name: ________________________________________________________________
Ordinance No.: ____________________________________________________________________
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
x If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
x The applicant shall submit 4 copies of a recent survey (completed within the last six months,
maximum 1" to 400' scale), if required to do so at the pre-application meeting; and
x The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Size of Property: _______ ft. x _______ ft. = ________ Total Sq. Ft. Acres: _________
Address/ General Location of Subject Property: __________________________________________
__________________________________________________________________________________
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities Industrial
Mixed Use Other: ________________
9.A.6.f
Packet Pg. 1909 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)2014-06
RMF-12-SBCO
UNDEVELOPED
COMMERCIAL
7-FOODMART CPUD
21 49 26
5-10 189 GOLDEN GATE UNIT 6
SEE ATTACHED SURVEY/LEGAL DESCRIPTION
36305480001, 36305360008, 36305320006, 36305280007
VARIES VARIES 92,503 2.12
2634, 2348, 2332, 2290 Santa Barbara Blvd
7-FOODMART CPUD
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 3 of 11
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
Metes & Bounds Description: _________________________________________________________
ASSOCIATIONS
Required: List all registered Home Owner Association(s) that could be affected by this petition.
Provide additional sheets if necessary. Information can be found on the Board of County
Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774.
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
Name of Homeowner Association: _________________________________________________
Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______
9.A.6.f
Packet Pg. 1910 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)RMF-12-SBCO Developed Multi-Family Residential
RMF-12-SBCO Developed Multi-Family Residential
RMF-6-SBCO Developed Multi-Family Residential
ROW / Estates Santa Barbara Blvd / Developed Single Family Residential
Golden Gate Civic Association
4701 Golden Gate Parkway Naples FL 34116
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 4 of 11
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the county attorney.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that Sub-district, policy or other provision.)
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the
request is affected by existing deed restrictions.
^ƵďŵŝƚƚĞĚĂƐƐĞƉĂƌĂƚĞĚŽĐƵŵĞŶƚ͘
9.A.6.f
Packet Pg. 1911 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 5 of 11
Previous land use petitions on the subject property: To your knowledge, has a public hearing been
held on this property within the last year? If so, what was the nature of that hearing?
__________________________________________________________________________________
__________________________________________________________________________________
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Yes No if so please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 E.
of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a
written summary and any commitments that have been made at the meeting. Refer to Chapter 8 B.
of the Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer Commitments
or Notice of Developer Commitments that contains the legal description of the property that is the subject of
the land use petition and contains each and every commitment of the owner or developer specified in the
Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall comply with the
recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or Notice shall be provided
to the Collier County Planned Unit Development Monitoring staff within 15 days of recording of said
Memorandum or Notice.
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been made
and the application is assigned a petition processing number. The application will be considered
“closed” when the petitioner withdraws the application through written notice or ceases to supply
necessary information to continue processing or otherwise actively pursue the rezoning,
amendment or change, for a period of 6 months. An application deemed “closed” will not receive
further processing and an application “closed” through inactivity shall be deemed withdrawn. An
application deemed “closed” may be re-opened by submission of a new application, repayment of
all application fees and the grant of a determination of “sufficiency”. Further review of the request
will be subject to the then current code.
9.A.6.f
Packet Pg. 1912 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)N/A.
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 6 of 11
STATEMENT OF UTILITY PROVISIONS
FOR PUD REZONE REQUEST
APPLICANT CONTACT INFORMATION
Name of Applicant(s): _______________________________________________________________
Address: _________________________________ City: ___________ State: ________ ZIP: _______
Telephone: ____________________ Cell: _____________________ Fax: ______________________
E-Mail Address: ____________________________________________________________________
Address of Subject Property (If available): ______________________________________________
City: _________________ State: ________ ZIP: _________
PROPERTY INFORMATION
Section/Township/Range: / /
Lot: Block: Subdivision: ___________________________________________________
Metes & Bounds Description: _________________________________________________________
Plat Book: Page #: Property I.D. Number: ____________________________________
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Package Treatment Plant (GPD Capacity): _________________________
e. Septic System
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System Provide Name: __________________________
d. Private System (Well)
Total Population to be Served: ________________________________________________________
Peak and Average Daily Demands:
A. Water-Peak: _________ Average Daily: __________
B. Sewer-Peak: _________ Average Daily: __________
If proposing to be connected to Collier County Regional Water System, please provide the date
service is expected to be required: ____________________________________________________
9.A.6.f
Packet Pg. 1913 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)Anand Deonarine and Kelvin Deonarine
2332 Santa Barbara Blvd Naples FL 34116
239.595-5144
deonarine8@aol.com
2322 Santa Barbara Blvd
Naples FL 34116
21 49 26
5-10 189 Golden Gate Unit 6
See attached survey/ legal description
5 124-134 36305480001, 36305360008, 36305320006, 36305280007
X
X
Collier County
15,000 sf food outlet store (6,754 sf of which is existing)
4,820 GPD 3,570 GPD
3,443 GPD 2,550 GPD
6/1/2021
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 7 of 11
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of
sewage treatment process to be used as well as a specific statement regarding the method of affluent
and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall
be provided from tests prepared and certified by a professional engineer.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in accordance with
all applicable County ordinances in effect at that time. This statement shall also include an agreement
that the applicable system development charges and connection fees will be paid to the County
Utilities Division prior to the issuance of building permits by the County. If applicable, the statement
shall contain an agreement to dedicate the appropriate utility easements for serving the water and
sewer systems.
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at
the pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to serve
the project shall be provided.
9.A.6.f
Packet Pg. 1914 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)N/A
Acknowledged
7-FOODMART
PUDR – PL20190000683
Level of Service – Revision 2
November 13, 2019 1 www.davidsonengineering.com
PPUBLIC FACILITIES LEVEL OF SERVICE (LOS) ANALYSIS
7-Foodmart PUDR proposed to add ±1.09-acres (Lots 5, 6 and 10 of the Golden Gate Unit 6-Block 189 Plat)
into the existing 7-Foodmart CPUD to allow for future expansion. 7-Foodmart is located at 2332 Santa
Barbara Blvd. The project proposes an expansion to the existing specialty Market and Deli with the
associated infrastructure. A level of service analysis between the existing site use and the proposed use
has been provided herein.
Summary for Existing Use:
Specialty Market and Deli 6,754 sf
Lots 5, 6 and 10 are currently vacant
Summary for Proposed Use:
Specialty Market and Deli 15,000 sf
The Capital Improvement Element of the Growth Management Plan establishes Levels of Service for the
following:
Arterial and Collector Roads
Surface Water Management Systems
Potable Water Systems
Sanitary Sewer Systems
Solid Waste Disposal Facilities
Parks and Recreation Facilities
Public School Facilities
Each of the areas will be examined for the development in this summary report.
Arterial and Collector Roads
See included Traffic Impact Statement for Level of Service. The level of service is not significantly or
adversely impacted by the proposed build-out.
9.A.6.f
Packet Pg. 1915 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
7-FOODMART
PUDR – PL20190000683
Level of Service – Revision 2
November 13, 2019 2 www.davidsonengineering.com
Surface Water Management Systems
The existing stormwater management system will be revised to accommodate the increase in project area
and imperviousness. During the time of any development order permitting, the site’s storm water
management system will be designed in accordance with LDC section 6.05.01.
Potable Water and Sanitary Sewer Systems
Potable water for the proposed site will continue to be provided by Collier County Utilities. Water service
is readily available to the project via an existing 1 ½” water service line. Irrigation is also provided by Collier
County Utilities via the existing 1 ½” water service line. During the time of SDP permitting it will be
determined whether upsizing this water service line is necessary to account for potable/irrigation water
demand and potentially fire protection for the proposed building. Wastewater will continue to be treated
via a new private septic system. Please see the included Statement of Utility Provisions for proposed
potable water and wastewater demands.
Solid Waste Disposal Facilities
According to the Collier County 2018 AUIR, currently there is an existing landfill capacity of 18,710,256
tons, and a ten-year landfill capacity requirement of 2,916,440 tons. The estimated life of the landfill is 51
years. The existing landfill capacity is adequate to accommodate the additional tons per capita generated
by the proposed project. The level of service is not significantly or adversely impacted by the proposed
build-out.
Parks and Recreation Facilities
The proposed change in use will have no measurable impact on Parks and Recreation Facilities. The level
of service is not significantly or adversely impacted by the proposed change in use.
Public School Facilities
The proposed development will not create a negative impact on Public School Facilities. The uses will not
impact school attendance. The level of service is not significantly or adversely impacted by the proposed
change in use.
Fire and EMS Facilities
The subject site is located within the Greater Naples Fire Rescue District. The nearest fire/EMS station
(station No. 70) is located at 4741 Golden Gate Parkway, less than 1 mile away from the subject site. The
level of service for fire and EMS facilities is not significantly or adversely impacted by the proposed build-
out.
9.A.6.f
Packet Pg. 1916 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
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9.A.6.f
Packet Pg. 1918 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
EEXHIBIT A
LEGAL DESCRIPTION
LOTS 5 THROUGH 10, BLOCK 189 OF GOLDEN GATE UNIT 6 AS RECORDED IN PLAT BOOK 5, PAGES
124 THROUGH 134 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
THE ABOVE DESCRIBES AN AREA OF APPROXIMATELY 92,503 SQUARE FEET OR 2.12 ACRES OF
LAND.
SUBJECT TO EASEMENTS, RESTRICTIONS AND RESERVATIONS OF RECORD.
9.A.6.f
Packet Pg. 1919 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 9 of 11
Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G. 1 of the Administrative Code
Amendment to PUD- Ch. 3 G. 2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code
The following Submittal Requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please provide the submittal items in the exact order listed below, with cover sheets attached to
each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at
http://www.colliercountyfl.gov/Home/ShowDocument?id=76983.
REQUIREMENTS # OF
COPIES REQUIRED NOT
REQUIRED
Cover Letter with Narrative Statement including a detailed description of
why amendment is necessary
Completed Application with required attachments (download latest version) 1
Pre-application meeting notes 1
Affidavit of Authorization, signed and notarized 1
Property Ownership Disclosure Form 1
Notarized and completed Covenant of Unified Control 1
Completed Addressing Checklist 1
Warranty Deed(s) 1
List Identifying Owner and all parties of corporation 1
Signed and sealed Boundary Survey 1
Architectural Rendering of proposed structures 1
Current Aerial Photographs (available from Property Appraiser) with
project boundary and, if vegetated, FLUCFCS Codes with legend included
on aerial.
1
Statement of Utility Provisions 1
Environmental Data Requirements pursuant to LDC section 3.08.00 1
Environmental Data Requirements collated into a single Environmental
Impact Statement (EIS) packet at time of public hearings. Coordinate with
project planner at time of public hearings.
Listed or Protected Species survey, less than 12 months old. Include
copies of previous surveys. 1
Traffic Impact Study 1
Historical Survey 1
School Impact Analysis Application, if applicable 1
Electronic copy of all required documents 1
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
Checklist continues on next page
9.A.6.f
Packet Pg. 1920 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)✔
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 10 of 11
Revised Conceptual Master Site Plan 24” x 36”and One 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if
Amending the PUD
Revised PUD document with changes crossed thru & underlined 1
Copy of Official Interpretation and/or Zoning Verification 1
*If located in Immokalee or seeking affordable housing, include an additional set of each submittal
requirement
+The following exhibits are to be completed on a separate document and attached to the application packet:
Exhibit A: List of Permitted Uses
Exhibit B: Development Standards
Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code
Exhibit D: Legal Description
Exhibit E: List of Requested LDC Deviations and justification for each
Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-
690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components): Amy
Lockheart Conservancy of SWFL: Nichole Johnson
Utilities Engineering: Eric Fey Parks and Recreation: Barry Williams & David Berra
Emergency Management: Dan Summers Immokalee Water/Sewer District:
City of Naples: Robin Singer, Planning Director Other:
ASSOCIATED FEES FOR APPLICATION
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre
Comprehensive Planning Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
o Methodology Review: $500.00
*Additional fees to be determined at Methodology Meeting.
o Minor Study Review: $750.00
o Major Study Review $1,500.00
[
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9.A.6.f
Packet Pg. 1921 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)✔
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COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104
www.colliergov.net (239) 252-2400 FAX: (239) 252-6358
February 1, 2019 Page 11 of 11
Legal Advertising Fees:
o CCPC: $1,125.00
o BCC: $500.00
School Concurrency Fee, if applicable:
o Mitigation Fees, if application, to be determined by the School District in
coordination with the County
Fire Code Plans Review Fees are not listed, but are collected at the time of application submission and
those fees are set forth by the Authority having jurisdiction. The Land Development Code requires
Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior
to hearing. All checks payable to: Board of County Commissioners.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this
checklist is included in this submittal package. I understand that failure to include all necessary
submittal information may result in the delay of processing this petition.
*Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
___________________________________ _____________
Signature of Petitioner or Agent Date
___________________________________
Printed named of signing party
dž
9.A.6.f
Packet Pg. 1922 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)Jessica Harrelson, Davidson Engineering
6/7/2019
7-FOODMART
PUDR – PL20190000683
Deviation Justifications
November 14, 2019
1
77-FOODMART CPUD
PROJECT NARRATIVE & EVALUATION CRITERIA
PROJECT NARRATIVE
The purpose of this Rezone is to add ±1.09-acres (Lots 5, 6 and 10 of the Golden Gate Unit 6-
Block 189 Plat) into the existing 7-Foodmart CPUD to allow for future expansion. 7-Foodmart is
located at 2332 Santa Barbara Blvd, in Section 21, Township 49 South, Range 26 East, Collier
County, Florida.
The property has a base zoning of RMF-12 and is located within the Santa Barbara Commercial
Overlay District (SBCO). The purpose and intent of this overlay district is to provide Golden Gate
City and passerby travelers with commercial development within the subject area. Existing
residential development within the Overlay, other than owner-occupied dwellings, are required
to cease to exist within a specified time period (to be determined by Collier County). Adjacent
residential development to the north and south of the expansion parcels for 7-Foodmart are
both multi-family structures.
The PUDR includes the following updates:
1. Increase the maximum square feet of gross floor area to 15,000 square feet from the
existing permitted 10,000 square feet;
2. Update the legal description and PUD acreage;
3. Update the Development Standards Table to clarify that the cooler addition, constructed on
the east side of the existing building, shall be allowed to be setback a minimum of 12.2’
from Tropical Way;
4. Retain existing Deviations for the expansion properties;
5. Addition of Deviation #5, seeking to permit a total of 16 parking spaces along the alley,
Tropical Way, for the use of public and employee parking. This exceeds the code maximum
by 6 spaces but is still under the 30% maximum of required parking;
6. Addition of Deviation #6, seeking to allow a 12.5’ encroachment of impervious area, for a
distance of 86.3’, within the 15’ Type ‘B’ Buffer along Tropical Way if compensating
landscape areas ae provided within the same buffer;
7. Amend the Native Tree Preservation Requirement, to include the addition of 4 trees within
the preservation requirement, as a result of the expansion properties (for a total of 8 trees
to be preserved on-site);
8. Amend Transportation Commitment #1 to remove language prohibiting tractor-trailers from
making deliveries and addition of language requiring that a loading space be constructed to
accommodate deliveries made by tractor-trailers;
9. Eliminate Transportation Commitments #2 and #3, as they no longer apply;
9.A.6.f
Packet Pg. 1923 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
7-FOODMART
PUDR – PL20190000683
Deviation Justifications
November 14, 2019
2
10. Amend Transportation Commitment #5 to reflect the updated maximum trip generation
allowed by the proposed use;
11. Removal of the Schedule of Development/Monitoring Report and Sunset Provision section;
12. Addition of the PUD Monitoring Section, using current language requested by County Staff;
13. Addition of Exhibit G – “Encroachment Exhibit” as a supplement to Deviation #6;
14. Updates to the PUD Master Plan.
Aerial location map
9.A.6.f
Packet Pg. 1924 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
7-FOODMART
PUDR – PL20190000683
Deviation Justifications
November 14, 2019
3
EVALUATION CRITERIA
a. The suitability of the area for the type and pattern of development proposed in relation
to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
Response: The subject property is located within the Santa Barbara Commercial
Overlay District, which was created to provide the surrounding area and passerby
traffic with commercial development. Aggregation of lots is also encouraged within
the Overlay. The intent of the 7-Foodmart PUDR, is to expand the existing PUD
boundary, with the addition of 3 bordering lots. The PUDR will allow for a proposed
expansion of the existing locally owned food market and further allow the expansion
of the existing parking lot. No additional access points are proposed along Santa
Barbara Boulevard, to lessen traffic flow interruptions along this roadway corridor.
Existing utilities (water, septic/drain field) and water management areas will be
redesigned, as needed, to support the proposed expansion.
b. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are not to be provided or maintained
at public expense. Findings and recommendations of this type shall be made only after
consultation with the county attorney.
Response: The subject property is owned by Kelvin and Anand Deonarine. Please refer
to the Covenant of Unified Control.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other
provision allows the requested uses/density, and fully explaining/addressing all criteria
or conditions of that Sub-district, policy or other provision.)
Response: The subject property is located within the Golden Gate Area Master Plan,
which was adopted as part of the County’s Comprehensive Plan in 1991. 7-Foodmart
is more specially located within the Santa Barbara Commercial Subdistrict of the
Golden Gate Area Master Plan. The PUDR, as proposed, conforms with the goals,
objectives and policies outlined in the Comprehensive Plan.
9.A.6.f
Packet Pg. 1925 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
7-FOODMART
PUDR – PL20190000683
Deviation Justifications
November 14, 2019
4
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
Response: The proposed expansion of the 7-Foodmart PUD will continue to permit
commercial development within an area of the County that is intended for commercial
growth, as per Collier County Growth Management Plan. The site will continue to
provide sufficient buffering and screening to adjacent residential development. The
list of permitted uses are compatible with the surrounding area. Further, commercial
uses that are specifically not compatible have been identified as prohibited uses within
the PUD document.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
Response: The PUD currently meets the 30% open space requirement and will
continue to meet this requirement as the future expansion occurs.
f. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
Response: Both public and private facilities are available to serve the existing project
and future expansion.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
Response: The intent of this PUDR request is for the addition of ±1.09 acres of
developable land (Lots 5, 6 and 10 of the Golden Gate Unit 6-Block 189 Plat) into the
existing 7-Foodmart PUD, which will accommodate the future expansion of the site.
Commercial growth is anticipated within the surrounding area of the Santa Barbara
Commercial Overlay District.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications of justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
Response: The proposed PUD Rezone complies with all applicable regulations set forth
within the existing CPUD Ordinance and the Collier County Land Development Code.
9.A.6.f
Packet Pg. 1926 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
PROJECT:NOTES:EXHIBIT DESC:PLANNING DEPT4365 RADIO ROADSUITE 201NAPLES, FL 34104P: 239-434-6060F: 239-434-6084CLIENT:LOCATION:SANTA BARBARA BLVDALLEY55TH TER SW55TH ST SW54TH TER SW22ND PL SW23RD AVE SW54TH TER S W
CORONADO PKY53RD ST SW54TH ST SW24TH AVE SW23RD CT SW23RD PL SWSTAR GRASS LN¯Z:\Active Projects\S\7-Foodmart (Santa Barbara Rezone) 13-0063\GIS\2019-04-02 7FM - LOCATION MAP.mxdDate Saved: 4/2/2019 0 400200Feet7-FOODMART2332 SANTA BARBARA BLVDLOCATION MAP SUBJECT PROPERTIESANAND DEONARINE & KELVIN DEONARINESource: Collier County Geographic Information Systems9.A.6.fPacket Pg. 1927Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.f
Packet Pg. 1928 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.f
Packet Pg. 1929 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
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Packet Pg. 1930 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
SHEET NO:PLANNING DEPARTMENT4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 F: 239.434.6084Company Cert. of AuthorizationNo. 000094967-FOODMART CPUDEXHIBIT C:CONCEPTUAL MASTERPLAN PAGE 1 OF 2NCURRENT ZONING: 7-FOODMART CPUD AND RESIDENTIALMULTI-FAMILY SANTA BARBARACOMMERCIAL OVERLAY (RMF-12-SBC0)PROPOSED ZONING: COMMERCIAL PLANNED UNIT DEVELOPMENT-SANTA BARBARA COMMERCIALOVERLAY(CPUD-SBCO)CURRENT LAND USE: DEVELOPED COMMERCIAL ANDUNDEVELOPED / VACANTFUTURE LAND USE: SANTA BARBARA COMMERCIAL SUBDISTRICTCOMMERCIAL: MAXIMUM 15,000 SFPLANNING NOTES:LAND USE SUMMARYACRESUSE± 1.01± 0.38± 0.1247.617.9OPEN SPACE SUMMARY5.7PROPOSED TRACT, LOT OR LAND-USE BOUNDARIES ORSPECIAL LAND USE BOUNDARIES SHALL NOT BECONSTRUED TO BE FINAL AND MAY BE VARIED AT ANYSUBSEQUENT APPROVAL PHASE, SUCH AS FINALPLATTING OR SITE DEVELOPMENT PLAN APPLICATION.GENERAL NOTES:REQUIRED: 8 TREESPROVIDED: 8 TREES IN ACCORDANCEWITH LDC SECTION 3.05.07AND EXHIBIT F OF THE PUDDOCUMENTNATIVE TREE PRESERVATION:PERIMETER BUFFERS± 0.4320.3CIRCULATION DRIVE AISLESDEVELOPABLE AREACONCEPTUAL WATERMANAGEMENT LOCATIONREQUIRED OPEN SPACE (2.12 AC X 30% = 0.64 AC)*USABLE OPEN SPACE LOCATIONS WILL BEDETERMINED AT TIME OF SDP PERMITTING.± 0.146.6CONCEPTUAL DRAINFIELDLOCATIONLEGENDLANDSCAPE BUFFERCOMPENSATING AREACOMPENSATING ROWAREATOTAL SITE AREA± 2.12100COMPENSATING ROW± 0.041.913452256665REV. PER CC RAI COMMENTS - 7/15/20191.REV. PER CC RAI COMMENTS - 9/20/20192.REVISIONSREV. PER CC RAI COMMENTS - 12/17/20193.9.A.6.fPacket Pg. 1931Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
SHEET NO:PLANNING DEPARTMENT4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 F: 239.434.6084Company Cert. of AuthorizationNo. 000094967-FOODMART CPUDEXHIBIT C:MASTER CONCEPT PLANPAGE 2 OF 2DEVIATIONS:1. DEVIATION #1 SEEKS RELIEF FROM LDC SECTION 5.05.08 C.9.B., “FREESTANDING BUILDING WITHIN A PUD,” WHICH REQUIRES ALL FAÇADES FORFREESTANDING STRUCTURES WITHIN A PUD TO BE TREATED AS A PRIMARY FAÇADE, EXCEPT FOR SECONDARY FACADES, TO REQUIRE ONLY THEFAÇADE FACING SANTA BARBARA BOULEVARD TO BE TREATED AS A PRIMARY FAÇADE.2. DEVIATION #2 SEEKS RELIEF FROM LDC SECTION 5.03.02 H., “WALL REQUIREMENT BETWEEN RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT,”WHICH REQUIRES A MASONRY WALL, CONCRETE OR PRE-FABRICATED CONCRETE WALL AND/OR FENCE TO BE CONSTRUCTED ON ANON-RESIDENTIAL PROPERTY WHEN IT LIES CONTIGUOUS TO OR OPPOSITE A RESIDENTIALLY ZONED DISTRICT, TO INSTEAD ALLOW A TYPE “B”BUFFER INCLUSIVE OF A 6-FOOT HIGH HEDGE CONSISTENT WITH LDC SECTION 4.06.02 C.2. WHERE RESIDENTIAL ZONING OCCURS ON THE NORTHAND SOUTH PERIMETER BOUNDARIES OF THE SUBJECT PROPERTY.3. DEVIATION #3 SEEKS RELIEF FROM LDC SECTION 4.06.02 C.4., “ALTERNATIVE D LANDSCAPE BUFFER,” WHICH REQUIRES A 15-FOOT WIDE TYPE “D”LANDSCAPE BUFFER WHEN THE ULTIMATE RIGHT-OF-WAY IS 100 OR MORE FEET, TO INSTEAD PROVIDE A 10-FOOT WIDE TYPE “D” BUFFER ALONGSANTA BARBARA BOULEVARD.4. DEVIATION #4 SEEKS RELIEF FROM LDC SECTION 4.06.02 C.2., “ALTERNATIVE B LANDSCAPE BUFFER”, AS WELL AS LDC SECTION 5.03.04 A.2.,SPECIFYING DUMPSTER ENCLOSURES NOT TO ENCROACH INTO THE REQUIRED LANDSCAPE BUFFER AREA, TO INSTEAD ALLOW THE DUMPSTERENCLOSURE TO BE LOCATED AS SHOWN ON THE MCP AND TO PROVIDE A 5-FOOT WIDE BUFFER WITH THE SAME PLANTING MATERIALS REQUIREDOF A TYPE 'B' BUFFER ON THE WEST SIDE OF THE DUMPSTER ENCLOSURE, AS ALSO SHOWN ON THE MASTER PLAN.5.DEVIATION #5 SEEKS RELIEF FROM LDC SECTION 4.05.02 E.4., PARKING ACCESS STANDARDS, WHICH ALLOWS “NONRESIDENTIAL DEVELOPMENT WHICH ABUTS ANALLEY, A MAXIMUM OF TEN PARKING SPACES, NOT TO EXCEED 30% OF THE REQUIRED PARKING…. MAY BE ACCESSED SOLELY FROM THE ALLEY”…..AND “THESESPACES SHALL BE FOR THE EXCLUSIVE USE OF EMPLOYEES AND SERVICE VEHICLES,” TO INSTEAD ALLOW A TOTAL OF 16 PARKING SPACES (26.6% OF THE REQUIREDPARKING) TO BE ACCESSED FROM THE ALLEY, FOR THE USE OF PUBLIC AND EMPLOYEE PARKING.6. DEVIATION #6 SEEKS RELIEF FROM LDC SECTION 4.06.02 D.4.C “SIDEWALKS AND IMPERVIOUS AREAS WITHIN LANDSCAPE BUFFERS,” WHICH PERMITS A 5'ENCROACHMENT OF IMPERVIOUS AREA WITHIN A 15' TYPE 'B' BUFFER, TO INSTEAD ALLOW A 12.5' ENCROACHMENT FOR A DISTANCE OF 86.3' WITHIN THE 15' TYPE'B' BUFFER ALONG TROPICAL WAY. COMPENSATING LANDSCAPE AREA SHALL BE PROVIDE ALONG THE SAME BUFFER. REFER TO EXHIBIT G.REV. PER CC RAI COMMENTS - 7/15/20191.REV. PER CC RAI COMMENTS - 9/20/20192.REVISIONSREV. PER CC RAI COMMENTS - 12/17/20193.9.A.6.fPacket Pg. 1932Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
9.A.6.fPacket Pg. 1933Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
7-FOODMART
PUDR – PL20190000683
Deviation Justifications
December 17, 2019 1
77-FOODMART CPUD
DEVIATION JUSTIFICATIONS
1. Deviation #1 seeks relief from LDC Section 5.05.08 C.9.b., “Freestanding Building within a
PUD,” which requires all façades for freestanding structures within a PUD to be treated as a
primary façade, except for secondary facades, to require only the façade facing Santa
Barbara Boulevard to be treated as a primary façade.
Justification: The current PUD Ordinance permits the above deviation for the existing
building on-site; therefore, it is being requested that the proposed future building expansion
be permitted to also provide one primary façade, along Santa Barbara Blvd.
The only major roadway that the project is visible from is Santa Barbara Boulevard (along
the west) and the required perimeter landscape buffers, wall and plantings sufficiently
screen the site on all other sides.
2. Deviation #2 seeks relief from LDC Section 5.03.02 H., “Wall Requirement between
Residential and Non-residential Development,” which requires a masonry wall, concrete or
pre-fabricated concrete wall and/or fence to be constructed on a non-residential property
when it lies contiguous to or opposite a residentially zoned district, to instead allow a Type
“B” buffer inclusive of a 6-foot high hedge consistent with LDC section 4.06.02 C.2. where
residential zoning occurs on the north and south perimeter boundaries of the subject
property.
Justification: The current PUD Ordinance permits the above deviation, allowing a Type B
Landscape Buffer, inclusive of a 6’ hedge, along the existing north and south perimeter
boundaries; consequently, the same deviation is being requested for the proposed
expansion. This will apply to the new north and south perimeter boundaries that are a result
of the addition of Lots 5,6 and 10 of the Golden Gate Unit 6-Block 189 Plat. Per LDC Section
2.03.07 H. 1. “Santa Barbara Commercial Overlay District”, existing residential uses, other
than owner-occupied dwellings, are required to cease to exist within a specified time period.
The intent of the Santa Barbara Commercial Overlay District is to eliminate residential
development to create a commercially developed area. In addition, new residential
development is not permitted within the Overlay. Therefore, the construction of a wall
adjacent to the existing multi-family residential units to the north and south seems
unnecessary and the 6’ high hedge will provide sufficient screening from the site.
9.A.6.f
Packet Pg. 1934 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
7-FOODMART
PUDR – PL20190000683
Deviation Justifications
December 17, 2019 2
3. Deviation #3 seeks relief from LDC Section 4.06.02 C.4., “Alternative D Landscape Buffer,”
which requires a 15-foot wide Type “D” landscape buffer when the ultimate right-of-way is
100 or more feet, to instead provide a 10-foot wide Type “D” buffer along Santa Barbara
Boulevard.
Justification: The current PUD permits the above deviation, thus the request is for the
expansion parcels. Due to the shallow depth of the project, the provision of a 15’ wide
landscape buffer would diminish developable area and circulation of the proposed
development. The request for a reduction of 5’ in the landscape buffer along Santa Barbara
Blvd does not result in any negative impacts to the community. Lastly, the alternative 10’
landscape buffer being requested will consist of the same plant material and spacing
requirements per the LDC for a Type D buffer.
4. Deviation #4 seeks relief from LDC Section 4.06.02 C.2, “Alternative Landscape Buffer,” as
well as LDC Section 5.03.04 A.2, specifying dumpster enclosures not to encroach into the
required landscape buffer area, to instead allow the dumpster enclosure to be located as
shown on the MPC and to provide a 5-foot wide buffer with the same planting materials
required of a Type “B” buffer on the west side of the dumpster enclosure, as also shown on
the Master Plan.
Justification: Deviation #4 was approved with the existing PUD and is to remain with no
requested changes. The proposed expansion does not affect this previously approved
deviation.
5. Deviation #5 seeks relief from LDC section 4.05.02 E.4., Parking Access Standards, which
allows “nonresidential development which abuts an alley, a maximum of ten parking spaces,
not to exceed 30% of the required parking…. may be accessed solely from the alley”…..and
“these spaces shall be for the exclusive use of employees and service vehicles,” to instead
allow a total of 16 parking spaces (26.6% of the required parking) to be accessed from the
alley, for the use of public and employee parking.
Justification: This deviation is requesting to allow a total of 16 spaces to be accessed from
Tropical Way, which is 6 spaces more than what is currently permitted by the LDC (the LDC
permits a maximum of 10 spaces). The 16 spaces being requested is still below the 30%
maximum, also required within LDC Section 4.05.02 E.4. During peak hours for the existing
business, parking can be problematic; therefore, maximizing parking for the development
will promote public safety.
6. Deviation #6 seeks relief from LDC Section 4.06.02 D.4.c “Sidewalks and Impervious Areas
Within Landscape Buffers,” which permits a 5’ encroachment of impervious area within a
15’ Type ‘B’ buffer, to instead allow a 12.5’ encroachment for a distance of 86.3’ within the
15’ Type ‘B’ buffer along Tropical Way. Compensating landscape area shall be provide
along the same buffer. Refer to Exhibit G.
9.A.6.f
Packet Pg. 1935 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
7-FOODMART
PUDR – PL20190000683
Deviation Justifications
December 17, 2019 3
Justification: Due to the shallow depth of the property and required infrastructure to
accommodate the site, developable area is very limited. All required plant material will be
installed, as required, along the same boundary; therefore, there will be no decrease in the
plant material being provided within the 15’ Type B buffer along Tropical Way.
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7 FOOD MART
Environmental Data for PUDR
SECTION 21, TOWNSHIP 49 SOUTH, RANGE 26 EAST
COLLIER COUNTY, FLORIDA
Prepared For:
Prepared By:
August 20, 2019
Collier County Growth Management Division
2800 North Horseshoe Drive
Naples, FL 34104
Earth Tech Environmental, LLC
10600 Jolea Avenue
Bonita Springs, FL 34135
239.304.0030
www.eteflorida.com
9.A.6.f
Packet Pg. 2005 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
Environmental Data for PUDR
Earth Tech Environmental, LLC www.eteflorida.com
APPENDICES
APPENDIX A: FLUCCS Map
APPENDIX B: Native Tree Count
APPENDIX C: Earth Tech Environmental Staff Qualifications
9.A.6.f
Packet Pg. 2006 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
Environmental Data for PUDR
Earth Tech Environmental, LLC www.eteflorida.com
INTRODUCTION
The following document is meant is outline the Project’s consistency with the applicable
objectives and policies in the CCME of the GMP (Policy 6.1.1 Objective 7.1).
CCME GOAL 6:
TO IDENTIFY, PROTECT, CONSERVE AND APPROPRIATELY USE NATIVE VEGETATIVE
COMMUNITIES AND WILDLIFE HABITAT.
Policy 6.1.1:
Protect native vegetative communities through the application of minimum preservation
requirements. (The Policies under this Objective apply to all of Collier County except for
that portion of the County which is identified on the Countywide Future Land Use Map
(FLUM) as the Rural Lands Stewardship Area Overlay.)…
The parcels being added to the PUD we legally cleared in the past, leaving only canopy trees
with a mowed\maintained understory. Based on the size of the parcels and the type of
habitat, a tree count is required by the LDC. 10% of the existing trees on the property that
meet LDC requirements are required to be preserved. A FLUCCS map for the additional
parcel is included in Appendix A. A tree count is included in Appendix B.
The tree preservation requirements calculation is as follows:
34 existing trees x 10% = 3.4 or (4) trees to be preserved.
No wetlands are present on the property so Objective 6.2 and Policy 6.2.1 are Not
Applicable.
CCME GOAL 7:
TO PROTECT AND CONSERVE THE COUNTY’S FISHERIES AND WILDLIFE.
OBJECTIVE 7.1:
The County shall direct incompatible land uses away from listed animal species and their
habitats…
Due to the parcels size and surrounding development, a protected species survey was deemed
unnecessary, however during the tree count survey, ecologists looked for any signs of listed
species onsite. No listed species have been identified on the Subject Property.
9.A.6.f
Packet Pg. 2007 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
Environmental Data for PUDR
Earth Tech Environmental, LLC www.eteflorida.com
APPENDIX A
FLUCCS MAP
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Packet Pg. 2008 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
7 Foodmart
Collier County, Florida
AS SHOWNN/A
FLUCCS Mapping
SHEET NO. DATE PROJECT NO. SCALE
EARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC
10600 JOLEA AVENUE10600 JOLEA AVENUE
BONITA SPRINGS, FLORIDA 34135BONITA SPRINGS, FLORIDA 34135
PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054
WWW.ETEFLORIDA.COMWWW.ETEFLORIDA.COM
141
191
191
SANTA BARBARA BLVDALLEY55TH TER SWSANTA BARBARA BLVDSTAR GRASS LN
100 0 10050
Feet
Subject Parcels
FLUCCS MAPPING
141, Retail & Services (Foodmart)
191, Undeveloped Land in Urban Area
7/26/19G:\ETEnv Documents\PROJECTS\COLLIER\7 Foodmart Parcel\GIS\fluccs mapping.mxd / 11:41:37 AMO
Notes:
1. 2019 Aerial & Subject Property obtained from
the Collier County Property Appraiser.
2. Tree survey fieldwork conducted on 4/23/19.
3. Cabbage palms with trunks greater than 6 feet
tall were counted as part of this survey.
9.A.6.f
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Environmental Data for PUDR
Earth Tech Environmental, LLC www.eteflorida.com
APPENDIX B
TREE COUNT
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7 Foodmart
Collier County, Florida
AS SHOWNN/A
Native Tree Survey
SHEET NO. DATE PROJECT NO. SCALE
EARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC
10600 JOLEA AVENUE10600 JOLEA AVENUE
BONITA SPRINGS, FLORIDA 34135BONITA SPRINGS, FLORIDA 34135
PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054
WWW.ETEFLORIDA.COMWWW.ETEFLORIDA.COM
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.SANTA BARBARA BLVD100 0 10050
Feet
Subject Parcels
Tree Species
.cabbage palm (14)
.slash pine (20)
Existing 7 Foodmart
8/20/19G:\ETEnv Documents\PROJECTS\COLLIER\7 Foodmart Parcel\GIS\Updated Tree Survey.mxd / 11:24:27 AMO
Notes:
1. 2019 Aerial & Subject Property obtained from
the Collier County Property Appraiser.
2. Tree survey fieldwork conducted on 4/23/19 and
was updated on 8/20/19.
3. Cabbage palms with trunks greater than 8 feet
tall werecounted as part of this survey.
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North Parcel (Zoom)
South Parcels (Zoom)
Overview (Zoom)
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Packet Pg. 2011 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
#species size
1 cabbage palm >8 foot trunk
2 cabbage palm >8 foot trunk
3 cabbage palm >8 foot trunk
4 cabbage palm >8 foot trunk
5 cabbage palm >8 foot trunk
6 cabbage palm >8 foot trunk
7 cabbage palm >8 foot trunk
8 cabbage palm >8 foot trunk
9 cabbage palm >8 foot trunk
10 cabbage palm >8 foot trunk
11 cabbage palm >8 foot trunk
12 cabbage palm >8 foot trunk
13 cabbage palm >8 foot trunk
14 cabbage palm >8 foot trunk
15 slash pine 15.3
16 slash pine 15.3
17 slash pine 10.8
18 slash pine 13.4
19 slash pine 10.8
20 slash pine 13.8
21 slash pine 9.2
22 slash pine 14.4
23 slash pine 12.6
24 slash pine 10
25 slash pine 10
26 slash pine 15.7
27 slash pine 12.8
28 slash pine 9.2
29 slash pine 9.6
30 slash pine 11.4
31 slash pine 22
32 slash pine 15.8
33 slash pine 13.6
34 slash pine 14.8
Native Tree Count
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Environmental Data for PUDR
Earth Tech Environmental, LLC www.eteflorida.com
APPENDIX C
ETE STAFF QUALIFICATIONS
9.A.6.f
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239.304.0030 | www.eteflorida.com
E a r t h Tec
h
Environmental, LLC
www.etenviron.com
Relevant Experience
Jeremy has been an environmental consultant in Southwest Florida since 1994 and has worked on
projects throughout Collier, Lee, Hendry, DeSoto, Glades, and Charlotte counties. His varied
experience spans marine, upland, and estuarine habitats and includes extensive work with a wide
variety of listed species.
In addition to authoring dozens of habitat and species management plans, in 2007, Jeremy co-
authored the first habitat conservation plan (HCP) in the nation to address incidental take issues
for both red cockaded woodpeckers (RCW) and Florida panther on the same property.
In 1998, he wrote an ecological assessment computer model for the South Florida Water
Management District as part of the South Lee County Watershed Study.
Early in his career, Jeremy was the principal investigator of a field research project in the Bahamas
that utilized telemetry tracking to study the swimming speed of sub-adult lemon sharks.
Jeremy’s environmental consulting experience includes:
Protected Species Surveys Environmental Resource Permitting (ERP)
Listed Species Management Plans Turbidity Monitoring
Vegetation & Habitat Mapping Wetland & Water Level Monitoring
USFWS Section 7 & Section 10 Permitting Environmental Impact Statements (EIS)
Water Use Monitoring & Compliance Project Management
Preserve Management Plans GIS / GPS Mapping & Exhibits
Post Permit Compliance Phase 1 Environmental Site Assessments
Environmental Land Use Planning Phase II Environmental Site Assessments
Native Vegetation Restoration Plans Lake Management Plans
Incidental Take Permitting Due Diligence Reports
Site and Aerial Photography Wetland Jurisdictional Determinations
USFWS Bald Eagle Monitor Bonneted Bat Surveys
Gopher Tortoise Surveys, Permitting, &
Relocations Mangrove Assessments & Restorations
Scrub Jay Surveys Hard Bottom & Soft Bottom Benthic Surveys
Burrowing Owl Surveys Artificial Reef Deployments
Shorebird Surveys Seagrass Surveys
Certifications/Credentials
Certified Environmental Professional #1692037, Academy of Board Certified Environmental Professionals
Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent – Permit No. GTA-09-00192
Florida Fish and Wildlife Conservation Commission Burrowing Owl Registered Agent –No. RAG-
18-00080
Florida Association of Environmental Professionals – member since January 1995; served on the Board of Directors for the Southwest Florida Chapter from (2008 – 2012). Past Secretary, Vice
President, & President.
State of Florida Real Estate License (2003 to Present)
Appointed by the Collier County Board of County Commissioners to:
•Conservation Collier Land Acquisition Advisory Committee, Chairman of the Lands Evaluation and Management Subcommittee. (2009 to 2014).
•Collier County Development Services Advisory Committee (DSAC) (2015 to Present).
•FWC Local Rule Review Committee (Manatee Protection Speed Zones) (2016).
Publications
Sundström, L.F., J. Sterk, & S.H. Gruber. 1998. Effects of a speed-sensing transmitter on
the swimming speed of lemon sharks. Bahamas J. Sci. 6 (1): 12-22.
JEREMY STERK, C.E.P.
Partner \ Principal Ecologist
jeremys@eteflorida.com
239.595.4929
Years Experience
25 years
Education/Training
B.S. Aquatic Biology (1994), St. Cloud State University
Professional Affiliations
Academy of Board Certified Environmental Professionals #16992037 Florida Association of Environmental Professionals
9.A.6.f
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Packet Pg. 2016 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigningE xcellence
Civil Engineering • Planning • Permitting
M E M O R A N D U M
January 31, 2020
TO: Nancy Gundlach, AICP, PLA
FROM: Jessica Harrelson, AICP, Senior Planner
RE: 7-Foodmart PUDR-PL20190000683
Neighborhood Information Meeting Summary
Davidson Engineering conducted a Neighborhood Information Meeting (NIM) for the subject 7-Foomdart
PUDR Application on Thursday, January 23rd, 2020 at 5:30 p.m. The meeting was held at the Golden Gate
Community Center, located at 4701 Golden Gate Parkway, Naples, FL 34116. Jessica Harrelson, AICP, with
Davidson Engineering, was in attendance to represent the Applicants. The sign-in sheet, attached,
indicates that 1 individual from the public was in attendance, along with Nancy Gundlach with Collier
County. Copies of the draft PUD Document were available at the meeting.
Jessica Harrelson, Agent for the Applicants, conducted the meeting and gave an overview of the proposed
project. A copy of the PowerPoint presentation is attached for reference.
Following the presentation, the attendee was asked for questions or comments. The following list is a
summary of questions asked and responses given by the agent in bold.
1. Is the building doubling in size?
Response: The request is to increase the maximum gross floor area square footage from 10,000
SF to 15,000 SF. The existing building is just under 7,000 SF, so yes, the request is for a maximum
15,000 SF.
2. Where will the parking spaces in the alley be?
Response: Jessica uses the PowerPoint slide, depicting the spaces along the alley, to show the
locations.
3. Will the parking spaces be parallel to Santa Barbara?
Response: Yes.
4. Will there be landscaping along the north property line (note: the attendee owns the duplex
abutting 7-Foodmart along the north)?
Response: Yes, a 15’ Type B buffer, with a 6’ hedge is required at that location.
Nancy further explains that trees are planted 25’ on center.
9.A.6.f
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7-Foodmart – PUDR-PL20190000683
January 31, 2020
2
5. Where is the additional 7,500 SF going?
Response: Yes, the expansion is proposed going south. Jessica uses site plan to show the
location.
6. You are setting up the alleyway is the access to the store?
Response: Jessica responded that the LDC limits to the amount of access points along Santa
Barbara. It is further explained that there is a lot of stop and go traffic on Santa Barbara,
creating issues, that a turn lane is being constructed as well to alleviate some of the traffic
congestion that is currently being experienced.
7. How will the turn lane work?
Response: It’s a north-bound turn lane, 240’, and you can turn directly into the site.
8. Will the turn lane stop in front of the store, or continue in front of “my” property?
Response: Jessica uses the site plan to show the location of the turn lane and property line.
9. The attendee brings up the “poor” trees that are existing within the north landscape buffer and
lack of 6’ hedge (hedge is not tight).
Response: Jessica replied that if landscaping is not installed per Code requirements and what
is outlined in the PUD, the County will not approve it at inspection.
10. You are going to reduce congestion on Santa Barbara and moving it to the back?
Response: We are also adding a turn lane.
11. Do the trucks (delivery trucks) have access the alley from Coronado or only from 22nd?
Response: Jessica responded that it is her understanding that trucks can use both access points
for deliveries.
12. Do you know which access the use most?
Response: Jessica responded she was not certain.
13. What is “my” setback from the alley?
Response: Jessica stated she was uncertain but I can look that up and get it back to you.
End of memo.
9.A.6.f
Packet Pg. 2018 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
PUDR-PL20190000683
7-Foodmart CPUD
AFFIDAVIT OF COMPLIANCE
I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did
cause the attached newspaper advertisement to appear and I did give notice by mail to the following
property owners and/or condominium and civic associations whose members may be affected by the
proposed land use changes of an application request for a Planned Unit Development Rezone and
Growth Management Plan Amendment, at least 15 days prior to the scheduled Neighborhood
Information Meeting. For the purposes of this requirement, the names and addresses of property
owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or
entities who have made a formal request of the county to be notified. The said notice contained the
laymen’s description of the site property of proposed change and the date, time, and place of a
Neighborhood Information Meeting.
Per the attached letters, property owner’s list, and copy of newspaper advertisement which are hereby
made a part of this Affidavit of Compliance
_________________________________________________
Jessica Harrelson, AICP
State of Florida
County of Collier
The foregoing Affidavit of compliance was acknowledged before me this _19th_ day of
_December_______, 2019 by Jessica Harrelson, who is personally known to me.
_____________________________________________
(Signature of Notary Public)
(Notary Seal)
Tocia Hamlin__________________________________
Printed Name of Notary
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55TH TER RENTAL LLC
PO BOX 9684
NAPLES, FL 34101---0
ACOSTA, ANTHONY
YENEY SUAREZ
2401 55TH ST SW
NAPLES, FL 34116---0
AGUILERA, TONY & CARIDAD
1461 22ND AVE NE
NAPLES, FL 34120---3498
ALEMAN, BETHANIA J
RICARDO ALEMAN
2295 55TH TER SW
NAPLES, FL 34116---5562
ALFONSO, JORGE DELGADO
2365 55TH TER SW APT A
NAPLES, FL 34116---5633
ALZAMORA, MELECIO
ZORAIDA GARCIA
2379 55TH ST SW
NAPLES, FL 34116---5519
BARRABI, EDUARDO ANTONIO
SIVELIS ELENA MARRERO PADILLA
2381 55TH TER SW
NAPLES, FL 34116---0
BERNARD, JOHN BRUCE III
LESLIE ANNE BERNARD
161 1ST ST
BONITA SPRINGS, FL 34134---0
CARPER, KENNETH & CAROL
5630 STAR GRASS LN
NAPLES, FL 34116---6727
CARRERA, SUSANO GONZALEZ
ALMA DELIA GARCIA PEREZ
2401 55TH TER SW
NAPLES, FL 34120---0
CASANAS, OLGA LIDIA
5500 22ND PL SW
NAPLES, FL 34116---5551
CATHOLIC CHARITIES DIOCESE OF
VENICE INC
2210 SANTA BARBARA BLVD
NAPLES, FL 34116---5439
CATHOLIC CHARITIES OF THE
DIOCESE OF VENICE INC
1000 PINEBROOK RD
VENICE, FL 34285---6426
CHALLENGER, JAZER
5255 TALLWOOD WAY
NAPLES, FL 34116---0
CHISMA LLC
7960 PRESERVE CIR #627
NAPLES, FL 34119---0
CLARKE, RODNEY D & SUZANNE L
5621 STAR GRASS LN
NAPLES, FL 34116---6734
CLERGE, DAVIDSON
MARIE BERLINE ST CYR
2300 55TH TER SW #B
NAPLES, FL 34116---0
COLLIER CNTY
C/O REAL PROPERTY MANAGEMENT
3335 TAMIAMI TR E, STE 101
NAPLES, FL 34112---0
COMMUNITY ASSISTED AND
SUPPORTED LIVING INC
1401 16TH ST
SARASOTA, FL 34236---0
CORDOVES, OSMANI DENIS
2347 55TH ST SW
NAPLES, FL 34116---0
CRUZ-SUAREZ, ADAYS R
RAIZA GARCIA MARTINEZ
2323 55TH ST SW
NAPLES, FL 34116---0
DEONARINE, ANAND
KELVIN DEONARINE
2332 SANTA BARBARA BLVD
NAPLES, FL 34116---0
DEONARINE, ANAND
KEVIN DEONARINE
2332 SANTA BARBARA BLVD
NAPLES, FL 34116---0
DEONARINE, KELVIN
ANAND DEONARINE
1600 40TH TERR SW
NAPLES, FL 34116---0
DEONARINE, KELVIN
ANAND DEONARINE
2332 SANTA BARBARA BLVD
NAPLES, FL 34116---0
DICKERSON, DENNIS K & MONICA L
361 31ST ST SW
NAPLES, FL 34117---3105
DORIA, DOLORES ACOSTA
2223 55TH ST SW
NAPLES, FL 34116---5517
DORSEY, JAMES O & CHERYL A
2255 SANTA BARBARA BLVD
NAPLES, FL 34116---5437
ENGRACIO, JOSE L
MARIA SANTANAJOSE DE JESUS
ENGRACIOMARITZA BELTRAM
2349 55TH TER SW APT A
NAPLES, FL 34116---5622
EVANS, BRIAN J
2355 SANTA BARBARA BLVD
NAPLES, FL 34116---6731
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Packet Pg. 2022 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
FACCONE, MICHAEL A
JOSEPH G FACCONE
579 95TH AVE N
NAPLES, FL 34108---2452
FARO INTERNATIONAL GRP LLC
920 HONEYBEE DR
NAPLES, FL 34120---4806
FERNANDEZ, SANDRA
2380 55TH TER SW
NAPLES, FL 34116---0
FLORES-RIVERA, MARIA
2906 COCO LAKES DR
NAPLES, FL 34105---0
FOLCH, LOUISE
PO BOX 990084
NAPLES, FL 34116---0
FUQUEN, ALIRIO & GILMA E
757 CROSSFIELD CIR
NAPLES, FL 34104---4758
IGLESIAS, LOURDES S & JORGE N
3350 SW 7TH ST
MIAMI, FL 33135---0
JIMENEZ, JOSE
2387 55TH ST SW
NAPLES, FL 34116---5519
JOHN & RHONDA HIGGINS TRUST
550 10TH ST N
NAPLES, FL 34102---5638
LEDESMA, MINERVA
VALENTE CASTILLO
5567 CORONADO PKWY
NAPLES, FL 34116---5782
LEGUELINEL, FRANCK
CARIDAD SANCHEZ-LEGUELINEL
844 PRESIDENT ST
BROOKLYN, NY 11215---1406
LOPEZ, DAILY HECHAVARRIA
BERTHA LOPEZ PARCHMENT
2295 55TH ST SW
NAPLES, FL 34116---5553
M E & M J CURTIS REV TRUST
6560 BOTTLEBRUSH LANE
NAPLES, FL 34109---0
MARONEY, PAUL J
2281 SANTA BARBARA BLVD
NAPLES, FL 34116---5437
MORA, DAYRON
YELINA GATO QUESADA
2271 55TH TER SW
NAPLES, FL 34116---5562
MORALES, ELSA CATALINA
HECTOR PALACIOS
2413 55TH TER SW
NAPLES, FL 34116---5539
MORENO, KATIUSKA
ALEXEI HECHAVARRIA
690 WILSON BLVD S
NAPLES, FL 34117---0
NARANJO, MARISOL
2301 55TH ST SW
NAPLES, FL 34116---0
NICAEA ACADEMY OF SW FL INC
14785 COLLIER BLVD
NAPLES, FL 34119---9592
NIZ, DIANA M BRITTO
DAVID GONZALEZ BRITO
2308 55TH TER SW
NAPLES, FL 34116---0
ORTIZ, RAFAEL RODRIGUEZ
2355 55TH ST SW
NAPLES, FL 34116---5519
PASSIDOMO, MICHAEL A
2475 SANTA BARBARA BLVD
NAPLES, FL 34116---0
PASSIDOMO, MICHAEL A
2475 SANTA BARBARA BLVD
NAPLES, FL 34116---6728
PERALTA, NORLAND PINTO
SAILY ORERO VALDEZJOHANNA PINTO
PERALTA 2223 55TH TER SW
NAPLES, FL 34116---0
PEREYRA, F JAVIER SAUCEDO
CALLE PEDRO BPRDA
1072 TORRE SOFER 3 APT 8D
SANTA CRUZ BOLIVIA
RAMOS, MARIA MAGDALENA
2371 55TH ST SW
NAPLES, FL 34116---5519
REDEEMER CHRISTIAN CHURCH
& ACADEMY INC (RCCA)
PO BOX 4291
FORT LAUDERDALE, FL 33310---0
REDEEMER CHRISTIAN CHURCH &
ACADEMY INC (RCCA)
5100 31ST AVE SW
NAPLES, FL 34116---0
REYES, DOMINIC F
2307 55TH TER S W
NAPLES, FL 34116---0
RIVERON JR, SERAFIN & ZULINA
450 17TH ST NW
NAPLES, FL 34120---0
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Packet Pg. 2023 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
RODRIGUEZ, DISNAY
JEANNY A PEREZ
2339 55TH ST SW
NAPLES, FL 34116---0
RODRIGUEZ, RAFAEL
2331 55TH ST SW
NAPLES, FL 34116---0
SAINT-FLEUR, MARIUS & OLITHA
2395 55TH ST SW
NAPLES, FL 34116---5519
SANTA BARBARA & 22ND PL LLC
1141 S 7TH ST
SAINT LOUIS, MO 63104---0
SCHUMMER FAMILY JT REV TRUST
2455 SANTA BARBARA BLVD
NAPLES, FL 34116---6728
SOMAR 1939 LLC
6761 BERWICK PL
NAPLES, FL 34104---0
STATON II, RAYMOND W
4119 MOHAWK PL
NAPLES, FL 34112---6745
TORRES, ANDREA
GRACIELA TORRESHIDALBERTO DE LA
TORRE 5523 22ND PL S W
NAPLES, FL 34116---0
TRUPIANO, JOSEPH A & CONNIE
10542 WINTERVIEW DR
NAPLES, FL 34109---1522
TRUPIANO, MARIO & MARY
125 HERITAGE WAY
NAPLES, FL 34110---1376
TRUPIANO, VITO & DIANE
679 PINE CREST LN
NAPLES, FL 34104---9519
TRUST NO 2315-55
PO BOX 186
LAKE WALES, FL 33850---0
UNIVERSAL PROP SVC OF NA LLC
475 15TH ST SW
NAPLES, FL 34117---3335
VOLTAIRE, JEAN M & SHELLA
2307 55TH ST SW
NAPLES, FL 34116---5519
WALKER, TERESE M
2413 55TH ST SW
NAPLES, FL 34116---5521
Golden Gate Civic Association
4701 Golden Gate Parkway
Naples, FL 34116
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4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigningE xcellence
Civil Engineering • Planning • Permitting
December 18, 2019
Dear Property Owner,
The public is invited to attend a Neighborhood Information Meeting, held by Davidson Engineering, Inc.
on:
Thursday, January 23rd, 2020 at 5:30 p.m., at the Golden Gate Community
Center, located at 4701 Golden Gate Parkway, Naples, FL 34116
The subject property is located on the east side of Santa Barbara Boulevard, north of Golden Gate
Parkway, in Section 21, Township 49 South, Range 26 East, Collier County, FL, consisting of 2.12-acres (see
back for location map).
A formal application has been submitted to Collier County seeking approval for the following:
Planned Unit Development Rezone (PUDR-PL20190000683): to the 7-Foodmart Commercial Planned Unit
Development (CPUD) to add 1.09-acres into the CPUD; to revise the legal description; to increase the
commercial square footage from 10,000 square feet to 15,000 square feet; to update development
standards; to add deviations pertaining to parking and landscape buffers; to update the native tree
preservation requirement; to amend transportation developer commitments #1 and #5; to eliminate
transportation developer commitments #2 and #3; to remove the schedule of development/monitoring
report and sunset provision section; to add the PUD monitoring section; to add Exhibit G ‘Encroachment
Exhibit’ to the PUD; and to update the Master Plan.
Business and property owners, residents and visitors are welcome to attend the presentation and discuss
the project with the owner/developer and Collier County staff. If you are unable to attend this meeting,
but have questions or comments, they can be directed by mail, phone or e-mail to the individual below:
Jessica Harrelson, AICP
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, FL 34104
Phone: 239-434-6060
Email: jessica@davidsonengineering.com
9.A.6.f
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LOCATION7-FOODMART9.A.6.fPacket Pg. 2028Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
EXISTING PUD BOUNDARY9.A.6.fPacket Pg. 2029Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
UPDATE MINIMUM BUILDING SETBACK FROM TROPICAL WAY ALLEY COOLER ADDITION9.A.6.fPacket Pg. 2030Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
DEVIATIONS #1#1-1-4 TO REMAIN9.A.6.fPacket Pg. 2031Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
ADDITION OF DEVIATION #54 PROPOSED SPACES7 PROPOSED SPACES4 EXISTINGSPACES1 PROPOSED SPACE9.A.6.fPacket Pg. 2032Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
ADDITION OF DEVIATION #6COMPENSATING LANDSCAPE AREA12.5’ ENCROACHMENT INTO 15’ TYPE B BUFFER9.A.6.fPacket Pg. 2033Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
DEVELOPER COMMITMENT T --ENVIRONMENTAL9.A.6.fPacket Pg. 2034Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
DEVELOPER COMMITMENT T --TRANSPORTATIONLOADING SPACE9.A.6.fPacket Pg. 2035Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
DEVELOPER COMMITMENT T --MISCELLANEOUS6’ DRAINAGEEASEMENT10’ TYPE DLANDSCAPEBUFFER9.A.6.fPacket Pg. 2036Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
DEVELOPER COMMITMENT T --STORMWATER6’ DRAINAGEEASEMENT9.A.6.fPacket Pg. 2037Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
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EXISTINGEXISTINGSITE PLAN9.A.6.fPacket Pg. 2041Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
From:GundlachNancy
To:mark@mecurtis.com; "Kelvin Deonarine"; Jessica Harrelson
Cc:SawyerMichael; ScottTrinity
Subject:RE: 2280 Santa Barbara Blvd, Naples Fl 34116
Date:Tuesday, January 28, 2020 10:40:34 AM
Hi Mark, Kelvin and Jessica,
Thank you for working together to resolve this issue.
Respectfully,
Nancy
Nancy Gundlach, AICP, PLA
Principal Planner
Zoning Services
(239)252-2484
Nancy.Gundlach@colliercountyfl.gov
From: mark@mecurtis.com <mark@mecurtis.com>
Sent: Tuesday, January 28, 2020 10:05 AM
To: 'Kelvin Deonarine' <deonarine8@aol.com>; jessica@davidsonengineering.com
Cc: GundlachNancy <Nancy.Gundlach@colliercountyfl.gov>
Subject: RE: 2280 Santa Barbara Blvd, Naples Fl 34116
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
That’s awesome Kevin! I really appreciate you and your brother stopping by and working with me in
a neighborly manner. I look forward to the beefed up barrier between the properties, as well. I wish
you continued success with your store.
Regards
Mark
From: Kelvin Deonarine <deonarine8@aol.com>
Sent: Tuesday, January 28, 2020 9:21 AM
To: mark@mecurtis.com; jessica@davidsonengineering.com
Subject: 2280 Santa Barbara Blvd, Naples Fl 34116
9.A.6.f
Packet Pg. 2042 Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
Hi Mark
It was a pleasure speaking with you yesterday. As per our conversation on 27th January 2020, we
agreed for the following on the above mentioned property address:
- Addition of fruit trees and plant it to your liking
- Install sod on the apron and ride of way
- Install metal reflectors on the back of the building to prevent further occurance.
We apologize for any inconvenience caused and look forward to rectifying the problem.
If you have any more questions, please feel free to contact me at 239-920-1587.
Thank You
Anand Deonarine
7 Food Mart & Tortilleria
2332 Santa Barbara Blvd
Naples Fl, 34116
Deonarie8@aol.com
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
9.A.6.f
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9.A.6.fPacket Pg. 2044Attachment: Attachment E-Application (11671 : PL20190000683 7-Foodmart PUDR)
From:mark@mecurtis.com
To:Jessica Harrelson; "Kelvin Deonarine"; "Anand Deonarine"
Subject:RE: 2280 Santa Barbara Blvd, Naples Fl 34116
Date:Friday, January 31, 2020 1:30:08 PM
Hi Jessica
Type B that would be fine between their property (parking lot) and mine.
Thanks
Mark
From: Jessica Harrelson <Jessica@davidsonengineering.com>
Sent: Friday, January 31, 2020 12:52 PM
To: mark@mecurtis.com; 'Kelvin Deonarine' <deonarine8@aol.com>; Anand Deonarine
<deonarine8@aol.com>
Subject: RE: 2280 Santa Barbara Blvd, Naples Fl 34116
Good afternoon Mark, Anand and Kelvin,
For my records, and to move forward with the PUD process, can you please confirm the details of
the “beefed up” landscape buffer that was discussed? If anything more than the 15’ Type ‘B’ LA
buffer, inclusive of the required 6’ hedge, was discussed this will need to be addressed in the PUD.
Below is the Type B buffer requirements, contained in the Collier County Land Development Code.
Type B Buffer: Fifteen-foot-wide, 80 percent opaque within one year landscape buffer six feet in height,
which may include a wall, fence, hedge, berm or combination thereof, including trees spaced no more than
25 feet on center. When planting a hedge, it shall be a minimum of ten gallon plants five feet in height,
three feet in spread and spaced a maximum four feet on center at planting. When a Type B buffer is located
within a residential PUD and adjacent to a lake, the required plant materials may be clustered to provide
views. Clustered tree plantings shall not exceed 60 feet between clusters and the clustered hedge plantings
can be provided as a double row of shrubs that are a minimum of 30 inches in height. When
the adjacent lake exceeds 1,500 feet in width the hedge planting shall not be required. When a community
facility is located within a residential PUD and abuts a residential unit, a Type B buffer shall be required.
When a fence or wall is used within the buffer a minimum of 50 percent of the trees and hedge plantings
shall be located on the residential side of the fence or wall
Thank you.
Jessica Harrelson, AICP
Senior Planner
Main: 239.434.6060
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jessica@davidsonengineering.com
www.davidsonengineering.com
From: mark@mecurtis.com <mark@mecurtis.com>
Sent: Tuesday, January 28, 2020 10:05 AM
To: 'Kelvin Deonarine' <deonarine8@aol.com>; Jessica Harrelson
<Jessica@davidsonengineering.com>
Cc: 'GundlachNancy' <Nancy.Gundlach@colliercountyfl.gov>
Subject: RE: 2280 Santa Barbara Blvd, Naples Fl 34116
That’s awesome Kevin! I really appreciate you and your brother stopping by and working with me in
a neighborly manner. I look forward to the beefed up barrier between the properties, as well. I wish
you continued success with your store.
Regards
Mark
From: Kelvin Deonarine <deonarine8@aol.com>
Sent: Tuesday, January 28, 2020 9:21 AM
To: mark@mecurtis.com; jessica@davidsonengineering.com
Subject: 2280 Santa Barbara Blvd, Naples Fl 34116
Hi Mark
It was a pleasure speaking with you yesterday. As per our conversation on 27th January 2020, we
agreed for the following on the above mentioned property address:
- Addition of fruit trees and plant it to your liking
- Install sod on the apron and ride of way
- Install metal reflectors on the back of the building to prevent further occurance.
We apologize for any inconvenience caused and look forward to rectifying the problem.
If you have any more questions, please feel free to contact me at 239-920-1587.
Thank You
Anand Deonarine
7 Food Mart & Tortilleria
2332 Santa Barbara Blvd
Naples Fl, 34116
Deonarie8@aol.com
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■
Lots 5-10, Golden Gate Unit 6, Block 189
36305480001, 36305360008, 36305320006, 36305280007
2634, 2348, 2332, 2290 Santa Barbara Blvd
7-Foodmart
SDP-PL20140000461;SDPI PL20150001953;PUDZ PL20130001352
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Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
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36305360008
36305320006
36305280007
03/20/2019
■
Jessica Harrelson, Davidson Engineering, Inc.
434.6060 jessica@davidsonengineering.com
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