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Agenda 03/24/2020 Item #17E (Resolution - Petition PL20190000563)
03/24/2020 EXECUTIVE SUMMARY This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve a Resolution of the Board of Zoning Appeals of Collier County, Florida providing for the establishment of a conditional use to allow enclosed self-storage warehousing within a General Commercial (C-4) Zoning District pursuant to Section 2.03.03.D.1.c.24 of the Collier County Land Development Code for a 2.52+/- acre property located on the southeast corner of Valley Stream Drive and Tamiami Trail E., in Section 19, Township 50 South, Range 26 East, Collier County, Florida. [PL20190000563] OBJECTIVE: To have the Board of Zoning Appeals (BZA) review staff’s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition and render a decision regarding the petition; and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The subject property is 2.52 +/- acres and located on the southeast corner of U.S. 41 East and Valley Stream Dr. in Section 19, Township 50, Range 26 East, Collier County, Florida. The petitioner seeks a Conditional Use for a 122,556 square foot storage facility on a 2.52 +/- acre parcel. The proposed development will consist of a 4-story enclosed air-conditioned storage facility and associated parking, utilities, and stormwater management area. The conceptual site plan provides ingress/egress from Valley Stream Drive, landscape areas and buffering, paved parking with a designated drop-off area, and a dry detention area. The subject property is comprised of one parcel and is owned by Brock Center LLC. Staff discussed with the agent about the possibility of providing retail/commercial on the first floor of the self-storage facility at the pre-application meeting. This discussion also occurred at the February 6, 2020 CCPC meeting. It should be noted that the agent stated that they did provide a presentation to Commissioners about the proposed self-storage facility and that they would be prepared to discuss reasons for not considering retail/commercial on the first floor of this self-storage facility at the Board of County Commissioners meeting. FISCAL IMPACT: The Conditional Use (CU) by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the CU is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: The FLUE designates the ±2.52-acre subject property as Urban, Commercial District, Mixed Use Activity Center Subdistrict (#17) and is within the Coastal High 17.E Packet Pg. 1678 03/24/2020 Hazard Area, as depicted on the Future Land Use Map and in the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). The FLUE states, “Allowable land uses in Mixed-Use Activity Centers include the full array of commercial uses, residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per acre, community facilities, and other land uses as generally allowed in the Urban designation. The actual mix of the various land uses shall be determined during the rezoning process based on consideration of the factors listed below.” Self - storage warehousing use is listed as a Conditional Use under the C-4 Zoning District in the Land Development Code. Based on the above analysis, staff finds the subject petition consistent with the Future Land Use Element of the Growth Management Plan. (See Attachment A) Transportation Element: The project is consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan, which 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 five-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.” According to the Transportation Impact Statement (TIS) dated November 15, 2019 (revised), provided with this petition; the proposed Land America Storage Facility will generate a projected total of +/- 21 PM peak hour two-way trips on the following roadway segments with the listed capacities according to the 2018 AUIR and the current 2019 AUIR: Roadway Link Current Peak Hour Peak Direction Service Volume/Pea k Direction 2018 AUIR LOS 2018 AUIR Remaining Capacity 2019 AUIR LOS 2019 AUIR Remaining Capacity Tamiami Trail Rattlesnake 3,000/East D 428 D 524 17.E Packet Pg. 1679 03/24/2020 East (US-41) Hammock Road to Triangle Boulevard Rattlesnake Hammock Road Tamiami Trail East (US-41) to Charlemagne Boulevard 1,800/West C 627 C 618 Based on the 2019 AUIR, the adjacent roadway network has sufficient capacity to accommodate the proposed new trips for this development within the 5-year planning period. Therefore, the subject Conditional Use can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The roadway infrastructure has adequate capacity to serve the proposed development at this time, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. The project’s development must also comply with all other applicable concurrency management regulations and operational improvements when development approvals are sought at time of Site Development Plan (SDP) review. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval of this development. Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The project site is 2.52 acres and consists of sparse trees and lawn-maintained areas. GMP Conclusion: The GMP is the prevailing document to support land-use decisions, such as this proposed conditional use. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any conditional use petition. This petition is consistent with the GMP. COLLIER COUNTY PLANNING COMMISSION (CCPC): The CCPC, heard Petition CU- PL20190000563, Land America on February 6, 2020, and voted 5-0 to forward this petition to the Board of Zoning Appeals (BZA) with a recommendation of approval subject to the following conditions. The CCPC approval recommendation was unanimous. Moreover, there was no opposition. As such, this petition will be placed on Summary Agenda. The CCPC conditions include the following: 1. The Land America/Storage Naples Conditional Use shall be limited to that which is depicted on the “Land America Self-Storage Facility Conditional Use Site Plan, revised 10/01/19,” prepared by RWA Engineering. 2. No outside dumpsters shall be allowed on the site. 3. The conceptual building design shall be substantially similar to the conceptual building design depicted in Exhibit D. 4. The petitioner shall be responsible for its pro-rata share of maintenance and improvements on Valley Steam Drive. However, if a Municipal Service Taxing Unit (MSTU) is created and the petitioner’s property is included in the MSTU boundary, petitioner shall be responsible only for its obligations under the MSTU. LEGAL CONSIDERATIONS: Before you is a recommendation by the Planning Commission for approval of a conditional use authorizing an enclosed self-storage warehouse in the C-4 zoning district. A conditional use is a use that is permitted in a particular zoning district subject to certain restrictions. 17.E Packet Pg. 1680 03/24/2020 All testimony given must be under oath. The attached report and recommendations of the Planning Commission are advisory only and are not binding on you. Petitioner has the burden of demonstrating that the necessary requirements have been met, and you may question Petitioner, or staff, to satisfy yourself that the necessary criteria has been satisfied. In addition to meeting the necessary criteria, y ou may place such conditions and safeguards as you deem appropriate to allow the use, provided that there is competent, substantial evidence that these additional conditions and safeguards are necessary to promote the public health, safety, welfare, morals, order, comfort, convenience, appearance, or the general welfare of the neighborhood. As a further condition of approval of the conditional use, you may require that suitable areas for streets, public rights-of-way, schools, parks, and other public facilities be set aside, improved, and/or dedicated for public use, subject to appropriate impact fee credits. Approval or denial of the Petition is by Resolution. This item has been approved as to form and legality, and requires an affirmative vote of four for Board approval. -SAA RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends that the Board of Zoning Appeals approves the request for Petition CU-PL20190000563, Land America. Prepared by: Timothy Finn, AICP, Principal Planner, Zoning Division ATTACHMENT(S) 1. Staff Report Land America (PDF) 2. Resolution - 022520 - Attachment A (PDF) 3. FLUE Consistency Review dated 12-27-2019 - Attachment A.1 (PDF) 4. Boundary Survey - Attachment B (PDF) 5. ORB 825 PG 481-484 - Attachment C (PDF) 6. Conceptual Design - Attachment D (PDF) 7. [Linked] Land America - Application- Back Up Materials - Attachment E (PDF) 8. Revised Public Hearing Signs BCC 3-24-20 - Attachment E.1 (PDF) 9. Legal Ad - Agenda ID 11202 (PDF) 17.E Packet Pg. 1681 03/24/2020 COLLIER COUNTY Board of County Commissioners Item Number: 17.E Doc ID: 11202 Item Summary: This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve a Resolution of the Board of Zoning Appeals of Collier County, Florida providing for the establishment of a conditional use to allow enclosed self-storage warehousing within a General Commercial (C-4) Zoning District pursuant to Section 2.03.03.D.1.c.24 of the Collier County Land Development Code for a 2.52+/- acre property located on the southeast corner of Valley Stream Drive and Tamiami Trail E., in Section 19, Township 50 South, Range 26 East, Collier County, Florida. [PL20190000563] Meeting Date: 03/24/2020 Prepared by: Title: – Zoning Name: Tim Finn 02/10/2020 3:59 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 02/10/2020 3:59 PM Approved By: Review: Growth Management Department Judy Puig Level 1 Reviewer Completed 02/11/2020 11:23 AM Zoning Ray Bellows Additional Reviewer Completed 02/11/2020 4:56 PM Growth Management Department James C French Deputy Department Head Review Completed 02/18/2020 10:04 AM Growth Management Department Thaddeus Cohen Department Head Review Completed 02/21/2020 1:25 PM County Attorney's Office Sally Ashkar Level 2 Attorney Review Completed 03/02/2020 4:28 PM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 03/02/2020 5:15 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 03/03/2020 8:00 AM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 03/11/2020 8:18 AM County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 03/14/2020 3:02 PM Board of County Commissioners MaryJo Brock Meeting Pending 03/24/2020 9:00 AM 17.E Packet Pg. 1682 TO C-,ounty STAFF REPORT COLLIER COTINTY PLANNING COMMISSION FROM:ZONING DIVISION - ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: FEBRUARY 6,2020 SUBJECT: CU-PL20190000563; LAND AMERICA/STORAGE NAPLES Owner: Brock Center LLC 4193 Ashland Overlook Young Harris, GA 30582 Applicant (Contract Purchaser): Agent: 5135 Developers, LLC 101 Pineapple Grove Way,2nd Floor Delray Beach, FL 33444 RWA Engineering, Inc. Patrick Vanasse, AICP 6610 Willow Park Drive Suite 200 Naples, Florida 34109 REOUESTED ACTION: To have the Collier County Planning Commission (CCPC) consider an application for Conditional Use to allow a enclosed self-storage warehousing within a General Commercial (C-4) zoning district pursuant to Section 2.03.03.D.1.c.24 of the Collier County Land Development Code for a project to be known as Land America. GEOGRAPHIC LOCATION: The subject property is 2.52 */- acres and located on the southeast corner of U.S. 4l East and Valley Stream Dr. in Section 19, Township 50, Range 26 East, Collier County, Florida. (See location map on the following page) The petitioner seeks a Conditional Use for a 122,556 square foot storage facility on a2.52 *l- acre parcel. The proposed development will consist of a 4-story enclosed air-conditioned storage facility and associated parking, utilities and stormwater management area. The conceptual site plan (see pages 3 and 4) provides ingress/egress from Valley Stream Drive, landscape areas and buffering, paved parking with a designated drop-off area, and a dry detention area. CU-P1201 90000563, Land America/Storage Naples Revised Date: January 27,2020 Page 1 of 11 PROPERTY OWNER/APPLICANT/AGENT: 17.E.1 Packet Pg. 1683 Attachment: Staff Report Land America (11202 : Land America (CU)) (JotrzoEEouo;aa tl.-d CI io 39 o = o-(U t:,) .ccoN = (f)(o roooooo, oNJ(L u o) -o E =z C .o o(L o-o co GooJ L2irolrl = Eg Page 2 of 11 CU-P1201 90000563, Land America/Storage Naples Revised Date: January 27 , 2O2O o l:l (,2 1o U l \l17.E.1Packet Pg. 1684Attachment: Staff Report Land America (11202 : Land America (CU)) l, *,r\, II g 5tEE5eIE9l E $ i, I I lsEr.^o< I li.l I ri I j ;r - i --'1 I ) T 9 t Er o C\I I a :. #iililxf,?iii,g,ff ,,il;1'X,1133 ond lsn otxtht :gNlNoz liE-"itiI I I Fz 3I r, tii =J5gN=F!!x ic zo f ao UU !a r! =o6rxN] (!,z F x !iigH * il5?.,1un 589[:s : i ! itiesEi l l i ! Page3ofl'l c, G|ooti =i==.aa \gr =rnofN'o z F!!x ir, a iEi 549 E:ErI 6 y{nlNlt{ooNol 'rvlrNrolstu asn 9N[slx] 9t-lwu:9NlNoz I irlt lr CU-PL201 90000563, Land America/Storage Naples Revised Date: January 27,2O2O17.E.1Packet Pg. 1685Attachment: Staff Report Land America (11202 : Land America (CU)) ,() AI) _o o(o08 6oe; -\t a!i> NJJo(D =. 0)a o d(ooz A)p. o -o o) (D o LAND USE: URBAN, CO[{n4ERC|AL DISTR|CT I\,IIXED USE ACTIVITY CENTER SUBOISTRICT SITE DATA STORAGE FACILITY (FOOIPRTNT) PAVEMEI{T SIOEWALK OETENTION AREA GREEN SPACE,I LANOSCAPEO AREA 30.639 SF 10.154 SF 887 SF 16,15{ SF 32,mr sF ZONING: GENERAL COMi4ERCIAL OISTR|CT (C{) SETBACKS 0.234C 0.02 Ac 0.37 AC 11.a t* t8% MIN. FRONT YARD 50* BU|LoTNG HETGHI (NOT LESS IHEN25l 50r=25+ 1' EVERY I OVER 00' MIN, SIDE YARO / REAR YARO 2' RESIOENTIAL 50% BUTLo|NG HETGHT (NOT LESS THAN 15) 0.74 AC 36% ANY SIOE WITH WATERT 2t PROJECT SITE (EXCLUOES VALLEY DR. ROW EASEMENT) 89.925 SF PRESERVE 2.06 AC 2.52 AC 8216 100%TOTAL SITE t09.870 sF NO PRESERVE IS REOUIREO NATIVE TREES THAT MEET THE FOILOWNG CRITERIA WILL BE REPLACED ONSITE AT A RATE OF FOR EACH CATECORY:. PNE INEES EOUAL OR GREATER THAN 8-. HAROWOOD TREES EOUAL TO OR GREATER IHAN I8'. PALM TRESS EOUAI TO OR GREATERTHAN 8'CT r0%OFF STREET PARKING SIORAGE REOUIRED STORAGE OFFICE I SPACE PER 2O,OOO SF + I SPACE PER 3OO SF OFFICE 121.35,6 SF / 20.000 =6SPACES | .200 SF / 300 = 4 SPACES * GENERAL BUILDING F@TPRINT DEPICTEO. ACTUAL BUILOING WLL MEET ARCHITECTURAL REOUIREMENTS FOUND IN LDC. sEc,5.05.08 THIS SITE PLAN IS CONCEPTUAL IN NATURE AND SUBJECT TO CHANGE AS PART OF THE PERMITTING PROCESS. FINAL OETAILS WILL BE PROVIDED AT THE SOP PTIASE, TOTAL REOUIREO 1O SPACES REOUIRED IO SPACES PROVIDED HEIGHT THIS FAClLlry WILL UTILIZE ROLLOUT DUI\,IPSTERS THAT wtLL BE LOCATED IN A DEOICATED AREA ON THE GROUNO FLOOR OF THE BUILDING. THE OUMPSTERS WLL BE ROLLED OUT PRIOR TO PICK UP AND RETURNEO INSIDE II\,II\.IEDIATELY THEREAFTER C-l MAX BUILDING HEIGHT: 75' PROPOSED ZONE0 HEIGHT: i16' PROPOSEDACTUAL BUILDING HEIGHI: i60 -4' DUI\4PSTER ON SITE DUMPSIER HAS ACCESS FROM INSIDE ANO OUTSIDE THE EUILOING THE DUMPSTER CAN BE SERVICEO THROUGH A ROLL UP OOOR. utD l^| rcrtlu-tolact rraruiY ((l.loilloMt utaRUrtta- -I-IGttlt E-E-EEiEEE -I E 0704c u% 17.E.1 Packet Pg. 1686 Attachment: Staff Report Land America (11202 : Land America (CU)) SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties surrounding the boundaries of the subject property, which is undeveloped and zoned General Commercial (C-a): Northwest: St National Bank of Naples office building, with a current zoning designation of General Commercial (C-4) District Northeast: El Capistrano a multi-family residential Condominium with a current zoning designation of Residential Multi-Family-1 6 (RMF-16) District Southeast: Barrington Terrace Assisted Living Facility with a current zoning designation of Residential Multi-Family- 1 6 (RMF- I 6) District Southwest: Tamiami Trail East, a six-lane arterial roadway, and then the commercial portion of the Sabal Bay Planned Unit Development (PUD). Aerisl- RWA Enginnering, Inc. CU-P1201 90000563, Land America/Storage Naples Revised Date: January 27,2020 Page 5 of 1'l I rZ B B ,il H {( I n'j ll \ :l -a \ t Wl/ It .t t il t tl\E& 17.E.1 Packet Pg. 1687 Attachment: Staff Report Land America (11202 : Land America (CU)) GROWTH M AGEMENT PLAN (GMP)NSISTENCY: Comprehensive Planning staff has reviewed this request and offered the following comments Future Land Use Element (FLUE): The FLUE designates the +2.52-acre subject property as Urban, Commercial District, Mixed Use Activity Center Subdistrict (#17) andis within the Coastal High Hazard Area, as depicted on the Future Land Use Map and in the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). The FLUE states, "Allowable land uses in Mixed Use Activity Centers include the full anay of commercial uses, residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per acre, community facilities, and other land uses as generally allowed in the Urban designation. The actual mix of the various land uses shall be determined during the rezoning process based on consideration of the factors listed below." Self - storage warehousing use is listed as a Conditional Use under the C-4 Zoning District in the Land Development Code. Based on the above analysis, staff f,rnds the subject petition consistent with the Future Land Use Element of the Growth Management Plan. (See Attachment A) Transportation Element: The project is consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan, which 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 overoll countywide density or intensity of permissible development, with consideration of their impact on the overall County transportotion system, and shall not approve any petition or application thot would directly access a deficient roadway segment as identified in the curuent 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 odjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the trffic impact statement reveals that any of the following occur: a. For linl<s (roadway segments) directly accessed by the project where project trffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For linl<s adjacent to linl<s directly accessed by the project where project traffic is equal to or exceeds 2% of the odopted LOS standard service volume; and c. For all other linlcs the project trffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mittgating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the trffic impact statement that addresses ihe project's significant impacts on all roadways. " According to the Transportation Impact Statement (TIS) dated November 15, 20lg (revised),provided with this petition; the proposed Land America Storage Facility will generate a projected CU-PL20'1 90000563, Land America/Storage Naples Revised Date: January 27,2020 page6of11 17.E.1 Packet Pg. 1688 Attachment: Staff Report Land America (11202 : Land America (CU)) Roadway Link Current Peak Hour Peak I)irection Service Volume/Peak Direction 2018 AUIR LOS 2018 AUIR Remaining Capacity 2019 AUIR LOS 2019 AUIR Remaining Capacity Tamiami Trail East (US-41) Rattlesnake Hammock Road to Triangle Boulevard 3,00O/East D 428 D 524 Rattlesnake Hammock Road Tamiami Trail East (US-41) to Charlemagne Boulevard 1,800/West C 621 C 618 total of +l- 2l PM peak hour two-way trips on the following roadway segments with the listed capacities according to the 2018 AUIR and the current 2019 AUIR: Based on the 2019 AUIR, the adjacent roadway network has sufficient capacity to accommodate the proposed new trips for this development within the 5-year planning period. Therefore, the subject Conditional Use can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The roadway infrastructure has adequate capacity to serve the proposed development at this time, i.e., GMP consistent at the time of rczoning as evaluated as part of the GMP Transportation Element consistency review. The project's development must also comply with all other applicable concurrency management regulations and operational improvements when development approvals are sought at time of Site Development Plan (SDP) review. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval of this development. Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The project site is 2.52 acres and consists of sparse trees and lawn-maintained areas. STAFF ANALYSIS: When considering a Conditional Use petition, the CCPC must make findings that: 1) approval of the Conditional Use will not adversely affect the public interest and will not adversely affect other property of uses in the same district of neighborhood; and 2) all specific requirements for the individual Conditional Use will be met; and 3) satisfactory provisions have been made concerning the following matters, where applicable: 1. Section 2.03.03.D.1.c.24, of the LDC permits conditional uses in the General Commercial (C-4) zoning district. CU-P1201 90000563, Land America/Storage Naples Revised Date: January 27,2020 PageT of 11 17.E.1 Packet Pg. 1689 Attachment: Staff Report Land America (11202 : Land America (CU)) The requested use for a self-storage facility is allowed as conditional uses in the General Commercial (C-4) District, subject to the standards and procedures established in section 10.08.00, conditional uses procedures, of the LDC. 2. Consistency with the Land Development Code (LDC) and the Growth Management Plan (GMP). This request is consistent with the GMP and, with the conditions proposed by staff, this project will be in compliance with the applicable provisions of the Land Development Code (LDC). 3. Ingress and egress to the property and proposed structures thereon, with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case offire or catastrophe. Ingress and egress to the subject property will utilize access locations on Valley Stream Drive as shown on the conceptual site plan (single-directional ingress and egress) with operational impacts for the facility reviewed at time of Site Development Plan (SDP). The TIS submitted by the applicant indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period as noted above and not adversely impact the surrounding roadway network. Moreover, per LDC Section 4.05.04, Table 17, Parking Space Requirements, the minimum parking requirements for a self-storage facility is I space per 20,000 s.f. Approximately 121,356 s.f. of the building will dedicated to the self- storage facility use which equates to 6 required spaces. The remaining 1,200 s.f. will be dedicated to office use which has a parking requirement of 1 space per 300 s.f. which equates to 4 requires spaces. Intotal, the self-storage facility requires 10 spaces. The conditional use site plan shows that l0 spaces will be provided; therefore, this petition shows compliance with the LDC requirements. Valley Stream Drive Risht-Of-Wav In discussion with Senior Site Plans Review staff, the boundary survey, the top northwestem section of this property is traversed by Valley Stream Drive. (See Attachment B - Boundary Survey) This survey, along with the easement documents confirm that this portion of Valley Stream Drive is not public right of way. There is an easement that permits travel through the property along the road. This easement, 60' Ingress/Egress Easement O.R.B 825, PG 481, permits travel through the property along Valley Stream Drive. (See Attachment C - O.R.B. 825, PG 481-484) Additionally, Valley Stream Drive is not listed in Resolution 2013-239, which lists the speed limits of all County maintained roadways. Therefore, this portion of Valley Stream Drive it is not listed in the ROW Survey and is considered to be a private road within the Collier County Atlas (2006) which lists all County rights of way. In summary, since this is not public ROW, a County ROW permit is not required for improvements along Valley Stream Drive. 4. The effect the Conditional Use would have on neighboring properties in relation to noise, glare, economic or odor effects. CU-PL201 90000563, Land America/Storage Naples Revised Date: January 27,2020 Page8of11 17.E.1 Packet Pg. 1690 Attachment: Staff Report Land America (11202 : Land America (CU)) The subject site is currently zoned General Commercial (C-4) District. This property has commercial uses to the north and to the west and residential uses to the south and to the east. Self-storage facilities such as this this proposed one do not produce high traffic volumes and are very low impact on sulrounding properties. As such, the proposed use should have minimal impact on neighboring properties in relation to noise, glare, economic or odor effects. 5. Compatibilify with adjacent properties and other property in the district If the proposed Conditions of Approval are adopted, the proposed self storage facility can be found compatible with adjacent properties and other properties in the immediate area. ENVIRONMENTAL COMMENDATION: Environmental Services staff has reviewed the conditional use petition to address environmental concerns. The property has been historically cleared and maintained clear of native vegetation required to be preserved. The Master Plan does not show a preserye, since no minimum preservation is required. There were no observed listed species on the property. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. NEIGHBORHOOD INFO ON MEETING NIM): The applicant conducted a duly noticed and advertised NIM on September 10, 2019 atEast Naples Library, located at 8787 Tamiami Trail E. The meeting commenced at approximately 4:30 p.m. and ended at 5:10 p.m. The applicant's agent explained the request for the conditional use. Patrick Vanasse, the agent, conducted the meeting with introductions of the consultant team and staff, and an overview of the proposed self-storage facility application. The agent explained the building will be a state of the art, secure building designed to look like a high-end, class "A" commercial office building. Mr. Vanasse explained that access to this property will be from Valley Stream Drive to avoid any conflicts off Tamiami Trail and that water and sewer will be provided by Collier County. He further indicated that the property will go through an Environmental Recourse Permit and will manage the water management on the site. The site will be fully buffered, and the applicant will install a decorative masonry wall to provide enhanced shielding. Mr. Vanasse further explained the building footprint will be just over 30,000 s.f. with a total square footage ofjust over 122,000 s.f. and will be designed to look like three story building when it is actually a four-story building. He also explained that the height of the building will be the allowed height limitation for the C-4 district and that the lighting will be shielded so it does not project off the site. There will be no outside dumpsters and that they will be kept inside the building and are wheeled out for pick-up. Following the agent's presentation, the meeting was opened to attendees to make comments and ask the consultant team questions regarding the proposed self-storage facility. Other items of concems discussed were property access in regarding to Valley Stream Drive being a private road, people using Valley Stream Drive as a cut through, demand for another self- storage facility, building location, number of storage units, and potentially raising the building to another story. CU-PL201 90000563, Land America/Storage Naples Revised Date: January 27'2020 page 9 of 11 17.E.1 Packet Pg. 1691 Attachment: Staff Report Land America (11202 : Land America (CU)) All these concems were answered by the agent. No commitments were made. A copy of the sign- in sheet, handouts, NIM summary, and exhibits are included in the NIM Materials in Attachment D. The County Attorney's Office reviewed the staff report on l-27-20 RECOMMENDATION: Staff recommends that the Collier County Plaruring Commission (CCPC) approve Petition CU- PL20190000563, subject to the following conditions: 1. The Land America/Storage Naples Conditional Use shall be limited to that which is depicted on the "Land America Self-Storage Facility Conditional Use Site Plan, revised 10107119," prepared by RWA Engineering. Attachments: A) FLUE Consistency Review dated 12-27-2019 B) Boundary Survey c) o.R.B 825, PG 481-484 D) Application/Backup Materials CU-P1201 90000563, Land America/Storage Naples Revised Date; January 27,2020 Page 10 of 11 COUNTY ATTORNEY OFFICE REVIEW: 17.E.1 Packet Pg. 1692 Attachment: Staff Report Land America (11202 : Land America (CU)) PREPARED BY: z-7 - -,-7 \ / + I -.,-JJ. ---"/r-.tl---+-- TIMOTHY FN6i, AICP, PRINCIPAL PLANNER ZONING DIVISION-ZONING SERVICES SECTION REVIEWED BY: V. BELLOWS. ZONING MANAGER ZONING DIVISION-ZONING SERVICES SECTION JAMES FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT l-z-t--, DATE l-z-7-Zo %,//L/* {-zn€^,L DATE DA Z Zo CU-PL201 90000563, Land America/Storage Naples Revised Oate: January 27,2020 Page 11 of 1 '1 17.E.1 Packet Pg. 1693 Attachment: Staff Report Land America (11202 : Land America (CU)) 17.E.2 Packet Pg. 1694 Attachment: Resolution - 022520 - Attachment A (11202 : Land America (CU)) 17.E.2 Packet Pg. 1695 Attachment: Resolution - 022520 - Attachment A (11202 : Land America (CU)) 17.E.2 Packet Pg. 1696 Attachment: Resolution - 022520 - Attachment A (11202 : Land America (CU)) 17.E.2 Packet Pg. 1697 Attachment: Resolution - 022520 - Attachment A (11202 : Land America (CU)) 17.E.2 Packet Pg. 1698 Attachment: Resolution - 022520 - Attachment A (11202 : Land America (CU)) 17.E.2 Packet Pg. 1699 Attachment: Resolution - 022520 - Attachment A (11202 : Land America (CU)) 17.E.2 Packet Pg. 1700 Attachment: Resolution - 022520 - Attachment A (11202 : Land America (CU)) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 2 Growth Management Department Zoning Division, Comprehensive Planning Section Memorandum To: Tim Finn, AICP, Principal Planner, Zoning Services Section From: Sue Faulkner, Principal Planner, Comprehensive Planning Section Date: December 27, 2019 Subject: Future Land Use Element (FLUE) Consistency Review PETITION NUMBER: PL20190000563 – Review 4 PETITION NAME: Land America – CU REQUEST: To obtain a Conditional Use (CU) on a ±2.52-acre site zoned General Commercial District (C-4) for the development of a multi-storied, air-conditioned, 122,556 square foot storage facility with approximately a 30,000 sq. ft. footprint. In submittal 2, a note was added to the Master Plan to state no preserve acreage for existing native vegetation is required due site was previously cleared and is devoid of native vegetation. The Statement of Utility Provision was revised, and an elevation rendering was submitted. In submittal 3, the statement of Utility Provisions was revised and the Site Plan was revised including to a one-way circulation pattern. In submittal 4, the applicant provided additional information concerning ownership, revised Affidavits of Authorization, the corporations, recorded grants of easement, and a revised TIS to show consistent square footage. LOCATION: The subject site is located at the northeastern corner of the intersection of Tamiami Trail East and Valley Stream Drive, in Section 19, Township 50 South, Range 26 East. COMPREHENSIVE PLANNING COMMENTS: The FLUE designates the ±2.52-acre subject property as Urban, Commercial District, Mixed Use Activity Center Subdistrict (#17) and is within the Coastal High Hazard Area, as depicted on the Future Land Use Map and in the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). The subject site is currently zoned C-4 Zoning District. The FLUE states, “Allowable land uses in Mixed Use Activity Centers include the full array of commercial uses, residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per acre, community facilities, and other land uses as generally allowed in the Urban designation. The actual mix of the various land uses shall be determined during the rezoning process based on consideration of the factors listed below.” S elf - storage warehousing use is listed as a Conditional Use under the C-4 Zoning District in the Land Development Code. Certain applicable Future Land Use Element (FLUE) policies are shown below in italics followed by staff analysis in bold text. FLUE Policy 5.6 (shown below in italics) followed by staff analysis in [bracketed bold text]. 17.E.3 Packet Pg. 1701 Attachment: FLUE Consistency Review dated 12-27-2019 - Attachment A.1 (11202 : Land America (CU)) Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 2 New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning staff as part of their review of the petition.] Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [The subject property (as shown on the Conditional Use Site Plan) fronts on US41 (Tamiami Trail East), depicted as an arterial roadway in the Transportation Element of the Growth Management Plan. Access to US41 will be via a private road, Valley Stream Drive, with two ingress/egress points – one for entry and one for exit.] Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [The Site Plan as proposed is a single development project consisting of one 4-story building. A one-way circulation entrance drive or internal access is shown on the Site Plan – parking area will allow for circulation.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type . The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [The Conditional Use Site Plan shows no interconnections from the site. There is a canal to the east, US41 to the south, and Valley Stream Drive to the west. There is no opportunity to connect to the multi-family housing to the north as it is precluded by buildings.] Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [Most of this policy is not applicable, given that this is a non-residential development. The Site Plan indicates crosswalk markings with pedestrian connections to the sidewalk in front of the west side of the building. The sidewalk onsite is shown to connect to the existing US41 sidewalk via Valley Stream Drive. The Site Plan indicates 33% of the site will be provided green space and landscaped area.] CONCLUSION Based on the above analysis, staff finds the subject petition consistent with the Future Land Use Element of the Growth Management Plan. PETITION ON CITYVIEW cc: David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section CU-PL20190000563 Land America R4.docx 17.E.3 Packet Pg. 1702 Attachment: FLUE Consistency Review dated 12-27-2019 - Attachment A.1 (11202 : Land America (CU)) 17.E.4 Packet Pg. 1703 Attachment: Boundary Survey - Attachment B (11202 : Land America (CU)) 17.E.4 Packet Pg. 1704 Attachment: Boundary Survey - Attachment B (11202 : Land America (CU)) 17.E.5 Packet Pg. 1705 Attachment: ORB 825 PG 481-484 - Attachment C (11202 : Land America (CU)) 17.E.5 Packet Pg. 1706 Attachment: ORB 825 PG 481-484 - Attachment C (11202 : Land America (CU)) 17.E.5 Packet Pg. 1707 Attachment: ORB 825 PG 481-484 - Attachment C (11202 : Land America (CU)) 17.E.5 Packet Pg. 1708 Attachment: ORB 825 PG 481-484 - Attachment C (11202 : Land America (CU)) 17.E.6 Packet Pg. 1709 Attachment: Conceptual Design - Attachment D (11202 : Land America (CU)) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 1 of 12 APPLICATION FOR PUBLIC HEARING FOR: CONDITIONAL USE LDC Section 10.08.00 & Code of Laws section 2-83 – 2-90 Chapter 3 C.1 of the Administrative Code PETITION NO (PL) PROJECT NAME DATE PROCESSED A CONDITIONAL USE TO BE HEARD BY THE PLANNING COMMISSION AND BOARD OF ZONING APPEALS A MINOR CONDITIONAL USE TO BE HEARD BY THE OFFICE OF THE HEARING EXAMINER 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(s): _____________________________________________________________ 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 Name of Additional Agent Name of Agent(s): Noel J. Davies, Esq. Firm: Quarles & Brady LLP Address: 1395 Panther Lane, Suite 300 City: Naples State: Florida ZIP: 34109 Telephone: 239-434-4937 Cell: _____________________ Fax: E-Mail Address: Noel.Davies@quarles.com COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 2 of 12 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: ______ PROPERTY INFORMATION On separate page, provide a detailed legal description of the property covered by the application: • If the request involves changes to more than one zoning district, the applicant shall include separate legal description for property involved in each district; • 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 • 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. Property I.D. Number: ____________________________ Plat Book: _______ Page #: _______ Section/Township/Range: _______ /_______ /_______ Subdivision: __________________________________________Lot: ________ Block: ________ Metes & Bounds Description: _____________________________________________________ Size of Property: _____ft. X ______ ft. = _______ Total Sq. Ft. Acres: _____________ Address/ General Location of Subject Property: ______________________________________________________________________________ ______________________________________________________________________________ COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 3 of 12 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: (If space is inadequate, attach on a separate page) Section/Township/Range: / / Lot: Block: Subdivision: __________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________ Metes & Bounds Description: ________________________________________________ CONDITIONAL USE REQUEST DETAIL Type of Conditional Use: This application is requesting a conditional use as allowed, pursuant to LDC section 2.03.00, of the _______________________ zoning district for _______________________ (type of use). Present Use of the Property: __________________________________________ COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 4 of 12 EVALUATION CRITERIA Pursuant to LDC section 10.08.00 and Chapter 3 C.1 of the Administrative Code, staff’s recommendation to the reviewing body shall be based upon a finding that the granting of the conditional use will not adversely affect the public interest and that the specific requirements governing the individual conditional use, if any, have been met. Further, satisfactory provision and arrangement have been made concerning the following matters, where applicable. On a separate page, provide a narrative statement describing a request for a conditional use and a detailed response to the criteria listed below. Specify how and why the request is consistent with each of the criteria. a. Describe how the project is consistent with the Collier County Land Development Code and Growth Management Plan. Include information on how the request is consistent with the applicable section or portions of the Future Land Use Element. b. Describe the existing or planned means of ingress and egress to the property and proposed structure thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. c. Describe the effect the conditional use will have on neighboring properties in relation to noise, glare, economic impact, and odor. d. Describe the site’s and the proposed use’s compatibility with adjacent properties and o ther properties in the district. e. Please provide any additional information which you may feel is relevant to this request. 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. 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? No Yes (If yes please provide copies.) COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 5 of 12 STATEMENT OF UTILITY PROVISIONS FOR CONDITIONAL USE REQUEST APPLICANT INFORMATION Name of Applicant(s): ___________________________________________________________ Address: ______________________________City: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: __________________ E-Mail Address: ________________________________________________________________ Address of Subject Property (If available): ___________________________________________ City: ________________ State: __________ ZIP: ___________ LEGAL DESCRIPTION Section/Township/Range: / / Lot: Block: Subdivision: _______________________________________________ Plat Book: Page #: Property I.D. Number: _________________________________ Metes & Bounds Description: _____________________________________________________ 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 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: ________ COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 6 of 12 If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: ____________________________________________ 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. ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ 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. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 7 of 12 RECORDING OF DEVELOPER COMMITMENTS Within 30 days of adoption of the Ordinance, the owner or developer 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 F.S. §695. A recorded copy of the Memorandum or Notice shall be provided to the assigned Principal Planner, Zoning Services Department, within 15 days of recording of said Memorandum or Notice. 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. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 8 of 12 Pre-Application Meeting and Final Submittal Requirement Checklist for: A Conditional Use to be heard by the Planning Commission and Board of Zoning Appeals A Minor Conditional Use to be heard by the Office of the Hearing Examiner Chapter 3 C.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 time of submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. Requirements for Review # Of Copies Required Not Required Completed Application (download current form from County website) 1 Cover letter briefly explaining the project 1 Pre-Application Notes 1 Affidavit of Authorization, signed and notarized 1 Completed Addressing Checklist 1 Property Ownership Disclosure Form 1 Warranty Deed(s) 1 Boundary Survey 1 Conceptual Site Plan 24” X 36” plus (one 8 ½ X 11 copy) Plans showing proposed location for utilities, if required Plans for screening and buffering the use with reference as to type, dimensions, and character, if required Plans showing the proposed landscaping and provisions for trees protected by County regulations, if required Plans showing the proposed signs and lighting, including type, dimensions, and character, if required Architectural Rendering of Proposed Structure(s), if applicable 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 (with all required attachments & sketches) 1 Environmental Data Requirements, pursuant to LDC section 3.08.00 1 Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) at time of public hearings. Coordinate with project planner at time of public hearing. Listed Species Survey; less than 12 months old. Include copies of previous surveys. 1 Traffic Impact Study (TIS) or waiver 1 Historical and Archeological Survey, or waiver 1 Electronic copy of all documents and plans * Please advise: The Office of the Hearing Examiner requires all materials to be submitted electronically in PDF format. 1 * If located in the Bayshore/Gateway Triangle Redevelopment Area, include an additional set of each submittal requirement COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 9 of 12 ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS: •Following the completion of the review process by County review staff, the applicant shall submit all materials electronically to the designated project manager. •Please contact the project manager to confirm the number of additional copies required. Planners: Indicate if the petition needs to be routed to the following additional reviewers: Bayshore/Gateway Triangle Redevelopment: Executive Director Emergency Management: Dan Summers; and/or EMS: Artie Bay Conservancy of SWFL: Nichole Johnson GMD Graphics City of Naples: Robin Singer, Planning Director Utilities Engineering: Eric Fey Parks and Recreation: Barry Williams Immokalee Water/Sewer District: Other: School District (Residential Components): Amy Lockheart Communication Towers: Mosquito Control Collier County Airport Authority Naples Airport Authority Commercial Mining: Impact Fees COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 11 of 12 Public Participation Requirements LDC Section 10.03.06 B. or C. Chapter 8 of the Administrative Code Notice for Minor Conditional Use Petitions Neighborhood Information Meeting (NIM) Requirements: Applicant must conduct a NIM at least 15 days prior to the Hearing Examiner’s receipt of the staff report and application materials in accordance with the applicable sections of the Administrative Code. The NIM shall be advertised and a mailed written notice shall be given to the property owners in the notification area at least 15 days prior to the NIM meeting. Mailed Notice: Written notice shall be sent to property owners in the notification area at least 15 days before the advertised Hearing Examiner hearing. Newspaper Advertisements: The legal advertisement shall be published at least 15 days before the advertised Hearing Examiner hearing in a newspaper of general circulation. The advertisement shall include at a minimum: • Date, time, and location of the hearing; • Description of the proposed land uses; and • 2 in. x 3 in. map of the project location. Sign: A sign shall be posted at least 15 days before the advertised Hearing Examiner hearing date. Public Hearing for Minor Conditional Use Petitions Hearing Examiner: The Hearing Examiner shall hold at least 1 advertised public hearing. See Chapter 9 of the Administrative Code for the Office of the Hearing Examiner procedures. Notice for Conditional Use Petitions Neighborhood Information Meeting (NIM) Requirements: Applicant must conduct a NIM at least 15 days prior to the advertised public hearing. The NIM shall be advertised and a mailed written notice shall be given to the property owners in the notification area at least 15 days prior to the NIM meeting. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 5/08/2018 Page 12 of 12 Mailed Notice: Written notice shall be sent to property owners in the notification area at least 15 days before the advertised public hearing. Newspaper Advertisements: The legal advertisement shall be published at least 15 days before the advertised public hearing in a newspaper of general circulation. The advertisement shall include at a minimum: • Date, time, and location of the hearing; • Description of the proposed land uses; and • 2 in. x 3 in. map of the project location. Sign: A sign shall be posted at least 15 days before the advertised public hearing date. Public Hearing for Conditional Use Petitions Environmental Advisory Committee (EAC): The EAC shall hold at least 1 advertised public hearing, if required. Collier County Planning Commission (CCPC): The CCPC shall hold at least 1 public hearing. Board of Zoning Appeals (BZA): The BZA shall hold at least 1 advertised public hearing. Project Proj. #:190059.00.00 Task # Calculated By:KMW Date: 10/1/2019 Checked By:KMW Date:10/1/2019 Use Unit Quantity Ratea (gpd) Average Daily Flow (gpd) Average Daily Flow (gpm) Peak Hourly Factorb Peak Hourly Flow (gpd) Peak Hourly Flow(gpm)c Warehouse Add Per Employee Per 8 hour shift 215 30 0.0 1.35 41 0.1 Loading Bay Per Bay 1 100 100 0.1 1.35 135 0.2 Self‐Storage Per Unit 200 1 200 0.1 1.35 270 0.4 for over 200 units Per unit 860 0.5 430 0.3 1.35 581 0.8 TOTAL 760 0.5 1.35 1,026 1.43 Footnotes: b) Peak Hourly Factor = 1.35 per Collier County comments c) Assumes 12 hour duration Land America Conditional Use Sanitary Sewer Calculations Land America Conditional Use a) Rate demands from State of Florida Department of Health Chapter 64E‐6, Section 64E‐6.008 System Size Determinations K:\2019\190059.00.00 Land America Self Storage\003 Conditional Use Application Preparation\Calculations\2019‐10‐1 Sanitary Demand Sewer Demand 10/1/2019 9:18 AM Page 1 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597 -0575 | Fax (239) 597-0578 www.consult-rwa.com K:\2019\190059.00.00 Land America Self Storage\003 Conditional Use Application Preparation\Working Docs Submittal 1\CU Narrative Statement 5-13-2019.docx Conditional Use Narrative Statement A) Describe how the project is consistent with the Collier County Land Development Code and Growth Management Plan. Include information on how the request is consistent with the applicable section or portions of the Future Land Use Element. The proposed site is consistent with the Collier County Land Development Code and the Growth Management Plan. The proposed use, self-storage, is allowed via conditional use in the C-4 zoning district. This proposed use complements existing commercial uses in the area and will provide a service/facility that will meet the needs of neighboring communities and businesses. The C-4 zoning and proposed use is consistent with the intent of the Mixed-Use Activity Center Designation which is to concentrate new commercial zoning in locations where traffic impacts can be easily accommodated, and where a mix of higher intensity and density can occur. The proposed facility will be an attractive, quality structure designed to l ook like a class A office building. It will be consistent with the LDC’s architectural and site design standards. The facility will be air conditioned and fully self-contained, with all storage units within the proposed structure. The building will be four stories but is designed in such a way that it looks like a three-story building from the exterior. The proposed use will be consistent with FLUE Policy 5.6 which requires new developments to be compatible with and complementary to, the surrounding land uses as set forth in the LDC. The issue of compatibility is further addressed in the response to “D” below. As requested by staff the following addresses consistency with FLUE Policies 7.1 through 7.4 which address smart growth strategies, the reduction of gas emissions and community character conditions. Policy 7.1 and 7.2 encourage the connection to frontage roads and the use of internal loop road is to reduce trips on and avoid congestion on major roadways and minimize the need for traffic signa ls. These policies do not apply to the proposed project because the commercial lot is a small isolated piece of land that does not have access to frontage roads, nor is it of a size or scale to allow the development of an internal loop road. However, as encouraged in Policy 7.3, the project does connect to the adjacent local road that services a local neighborhood comprised of multi-family condo units. The local street is named Valley Stream Drive and interconnects the residential and commercial uses. Lastly, while Policy 7.4 is more applicable to larger residential or mixed -use projects, the proposed project does promote walkability by providing a sidewalk along its frontage on Valley Stream Drive and connecting said sidewalk to the pedestrian facilities along US 41. B) Describe the existing or planned means of ingress and egress to the property and proposed structure thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. The proposed self-storage facility will have two access points from Valley Stream Drive. Both driveways will be two-way with full access potential, allowing automotive safety and convenience. The existing traffic demand on Valley Stream Drive is minimal. Additionally, this proposed usage will have Page 2 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578 www.consult-rwa.com minimal impact to the traffic flow. The trips generated by this use are far less intensive than most of the approved uses allowed in C-4. In the case of an emergency, emergency vehicles will be able to access the site from either drive access point. Lastly, a sidewalk will be provided along Valley Stream Drive to ensure pedestrian safety and convenience, and an internal sidewalk and parking lot striping will provide a connection from the proposed building to the external sidewalk. C) Describe the effect the conditional use will have on neighboring properties in relation to noise, glare, economic impact, and odor. The proposed Self Storage Facility will not have a negative impact on the neighboring properties in relation to noise, glare, economic impact and odor. The proposed facility represents a very low intensity, passive commercial use that generates very low traffic in the form of daily visitors. The proposed site is bordered by roadway to the west (US41) and north (Valley Stream Drive), and a 100-foot wide canal easement to the south. These rights-of-way provide significant separation and buffering to adjacent properties. The only abutting use is to the east where the RMF-16 properties have been developed with multi-family condominiums. The proposed use and facility is a very low intensity commercial use that will generate very little traffic and will not produce noxious impacts in the form of noise, glare and odor. With regards to noise, the project will be self-contained, and all storage units will be internal to the building. The use will not generate any noise other than infrequent visits from patrons. Light onsite will be restricted to security lights on the building and lighting fixtures for the limited parking provided on site. All lighting fixtures will be dark skies compliant and will meet or exceed county standards. The building and parking areas will be buffered from adjacent properties and will shield potential light spillage from cars and the facility. The storage use is very low intensity and does not generate by products that could produce noxious odors. Lastly, the proposed project will have a positive economic impact in that it represents a sizeable real estate and construction investment, it will improve the tax base and will provide local jobs. D) Describe the site’s and the proposed use’s compatibility with adjacent properties and other properties in the district. The proposed site is compatible with the adjacent properties. As mentioned above, this is a very low intensity, passive commercial use that is compatible with adjoining residential uses. This use represents an ideal use for this location since the current zoning allows for a wide array of commercial uses, many of which generate significantly more traffic. The proposed facility will be aesthetically pleasing and is designed to look like a high-end office building. A rendering of the proposed facility is provided (see rendering contained in application packet). The architecture will have a southwest Florida stucco vernacular that will be consistent with the existing Fifth Third Bank building directly to the north west of the subject property. The use is compatible and complementary to adjacent commercial uses along Tamiami Trail East that provide neighborhood commercial uses that service local residential communities. Page 3 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578 www.consult-rwa.com The proposed facility is of similar size and scale to the adjoining residential condominium to the east. The proposed building is four stories but designed to look like a three-story building similar to the abutting condominium. The site will be well landscaped, will exceed the open space requirement and will be buffered on all sides. A copy of the landscape plan is provided (see Landscape Plan contained in application packet). The site is separated by roadways to the north and to the west and beyond those roads reside comparatively more intense commercial uses. To the east, the project provides a 25-foot setback from the abutting property and 15’ Type B buffer which provides vegetation and a decorative to provid e shielding. To the south, a +/- 100-foot wide canal separates the subject property from the ALF and Memory Care site. Moreover, the two facilities will be separated by more than 150’. The nature of the proposed use, the separation, setback, buffers, site design, lands caping and architecture ensure compatibility and result in a quality project that will be an asset to the neighborhood. E) Please provide any additional information which you may feel is relevant to this request. Separation requirement for self-storage facilities: The applicant is aware of previous BCC discussion related to self -storage facilities, as well as other uses, for which the board was advocating for closer scrutiny and a corridor study to address compatibility, aesthetics, mix of uses, proliferation, etc. Pursuant to those discussions, staff has implemented a minimum separation requirement of 1,320 feet between new and existing for self-storage buildings. This proposed facility far exceeds the minimum quarter mile separation. Neighborhood Commercial Opportunity: The project team contacted Mike Bosi to discuss other potential new regulations associated with the self-storage use that may come of the pending east trail corridor study. As part of the discussion with Mr. Bosi, he asked that we address the minimum separation requirement and explained that the concern over the proliferation of these facilities is that they could “eat up” existing commercially zoned land and crowd out other neighborhood commercial uses. In response the proliferation concern, it should be noted that the project is located within an activity center node with a significant amount of existing and approved commercial space, some of which is vacant or currently undeveloped. There remains plenty of opportunity for other ne ighborhood commercial uses that address convenience shopping for day-to-day needs. Directly across US 41 the Sabal Bay PUD has a large commercial tract that remains mostly undeveloped. Moreover, the proposed facility will serve the neighboring area residents and businesses for personal storage needs. There is no existing self-storage facility within this activity center, but there is significant residential development occurring in the area including a substantial multi-family development at the intersection of Thomasson Drive and US 41. Coastal High Hazard Area Comprehensive Planning staff requested that we address consistency with the CCME and more specifically the coastal high hazard provision. It should be noted that the proposed project is located within the coastal high hazard area but is outside of the urban coast fringe subdistrict. The project is Page 4 6610 Willow Park Drive Suite 200 Naples, FL 34109 | (239) 597-0575 | Fax (239) 597-0578 www.consult-rwa.com not residential in nature and will not be an evacuation concern. The project will consist of a state -of- the-art facility that will meet modern building standards, comply with flood elevation requirements and will meet local and state water management standards. Lastly, the facility will be connected to central water and sewer and will not pose a sewer leakage concern. Attractive, Quality Facility: It should be noted that the Applicant has developed numerous self-storage facilities in Florida and is committed to providing a high-end product that is attractive and supports neighboring communities. As depicted on the rendering, the facility is meant to look like an office building, it is well-landscaped and will blend in with surrounding uses. The idea is to mask the self -storage use and avoid the boxy industrial appearance used by some national storage companies. In addition to the attractive architecture, the primary façades will have considerable fenestration but there will be no ability to see inside. The facility will also have on site security and the access will be controlled through customer ID cards at each of the outside access points. These facilities, as demonstrated in other locations, generate very little traffic and associated impacts, and have no adverse effects on the public interest. COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by Addressing personnel prior to pre-application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) BL (Blasting Permit) BD (Boat Dock Extension) Carnival/Circus Permit CU (Conditional Use) EXP (Excavation Permit) FP (Final Plat LLA (Lot Line Adjustment) PNC (Project Name Change) PPL (Plans & Plat Review) PSP (Preliminary Subdivision Plat) PUD Rezone RZ (Standard Rezone) SDP (Site Development Plan) SDPA (SDP Amendment) SDPI (Insubstantial Change to SDP) SIP (Site Im provement Plan) SIPI (Insubstantial Change to SIP) SNR (Street Name Change) SNC (Street Name Change – Unplatted) TDR (Transfer of Development Rights) VA (Variance) VRP (Vegetation Removal Permit) VRSFP (Vegetation Removal & Site Fill Permit) OTHER LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) STREET ADDRESS or ADDRESSES (as applicable, if already assigned) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way PROPOSED PROJECT NAME (if applicable) SDP - or AR or PL # SURVEY (copy - needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) Rev. 6/9/2017 Page 1 of 2 S19 T50 R26 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please Return Approved Checklist By: Email Personally picked up Applicant Name: Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. FOR STAFF USE ONLY Folio Number Folio Number Folio Number Folio Number Folio Number Folio Number Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Fax Email/Fax:Phone: Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Rev. 6/9/2017 Page 2 of 2 55150880002 05/09/2019 $ 1,677,800 $ 262,500 $ 660,000 $ 0 $ 0 $ 674,466 $ 0 $ 674,466 $ 674,466 $ 674,466 $ 674,466 Collier County Property AppraiserProperty Summary Parcel No 55150880002 Site Address Site City Site Zone *Note Name / Address BROCK CENTER LLC 533 TIGERTAIL CT City MARCO ISLAND State FL Zip 34145-1933 Map No. Strap No. Section Township Range Acres *Estimated 5B20 458800 M 135B20 20 50 26 2.52 Legal LELY GOLF EST TRACT MAP THAT PORTION OF TRACT "M" DESC AS: COM NE CNR TR "M", S 89DEG 32' 18"W 457.44FT, S 28DEG 33'33" W 527FT, THENCE SWLY ALG ARC OF CURVE CONCAVED TO NW 329.54 FT, S 48DEG 1'29"W 400FT TO POB, S 41DEG 58'31"E 300FT, S 48DEG 1'29"W 341.80FT TO PT LYING ON NELY R/W LI US 41, N 39DEG 6'20"W 361.75FT, THENCE NELY ALG ARC OF CURVE CONCAVED TO SE 166.20FT TO PT OF REVERSE CURVE, THENCE RUN NELY 164.06FT ALG ARC OF CURVE CONCAVED TO NW TO POB Millage Area 106 Millage Rates *Calculations Sub./Condo 458800 - LELY GOLF ESTATES TRACT MAP School Other Total Use Code 10 - VACANT COMMERCIAL 5.049 6.3222 11.3712 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 05/12/05 3796-3029 11/30/98 2485-624 07/13/89 1455-816 07/01/84 1085-90 07/01/83 1032-677 2018 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 5/7/2019http://www.collierappraiser.com/main_search/recorddetail.html?sid=169389531&Map=No&FolioNum=5515... Legal Description (Per Title Commitment) THAT PORTION OF TRACT M OF LELY GOLF ESTATES, TRACT MAP, AS RECORDED IN PLAT BOOK 8, PAGE 20, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID TRACT M, LELY GOLF ESTATES, AND RUN SOUTH 89 DEGREES 32 MINUTES 18 SECONDS WEST ALONG THE NORTH LINE OF SAID TRACT M, FOR A DISTANCE OF 457.44 FEET; THENCE SOUTH 28 DEGREES 33 MINUTES 33 SECONDS WEST 527.00 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVED TO THE NORTHWEST; THENCE ALONG THE ARC OF SAID CURVE HAVING A RADIUS OF 970.00 FEET, A CENTRAL ANGLE OF 19 DEGREES 27 MINUTES 56 SECONDS, A CHORD BEARING SOUTH 38 DEGREES 17 MINUTES 31 SECONDS WEST A CHORD DISTANCE OF 327.96 FEET, A DISTANCE OF 329.54 FEET; THENCE SOUTH 48 DEGREES 01 MINUTES 29 SECONDS WEST 400.00 FEET TO THE POINT OF BEGINNING OF THE HEREIN DESCRIBED PARCEL OF LAND; THENCE SOUTH 41 DEGREES 58 MINUTES 31 SECONDS EAST 300.00 FEET; THENCE SOUTH 48 DEGREES 01 MINUTES 29 SECONDS WEST 341.80 FEET TO A POINT LYING ON THE NORTHEASTERLY RIGHT‐OF‐WAY LINE OF U.S. #41, THENCE ALONG THE NORTHEASTERLY RIGHT‐OF‐WAY LINE OF U.S. #41 NORTH 39 DEGREES 06 MINUTES 20 SECONDS WEST 361.75 FEET; THENCE LEAVING THE SAID NORTHEASTERLY RIGHT‐OF‐WAY LINE RUN 166.83 FEET ALONG THE ARC OF A CURVE CONCAVED TO THE SOUTHEAST HAVING A RADIUS OF 558.0I FEET AND SUBTENDED BY A CHORD HAVING A BEARING OF NORTH 59 DEGREES 27 MINUTES 36 SECONDS EAST AND A CHORD LENGTH OF 166.20 FEET TO THE POINT OF REVERSE CURVE; THENCE RUN 164.06 FEET ALONG THE ARC OF A CURVE CONCAVED TO THE NORTHWEST HAVING A RADIUS OF 470.00 FEET AND SUBTENDED BY A CHORD HAVING A BEARING OF NORTH 58 DEGREES 01 MINUTES 29 SECONDS EAST AND A CHORD LENGTH OF 163.23 FEET TO THE POINT OF BEGINNING. 5/14/2019 Detail by Entity Name search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BROCKCENTER…1/2 Department of State / Division of Corporations / Search Records / Detail By Document Number / Document Number FEI/EIN Number Date Filed State Status Detail by Entity Name Florida Limited Liability Company BROCK CENTER, LLC Filing Information L05000037931 26-0113648 04/18/2005 FL ACTIVE Principal Address 4193 Asheland Overlook Young Harris, GA 30582 Changed: 01/10/2019 Mailing Address 4193 Asheland Overlook Young Harris, GA 30582 Changed: 01/10/2019 Registered Agent Name & Address Woodward, Pirez & Lombardo, PA 606 Bald Eagle Drive Suite 500 Marco Island, FL 34145 Name Changed: 01/10/2019 Address Changed: 01/10/2019 Authorized Person(s) Detail Name & Address Title MRS. BORDEAU, SANDRA R 188 Front Street Suite 116-55 Franklin, TN 37064 Title MR. D I V I S I O N O F C O R P O R AT I O N SFlorida Department of State 5/14/2019 Detail by Entity Name search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BROCKCENTER…2/2 t e BORDEAU, NELSON A 188 Front Street Suite 116-55 Franklin, TN 37064 Title MRS. SCOTT, MARIE P 4193 Asheland Overlook Young Harris, GA 30582 Title MR. SCOTT, JOHN C 4193 Asheland Overlook Young Harris, GA 30582 Annual Reports Report Year Filed Date 2017 01/30/2017 2018 01/04/2018 2019 01/10/2019 Document Images 01/10/2019 -- ANNUAL REPORT View image in PDF format 01/04/2018 -- ANNUAL REPORT View image in PDF format 01/30/2017 -- ANNUAL REPORT View image in PDF format 02/04/2016 -- ANNUAL REPORT View image in PDF format 01/15/2015 -- ANNUAL REPORT View image in PDF format 02/14/2014 -- ANNUAL REPORT View image in PDF format 01/20/2013 -- ANNUAL REPORT View image in PDF format 02/28/2012 -- ANNUAL REPORT View image in PDF format 01/17/2011 -- ANNUAL REPORT View image in PDF format 01/19/2010 -- ANNUAL REPORT View image in PDF format 01/16/2009 -- ANNUAL REPORT View image in PDF format 01/17/2008 -- ANNUAL REPORT View image in PDF format 01/15/2007 -- ANNUAL REPORT View image in PDF format 08/22/2006 -- Reg. Agent Change View image in PDF format 01/09/2006 -- ANNUAL REPORT View image in PDF format 04/18/2005 -- Florida Limited Liabilites View image in PDF format Florida Department of State, Division of Corporations Department of State / Division of Corporations / Search Records / Detail By Document Number / Document Number FEI/EIN Number Date Filed State Status Detail by Entity Name Florida Limited Liability Company 5135 DEVELOPERS, LLC Filing Information L19000234976 NONE 09/17/2019 FL ACTIVE Principal Address 101 PINEAPPLE GROVE WAY 2ND FLOOR DELRAY BEACH, FL 33444 UN Mailing Address 101 PINEAPPLE GROVE WAY 2ND FLOOR DELRAY BEACH, FL 33444 UN Registered Agent Name & Address 121947 LLC D C Florida Department of State 121947, LLC 101 PINEAPPLE GROVE WAY 2ND FLOOR DELRAY BEACH, FL 33444 Authorized Person(s) Detail Name & Address Title MGR PUGLIESE, LAURA K 101 PUGLIESES WAY 2ND FLOOR DELRAY BEACH, FL 33444 UN Title VP CLORAN, DAVID H, II 101 PUGLIESES WAY 2ND FLOOR DELRAY BEACH, FL 33444 UN Annual Reports No Annual Reports Filed Document Images 09/17/2019 -- Florida Limited Liability View image in PDF format Florida Department of State, Division of Corporations Proposed122,556 SFStorage Facility(4 Story)30,639 SFFOOTPRINTFFE 8.15' (NAVD)DETENTIONAREAT.O.B. = 7.00B.O.T. = 4.50ENTRANCE/CUSTOMERDROP-OFF AREAGFSOUTHEASTERLY LINE OF TRACT "M"SOUTHWESTERLY LINE OF TRACT "M"NORTHEASTERLY R/W LINE OF U.S. NO. 413-STORY BUILDINGS 48°01'29" W 341.80' (D)S 41°58'31" E 300.00' (D)N 39°06'20" W 361.75' (D)SOUTHWESTERLY LINE OF TRACT "M"NORTHEASTERLY R/W LINE OF U.S. NO. 41APPROX. LOCATION OFEXIST. 4" PVC FORCE MAIN(CONTRACTOR TO FIELD VERIFY)APPROX. LOCATION OFEXIST. 4" PVC FORCE MAIN(CONTRACTOR TO FIELD VERIFY)6' DECORATIVEWALLEXIST. 5'EASEMENT10' TYPE ALANDSCAPEBUFFER25' MIN.BUILDINGSETBACKEXIST. 15'EASEMENT±26' BUILDINGSETBACKPROVIDED25' MIN. BUILDINGSETBACK15' TYPE DLANDSCAPEBUFFEREXIST. 20'EASEMENTEXIST. 6 0 ' R O W EASEM E N T ±66' BUILDINGSETBACKFROM ROWEASEMENT25' BUILDINGSETBACKPROVIDED25' MIN.BUILDINGSETBACK15' TYPE BLANDSCAPEBUFFER210'150' 25' MI N . BUIL D I N G SETB A C K 10' TYP E D LANDSC A P E BUFFER 7.5' OVERLAP OFBUFFER ANDEASEMENT*VALLEY STREAM DRIVETAMIAMI TRAIL (US 41)200' ROW100'CANAL RIGHT OFWAY EASEMENTZONING: MIXED USE PUDEXISTING USE: VACANT COMMERCIALOUTPARCELS/CULVERS RESTAURANT ZONING: C4EXISTING USE: OFFICE BUILDINGZONING: C4EXISTING USE: VACANTZONING: RMF-16 EXISTING USE: RESIDENTIAL CONDOMINIUMZONING: RMF-16EXISTING USE: ALF/MEMORY CARE±98' BUILDINGSETBACK PROVIDEDHORIZ. SCALE (FULL):DATECHECKEDDRAWNRGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:REVISIONREV #HORIZ. SCALE (HALF):DESIGNED:DRAWN:VERT. SCALE (FULL):VERT. SCALE (HALF):FILE NAME:FLORIDA LICENSE NO.October 1, 2019 11:02 AM K:\2019\190059.00.00 Land America Self Storage\002 Site Planning\CAD\1900590000 MCP 4.dwgLAND AMERICASELF-STORAGE FACILITY CONDITIONAL USELAND AMERICA12190059.00.0003/20191" = 30'1" = 60'DRWN/AN/A1900590000 MCP 4xxxxxxFIRST M. LAST, P.E.SITE PLANFeet030601DLPPVREVISED PER STAFF COMMENT LETTER DATED 08/09/1910/01/196610 Willow Park Drive, Suite 200Naples, Florida 34109(239) 597-0575 FAX: (239) 597-0578www.consult-rwa.comFlorida Certificates of AuthorizationEB 7663 LB6952 HORIZ. SCALE (FULL):DATECHECKEDDRAWNRGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:REVISIONREV #HORIZ. SCALE (HALF):DESIGNED:DRAWN:VERT. SCALE (FULL):VERT. SCALE (HALF):FILE NAME:FLORIDA LICENSE NO.October 1, 2019 11:02 AM K:\2019\190059.00.00 Land America Self Storage\002 Site Planning\CAD\1900590000 MCP 4.dwgLAND AMERICASELF-STORAGE FACILITY CONDITIONAL USELAND AMERICA22190059.00.0003/2019N/SN/ADRWN/AN/A1900590000 MCP 4xxxxxxFIRST M. LAST, P.E.SITE PLAN6610 Willow Park Drive, Suite 200Naples, Florida 34109(239) 597-0575 FAX: (239) 597-0578www.consult-rwa.comFlorida Certificates of AuthorizationEB 7663 LB6952SITE DATASTORAGE FACILITY30,639 SF 0.70 AC 34%(FOOTPRINT)PAVEMENT 10,154 SF 0.23 AC 11%SIDEWALK 887 SF 0.02 AC 1%DETENTION AREA 16,154 SF 0.37 AC 18%GREEN SPACE/LANDSCAPED AREA 32,091 SF 0.74 AC 36% PROJECT SITE (EXCLUDES VALLEYDR. ROW EASEMENT) 89,925 SF 2.06 AC 82%TOTAL SITE 109,870 SF 2.52 AC100%OFF STREET PARKINGSTORAGE 1 SPACE PER 20,000 SF+ 1 SPACE PER 300 SF OFFICEREQUIREDSTORAGE 121,356 SF / 20,000 = 6 SPACESOFFICE1,200 SF / 300 = 4 SPACESTOTAL REQUIRED10 SPACES REQUIRED10 SPACES PROVIDEDSETBACKSMIN. FRONT YARD50% BUILDING HEIGHT (NOT LESS THEN 25')50'± = 25 + 1' EVERY 1' OVER 80'MIN. SIDE YARD / REAR YARD25' RESIDENTIAL50% BUILDING HEIGHT (NOT LESS THAN 15')ANY SIDE WITH WATER: 25'LAND USE:URBAN, COMMERCIAL DISTRICTMIXED USE ACTIVITY CENTER SUBDISTRICTZONING:GENERAL COMMERCIAL DISTRICT (C-4)DUMPSTERON SITE DUMPSTER HAS ACCESS FROM INSIDE AND OUTSIDETHE BUILDING. THE DUMPSTER CAN BE SERVICED THROUGH AROLL UP DOOR.THIS SITE PLAN IS CONCEPTUAL IN NATURE AND SUBJECT TOCHANGE AS PART OF THE PERMITTING PROCESS. FINAL DETAILSWILL BE PROVIDED AT THE SDP PHASE.*GENERAL BUILDING FOOTPRINT DEPICTED. ACTUAL BUILDINGWILL MEET ARCHITECTURAL REQUIREMENTS FOUND IN LDC.SEC. 5.05.08HEIGHTC-4 MAX BUILDING HEIGHT: 75'PROPOSED ZONED HEIGHT: ±46'PROPOSED ACTUAL BUILDING HEIGHT: ±60'-4"THIS FACILITY WILL UTILIZE ROLLOUT DUMPSTERS THAT WILL BELOCATED IN A DEDICATED AREA ON THE GROUND FLOOR OF THEBUILDING. THE DUMPSTERS WILL BE ROLLED OUT PRIOR TOPICK UP AND RETURNED INSIDE IMMEDIATELY THEREAFTER.PRESERVENO PRESERVE IS REQUIRED. NATIVE TREES THAT MEET THEFOLLOWING CRITERIA WILL BE REPLACED ONSITE AT A RATE OF 10%FOR EACH CATEGORY:·PINE TREES EQUAL OR GREATER THAN 8"·HARDWOOD TREES EQUAL TO OR GREATER THAN 18"·PALM TRESS EQUAL TO OR GREATER THAN 8' CT1DLPPVREVISED PER STAFF COMMENT LETTER DATED 08/09/1910/01/19 APPROX. LOCATION OFEXIST. 4" PVC FORCE MAIN(CONTRACTOR TO FIELD VERIFY)DECORATIVEWALLEXIST. 5'EASEMENT10' TYPE A LANDSCAPE BUFFER 25' BUILDING SETBACK EXIST. 15' EASEMENT 25' BUILDINGSETBACK15' TYPE DLANDSCAPEBUFFEREXIST. 20'EASEMENTEXIST. 60'EASEMENT25'BUILDINGSETBACK15' TYPE BLANDSCAPEBUFFER25'BUILDINGSETBACK10' TYPE DLANDSCAPEBUFFER7.5' OVERLAP OF BUFFER ANDEASEMENTWELL MLP GWM FTAMIAMI TRAIL (U.S. NO. 41) (S.R. 90) 200' PUBLIC RIGHT OF WIDTH PER F.D.O.T. R/W MAP SECTION NO. 03010-25 2 5VALLEY STREAM DRIVE (PRIVATE)NO 3-STORY BUILDING 4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM4WM 4WM 4WM 4WM 4WM 4WM 4WM 4WM 6WM 6WM 6WM 6WM 6WM6WM 6WM6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM6WM 6WM6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM6WM 6WM6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM6WM 6WM6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM6WM 6WM6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM6WM 6WM6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM6WM 6WM6WM 6WM 6WM 6WM 6WM 6WM 6WM M8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM 8WM8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM 8WM8WM8WM 8WM8WM 8WM 8WM8WM8WM8WM 8WM 8WM 8WM 8WM8WM8WM 8WM8WM 8WM8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM8WM 8WM8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM 8WM 8WM 8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM 8WM 8WM 8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM 8WM 8WM8WM8WM8WM 8WM8WM8WM 8WM 8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM8WM 8WM8WM8WM8WM8WM8WM 8WM8WM8WM 8WM8WM8WM 8WM 8WM8WM 8WM 8WM 8WM 8WM 8WM8WM 8WM8WM8WM8WM8WM8WM8WM8WM8WM8WM 8WM 8WM8WM 8WM8WM 8WM 8WM 8WM8WM 8WM8WM 8WM8WM 8WM8WM 8WM 8WM 8WM8WM8WM8WM8WM 8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM 8WM8WM8WM8WM8WM 8WM8WM 8WM8WM 8WM8WM 8WM8WM8WM8WM 8WM 8WM 8WM 8WM8WM8WM8WM 8WM 8WM 8WM8WM8WM8WM 8WM 8WM 8WM8WM8WM8WM 8WM8WM 8WM 8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM8WM8WM8WM 8WM8WM8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM8WM8WM8WM8WM 8WM8WM8WM 8WM 8WM8WM 8WM 8WM8WM 8WM8WM8WM 8WM 8WM8WM 8WM 8WM 8WM 8WM8WM 8WM8WM 8WM8WM 8WM8WM8WM 8WM8WM 8WM8WM 8WM 8WM 8WM 8WM8WM8WM8WM8WM8WM 8WM 8WM 8WM8WM 8WM 8WM8WM 8WM8WM 8WM8WM 8WM8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM8WM8WM 8WM8WM8WM 8WM 8WM 8WM8WM 8WM8WM 8WM8WM 8WM 8WM8WM8WM8WM 8WM8WM 8WM 8WM8WM 8WM8WM 8WM 8WM8WM8WM8WM8WM 8WM 8WM8WM8WM 8WM8WM 8WM8WM8WM 8WM8WM 8WM 8WM8WM8WM8WM 8WM 8WM8WM 8WM8WM 8WM 8WM8WM 8WM 8WM 8WM8WM 8WM8WM 8WM 8WM8WM8WM8WM 8WM8WM8WM 8WM 8WM 8WM8WM 8WM8WM 8WM 8WM 8WM 8WM8WM 8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM 8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM 8WM8WM 8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM 8WM 8WM 8WM 8WM8WM8WM8WM8WM 8WM 8WM 8WM8WM8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM 8WM8WM8WM 8WM8WM 8WM 8WM 8WM 8WM 8WM8WM8WM 8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM8WM 8WM8WM 8WM8WM 8WM 8WM 8WM8WM 8WM8WM8WM 8WM8WM8WM 8WM8WM8WM 8WM8WM8WM 8WM8WM8WM 8WM8WM8WM8WM 8WM 8WM 8WM 8WM8WM 8WM 8WM8WM8WM 8WM 8WM8WM 8WM 8WM 8WM 8WM8WM 8WM8WM8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM 8WM 8WM 8WM8WM8WM8WM 8WM8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM 8WM8WM8WM8WM 8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM8WM8WM8WM8WM8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM 8WM S 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM 6WM LOADING ZONES IA2IRI19CHR25GIF47WB1PPPPTPPPPPPTBB4TFL29CRI9PPPPPTCER24SP9MUH225PPPPCHR165MG10BTBSHAM146CD7BTBSCHR10IRI22IA5GIF47WB1PPPPPPPPPPTIXN16TFL23CLU5ZAF9PPPPPPPPGIF25WB2CRI6CLU10ZAF17PPPPPPPPPPGIF31CRI6PPPPZAF7IXN17TFL9PPPPPPCER199CS3QV11BSBTBTCS3IC5BTBTBTPPTDETENTION AREAPROPOSED STORAGEFACILITY30,639 SFEAST: MULTI-FAMILYB BUFFERNORTH: ROWD BUFFERWEST: ROWD BUFFER!!! CAUTION !!!OVERHEAD POWERLINESSOUTH: COMMERCIAL A BUFFERclient:sheet number:L1Rebecca Scheffler Morris, ASLALandscape Architect #6666904NAPLES, COLLIER COUNTY, FLORIDA19040 Pine Run Lane Fort Myers, FL 33967239.248.8789 rsmdesigninc@comcast.netCONDITIONAL USEdate: 05-07-2019job number: 19-10This plan and design are the property of RSM Design, Inc. Plans shall not becopied or reproduced with out permission of RSM Design, Inc.scale: 1" = 20'northPugliese CreativeVentures101 Pugliese'sWaySuite 200Delray Beach, FL 33444LAND AMERICA SELF STORAGEUS 41 & VALLEY STREAM RDPROPOSED PLANTING PLANCOLLIER COUNTY LDC CALCULATIONSPROPOSED PLANT LISTLEGENDGT = General TreesPT = Parking TreesPP = Building Perimeter ShrubsPPT = Building TreeBT = Buffer TreeBS = Buffer ShrubGENERAL NOTES1. A landscape permit is required for the alteration, installation or replacement of anylandscape required by Collier County LDC Section 4.06.05.2.The quality of all plant material will meet the standards for Florida Grades No. 1 orbetter, as governed in “Grades & Standards for Nursery Plants.”3.Installation of landscape materials shall be in accordance with the approved landscapeplan and shall be installed in a sound, workmanlike manner and in accordance with ANSIA300 Standards.4.All planted trees & palms to have a 2” deep saucer constructed from the trunk of thetree or palm a minimum of 3' in diameter.5.All plant beds to be covered with a minimum 2” depth of mulch. Beds shall be weedfree. Mulch shall be Grade B or better. No cypress mulch per Collier County LDC.6.Contractor shall remove any vegetative growth and apply a pre-emergent weed killerprior to mulching.7.No code required plantings to be installed in easements.8.Any & all exotic vegetation per Collier County LCD Section 4.06.05 on the propertyshall be completely removed & disposed of off site by the contractor. The site shall bemaintained free of invasive exotic vegetation in perpetuity.9. Contractor to refer to engineering plans for additional specifications.10. The landscape contractor shall be responsible for familiarizing themselves with thelocations of all utilities & site conditions prior to the start of landscape installation.11. Fertilizer shall be in accordance with Collier County ordinances. 12. Landscape contractor to fine grade all planting & sodding areas prior to plant &/orsod installation. Contractor to obtain owner approval of final grades13. Contractor shall be responsible for complete takeoffs. Plant list is provided forreference only.14. Contractor shall be responsible for landscape maintenance until final acceptance and incompliance with specifications15. Contractor shall remove all tags, tape & supports (except staking guys) from plantmaterial prior to final acceptance.16. All areas not planted shall be sodded in accordance with plans.17. The required plantings shall be irrigated in accordance with Collier County LDCrequirements.18. Pavement crossings shall have sleeves for irrigation by the landscape contractor.Coordinate with civil engineering plans.19. All base rock shall be removed from landscape planting islands. Clean, plantable fill tobe added as necessary to planting islands.20.The height of all trees shall be measured from finished grade at the location ofplantings. Shrubs intended for buffering shall be measured from the height of theadjacent parking grade if parking area is adjacent to the buffer.21.Prior to certificate of compliance, no trees shall be planted to interfere with buildings,utilities, site drainage, signs or overhead powerlines. Appropriate plant material to beplant adjacent to powerlines to avoid over pruning.22. Prior to certificate of compliance, all protected trees must be healthy & vigorous,otherwise they must be replaced with like species.1. This irrigation plan is schematic and is for the purpose of permitting only.2. It is the Contractor's responsibility to adjust the head location, type and size and anyother system components to comply with the requirements of landscape planting asinstalled. These adjustments must be completed at the Contractor's expense to theOwner except when authorized in writing.3. The Contractor shall provide as-build drawings, showing the location of all heads, valves,and pipe lines to scale after completion of piping installation. The Contractor shall provideinstruction sheets and parts list covering equipment.4. The Contractor shall make every possible effort to preserve existing plant material thathas been tagged. Where such material falls in the path of trenching, the Contractor shallreroute the pipe or hand trench as necessary to protect the designated plant material.The Contractor must restore any new plant material or sod to its original condition if it isdamaged before the Owner will give final acceptance.5. The Owner must approve any substitutions made.6. All pipe and control lines shall be sleeved with sleeved Schedule 40 PVC and placed aminimum of 24" below grade and backfilled with clean sand. No rock is to be in contactwith the PVC pipe.7. The Contractor shall be responsible for constructing the system in complete accordancewith all applicable codes ordinances and laws. Any modifications made to conform withsaid codes, laws and ordinances shall be completed at the contractors expense at noadditional cost to the Owner.IRRIGATION NOTES8. The Contractor shall be responsible for constructing the system in complete accordancewith all applicable codes ordinances and laws. Any modifications made to conform withsaid codes, laws and ordinances shall be completed at the contractors expense at noadditional cost to the Client.9. The irrigation contractor is fully responsible for the work until the Owner gives finalacceptance.10. All circuit pipe is to be class 160 PVC or a higher grade.11. All main fittings shall be reinforced with 2000-psi poured concrete thrust blocks.12. Contractor will guarantee the quality of his materials and work for one (1) year. Thisperiod begins with the final acceptance of the Owner.13. Contractors are expected to personally examine the site and fully acquaint themselveswith all existing conditions so no misunderstanding may arise to the character or as tothe extent of the work to be done. This will also ensure the Contractor will be aware ofwhat precautions need to be taken to avoid injury to people or damage to property.14. The Contractor is responsible for providing a complete and operable system for theirrigation of all landscape planting on site. Plans and specifications may not indicate allitems necessary for the proper irrigation of the project and the contractor holds theresponsibility for furnishing labor, materials and equipment required for a complete andproper project even if not in the initial specifications.15. Irrigation heads to be placed to provide head-to-head coverage; 100% coverage.16. If irrigation water is non-potable, no back-flow preventor is required. A back-flowpreventor is only necessary if water source is potable water.A rain sensor shall be installed on the irrigation systemRebecca S Morris LA 6666904 State of FloridaDigitally signed by Rebecca S Morris LA 6666904 State of Florida DN: cn=Rebecca S Morris LA 6666904 State of Florida, o, ou, email=rsmdesigninc@comcast.net, c=US Date: 2019.07.12 12:47:46 -04'00' 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 1 of 4 K:\2019\190059.00.00 Land America Self Storage\005 NIM\Hearing Documentation\NIM Summary (PV).docx DATE: September 10, 2019 TO: Tim Finn, AICP, Principal Planner Collier County – Growth Management Department: Zoning Division FROM: Patrick Vanasse, AICP Director of Community Development RWA PROJECT NAME: Land America Self Storage – Conditional Use (CU) (PL20190000563) SUBJECT: Neighborhood Information Meeting – Summary A Neighborhood Information Meeting (NIM) was held on August 29, 2019, at 5:30pm at Naples Church of Christ, 12760 Livingston Rd., Naples, FL 34105. Attendees are as follows: • Patrick Vanasse, AICP – RWA • Jane Eichhorn, Permitting Manager – RWA Engineering • Ray Bellow, AICP Zoning Manager – Collier County • Alehandro Zurita – Pugliese Companies / Land America, LLC. • Meril Stumberger – Pugliese Companies • Noel J. Davies, Attorney – Quarles & Brady LLP General Public Attendees: • Nancy Regets • Bob Reul • Jane Toomajiam • Patricia Young • Jean Kungle MEMORANDUM 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 2 of 4 K:\2019\190059.00.00 Land America Self Storage\005 NIM\Hearing Documentation\NIM Summary (PV).docx Summary (Started at 4:30 p.m.): Mr. Vanasse introduced the Project Team and County Staff. He explained why this Neighborhood Information Meeting (NIM) was being held and encouraged people to follow up with county staff or RWA following the meeting if they had further questions. Mr. Vanasse explained that the applicant’s petition is a request for a Conditional Use to allow a self-storage facility of the subject property. Mr. Vanasse described the property, its location, what is surrounding the subject site, provided some background and explained the request: • 2.5 acres in size • Located at the Intersection of Valley Stream Drive and Tamiami Trail • ¼ of a Mile South or East of Rattlesnake Hammock Road • Subject property is surrounded by: o Tamiami Trail to the west and beyond that is Commercial Zoning most of which is vacant. o Valley Stream Drive to the north, with the old Fifth Third Bank beyond, followed by commercial office uses. o Residential Condominium zoned RFMF 16 to the east o A 100 ft wide canal to the south with Assisted Living Facility beyond the canal. • Current Zoning is C4 (Commercial 4). This is a relatively intense Zoning District that allows a wide variety of commercial uses. Mr. Vanasse explained that applicant is asking for a Conditional Use. The Self-Storage use requires a Conditional Use approval because while it may be appropriate for many C-4 zoning districts, further review is needed to examine the context and compatibility with surrounding uses. Mr. Vanasse explained that not all Self-Storage facilities are created equal and that facilities can vary greatly. He explained the difference between the older style Self-Storage Units that you drive up to and roll up the garage doors (usually big properties, noisy, with more traffic, and non-A/C’d buildings) versus the proposed facility which will be a fully self-contained, A/C’d building. He further explained that it will be a state of the art, secure building designed to look like a high-end, class “A” commercial office building (color rendering was presented). Mr. Vanasse went describe the site plan exhibit: • Access to this property will be Valley Stream Drive to avoid any turning conflicts off Tamiami Trail. • The property will go through an Environmental Resource Permit and will manage all its water management on site. • Water and sewer will be provided by Collier County. • Site will be fully buffered all the way around. The only requirement between commercial and residential uses is a vegetated buffer but applicant will also install a courtesy decorative masonry wall to provide enhanced shielding. 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 3 of 4 K:\2019\190059.00.00 Land America Self Storage\005 NIM\Hearing Documentation\NIM Summary (PV).docx • The property will be compliant with low intensity lighting requirements, meaning that all the lighting is going to be shielded so it does not project off the site. • Look and size of building: building footprint is going to be just over 30,000 sq. ft. and total sq. ft. of building will be just over 122,000 sq. ft. • Explained that the building is designed to look like a three (3) story building when it is actually a four (4) story building. • Mr. Vanasse explained the height allowances in a C-4 District, how building height versus actual height is measured. He explained that the proposed building will be the allowed height limitation for C-4. Mr. Vanasse concluded by saying that the prosed use in his opinion is a very low impact and compatible with the surrounding neighborhood. He explained that parking requirements are very low for this type of use and that this use does not generate a lot of trips. He added that he had forgotten to mention that there is no outdoor dumpster pad, the dumpsters are kept inside and are wheeled out for pick-up. Mr. Vanasse then opened the question and answer period. Questions/Comments asked or offered at the meeting: Patrick Vanasse asked individuals to state their name for the record. Q/C: Has this property already been bought? Mr. Vanasse: No, it is under contract. Q/C: What are you going to do with the road? The road is listed Private Road with Public access. The Road is repaired by the homeowners. Mr. Vanasse: Agreed that road was private and that if the road is not turned over to the County then yes, the homeowners and property owners along the roadway are responsible for maintaining it. He also explained where our property boundaries are for the access of this project. Mr. Vanasse explained that there is a process if the residents wanted to turn over the roadway to the County. Q/C: People using the road for a cut through and that people going through are not people who live on the road. Concerned about milk man, FedEx, UPS etc. we will have to maintain the road and it is costly. Mr. Vanasse: This is not an easy cut through as Valley Stream Drive has numerous speed bumps. Explained that our project is at the end of Valley Stream Drive and the County has asked our client to make our access/exit a on way drive. Our use will be a very low traffic generator. We do not anticipate through traffic from our facility. Mr. Vanasse explained how the community could do further traffic calming to slow traffic down. 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597-0575, fax: (239) 597-0578 • www.consult-rwa.com Page 4 of 4 K:\2019\190059.00.00 Land America Self Storage\005 NIM\Hearing Documentation\NIM Summary (PV).docx Q/C: Building is beautiful. Should there be another storage facility? Mr. Vanasse: Our client feels that there is a demand for this facility, otherwise he would not be building it. He explained that team is aware of upcoming corridor study – per the most recent BCC hearing, commissioners discussed the need to respect property rights and leaned toward utilizing incentives to encourage certain types of uses. Mr. Vanasse explained that this is an allowed and appropriate use and that it is designed to be compatible with surrounding uses. He pointed to the rendering and reiterated that this was an attractive building that looks like a high-end office building. Q/C: What happens to these buildings when they are not in need any longer. There are so many buildings going up all along the East Trail. Mr. Vanasse: The East Trail is developing, and more roof tops are being constructed, so we feel the need is there for this use. Explained that this corridor is already zoned commercial. Applicant explained that they’ve never had convert to another use. Q/C: Maybe you would want to wait for the incentives. Client: Use: Explained when the economy is good this type of use is good and when the economy isn’t so good this type of use is also good. Explained that this type of use is designed for demand from residential uses. He explained that they don’t need incentives and that they voluntarily design attractive buildings. He described the building in more details a talked about how sophisticated the security system will be. Q/C: Which side of the building is facing 41. Mr. Vanasse & client: pointed to Exhibit showing side of building faces 41. Mr. Vanasse explained that there was an easement and a canal also on this site. Applicant: explained how difficult this site would be for other commercial uses such as fast food as it is not a large site and the access would be very difficult. Explained they only have 1 or 2 employees. Also, explained what type of people/companies use the facility for storage. Q/C: How many storage units will be in the building? Applicant: There may be approximately 1,000 units in the building. Client explained that the units vary in size and that final design has not been completed. Q/C: can this building be raised another story? Mr. Vanasse: No other floors will be added to this building, without re-opening the zoning. Mr. Vanasse explained the allowable heights and explained what the height of this building is. No commitments were made during the meeting. The meeting adjourned around 5.10 p.m. Proposed122,556 SFStorage Facility(4 Story)30,639 SFFOOTPRINTFFE 8.15' (NAVD)DETENTIONAREAT.O.B. = 7.00B.O.T. = 4.50ENTRANCE/CUSTOMERDROP-OFF AREAGFS 48°03'42" W 981.77'N 48°02'28" E 399.97'SOUTHEASTERLY LINE OF TRACT "M"SOUTHWESTERLY LINE OF TRACT "M"NORTHEASTERLY R/W LINE OF U.S. NO. 413-STORY BUILDINGS 48°01'29" W 341.80' (D)S 41°58'31" E 300.00' (D)N 39°06'20" W 361.75' (D)SOUTHWESTERLY LINE OF TRACT "M"NORTHEASTERLY R/W LINE OF U.S. NO. 41APPROX. LOCATION OFEXIST. 4" PVC FORCE MAIN(CONTRACTOR TO FIELD VERIFY)APPROX. LOCATION OFEXIST. 4" PVC FORCE MAIN(CONTRACTOR TO FIELD VERIFY)6' DECORATIVEWALLEXIST. 5'EASEMENT10' TYPE ALANDSCAPEBUFFER25' MIN.BUILDINGSETBACKEXIST. 15'EASEMENT±26' BUILDINGSETBACKPROVIDED25' MIN. BUILDINGSETBACK15' TYPE DLANDSCAPEBUFFEREXIST. 20'EASEMENTEXIST. 6 0 ' R O W EASEM E N T ±66' BUILDINGSETBACKFROM ROWEASEMENT25' BUILDINGSETBACKPROVIDED25' MIN.BUILDINGSETBACK15' TYPE BLANDSCAPEBUFFER210'150' 25' MI N . BUIL D I N G SETB A C K 10' TYP E D LANDSC A P E BUFFER 7.5' OVERLAP OFBUFFER ANDEASEMENT*VALLEY STREAM DRIVETAMIAMI TRAIL (US 41)200' ROW100'CANAL RIGHT OFWAY EASEMENTZONING: MIXED USE PUDEXISTING USE: VACANT COMMERCIALOUTPARCELS/CULVERS RESTAURANT ZONING: C4EXISTING USE: OFFICE BUILDINGZONING: C4EXISTING USE: VACANTZONING: RMF-16 EXISTING USE: RESIDENTIAL CONDOMINIUMZONING: RMF-16EXISTING USE: ALF/MEMORY CARE±98' BUILDINGSETBACK PROVIDEDHORIZ. SCALE (FULL):DATECHECKEDDRAWNRGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:REVISIONREV #HORIZ. SCALE (HALF):DESIGNED:DRAWN:VERT. SCALE (FULL):VERT. SCALE (HALF):FILE NAME:FLORIDA LICENSE NO.July 17, 2019 2:18 PM K:\2019\190059.00.00 Land America Self Storage\002 Site Planning\CAD\1900590000 MCP 3.dwgLAND AMERICASELF-STORAGE FACILITY CONDITIONAL USELAND AMERICA12190059.00.0003/20191" = 30'1" = 60'DRWN/AN/A1900590000 MCP 3xxxxxxFIRST M. LAST, P.E.SITE PLANFeet030606610 Willow Park Drive, Suite 200Naples, Florida 34109(239) 597-0575 FAX: (239) 597-0578www.consult-rwa.comFlorida Certificates of AuthorizationEB 7663 LB6952 HORIZ. SCALE (FULL):DATECHECKEDDRAWNRGE:TWP:SEC:DATE:TITLE:CLIENT:PROJECT:OFPROJECT NO.:SHEET NUMBER:REVISIONREV #HORIZ. SCALE (HALF):DESIGNED:DRAWN:VERT. SCALE (FULL):VERT. SCALE (HALF):FILE NAME:FLORIDA LICENSE NO.July 17, 2019 2:31 PM K:\2019\190059.00.00 Land America Self Storage\002 Site Planning\CAD\1900590000 MCP 3.dwgLAND AMERICASELF-STORAGE FACILITY CONDITIONAL USELAND AMERICA22190059.00.0003/2019N/SN/ADRWN/AN/A1900590000 MCP 3xxxxxxFIRST M. LAST, P.E.SITE PLAN6610 Willow Park Drive, Suite 200Naples, Florida 34109(239) 597-0575 FAX: (239) 597-0578www.consult-rwa.comFlorida Certificates of AuthorizationEB 7663 LB6952SITE DATASTORAGE FACILITY31,500 SF 0.72 AC 35%(FOOTPRINT)PAVEMENT 9,330 SF 0.21 AC 10%SIDEWALK 1,259 SF 0.03 AC 2%DETENTION AREA 16,285 SF 0.37 AC 18%GREEN SPACE/LANDSCAPED AREA 29,175 SF 0.67 AC 33% PROJECT SITE (EXCLUDES VALLEYDR. ROW EASEMENT) 89,925 SF 2.06 AC 82%TOTAL SITE 109,870 SF 2.52 AC100%OFF STREET PARKINGSTORAGE 1 SPACE PER 20,000 SF+ 1 SPACE PER 300 SF OFFICEREQUIREDSTORAGE 121,356 SF / 20,000 = 6 SPACESOFFICE1,200 SF / 300 = 4 SPACESTOTAL REQUIRED10 SPACES REQUIRED10 SPACES PROVIDEDSETBACKSMIN. FRONT YARD50% BUILDING HEIGHT (NOT LESS THEN 25')50'± = 25 + 1' EVERY 1' OVER 80'MIN. SIDE YARD / REAR YARD25' RESIDENTIAL50% BUILDING HEIGHT (NOT LESS THAN 15')ANY SIDE WITH WATER: 25'LAND USE:URBAN, COMMERCIAL DISTRICTMIXED USE ACTIVITY CENTER SUBDISTRICTZONING:GENERAL COMMERCIAL DISTRICT (C-4)DUMPSTERON SITE DUMPSTER HAS ACCESS FROM INSIDE AND OUTSIDETHE BUILDING. THE DUMPSTER CAN BE SERVICED THROUGH AROLL UP DOOR.THIS SITE PLAN IS CONCEPTUAL IN NATURE AND SUBJECT TOCHANGE AS PART OF THE PERMITTING PROCESS. FINAL DETAILSWILL BE PROVIDED AT THE SDP PHASE.*GENERAL BUILDING FOOTPRINT DEPICTED. ACTUAL BUILDINGWILL MEET ARCHITECTURAL REQUIREMENTS FOUND IN LDC.SEC. 5.05.08HEIGHTC-4 MAX BUILDING HEIGHT: 75'PROPOSED ZONED HEIGHT: ±46'PROPOSED ACTUAL BUILDING HEIGHT: ±60'-4"THIS FACILITY WILL UTILIZE ROLLOUT DUMPSTERS THAT WILL BELOCATED IN A DEDICATED AREA ON THE GROUND FLOOR OF THEBUILDING. THE DUMPSTERS WILL BE ROLLED OUT PRIOR TOPICK UP AND RETURNED INSIDE IMMEDIATELY THEREAFTER.PRESERVENO PRESERVE IS REQUIRED. NATIVE TREES THAT MEET THEFOLLOWING CRITERIA WILL BE REPLACED ONSITE AT A RATE OF 10%FOR EACH CATEGORY:·PINE TREES EQUAL OR GREATER THAN 8"·HARDWOOD TREES EQUAL TO OR GREATER THAN 18"·PALM TRESS EQUAL TO OR GREATER THAN 8' CT 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 FOLIO 1852 FL OPCO LLC 30 STEPHANIE LANE DARIEN, CT 06820---0 71750002442 AGNELLO ET AL, WENDY 7187 PENDALE CIR NORTH TONAWANDA, NY 14120---0 78970040009 AJAE LLC 5039 TAMIAMI TRAIL EAST NAPLES, FL 34113---0 80371360004 AJAE LLC 5039 TAMIAMI TRL E NAPLES, FL 34113---4127 80370040008 AJAE LLC 5039 TAMIAMI TRL E NAPLES, FL 34113---4127 80370080000 AJAE LLC 5039 TAMIAMI TRL E NAPLES, FL 34113---4127 80371000005 AJAE LLC 5039 TAMIAMI TRL E NAPLES, FL 34113---4127 80371040007 AJAE LLC 5039 TAMIAMI TRL E NAPLES, FL 34113---4127 80371080009 AJAE LLC 5039 TAMIAMI TRL E NAPLES, FL 34113---4127 80371120008 AJAE LLC 5039 TAMIAMI TRL E NAPLES, FL 34113---4127 80371320002 ALONSO, CATHYMAE 130 PARADISE BLVD TOMS RIVER, NJ 08757---0 78920360001 ALVAREZ, ANA 600 VALLEY STREAM DR #B1 NAPLES, FL 34113---0 78820120008 ARHC BTNAPFL01 LLC % ALTUS GROUP US INC #1355 21001 N TATUM BLVD #1630-630 PHOENIX, AZ 85050---0 55150840000 ARIOLA, EDWARD T & M ELAINE 46 HORNE CIR SOUTHINGTON, CT 06489---2219 66732120001 ARNSTEIN, TIMOTHY FREDERICK TARA LYNN ARNSTEIN 4967 PEPPER CIRCLE #E103 NAPLES, FL 34113---0 66731720004 AXTMAN FAMILY IRREV TRUST 46 RAMSHORN RD DUDLEY, MA 01571---6243 66730720005 BAIN, BASIL & TONI C 7852 STRATFORD DR NAPLES, FL 34104---7448 80370760003 BAIN, BASIL & TONI C 7852 STRATFORD DR NAPLES, FL 34104---7448 80370800002 BARTON, CLARENCE W CARLOS A CARRANZA SOLIS 600 VALLEY STREAM DR #D1 NAPLES, FL 34113---0 78870040002 BECK, LAWRENCE L & ELAINE G 4955 PEPPER CIR #B-101 NAPLES, FL 34113---0 66730040002 BLACK, HOPE J 4955 PEPPER CIR APT B102 NAPLES, FL 34113---0 66730080004 BOETTGER, CHAD 4973 PEPPER CIR # F202 NAPLES, FL 34113---4141 66732400006 BONMAR LAND TRUST % G BONINI & K LEPOSA 20388 LARINO LOOP ESTERO, FL 33928---0 80371560008 BOUBCHIR, VIVIANE MARIE MARTHE 700 VALLEY STREAM DR #102 NAPLES, FL 34113---4102 30980120009 BRACK, CLARENITA KAY 4967 PEPPER CIR #E104 NAPLES, FL 34113---0 66731760006 BROCK CENTER LLC 533 TIGERTAIL CT MARCO ISLAND, FL 34145---1933 55150880002 BRUSH, JAMES CAROLANN DAVIDSON BRUSH 154 LAKE REGION BLVD MONROE, NY 10950---0 66732320005 CAJUSTE TR, OSNEL & CLONIE F O & C CAJUSTE REV LIV TRUST 4872 CATALINA DR NAPLES, FL 34112---6904 80370480008 CAMPANELLA JR, PAUL D 450 CONCHO DR SEDONA, AZ 86351---7953 78870320007 CANNON, THOMAS G & GALE 5093 TAMIAMI TRL E NAPLES, FL 34113---4128 80370120009 CANNON, THOMAS G & GALE 5093 TAMIAMI TRL E NAPLES, FL 34113---4128 80370160001 CAPISTRANT, PENNY 23360 FLUSHING DR MACOMB, MI 48042---0 66730320007 CARA INTERNATIONAL LLC 4652 NAVASSA LANE NAPLES, FL 34119---0 80371640009 CARA INTERNATIONAL LLC 4652 NAVASSA LANE NAPLES, FL 34119---0 80371800001 CARA INTERNATIONAL LLC 4652 NAVASSA LANE NAPLES, FL 34119---0 80371840003 CAROLYN J MULLINS TRUST LAYTHA A MULLINS TRUST 7420 NIGHTINGALE DR #1 HOLLAND, OH 43528---0 30980360005 CHAGNON, WILLIAM R ROSE M CHAGNON 4973 PEPPER CIR UNIT F-206 NAPLES, FL 34113---4141 66732560001 CHANG, CECEILA S BRIAN D COOKE 1515 LAKESHORE RD E #509 MISSISSAUGA L5E 3E3 CANADA 78970240003 CHEN, JENNY 1109 N ALHAMBRA CIR NAPLES, FL 34103---0 80371480007 CHEN, JENNY 1109 N ALHAMBRA CIR NAPLES, FL 34103---0 80371520006 CINAT, BRUNO & LINDA 2756 LIONEL WINDSOR N8X 4X4 CANADA 66730920009 COLLIER FINANCIAL INC 4985 TAMIAMI TRAIL E NAPLES, FL 34113---0 80372360003 COLLIER FINANCIAL INC 4985 TAMIAMI TRAIL E NAPLES, FL 34113---0 80372400002 COLLIER FINANCIAL INC 4985 TAMIAMI TRL E NAPLES, FL 34113---4131 80372200008 COLLIER FINANCIAL INC 4985 TAMIAMI TRL E NAPLES, FL 34113---4131 80372240000 COLLIER LAND DEVELOPMENT INC 2550 GOODLETTE RD N #100 NAPLES, FL 34103---0 71750002484 COLLIER LAND DEVELOPMENT INC 2550 GOODLETTE RD N STE 100 NAPLES, FL 34103---0 71750002507 COOL BOATS LLC 5067 TAMIAMI TRL E NAPLES, FL 34113---0 80370560009 CORA M GIBEAU TRUST EST 9 CHURCH LN WESTON, CT 06883---1900 66730760007 COWLES, ALEXANDRA REMMLINGER 600 VALLEY STREAM DR APT F2 NAPLES, FL 34113---4138 78920080006 D & M PAINE FAMILY REV TRUST 4967 PEPPER CIR # 201 NAPLES, FL 34113---0 66731880009 DELGADO, ARISTIDES E & ELENITA 10011 SW 136TH ST MIAMI, FL 33176---0 66730200004 Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. 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J. Goldasich and Associates, Incorporated Boca Raton, North Palm Beach and Wellington, Florida Ecological Assessment of Land America Storage Facility Vacant Parcel Naples, Collier County, Florida Prepared For: The Pugliese Company 101 Pugliese’s Way, Suite 200 Delray Beach, Florida 33444 Prepared By: Jim Goldasich, PWS 4/18/2019 This report provides an ecological evaluation of Land America Storage Facility vacant parcel in Naples, Collier County, Florida. The site was evaluated for wetland characteristics, significant wildlife utilization including listed species site use and associated natural system conditions. The site consists of a dry herbaceous open field community with scattered native and non-native trees. The herbaceous vegetation on the site is primarily non-native grasses and forbes. A small number of scattered native trees such as oaks and cabbage palm trees are also present on the site. A small depressional area is located on the NW corner but no wetland characteristics were identified during the site assessments. No listed fauna were observed on the site during site assessments. No critical type habitat is present on the site or in directly adjacent parcels or surface waters. Pugliese – Land America Storage Facility-Naples April 19, 2019 Ecological Site Assessment JJG&A File 19 – 1451 Page 2 of 18 Contents Executive Summary:.............................................................................................................................. 3 Introduction:........................................................................................................................................... 3 Location and Site Setting:................................................................................................................... 3 Figure 1: Land America Storage Facility-Naples Site Aerial................................................................... 4 Methods and Materials:.......................................................................................................................... 5 Special Assessment Methodologies:...................................................................................................... 5 Figure 2: Vicinity FLUCCS Map............................................................................................................. 6 Figure 3: Site Specific FLUCCS Map..................................................................................................... 7 Figure 4: NWI Map................................................................................................................................. 8 Figure 5: Florida Wetland Map............................................................................................................... 9 Figure 6: Soil Survey Map....................................................................................................................10 Assessment Results: ...........................................................................................................................13 Vegetation:.......................................................................................................................................13 Site Photo #1: Typical vegetation conditions on the Land America Storage Facility Site............... 13 Soils:................................................................................................................................................13 Site Photo #2: Typical soil profile near the center of the Site.........................................................14 Site Photo #3: Typical soil profile in the depressional area. ..........................................................14 Hydrology: ....................................................................................................................................14 Site Photo #4: Depressional area vegetation................................................................................15 Wildlife, Wetlands and Other Native Communities: ..........................................................................15 Site Photo #5: Typical vegetation in the tree pods........................................................................16 Conclusions: ....................................................................................................................................16 Appendix: FDEP Integrated Habitat Map (IHM) Series.....................................................................18 Pugliese – Land America Storage Facility-Naples April 19, 2019 Ecological Site Assessment JJG&A File 19 – 1451 Page 3 of 18 Executive Summary: The Land America Storage Facility-Naples development site (PCN: 55150880002) is located on the east side of Tamiami Trail 1,350 feet south of Rattlesnake Hammock Road. The assessment of the Land America Storage Facility-Naples Road (Site) parcel was conducted by review of recent land survey (tree survey), NWI maps, soil maps, aerials and other existing data and information. The site was then reviewed in the field during April 2019. The site has been impacted by past nearfield and regional drainage, filling, clearing and adjacent developments. These actions have lowered the water table and facilitated the growth and development of a primarily non-native herbaceous dominated community of forbes and with few scattered native and non-native trees and shrubs. All site assessments were conducted to determine if any listed flora or fauna are present on the site and to evaluate the existing site conditions relative to the presence of important native habitat including wetlands and native upland vegetative communities. The site assessments were conducted pursuant to survey protocols established by the US Fish and Wildlife Service (FWS) and the Florida Fish and Wildlife Commission (FWC) by qualified biologists with extensive experience in listed species surveys. No listed fauna were observed on the Site or in directly adjacent areas of the site. The faunal observations were limited to urban song birds such as sparrows, blue jays and northern mocking birds and various arthropods such as adult Odonata (dragonflies), adult Hymenoptera (butterflies) and Formicidae (ants). The sparse areas of exotic dominated trees in the forest component effectively precluded site use by wildlife. No areas with wetland characteristics were observed during the site inspections and the soil profile was dry to the limits of the soil profile assessment, which was limited by shovel refusal at about 6 inches of depth. Introduction: The site is located at -810 44’ 04.14” (-81.734483 0) North Longitude and 26 0 06’ 20.61”(26.1057250)West Latitude (approximate central coordinates). It is located in Section 20, Township 50 south, Range 26 east, Naples, Collier County, Florida. The 2019 aerial (Figure 1) shows the current and adjacent site conditions. Location and Site Setting: The Site consists of a mixed mowed herbaceous dominated open rangeland with scattered exotic dominated trees and shrubs. The Florida Land Use Cover and Forms Classification System (FLUCCS) for the subject parcel as “Residential Dwelling Units” (FLUCCS 1340). The areas to the immediate north of the site are also FLUCCS 1340. The areas to the north west, west and south are “Commercial and Services” (FLUCCS 1440). The southern property line is adjacent to a surface water body “Canal and Reservoir” (FLUCCS 5300). A regional highway and a residential street are located on the south west and north west property line of the site, they are “Transportation and Highways” (FLUCCS 8140), (see Figure 2 – FLUCCS Map). Site specific FLUCCS map was generated following the site inspections and this map (Figure 3) shows the site as a mix of “Exotic Trees” (FLUCCS 4330) and “Inactive Open Land/Herbaceous Dry Prairie” (FLUCCS 1900/3100). J. J. Goldasich and Associates, IncorporatedEcological ServicesNatural System Analysis(561) 883-9555jjg@jjgoldasich.comInitial Date: 04/13/2019Revised: 04/16/2019© All Rights Reserved, J.J. Goldasich and Associates, Inc., 1994-209Naples Self Storage$HULDO3KRWRJUDSKNaples, Collier County, Florida$HULDO3KRWRJUDSKaIW Pugliese – Land America Storage Facility-Naples April 19, 2019 Ecological Site Assessment JJG&A File 19 – 1451 Page 5 of 18 Methods and Materials: After the initial comprehensive office review was conducted the field assessments were carried out. Office scoping analyses were completed using current and past aerial photographs, Land Use maps (Figures 2 and 3), National Wetland Inventory (NWI) maps (Figure 4), Florida Wetland maps (Figure 5), Soil Survey maps (Figure 6), listed species accounts and historic aerial photographs. All areas of the Site were evaluated in the field by biologists during daylight hours in April 2019. The field work was designed to refine the existing site data generated during the scoping analysis, by means of current site conditions and the results of the field data collections in the soils, vegetation and hydrology parameters. In addition, the site assessments were designed to identify actual or potential site use by any important fauna, listed wildlife, wetland and aquatic dependent wildlife. The field assessments included pedestrian transects through the Site with particular attention given to the biological attributes and ecological condition of the soils, vegetation and hydrology on the Site. The assessments were conducted with sufficient coverage to provide a comprehensive investigation of the existing natural system quality and condition. Important site features were specifically targeted for evaluation, including the potential wildlife values for perching, nesting, feeding, roosting and denning as well as for the presence of significant rookery or nursery areas for native wildlife. Special Assessment Methodologies: The Site was evaluated in the field by pedestrian transects using naked eye and binoculars. The assessments were conducted in the early morning and mid-day during April 2019. Weather was clear and sunny with no antecedent rain events of significance. Temperatures were in the mid to upper 80- degree (F) range. Stationary observations from a vehicle along the north and western Site perimeter, as well as stalking methods through the interior of the dense exotic vegetated areas were employed. The combination of these two methods would provide a comprehensive review of site use by wildlife, while minimizing the potential for alarm. The open areas of the adjacent parcels dictated to some extent the need for more comprehensive assessments of the interior of the site as wildlife could be concentrated there to avoid human encounters during daylight hours. However, once the perimeter and internal assessments were conducted there appeared to be little differential use of the site by wildlife between the perimeter and interior reaches of the parcel. This is attributed to the extremely poor natural system quality with limited viable natural niche areas for faunal use. Specially designed protocol for review of site conditions associated with potential nesting, denning, roosting and feeding sites were employed so as to ensure all wildlife site use would be identified and categorized. In addition, the Florida Department of Environmental Protection (FDEP) Integrated Habitat Network (IHN) Map Series shows that significant communities are, or have been, present in the vicinity of the site (see IHN Map Series in Appendix). As a result of this historic condition, additional interior transects were incorporated into the assessment design to include visual review of the dense exotic forested areas to confirm the ecological status of these areas. J. J. Goldasich and Associates, IncorporatedEcological ServicesNatural System Analysis(561) 883-9555jjg@jjgoldasich.comInitial Date: 04/13/2019Revised: 04/16/2019Site FLUCCS MapNaples, Collier County, FloridaFLUCCSMap(Site)© All Rights Reserved, J.J. Goldasich and Associates, Inc., 1994-209Naples Self Storage6XEMHFW6LWH)/8&&6 5HVLGHQWLDO'ZHOOLQJ8QLWV0XOWL *ROI&RXUVH)/8&&6&RPPHULFDODQG6HUYLFHV)/8&&6&RPPHUFLDODQG6HUYLFHV)/8&&6&RPP 6HUY)/8&&65HVLGHQWLDO'ZHOOLQJ8QLWV)/8&&6&DQDODQG5HVHUYRLUV)/8&&60XOWL)DPLO\5HVLGHQWLDO'ZHOOLQJ8QLWV)/8&&61RWWR6FDOH1RWHV 7KHVXEMHFWVLWHLVDYDFDQWSDUFHOZLWKDQXQGHUO\LQJ)/8&&6GHVLJQDWLRQRI+RZHYHUWKHSUHIHUUHG UHFRPPHQGHG )/8&&6GHVLJQDWLRQLV2SHQ/DQG )/8&&6 Naples Self-StorageU.S. Fish and Wildlife Service, National Standards and Support Team,wetlands_team@fws.govWetlandsEstuarine and Marine DeepwaterEstuarine and Marine WetlandFreshwater Emergent WetlandFreshwater Forested/Shrub WetlandFreshwater PondLakeOtherRiverineApril 15, 20190 0.045 0.090.0225 mi00.0750.150.0375 km1:2,873This page was produced by the NWI mapperNational Wetlands Inventory (NWI)This map is for general reference only. The US Fish and Wildlife Service is not responsible for the accuracy or currentness of the base data shown on this map. All wetlands related data should be used in accordance with the layer metadata found on the Wetlands Mapper web site. ,QWHJUDWHG+DELWDW1HWZRUN ,+1 0DS(VUL+(5(*DUPLQ2SHQ6WUHHW0DSFRQWULEXWRUV)ORULGD1DWXUDO$UHDV,QYHQWRU\(VUL+(5(*DUPLQ2SHQ6WUHHW0DSFRQWULEXWRUVDQGWKH*,6$SULO PL NP RI(QYLURQPHQWDO3URWHFWLRQPDNHVQRZDUUDQW\H[SUHVVHGRULPSOLHGRUDVVXPHVDQ\OHJDOOLDELOLW\RUUHVSRQVLELOLW\IRUWKHDFFXUDF\FRPSOHWHQHVVRUXVHIXOQHVVRIDQ\LQIRUPDWLRQDSSDUDWXVSURGXFWRUSURFHVVGLVFORVHGRUUHSUHVHQWVWKDWLWVXVHZRXOGQRWLQIULQJHSULYDWHO\RZQHGULJKWV0DSFUHDWHGE\0DS'LUHFWSRZHUHGE\(65,)XQFWLRQDO:HWODQGV0DS)XQFWLRQDOB:HWODQGV 6RLO0DS²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²)HE7KHRUWKRSKRWRRURWKHUEDVHPDSRQZKLFKWKHVRLOOLQHVZHUHFRPSLOHGDQGGLJLWL]HGSUREDEO\GLIIHUVIURPWKHEDFNJURXQGLPDJHU\GLVSOD\HGRQWKHVHPDSV$VDUHVXOWVRPHPLQRUVKLIWLQJRIPDSXQLWERXQGDULHVPD\EHHYLGHQW6RLO0DS²&ROOLHU&RXQW\$UHD)ORULGD 1DSOHV6HOI6WRUDJH 1DWXUDO5HVRXUFHV&RQVHUYDWLRQ6HUYLFH:HE6RLO6XUYH\1DWLRQDO&RRSHUDWLYH6RLO6XUYH\ 3DJHRI 0DS8QLW/HJHQG 0DS8QLW6\PERO 0DS8QLW1DPH $FUHVLQ$2, 3HUFHQWRI$2, 8UEDQODQGWRSHUFHQW VORSHV 8UEDQODQG+RORSDZ%DVLQJHU FRPSOH[ 8GRUWKHQWVVKDSHG 7RWDOVIRU$UHDRI,QWHUHVW 6RLO0DS²&ROOLHU&RXQW\$UHD)ORULGD 1DSOHV6HOI6WRUDJH 1DWXUDO5HVRXUFHV &RQVHUYDWLRQ6HUYLFH :HE6RLO6XUYH\ 1DWLRQDO&RRSHUDWLYH6RLO6XUYH\ 3DJHRI Pugliese – Land America Storage Facility-Naples April 19, 2019 Ecological Site Assessment JJG&A File 19 – 1451 Page 13 of 18 Assessment Results: Vegetation: The Site is a dry mixed herbaceous and forested parcel that is dominated by an open herbaceous field. The small scattered forested patches are comprised of greater than 70% invasive exotic species including Australian pine (Casuarina equisetifolia), ear leaf acacia (Acacia auriculiformis), Brazilian pepper (Schinus terebinthifolius) and jambolan plum (Sysycgium cumini) trees. In addition to these exotic trees, the site also contains cabbage palms (Sabal palmetto) and oak (Quercus spp.) trees. The understory of the forested pods is primarily un-vegetated due to the dense leaf litter and debris piles. The perimeter of the site also contains Australian pine and Brazilian pepper, with small numbers of vines such as rosary pea (Abrus precatorious), poison ivy (Toxicodendron radicans). The herbaceous field is dominated by small patches of Spanish needles (Bidens pilosa), wild poinsettia (Poinsettia cyanthophora), rough Mexican clover (Richardia scabra), rattlebox (Crotalaria pallida) and (C. spectabilis), rag weed (Ambrosia artemisifolia),rustweed (Polypremum procambens), tickseed (Coreopsis laevenworthii) and torpedo grass (Panicum repens) may also be found along the south west perimeter of the site in a drainage feature. There is a small (~4,800 ft 2) area in the north east corner of the site (see Natural System Map) that appears to have been recently cleared of shrubby vegetation that is slightly lower than the surrounding areas of the site. As a result, it is beginning to grow vegetation that is more tolerant of longer hydroperiods and are often found in wetland areas. This area primarily contains Bahia grass, rustweed, torpedo grass, young sawgrass (Cladium jamaicense), rattlebox, tickseed and rough Mexican clover. Listed flora were not identified on the subject site. Site Photo #1: Typical vegetation conditions on the Land America Storage Facility Site. Soils: The mapped soils for the site consist of Urban land, Udorthents and Urban Land – Holopaw-Basinger Complex soils (see Soil Map). Holopaw and Basinger soils are listed as a hydric (wetland) soil in Collier Pugliese – Land America Storage Facility-Naples April 19, 2019 Ecological Site Assessment JJG&A File 19 – 1451 Page 14 of 18 County. However, due to the past permitted regional and nearfield drainage, site clearing, site filling and other ground disturbing actions, the site has lost primary and secondary hydric indicators in the soil profile. As a result, the wetland characteristics have been lost in the soil on this site. Site Photo #2: Typical soil profile near the center of the Site. In addition, the geomorphic position of this site contributes to its dry condition and lack of hydric indicators. The soil profile showed a fine to medium fine sand with shell fragments and small limestone fragments throughout the upper 6 inches as explored by hand shovel. The shovel excavations could not be conducted to depths greater than 6 inches due to rocks and consolidated materials. The reported depth to restrictive layer is 40 to 80 inches. The reported depth to the water table in an unaltered and undrained condition is between 18 to 36 inches. The water table was not reached in the soil profile excavations and the soil was not saturated in the upper 6 inches of the soil profile during any site assessments (April 2019). Site Photo #3: Typical soil profile in the depressional area. Hydrology: The areas adjacent to this site were developed with a surface water management system of lakes, ditches and canals and these components provide adequate drainage of the region as well as the subject Site. There is also a drainage feature on the western edge of the Pugliese – Land America Storage Facility-Naples April 19, 2019 Ecological Site Assessment JJG&A File 19 – 1451 Page 15 of 18 site along Tamiami Trail that further facilitates drainage from the site into the adjacent canal system. The onsite and regional drainage has resulted in the lowering of the normal water table in the area including the subject Site. Water elevations, in the adjacent canal to the south (see Figure 1), suggest that the water table is more than 36 inches below the soil surface. This condition is further confirmed by the lack of hydric indicators on the site. While the subject site assessment was conducted during the dry season, the lack of the both primary and secondary hydric indicators suggest the site remains relatively dry even during the wet season. Wetland hydrology was not observed on the site and there were no areas of ponded, flooded or even saturated soils observed during the site assessments. Further, no secondary indicators of flooding or ponding were observed during the current site reviews. Wetland characteristics were not confirmed on this site during the April 2019 site assessments. There is a shallow depressional area in the northern corner of the site that appears to have been created as a result of the removal of shrubby vegetation that was previously growing at that location. This area is slightly lower than the adjacent land and as such tends to hold storm water following rain events. The vegetation in this area also suggests a slightly longer hydroperiod than on the remainder of the site. Site Photo #4: Depressional area vegetation. Wildlife, Wetlands and Other Native Communities: As previously stated, the Land America Storage Facility-Naples site has been directly and indirectly affected by drainage, clearing, filling and adjacent developments that this has affected the wildlife values on the site. The site assessments were conducted according to the survey procedures and methods that have been established by the US Fish and Wildlife Service (FWS) and the Florida Fish and Wildlife Commission (FWC) for wildlife surveys on such sites. All survey were conducted by qualified biologists who are Registered Gopher Tortoise Agents with FWC also having extensive experience in wildlife and Pugliese – Land America Storage Facility-Naples April 19, 2019 Ecological Site Assessment JJG&A File 19 – 1451 Page 16 of 18 listed species surveys. No listed fauna were observed on the Site or in directly adjacent areas to the site. The faunal observations were limited to urban song birds such as sparrows and northern mocking birds (Mimus polyglottos), sparrows (Passeridae), adult dragonflies (Odonata), adult Hymenoptera (butterflies) and Formicidae (ants). Density of the exotic dominated shrubby tree pods is sufficient to provide adequate cover for wildlife but no significant site use was observed during the site assessments. The site does not currently support any wetlands or native communities although a small (~4,800 square foot) depressional area in the northeast corner is trending toward wetland characteristics. The scattered native oak trees that are present on the site appear of a size suitable for relocation if preservation at their current location is not possible. Careful consideration of the efficacy for relocation should be conducted when the exotic trees and shrubs surrounding the oak trees are removed. At that time a tree condition report can be prepared for each tree so informed decisions can be made regarding their ultimate disposition on the site. The tree survey shows a total of 12 oak trees ranging in size from 6 to 12 inches DBH. Depending upon condition, the majority of these trees may be suitable for relocation to other areas of the site, if necessary. The tree survey shows a total of 33 palm trees on the site, all of which may be suitable for relocation, if necessary. The remainder of the trees and shrubs on the site are non-native plants, many of which are listed as invasive exotic species that must be removed. No listed fauna were observed on the Site or in directly adjacent areas of the site during the field assessments. Site Photo #5: Typical vegetation in the tree pods. Conclusions: The subject parcel consists of a dry open rangeland with several non-native dominated tree pods scattered throughout the otherwise herbaceous prairie. Wildlife utilization on the site is very poor and no listed species were identified on the parcel or in directly adjacent lands during the field assessments (April 2019). Further, there is no critical type habitat within the subject Site or on directly adjacent parcels. Pugliese – Land America Storage Facility-Naples April 19, 2019 Ecological Site Assessment JJG&A File 19 – 1451 Page 17 of 18 Wetland characteristics are also not present on the site although a small area in the northeastern corner does exhibit conditions that are trending to wetland characteristics. Direct or secondary indicators of wetland hydrology are not present on the site at the present time (April 2019). Some illicit dumping has occurred on the site and remains in the dense exotic dominated shrubby tree pods. Project/Site: Applicant/Owner:State:Sampling Point: Investigator(s): Subregion (LRR or MLRA):Lat:Long: Soil Map Unit Name: X Are Vegetation , Soil , or Hydrology Yes X No Are Vegetation , Soil , or Hydrology SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. No X No X X No X Yes X Yes X Yes X No X Iron Deposits (B5) Inundation Visible on Aerial Imagery (B7) Are climatic / hydrologic conditions on the site typical for this time of year?Yes Water-Stained Leaves (B9) Surface Soil Cracks (B6) Sparsely Vegetated Concave Surface (B8) Drainage Patterns (B10) Moss Trim Lines (B16) Dry-Season Water Table (C2) Crayfish Burrows (C8) Saturation Visible on Aerial Imagery (C9) Geomorphic Position (D2) Shallow Aquitard (D3) FAC-Neutral Test (D5) Sphagnum Moss (D8) (LRR T,U) Aquatic Fauna (B13) Marl Deposits (B15) (LRR U) Hydrogen Sulfide Odor (C1) Oxidized Rhizospheres on Living Roots (C3) Presence of Reduced Iron (C4) Recent Iron Reduction in Tilled Soils (C6) Thin Muck Surface (C7) Other (Explain in Remarks) Saturation (A3) Water Marks (B1) LRR U, MLRA 156A Datum:26.105699 NWI classification:Urban Land Holopaw-Basinger Sampling Date:Naples/Collier FLPugliese Land America Storage Facility City/County: Slope (%): None A-2 none Primary Indicators (minimum of one is required; check all that apply) WETLAND DETERMINATION DATA FORM – Atlantic and Gulf Coastal Plain Region 4/19/19 -81.745411 No 20/50S/26E The site has been cleared and filled with a mixture of sandy substrate with shell fragments and small limestone inclusions. HYDROLOGY WGS-84 Is the Sampled Area within a Wetland?Yes (If no, explain in Remarks.) significantly disturbed? naturally problematic? Terrace Yes Landform (hillside, terrace, etc.): Section, Township, Range:JJG, AJG Saturation Present?Yes Remarks: Soil pits were dry to the extent of the shovel excavation (~6 inches) where shovel refusal occurred. Large to medium sized rocks and limestone fragments would not allow deeper excavations with a shovel. Water in the adjacent canal (see aerial) was more than 3 feet below the soil surface. A shallow ditch on the south side of the site along Tamiami Trail was dry during the site assessment (April 2019) and did not contain hydrological indicators. Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Field Observations: Water Table Present?No No Depth (inches): Depth (inches): Depth (inches): No (includes capillary fringe) Surface Water Present? Wetland Hydrology Present? (If needed, explain any answers in Remarks.) No 0Local relief (concave, convex, none): Wetland Hydrology Present? Surface Water (A1) High Water Table (A2) Yes Hydrophytic Vegetation Present? Hydric Soil Present? Yes Secondary Indicators (minimum of two required)Wetland Hydrology Indicators: Drift Deposits (B3) Algal Mat or Crust (B4) Sediment Deposits (B2) Are “Normal Circumstances” present? Remarks: US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region – Version 2.0 Page 18... Sampling Point: (Plot size: 1. 2. 3. 4. 5. 6.(A/B) 7. 8. x 1 = 50% of total cover:20% of total cover:x 2 = Sapling/Shrub Stratum (Plot size:x 3 = 1.x 4 = 2.x 5 = 3.Column Totals:(B) 4. 5. 6. 7. 8. 50% of total cover:20% of total cover: Herb Stratum (Plot size: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 50% of total cover:20% of total cover: Woody Vine Stratum (Plot size: 1. 2. 3. 4. 5. 50% of total cover:20% of total cover:X Polypremum procumbens FACU ) 120 )Tree Stratum Syzygium cumini Ficus aurea Quercus Quercus laurifolia Percent of Dominant Species That Are OBL, FACW, or FAC: Total % Cover of: Prevalence Index worksheet: 10 30 30 Dominant Species? 385 45 90 0 5 (A) Prevalence Index = B/A = 30 Multiply by: 10 4.28 UPL species ) =Total Cover 1 - Rapid Test for Hydrophytic Vegetation Problematic Hydrophytic Vegetation1 (Explain) FAC 2 - Dominance Test is >50% No No FAC UPL 225 6 UPL A-2 0 3 FACU species Total Number of Dominant Species Across All Strata: Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: Yes (B) Indicator Status 5 VEGETATION (Four Strata)– Use scientific names of plants. OBL species FACW species FAC species 0.0% (A) 5 Coreopsis leavenworthii Richardia scabra 5 Crotalaria pallida Bidens pilosa Yes Absolute % Cover 5 ) 20 Hydrophytic Vegetation Indicators: Sapling/Shrub – Woody plants, excluding vines, less than 3 in. DBH and greater than 3.28 ft (1 m) tall. No UPL Herb – All herbaceous (non-woody) plants, regardless of size, and woody plants less than 3.28 ft tall. FACU FACU =Total Cover Definitions of Four Vegetation Strata: Tree – Woody plants, excluding vines, 3 in. (7.6 cm) or more in diameter at breast height (DBH), regardless of height. No No Yes No FACW 15 5 20 5 20 Ambrosia artemisiifolia 1230 =Total Cover Remarks: (If observed, list morphological adaptations below.) Hydrophytic Vegetation Present?Yes No 3 - Prevalence Index is ≤3.01 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Woody Vine – All woody vines greater than 3.28 ft in height. 0 =Total Cover 60 30 US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region – Version 2.0 Sandy Mucky Mineral (S1) (LRR O, S) Reduced Vertic (F18) (MLRA 150A, 150B) Depth (inches):X This data form is revised from Atlantic and Gulf Coastal Plain Regional Supplement Version 2.0 to include the NRCS Field Indicators of Hydric Soils, Version 8.0, 2016. Shovel refusial did not allow for excavation below 6 inches. Soil contain large lime stone fragments and shell fragments. (LRR S, T, U) (MLRA 138, 152A in FL, 154) Piedmont Floodplain Soils (F19) (MLRA 149A) (outside MLRA 138, 152A in FL, 154) (MLRA 153B, 153D) Other (Explain in Remarks) Anomalous Bright Floodplain Soils (F20) Very Shallow Dark Surface (F22) wetland hydrology must be present, unless disturbed or problematic. Redox Dark Surface (F6) Loamy Mucky Mineral (F1) (LRR O) Depleted Matrix (F3) (outside MLRA 150A) Coast Prairie Redox (A16)Black Histic (A3) Sandy Redox (S5) Stripped Matrix (S6) Remarks: Coast Prairie Redox (A16) (MLRA 150A) Sandy Gleyed Matrix (S4) SOIL Sampling Point: Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.)Indicators for Problematic Hydric Soils3: 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, MS=Masked Sand Grains.2Location: PL=Pore Lining, M=Matrix. 1 cm Muck (A9) (LRR O) 2 cm Muck (A10) (LRR S) Reduced Vertic (F18) NoYes Hydrogen Sulfide (A4) Stratified Layers (A5) Organic Bodies (A6) (LRR, P, T, U) 5 cm Mucky Mineral (A7) (LRR P, T, U) Muck Presence (A8) (LRR U) 1 cm Muck (A9) (LRR P, T) A-2 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) (inches)Color (moist) 0-6 Loc2 Texture Remarks SandyMS % Histosol (A1) Barrier Islands Low Chroma Matrix (TS7) Depleted Below Dark Surface (A11) Thin Dark Surface (S9) (LRR S, T, U) Histic Epipedon (A2) % Matrix 10YR 8/1 Color (moist)Type1 Redox FeaturesDepth Loamy Gleyed Matrix (F2) M109010YR 6/1 Masked sand grains < 25% Restrictive Layer (if observed): Type: (outside MLRA 150A, 150B) Piedmont Floodplain Soils (F19) (LRR P, T) Very Shallow Dark Surface (F22) Anomalous Bright Floodplain Soils (F20) 3Indicators of hydrophytic vegetation and Hydric Soil Present?6 (MLRA 149A, 153C, 153D) Marl (F10) (LRR U) Depleted Ochric (F11) (MLRA 151) (MLRA 153B) Red Parent Material (F21) Redox Depressions (F8) Umbric Surface (F13) (LRR P, T, U) Thick Dark Surface (A12) Iron-Manganese Masses (F12) (LRR O, P, T) Barrier Islands 1 cm Muck (S12) (MLRA 153B, 153D) Depleted Dark Surface (F7) Delta Ochric (F17) (MLRA 151) Dark Surface (S7) (LRR P, S, T, U) Polyvalue Below Surface (S8) Rocks and limestone fragments US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region – Version 2.0 Project/Site: Applicant/Owner:State:Sampling Point: Investigator(s): Subregion (LRR or MLRA):Lat:Long: Soil Map Unit Name: X Are Vegetation , Soil , or Hydrology Yes X No Are Vegetation , Soil , or Hydrology SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. No X No X X No X X Yes X Yes X Yes X No XWetland Hydrology Present? (If needed, explain any answers in Remarks.) No 0Local relief (concave, convex, none): Wetland Hydrology Present? Surface Water (A1) High Water Table (A2) Yes Hydrophytic Vegetation Present? Hydric Soil Present? Yes Secondary Indicators (minimum of two required)Wetland Hydrology Indicators: Drift Deposits (B3) Algal Mat or Crust (B4) Sediment Deposits (B2) Are “Normal Circumstances” present? Remarks: Soil pits were dry to the extent of the shovel excavation (~6 inches) where shovel refusal occurred. Large to medium sized rocks and limestone fragments would not allow deeper excavations with a shovel. Water in the adjacent canal (see aerial) was more than 3 feet below the soil surface. A shallow ditch on the south side of the site along Tamiami Trail was dry during the site assessment (April 2019) and did not contain hydrological indicators. Saturation Present?Yes Remarks: Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Field Observations: Water Table Present?No No Depth (inches): Depth (inches): Depth (inches): No (includes capillary fringe) Surface Water Present? WETLAND DETERMINATION DATA FORM – Atlantic and Gulf Coastal Plain Region 4/19/19 -81.745441 No 20/50S/26E The site has been cleared and filled with a mixture of sandy substrate with shell fragments and small limestone inclusions. HYDROLOGY WGS-84 Is the Sampled Area within a Wetland?Yes (If no, explain in Remarks.) significantly disturbed? naturally problematic? Terrace Yes Landform (hillside, terrace, etc.): Section, Township, Range:JJG, AJG Saturation (A3) Water Marks (B1) LRR U, MLRA 156A Datum:26.105967 NWI classification:Urban Land Holopaw-Basinger Sampling Date:Naples/Collier FLPugliese Land America Storage Facility City/County: Slope (%): None A-1 none Primary Indicators (minimum of one is required; check all that apply) Iron Deposits (B5) Inundation Visible on Aerial Imagery (B7) Are climatic / hydrologic conditions on the site typical for this time of year?Yes Water-Stained Leaves (B9) Surface Soil Cracks (B6) Sparsely Vegetated Concave Surface (B8) Drainage Patterns (B10) Moss Trim Lines (B16) Dry-Season Water Table (C2) Crayfish Burrows (C8) Saturation Visible on Aerial Imagery (C9) Geomorphic Position (D2) Shallow Aquitard (D3) FAC-Neutral Test (D5) Sphagnum Moss (D8) (LRR T,U) Aquatic Fauna (B13) Marl Deposits (B15) (LRR U) Hydrogen Sulfide Odor (C1) Oxidized Rhizospheres on Living Roots (C3) Presence of Reduced Iron (C4) Recent Iron Reduction in Tilled Soils (C6) Thin Muck Surface (C7) Other (Explain in Remarks) US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region – Version 2.0 Sampling Point: (Plot size: 1. 2. 3. 4. 5. 6.(A/B) 7. 8. x 1 = 50% of total cover:20% of total cover:x 2 = Sapling/Shrub Stratum (Plot size:x 3 = 1.x 4 = 2.x 5 = 3.Column Totals:(B) 4. 5. 6. 7. 8. 50% of total cover:20% of total cover: Herb Stratum (Plot size: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 50% of total cover:20% of total cover: Woody Vine Stratum (Plot size: 1. 2. 3. 4. 5. 50% of total cover:20% of total cover:X 3 - Prevalence Index is ≤3.01 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Woody Vine – All woody vines greater than 3.28 ft in height. 0 =Total Cover 60 30 1230 =Total Cover Remarks: (If observed, list morphological adaptations below.) Hydrophytic Vegetation Present?Yes No FACW 15 5 20 5 20 Ambrosia artemisiifolia Hydrophytic Vegetation Indicators: Sapling/Shrub – Woody plants, excluding vines, less than 3 in. DBH and greater than 3.28 ft (1 m) tall. No UPL Herb – All herbaceous (non-woody) plants, regardless of size, and woody plants less than 3.28 ft tall. FACU FACU =Total Cover Definitions of Four Vegetation Strata: Tree – Woody plants, excluding vines, 3 in. (7.6 cm) or more in diameter at breast height (DBH), regardless of height. No No Yes No Absolute % Cover 5 ) 20 5 Coreopsis leavenworthii Richardia scabra 5 Crotalaria pallida Bidens pilosa Yes A-1 0 3 FACU species Total Number of Dominant Species Across All Strata: Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: Yes (B) Indicator Status 5 VEGETATION (Four Strata)– Use scientific names of plants. OBL species FACW species FAC species 0.0% (A)No No FAC FAC 200 6 UPL 375 40 90 0 5 (A) Prevalence Index = B/A = 30 Multiply by: 10 4.17 UPL species ) =Total Cover 1 - Rapid Test for Hydrophytic Vegetation Problematic Hydrophytic Vegetation1 (Explain) FAC 2 - Dominance Test is >50% Percent of Dominant Species That Are OBL, FACW, or FAC: Total % Cover of: Prevalence Index worksheet: 15 30 45 Dominant Species? 120 )Tree Stratum Sabal palmetto Ficus aurea Syzygium cumini Polypremum procumbens FACU ) US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region – Version 2.0 Sandy Mucky Mineral (S1) (LRR O, S) Reduced Vertic (F18) (MLRA 150A, 150B) Depth (inches):X Iron-Manganese Masses (F12) (LRR O, P, T) Barrier Islands 1 cm Muck (S12) (MLRA 153B, 153D) Depleted Dark Surface (F7) Delta Ochric (F17) (MLRA 151) Dark Surface (S7) (LRR P, S, T, U) Polyvalue Below Surface (S8) Rocks and limestone fragments Sandy bodies within Martix Masked sand grains < 25% Restrictive Layer (if observed): Type: (outside MLRA 150A, 150B) Piedmont Floodplain Soils (F19) (LRR P, T) Very Shallow Dark Surface (F22) Anomalous Bright Floodplain Soils (F20) 3Indicators of hydrophytic vegetation and Hydric Soil Present?6 (MLRA 149A, 153C, 153D) Marl (F10) (LRR U) Depleted Ochric (F11) (MLRA 151) (MLRA 153B) Red Parent Material (F21) Redox Depressions (F8) Umbric Surface (F13) (LRR P, T, U) Thick Dark Surface (A12) M590 10YR 6/2 2.5YR 5/4 Histosol (A1) Barrier Islands Low Chroma Matrix (TS7) Depleted Below Dark Surface (A11) MS Thin Dark Surface (S9) (LRR S, T, U) Histic Epipedon (A2) % Matrix 10YR 8/1 Color (moist)Type1 Redox FeaturesDepth Loamy Gleyed Matrix (F2) 5 Loc2 Texture Remarks SandyMS % M (inches)Color (moist) 5 0-6 SOIL Sampling Point: Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.)Indicators for Problematic Hydric Soils3: 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, MS=Masked Sand Grains.2Location: PL=Pore Lining, M=Matrix. 1 cm Muck (A9) (LRR O) 2 cm Muck (A10) (LRR S) Reduced Vertic (F18) NoYes Hydrogen Sulfide (A4) Stratified Layers (A5) Organic Bodies (A6) (LRR, P, T, U) 5 cm Mucky Mineral (A7) (LRR P, T, U) Muck Presence (A8) (LRR U) 1 cm Muck (A9) (LRR P, T) A-1 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) (LRR S, T, U) (MLRA 138, 152A in FL, 154) Piedmont Floodplain Soils (F19) (MLRA 149A) (outside MLRA 138, 152A in FL, 154) (MLRA 153B, 153D) Other (Explain in Remarks) Anomalous Bright Floodplain Soils (F20) Very Shallow Dark Surface (F22) wetland hydrology must be present, unless disturbed or problematic. Redox Dark Surface (F6) Loamy Mucky Mineral (F1) (LRR O) Depleted Matrix (F3) (outside MLRA 150A) Coast Prairie Redox (A16)Black Histic (A3) Sandy Redox (S5) Stripped Matrix (S6) Remarks: This data form is revised from Atlantic and Gulf Coastal Plain Regional Supplement Version 2.0 to include the NRCS Field Indicators of Hydric Soils, Version 8.0, 2016. Shovel refusial did not allow for excavation below 6 inches. Soil contain large lime stone fragments and shell fragments. 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J. Goldasic h a nd Ass ociates, Incorporate d Ecological ServicesNatural System Analysis (561) 883-9555jjg@jjgoldasich.com 0 50 100 150 20025 Feet Initial Date: 04/13/2019 Revise d: 04/19/20 19 Site Specific FLUCCS Map Tamiami Trail Naples, Collier County, Florida ACOEData Pointsand FLUCCS © All Rights Reserved, J.J. Goldasich and Associates, Inc., 1994-2009 Land America Storage Facility Legend !A ACOE Data Point Herbaceous Prairie (~2.2 acres) Roadway Tree Cluster (See Tree Survey) Drainage Feature (~5,100 sq. ft.) Depressional Area (~4,800 sq. ft.)Document Path: F:\My Documents\Puglise\Collier County\2018 Aerial with Site FLUCCS Nat System Map with ACOE Data Points.mxd Regulatory review /a Endangered species /a Species determinations Birds Species determinations >ŝƐƚĞĚƐƉĞĐŝĞƐƚŚĂƚŵĂLJŽĐĐƵƌŝŶƚŚĞǀŝĐŝŶŝƚLJŽĨƚŚĞƉƌŽũĞĐƚĂƌĞƐŚŽǁŶďĞůŽǁ͗ Mammals Florida Bonneted Bat Eumops Öoridanus Florida Panther Puma (=Felis) concolor coryi Puma (=mountain Lion) Puma (=Felis) concolor (all subsp. except coryi) West Indian Manatee Trichechus manatus Cape Sable Seaside Sparrow Ammodramus maritimus mirabilis Everglade Snail Kite Rostrhamus sociabilis plumbeus U.S. Fish & Wildlife ServiceIPaC %&4*(/1&3.*5#6*-%."*/5"*/ 4FBHSBTTUP4BXHSBTT Reptiles Florida Grasshopper Sparrow Ammodramus savannarum Öoridanus Florida Scrub-jay Aphelocoma coerulescens Ivory-billed Woodpecker Campephilus principalis Kirtland's Warbler Setophaga kirtlandii (= Dendroica kirtlandii) Piping Plover Charadrius melodus Red Knot Calidris canutus rufa Red-cockaded Woodpecker Picoides borealis Wood Stork Mycteria americana American Alligator Alligator mississippiensis American Crocodile Crocodylus acutus Eastern Indigo Snake Drymarchon corais couperi Loggerhead Sea Turtle %&4*(/1&3.*5#6*-%."*/5"*/ 4FBHSBTTUP4BXHSBTT Caretta caretta Fishes Insects Flowering Plants Critical habitats THERE ARE NO CRITICAL HABITATS AT THIS LOCATION. 1. Species listed under the Endangered Species Act are threatened or endangered; IPaC also shows species that are candidates, or proposed, for listing. See the listing status page for more information. Atlantic Sturgeon (gulf Subspecies) Acipenser oxyrinchus (=oxyrhynchus) desotoi Bartram's Hairstreak ButterÖy Strymon acis bartrami Florida Leafwing ButterÖy Anaea troglodyta Öoridalis Miami Blue ButterÖy Cyclargus (=Hemiargus) thomasi bethunebakeri Florida Prairie-clover Dalea carthagenensis Öoridana Garber's Spurge Chamaesyce garberi %&4*(/1&3.*5#6*-%."*/5"*/ 4FBHSBTTUP4BXHSBTT PROJECT NO.1ALTA / NSPS LAND TITLE SURVEYBOUNDARY AND TOPOGRAPHIC SURVEYLAND AMERICA STORAGE FACILITYTAMIAMI TRAIL & VALLEY STREAM DRIVESECTION 19, TOWNSHIP 50 SOUTH, RANGE 26 EASTNAPLES, COLLIER COUNTY, FLORIDACOLLIER COUNTY FLORIDALOCATION MAPNOT TO SCALE2COVER SHEETLAND AMERICA STORAGE FACILITYTAMIAMI TRAIL & VALLEY STREAM DRIVENAPLES(PER TITLE COMMITMENT)SURVEYLOCATIONTITLE COMMITMENT:OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANYCOMMITMENT NUMBER: 621937COMMITMENT DATE: JULY 27, 2018 @ 11:00 P.M.SCHEDULE B-II EXCEPTIONS:ITEMS 1 THRU 4 ARE STANDARD EXCEPTIONS - NO COMMENTS5. ALL MATTERS CONTAINED ON THE PLAT OF LELY GOLF ESTATES TRACT MAP, AS RECORDED IN PLATBOOK 8. PAGE 20, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.(ALL MATTERS SHOWN ON RECORDED PLAT THAT AFFECT SUBJECT PARCEL ARE SHOWN ON SURVEY)6. GRANT OF EASEMENT RECORDED IN O. R. BOOK 825, PAGE 481 AND AMENDED GRANTS OF EASEMENTRECORDED IN O. R, BOOK 986, PAGE 1419 AND O. R. BOOK 986, PAGE 1862, PUBLIC RECORDS OF COLLIERCOUNTY, FLORIDA.(AFFECTS SUBJECT PARCEL - SHOWN ON SURVEY)7. EASEMENTS CONTAINED IN THE WARRANTY DEED RECORDED IN O. R. BOOK 1455. PAGE 816, PUBLICRECORDS OF COLLIER COUNTY, FLORIDA.(AFFECTS SUBJECT PARCEL - SHOWN ON SURVEY)8. RESOLUTION BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY RECORDED IN O. R.BOOK 5314, PAGE 776, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.(AFFECTS SUBJECT PARCEL - NOTHING TO PLOT)9. RIGHTS OF THE LESSEES UNDER UNRECORDED LEASES.(NO COMMENT)THAT PORTION OF TRACT M OF LELY GOLF ESTATES, TRACT MAP, AS RECORDED IN PLAT BOOK 8, PAGE 20,OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND MORE PARTICULARLY DESCRIBED ASFOLLOWS:COMMENCING AT THE NORTHEAST CORNER OF SAID TRACT M, LELY GOLF ESTATES, AND RUN SOUTH 89DEGREES 32 MINUTES 18 SECONDS WEST ALONG THE NORTH LINE OF SAID TRACT M, FOR A DISTANCE OF457.44 FEET; THENCE SOUTH 28 DEGREES 33 MINUTES 33 SECONDS WEST 527.00 FEET TO A POINT OFCURVATURE OF A CURVE CONCAVED TO THE NORTHWEST; THENCE ALONG THE ARC OF SAID CURVE HAVINGA RADIUS OF 970.00 FEET, A CENTRAL ANGLE OF 19 DEGREES 27 MINUTES 56 SECONDS, A CHORD BEARINGSOUTH 38 DEGREES 17 MINUTES 31 SECONDS WEST A CHORD DISTANCE OF 327.96 FEET, A DISTANCE OF329.54 FEET; THENCE SOUTH 48 DEGREES 01 MINUTES 29 SECONDS WEST 400.00 FEET TO THE POINT OFBEGINNING OF THE HEREIN DESCRIBED PARCEL OF LAND; THENCE SOUTH 41 DEGREES 58 MINUTES 31SECONDS EAST 300.00 FEET; THENCE SOUTH 48 DEGREES 01 MINUTES 29 SECONDS WEST 341.80 FEET TO APOINT LYING ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF U.S. #41, THENCE ALONG THENORTHEASTERLY RIGHT-OF-WAY LINE OF U.S. #41 NORTH 39 DEGREES 06 MINUTES 20 SECONDS WEST361.75 FEET; THENCE LEAVING THE SAID NORTHEASTERLY RIGHT-OF-WAY LINE RUN 166.83 FEET ALONG THEARC OF A CURVE CONCAVED TO THE SOUTHEAST HAVING A RADIUS OF 558.0I FEET AND SUBTENDED BY ACHORD HAVING A BEARING OF NORTH 59 DEGREES 27 MINUTES 36 SECONDS EAST AND A CHORD LENGTHOF 166.20 FEET TO THE POINT OF REVERSE CURVE; THENCE RUN 164.06 FEET ALONG THE ARC OF A CURVECONCAVED TO THE NORTHWEST HAVING A RADIUS OF 470.00 FEET AND SUBTENDED BY A CHORD HAVING ABEARING OF NORTH 58 DEGREES 01 MINUTES 29 SECONDS EAST AND A CHORD LENGTH OF 163.23 FEET TOTHE POINT OF BEGINNING.LEGAL DESCRIPTION:1. THIS IS A BOUNDARY AND TOPOGRAPHIC SURVEY AS DEFINED IN CHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE.SAID SURVEY MEETS THE "STANDARDS OF PRACTICE" FOR SURVEYING AND MAPPING, AS SET FORTH BY THE FLORIDABOARD OF PROFESSIONAL SURVEYORS AND MAPPERS IN CHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE,PURSUANT TO SECTION 472.027, FLORIDA STATUTES.2. THE TOPOGRAPHIC INFORMATION IS BASED UPON A GROUND SURVEY PERFORMED IN DECEMBER 2018. THECONTOUR INTERVAL IS ONE FOOT.3. THE BOUNDARY SURVEY SHOWN HEREON WAS PREPARED UTILIZING THE DESCRIPTION AS SHOWN IN THE TITLECOMMITMENT AS PROVIDED BY THE CLIENT.4. THE COORDINATES AND BEARINGS SHOWN HEREON ARE REFERENCED TO THE NORTH AMERICAN DATUM OF 1983,2011 ADJUSTMENT, FLORIDA STATE PLANE COORDINATE SYSTEM, EAST ZONE. THIS REFERENCE WAS ESTABLISHEDBY USING TOPCON GR5 RECEIVERS WITH THE TRIMBLE VRS NETWORK.5. THE BEARING BASIS SHOWN HEREON REFERS TO THE OBSERVED BEARING OF NORTH 39°04'07" WEST FOR THENORTHEASTERLY RIGHT OF WAY LINE OF U.S. HIGHWAY NO. 41.6. THE ELEVATIONS SHOWN HEREON ARE REFERENCED TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88)AND ARE BASED UPON THE FOLLOWING SOUTH FLORIDA WATER MANAGEMENT DISTRICT PUBLISHED BENCHMARKS:BCB 25: FOUND 3.5" F.D.O.T. BRASS DISK ON TOP OF CONCRETE WALL STAMPED "S.F.W.M.D. BM BCB 25",ELEVATION = 9.245 FEET (NAVD 88)7. THIS SURVEY WAS PERFORMED UTILIZING G.P.S.-R.T.K. PROCEDURES AND TRADITIONAL SURVEY PROCEDURES WITHMULTIPLE MEASUREMENTS, AND HAS A STATISTICAL HORIZONTAL AND VERTICAL POSITIONAL PRECISION LESS THAN0.10 FEET.8. ALL DISTANCES SHOWN HEREON ARE IN U.S. SURVEY FEET AND DECIMALS THEREOF.9. THIS SURVEY IS NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL OF A FLORIDA LICENSED SURVEYOR ANDMAPPER.10. ADDITIONS OR DELETIONS TO THIS SURVEY MAP OR REPORT BY OTHER THAN THE SIGNING PARTY OR PARTIES ISPROHIBITED WITHOUT THE WRITTEN CONSENT OF THE SIGNING PARTY OR PARTIES.11. TABLE "A" ITEM 2: THERE ARE NO ADDRESSES ASSIGNED TO THE PARCEL AT TIME OF SURVEY.12. TABLE "A" ITEM 3: THE LANDS BOUND BY THIS SURVEY ARE LOCATED WITHIN AN AREA HAVING A FLOOD ZONEDESIGNATION "AE" (SPECIAL FLOOD HAZARD AREA SUBJECT TO INUNDATION BY THE 1% ANNUAL CHANCE FLOOD) BYTHE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) ON FLOOD INSURANCE RATE MAP NUMBER 12021C0601H,DATED MAY 16, 2012, WHICH IS THE CURRENT FLOOD INSURANCE RATE MAP FOR THE COMMUNITY THIS PARCEL ISSITUATED IN.13. TABLE "A' ITEM 4: THE GROSS LAND AREA OF THE SURVEYED PARCELS IS 2.52 ACRES, MORE OR LESS.14. TABLE "A" ITEM 6(b): A ZONING REPORT WAS NOT PROVIDED TO SURVEYOR.15. TABLE "A" ITEM 7(a)(b)(1): THERE WERE NO BUILDINGS OBSERVED DURING FIELDWORK.16. TABLE "A" ITEM 8: SUBSTANTIAL FEATURES OBSERVED DURING FIELDWORK ARE SHOWN ON SURVEY.17. TABLE "A' ITEM 9: THERE ARE NO PARKING SPACES LOCATED ON THE SUBJECT PROPERTY.18. TABLE "A" ITEM 13: NAMES OF ADJOINING OWNERS ARE SHOWN ON SURVEY.19. TABLE "A" ITEM 16: THERE IS NO OBSERVABLE EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDINGCONSTRUCTION OR BUILDING ADDITIONS.20. TABLE "A" ITEM 17: THERE IS NO OBSERVABLE EVIDENCE OF CHANGES IN STREET RIGHT OF WAY LINES. THERE IS NOOBSERVABLE EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS.SURVEYOR'S NOTES:INDEX OF SHEETS:SURVEYOR'S CERTIFICATION:SHEET 1 OF 2 COVER SHEETSHEET 2 OF 2 BOUNDARY AND TOPOGRAPHIC SURVEYNOT VALID WITHOUT ALL SHEETS LISTED IN INDEXTO:THE PUGLIESE COMPANYOLD REPUBLIC NATIONAL TITLE INSURANCE COMPANYTHIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITHTHE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED ANDADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 6(b), 7(a)(b)(1), 8, 9, 11, 13, 16, 17, AND 20 OF TABLE ATHEREOF.PURSUANT TO THE ACCURACY STANDARDS AS ADOPTED BY ALTA AND NSPS AND IN EFFECT ON THE DATE OF THISCERTIFICATION, UNDERSIGNED FURTHER CERTIFIES THAT PROPER FIELD PROCEDURES, INSTRUMENTATION ANDADEQUATE SURVEY PERSONNEL WERE EMPLOYED IN ORDER TO ACHIEVE RESULTS COMPARABLE TO THOSE OUTLINED INTHE "MINIMUM ANGLE, DISTANCE AND CLOSURE REQUIREMENTS FOR SURVEY MEASUREMENTS WHICH CONTROL LANDBOUNDARIES FOR ALTA/NSPS LAND TITLE SURVEYS."ALSOI FURTHER CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE BOUNDARY AND TOPOGRAPHIC SURVEYSHOWN HEREON WAS PREPARED IN ACCORDANCE WITH THE "STANDARDS OF PRACTICE" FOR SURVEYING AND MAPPINGIN THE STATE OF FLORIDA AS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL SURVEYORS AND MAPPERS INCHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA STATUTES.RICHARD E. BARNES, JR. DATE OF LAST FIELDWORK FLORIDA SURVEYOR AND MAPPERREGISTRATION No. 5173BOWMAN CONSULTING GROUP, LTD., INC.FLORIDA CERTIFICATE OF AUTHORIZATION NUMBER 8030(LB 8030 = LICENSED BUSINESS NUMBER 8030)DECEMBER 18, 2018SPOT ELEVATIONARC ARC LENGTH OF CURVEBFP BACKFLOW PREVENTER(C) CALCULATED DATACB CHORD BEARING OF CURVECH CHORD DISTANCE OF CURVECM CONCRETE MONUMENTCMP CORRUGATED METAL PIPECRB COMMUNICATIONS RISER BOXCONC. CONCRETEΔ CENTRAL ANGLE OF CURVE(D) DEED DATAE: EASTINGEL. ELEVATIONF.D.O.T. FLORIDA DEPARTMENT OF TRANSPORTATIONID. IDENTIFICATIONINV INVERT(M) MEASURED DATAM.E.S. MITERED END SECTIONMLP METAL LIGHT POLEN: NORTHINGN&D NAIL & DISKNAVD NORTH AMERICAN VERTICAL DATUMO.R.B. OFFICIAL RECORDS BOOK(P) PLAT DATAP.B. PLAT BOOKPG. PAGER RADIUS OF CURVER/W RIGHT OF WAYRCP REINFORCED CONCRETE PIPES.F. SQUARE FEETS.R. STATE ROADTOB TOP OF BANKTYP. TYPICALWM WATER METERWV WATER VALVELEGEND:TREE LEGEND:CONTOUR LINEASPHALT PAVEMENTCONCRETEFOUND IRON ROD OR PIPE WITH IDENTIFICATIONOAK TREE WITH SIZEDENOTES TITLE COMMITMENT EXCEPTION NUMBERUNKNOWN TREE WITH SIZEFOUND 4" x 4" CONCRETE MONUMENT WITH IDENTIFICATIONFOUND NAIL & DISK WITH IDENTIFICATIONSET 5/8" IRON ROD WITH CAP STAMPED "BOWMAN CG LB 8030"OVERHEAD UTILITIESCONCRETE POWER POLESIGNPALM TREE WITH SIZEPINE TREE WITH SIZEWOOD POWER POLEGUY ANCHORLIGHT POLEFIBER OPTIC MARKER POSTGAS MARKER POSTFIBER OPTIC HANDHOLEFRichard Barnes 2018.12.27 06:33:17 -05'00' 22Feet03060SPOT ELEVATIONARC ARC LENGTH OF CURVEBFP BACKFLOW PREVENTER(C) CALCULATED DATACB CHORD BEARING OF CURVECH CHORD DISTANCE OF CURVECM CONCRETE MONUMENTCMP CORRUGATED METAL PIPECRB COMMUNICATIONS RISER BOXCONC. CONCRETEΔ CENTRAL ANGLE OF CURVE(D) DEED DATAE: EASTINGEL. ELEVATIONF.D.O.T. FLORIDA DEPARTMENT OF TRANSPORTATIONID. IDENTIFICATIONINV INVERT(M) MEASURED DATAM.E.S. MITERED END SECTIONMLP METAL LIGHT POLEN: NORTHINGN&D NAIL & DISKNAVD NORTH AMERICAN VERTICAL DATUMO.R.B. OFFICIAL RECORDS BOOK(P) PLAT DATAP.B. PLAT BOOKPG. PAGER RADIUS OF CURVER/W RIGHT OF WAYRCP REINFORCED CONCRETE PIPES.F. SQUARE FEETS.R. STATE ROADTOB TOP OF BANKTYP. TYPICALWM WATER METERWV WATER VALVELEGEND:TREE LEGEND:CONTOUR LINEASPHALT PAVEMENTCONCRETEFOUND IRON ROD OR PIPE WITH IDENTIFICATIONOAK TREE WITH SIZEDENOTES TITLE COMMITMENT EXCEPTION NUMBERUNKNOWN TREE WITH SIZEFOUND 4" x 4" CONCRETE MONUMENT WITH IDENTIFICATIONFOUND NAIL & DISK WITH IDENTIFICATIONSET 5/8" IRON ROD WITH CAP STAMPED "BOWMAN CG LB 8030"OVERHEAD UTILITIESCONCRETE POWER POLESIGNPALM TREE WITH SIZEPINE TREE WITH SIZEWOOD POWER POLEGUY ANCHORLIGHT POLEFIBER OPTIC MARKER POSTGAS MARKER POSTFIBER OPTIC HANDHOLEFPROJECT NO.COLLIER COUNTY FLORIDABOUNDARY AND TOPOGRAPHIC SURVEYLAND AMERICA STORAGE FACILITYTAMIAMI TRAIL & VALLEY STREAM DRIVENAPLES PROJECT NO.1ALTA / NSPS LAND TITLE SURVEYBOUNDARY AND TOPOGRAPHIC SURVEYLAND AMERICA STORAGE FACILITYTAMIAMI TRAIL & VALLEY STREAM DRIVESECTION 19, TOWNSHIP 50 SOUTH, RANGE 26 EASTNAPLES, COLLIER COUNTY, FLORIDACOLLIER COUNTY FLORIDALOCATION MAPNOT TO SCALE2COVER SHEETLAND AMERICA STORAGE FACILITYTAMIAMI TRAIL & VALLEY STREAM DRIVENAPLES(PER TITLE COMMITMENT)SURVEYLOCATIONTITLE COMMITMENT:OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANYCOMMITMENT NUMBER: 621937COMMITMENT DATE: JULY 27, 2018 @ 11:00 P.M.SCHEDULE B-II EXCEPTIONS:ITEMS 1 THRU 4 ARE STANDARD EXCEPTIONS - NO COMMENTS5. ALL MATTERS CONTAINED ON THE PLAT OF LELY GOLF ESTATES TRACT MAP, AS RECORDED IN PLATBOOK 8. PAGE 20, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.(ALL MATTERS SHOWN ON RECORDED PLAT THAT AFFECT SUBJECT PARCEL ARE SHOWN ON SURVEY)6. GRANT OF EASEMENT RECORDED IN O. R. BOOK 825, PAGE 481 AND AMENDED GRANTS OF EASEMENTRECORDED IN O. R, BOOK 986, PAGE 1419 AND O. R. BOOK 986, PAGE 1862, PUBLIC RECORDS OF COLLIERCOUNTY, FLORIDA.(AFFECTS SUBJECT PARCEL - SHOWN ON SURVEY)7. EASEMENTS CONTAINED IN THE WARRANTY DEED RECORDED IN O. R. BOOK 1455. PAGE 816, PUBLICRECORDS OF COLLIER COUNTY, FLORIDA.(AFFECTS SUBJECT PARCEL - SHOWN ON SURVEY)8. RESOLUTION BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY RECORDED IN O. R.BOOK 5314, PAGE 776, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.(AFFECTS SUBJECT PARCEL - NOTHING TO PLOT)9. RIGHTS OF THE LESSEES UNDER UNRECORDED LEASES.(NO COMMENT)THAT PORTION OF TRACT M OF LELY GOLF ESTATES, TRACT MAP, AS RECORDED IN PLAT BOOK 8, PAGE 20,OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND MORE PARTICULARLY DESCRIBED ASFOLLOWS:COMMENCING AT THE NORTHEAST CORNER OF SAID TRACT M, LELY GOLF ESTATES, AND RUN SOUTH 89DEGREES 32 MINUTES 18 SECONDS WEST ALONG THE NORTH LINE OF SAID TRACT M, FOR A DISTANCE OF457.44 FEET; THENCE SOUTH 28 DEGREES 33 MINUTES 33 SECONDS WEST 527.00 FEET TO A POINT OFCURVATURE OF A CURVE CONCAVED TO THE NORTHWEST; THENCE ALONG THE ARC OF SAID CURVE HAVINGA RADIUS OF 970.00 FEET, A CENTRAL ANGLE OF 19 DEGREES 27 MINUTES 56 SECONDS, A CHORD BEARINGSOUTH 38 DEGREES 17 MINUTES 31 SECONDS WEST A CHORD DISTANCE OF 327.96 FEET, A DISTANCE OF329.54 FEET; THENCE SOUTH 48 DEGREES 01 MINUTES 29 SECONDS WEST 400.00 FEET TO THE POINT OFBEGINNING OF THE HEREIN DESCRIBED PARCEL OF LAND; THENCE SOUTH 41 DEGREES 58 MINUTES 31SECONDS EAST 300.00 FEET; THENCE SOUTH 48 DEGREES 01 MINUTES 29 SECONDS WEST 341.80 FEET TO APOINT LYING ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF U.S. #41, THENCE ALONG THENORTHEASTERLY RIGHT-OF-WAY LINE OF U.S. #41 NORTH 39 DEGREES 06 MINUTES 20 SECONDS WEST361.75 FEET; THENCE LEAVING THE SAID NORTHEASTERLY RIGHT-OF-WAY LINE RUN 166.83 FEET ALONG THEARC OF A CURVE CONCAVED TO THE SOUTHEAST HAVING A RADIUS OF 558.0I FEET AND SUBTENDED BY ACHORD HAVING A BEARING OF NORTH 59 DEGREES 27 MINUTES 36 SECONDS EAST AND A CHORD LENGTHOF 166.20 FEET TO THE POINT OF REVERSE CURVE; THENCE RUN 164.06 FEET ALONG THE ARC OF A CURVECONCAVED TO THE NORTHWEST HAVING A RADIUS OF 470.00 FEET AND SUBTENDED BY A CHORD HAVING ABEARING OF NORTH 58 DEGREES 01 MINUTES 29 SECONDS EAST AND A CHORD LENGTH OF 163.23 FEET TOTHE POINT OF BEGINNING.LEGAL DESCRIPTION:1. THIS IS A BOUNDARY AND TOPOGRAPHIC SURVEY AS DEFINED IN CHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE.SAID SURVEY MEETS THE "STANDARDS OF PRACTICE" FOR SURVEYING AND MAPPING, AS SET FORTH BY THE FLORIDABOARD OF PROFESSIONAL SURVEYORS AND MAPPERS IN CHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE,PURSUANT TO SECTION 472.027, FLORIDA STATUTES.2. THE TOPOGRAPHIC INFORMATION IS BASED UPON A GROUND SURVEY PERFORMED IN DECEMBER 2018. THECONTOUR INTERVAL IS ONE FOOT.3. THE BOUNDARY SURVEY SHOWN HEREON WAS PREPARED UTILIZING THE DESCRIPTION AS SHOWN IN THE TITLECOMMITMENT AS PROVIDED BY THE CLIENT.4. THE COORDINATES AND BEARINGS SHOWN HEREON ARE REFERENCED TO THE NORTH AMERICAN DATUM OF 1983,2011 ADJUSTMENT, FLORIDA STATE PLANE COORDINATE SYSTEM, EAST ZONE. THIS REFERENCE WAS ESTABLISHEDBY USING TOPCON GR5 RECEIVERS WITH THE TRIMBLE VRS NETWORK.5. THE BEARING BASIS SHOWN HEREON REFERS TO THE OBSERVED BEARING OF NORTH 39°04'07" WEST FOR THENORTHEASTERLY RIGHT OF WAY LINE OF U.S. HIGHWAY NO. 41.6. THE ELEVATIONS SHOWN HEREON ARE REFERENCED TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88)AND ARE BASED UPON THE FOLLOWING SOUTH FLORIDA WATER MANAGEMENT DISTRICT PUBLISHED BENCHMARKS:BCB 25: FOUND 3.5" F.D.O.T. BRASS DISK ON TOP OF CONCRETE WALL STAMPED "S.F.W.M.D. BM BCB 25",ELEVATION = 9.245 FEET (NAVD 88)7. THIS SURVEY WAS PERFORMED UTILIZING G.P.S.-R.T.K. PROCEDURES AND TRADITIONAL SURVEY PROCEDURES WITHMULTIPLE MEASUREMENTS, AND HAS A STATISTICAL HORIZONTAL AND VERTICAL POSITIONAL PRECISION LESS THAN0.10 FEET.8. ALL DISTANCES SHOWN HEREON ARE IN U.S. SURVEY FEET AND DECIMALS THEREOF.9. THIS SURVEY IS NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL OF A FLORIDA LICENSED SURVEYOR ANDMAPPER.10. ADDITIONS OR DELETIONS TO THIS SURVEY MAP OR REPORT BY OTHER THAN THE SIGNING PARTY OR PARTIES ISPROHIBITED WITHOUT THE WRITTEN CONSENT OF THE SIGNING PARTY OR PARTIES.11. TABLE "A" ITEM 2: THERE ARE NO ADDRESSES ASSIGNED TO THE PARCEL AT TIME OF SURVEY.12. TABLE "A" ITEM 3: THE LANDS BOUND BY THIS SURVEY ARE LOCATED WITHIN AN AREA HAVING A FLOOD ZONEDESIGNATION "AE" (SPECIAL FLOOD HAZARD AREA SUBJECT TO INUNDATION BY THE 1% ANNUAL CHANCE FLOOD) BYTHE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) ON FLOOD INSURANCE RATE MAP NUMBER 12021C0601H,DATED MAY 16, 2012, WHICH IS THE CURRENT FLOOD INSURANCE RATE MAP FOR THE COMMUNITY THIS PARCEL ISSITUATED IN.13. TABLE "A' ITEM 4: THE GROSS LAND AREA OF THE SURVEYED PARCELS IS 2.52 ACRES, MORE OR LESS.14. TABLE "A" ITEM 6(b): A ZONING REPORT WAS NOT PROVIDED TO SURVEYOR.15. TABLE "A" ITEM 7(a)(b)(1): THERE WERE NO BUILDINGS OBSERVED DURING FIELDWORK.16. TABLE "A" ITEM 8: SUBSTANTIAL FEATURES OBSERVED DURING FIELDWORK ARE SHOWN ON SURVEY.17. TABLE "A' ITEM 9: THERE ARE NO PARKING SPACES LOCATED ON THE SUBJECT PROPERTY.18. TABLE "A" ITEM 13: NAMES OF ADJOINING OWNERS ARE SHOWN ON SURVEY.19. TABLE "A" ITEM 16: THERE IS NO OBSERVABLE EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDINGCONSTRUCTION OR BUILDING ADDITIONS.20. TABLE "A" ITEM 17: THERE IS NO OBSERVABLE EVIDENCE OF CHANGES IN STREET RIGHT OF WAY LINES. THERE IS NOOBSERVABLE EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS.SURVEYOR'S NOTES:INDEX OF SHEETS:SURVEYOR'S CERTIFICATION:SHEET 1 OF 2 COVER SHEETSHEET 2 OF 2 BOUNDARY AND TOPOGRAPHIC SURVEYNOT VALID WITHOUT ALL SHEETS LISTED IN INDEXTO:THE PUGLIESE COMPANYOLD REPUBLIC NATIONAL TITLE INSURANCE COMPANYTHIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITHTHE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED ANDADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 6(b), 7(a)(b)(1), 8, 9, 11, 13, 16, 17, AND 20 OF TABLE ATHEREOF.PURSUANT TO THE ACCURACY STANDARDS AS ADOPTED BY ALTA AND NSPS AND IN EFFECT ON THE DATE OF THISCERTIFICATION, UNDERSIGNED FURTHER CERTIFIES THAT PROPER FIELD PROCEDURES, INSTRUMENTATION ANDADEQUATE SURVEY PERSONNEL WERE EMPLOYED IN ORDER TO ACHIEVE RESULTS COMPARABLE TO THOSE OUTLINED INTHE "MINIMUM ANGLE, DISTANCE AND CLOSURE REQUIREMENTS FOR SURVEY MEASUREMENTS WHICH CONTROL LANDBOUNDARIES FOR ALTA/NSPS LAND TITLE SURVEYS."ALSOI FURTHER CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE BOUNDARY AND TOPOGRAPHIC SURVEYSHOWN HEREON WAS PREPARED IN ACCORDANCE WITH THE "STANDARDS OF PRACTICE" FOR SURVEYING AND MAPPINGIN THE STATE OF FLORIDA AS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL SURVEYORS AND MAPPERS INCHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA STATUTES.RICHARD E. BARNES, JR. DATE OF LAST FIELDWORK FLORIDA SURVEYOR AND MAPPERREGISTRATION No. 5173BOWMAN CONSULTING GROUP, LTD., INC.FLORIDA CERTIFICATE OF AUTHORIZATION NUMBER 8030(LB 8030 = LICENSED BUSINESS NUMBER 8030)DECEMBER 18, 2018SPOT ELEVATIONARC ARC LENGTH OF CURVEBFP BACKFLOW PREVENTER(C) CALCULATED DATACB CHORD BEARING OF CURVECH CHORD DISTANCE OF CURVECM CONCRETE MONUMENTCMP CORRUGATED METAL PIPECRB COMMUNICATIONS RISER BOXCONC. CONCRETEΔ CENTRAL ANGLE OF CURVE(D) DEED DATAE: EASTINGEL. ELEVATIONF.D.O.T. FLORIDA DEPARTMENT OF TRANSPORTATIONID. IDENTIFICATIONINV INVERT(M) MEASURED DATAM.E.S. MITERED END SECTIONMLP METAL LIGHT POLEN: NORTHINGN&D NAIL & DISKNAVD NORTH AMERICAN VERTICAL DATUMO.R.B. OFFICIAL RECORDS BOOK(P) PLAT DATAP.B. PLAT BOOKPG. PAGER RADIUS OF CURVER/W RIGHT OF WAYRCP REINFORCED CONCRETE PIPES.F. SQUARE FEETS.R. STATE ROADTOB TOP OF BANKTYP. TYPICALWM WATER METERWV WATER VALVELEGEND:TREE LEGEND:CONTOUR LINEASPHALT PAVEMENTCONCRETEFOUND IRON ROD OR PIPE WITH IDENTIFICATIONOAK TREE WITH SIZEDENOTES TITLE COMMITMENT EXCEPTION NUMBERUNKNOWN TREE WITH SIZEFOUND 4" x 4" CONCRETE MONUMENT WITH IDENTIFICATIONFOUND NAIL & DISK WITH IDENTIFICATIONSET 5/8" IRON ROD WITH CAP STAMPED "BOWMAN CG LB 8030"OVERHEAD UTILITIESCONCRETE POWER POLESIGNPALM TREE WITH SIZEPINE TREE WITH SIZEWOOD POWER POLEGUY ANCHORLIGHT POLEFIBER OPTIC MARKER POSTGAS MARKER POSTFIBER OPTIC HANDHOLEFRichard Barnes 2018.12.27 06:33:17 -05'00' 22Feet03060SPOT ELEVATIONARC ARC LENGTH OF CURVEBFP BACKFLOW PREVENTER(C) CALCULATED DATACB CHORD BEARING OF CURVECH CHORD DISTANCE OF CURVECM CONCRETE MONUMENTCMP CORRUGATED METAL PIPECRB COMMUNICATIONS RISER BOXCONC. CONCRETEΔ CENTRAL ANGLE OF CURVE(D) DEED DATAE: EASTINGEL. ELEVATIONF.D.O.T. FLORIDA DEPARTMENT OF TRANSPORTATIONID. IDENTIFICATIONINV INVERT(M) MEASURED DATAM.E.S. MITERED END SECTIONMLP METAL LIGHT POLEN: NORTHINGN&D NAIL & DISKNAVD NORTH AMERICAN VERTICAL DATUMO.R.B. OFFICIAL RECORDS BOOK(P) PLAT DATAP.B. PLAT BOOKPG. PAGERRADIUS OF CURVER/W RIGHT OF WAYRCP REINFORCED CONCRETE PIPES.F. SQUARE FEETS.R. STATE ROADTOB TOP OF BANKTYP. TYPICALWM WATER METERWV WATER VALVELEGEND:TREE LEGEND:CONTOUR LINEASPHALT PAVEMENTCONCRETEFOUND IRON ROD OR PIPE WITH IDENTIFICATIONOAK TREE WITH SIZEDENOTES TITLE COMMITMENT EXCEPTION NUMBERUNKNOWN TREE WITH SIZEFOUND 4" x 4" CONCRETE MONUMENT WITH IDENTIFICATIONFOUND NAIL & DISK WITH IDENTIFICATIONSET 5/8" IRON ROD WITH CAP STAMPED "BOWMAN CG LB 8030"OVERHEAD UTILITIESCONCRETE POWER POLESIGNPALM TREE WITH SIZEPINE TREE WITH SIZEWOOD POWER POLEGUY ANCHORLIGHT POLEFIBER OPTIC MARKER POSTGAS MARKER POSTFIBER OPTIC HANDHOLEFPROJECT NO.COLLIER COUNTYFLORIDABOUNDARY AND TOPOGRAPHIC SURVEYLAND AMERICA STORAGE FACILITYTAMIAMI TRAIL & VALLEY STREAM DRIVENAPLESALL NATIVE PALM TREES EQUAL TO, OR GREATER THAN 12" DBH ARE ASSUMED TO MEET PRESERVATION REQUIREMENTS. THIS TOTALS 8 TREES. THEREFORE, A TOTAL OF 1 CABBAGE PALM WILL BE REPLACED ONSITE FOR PRESERVATION REQUIREMENTS. THIS TREE WILL BE INSTALLED A MINIMUM OF 30' FROM THE PRINCIPAL STRUCTURE.NATIVE TREE PRESERVATION REQUIREMENTS:PINE TREES = 8" OR GREATERHARDWOOD TREES = 18" OR GREATERPALM TREES = 8' CT STGN POSTTNG TNS'TRUCTIONS (CIIAPTER 8, COLLIER COTJNTY ADMIMSTTATTVE CODE FOR LAND DEVELOPMENI) A zoning sign(s) must be poscd by thc petitiona or thc petitioncr's agort on thc parccl for a minimum of fiffcen ( I 5) calcndar days in advancc of thc first public hcaring and said sign(s) must bc mair aired by th€ pctition€r or thc pctitioncr'8 agcnt though th€ Board of County Conmissioncrs Hearing. Below arE general guidelines for siguq howevcr rh;sc guidelincs should 11ot be construcd to srlpcrsc.de any requirement of the LDC. For spccific sign requirements, please rcfcr io thc Administrative Codc, Chapter t E. l. The sign(s) must be dcctcd in firll view ofthc public, not morc than fiyc (5) fcct firrm th€ n€rest sf€et right-of-way or eascmcnt. 2. Thc siSr(s) must bc sccurEly affixcd by nails, staples, or other mcans to a wood ftamc or to a wood panel snd then fastened sccucly to a po$, or other sfucturc. Thc sign may not bc affix€d to I trcc or othcr foliagc.3 Thc pctition€r or thc pctiliotrcr's agcnt must maintain thc sign(s) in placc, and rcadablc condition until thc rcquost€d action has becn hcard and a final d€cision rErdsrEd. If thc sign(s) is dc*oyd losl, or rcndcred unrcadablc, thc paitioncr or th€ petitioner's agent must r€plac€ the sign(s STATE OF FLORIDA COIJNTY OF COLLIER BEFoRE THE UNDERSIGNED AUTHoRITY, pERsoNArr-y ApPEARTD Patrick venasse wHo ON OATH SAYS THAT HE:/SHE }IAS POSTED PROPER NOTICE AS REQ1JIRED BY SECTION IO.O3.OO OF THE COLLIER COI]NTY LAND DEVE-OPMENT CODE ON THE PARCEL COVERED IN PETMON NUMBER P1201 S0000583 6610 Wllow Park Drive, Suite 2m ICNATURE APPLICANT OR AGENT STREET OR P.O. BOX Palrick Vena$e Naples, FL 34'109 NAME (TYPED OR PRINIED) # CITY, STATE ZIP NOTE:AMER TEE SIGN IIAS BEEN FOSTED, TEIS AII'IDAVIT OF POSTING NOTICE SEOULI' BE RETURNED NO LAIER TEAN TEN (10) WORKINC DAYS BEFORE TEE I'IRST IIEARING DATE TO TEE ASSIGNED PI.ANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FIORIDA COLTNTY OF COLLIER The foregoing iostrument was swom to aud subscribed bcforr mc and who did,/did not takc an oalh day of , 20,2[ by ;ffiffir: My Commission Exptes: \ (Stamp with serial number) Rsv. 3/4,/201 5 Printed Name of Notar) Public I .(l 'ir noSS<pef,sonally hown to me or who produced_as idcntification Sis;atu.e ofiot"tTib { },rEt ,r'.tg';r!!li,,il alu(.)-l.-o - r"5]\J?1 -I Iq,U,=r- ctr -b c, rI -,II.ltr, -ho CJ CE c, .I ctt t o C\ C\ tEI G IJ IJJ lJ- la(J O. 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I ) Jtt)rr]r.! ._/ l i I 17.E.8 Packet Pg. 1710 Attachment: Revised Public Hearing Signs BCC 3-24-20 - Attachment E.1 (11202 : Land America (CU)) ;1r.,! s! tY)$I(\ ui,(\t I(rl (utN c\I th \f,E Cf) S -.tE\ +.qco9EF$izl-o-i B:Eo1- >'Ft-Cfi,)c,.\ LdE l- b,oa'=(U ouJo6v O)N$ C'} I eNeN \+N -rL CJE =c) (,'a I o(\I €N \ (E' E -JEEIJt& a) C) A.c) C) AD(o Lr,o C)oOo) tr--O c\J toz Co a-*)'Foo- a-hL ci el € aEE\ a lE €er d; .I tlr, IE TT -L E' CJ \ fb -Lt-U. ;t-r,o -bb,-F rtr (, TI L c, -Fa E [q 7 7 --4tl L:! t-'1 r -] L lI;-,,Tr i ' I CI I , r/g .EJ f I j J I ! - 17.E.8 Packet Pg. 1711 Attachment: Revised Public Hearing Signs BCC 3-24-20 - Attachment E.1 (11202 : Land America (CU)) H*FLX*W*.€$X{ . W!*..tgSlrAY. 54ARCU d, ?o30 * ESS xaTHE Sr-?U{g.t{ HE**lr*S tktc h htrebv given that a public hearing wifl Ue held bvthe Collier County Board oT County Commissioners on Miir*h 34 2020, in the Bosrdof County Commissioners Meeting ftoom, Thlrd Floor, Collier Gowmment Center,}Xl$ East Tamiami Trail, N**p{e: FL. the Board of C6untv Commissionen (BCQ will <ori-tidtr, the enactrnent cf a County Resolution. The mest-ing will commence at 9:00A"M. The title of the pro- posed Resolution is as folloirys: A ftESOLUT|ON OF THT BOAED OF ZONING APPE,ALSsr qsLuEB {CIuNTY.' Fr*Rt-SA €NOUDING HR THE E} ?*SiJ5T{MEHT OF A €GitPI. T}Of{AL UsE TO ATLOW EI+. A copy of thc proposed Res+ lution is on file with the Clerk ta.the Board and is available far' impection. All interestedpartis{ are invited to attend and be heard. NOTE; All persons wishing to tpeak on any agenda item must register with the County manager prior to presentation of the agenda item to be ad-drssed. lndividual sneakerswill be limited to 3 minutes on any item. The selection of any individual to speak on be-haH of an orgahization orgroup ir encouraged. lf rec- ognieed by the Chairman, a spokerperson for a group or organization may be allottedl0 minutes to ipeak on an it*rn. {L{}s€D,SEtFsTAE*GE Y1{**H0UsrNGr WTHIN A G*HERAL COMMERCIAL (C4} ZSff}IG DISTRICT ruRSUA!{T TO SECTION 2.03.03.D.1,c*I4Of THE COLIIER COUf.ITY I-4ND DEVELOPMENT CODE FO8 A 25,2#. ACRE PRQPER. TY LSCAffiB.OII T}IE SOLIT}T. EAST CORNER OF VA&LFY STREAM DRIVE A,ND TAMIAMI TRAIL E., IN SECTION 19, TGlfr/l\lSHlP 50 SOUTH, BAfIGEis EA$T. C$*llg* :*&U*?Y, FLOfltDA. [PU0rruSs63l Perrons wishing to have writ-t*n or graphic materials in- cluded in the Board agendapxkets must submit sait ma- terial a minimum of 3 week prior to the respective public hearing. ln any case, written materials intended to be con- sidered by the Board shall be submitted to the appropriate Cour*y staff a minimum of seven days prior to the public hearing. All materials used inpresentations before the Board will become a oerma- nent part of the record.' Any Frson who decides toapp*al any decision of the Baard will neld a record ofthe proceedinqs Dertaininothereio and tFerefore, ma-v need to ensure that a'veiUi'- tim re<ord of the Droceedinos is made, which recbrd includ6tthe testimony and evidenceypon which the appeal is bss6d" lf you are a pemon with a dis: ability who needs any accoryF modation in order t6 partici. pate in this proceeUing, ydu are entitled, at no cofi fo vou.to the provision of cerlairi as.ristance. Please contact the Collier County Facilities Man- agernent Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, {239} 252-8380, at least two days prior to the meeting. 45- sisted listeninq devices for thehearinq imoa'ired are availa-ble in- the ' Board of County {crnmirsioners Office. BOAftD OF COUNTY COMMIS- Srsf*tfir CSLIIER COUNTY, FLORIDA EURT L. sAUNDERs, CHAIR. MAN CRSTAL K- KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: Ann Jennejohn Deputy Clerk (SEAL) Pub Date: March 4, 2020 *4078S69 17.E.9 Packet Pg. 1712 Attachment: Legal Ad - Agenda ID 11202 (11202 : Land America (CU))