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Agenda 10/13/2020 Item # 9D (Ordinance - Hammock Park MUPUD)9.D 10/13/2020 EXECUTIVE SUMMARY Recommendation to approve an Ordinance amending Ordinance 89-05, as amended, the Collier County Growth Management Plan, specifically amending the Future Land Use Element to amend the Urban Mixed Use Activity Center #7 to allow up to 265 multi -family residential rental dwelling units in the Hammock Park Mixed -Use Planned Unit Development in addition to commercial development, and furthermore directing transmittal of the adoption amendment to the Florida Department of Economic Opportunity. The subject property is located at the northeast corner of Rattlesnake Hammock Road and Collier Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of 19.13f acres. (Adoption Hearing) [PL20180002804] (This is a companion to Agenda Item 9.E.) OBJECTIVE: To approve (adopt) the amendment to the Future Land Use Element's (FLUE) Urban Mixed Use Activity Center #7 to allow up to 265 multi -family residential rental dwelling units in the Hammock Park Mixed -Use Planned Unit Development (MPUD). CONSIDERATIONS: • Chapter 163, F.S., provides for an amendment process for a local government's adopted Comprehensive Plan. • Collier County Resolution No. 12-234 provides for a public petition process to amend the GMP. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Transmittal hearing for the 2018 Cycle 3 petition on October 31, 2019 (one petition only, PL20180002804/CP-2018-08). • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Adoption hearing for the 2018 Cycle 3 petition on August 6, 2020 (with a companion, PL20180002813). • This Adoption hearing for the 2018 Cycle 3 considers an amendment to the Future Land Use Element (FLUE). The GMP amendment requested is specific to the Hammock Park Commerce Centre CPUD in the Mixed - Use Activity Center Subdistrict (#7) / Urban Residential Fringe Subdistrict, approximately 19.13 acres, and is located in the northeast quadrant of Collier Boulevard (CR 951) and Rattlesnake -Hammock Road (CR 864) in Section 14, Township 50 South, Range 26 East (Royal Fakapalm Planning Community). The Hammock Park Commerce Centre CPUD is already approved for 160,000 sq. ft. of office and retail commercial uses and is undeveloped. This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically amending the Future Land Use Element (FLUE) by adding text to the Mixed -Use Activity Center Subdistrict #7 to allow up to 265 multi -family (apartment) rental dwelling units in the Hammock Park Commerce Centre CPUD for a gross density of 13.85 DU/A. In the proposed amendment, Hammock Park Commerce Centre CPUD would be changed to Hammock Park MPUD to reflect a proposed change to that PUD. No new map is proposed for this amendment. The proposed amended Subdistrict text, as recommended by the Collier County Planning Commission (CCPC), is depicted in Ordinance Exhibit "A." Based on the review of this large-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions. Packet Pg. 184 9.D 10/13/2020 • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. • No net increase in the number of vehicular trips is proposed. • There are no utility -related concerns as a result of this petition. • There are no concerns for impacts upon other public infrastructure. • Adding the residential density of 13.85 DU/A is generally compatible with surrounding development, most of which is commercial, based upon the high-level review for GMP amendments. • The proposed changes to the Mixed -Use Activity Center #7 are consistent with the purpose of the FLUE's Mixed -Use Activity Center Subdistrict, including mixed -use, high density, location at a major intersection, proximity to residential development. The data and analysis provided for the amendment generally support the proposed changes to the FLUE. The complete staff analysis of this petition is provided in the CCPC Staff Report. This GMP amendment follows the Expedited State Review process. Chapter 163.3184 (3)(c)l, Florida Statutes, provides that the County Board (local governing body) shall hold its Adoption (second public) hearing within 180 days after receipt of agency comments unless extended by agreement with notice to the DEO (state land planning agency) and any affected person that provided comments on the amendment. This notification, review, and comment process period is approximately 7.5 months (225 days) from the time the County Board holds its Transmittal (initial public) hearing.] Mr. D. Ray Eubanks, of the Department of Economic Opportunity, granted an extension to Collier County for this project in a letter dated March 26, 2020. The new extended adoption date is November 27, 2020 (the extension letter is included in the State communications). Staff received review correspondence from the following state agencies: • Florida Department of Economic Opportunity - no comment; • South Florida Water Management District - no comments; • Florida Department of Transportation, District One - No significant adverse impacts on Transportation resources or facilities of State importance; • Florida Department of Environmental Protection - if adopted, the Department found no provision that would result in adverse impacts to important state resources; • Florida Fish & Wildlife Conservation Commission - no comments, recommendations, or objections. FISCAL IMPACT: No fiscal impacts to Collier County result from this amendment, as this approval is for the Transmittal of this proposed amendment. Petition fees account for staff review time and materials, and the cost of associated legal advertising/public notice for the public hearings. GROWTH MANAGEMENT IMPACT: After Adoption, the DEO and other applicable review agencies will have 30 days (from the date DEO determines the Adoption packages are complete) to review the adopted Plan amendment and, should they believe the amendment is not "in compliance," file a challenge [appeal] to the presumed "in compliance" determination with the Florida Division of Administrative hearings. Similarly, any affected party also has 30 days (from the date of Board Adoption) in which to file a challenge. If a timely challenge is not filed by DEO or an affected party, then the amendment will become effective. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate Packet Pg. 185 10/13/2020 9.D data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." 163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. C. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non -conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an Adoption hearing of the GMP amendment. [HFAC] STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition PL20180002804/CP-2018-8 to the Board with a recommendation of approval. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their August 6, 2020 meeting. The Planning Commission voted 4/1 to forward the subject petition to the Board with a recommendation to approve for adoption to the Florida Department of Economic Opportunity and other statutorily required agencies, per the staff recommendation. The dissenter, Commissioner Homiak, expressed the following concern/opinion: the density is too high. The CCPC, acting as the Environmental Advisory Committee (EAC), voted unanimously (510) to approve this amendment. RECOMMENDATION: To approve (adopt) petition PL20180002804/CP-2018-8 and transmit to the Florida Department of Economic Opportunity and other statutorily required agencies. Prepared by: Sue Faulkner, Principal Planner, Zoning Division ATTACHMENT(S) 1. CCPC Adoption Staff Report_CP-2018-8 Hammock Park (PDF) 2.Ordinance - 081220 (PDF) 3. [Linked] Application packet (PDF) 4. State correspondence (PDF) 5. waiver letter (PDF) 6. Sign posting (PDF) 7. legal ad - companion items 13136 & 13365 (PDF) Packet Pg. 186 9.D 10/13/2020 COLLIER COUNTY Board of County Commissioners Item Number: 9.13 Doe ID: 13365 Item Summary: Recommendation to approve an Ordinance amending Ordinance 89-05, as amended, the Collier County Growth Management Plan, specifically amending the Future Land Use Element to amend the Urban Mixed Use Activity Center #7 to allow up to 265 multi -family residential rental dwelling units in the Hammock Park Mixed -Use Planned Unit Development in addition to commercial development, and furthermore directing transmittal of the adoption amendment to the Florida Department of Economic Opportunity. The subject property is located at the northeast corner of Rattlesnake Hammock Road and Collier Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of 19.13±: acres. (Adoption Hearing) [PL20180002804] (This is a companion to Agenda Item 9.E) Meeting Date: 10/13/2020 Prepared by: Title: Planner, Principal — Zoning Name: Sue Faulkner 09/09/2020 10:47 AM Submitted by: Title: Manager - Planning — Zoning Name: Ray Bellows 09/09/2020 10:47 AM Approved By: Review: Growth Management Department Zoning Growth Management Department Growth Management Department Office of Management and Budget Office of Management and Budget County Attorney's Office County Attorney's Office County Manager's Office Board of County Commissioners Judy Puig Level 1 Reviewer Anita Jenkins Additional Reviewer Thaddeus Cohen Department Head Review James C French Deputy Department Head Review Debra Windsor Level 3 OMB Gatekeeper Review Laura Zautcke Additional Reviewer Heidi Ashton-Cicko Level 2 Attorney of Record Review Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Nick Casalanguida Level 4 County Manager Review MaryJo Brock Meeting Pending Completed 09/09/2020 2:11 PM Completed 09/14/2020 9:32 AM Completed 09/16/2020 9:31 AM Completed 09/17/2020 3:35 PM Completed 09/18/2020 8:59 AM Completed 09/22/2020 10:53 AM Completed 09/24/2020 8:28 AM Completed 09/29/2020 2:16 PM Completed 10/04/2020 11:37 AM 10/13/2020 9:00 AM Packet Pg. 187 9.D.1 Agenda #9.A. r C�o e-,r bounty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: August 6, 2020 RE: PETITION CP-2018-08/PL20180002804, 2018 Cycle 3 LARGE SCALE GROWTH MANAGEMENT PLAN AMENDMENT (Companion to PUDA- PL20180002813) [ADOPTION HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT/OWNER(S): Agents: Alexis Crespo, AICP Waldrop Engineering 28100 Bonita Grande Dr. #305 Bonita Springs, FL 34135 Owner/Applicant: GEOGRAPHIC LOCATION: Richard Yovanovich, Esq. Coleman Yovanovich Koester 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 Wilton Land Company, LLC 206 Dudley Road Wilton, CT 06897 The ±19.13-acre site is located at the northeast corner of the intersection of Collier Blvd. (CR 951) and Rattlesnake Hammock Road (CR 864), in Section 14, Township 50 South, Range 26 East. (Royal Fakapalm Planning Community). Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 1 of 4 Packet Pg. 188 9.D.1 PROPOSED AMENDMENT: The applicant proposes a large-scale Comprehensive Plan amendment (text -based only) to the Future Land Use Element (FLUE) to amend the Mixed -Use Activity Center Subdistrict #7 to increase residential density to allow a maximum of 265 multi -family rental apartments (only) within the Hammock Park Commercial Planned Unit Development (CPUD) at a density rate of 13.85 DU/A. This amendment project is located in the northeast quadrant of Activity Center #7. Residential use is currently allowed in the Activity Center but the two easterly quadrants, including the subject site, is limited to the density allowed in the Urban Residential Fringe Subdistrict — 1.5 DU/A or 2.5 DU/A with use of Transfer of Development Rights credits. The Activity Center boundaries and acreage are proposed to remain the same. Note: A companion PUD amendment petition is scheduled for this same hearing. The Planned Unit Development Amendment (PUDA) is requesting to add residential use to the previously approved mixture of retail, commercial and office uses and to revise the name of the project from Hammock Park Commerce Centre CPUD to Hammock Park Mixed Use Planned Unit Development (MPUD). This companion PUDA zoning petition (PL201800002813) is being reviewed by the CCPC for recommendation of approval at the same time as this Adoption hearing for the GMPA petition. PREVIOUS TRANSMITTAL ACTIONS: Transmittal hearings on this proposed Growth Management Plan amendment were held on October 31, 2019 by the CCPC (Collier County Planning Commission) and on January 14, 2020 by the BCC (Collier County Board of County Commissioners). The Transmittal recommendations/actions are presented further below. Within CCPC materials provided, you will find the Transmittal Executive Summary from the Board hearing, and the Transmittal CCPC staff report for the petition, which provides staff's detailed Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 2 of 4 Packet Pg. 189 9.D.1 analysis of the petition. In accordance with Chapter 163.3184(3)(b)1., F.S., pertaining to the Expedited State Review Process, this Transmittal package was provided to the Florida Department of Economic Opportunity (DEO) and other reviewing agencies on January 16, 2020. TRANSMITTAL STAFF RECOMMENDATION: To Transmit to DEO. CCPC RECOMMENDATION: Transmit to DEO (vote: 5/2). Chairman Strain and Commissioner Homiak opposed. BOARD ACTION: Transmitted to DEO (vote: 4/1), per CCPC recommendation, Commissioner Taylor opposed. STAFF SUMMARY OF NEIGHBORHOOD INFORMATION MEETING (NIM): A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC) Section A, was duly advertised, noticed, and held on June 19, 2019, 5:30 p.m. at South Regional Library, 8065 Lely Cultural Pkwy., Naples, FL 34113. This NIM was advertised, noticed, and held jointly for this large scale GMP amendment and the companion Planned Unit Development Amendment (PUDA) petition. On June 19, 2019 the applicant's team gave a presentation and then responded to questions. Approximately 11 members of the public along with approximately 6 members of the applicant's team and County staff signed in at the NIM. Commissioner Donna Fiala was also in attendance. Agent Alexis Crespo presented the project. The public asked questions about the project details. The consultant explained the PUDA application included reducing commercial square footage and adding a maximum of 265 multi -family market -rate rental dwelling units. There was no opposition expressed at the meeting. There were questions concerning the reduction in commercial equaling the number of residential trips — they will; will the housing be apartments or condominiums — apartments; will there be additional restaurants — probably due to the success on US41 at Collier Blvd. The consultants explained the trips generated from the project would not increase beyond the previously approved total number of trips, the pattern of travel times might be different. The meeting ended at approximately 6:30 p.m. Note: Collier County's 2017 Administrative Code for Land Development states, "If the applicant's petition activity extends beyond 1 year from the date of the first NIM, a second NIM will be required and shall be noticed in accordance with this chapter." Due to this petition starting the public hearing process for transmittal in October 2019, which falls well within the 1-year timeline of the NIM, staff did not request the applicant hold a second NIM. [synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section] REVIEW AGENCY COMMENT LETTERS After BCC approval to transmit the GMPA (January 14, 2020) and in accordance with Chapter 163.3184 (3)(a) F.S., Staff prepared a letter/packet requesting State agencies review the Transmitted amendment within each reviewing agency's authorized scope of review, the Florida Department of Economic Opportunity (DEO), as well as the Florida Department of Environmental Protection (DEP), Florida Department of Agriculture and Consumer Services/Florida Forrest Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 3 of 4 Packet Pg. 190 9.D.1 Service, Florida Department of State/Bureau of Historic Preservation, Florida Fish and Wildlife Conservation Commission, South Florida Water Management District (SFWMD), and Southwest Florida Regional Planning Council (SWFRPC), rendered their comment letters indicating "no comment" or "no adverse impacts found" or the agency did not respond. The Florida Department of Transportation (FDOT) conducted a planning level analysis and rendered comments within their authorized scope of review but did not express any concerns regarding this project. The Comments Letters received are located within materials provided to the CCPC. The remaining reviewing agencies did not provide a Comment Letter. Within CCPC materials provided is an Ordinance with Exhibit "A" text (and map) for the petition; this exhibit reflects the text as approved by the Board for Transmittal. There have been no revisions from the version Transmitted. Florida State Statutes state the following under "Expedited State Review Process for Adoption of Comprehensive Plan Amendments" Chapter 163.3184 (4) (c) 1, "The local government shall hold its second public hearing, which shall be a hearing on whether to adopt one or more comprehensive plan amendments pursuant to subsection (11). If the local government fails, within 180 days after receipt of agency comments, to hold the second public hearing, the amendments shall be deemed withdrawn unless extended by agreement with notice to the state land planning agency and any affected person that provided comments on the amendment..." The County received agency comments between February 24 and 26, 2020. Staff requested a time extension for the 180-day adoption of this petition due to the extraordinary circumstances of Covid-19 and canceled meetings. The DEO granted a three-month extension that will expire on November 27, 2020. ADOPTION: No revisions to the GMPA petition (from the final transmittal documents) were submitted for the adoption process. STAFF RECOMMENDATION: That the CCPC forward the single, 2016 Cycle 3 petition to the Board with a recommendation to adopt and transmit to the Florida Department of Economic Opportunity and reviewing agencies that provided comments. LEGAL REVIEW This Staff Report was reviewed by the County Attorney's Office on June 9, 2020. The criteria for Growth Management Plan text amendments to the Future Land Use Element and Map Series is in Section 163.3177(1)(f), Florida Statutes. [HFAC] [Remainder of page intentionally left blank] Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 4 of 4 Packet Pg. 191 9.D.2 ORDINANCE NO.20- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT TO AMEND THE URBAN MIXED USE ACTIVITY CENTER #7 TO ALLOW UP TO 265 MULTI -FAMILY RESIDENTIAL RENTAL DWELLING UNITS IN THE HAMMOCK PARK MIXED -USE PLANNED UNIT DEVELOPMENT IN ADDITION TO COMMERCIAL DEVELOPMENT, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED AT THE NORTHEAST CORNER OF RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 19.13f ACRES. [PL20180002804] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Wilton Land Company, LLC, requested an amendment to the Future Land Use Element; and WHEREAS, Collier County transmitted the Growth Management Plan amendments to the Department of Economic Opportunity for preliminary review on January 27, 2020, after public hearings before the Collier County Planning Commission and the Board of County Commissioners; and WHEREAS, the Department of Economic Opportunity reviewed the amendments to the Future Land Use Element to the Growth Management Plan and transmitted its comments in writing to Collier County within the time provided by law; and WHEREAS, Collier County, has 180 days from receipt of the Comments Report from the Department of Economic Opportunity to adopt, adopt with changes or not adopt the proposed amendments to the Growth Management Plan; and [18-CMP-01044/1558294/1]176 PL20180002804 / Hammock Park Words underlined are additions; Words struck through are deletions. Page 1 of 3 8/12/20 *** *** *** *** are a break in text Packet Pg. 192 9.D.2 WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report, the documents entitled Collier County Growth Management Plan Amendments and other documents, testimony and information presented and made a part of the record at the public hearings of the Collier County Planning Commission held on August 6, 2020, and the Collier County Board of County Commissioners held on ; and WHEREAS, all applicable substantive and procedural requirements of the law have been met. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The amendments to the Future Land Use Element attached hereto as Exhibit "A" and incorporated herein by reference, are hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Economic Opportunity. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its effective status, a copy of which resolution shall be sent to the state land planning agency. [18-CMP-01044/1558294/ 1 ] 176 PL20180002804 / Hammock Park Words underlined are additions; Words struck through are deletions. Page 2 of 3 8/12/20 *** *** *** *** are a break in text Packet Pg. 193 PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of 2020. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A — Text [18-CMP-01044/1558294/11176 PL20180002804 / Hammock Park Words underlined are additions; Words struck through are deletions. Page 3 of 3 8/ 12/20 * * * * * * * * * * * * are a break in text Packet Pg. 194 9.D.2 EXHIBIT A FUTURE LAND USE ELEMENT PL20180002804/CP2018-8 *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** I. URBAN DESIGNATION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** C. Urban Commercial District: *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Master Planned Activity Centers *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** [Pg. 59] The maximum amount of commercial uses allowed at Activity Center 47 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. Multi -family (apartment) uses shall also be permitted in the northeast quadrant within the Hammock Park MPUD and shall be limited to a total of up to 265 multi -family (apartment) dwelling units. The addition of the 9.3 acres to the northeast quadrant of the Activity center shall not be the basis for adjacent parcels to be rezoned to commercial pursuant the Office and Infill Commercial Subdistrict. With respect to the +/- 19 acres in the northeast quadrant of Activity Center V, said acreage lying adjacent to the east of the Hammock Park GE) ffi er-ee Ce te,. MPUD, commercial development (exclusive of the allowed "1/4 mile support medical uses") shall be limited to a total of 185,000 square feet of the following uses: personal indoor self -storage facilities — this use shall occupy no greater than 50% of the total (185,000) building square feet; offices for various contractor/builder construction trade specialists inclusive of the offices of related professional disciplines and services that typically serve those construction businesses or otherwise assist in facilitating elements of a building and related infrastructure, including but not limited to architects, engineers, land surveyors and attorneys — these offices of related professional disciplines and services shall occupy no greater than 50% of the total (185,000) building square feet; warehouse space for various contractor/builder construction trades occupants; mortgage and land title companies; related businesses including but not limited to lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply stores — all as accessory uses only, accessory to offices for various contractor/builder construction trade specialists or accessory to warehouse space for various contractor/builder construction trades occupants; management associations of various types of buildings or provision of services to buildings/properties; and, fitness centers. *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Underlined text is added; s4iiek th..^ugh text is deleted. Q a Y L R a Y 0 E E �a x LO m M M r 0 N N 00 0 m c c O c a� t cu r Q Page 1 of 1 Packet Pg. 195 VNI APPLICATION HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATOIN NUMBER: DATE RECEIVED: PRE -APPLICATION CONFERENCE DATE: DATE SUFFICIENT: This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252- 2400. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. I. GENERAL INFOMRATION A. Name of Applicant Company Address City Phone Number B. Name of Agent SUBMISSION REQUIREMENTS State Fax Number Zip Code 0 THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Address City Phone Number C. Name of Owner (s) of Record Address City Phone Number State Fax Number State Fax Number Zip Code Zip Code D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Date of Contract: F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address G. Date subject property acquired () leased (): Term of lease yrs./mos. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION B. GENERAL LOCATION C. PLANNING COMMUNITY E. SIZE IN ACRES G. SURROUNDING LAND USE PATTERN H. FUTURE LAND USE MAP DESIGNATION(S IV. TYPE OF REQUEST: D. TAZ F. ZONING A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Traffic Circulation Sub -Element Aviation Sub -Element Sanitary Sewer Sub -Element Solid Waste Sub -Element Recreation/Open Space Mass Transit Sub -Element Potable Water Sub -Element NGWAR Sub -Element Drainage Sub -Element 3 Capital Improvement Element CCME Element Future Land Use Element Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE (S) OF THE ELEMENT AS FOLLOWS: (Use Stroke t h-to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM TO D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) E. DESCRIBE ADDITINAL CHANGES REQUESTED: V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I"=400'. At least one copy reduced to 8- 1/2 x 1 1 shall be provided of all aerials and/or maps. A. LAND USE Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. Provide most recent aerial of site showing subject boundaries, source, and date. Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.),Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference F.A.C. Chapter 163-3177 and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: Is the proposed amendment located in an Area of Critical State Concern? IF so, identify area located in ACSC. Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1) (c), F.S. ? Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Potable Water Sanitary Sewer Arterial & Collector Roads; Name specific road and LOS Drainage Solid Waste Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: Flood zone based on Flood Insurance Rate Map data (FIRM). Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) Traffic Congestion Boundary, if applicable Coastal Management Boundary, if applicable High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) Proof of ownership (copy of deed) Notarized Letter of Authorization if Agent is not the Owner (See attached form) 1 Original and 5 complete, signed applications with all attachments including maps, at time of submittal. After sufficiency is completed, 25 copies of the complete application will be required. * If you have held a pre -application meeting and paid the pre -application fee of $250.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre -application fees are included in the total application submittal fee. Otherwise the overage will be applied to future proportionate share advertising costs. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1 "=400' or at a scale as determined during the pre -application meeting. VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 PRE -APPLICATION MEETING NOTES Coder County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Pre -Application Meeting Notes Petition Type: 61'VIPA Date and Time: tit - Assigned Planner: DE ui'� L'f�14 (/"�! "//y) Engineering Manager (for PPL's and FP's): Project Information Project Name: PL #: 2D/ 5a0D2. SoY Property ID #: DOL-11672-000fl Current Zoning: Project Address: ��3Q �Il«� l�l'�� City: eS State: F`t Zip: Applicant: Agent Name: r c� o Gr'-spo Phone: �3� y��'�77'7 Agent/Firm Address: 25NQ0 1p,"* $GD';._/ 5t` 3fly" City: 70-;4-.Syrl!4 i State: FL. Zip: V3S Property Owner: W 1-to. LA4 C,_L L G Please provide the following, if applicable: i. Total Acreage: ii. Proposed # of Residential Units: �^ S iii. Proposed Commercial Square Footage:! iv. For Amendments, indicate the original petition number: V. If there is an Ordinance or Resolution associated with this project, please indicate the type and number: �9,-k. 07 _3Jr Ham.�,al, �w'�� tw Ce'` '' Pv D vi. If the project is within a Plat, provide the name and AR#/PL#: PIA,_ Updated 7/24/2018 Page I 1 of 5 Co'w fieT C 014-nty COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Meeting Notes As of 10/16/2017 all Zoning applications have revised applications, and your associated Application is included in your notes; additionally a *new Property Ownership Disclosure Form is required for all applications. A copy of this new form is included in your pre-app Note — link is https://www.coillergov.net/Home/ShowDocument?id=75093. L ^7 V 5— bVj . Tkm k" tTr r ,e tit S_ TAtR Aek&siS Nf'45 IV GCrrelxi� ivi'H, /Ae reepe r Yh tr- a r-c. I f+ U66, Bd' r, t1t• O+. !, ``!Gi"nJrl�a��t l41i4-5 DP' V;e, OR ek4,'d, ut h- ���j y%��n �y)e Die a?- -Io?% ekr; Ye , tiaee #-10" l• 5 _bU k, �r/Vl�l /t t�-!c, S t• 'cBww+ �1flC � -•'Hi�GQ'^'/i�. �+GIt bdt7]�' , pwJ�►i rriv V $ 6 T-�,k C.I'4&,H `for j b U )A fd-, / r 4 2. S � L/A 7 A- ��fl d�•.- a `�► 4 ~JR U-4Pi fit a4yr f arS� S Nrfs.yit l �s . 50fl. A0 p r� -, fir - f Q, Disclaimer. Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 7/24/2018 Page 1 2 of 5 VNI LEGAL HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 EXHIBIT III .A. LEGAL DESCRIPTION 14 50 26 S 1 /2 OF SW 1 /4 OF SW 1 /4 LESS R/W, AND W80FT OF S 1 /2 OF SE 1 /4 OF SW1 /4, LESS THAT PORTION FOR R/W AS DESC IN OR 4336 PG 3681, AND N30FT OF N 1 /2 OF NW 1 /4 OF NW 1 /4 OF SEC 23-50-26 LESS R/W VNI AERIAL HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 i N q w.rwnr 44 old or M : 7n . ,►. 1Yi d s \ 1 VC \ !� P TMA 1.; �� -• '-�` y' /� max. jp. 41 y � I I LAA o M - r u it � �� � � i � - !• a. / O� cc. ��► ;.r � :."" � � ° ° ��' ° - o = DD OM, t !tea- �0�3 NJ�' �� WALDROP FLR8636NLC26000385 Hammock P VNI ZONING MAP HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 MPUD WA LD R O P FLM8636 ALC760003B5 Hammock Park MPUD VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 FUTURE LAND USE MAP :r. 19 +/- Acres x- - :i11P:1 •1 ALDROP RA663d A[C1M'U]HS Hammock Pa VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 300-FOOT RADIUS MAP U s r ZONED:PUD R� USE: Public Right -of -Way (CR 951) Multi -Family & Golf Course (Naples Lake Country Club; Sierra Meadows) Commercial (Naples Lakes Village Center) 500 FOOT RADIU 300 FO.O�T RAD I U ZONED: MPUD USE: Vacant Commercial (Good Turn Center MPUD) i Iwo C� o ak Subject Propety - 19+/- Acre Existing Zoning: Hammock Park Commerce Centre CPUD Existing FLUE: Urban Commercial District Mixed use Activity Center, Urban Residential Fringe Existing Use: Vacant Commercial Adjacent Property North Zoning: MPUD Use: Vacant Mixed Use (Good Turn Center) South Zoning: MPUD Use: Public Right -of -Way (Rattlesnake Hammock Rd.) Vacant Commercial (Hacienda Lakes of Naples)' East Zoning: MPUDt Use: Vacant Mixed Use (McMullen) West Zoning: MPUD Use: Public Right -of -Way (CR 951) Multi -Family & Golf Course (Naples Lake Country Club; Sierra Meadows) Commercial (Naples Lakes Village Center) IAIENGINEERING #LC26000385 www a I d r o p e n g l n e e r l n g. c om PLANNING I CIVIL ENGINEERING LANDSCAPE ARCHITECTURE I IT - ■ ZONED: MPUD USE: Vacant Commercial (McMullen MPUD) nake Hammock Rd. G' ZONED: MPUD USE: Public Right -of -Way (Rattlesnake Hammock Rd.) Vacant Commercial (Hacienda Lakes of Naples MPUD) w .- a eir� I �4 41110 of1. yam, .. JV .+— 0 0.075 0.15 0.225 0.3 Miles 1 _ , F: r. Legend t Existing Land Use and Zoning Within a Radius of 300 Feet Exhibit V.A.-3 L ■ ■ ■ ■ L 500 foot Buffer Wm0000 L■■■■r or 300 foot Buffer S ■ ■ ■ 1 Subject Property 04 HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 JUSTIFICATION NARRATIVE BONITA SPRINGS Tampa Orlando Sarasota IAIENGINEERING 28100 Bonita Grande Dr, Suite 305, Bonita Springs, FL 34135 PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE P. (239) 405-7777 f. (239) 405-7899 HAMMOCK PARK GMPA AMENDMENT JUSTIFICATION NARRATIVE Revised January 2079 The Hammock Park subject property ("Property') comprises 19+/- acres and is generally located at the northeast corner of Collier Boulevard (CR 951) and Rattlesnake Hammock Road in unincorporated Collier County, Florida. The Property is designated within the Urban Commercial District, Mixed Use Activity Center #7, and Urban Residential Fringe (URF) future land use designations. The Property is zoned Commercial Planned Unit Development (CPUD) pursuant to Ordinance 07-30. The CPUD allows up to 160,000 square feet of commercial uses, including commercial retail and office. The Property is currently undeveloped and partially vegetated. The Applicant is requesting a site -specific text amendment to the Future Land Use Element, Mixed Use Activity Center #7, to allow up to 265 multi -family dwelling units (limited to rental apartments) within the Hammock Park project, along with the permitted commercial uses. The amendment will allow for build -out of this quadrant of an arterial intersection and activity center node with a compact, mixed -use project that provides for market -rate rental housing in close proximity to available public infrastructure, goods, services and employment. The proposed GMPA text amendment applies solely to the Hammock Park property as described in the application materials and will not apply to other properties in Mixed Use Activity Center #7. The companion CPUD rezone application will maintain the ability to develop 160,000 square feet of commercial uses, as well as the option to develop a mixed -use project containing 265 multi -family dwelling units and 100,000 square feet of commercial uses. The proposed mixed -use development program provides a vehicular trip generation cap that ensures the project will not exceed the PM peak hour trip count for the currently approved 160,000 square feet of commercial uses. As outlined in detail below, the proposed text amendment will further the County's stated goals to: • Provide a diversity of housing options, particularly market -rate workforce housing, to address gaps in the existing local housing supply; Hammock Park GMPA Justification Narrative Page 1 of 6 • Accommodate higher density and intensity development within designated mixed -use activity centers along arterial roadways to reduce development pressures on rural areas; • Efficiently use the County's investment in public infrastructure by locating intensive land uses in urban -designated areas of the County where adequate and available public facilities and infrastructure exist; • Integrate residential and non-residential uses within the same master - planned development to encourage multi -modal transportation options and reduce vehicle miles travelled; and • Uphold the intent of the Urban Residential Fringe (URF) future land use category by providing the necessary transition between the urban and rural designated areas of the County. The following is data and analysis that supports approval of the proposed GMP Amendment and identifies the request's appropriateness in relation to the adopted Goals, Objectives and Policies in the GMP and the requirements set forth in Chapter 163, Florida Statutes. PROJECT HISTORY/BACKGROUND In 2007, the Property was rezoned from Planned Unit Development to Commercial Planned Unit Development (CPUD) per Ordinance No. 07-30. The CPUD as currently approved allows for a maximum of 160,000 square feet of commercial retail and office uses. Due to lacking market demand, the site remains undeveloped. Since the 2007 zoning approval, all other surrounding parcels have secured zoning entitlements to allow for similar intensive commercial retail and office development, as well as Assisted Living Facilities (ALF). Additionally, the Hacienda Lakes MPUD/DRI has been approved, allowing for a master -planned community consisting of 1,760 dwellings units, 327,500 square feet of retail, 70,000 square feet of office, 135 hotel rooms, and 140,000 square feet of business park uses. These approvals and the resulting development pattern along the Collier Blvd. corridor have significantly urbanized this portion of the County and resulted in continued investment in public infrastructure to serve the growth. These investments include, but are not limited to: utilities, roadways, transit, schools, Fire/EMS, library and other facilities outlined in Exhibit IV.E., which includes the Urban Facilities Map. LOCATION & SURROUNDING DEVELOPMENT PATTERN The Property is located at the intersection of Collier Boulevard and Rattlensake Hammock Road, both county -maintained arterial roadways. The site represents infill development based upon the existing and approved/planned developments surrounding the project. Hammock Park GMPA Justification Narrative Page 2 of 6 Please refer to Table 1 below, which provides an inventory of the immediately adjacent Future Land Use Categories, zoning districts, and existing land uses. TABLE 1: INVENTORY OF SURROUNDING LANDS DIRECTION FUTURE LAND USE ZONING EXISTING LAND USE DISTRICT North Urban Residential Fringe Subdistrict, MPUD Vacant Commercial Mixed Use Activity Center Good Turn Center MPUD South Urban Residential Fringe MPUD Vacant Commercial (Hacienda Lakes of Naples MPUD) East Urban Residential Fringe Subdistrict, MPUD Vacant Commercial Mixed Use Activity Center McMullen MPUD Urban Residential Fringe Subdistrict, Multi -Family & Golf Course West Mixed Use Activity Center PUD (Naples Lake Country Club; Sierra Meadows); Commercial The Property is within a designated Mixed -Use Activity Center, which is specifically intended to provide for concentrated commercial and mixed -use development with "carefully configured access to the road network". Activity Center #7 in general encompasses 197.5+/- acres and includes a diverse mix of approved Mixed Use Planned Unit Developments (MPUDs). The Good Turn Center MPUD immediately to the north of the site is approved for a maximum of 100,000 square feet of commercial land uses and/or a variety of skilled nursing care facility uses with a maximum of 200 units (21 du/acre) per Ordinance 09- 53. The McMullen MPUD to the east of the Property is approved for a maximum of 185,000 square feet of commercial uses pursuant to Ordinance 10-18. Care units are also permitted in this project utilizing a commercial intensity conversion. The commercial tract of the Hacienda Lakes MPUD to the south of Rattlesnake Hammock Road is approved for up to 327,500 square feet of retail land uses and 70,000 square feet of professional and medical office uses. 135 hotel rooms are also allowed on this tract. The surrounding development pattern is indicative of the intent for compact, urban levels of development at the Collier Blvd./Rattlesnake Hammock intersection to accommodate the need for goods and services in southern Collier County. Due to historical limitations in the GMP relating to density in the URF-portion of Activity Center 07, this area is lacking in multi -family housing types that are closely integrated with commercial uses in the form of a mixed -use project. GMP ANALYSIS & CONSISTENCY • TRANSITION OF DENSITY Hammock Park GMPA Justification Narrative Page 3 of 6 The Property is within the Urban Residential Fringe (URF) Subdistrict per the Collier County Growth Management Plan (GMP). This subdistrict is specifically sited on the Future Land Use Map to provide transitional densities between the Urban -designated area along the coast, and the Agricultural/Rural area generally located 1 mile east of Collier Blvd. The URF was established in 1989 to provide a transition from the urban area which allowed a density of 4 units per acre, to the rural area that allowed a density of 1 unit per 5 acres. Since 1989, the Hacienda Lakes MPUD/DRI has been approved, which fully satisfies the intended transition of land uses and densities from the arterial frontage to the Urban/Rural interface one mile east of the Property. Specifically, Hacienda Lakes' master plan provides for commercial uses at the arterial intersection, which transitions to residential uses straddling the future Benfield Parkway, and finally designated preserve tracts along the project's eastern edge. Due to this confirmed development pattern, along with other intervening MPUDs such as McMullen to the east, the GMP's intent to provide for a logical transition from Urban to Rural in this area of the County is not impacted by this amendment. • ENCOURAGING MIXED -USE DEVELOPMENT PATTERNS As stated in the Underlying Concepts section of the GMP, "...commercial development opportunities in the form of Mixed Use Activity Centers are provided to include a mixture of uses which has the potential to lessen the impact on the transportation system." The proposed text amendment is in direct compliance with the intent of this section. The amendment reduces vehicular trips, provides a bona fide mix of uses in an urban area, and supports diverse housing options. Higher densities are necessary to support commercial uses, multi -modal development patterns, and transit usage, all of which result in reduced vehicle miles traveled. The Property is ideally located in a mixed -use activity center that currently permits density and intensity within other approved mixed -use developments surrounding the property. As detailed in the enclosed Ch. 163 Sprawl Analysis, the amendment directly supports sound planning principles, including the integration of residential and non-residential land uses. The requested amendment directly facilitates live -work opportunities in the Urban - designated area, and locates residents in walking distance to goods, and services and employment. • DIVERSE HOUSING & COMPATIBILITY The property's location on a key growth corridor in the County makes it an ideal area to accommodate higher density residential uses. The site is not located adjacent to established low -density areas that would result in compatibility concerns with neighboring developments. The amendment will allow for the development of up to 265 apartment units, which directly addresses the identified demand for diversified housing to accommodate the Hammock Park GMPA Justification Narrative Page 4 of 6 County's existing residents and projected population growth. The enclosed Market Study further substantiates the need for this amendment to meet both short- and long-term housing needs in the County. The resulting gross project density is approximately 14 du/acres, which is slightly less than the allowance of 16 du/acre within the other Mixed -Use Activity Centers throughout the County. The density proposed is appropriate for the location considering the adjacent densities and intensities as noted above; the existing and available public infrastructure in the immediate area; the lack of environmentally sensitive lands and natural resources on the site; and the demand for higher -density, market -rate workforce housing. ENVIRONMENTAL As outlined in the Environmental Report prepared by Passarella & Associates, the site contains a relatively small amount of wetlands (1.63+/- acres) that are concentrated in the northwestern portion of the site. The proposed site -specific text amendment to Mixed Use Activity Center #7 will have no effect on the requirements of the preserve areas previously approved for the Hammock Park CPUD. The forthcoming PUD application will retain the required on -site preserve area in full compliance with the GMP and LDC. A letter from the Florida Department of State, Division of Historical Resources, indicates no significant archaeological or historical sites are recorded or likely to be present within the subject property. Based upon this information, the site is suitable for increased densities due to a lack of environmental sensitivity and on -site natural resources. INFRASTRUCTURE The subject property will be accessed from Collier Blvd., a 6-lane arterial roadway through a shared access with the Good Turn MPUD to the north, and through two (2) approved points of ingress/egress along Rattlesnake Hammock Road. As outlined in the Traffic Impact Statement (TIS) prepared by Trebilcock Consulting, Inc., all roadways impacted by the project will continue to operate at the County's adopted minimum Level of Service through project build -out. Potable water and sanitary sewer services for this project will be provided by Collier County Public Utilities (CCPU) through existing infrastructure located along Rattlesnake Hammock Road. Exhibit IV.E. demonstrates the property's proximity to available public infrastructure including parks, schools, fire, and EMS services. This data reflects that the subject property is an appropriate location for the addition of density, and the compact development pattern will effectively utilize the County's investment in public infrastructure in this area. CONCLUSION Hammock Park GMPA Justification Narrative Page 5 of 6 In summary, the proposed site -specific text amendment is justified as follows: 1) The proposed amendment furthers the goals of the Mixed -Use Activity Centers by encouraging density in an area where it is appropriate and will reduce impacts on the transportation network; 2) Will further the objectives of the Mixed -Use Activity Centers by providing more intense mixed -use development in a planned urbanized area; 3) Will allow for a compact and contiguous development pattern along a major arterial thoroughfare with available public services and infrastructure surrounded by other mixed used planned developments; and 4) Will be compatible with adjacent existing, planned and approved developments. Accordingly, the Applicant respectfully requests approval of this petition. Hammock Park GMPA Justification Narrative Page 6 of 6 VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 CHAPTER 163 CRITERIA IAIENGINEERING PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE Hammock Park GMPA Chapter 163.3177 Sprawl Analysis BONITA SPRINGS Tampa Orlando Sarasota 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 P. (239) 405-7777 f. (239) 405-7899 Section 163.3177(6)(a)9.a, F.S., states that "... any amendment to the future land use element shall discourage the proliferation of urban sprawl." Section 163.3177(6)(a)9.b, F.S., specifies that an amendment shall be determined to discourage the proliferation of urban sprawl if it incorporates a development pattern or urban form that achieves four of eight criteria listed in the statute. This Growth Management Plan Amendment provides for a development pattern that achieves the following five indicators: (1) Directs or locates economic growth and associated land development to geographic areas of the community in a manner that does not have an adverse impact on and protects natural resources and ecosystems. Response: The proposed Growth Management Plan Amendment (GMPA) directs growth to an urbanized area of the county where development is encouraged. As a result, less demand is placed on developing closer toward environmentally sensitive lands and wildlife habitats. (11) Promotes the efficient and cost-effective provision or extension of public infrastructure and services. Response: As outlined in Exhibit WE, Public Facilities Analysis, adequate and available infrastructure exists to accommodate the proposed increase in residential density. (III) Promotes walkable and connected communities and provides for compact development and a mix of uses at densities and intensities that will support a range of housing choices and a multimodal transportation system, including pedestrian, bicycle, and transit, if available. Response: The project is serviced by an adequate roadway system including Collier Blvd. and Rattlesnake Hammock Road. Development authorized through this amendment will demonstrate a high level of connectivity by providing opportunities for multi -modal transportation through the integration of residential and commercial uses in a single project, resulting in walking, bicycling, and less vehicle miles traveled. The amendment proposes to include multi -family (apartment) housing in an area of the county where such demand exists and in proximity to commercial uses. The project will connect to existing sidewalks on both Collier Blvd. and Rattlesnake Hammock Road, and existing public transit facilities. (IV) Promotes conservation of water and energy. Response: The proposed amendment does not alter existing preserve areas within the Hammock Park PUD. The amendment area, located in an urbanized area of the county with existing and available public infrastructure, will not require an expansion of facilities to Hammock Park GMPA Sprawl Analysis Page 1 of 3 support the development, thereby conserving energy. This site is not environmentally -sensitive, nor contiguous to large tracts intended for long-term conservation purposes, and is therefore appropriate for the proposed mix of uses. (V) Preserves agricultural areas and activities, including silviculture, and dormant, unique, and prime farmlands and soils. Response: The site is not appropriate for agricultural uses due to the levels of existing and planned development in the immediate area. The proposed GMPA is site -specific to an area located within a mixed -use activity center. By allowing a mixed -use project to occur in an area where it is appropriate and compatible to surrounding land uses, the demand to develop in areas that preserve agricultural activities is protected, in direct compliance with this statute. (VI) Preserves open space and natural lands and provides for public open space and recreation needs. Response: By locating the requested development program in a mixed -use activity center surrounded by other mixed -use developments, the project directly complies by preserving existing natural lands. Furthermore, as detailed in the forthcoming companion PUD rezone application, the project provides for a 1.63+/- acre preserve area that connect directly to a preserve area to the north in the Good Turn Center MPUD. The project will provide open space in compliance with the Land Development Code., and will? (VII) Creates a balance of land uses based upon demands of the residential population for the nonresidential needs of an area. Response: In direct compliance with this statute, the proposed amendment provides for the development of a mixed -use project to provide more diverse, in -demand housing options to serve the projected population growth. The project will consist of apartment housing in proximity to goods and services, as well as employment opportunities). As noted in the Market Study, there is a strong demand for apartment housing in this area, especially in those areas proximate to commercial uses. (VIII) Provides uses, densities, and intensities of use and urban form that would remediate an existing or planned development pattern in the vicinity that constitutes sprawl or if it provides for an innovative development pattern such as transit -oriented developments or new towns as defined in s. 163.3164. Response: The proposed GMPA provides a density residential housing and commercial u: proposed development is surrounded by exi therefore contributes to the development pa appropriate and anticipated. By clustering intersections within the urbanized areas mixed -use development consisting of higher - es in the form of a planned development. The sting mixed use planned developments, and `tern in this area where such development is higher density residential uses at arterial with public infrastructure, the County can Hammock Park GMPA Sprawl Analysis Page 2 of 3 accommodate projected long-term growth in population while preserving the rural lands in the eastern -portions of the County. In sum, this amendment specifically addresses all aspects of the County's vision for clustered, compact development in the urban service area, which makes efficient use of the public investment in infrastructure, while ensuring the long-term preservation of large tracts of environmentally sensitive and agriculturally productive lands in the rural area. Hammock Park GMPA Sprawl Analysis Page 3 of 3 VNI PROPOSED TEXT HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 C. Urban Commercial District This District is intended to accommodate almost all new commercial zoning; a variety of residential uses, including higher densities for properties not located within the Urban Coastal Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential uses. 1. Mixed Use Activity Center Subdistrict Mixed Use Activity Centers have been designated on the Future Land Use Map Series identified in the Future Land Use Element. The locations are based on intersections of major roads and on spacing criteria. When this Plan was originally adopted in 1989, there were 21 Activity Centers. There are now 19 Activity Centers, listed below, which comprise approximately 3,000 acres; this includes three Interchange Activity Centers (#4, 9, 10) which will be discussed separately under the Interchange Activity Center Subdistrict. Two Activity Centers, #19 and 21, have been deleted as they are now within the incorporated City of Marco Island. * * * * * * * * * * * * * The Mixed -Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. Mixed Use Activity Centers are intended to be mixed -use in character. Further, they are generally intended to be developed at a human -scale, to be pedestrian -oriented, and to be interconnected with abutting projects — whether commercial or residential. Street, pedestrian pathway and bike lane interconnections with abutting properties, where possible and practicable, are encouraged. Allowable land uses in Mixed Use Activity Centers include the full array of commercial uses, residential uses, institutional uses, hotel/motel uses at a maximum density of 26 units per acre, community facilities, and other land uses as generally allowed in the Urban designation. The actual mix of the various land uses shall be determined during the rezoning process based on consideration of the factors listed below. Except as restricted below under the provision for Master Planned Activity Centers, all Mixed Use Activity Centers may be developed with any of the land uses allowed within this Subdistrict. * * * * * * * * * * * * * Mixed -use developments —whether consisting of residential units located above commercial uses, in an attached building, or in a freestanding building — are allowed and encouraged within Mixed Use Activity Centers. Density for such a project is calculated based upon the gross project acreage within the Activity Center. If such a project is located within the boundaries of a Mixed Use Activity Center which is not within the Urban Residential Fringe Subdistrict and is not within the Coastal High Hazard Area, the eligible density is sixteen (16) dwelling units per acre. If such a project is located within the boundaries of a Mixed Use Activity Center that is not within the Urban Residential Fringe Subdistrict but is within the Coastal High Hazard Area, the eligible density shall be limited to four (4) dwelling units per acre, except as allowed by the Boys h a re/Gateway Triangle Redevelopment Overlay. If such a project is located within the boundaries of a Mixed Use Activity Center which is within the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict. For a project located partially within and partially outside of an Activity Center, and the portion within an Activity Center is developed as mixed use, some of the density accumulated from the Activity Center portion of the project may be distributed to that portion of the project located outside of the Activity Center. In order to promote compact and walkable mixed use projects, where the density from a mixed use project is distributed outside the Activity Center boundary: * * * * * * * * * * * * * The factors to consider during review of a rezone petition for a project, or portion thereof, within an Activity Center, are as follows: a. Rezones are encouraged to be in the form of a Planned Unit Development. There shall be no minimum acreage limitation for such Planned Unit Developments except all requests for rezoning must meet the requirements for rezoning in the Land Development Code. b. The amount, type and location of existing zoned commercial land, and developed commercial uses, both within the Mixed Use Activity Center and within two (2) road miles of the Mixed Use Activity Center. c. Market demand and service area for the proposed commercial land uses to be used as a guide to explore the feasibility of the requested land uses. d. Existing patterns of land use within the Mixed Use Activity Center and within two (2) radial miles. e. Adequacy of infrastructure capacity, particularly roads. f. Compatibility of the proposed development with, and adequacy of buffering for, adjoining properties. g. Natural or man-made constraints. h. Rezoning criteria identified in the Land Development Code. i. Conformance with Access Management Plan provisions for Mixed Use Activity Centers, as contained in the Land Development Code. j. Coordinated traffic flow on -site and off -site, as may be demonstrated by a Traffic Impact Analysis, and a site plan/master plan indicating on -site traffic movements, access point locations and type, median opening locations and type on the abutting roadway(s), location of traffic signals on the abutting roadway(s), and internal and external vehicular and pedestrian interconnections. k. Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future abutting projects. Conformance with the architectural design standards as identified in the Land Development Code. * * * * * * * * * * * * * The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. Multi -family (apartment) uses shall also be permitted in the northeast quadrant within the Hammock Park MPUD and shall be limited to a total of up to 265 multi -family (apartment) dwelling units. The addition of the 9.3 acres to the northeast quadrant of the Activity center shall not be the basis for adjacent parcels to be rezoned to commercial pursuant the Office and Infill Commercial Subdistrict. With respect to the +/- 19 acres in the northeast quadrant of Activity Center #7, said acreage lying adjacent to the east of the Hammock Park C..ffeFee Center GMPUD, commercial development (exclusive of the allowed 1 /4 mile support medical uses") shall be limited to a total of 185,000 square feet of the following uses: personal indoor self -storage facilities —this use shall occupy no greater than 50% of the total (185,000) building square feet; offices for various contractor/builder construction trade specialists inclusive of the offices of related professional disciplines and services that typically serve those construction businesses or otherwise assist in facilitating elements of a building and related infrastructure, including but not limited to architects, engineers, land surveyors and attorneys — these offices of related professional disciplines and services shall occupy no greater than 50% of the total (185,000) building square feet; warehouse space for various contractor/builder construction trades occupants; mortgage and land title companies; related businesses including but not limited to lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply stores — all as accessory uses only, accessory to offices for various contractor/builder construction trade specialists or accessory to warehouse space for various contractor/builder construction trades occupants; management associations of various types of buildings or provision of services to buildings/properties; and, fitness centers. * * * * * * * * * * * * * 04 HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 EXECUTED AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBI 1, applicable) of Wilton Land Comp: under oath, that I am the (c 1. I have full autl the reference( application ani 2. All answers to attached herei 3. 1 have authori: for the purposi 4. The property restrictions imi 5. We/I authorize in any matters *Notes: • If the applicant is a corp, • If the applicant is a Lim typically be signed by th • If the applicant is a partr • If the applicant is a limi partner" of the named p� • If the applicant is a trust, • In each instance, first d use the appropriate forrr Under penalties of perji the facts stated in it are AFFIDAVIT OF AUTHORIZA' S(S) PL20180002813 (print name), as LLC ose one) ownerF7-1applicant ncontra ority to secure the approval(s) requested and property as a result of any action approvec the Land Development Code; the questions in this application and any sket( and made a part of this application are hone: ed the staff of Collier County to enter upon tl of investigating and evaluating the request m will be transferred, conveyed, sold or sut osed by the approved action. David Torres, Waldrop Engineering, P.A. & Coleman, Yovanovich & Kc rding this petition including 1 through 2 a ation, then it is usually executed by the Corp. -d Liability Company (L.L.C.) or Limited Co/ Company's "Managing Member. " rship, then typically a partner can sign on be �d partnership, then the general partner mb en they must include the trustee's name !rmine the applicant's status, e.g., indiv, for that ownership. , I declare that I have read the foregoing u Signature STATE OF FLORIDA COUNTY OF COLLIER foregoing ins % 7,ent was sworn to (or affirmed) and subscribed t --99 ?. game of who is personally (type of identification) as id STAMP/SEAL ary Public State of Florida titza Aguiar Commission GG 145859 ,fires 12/08/2021 CP\08-COA-00115\155 REV 3/24/14 to me (title, if ompany, If applicable), swear or affirm purchaserFland that: o impose covenants and restrictions on by the County in accordance with this es, data or other supplementary matter and true; property during normal working hours ie through this application; and that ivided subject to the conditions and P.A. to act as our/my representative or v. pres. (L.C.), then the documents should f of the partnership. sign and be identified as the "general the words "as trustee". corporate, trust, partnership, and then it of Authorization and that Date me on 1 / 10 (date) by i providind oatll or affirmation), as has produced IMENGINEERING HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 PROPERTY OWNERSHIP INFORMATION IAIENGINEERING PLANNING I CIVIL ENGINEERING LANDSCAPE ARCHITECTURE ■ HAMMOCK PARK MPUD OWNERSHIP INFORMATION Wilton Land Company, LLC is owned by: 99% George P. Bauer Revocable Trust 1 % Carol P. Bauer Revocable Trust George and Carol Bauer are husband and wife. Beneficiaries depend on timing: BONITA SPRINGS Tampa Orlando Sarasota 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 P. (239) 405-7777 f. (239) 405-7899 This is a revocable trusts so during grantor's lifetime, he or she are the beneficiary. IMENGINEERING HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 PROFESSIONAL CONSULTANTS IAIENGINEERING PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE Hammock Park GMPA Exhibit LD Professional Consultants BONITA SPRINGS Tampa Orlando Sarasota 28100 Bonita Grande Dr, Suite 305, Bonita Springs, FL 34135 P. (239) 405-7777 f. (239) 405-7899 Planning: Alexis Crespo, AICP Waldrop Engineering, P.A. 28100 Bonita Grande Drive #305 Bonita Springs, FL 34135 239.405.7777 239.405.7899 fax alexis.crespo@waldropengineering.com Land Use Attorney: Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 239.435.1218 fax rovanovich@cyklawfirm.com Transportation: Norman J. Trebilcock, AICP, PE Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 239.566.9551 ntrebilcock@trebilcock. biz Market Analysis: Russ Weyer Real Estate Econometrics, Inc. 239.269.1341 rweyer@ree-i.com Environmental: Bethany Brosious Senior Ecologist Passarella & Associates, Inc. 13620 Metropolis Avenue, #200 Fort Myers, FL 33912 239.274.0067 betha nyb@passa rel la. net ALEXISCRESPOAICP, LEED AP Vice President of Planning I ; I�IENGINEERING PLANNING I CIVIL ENGINEERING I LANDSCAPE ARCHITECTURE Biography Alexis Crespo has over 13 years of professional planning experience in Southwest Florida, and is certified with the American Institute of Certified Planners (AICP). Since joining Waldrop Engineering in 2011 she has led the Planning Staff in the successful completion of numerous privately initiated rezoning petitions, comprehensive plan amendments, annexations, variances, special exceptions and other planning and zoning actions relating to residential, commercial, institutional, and mixed -use development. Alexis regularly assists local governments with the formulation of Land Development Code amendments, Comprehensive Plan updates, review of privately initiated development applications, and other special projects. She also provides expert witness testimony and planning analysis relating to a variety of litigation matters, including Bert Harris actions and eminent domain proceedings. Alexis is a Leadership in Energy and Environmental Design Accredited Professional (LEED AP). Project Experience Land Development Code Amendments - Bonita Springs, Florida Lead planner assisting the City of Bonita Springs with the preparation of land development code amendments to address aesthetics and community -specific design standards, redevelopment overlay districts, and supplementary regulations for intensive uses, such as automobile service stations, "big box" retail, and homeless shelters. Hendry County Airglades Land Use Study - Hendry County, Florida Ms. Crespo directed a long-range planning analysis for 36,000 acres in northern Hendry County surrounding the Airglades International Airport. Waldrop Engineering provided consulting services to the County for this state -funded project, which included extensive public facilitation and outreach, assessment of existing conditions, and growth projections and land use needs analyses. The resulting deliverables included three (3) land use scenarios depicting employment - based land uses, commercial and mixed -use nodes, and areas appropriate forworkforce housing and civic support uses. The study was unanimously accepted by the Hendry County Board of County Commissioners and transmitted to the Department of Economic Opportunity in June 2018. Greater Pine Island Community Plan Update - Lee County, Florida Lead planning consultant for the preparation and processing of updates to the Greater Pine Island Community Plan and community -specific land development code regulations. The project also involved planning consultation in defense of eight (8) Bert Harris suits. The Loop - Punta Gorda, Florida Principal -in -Charge of the annexation, large-scale Comprehensive Plan Amendment, and rezoning of this 200+/-acre property at the 1-75 and Jones Loop Interchange. The project entailed the drafting of a new Future Land Use Category and zoning district to accommodate intensive employment centers uses near the Jones Loop Road/1-75 Interchange. North Olga Community Plan - Lee County, Florida Coordinated all aspects of community facilitation, policy writing, and representation at public hearings on behalf of the North Olga Community Planning Panel for preparation of their first community plan. The community plan was adopted by the Lee County Board of County Commissioners in October 2011, following over two (2) years of public input and consensus building efforts. Ms. Crespo also developed land development code regulations to implement the community's long-range plan. p. (239) 405-7777 f . (239) 405-7899 e. alexis.crespo@waldropengineering.com 28100 Bonita Grande Dr. #305 Bonita Springs, FL 34135 CYI< COLEMAN I YOVANOVICH I KOESTER Richard D. Yovanovich Experience/History: 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 T:239.435.3535 1 F:239.435.1218 Rich Yovanovich is one of the firm's shareholders. He was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney, he focused on land development and construction matters. Mr. Yovanovich has an extraordinary amount of experience in real estate zoning, construction and land -use, including projects ranging from residential and commercial projects to large developments of regional impact. Professional Activities/Associations: The Florida Bar Collier County Bar Association Awards & Recognition Recognized in 2010-2017 editions of The Best Lawyers in American for Real Estate Law AV Preeminent Peer Rating by Martindale Hubble Education: University of South Carolina: J.D. 1987 and M. Ed., 1986 Furman University: B.A., cum laude, 1983 Bar & Court Admissions: Florida, 1988 U.S. District Court, Middle District of Florida U.S. Court of Appeals, Eleventh Circuit cyklawfirm.com Norman J. Trebilcock, AICP, P.E, President, Trebilcock Consulting Solutions, PA Mr. Trebilcock specializes in transportation engineering. His professional experience includes highway design; signalization; utility relocation; drainage design; street and site lighting; access management; and permitting projects. He prepares and reviews traffic impact statements and related reports. He has attended numerous transportation seminars, and held leadership positions on many transportation -related task forces and in professional societies. Mr. Trebilcock served as the first Public Works Director for the City of Marco Island (1998-2000). As Public Works Director, he successfully transferred services within 30 days from Collier County Government (i.e., parks and recreation, streets and drainage, bridges, waterways, land development permitting, and beautification); developed master plans and multi- year capital improvement programs for Public Works; secured the city's first stormwater quality improvement grant from the South Florida Water Management District (SFWMD); and established successful privatization program for efficient delivery of services. Representative Project Experience • Old 41 Downtown Improvements Design -Build, City of Bonita Springs, FL. Reconstruction of Old 41 as a complete street with sidewalks, bike lanes, narrow median, and two travel lanes. TCS provided traffic design for roadway improvements. Project length = 4,414 LF (0.84 miles). • Winterberry Dr & Collier Blvd (CR 951) Signal Evaluation; City of Marco Island, FL. TCS conducted a Traffic Signal Warrant Analysis at the intersection of Collier Blvd/Winterberry Dr. The purpose of the study was to evaluate the intersection and make recommendations for the installation of a traffic signal at this intersection. • Golden Gate Pkwy (CR 886) Grade Separated Overpass; Collier County, FL - Managed planning study for the project, as well as design up to 60% plans for 3-mile reconstruction converting 4-lane rural section to 6-lane urban section. Traffic operations design included signing, pavement marking, channelization, lighting, and signalization. Key coordination element was integrating design into proposed 1-75 Interchange at Golden Gate Pkwy. • Vanderbilt Beach Road (CR 862); Collier County, FL - Project was a 2.1-mile, 4-lane new construction urban highway extension with provisions for 6-laning. Traffic operations design included signing, pavement marking, channelization, lighting, and signalization. From concept to concrete project, completed in less than half the time (6 yrs vs 13 yrs) compared to statewide experience with similar complex highway projects. Successfully permitted alignment through Cocohatchee Strand wetland system, avoiding building a bridge originally identified by permitting agencies, for a savings of over $2 million. • Coconut Road Traffic Study, Village of Estero, FL - TCS conducted a traffic study for the Coconut Road Corridor. Tasks included data collection, completing a detailed traffic analysis of the Coconut Road corridor from its western -most terminus to Three Oaks Pkwy for selected links and one intersection along the study section, completing an operational analysis at the Coconut Road/US 41 intersection using HCS traffic analysis software, safety review, and document collection. • Designed street lighting system for Airport -Pulling Road, Golden Gate Pkwy, Vanderbilt Beach Road, and Airport -Pulling Road intersection with Davis Blvd. • Designed arterial roadway signalization systems for 16 locations in SW Florida, including mast arm and concrete strain pole installations. • FDOT Driveway Access, Drainage and Utility Permits for the Northeast Commercial Area at Pelican Bay, Naples International Park, and Pelican Marsh PUD. Total Years of Experience 28 years (1990 - present) Education • University of Florida Master of Eng. in Public Works, 1989 • University of Miami B.S. in Civil Engineering, 1988 • US Army Engineering School Engineer Officer Basic Course, 1988 Licenses / Certifications • Professional Engineer, Florida #47116 • Certified Planner, American Institute of Certified Planners • Certification, FDOT Advanced Work Zone Traffic Control The firm is registered by the Florida Department of Transportation (FDOT) and South Florida Water Management District (SFWMD) as a Small Business Enterprise (SBE). �iliations • American Planning Association • American Institute of Certified Planners . American Society of Civil Engineers • Florida Engineering Society, Calusa Chapter (Past President) • Institute of Transportation Engineers • Illuminating Engineering Society • Society of American Military Engineers Firm FDOT Pre -qualifications Group 3 Highway Design - Roadway 3.1 Minor Highway Design Group 6 Traffic Engineering & Operations Studies 6.1 Traffic Engineering Studies 6.2 Traffic Signal Timing Group 7 Traffic Operations Design 7.1 Signing, Pavement Marking & Channelization 7.2 Lighting 7.3 Signalization Group 13 Planning 13.4 Systems Planning 13.5 Subarea/Corridor Planning 13.6 Land Planning/Engineering TPODIICOCR ulannino engineering 1205 Piper Blvd., Suite 2021 Naples, FL 34110 P 239.566.95511 www.trebilcock.biz Curriculum Vitae George Russell Weyer President Real Estate Econometrics, Inc. 707 Orchid Drive Naples, FL 34102 (239) 269-1341 rweyer@ree-i.com Overview • Over 30 years of real estate development experience in Florida, Ohio and Nevada with large corporations and family -owned companies that focused on commercial office, retail, industrial, hospitality, amenity and large scale community and residential development. • Senior management experience with the entire development process from acquisition identification, due diligence, purchase negotiations, financing, planning and securing entitlements, horizontal and vertical construction, sales/leasing and marketing, to property management and condominium turnover and disposition. Skills also include land acquisition, land planning, entitlement process, financing proforma development, market analysis, land development, CDD management, financing and assessment determination, home and commercial construction, sales and Marketing management, builder selection and management, amenity design and management, residential and commercial property owners association management and design review committee management. • Experience with governmental entities on budgeting, financing and identifying and implementing economic development programs. • Full member of the Urban land Institute and the past chairman of ULI's Southwest Florida District Council. Professional Experience • President, Real Estate Econometrics, Inc., Naples, FL 2014-Present Real Estate Econometrics, Inc., a full -service consulting firm specializing in financial, economic and fiscal analysis and implementation for real estate projects, is well -versed in all aspects of the real estate/land development process from determining the market and land acquisition through planning and development and finally marketing and land disposition. Performing real estate valuation analysis, entitlement analysis (commercial need, affordable housing, fiscal impact), CDD formation and management, CDD methodology consultant, commercial POA management, fiscal impact analysis of real estate projects, large scale development market analysis, economic impact analysis, government assessment methodology development, litigation support analysis, public/private partnership coordination, tax increment financing. • Senior Associate, Fishkind & Associates, Inc., Naples, FL 2004-2014 Real estate valuation analysis, entitlement analysis (commercial need, affordable housing, fiscal impact), CDD formation and management, CDD methodology consultant, commercial POA management, fiscal impact analysis of real estate projects, large scale development market analysis, economic impact analysis, government assessment methodology development, litigation support analysis, Cape Canaveral economic and fiscal impact, annexation analysis, impact fee analysis, public/private partnership coordination, tax increment financing. • V.P. Development, JED of Southwest Florida, Inc. Naples, FL 2003-2004 Office complex design, construction and management, neighborhood retail complex design, construction and management, entitlement process management. • President, GRW Management, Inc., Naples, FL 2001-2003 Market and entitlement analysis • President, London Bay Homes, Inc. subsidiary, Romanza, Inc. Naples, FL 2000-2001 Managed two offices of an interior design company. Turn around into profitable entity. • V.P. Resort Operations, Lake Las Vegas Joint Venture, Las Vegas NV 1999-2000 Managed all commercial operations on site — 2 hotels, small retail center, two casinos, private community club, lake/marina operations, managed public and private golf course operations, designed and constructed third public golf course and clubhouse, community liaison for development company, design review committee chair, property owners association chair. • President & CEO, Cavalear Corporation, Toledo, OH 1997-1999 Management of 3 master planned communities — one with lake and two with golf courses, development and construction management of 2 residential villa neighborhoods, unit construction for two villa developments, single family unit construction • Director of Commercial Sales, Amenity Management & Marketing, Westinghouse Communities, Inc. Naples/Fort Myers, FL 1983-1997 Amenity manager, managed public and private golf courses, builder program manager, builder sales manager, model row development, marketing manager for two large scale master planned communities — Pelican Bay and Gateway, started and managed Pelican Landing and Pelican Marsh marketing departments. Expert Testimony • Mr. Weyer has testified as an expert in front of the following courts of law: o In the Circuit Court of the Fifth Judicial Circuit in and for Sumpter County, FL o Florida Department of Administrative Hearings o In the Circuit Court of the Twentieth Judicial Circuit Court in and for Collier County, FL o in the Circuit Court of the Twentieth Judicial Circuit Court in and for Lee County, FL o United States Bankruptcy Court, Middle District of Florida, Fort Myers Division o United States District Court, Middle District of Florida, Fort Myers Division • Mr. Weyer has testified as an expert in front of the following governmental jurisdictions: o City of Naples, Florida o Collier County, Florida o City of Bonita Springs, Florida o Hillsborough County, Florida o Lee County, Florida o City of Fort Myers, Florida o City of Cape Coral, Florida o City of North Port, Florida o City of Tamarac, Florida o Miami -Dade County, Florida o Community Redevelopment Agency, Fort Myers, Florida o Community Redevelopment Advisory Board, Naples, Florida • Mr. Weyer has testified as an expert for following bond validation hearings: o Ave Maria Stewardship Community District o Fronterra Community Development District o Hacienda Lakes Community Development District o Cypress Shadows Community Development District Education University of Miami, Miami, FL MBA 1993 Michigan State University, Bachelor of Arts, Communications, 1977 Bethany Brosious Senior Ecologist Senior Ecologist for Passarella & Associates, Inc., an ecological consulting firm providing environmental and ecological services. Services include state, federal, and local permitting; agency negotiations; environmental impact assessments; ecological assessments; listed species surveys, permitting and relocation; state and federal wetland jurisdictionals; wetland mitigation design, permitting and construction observations; and environmental project management. REPRESENTATIVE PROJECT EXPERIENCE AVIATION Southwest Florida International Airport, Lee County COMMERCIAL & RESIDENTIAL DEVELOPMENT Corkscrew Crossing, Lee County Argo Manatee PUD, Collier County Avalon of Naples, Collier County Enclave Livingston, Collier County Residences at North Bay Village, Lee County Tree Farm PUD, Collier County The Terraces at Bonita Springs, Lee County Good Turn Center, Collier County Premier Airport Park, Lee County Meridian Center, Lee County Vincentian, Collier County Estero Grande, Lee County Creative Commons, Collier County MINING Cemex Alico North Quarry, Lee County East Naples Mine, Collier County San Marino Mine, Collier County Section 20 Mine, Collier County Charlotte County Mine, Charlotte County OTHER Collier County Public Schools, Collier County Suncoast Schools Federal Credit Union - Immokalee Branch, Collier County Bonita Springs Utilities, Lee County EXPERIENCE Senior Ecologist Passarella & Associates, Inc. (July 2012 - Present) Ecologist Passarella & Associates, Inc. (July 2006 - July 2012) Graduate Research Assistant Florida Gulf Coast University Coastal Watershed Institute (November 2004 - July 2006) Intern South Florida Water Management District (October 2003 - July 2006) EDUCATION Master of Science, Environmental Science 2010 Florida Gulf Coast University, Fort Myers, Florida Bachelor of Science, Animal Science 2003 University of Florida, Gainesville, Florida CERTIFICATIONS SCUBA Certified Diver by the National Association of Underwater Instructors PROFESSIONAL ASSOCIATIONS Florida Association of Environmental Professionals Society of Wetland Scientists Calusa Nature Center and Planetarium Board of Trustees (2011 - 2013) PASSARELLA ConY'°gam& ASSOCIATES Offices in Florida and South Carolina 13620 Metropolis Avenue • Suite 200 • Ft. Myers, FL 33912 1 505 Belle Hall Parkway • Suite 102 • Mt. Pleasant, SC 29464 www.passarella.net VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 SANITARY LIFT STATION CALCULATIONS Project: Hammock Park MPUD Task: Determine impacts to previously approved Hacienda Lakes Lift Station Hacienda Lakes Lift Station #1 Previous Number Average Approvals Grawlty Sewer Flows Parcel Use of Units Flow Per Daily Flow Average Daily ERU Peaking Peak Hour Unity Flow (GPM) (1ERU=100 GPD) Factor Flow (GPM) (SF) (GPD) Hacienda Lakes Commercial") 327,500 0.10 32,750 22.74 328 Hacienda Lakes Office 70,000 1 0.15 1 10,500 1 729 105 Hammock Park Commerce Centre CPUD 160,000 0.125 20,000 13.89 329 McMullen MPUD 51400 1 35.69 1 514 Total Gravity inflow] 114,650 1 $0 1 1,276.0 3.73 297 Pumped Inflowslll Lift Station 2 248 Lift Station 3 224 Junior Deputy 13 Public School 45 Total Pumped Inflow 530 GPM Peak Factor = 18+(P)"' 44+ P= 1.276 (total population / 1000) Total Inflow Zone 1 Total Avera a Da Inflow = fAvera a Da Inflow] + Pumped Inflow) Total Avera a Oa Inflow = 610 GPM Total Peak Hour Inflow =(Peak Hour Inflow) + (Pumped Inflow) Total Peak Hour Inflow = 827 GPM Hacienda Lakes Lift Station #1 Average Revised Gravity Sewer Flows Parcel Use Number Flow Per Daily Flow Average Daily ERU Peaking Peak Hour of Units Unity Flow (GPM) (1ERU=100 GPD) Factor Flow (GPM) (GPD) Hacienda Lakes Commercial") 327500 0.10 32,750 22.74 328 Hacienda Lakes Office 70,000 0.15 1 10,500 7.29 105 Hammock Park Commerce Centre Mulit-Family) 265 250 66,250 46.01 663 Hammock Park Commerce Centre (Commerical) 148,500 0.125 18,563 12.89 186 1 McMullen MPUD 51,400 35.69 514 Tota Gravtytn ow 179.4631 125 2,795.1 3.62 451 Pumped Inflowslll Lift Station 2 248 Peak Factor = 18 + (P)"' Lift Station 3 224 44 +�T Junior Deputy 13 P= 1.795 (total population / 1000) Public School 45 Total Pumped inflow 530 GPM Total Inflow Zone 1 Total Average Day Inflow = Avera a Day Inflow) + Pumped Inflow) Total Average Day Inflow= 655 GPM Total Peak Hour Inflow (Peak Hour inflow) + (Pumped Inflow) Total Pear Hour Inflow = 981 GPM ,Conclusion: 'The revised land use proposed under the zoning application for the Hammock Park MPUD will increase the previously designed Peak Hour Flow from 827 GPM to 981 GPM. This increase in Peak Hour Flow will require a modification to lift station 1f1 located at the southeast corner of the project to facilitate the revised land use. Design modifications will be determined at Note (1): Input data for sanitary flows is based on Hacienda Sanitary Sewer Design Calculations by RWA Inc, June 26, 2012. ■ A INC.plannin- DAIVisual anion (' 0 N S 0 1 l' I N G Civil Engineering 1 %' ■ ■ 1 1 Surveying & Mapping HACIENDA SANITARY SEWER DESIGN CALCULATIONS UTILITY MASTER PLAN - REVISION #0 Calculated By: Jonathan A. Ziegan, P.E. Checked By: June 26, 2012 OTHER GRAVITY FLOWS ZONE 1 OTHER USES 327,500 SF COMMERCIAL @ 0.1 GPD/SF Number of Units = 327,500 Estimated Flow Per Unit = 0.10 gpd Average Day Flow = 32,750 gpd Average Day Flow = 22.74 gpm Equivalent Population = 328 persons @ 100 per Person Peak Hour Flow Factor = 4.10 = (18 + (Population/1000)")/(4 + (Population/1000)0") Peak Hour Flow = 93.25 gpm 70,000 SF OFFICE @ 0.15 GPD/SF Number of Units: 70,000 Estimated Flow Per Unit: 0.15 gpd Average Day Flow = 10,500 gpd Average Day Flow = 7.29 gpm Equivalent Population = 105 persons @ 100 per Person Peak Hour Flow Factor = 4.20 = (18 + (Population/1000)0")/(4 + (Population/1000)0 s) Peak Hour Flow = 30.63 gpm HAMMOCK PARK COMMERCE CENTRE CPUD * * Flows are based on Previously permitted Site Development Plan. Average Day Flow = 32,824 gpd Average Day Flow = 22.79 gpm Equivalent Population = 329 Persons @ 100 gpd/Person Peak Hour Factor = 4.16 Peak Hour Flow = 94.92 gpm Max. Day Factor 1.3 Max. Day Flow = (Average Day Flow) x (Max. Day Factor) Max. Day Flow = 29.6 gpm 8/14/3.981050150 06 00 Hacienda Lakes Phase 1\0007 Civil Engineering?€siAaster Utility Report - First Draft\Compiled Draft\APPENDIX B - TABLE 1 SAN SEWER GEN RATE ESTIMATES xlsx DIATA INC. Planning Visualization [ ' r 7 . S U I . " I' I N [ ; Civil Engineeri�3g 1 t T ■ A. 1 Stuveying & Mapping HACIENDA SANITARY SEWER DESIGN CALCULATIONS UTILITY MASTER PLAN - REVISION #0 Calculated By: Jonathan A. Ziegan, P.E. Checked By: June 26, 2012 MCMULLEN MPUD ** ** Flows are based on Previously approved master concept plan & zoning ordinance. Average Day Flow = 51,400 gpd Average Day Flow = 35.69 gpm Equivalent Population = 514 Persons @ 100 Peak Hour Factor = 4.11 Peak Hour Flow = 146.87 gpm Max. Day Factor 1.3 Max. Day Flow = (Average Day Flow) x (Max. Day Factor) Max. Day Flow = 46.4 gpm TOTAL GRAVITY INFLOW Total Average Day Gravity Inflow = 89 gpm Total Peak Hour Gravity Inflow = 366 gpm PUMPED INFLOWS gpd/Person LIFT STATION 2 248 gpm See LIFT STATION 92 calculations LIFT STATION 3 224 gpm See LIFT STATION #3 calculations Junior Deputy /3 gpm (theoretically 1.1 x PHF) Public School 45 gpm (theoretically 1.1 x PHF) Total Pumped Inflow 530 gpm Flows in ITALICS are theoretically calculated as 110% of the peak hour inflow. Design Flows are otherwise based on the lift station design calculations. TOTAL INFLOW ZONE 1 [TOTAL INFLOW USED FOR LIFT STATION DESIGN] Total Average Day Inflow = Avera a Da Inflow + Fum ed Inflow) Total Average Day Inflow = 618 SPIN Total Peak Hour Inflow = Peak Hour Inflow + (Pumped Inflow) Total Peak Hour Inflow = 896 R m 8/14/050150 06 00 Hacienda Lakes Phase 1\0007 Civil Engineering�€sigT\l'Vlaster Utility Report - First Draft\Compiled Draft\APPENDIX B - TABLE 1 SAN SEWER GEN RATE ESTIMATES xlsx DAITA INC. VIisuali � tion t' U N S U L' I' 1 N C s Civil Engineering AL 'I T ►1 1 Surveying & Mapping HACIENDA SANITARY SEWER DESIGN CALCULATIONS UTILITY MASTER PLAN - REVISION #0 Calculated By: Jonathan A. Ziegan, P.E. Checked By: ,June 26, 2012 TOTAL INFLOW PUBLIC SCHOOL (PUMPED TO ZONE 1) 1,000 STUDENT PUBLIC SCHOOL @ 14 GPD/STUDENT Number of Units: 1,000 Estimated Flow Per Unit: 14 gpd Average Day Flow = 14,000 gpd Average Day Flow = 9.72 gpm Equivalent Population = 140 persons @ 100 per Person Peak Hour Flow Factor = 4.20 = (18 + (Population/] 000)° 5)/(4 + (Population/l000)o,$) Peak Hour Flow = 40.83 gpm TOTAL INFLOW JUNIOR DEPUTY PUMPED TO ZONE 1 400 PERSON PARK, PUBLIC PICNIC W/BATHHOUSE @ 10 GPD/PERSON Number of Units: 400 Estimated Flow Per Unit: 10 gpd Average Day Flow = 4,000 gpd Average Day Flow = 2.78 gpm Equivalent Population = 40 persons @ 100 per Person Peak Hour Flow Factor = 4.30 = (18 + (Population/1000)0-')/(4 + (Population/1000)0") Peak Hour Flow = 11.94 gpm SEWAGE INFLOW ZONE 2, LIFT STATION 2 GRAVITY INFLOW ZONE 2 SINGLE-FAMILY RESIDENTIAL SEWAGE INFLOW Design Parameters Number of Units: 302 Unit Estimated Persons Per Unit: 2.00 Persons/Unit Average Day Flow Per Person: 100 gpd Waste Stream Category: Domestic Pretreatment: None Average Day Flow Calculations Average Day Flow = (Number of Units) x (Estimated Persons Per Unit) x (Average Day Flow Per Person) Sub -Total Population = 604 Sub -Total Average Day Flow = 60,400 gpd = 41.9 gpm 8/14/3.911050150 06.00 Hacienda Lakes Phase 1\0007 Civil Engineering D€si9tT\1Glaster Utility Report - First Draft\Compiled Draft\APPENDIX B - TABLE 1 SAN SEWER GEN RATE ESTIMATES xlsx IMENGINEERING HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 ENVIRONMENTAL DATA REPORT HAMMOCK PARK COLLIER COUNTY ENVIRONMENTAL DATA REPORT Revised April 2019 Prepared For: Tract L Development, LLC 7742 Alico Road Fort Myers, Florida 33912 (239) 208-4079 Prepared By: Passarella & Associates, Inc. 13620 Metropolis Avenue, Suite 200 Fort Myers, Florida 33912 (239) 274-0067 Project No. 05TSC1438 TABLE OF CONTENTS Page Introduction.................................................................................................................................... I Environmental Data Authors.........................................................................................................1 VegetationDescriptions.................................................................................................................2 ListedSpecies Survey....................................................................................................................4 Native Vegetation Preservation.....................................................................................................4 References......................................................................................................................................5 i LIST OF TABLES Page Table 1. Native and Non -Native Habitat Types and Vegetation Acreages .........................5 LIST OF EXHIBITS Page Exhibit 1. Project Location Map.........................................................................................El-1 Exhibit 2. Aerial with FLUCFCS and Wetlands Map ........................................................ E2-1 Exhibit 3. Native Vegetation Map...................................................................................... E3-1 Exhibit 4. Listed Species Survey........................................................................................E4-1 Exhibit 5. Aerial with Bald Eagle Nest and Protection Zones...........................................E5-1 Exhibit 6. Aerial with On -Site and Adjacent Off -Site Preservation Areas ........................E6-1 iii INTRODUCTION The following environmental data report is provided in support of the zoning application for Hammock Park (Project). The following information was prepared in accordance with the Collier County environmental data submittal requirements outlined in Chapter 3.08.00 of the Collier County Land Development Code (LDC). The Project totals 19.13± acres and is located in Section 14, Township 50 South, Range 26 East, Collier County (Exhibit 1). More specifically, the Project is located northeast of the intersection of Collier Boulevard (County Road 951) and Rattlesnake Hammock Road. The Project is bordered by the Good Turn Center project to the north, the McMullen Parcel to the east, Rattlesnake Hammock Road to the south, and Collier Boulevard to the west. The Project includes a modification to an existing Planned Unit Development (PUD) known as Hammock Park Commerce Center (Ordinance No. 07-30). The modification includes the addition of a potential mixed -use or residential component. South Florida Water Management District (SFWMD) Permit No. 11-02130-P and U.S. Army Corps of Engineers (COE) Permit No. SAJ-1999-04926 were issued for the Project on October 10, 2002 and February 12, 2009, respectively. Additional modifications to the SFWMD permit were issued on February 8, 2008 and July 1, 2014 and to the COE permit on July 21, 2014. The majority of the Project site is comprised of previously cleared, disturbed land. The Project site contains a 1.66± acre Collier County native vegetation preserve along the northern portion boundary which was designated as part of Ordinance No. 7-30. This report includes details regarding the authors' qualifications, vegetation descriptions for the various on -site habitats, results of the listed species survey conducted by Passarella & Associates, Inc. (PAI) in October 2018, and the minimum native vegetation preservation requirement. ENVIRONMENTAL DATA AUTHORS This report was prepared by Heather Samborski and Bethany Brosious. They both satisfy the environmental credential and experience requirements, per Section 3.08.00(A)2 of the Collier County LDC. Ms. Samborski is an Ecologist with PAI, with four years of consulting experience in the environmental industry. She holds a Bachelor of Science degree in Environmental Studies from Eastern Connecticut State University and a Master of Science degree in Environmental Sciences from Florida Gulf Coast University. Ms. Brosious is an Ecologist with PAI, with 12 years of consulting experience in the environmental industry. She holds a Bachelor of Science degree in Animal Sciences from the University of Florida and a Master of Science degree in Environmental Sciences from Florida Gulf Coast University. 1 VEGETATION DESCRIPTIONS The existing vegetative cover and land uses on the Project site include a combination of undeveloped, disturbed land and forested uplands and wetlands with varying degrees of exotic infestation. The vegetation associations for the property were delineated using December 2017 rectified color aerials (Scale: 1" = 100'). Groundtruthing was conducted in October 2018. These delineations were classified based on the nomenclature of the Florida Land Use, Cover and Forms Classification System (FLUCFCS) Levels III and IV (Florida Department of Transportation 1999). Level IV FLUCFCS was utilized to denote disturbance and ` E" codes were used to identify levels of exotic species invasion (i.e., melaleuca (Melaleuca quinquenervia), earleaf acacia (Acacia auriculiformis), downy rose -myrtle (Rhodomyrtus tomentosa), and Brazilian pepper (Schinus terebinthifolius)). AutoCAD Map 3D 2017 software was used to determine the acreage of each mapped polygon, produce summaries, and generate the final FLUCFCS map (Exhibit 2). A total of 12 vegetative associations and land uses (i.e., FLUCFCS codes) were identified on the property. The dominant habitat type on the property is Disturbed Land, Hydric (FLUCFCS Code 7401), accounting for 45.2 percent of the property (8.64± acres). Exotic vegetation documented on -site includes, but is not limited to, Brazilian pepper, earleaf acacia, torpedograss (Panicum repens), and melaleuca. The degree of exotic infestation ranges from 0 to nearly 100 percent cover. The Project site contains 13.59± acres of SFWMD and potential COE jurisdictional wetlands (Exhibits 2 and 3). The jurisdictional wetlands identified by FLUCFCS code include approximately 2.59± acres of Hydric Pine, Disturbed (0-24% Exotics) (FLUCFCS Code 6259 El); 1.89± acres of Hydric Pine, Disturbed (76-100% Exotics) (FLUCFCS Code 6259 E4); 0.47± acre of Freshwater Marsh, Disturbed (50-75% Exotics) (FLUCFCS Code 6419 E3); and 8.64± acres of Disturbed Land, Hydric (FLUCFCS Code 7401). The on -site wetland quality has been diminished by previously authorized site disturbance, a degraded regional hydrologic connection, and the infestation of exotic vegetation including Brazilian pepper, torpedograss, melaleuca, and earleaf acacia. The acreage and descriptions for each FLUCFCS classification are outlined below. Pine, Disturbed (0-24% Exotics) FLUCFCS Code 4159 El) The canopy contains slash pine (Pinus elliottii) and scattered cabbage palm (Sabal palmetto). The sub -canopy consists of slash pine, cabbage palm, wax myrtle (Morella cerifera), and earleaf acacia. The ground cover includes gulfdune paspalum (Paspalum monostachyum), little blue maidencane (Amphicarpum muehlenbergianum), and torpedograss. Pine, Disturbed (76-100% Exotics) FLUCFCS Code 4159 E4) The canopy is similar to FLUCFCS Code 4159 El. The sub -canopy consists of 76 to 100 percent cover by earleaf acacia, melaleuca, and Brazilian pepper. The ground cover includes torpedograss, spermacoce (Spermacoce verticillata), bushy bluestem (Andropogon glomeratus), and beaksedge (Rhynchospora microcarpa). 2 Cypress, Pine, Cabbage Palm, Disturbed and Drained (76-100% Exotics) (FLUCFCS Code 6245 The canopy consists of slash pine, cypress (Taxodium distichum), and Brazilian pepper. The sub - canopy was mostly open with scattered cabbage palm. The ground cover includes grapevine (Vitis sp.), caesarweed (Urena lobata), dog fennel (Eupatorium capillifolium), torpedograss, and spermacoce. Hydric Pine, Disturbed (0-24% Exotics) FLUCFCS Code 6259 El) The canopy consists primarily of slash pine. The sub -canopy contains slash pine, wax myrtle, myrsine (Myrsine cubana), dahoon holly (Ilex cassine), and cypress. The ground cover includes sand cordgrass (Spartina bakeri), sawgrass (Cladium jamaicense), little blue maidencane, gulfdune paspalum, and spermacoce. Hydric Pine, Disturbed (76-100% Exotics) FLUCFCS Code 6259 E4) The canopy consists of slash pine with some cabbage palm. The sub -canopy contains Brazilian pepper and earleaf acacia. The ground cover includes torpedograss, spermacoce, bushy bluestem, and beaksedge. Freshwater Marsh, Disturbed (50-75% Exotics) FLUCFCS Code 6419 E3) The canopy is open with scattered cypress. The sub -canopy is open with scattered cypress, Brazilian pepper, and willow (Salix caroliniana). The ground cover includes pickerelweed (Pontederia cordata), arrowhead (Sagittaria lancifolia), smartweed (Polygonum spp.), maidencane (Panicum hemitomon), torpedograss, and fireflag (Thalia geniculata). Disturbed Land (FLUCFCS Code 740) The canopy and sub -canopy are open. The ground cover consists of torpedograss, spermacoce, bushy bluestem, and coastal foxtail (Setaria corrugata). Disturbed Land, Hydric (FLUCFCS Code 7401) The canopy and sub -canopy are open with scattered melaleuca. The ground cover includes torpedograss, spermacoce, dog fennel, beaksedge, and inundated beaksedge (Rhynchospora inundata). Spoil Areas (FLUCFCS Code 743) The canopy is open and the sub -canopy includes Brazilian pepper and earleaf acacia. The ground cover includes fennel (Eupatorium leptophyllum), torpedograss, spermacoce, and caesarweed. Road (FLUCFCS Code 814) This area consists of a paved road which occupies 0.01± acre or 0.1 percent of the property. Utilities FLUCFCS Code 830) This is comprised of a pump station and accounts for 0.10± acre or 0.5 percent of the property. Electrical Transmission Lines (FLUCFCS Code 832) This area is occupied by Florida Power & Light powerlines and accounts for 0.30± acre or 1.6 percent of the property. LISTED SPECIES SURVEY A listed plant and wildlife species survey was conducted by PAI on the Project site on October 2, 2018. No listed wildlife species were observed during the listed species survey. The listed species survey methodology and results are provided as Exhibit 4. The Project has previously been reviewed by both the Florida Fish and Wildlife Conservation Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS) as part of the state and federal permitting process. A biological opinion for the Project was issued by the USFWS on December 17, 2008 and addressed potential Project impacts to the Florida panther (Puma concolor coryi). In addition, as part of a COE permit extension request, a USFWS concurrence letter was issued on March 20, 2014 and found that the Project "may affect but is not likely to adversely affect" the Florida bonneted bat (Eumops floridanus). During a December 2018 site visit, a bald eagle (Haliaeetus leucocephalus) nest was documented approximately 20 feet north of the Project site. The nest is located in a live slash pine approximately 800± feet east of Collier Boulevard. An aerial depicting the location of the bald eagle nest and USFWS protection zones is included as Exhibit 5. Prior to the initiation of construction activities, the developer will coordinate with Collier County, the USFWS, and the FWCC with respect to the newly identified bald eagle nest regarding applicable guidelines and permitting requirements as described in the FWCC Bald Eagle Management Plan Handbook (FWCC 2010) and the USFWS National Bald Eagle Management Guidelines (USFWS 2007). NATIVE VEGETATION PRESERVATION Per PUD Ordinance 07-30, 15 percent of the on -site native vegetation was required to be preserved to meet the Collier County minimum native vegetation preservation requirement in accordance with Section 3.05.07.B.I of the Collier County LDC. This resulted in a preservation requirement of 1.63± acres of native vegetation. A 1.66± acre Collier County native vegetation preserve, which both satisfies and exceeds the minimum native vegetation preservation requirement, was established on the northern boundary of the Project. The preserve is protected via a conservation easement granted to Collier County and the SFWMD. The preserve has been enhanced through the removal of exotic vegetation and supplemental plantings. The proposed zoning amendment application incudes the addition of a residential land use to the PUD. Per LDC Section 3.05.07.B.1, for a residential or mixed -use development that is less than 20 acres in size, the minimum preserve requirement is 15 percent of the native vegetation. The Project contains 7.14f acres of native vegetation. A utility easement which bisects the eastern portion of the property was not classified as native vegetation for this zoning amendment application. In addition, 2.22± acres area of Disturbed Land; 8.64f acres of Disturbed Land, Hydric; 0.37± acre of Spoil Areas; 0.01± acre of Road; 0.10± acre of Utilities; and 0.30± acre of Electrical Transmission Lines were classified as non-native vegetation. Also excluded was 0.35± acre of Freshwater Marsh (50-75% Exotics) located within the existing electrical powerline easement (Exhibit 3). .19 Table 1 provides a summary of the existing native vegetation communities on -site and the native vegetation preservation calculation. Table 1. Native and Non -Native Habitat Types and Vegetation Acreages FLUCFCS Code Description Native Acreage Non -Native Acreage 4159 E1 Pine, Disturbed 0-24% Exotics 0.16 4159 E4 Pine, Disturbed 76-100% Exotics 0.63 6245 E4 Cypress, Pine, Cabbage Palm, Disturbed and Drained 76-100% Exotics 1.75 6259 E1 H dric Pine, Disturbed 0-24% Exotics 2.59 6259 E4 H dric Pine, Disturbed 76-100% Exotics 1.89 6419 E3 Freshwater Marsh, Disturbed 50-75% Exotics 0.12 0.35 740 Disturbed Land 2.22 7401 Disturbed Land, H dric 8.64 743 Spoil Areas 0.37 814 Road 0.01 830 Utilities 0.10 832 Electrical Transmission Lines 0.30 Total 7.14 11.99 Minimum Retained Native Vegetation Requirement Per Collier County Ordinance No. 07-30 1.63* *Per Collier County Ordinance No. 07-30, 15 percent of the on -site native vegetation was preserved. Please see the Master Concept Plan and Exhibit 6 for the preserve area location. The on -site preserve location and habitats were selected according to the priority criteria set forth in Sections 3.05.07(A)4 and 3.05.05(A)5 of the Collier County LDC. The on -site preserve maintained the highest quality native vegetation on -site, connects to off -site preservation areas to the north, and is in close proximity to off -site adjacent preservation areas to the east (Exhibit 6). Enhancement activities conducted within the preserve areas included the removal of exotic vegetation and supplemental planting. The preserve area is currently protected via a conservation easement granted to both Collier County and the SFWMD and will remain protected in perpetuity. REFERENCES Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification System. Procedure No. 550-010-001-a. Second Edition. Florida Fish and Wildlife Conservation Commission. 2010. Bald Eagle Management Plan Handbook. Tallahassee, Florida. U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines 5 EXHIBIT 1 PROJECT LOCATION MAP - . '.r<l;: \ _ �.... .€. _'y 32ND. EIS— -.'. FTs - -- ---�- ..MAR*KBE#A�V,tE': {•• o F EIVW. EXIT y Ai e T {� "-Ir z "' 4 .} p.{.. .�,%.r%.' 101 W y f M1�j'" WASHBURNAVE+ s. _ Sxia BECK=BLVD 75 Y.-tsoAC:K'BU.RN=RDA •' ., -'., RAD.10 RD , _ y gig 'I :hay. f ' . '� ,i. `, •.m � :��� {� R� � : i I m''.L Lto `.. w -:w - -NORT.H-RO '.x•..= G"k �D , .� it - :�iR. •cs^�. .m Z ,�d'i•� �;�� w��`�=��.�_�.x:.X r � ¢ -. ,::���I.rt^`; '� �'•}�' y t�s.�x � .m�'� .vim ,NEW.MANDR l Y.. ..DAVISrBLV,D.a �� "9GEo j i1 i IF- ,r COP i r .' k ' ¢ CREWS:RD oe L. 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W W W W W W 1 W W W W W W W W W W W W W (0.31 Ac.±) W W W W W W W (0.12 Ac.±) W W W W W W W W W W W W W W W 6245E4 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W (0.15 Ac.±) W - W W W W W W 6259E '�' W W W W W W • W W W W W W W W W W W W W W W W W W W W W W W W W W W W W "(<0.01 Ac.±) W W W W W W W W W W W W W W W 6259EI 6419E3 W W W W W W W W W W W W W W W W W W W W W W W W W W W (1,50 Ac. �) W W W W W W W W W W W W W W (0.47 Ac.±) W W 4159E F e (0.6 AC.±) W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W • W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 743 W W W W 7401 6259E4 W W W W W W W W W W W W W W W W WY W W W W W W W W W W (0.02 AC.♦ W W W W (0.28 Ac.±) W a W W Y W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W e y� W W W W W W W W W � •d W W W W W WW � 743 W W W W W W W W W W W W W W W W W W W W W W W W W 02 A.c.±) W W W W W W W W W W W 743 W W W W W W W W W W W 745 W W W W W W W W W W W W W W W W 4159E4 //"((y W W ,✓ W W W W W (O.02 Ac.± (0,05 A-c.±) ` W W W W W W W 743 W W W W (0.63 Ac.±) W W W W W W W W W W W •li W �Y W W W W W (0.04 AC.±) W W 743 W W W W W W W W W W 743 W W W (O.OZ AC.- //—',(0. OI AC.±) W W W W W W W W W W W W W W W W W W W W W W W W W is W W W W V W W W W W W W W W W W W W W W 740 W W W W W W W W W W W W 0.05 Ac.± W W W W W W W W W W W W = t W W W W W W W W W W W W W W W W W 740E W W W W W W W W W W W W W W W W - (6.96 Ac.±) S 6245 E4 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 743 (.6O AC.±) W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 4 W W W W W W W W W W W 0.01 Ac.±) W W W . W W W W W W W W W •Y W W W W W •Y •Y W W W W W W •Y •Y •L W W •Y W •L W W •Y W •L W W •L W W •L W . •Y W •L W W •L W . •L W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W •Y W W W W W W W W W W W W W W W W, W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W . W •Y W 743 W W W W W W 0.02 WW743 W . W W •Y W W W •L W W W W W W W W •Y •L •Y (0.03 AC.±).Y W W W W 0AC,±)YWWWWW W W •Y W W •Y W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W •Y W 743 W W W W W W W W W W W W W W W W W W W W W W W W W W •Y W W W W W W •L W W W 0.03 AC.+ W W W W W W W W W W W W W W 743 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 0.05 Ac.±) W •L •Y W W W W W W W W W W W W W W W •Y W •L W W •L •Y W •Y W W W W W W W W W W W W W W W W 4 W W W W •Y W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W /\ W� 743 W W W W W W W W W W W W W W • W . W W W W •Y W W W W W . 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W W W W W W W W W W W W W W W (0.31 Ac.±) W W W W W W (0.12 Ac.±) W W W W W W W W W W W W W 6245E4 w w W w W W W W W W w W W w w W w w W W W w W W w w W w w W w w W w w w (0.15 Ac.±) W W W W W W W 6259EI W W W W w W W w W W w W W W W w w W w W W w W W w W W W W W w W W W W W W W W (<0.01 AC.±) W W W W W W W W W W W W W W W 6259EI y W W W W W W W W W W W W 6419E3 W WW W W W W WW WW WW W W W W WW WW WW WW WW WW WW WW WW WW WW WW WW (1.50Ac. ±)WWWWWWWWWWWWWWWWWWWW w W W W W (0.35AC.±) 4159E1 W W W w W W w W w w (0.16 Ac.±) W w w W w w W W W w W W w w W w w W w w W W W w W W w w W W w W W w W W W W W W W W W W W W W w W W w W W W W W W W W W w W W W W W W W w W W W W W W W W W W W W W W W W W W W W W W 743 W W 7401 W W W 6259E4 W W W W W W W W W W W W W W W W W W W W W W W W W W W (0.02 Ac.±) W (0.28 AC.±) W (I 89 Ac.±)' w W W w W W W W W W w w W w w W w W W W W w W W W W W w W W w W W W W w w W W W W w W W W W W W W W W W W W W w W W W 743 W W W W W W w W W W W W w W W W W W w W W W W W W W W W w W W W W 6419E3 W W W W W W (0.02 Ac.±) 743 W W (0.12 Ac.±) W W W W W W W W W W W W W W 4159E4 W W W W W W W W w W W W W W W W W W W W W W 743 W W W W W W W(0.05 AC.±)W W W W W W W W W W W W W W W W W W w w W w w w w (0.63 Ac.±) W W w W w W W W w W W W w w w W w W w W W W w w w W w (0.02 w w w W w w w W W W W W W W W W W w 743 w W W w W (0.04 AW Ac.±) W W W w W W 743 W W W W (0.02 Ac.± W W W W W W W W W W W W W W W W W W W W W W W W �(0.01 AC. 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W W W W w w W(0.02 Ac.±)' W W W W W 743 W W W W W (0W W W W W W W W W W W W W W W W W W W W W W W W W W .03 Ac ) W W W W W W W W W W W W W W W W W W W W'W W W W W W W W W W w W W W W W743 W W w W W w W W w W W W W W w W W w W W W W W W w w w w W w W 0.03 Ac.±W W w w W w w W w w W W W W 743 W W w W W W W W W W W W W W W W W W W W W W W W W W 0.05 Ac.±) W W WIW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W _\�' 743 W W 0.02 Ac.W)w W W W W W w W W W w W W w W W W w W W w W W 740 (2.05 Ac.±) W W W w W W W W W W W W W W W W W w w w W W W w W w W W w w W W W W W W W W W w w W W W W w W w W W W w W w W W w w W W W W w W W W w W 814 (0.01 Ac. -RATTLESNAKE HAMMOCK RD- NOTES W 7401 W W W W W W (0.93 Ac.±) W W W W W W W W W W 6259EI W W W W w (1.09 Ac.±) 832 W W w w W W W (0.30 Ac.±) W W W W W W W W 830 5 Ac.±) F V SCALE: 1" = 100' LEGEND: FLUCFCS % AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH FLUCFCS PER FLORIDA LAND USE, COVER AND CODES DESCRIPTIONS ACREAGE TOTAL THE COLLIER COUNTY PROPERTY APPRAISER'S OFFICE FORMS CLASSIFICATION SYSTEM (FLUCFCS) NATIVE VEGETATION 4159 E1 PINE. DISTURBED (0-24% EXOTICS) 0 16 Ac.} 2.2'0 WITH A FLIGHT DATE OF DECEMBER 2017. (FDOT 1999). (7.14 Ac. ±) 4159 E4 PINE. DISTURBED (76-100%EXOTICS) 0.63M.� 8.8'o 6245 E4 CYPRESS, PINE. CABBAGE PALM. DISTURBED AND DRAINED (76-100%EXOTICS) 1.75Ac.� 24.5% PROPERTY BOUNDARY PER WALDROP ENGINEERING INC. SURVEYED WETLAND LINES PER VA. & V SURVEYED WETLAND LINE 6259 El HYDRIC PINE. DISTURBED (0-24%EXOTICS) 2.59Ac.± 36.3% DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018. DAYLOR DRAWING N0. PASS0318041DWG DWG DATED ELECTRICAL POWER LINE 6259 E4 HYDRIC PINE. DISTURBED (76-100% EXOTICS) 1.89 Ac.+ 26.5% FLUCFCS LINES ESTIMATED FROM ' AERIAL MARCH 22, 2004. EASEMENT 6419 E3 FRESHWATER MARSH. DISTURBED (50-75% EXOTICS)- 0.12 Ac.� 1.7% ROXI PHOTOGRAPHS AND LOCATIONS APPROXIMATED. WETLAND LINES REVIEWED AND APPROVED BY TOTAL 7.14 Ac.± 100.0% SFWMD AS PART OF ERP N0. II-02130-P. REVISIONS DATE DRAWN BY DATE DRAWING No. D.B. 10/16/18 3620 Metropolis Avenue DESIGNED BY DATE Suite 200 PAS SAR E L LA HAMMOCK PARK 05TSC1438 Ft. Myers, FL 33912 B.B. 10/ 16/ 18 SHEET No. REVIEWED BY DATE Phone (239) 274-0067 c° s�Iting NATIVE VEGETATION MAP EXHIBIT 3 Ecologists � Fax (239) 274-0069 `='�' & S S O C IATE S a EXHIBIT 4 LISTED SPECIES SURVEY HAMMOCK PARK LISTED SPECIES SURVEY Revised March 2019 1.0 INTRODUCTION This report documents the results of the listed species survey conducted by Passarella & Associates, Inc. (PAI) on October 2, 2018 for the 19.13± acre Hammock Park (Project). The Project includes a proposed mixed -use commercial/residential development with associated infrastructure and stormwater management system. Listed species surveys for the Project were previously conducted in September 2006 and July 2012. The Project is located in Section 14, Township 50 South, Range 26 East, Collier County (Figure 1). More specifically, the Project is located at the northeast corner of the intersection of Collier Boulevard (County Road 951) and Rattlesnake Hammock Road. The Project is bound by Good Turn Center to the north, the McMullen Parcel to the east, Rattlesnake Hammock Road to the south, and the 951 Canal and Collier Boulevard to the west. The Project site contains an on -site preservation area that is located on the northern boundary. The remainder of the Project site is comprised of undeveloped, partly forested land that has been invaded to various degrees by exotic vegetation. 2.0 LITERATURE REVIEW AND FIELD SURVEY METHODOLOGY A literature review and field survey was conducted to determine whether the Project site was being utilized by state and/or federally -listed species as identified by the Florida Fish and Wildlife Conservation Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS) as endangered, threatened, or species of special concern. In addition, the property was surveyed for plant species listed by the Florida Department of Agriculture and Consumer Services and the USFWS as endangered, threatened, or commercially exploited or species included on the Collier County Rare and Less Rare plant lists (Land Development Code (LDC) Section 3.04.03). 2.1 Literature Review The literature review involved an examination of available information on listed species in the Project's geographical region. The literature sources reviewed included the FWCC Florida's Endangered and Threatened Species (2017); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); USFWS Habitat Management Guidelines for the Bald Eagle in the Southeast Region (1987); the Florida Panther Habitat Preservation Plan (Logan et al. 1993); the Landscape Conservation Strategy Map (Kautz et al. 2006); and USFWS and FWCC databases for telemetry locations of the Florida panther (Puma concolor coryi), bald eagle (Haliaeetus leucocephalus), red -cockaded woodpecker (Picoides borealis) (RCW), Florida black bear (Ursus americanus E4-1 floridanus), Florida scrub jay (Aphelocoma coerulescens), and wading bird rookeries (such as the wood stork (Mycteria americana)) in Collier County. The FWCC and USFWS database information is updated on a periodic basis and is current through different dates, depending on the species. The FWCC information that was reviewed is current through the noted dates for the following four species: Florida panther telemetry — September 2018; bald eagle nest locations — April 2016; black bear telemetry — December 2007; and RCW locations — August 2017. 2.2 Field Survey The field survey was conducted during daylight hours by qualified ecologists walking parallel belt transects across the Project site. Transects were spaced to ensure that sufficient visual coverage of ground and flora was obtained. Approximate transect locations and spacing are shown on Figure 2. At regular intervals the ecologists stopped, remained quiet, and listened for wildlife vocalizations. The survey was conducted with the aid of 8x or 1 Ox power binoculars. The listed wildlife species surveyed for included, but were not limited to, gopher tortoise (Gopherus polyphemus), Eastern indigo snake (Drymarchon corais couperi), RCW, wood stork, Big Cypress fox squirrel (Sciurus niger avicennia), and Florida panther. The listed plant species surveyed for included species typical to forested upland and wetland habitats in this geographical region, as well as listed epiphytes and terrestrial orchids common in Southwest Florida. 3.0 RESULTS 3.1 Literature Review The literature search found no documented occurrences for listed wildlife species on the Project site (Figure 3). The closest documented bald eagle nest is an unnumbered nest located approximately 20 feet north of the northern property boundary. The nest was discovered during a December 2018 site visit and is located in a live slash pine (Pious elliottii) tree. The location of the nest and the USFWS eagle protection zones are depicted in Figure 4. Bald eagles are not a state or federally -listed species; however, they are protected under the Bald and Golden Eagle Protection Act. No RCW colonies or cavity trees are documented on the Project site, per the FWCC's database (Figure 3). The closest documented RCW location is located approximately 0.25 mile west of the Project site. This location and the others documented west of Collier Boulevard are considered relic or historic locations, as there are no currently known active cavity trees west of Collier Boulevard, based on PAI's survey experience in E4-2 this region over the last 20 years. The RCW is a state and federally -listed endangered species. The Project site is located within the 30± kilometer (18.6± miles) Core Foraging Area (CFA) of one documented wood stork rookery (No. 619018) (Figure 5). The wetlands within the proposed development limits are predominantly infested with exotic vegetation including torpedograss (Panicum repens), spermacoce (Spermacoce verticillata), and earleaf acacia (Acacia auriculiformis). As such, the property's foraging potential is rather poor. The wood stork is a state and federally -listed threatened species. No Florida panther telemetry is located on the Project site; however, panther telemetry points were documented in the immediate vicinity of the Project (Figure 3). The telemetry points were from Florida panther Nos. 148 and 219 and were recorded in August 2010 and December 2013, respectively. Both panthers have since died. The property is within the Florida panther Primary Zone (Kautz et al. 2006) (Figure 6). The Florida panther is a state- and federally -listed endangered species. The Project site is located within the USFWS Florida bonneted bat (Eumops floridana) Consultation Area but outside of the USFWS Florida bonneted bat Focal Area (Figure 7). The Florida bonneted bat is a state and federally -listed endangered species. 3.2 Field Survey The field survey was conducted on October 2, 2018. Weather conditions during the survey were partly cloudy skies, with 10 to 15 miles per hour easterly winds, and temperatures in the upper 80s to low 90s. The field survey identified no listed wildlife or plant species on the Project site (Figure 2). No listed species were documented utilizing the Project site during the October 2018 survey. During a December 2018 site visit, a bald eagle nest was discovered approximately 20 feet north of the northern property boundary (Figure 4). 4.0 SUMMARY The literature search and review of agency databases found no documented occurrences for listed species on the Project site. The Project site is located within the Primary Zone for the Florida panther and is located within one documented wood stork colony CFA. The Project is located within the consultation area for the RCW and the Florida bonneted bat. The October 2, 2018 field survey documented no listed species within the Project limits. In December 2018, an active bald eagle nest was documented approximately 20 feet north of the Project. This is a previously undocumented nest location. Prior to the initiation of construction activities, the developer will coordinate with Collier County, the USFWS, and the FWCC with respect to the newly identified bald eagle nest regarding applicable guidelines and permitting requirements as described in the FWCC Bald Eagle Management Plan Handbook (FWCC 2010) and the USFWS National Bald Eagle Management Guidelines (USFWS 2007). E4-3 5.0 REFERENCES Florida Fish and Wildlife Conservation Commission. 2010. Bald Eagle Management Plan Handbook. Tallahassee, Florida. Florida Fish and Wildlife Conservation Commission. 2017. Florida's Endangered and Threatened Species. Official Lists, Bureau of Non -Game Wildlife, Division of Wildlife. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti, R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape -scale conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1, Pages118-133 Logan, Todd, Andrew C. Eller, Jr., Ross Morrell, Donna Ruffner, and Jim Sewell. 1993. Florida Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife Service; Gainesville, Florida. Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission, Tallahassee, Florida. U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the Southeast Region. U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines. E4-4 MARKL-EY°AVE'.:� -. AW •BLA. S, N EXIT tn Y .: `fly rgJf ' >:,�.. ::" t' �' m �� gT;OiY.. �; � .�y.; � p�' • WASHBURN AVE'",- ,. ��`�Q�I�`s.� :�r_<�2' %����" � d[,�„��ari .Y�.. ;�t, .� fir. ;4' 'Y I!Y'/♦<`)��` I; .�'' •e�❑`sv"= � ` � ; :.4 ,fir, n. LN' `r ...,• 4 - _.. ' ; �V-D- ' �°•f• • U'.f6 k ❑x.;:.--r.: k>:" BECK=BL-D 75BL-;CC.K'Bl7.RN_RD� ���.:il F � ❑ CJ `,� �f `� I: 6,•� rx 'NORTH�RD�;::_...'.�_o ..Q� .,,;Y-.;a. D?y i•yek mil. �. .: '' ,9 1I_-S';` .m W of 2.'Th .:.3:f 4;'. ,•,y#y <7•p,. .K YFM'sail.�w:_;.;: 'l��t�r-." .1;�, i;;.,�'-:.y�Ja ,*z - �� ,';- i ,,�'i-," 1�y J m'� ;gym: ��'�• ... '` •" G0' _:& :f: ,• rNEWMAN DR ��—:e:,=Po.; l�•r I DAWS-BLV'DIV a P �•-.�, .' �.: � � IN ���d f• 3 �M%d6' n k ! IL N; z. ,.CLUB. a., . r, ❑i R f. . T41. 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DOCUMENTED OCCURRENCES OF LISTED SPECIES ASSARELLA REVIEWED BY DATE HAMMOCK PARK R.F. 10/l0/18 togj„s �.;`.EwloQiscs & ASSOCIATES z REVISED DATE T.F. 3/26/19 `.y�yts "SCALE: 1" = 200' �. - u i4 ► 1.t r �. �' ' � _ _ ...-. a` .. \ _ ,. ._ - / - .. - r'F aaln4`!�- .'!P' i�.! Y''' i • ti-. - %� 4 a_ - y �. .. 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REVIEWED BY DATE 10/9/18 AND 18.6 MILE CORE FORAGING AREAS HAMMOCK PARK s ng & ASSOCIATES a REVISED DATE°'°nls� ,4 pim Gulf Of Mexico LEGEND N W E S 0 5 10 Miles L PROJECT LOCATION P DRAWN BY DATE D.B. 10/9/18 FIGURE 6. PANTHER ZONES WITH PANTHER FOCUS AREA REVIEWED BY DATE PASSARELLA HAMMOCK PARK R.F. 10/9/18 "^s"'"^� & ASSOCIATES z REVISED DATE �cologlsts EXHIBIT 5 AERIAL WITH BALD EAGLE NEST AND PROTECTION ZONES 7 ac jj Sim SCALE +wi► r 7 * }pr��i_ d 101 Fkt }4. • } t IN Y- i � L: � - * � �. � '!tic r - • "±. �' � ° _ \ � — — — � �` -. ''ir`": � `, s�.°~ � 1 �t �'.�1*+ 1�`�'�F�`�' �:s � Yi�,.+i. �:�►5{ .�t,,•;ys'�i• �x� r^ �� �±`� +„ +�Y ` BLS'.-t�`.�.•���Yl'��� y�t�`'�.�,.���...'''i'++1, .:�. �. • V� >s1 ts•i� (�C!f r..i,l�., yi�y SK La +. >�ir„ Y1,i <l�►^ '�,; r_- a ��,��"?'.`+yk1- j. T+l. 14�t���.. i`"'�vy'���' .:, +'- • i V. w . 3620 Metropolis Avenue • .: .Suite200 ♦ ♦ ♦ • • • 1 EXHIBIT 6 AERIAL WITH ON -SITE AND ADJACENT OFF -SITE PRESERVE AREAS v -RATTLESNAKE HAMMOCK RD- III Also r s� 13A4l_z a EXHIBIT 6. AERIAL WITH ON -SITE AND ADJACENT OFF -SITE PRESERVE AREAS HAMMOCK PARK T.F. 12/6/18 REVIEWED BY DATE B.B. 12/6/18 low LEGEND: ON SITE PRESERVE AREA ++++ OFF -SITE PRESERVE AREAS NOTES: AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH A FLIGHT DATE OF DECEMBER 2017. PROPERTY BOUNDARY PER WALDROP ENGINEERING INC. DRAWING No.18-23SR.DWG DATED SEPTEMBER 26, 2018. rPASSARELLA .m.-Ittz-& ASSOCIATES Z VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 PUBLIC FACILITIES MAP O O 2 Miles M no O ■ •♦♦♦ ♦. O ■ 1 i ?� ♦♦♦ ♦♦ ■ CD ■ G � QJ • IAIENGINEERING KC260003135 www wo dropenglDeering com PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE Urban Services & Facilities Map Exhibit IV.E A Legend Hammock Park Parcel Collier County Libraries Collier County Parks Q South Regional Library Employment Nodes Collier County Schools • Commercial Plaza by Davis Blvd Q Calusa Park Elementary School O Hacienda Lakes Bussiness Park Q Lely Elementary School OFlorida SouthWestern College Center Al-ely High School OPhysicians Regional Hospital A Parkside Elementary School 0 Walmart Supercenter Plaza Golden Gate Fire Department AStation 72 AStation 75 Collier County Sheriff UEast Naples Substation Dist 3 Physicians Regional - Collier Blvd QPhysicians Regional - Collier Blvd Collier County EMS QMedic 25 QMedic 75 (Housed at FD Station 75) BusStop QBusStop ■ ■ ■ ■ Route17 0 0.8 1.6 2.4 3.2 Miles VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 PUBLIC FACILITIES BONITA SPRINGS Tampa Orlando Sarasota IAIENGINEERING 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE P. (239) 405-7777 f. (239) 405-7899 Hammock Park GMPA Exhibit V.E Public Facilities Level of Service Analysis Revised March 2079 The proposed text amendment is site -specific and only applies to the northeast corner of Mixed Use Activity Center #7, specifically the Hammock Park PUD. The Hammock Park CPUD currently permits up to 160,000 square feet of commercial uses on approximately 19 acres. The GMPA proposes to add a maximum of 265 multi -family (apartment) dwelling units with a maximum of 148,500 square feet of commercial, so as not to exceed the existing trip count for the currently approved 160,000 square feet of commercial uses. The following public facilities analysis evaluates the project impacts on potable water, wastewater, drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS information is the 2018 AUIR). 1. POTABLE WATER Adopted Level of Service Standard = 150 GPD/person/day for Collier County Utilities Existing Demand: None Total Existing Demand: 0 GPD Proposed Demand: Multi -family 265 DU x 150 GPD x 2.5 x 1.3 = 129,188 GPD Total Proposed Demand: 129,188 GPD Permitted Capacity: 52.75 MGD Required Plant Capacity FY24: 44.8 MGD The proposed GMP amendment results in an increased potable water demand of 129,188 GPD. The property is located within the Collier County potable water service area. The County has existing plant capacity of approximately 48.75 MGD. The proposed addition of 265 multi -family dwelling units will not create any LOS issues in the 5-year planning horizon. This Project will have no significant impact on the potable water system and capacity is available in Collier County. Hammock Park GMPA Public Facilities Analysis Page 1 of 3 2. SANITARY SEWER Adopted Level of Service Standard = 150 GPD/person/day Existing Demand: None Total Existing Demand: 0 GPD Proposed Demand: Multi -family 265 DU x 100 GPD x 2.5 X 1.5 = 99,375 GPD Total Proposed Demand: 99,375 GPD Permitted Capacity: 16.0 MGD Required Plant Capacity FY24: 16.0 MGD The proposed GMP amendment results in an increased sanitary sewer demand of 99,375 GPD. The subdistrict is located in the South Sewer Service Area of the Collier County Water/Sewer District. This Project will have no significant impact on the Collier County Regional Sewer System. 3. ARTERIAL AND COLLECTOR ROADS Please refer to the Traffic Impact Statement for discussions of the prolect's impact on level of service for arterial and collector roadways within the project's radius of development influence. 4. DRAINAGE The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. The single project within the proposed subdistrict has been issued a surface water management permit by the South Florida Water Management District which has established criteria for the volume of water stored on site as well as the quality of the water which may be discharged from the site. The development within the subdistrict is consistent with the County LOS standards. 5. SOLID WASTE The adopted LOS for solid waste is two years of lined cell capacity at the previous 3-year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. Existing Demand: Retail 160,000 SF x 5 lbs./1,000 SF = 800 lbs./day x 365 = 292,000 lbs./year or 292 tons/year Hammock Park GMPA Public Facilities Analysis Page 2 of 3 Total Existing Demand: 292,000 lbs./year Proposed Demand: Retail 148,500 SF x 5 lbs./1,000 SF = 500 lbs./day x 365 = 271,013 lbs./year or 271 tons/year Multi -family 265 DU x 0.54 tons per person x 2.4 = 343.44 tons Total Proposed Demand: 614,453 lbs./year The proposed GMP amendment results in an increased solid waste demand of 322,453 lbs. a year. Current landfill capacity in 2018 is anticipated to be 18,710,256 tons. There are no current capacity issues, and none are anticipated through the year 2069. 6. Parks: Community and Regional The proposed 265 multi -family dwellings will pay park impact fees to mitigate for their impacts on this public facility. No adverse impacts to Community or Regional Parks result from the amendment of the subdistrict. 7. Schools The proposed 265 multi -family dwellings will pay school impact fees to mitigate for their impacts. No adverse impacts to schools result from the amendment to this subdistrict. 8. Fire Control and EMS The proposed project lies within the Greater Naples Fire and Rescue District. The Greater Naples Fire and Rescue District - Station #23 is located at 6055 Collier Blvd., which is approximately 4.5 miles from the property boundary. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on each unit. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; North Collier Fire and Rescue District - Station #23 6055 Collier Blvd. Collier County Sheriff North Naples Substation 8075 Lely Cultural Pkwy. Hammock Park GMPA Public Facilities Analysis Page 3 of 3 IMENGINEERING HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 APARTMENT MARKET NEEDS ANALYSIS APARTMENT MARKET NEEDS ANALYSIS FOR HAMMOCK PARK AT THE NE INTERSECTION OF COLLIER BOULEVARD AND RATTLESNAKE HAMMOCK ROAD COLLIER COUNTY, FLORIDA October 22, 2018 Prepared for Wilton Land Company, LLC C/O Mr. David Torres 7742 Alico Road Fort Myers, FL 33912 Prepared by 11 Planning— Execution —Results,, Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com Background The Wilton Land Company ("Applicant") is proposing a site -specific text amendment to the Collier County ("County") Future Land Use Element, Mixed Use Activity Center #7 to allow for up to 265 multi -family dwelling units (limited to rental apartments) with the Hammock Park project, along wit the existing permitted commercial uses. The Hammock Park subject property ("Property") comprises 19+/- acres and is generally located at the northeast corner of Collier Boulevard (CR 951) and Rattlesnake Hammock Road in unincorporated Collier County, Florida. The Property is designated within the Urban Commercial District, Mixed Use Activity Center #7, and Urban Residential Fringe (URF) future land use designations. The Property is zoned Commercial Planned Unit Development (CPUD) pursuant to Ordinance 07-30. The CPUD allows up to 160,000 square feet of commercial uses, including commercial retail and office. The Property is currently undeveloped and partially vegetated. The proposed text amendment will allow for build -out of this quadrant of an arterial intersection and activity center node with a compact, mixed -use project that provides for market -rate rental housing in close proximity to available public infrastructure, goods, services and employment. The Applicant has requested an apartment market study from Real Estate Econometrics, Inc. ("Consultant") to accompany the application. The apartment market study is comprised of four parts; the site assessment, the supply component, the demand component and the supply/demand comparison analysis. (Rest of Page left Intentionally Blank) 1.0 Site Assessment 1.1 Subject Property Attributes The Subject Property is located on the north side of Rattlesnake Hammock Road and the east side of Collier Boulevard (County Road 951) approximately three and a half miles south of Interstate 75 in Section 14 — Township 50 — Range 26. An aerial locator photo in Figure 1.1.1 is followed by a summary of the Subject Property's legal, location, zoning, and land use attributes obtained from the Collier County Property Appraiser website. Figure 1.1.1 2004, Cotller Courty Property Apprafsar. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date infnrmstlor, no mmanhes epressed or implied are providad for lira data herein, Is use, or As Interpretatlon, Source: Collier County Property Appraiser 2 http://www.coIlierappraiser.com/main—search/recorddetail_htmPsid... Collier County Property Appraiser Property Summary Site 8530 Site ,Zone Parcel No 00416720000 Address COLLIER Site City NAPLES *Note 34114 BLVD Name / Address WILTON LAND COMPANY LLC 206 DUDLEY RD City WILTON State CT Zip 06897 Map No. Strap No. Section Township Range Acres *Estimated 51114 000100 005 5014 14 50 26 18.99 14 50 26 S1/2 OF SW1/4 OF SW1/4 LESS R/W, AND WSOFT OF S1/2 OF SE1/4 OF Legal SW1/4, LESS THAT PORTION FOR R/W AS DESC IN OR 4336 PG 3681, AND N30FT OF N1/2 OF NW1/4 OF NW7/4 OF SEC 23-50-26 LESS R/W Millage Area A 39 Millage Rates a *Calculations Sub./Condo 100 -ACREAGE HEADER School Other Total Use Code O 10 - VACANT COMMERCIAL 5.049 6.3222 11.3712 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book -Page Amount 07/23/12 4819-3122 $ 3,800,000 04/04/06 4010-2370 $ 0 03/21/06 4002-1563-1563 $ 0 09/21/05 3895-868 $ 107,700.000 09/09/04 3639-2301 $ 4,600,000 07/17/02 3074-470 $ 0 04/04/92 1708=166 $ 600,000 02/01/90 1503-1555 $ 0 09/01/89 1468-359 $ 236,000 09/01/82 987-1691 $ 90,000 2.0 Market Area 2.1 Market Area Definition 2018 Preliminary Tax Roll (Subject to Change) Land Value $ 3,159,615 (+> Improved Value $ 0 (=� Market Value $ 3,159,615 (-) 10% Cap $ 1,033,199 c=) Assessed Value $ 2,126,416 (_) School Taxable Value $ 3,159,615 (=l Taxable Value $ 2,126,416 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Source: Collier County Property Appraiser During the pre -application meeting for the Subject Site, County Staff indicated that the apartment needs analysis market area should follow the urban services boundary area which is a mile east of Collier Boulevard (CR 951) and would include all of the urban area of the County. The Consultant utilized the ESRI Business Analyst GIS program to calculate the boundaries of the Subject Site's market area. Figure 2.2.1 below depicts the market area from the Subject Property. Figure 2.2.1 Subject Property Market Area Sources: Esri, HERE, DeLorme, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), Mapmylndia, NGCC, © OpenStreetMap contributors, and the GIS User Community, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNESIAirbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Source: ESRI ArcGIS Business Analyst Mapping System 2.2 Market Area Demographic Detail Table 2.2.1 below shows the 2010 U.S. Census demographic profile of the population that lives within the 282 square -mile market area of the subject site. The remaining 2010 U.S. Census data can be found in Appendix A. It is important to note that the U.S. Census Bureau uses the Decennial Census as the basis for issuing their annual American Community Survey census data that is used in the demand section of this report. The 2018 ACS report was the most recent data source available at the time of this report. Table 2.2.1 Qesri. 2010 Census Profile Polygon 2 Area! 282.46 square miles Prepared by Esri 2000-2010 2000 2010 Annual Rate Population 204,409 251,597 2.10 % Households 89,320 111,977 2.29% Housing Units 128,144 169,076 2.81% Population by Race Number Percent Total 251,597 100.0% Population Reporting One Race 247,374 98.3% White 219,303 87.2% Slack 14,192 5.6% American Indian 673 0 3% Asian 2,944 1.2% Pacific Islander 73 O.0% Some Other Race 10,189 4.0% Population Reporting Two or More Races 4,223 1.7% Total Hispanic Population 50,632 20.1% Population by Sex Male 122,105 48.5% Female 129,492 51.5% Population by Age Total 251,594 100.0% Age 0 - 4 11,554 4.6% Age 5 - 9 11.984 4.89k Age 10 - 14 11,890 4.7% Age 15 - 19 11,919 4.7% Age 20 - 24 10,805 4.3°/a Age 25 - 29 11,894 4.7% Age 30 - 34 11,529 4.6% Age 35 - 39 12,078 4.8% Age 40 - 44 13,666 5.4% Age 45 - 49 15,705 6.2% Age 50 - 54 15,677 6.2% Age 55 - 59 16,109 6.4% Age 60 - 64 19,619 7.8✓0 Age 65 - 69 21,627 8.6% Age 70 - 74 19,354 7.7% Age 75 - 19 15,475 6.2% Age 80 - 84 11,654 46% Age 85+ 9,059 16% Age 18+ 298,554 82.9% Age 65+ 77,169 30.7% Data Note; Hispanic population can be of any race. Census 2010 medians are mmputed from reported data dlstd6utlons- Source: U.S. Census Bureau, Census 2010 Summary Hle 1, Esri mr -ted Census 2000 data into 2010 geography, October 22, 2018 Source: ESRI and U.S. Census Bureau 1 Also important to the development of this apartment project is the location of businesses and subsequent employment centers located near the subject site. Figure 2.2.1 below shows businesses near the subject site with 50 or more employees that would benefit from having residential offerings available to their employees. Figure 2.2.1 Businesses with 50+ Employees iL E =«na x m e � i WIG O INGS PARK FOU NDATION, IN[ _ 5Q4 ContliLoneaf Air C om Pa n y n r it aples LLC732EI tit NC M-HEIlik7ARE'SYSTEM. IN C. 3455 _ 1 Will Rey ¢�WRIA1 ett Smres, lnc. 458 ri V ntyo(CoIIIer: 1400 - County otCe�ier: 2000 y eR�ihr wam�^a.•R AME RICAN, E XPRESS TRAVEL RELATE D SERVICE$ COLA PANY. IN C--330 V^ Amencan Gall Carparalion, 500 N apl$ .. JIA4no1' Wal-Mart Sta res. Inc.: 400 Map Data FSRI Despite an economy that relies a great deal on real estate, construction and tourism, the industry mix for the Naples MSA is not severely out of line with U.S. averages. The shares of employment devoted to the Trade, Transportation & Utilities; Financial Activities; Information; and Education & Health Services industries are within about 100 basis points ("bps") of the national norms. Figure 2.2.2 on the next page shows the industry mix within the Naples Metropolitan Statistical Area ("MSA"). 6 Naples MSA Industry Mix Mining & Government, 9.6% Construction, 9.6% Other Seri 6.4% Leisure and Hospitality, 19.8% Edu. & Health Activities, 14.5% icturing, 2.6% Trade, Trans. & Utilities, 19.9% nformation, 1.0% ancial Activities. 5.5% Professional & Business. 11.1% The largest differences from the national norms are in Leisure & Hospitality (+939 bps); Manufacturing (-592 bps); Professional & Business Services (-284 bps); Other Services (+249 bps); and Government (-596 bps). Given the number of wealthy retirees who make Naples at least their winter home, it is not surprising to see larger shares of employment in industries that cater to this population. Although the share of Health Services was not significantly different from the U.S. share, it has increased by about 200 bps since 1996. The increase of industries outside of construction and leisure/hospitality will continue to diversify the market economy and will continue to increase the median income leading to an increase in the demand for apartment living as a residential choice. Although the nearby employment hubs will provide a source of future residents, the demographics trends and lifestyle choices will also determine the subject site's demand potential. 3.0 MARKET ANALYSIS 3.1 Market Area Supply Shown on the next page is a map and table of existing and future apartment complexes located in Collier County. 7 COLLIER COUNTY RENTAL APARTMENT INVENTORY l EGE7�'O i cower+couwrr>:wsrx�creu4rr+Ererv.nPhrzr�ar 00WERC0LWff REN7At1wA nAEWINPF=E66 9 1 2 4 B Mlles m, M: At 0 1MMG"LEEIl1i "MAP i,'7S7E N Wow _ L i2T.7 RM NOR If�JEM 'ice RC s�i3T�7E43AREM Source: Collier County Comprehensive Planning Section rZ The previous map shows a mixture of subsidized and market rate apartment complexes. For purposes of this study, the subsidized apartment complexes were removed along with the apartment complexes east of the urban services boundary located 1 mile east of Collier Boulevard/CR 951 including Ave Maria and Immokalee. 3.2 Market Rate Apartments Market rate apartments were the first developed in the county, with subsidized housing starting in the late 1980's to accommodate the increasing employment for hotels and other hospitality related industries. There is a total of 5,579 market rate rental units in Collier County which accounts for 46.32% of the total. The increase in market rate apartment supply of 3- and 4-bedroom units did not begin until 2000 when the availability of affordable family accommodations was restricting due to rapidly rising home prices. Home prices are still on the rise, which continues to create a demand for the larger market rate apartment units. Most of the market rate rental apartment communities are located on major arterial roadways allowing for easy access to a wider market area. Market rate rental apartment complexes prefer to be located closer to employment centers, entertainment venues and other support facilities to attract tenants. Average occupancy rate for market rate apartments has been hovering just above 95% for the past five years, which is indicative of a very tight under -supplied rental market. Table 3.2.1 on the next page shows the market rate apartment complexes that are used in this report. (Rest of Page left Intentionally Blank) 9 Table 3.2.1 Collier County Market Rate Apartment Complexes County Map ID Apartment Complex Address Units Acres Density 2 Belvedere 260 Quail Forest Blvd Naples 162 14.87 10.89 3 Berkshire Reserve 3536 Winifred Row Ln Naples 146 11.53 12.66 5 Brittany Bay I & II 14815 Triangle Bay Dr Naples 392 13.06 30.02 6 Bryn Mawr 7701 Davis Blvd Naples 240 11.55 20.78 12 Ibis Club 8210 Ibis club Dr Naples 134 14.62 9.17 14 La Costa 3105 La Costa Cir Naples 276 31.01 8.90 15 Laguna Bay 2602 Fountain View Cir Naples 363 38.19 9.51 16 Malibu Lakes 2115 Malibu Lakes Cir Naples 356 9.88 36.03 18 Naples 701 3531 Plantation Way Naples 188 11.81 15.92 19 Naples Place 1-III 4544 Sunset Rd Naples 160 12.21 13.10 21 Northgate Club 4300 Atoll CT Naples 120 9.99 12.01 22 Oasis - Arbor Walk 2277 Arbour Walk Cir Naples 216 10.82 19.96 25 River Reach 2000 River Reach Dr Naples 556 50.15 11.09 28 San Marino -Aventine 9300 Marino Cir Naples 350 38.96 8.98 29 Shadowood Park 6475 Sea Wolf Ct Naples 96 16.95 5.66 33 Summer Wind-Arium Gulfshore 5301 Summerwind Dr Naples 368 28.05 13.12 36 Waverley Place 5300 Hemingway Ln Naples 300 27.42 10.94 40 Aster Lely Resort 8120 Acacia ST Naples 308 17.79 17.31 41 Sierra Grande 6975 Sierra Club Cir Naples 270 18.1 14.92 46 Orchid Run 10991 Lost Lake Dr Naples 282 21.91 12.87 66 Milano Lakes 418400700 Naples 296 23.65 12.52 5,579 432.52 14.59 Source: Collier County Comprehensive Planning Section The average density per acre of the market rate apartment complexes is 14.59 apartments per acre. The proposed Project's density will be 13.25 apartments per acre, which is right in line with previously approved and built market rate apartments. Apartment complexes in the approval and development process must also be considered on the supply side of the supple/demand calculation. Table 3.2.2 on the next page shows the apartment complexes that are currently in the development process pipeline. There are currently 3,473 apartment units in the Collier County approval and development process pipeline. 10 Table 3.2.2 Collier County Pipeline Market Rate Apartment Complexes County Map ID Apartment Complex Parcel ID Units 62 Springs at Sabal Bay 71750000402 340 64 Inspira at Lely Resort 53570120027 304 65 Journey's End 736200103 483 67 Briarwood Apartment 24767504003 320 68 Legacy Naples New Hope Ministries 399760006 304 69 Addison Place 188360002 240 70 Pine Ridge Commons 240280606 375 71 I-75/Alligator Alley PUD 21968000121 425 72 Courthouse Shadows PUD 28750000523 300 73 Livingston Rd/GG Parkway Residential Subdistrict 38100120001 382 3,473 Source: Collier County Comprehensive Planning Section The total apartment unit supply in Collier County is currently 9,052 using both the existing apartments and approved apartments in process. The aging of market rate apartments must also be considered. Over 50% of the market rate apartments in Collier County are more than 20 years old. A national report by Apartmentlist.com noted that the balance of new and old units affects the rents being charged. The report stated the percentage of rental units less than 10 years old is at an all time low in the Naples area. The report also shows that rentals over 30 years old increased 33% from 2000 to 2016 while buildings aged out so that the share of rentals 10 years old or less declined by 26%. The result of the study is that the cost of renting a house or apartment isn't likely to go down in older units until there are enough new ones coming into the market to replace them. Note Appendix C where the report was noted in the Naples Daily News editorial September 7, 2018. The Chart on the next page shows the number of apartment units that were brought on line by year in Collier County since 1975. 11 Chart 3.2.1 Apartments Built by Year in Collier County Total Apartment Units Built by Year 700 600 500 400 300 200 100 ' 0 1975 1986 1988 1989 1990 1991 1995 1998 2000 2001 2002 2014 2015 Source: Collier County Property Appraiser 3.3 Market Area Demand The first step in determining market demand is to start with the current population of the apartment market area. The market area covers many Collier County planning areas and bisects a few of them. So in order to determine an accurate population forecast for the apartment market area, the Consultant utilized the American Community Survey ("ACS") which is the annual update to the 2010 Census performed the by the US Census Bureau. The ACS is an ongoing survey that provides vital information on a yearly basis about our nation and its people. Information from the survey generates data that help determine how more than $675 billion in federal and state funds are distributed each year. Table 3.3.1 on the next page is the 2018 Collier County housing profile. This table is the updated ACS survey for the 282.5 square mile market area. It shows the current population for this market area is 284,220. The ACS survey also estimates the same data in the report for 2023, which matches the County's 5-year planning horizon. ACS estimates that the market area population will be 308,530 in 2023. The census annual percent growth of 1.65 % was used to calculate the annual population from 2018 to 2023. 12 Table 3.3.1 2018 Collier County Housing Profile �Housing Profile Gesri- i Polygon 2 Prepared by ESri Area, 282,46 square miles Population Households 2010 Total Population 251,597 2018 Median Household Income $63,202 2018 Total Population 284,220 2023 Median Household Income $75,181 2023 Total Population 308,530 2016-2023 Annual Rate 3.53% 2018-2023 Annual Rate 1.65% Census 2010 2018 2023 Housing Units by Occupancy Status and Tenure Number Percent Number Percent Number Percent Total Housing Units 169,076 100.0% 194,131 100.091. 210,323 100.0% Occupied 111,977 66.21/o 127,052 65.4% 138,280 65.7% Owner 81,180 48.0% 90,061 46.4% 101,067 48.1% Renter 30,797 18.2% 36,991 19.1% 37,213 17.7% Vacant 57,099 33.80/n 67,079 34.60% 72,043 34.30% 2018 2023 Owner Occupied Housing Units by Value Number Percent Number Percent Total 90,061 100.0% 101,067 100.0% e$50,000 2,299 2.6% 1,586 1.6% $50,000-$99,999 4,050 4.51/o 2,967 2.9% $100,000-$149,999 5,456 6.1% 4,151 4.1% $150,000-$199,999 7,263 8.1% 6,420 6.4% $200,000-$249,999 6,221 9.1% 8,509 8.4% $250,000-$299,999 6,293 9.2% 9,770 9.7% $300,000-$399,999 14,003 15.5% 17,048 16.9% $400,000-$499,999 9,145 10.2% 11,689 11.6% $500,000-$749,999 12,911 14.3% 16,788 16.6% $750,000-$999,999 7,166 8.00,E 8,974 8.90/0 $1,0GO, 000-$1,499,999 5,255 5.8% 6,240 6.2% $1,500,000-$1,999,999 2,229 2.5% 21600 2.6% $2,000,000+ 3,770 4.2% 4,325 4.3% Median Value $367,475 $400,706 Average Value $541,327 $575,447 Census 2010 Housing Units Number Percent Total 169,076 100.00/0 In Urbanized Areas 164,755 97.41/o In Urban Clusters 62 0.0% Rural Housing Units 4,259 2.5% Data Note: Persons of Hispanic Ongin may be of any race. Source: U.S. Census Bureau, Census 2010 Summary File L. October 22, 2018 Source: U.S. Census Bureau Table 3.3.1 also shows that the percent of renter occupied housing units is 19.1 % in 2018 and falls to 17.7% in 2023. That is a reduction of 0.3% annually and is used in the calculation of the market area demand. Table 3.3.2 on the next page establishes the household income and corresponding monthly rental payment. The median household income in Collier County is $63,202. The table shows the income ranges that are used in the calculation of demand. 13 Table 3.3.2 Monthly Rental Payment Calculations Household Income $30,000 40,000 50,000 60,000 63,202 70,000 80,000 90,000 100,000 Median Household Income: $63,202 Monthly Household Income $2,500 3,333 4,167 5,000 5,267 5,833 6,667 7,500 8,333 Monthly Rental Payment @ 30% $750 1,000 1,250 1,500 1,580 1,750 2,000 2,250 2,500 Source: The Consultant The percent of households by income is shown in Table 3.3.3 on the next page. The percentage of households in the $30,000 to $100,000 range ranges from the current 69.4% to 63.2% in 2023. That is a reduction of 1.24% annually and is used in the calculation of the market area demand. (Rest of Page left Intentionally Blank) 14 Table 3.3.4 Apartment Study Market Area Demographic and Income Profile esri® Demographic .. Income Profile Polygon 2 Prepared by Esri Area: 282.46 square miles Summary Census 2010 2018 2023 Population 251,597 284,220 308,530 Households 111,977 127,052 138,280 Families 72,619 81,522 88,349 Average Household Size 2.22 2.22 2.21 Owner Occupied Housing Units 81,180 90,061 101,067 Renter Occupied Housing Units 30,797 36,991 37,213 Median Age 50.9 54.9 56.9 Trends: 2018 - 2023 Annual Rate Area State National Population 1.65% 1.410/6 0.83% Households 1.71% 1.36°% 0.79°% Families 1.620/0 1.30% 0.71% Owner HHs 2.33% 1.91% 1.16°% Median Household Income 3,53% 2.52% 2.50% 2018 2023 Households by Income Number Percent Number Percent 7$15,000 9,745 7.7°% 7,789 515 % $15,000 - $24,999 10,068 7.9% 8,722 5.90% $25,000 - $34,999 12,149 9.6°% 10,663 7.701. $35,000 - $49,999 16,936 13.3% 16,618 12.00% $50,000 - $74,999 23,552 18.5% 25,668 18.6% $75,000 - $99,999 15,730 12.4% 18,478 13.4% $100,000 - $149,999 17,841 14.0% 22,420 16.2% $150,000 - $199,999 7,157 5.6% 9,230 6.70% $200,000+ 13,875 10.9% 19,192 13,91% Median Household Income $63,202 $75,181 Average Household income $100,739 $120,945 Per Capita Income $45,214 $54,304 Census 2010 2018 2023 Population by Age Number Percent Number Percent Number Percent 0-4 11,554 4.6% 11,564 4.1°/n 12,265 4.0% 5-9 11,984 4.8% 12,228 4.3% 12,660 4.1°% 10 - 14 11,890 4.7% 12,451 4.4°% 13,079 4.2% 15 - 19 11,919 4.7% 11,826 4.2% 12,516 4A% 20 - 24 10,805 4.3% 11,842 4,2% 11,707 3.8°% 25 - 34 23,423 9.3°% 26,620 9.40% 27,704 9.0°% 35 - 44 25,744 10.2% 25,830 9.1 % 28,826 9.3% 45 - 54 31,382 12.5% 29,911 10:5% 28,700 9.3% 55 - 64 35,728 14.2% 41,865 14.7% 43,276 14.0% 65 - 74 40,981 16.3% 51,852 18.2% 59,566 19.3% 75 - 84 27,129 10.8% 34,352 12.1% 42,243 13.7% 85+ 9,059 3.6% 13,878 4.9% 15,988 5.2°% Census 2010 2018 2023 Race and Ethn[clty Number Percent Number Percent Number Percent White Alone 219,303 87.2% 243,106 85.50% 259,656 84.2°% Black Alone 14,192 5.60% 17,932 6.3°% 21,496 7.0% American Indian Alone 673 0.3% 776 0.31/. 855 0.3If. Asian Alone 2,944 1.2°% 4,390 1.51A 5,855 1.9°% Pacific Islander Alone 73 0,0% 98 0.0% 117 0.0% Some Other Race Alone 10,189 4.0070 12,556 4.4% 14,398 4.7% Two or More Races 4,223 1.7% 5,360 1.9% 6,154 2.0% Hispanic Origin (Any Race) 50,532 20.1% 61,746 2131% 72,459 23.5% Date Note: Income is expressed in current dollars. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2018 and 2023. October 22, 2018 Source: U.S. Census Bureau 15 Table 3.3.5 below shows the renter -occupied housing units by contract rent. The number of units in the $800 to $1,999 range is 20,725. That is 70.11% of the 29,559 total cash rent units and is used in the calculation of the apartment market area demand. That data range is highly reliable data according to ACS. Table 3.3.5 Apartment Study Market Area Housing Summary Qesri- ACS Housing Summary- - Polygon 2 Prepared oy Esri Area: 282.46 square miles 2012-2016 ACS Estimate Percent MOE(t) Reliability RENTER -OCCUPIED HOUSING UNITS BY CONTRACT RENT Total 31,445 100.0% 1, 142� With cash rent 29,559 94.0% 1,112ar Less than $100 52 0.2% 451 $100to$149 48 0.2% 461 $150 to $199 95 0.3% 791 $200 to $249 176 0.6% 831 $250 to $299 74 0.2% 571 $800 to $349 318 1.0% 132 j . $350 to $399 130 0.4% 1351 $400 to $449 147 0.5% 8811 $450 to $499 56 0.7% 541 $500 to $549 461 1.5% 175',_ $550 to $599 363 1.2% 173i $600 to $649 584 1.9% 18511 $650 to $699 873 2.8% 229 [[ $700 to $749 11398 4.4% 266 K $750 to $799 1,704 5.4% 29991 $800 to $899 4,350 13.8% 500K $900 to $999 4,125 13.1% 50891 $1,000 to $1,249 5,300 16.9% 507[[[ $1,250 to $1,499 3,685 11.7% 496Q[ $1,500 to $1,999 3,265 10.4% 510H $2,000 t0 $2,499 1,105 3.5% 2301t $2,500 to $2,999 375 1.2% 142u $3,000 to $3,499 274 0.9% 122[1 $3,500 or mare 591 1.9 186L No cash rent 1,886 6.0% 311H Median Contract Rent $996 N/A Average Contract Rent N/A N/A RENTER -OCCUPIED HOUSING UNITS BY INCLUSION OF UTILITIES IN RENT Total 31,445 100.0% 1,142H Pay extra for one or more utilities 27,368 87.0% 1,082[M No extra payment for any utllf ies 4,077 13.0% 40691 aaurm: ua, a.ensus ourraw cuac-cuao nnrenwn a.cuxuunny purvey Reliability: U high i medium I low October 22, 2018 Source: U.S. Census Bureau 16 Table 3.3.6 below shows the apartment study market area demand calculation using the date points previously explained in Tables 3.3.1 through 3.3.5. The population is increased annually. The percent of rental households were reduced annually and multiplied with the corresponding annual households to obtain the annual rental households. The rental households were then multiplied by the percentage of households with incomes in the $30,000 to $90,000 range. That calculation establishes the annual demand for market rate rental housing units in the market area. That annual number is then multiplied by the percent of rental units with rents in the $800 to $1,999 range to establish the demand for market rate apartment units. That demand is slowly declining over the next five years. Table 3.3.6 Apartment Study Market Area Demand Calculation With % of Units Total Percent Rental Income Annual with rent Unit Year Population Households Rental Households $30k-$99k Demand $800-$1,900 Demand 2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789 2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609 2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422 2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229 2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029 2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823 Sources: U.S. Census Bureau and the Consultant Table 3.3.7 on the next page shows the same market area demand calculation from Table 3.3.6 above and adds the existing market rate apartments shown in Table 3.2.1 and the future apartment complexes in the planning and development process. The Table establishes that there is a current deficit of 2,737 market rate apartments in the market area and falling to a deficit of 1,771 market rate apartments in 2023. 17 Table 3.3.7 Apartment Study Market Area Supply - Demand Analysis %With %of Units Income with rent Total Percent Rental $30k- Annual $800- Unit Market Year Population Households Rental Households $99k Demand $1,900 Demand Supply Surplus/Deficit Units 2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789 9,052 -2,737 2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609 9,052 -2,557 2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422 9,052 -2,370 2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229 9,052 -2,177 2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029 9,052 -1,977 2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823 9,052 -1,771 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant Adding the proposed 265 proposed apartment units to the market supply (the units would most likely be added in 2021) will still show a significant deficit of market rate rental units in the horizon year of 2023 as shown in Table 3.3.7 below. Table 3.3.7 Apartment Study Market Area Supply - Demand Analysis with Subject Property Units Included %With %of Units Market Income with rent Supply with Total Percent Rental $30k- Annual $800- Unit Market Subject Year Population Households Rental Households $99k Demand $1,900 Demand Supply Property Surplus/Deficit Units 2018 284,220 127,052 19.1% 24,267 69.4% 16,841 70% 11,789 9,052 9,052 -2,737 2019 289,082 129,286 18.8% 24,332 68.2% 16,584 70% 11,609 9,052 9,052 -2,557 2020 293,944 131,519 18.5% 24,384 66.9% 16,318 70% 11,422 9,052 9,052 -2,370 2021 298,806 133,753 18.3% 24,423 65.7% 16,041 70% 11,229 9,052 9,317 -1,912 2022 303,668 135,986 18.0% 24,450 64.4% 15,756 70% 11,029 9,052 9,317 -1,712 2023 308,530 138,220 17.7% 24,465 63.2% 15,462 70% 10,823 9,052 9,317 -1,506 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant 4.0 CONCLUSIONS 4.1 The Consultant used all of the data and analysis in the previous sections to determine that the total supply of market rate apartments will still be significant in the horizon year of 2023. The analysis also shows that with the addition of the Project's proposed apartment units, there will still be a deficit of 1,922 units in the year 2021 as highlighted in Table 3.3.7 above. That is very close to the 2021 1,900-deficit number that the County Staff calculated for 2021 and as reported in the Brent Batten article in Appendix C. APPENDICES 19 Appendix A (&esri- 2010 Census Profile Polygon 2 Prepared by Esri Area: 282.46 square miles Total Housing Units by Occupancy 168,888 100.0% Total Occupied Housing Units 111,977 66.3% Vacant Housing Units 6,318 ° 3.7 /o For Rent Rented, not Occupied 417 0.2% For Sale Only 4,587 2.7 /o Sold, not Occupied 644 0.4% For Seasonal/Recreational/Occasional Use 40,927 24.2% For Migrant Workers 39 0.00 Other Vacant 3,979 2.4 /o Total Vacancy Rate 33.8% Households by Tenure and Mortgage Status Total 111,977 100.0% Owner Occupied 81,180 72.5% Owned with a Mortgage/Loan 45,315 40.5% Owned Free and Clear 35,865 32.0% Average Household Size 2.12 Renter Occupied 30,797 27.5% Average Household Size 2.50 Owner -occupied Housing Units by Race of Householder Total 81,180 100.0% Householder Is White Alone 77,648 95.6% Householder is Black Alone 1,475 1.8% Householder is American Indian Alone 110 0.1% Householder is Asian Alone 638 0.8% Householder is Pacific Islander Alone 20 0.0% Householder is Some Other Race Alone 799 1.0% Householder is Two or More Races 490 0.6% Owner -occupied Housing Units with Hispanic Householder 5,735 7.1% Renter -occupied Housing Units by Race of Householder Total 30,798 100.0% Householder is White Alone 25,270 82.1% Householder is Black Alone 2,552 83% Householder is American Indian Alone 125 0.4% Householder is Asian Alone 368 1.2% Householder is Pacific Islander Alone 12 0.0% Householder is Some Other Race Alone 1,825 5.9% Householder is Two or More Races 646 8,700 2.1% 28.2% Renter -occupied Housing Units with Hispanic Householder Average Household Size by Race/Hispanic Origin of Householder Householder is White Alone 2.12 Householder is Black Alone 3.41 Householder is American Indian Alone 3.03 Householder is Asian Alone 2.71 Householder is Pacific Islander Alone 2.22 Householder is Some Other Race Alone 3.87 Householder is Two or More Races 3.11 Householder is Hispanic 3.40 Source: U.S. Census Bureau, Census 2010 Summary File 1. October 22, 2018 Page 4 of 4 20 esri® 010 Census Profile Polygon 2 Prepared by Esri Area: 282.46 square miles Family Households by Age of Householder 100.0% Total 72,619 Householder Age 15 - 44 18,244 12,018 25.1 % 16.5°0% Householder Age 45 - 54 12,802 17.6 % Householder Age 55 - 64 16,243 22.4% Householder Age 65 - 74 13,312 18.3 /o Householder Age 75+ Nonfamily Households by Age of Householder _ Total 39,359 100.01% Householder Age 15 - 44 7,616 19.4% Householder Age 45 - 54 5,390 13.7 Householder Age 55 - 64 7,250 18.4 / Householder Age 65 - 74 7,992 20.30 Householder Age 75+ 11,111 28.2 % Households by Race of Householder 111,978 100.0% Total Householder is White Alone 102,918 91.9% Householder is Black Alone 4,027 3.61% Householder is American Indian Alone 235 0.2% Householder is Asian Alone 1,006 0.90% Householder is Pacific Islander Alone 32 0.0°% Householder is Some Other Race Alone 2,624 2.3°% Householder is Two or More Races 1,136 1.0% Households with Hispanic Householder 14,435 12-90% Husband -wife Families by Race of Householder Total 59,473 100.0% Householder is White Alone 55,249 92.9% Householder is Black Alone 1,696 2.9°% Householder is American Indian Alone 111 0.2% Householder is Asian Alone 620 1.0% Householder is Pacific Islander Alone 12 0.0°% Householder is Some Other Race Alone 1,286 2.2% Householder is Two or More Races 499 0.8% Husband -wife Families with Hispanic Householder 7,446 12.5% Other Families (No Spouse) by Race of Householder 13,145 100.0% Total Householder is White Alone 10,328 78.6% Householder is Black Alone 1,439 10.9% Householder is American Indian Alone 47 0.4% Householder is Asian Alone 147 1.1°% Householder is Pacific Islander Alone 2 0.0% Householder is Some Other Race Alone 870 6.60% Householder is Two or More Races 312 2.4% Other Families with Hispanic Householder 3,982 30.3°% Nonfamily Households by Race of Householder Total Householder is White Alone Householder is Black Alone Householder is American Indian Alone Householder is Asian Alone Householder is Pacific Islander Alone Householder is Some Other Race Alone Householder is Two or More Races Nonfamily Households with Hispanic Householder source: U.S. Census Bureau, Census 2010 Summary File 1. 1_-1112 Esrl 39,359 100.0°% 37,341 94.9% 891 2.3°% 78 0.2 % 239 0.6 % 18 0.0% 468 - 1.2% 324 0.8% 3,OD7 7.6% October 22, 2018 cage 3 of 4 21 Gesri- 2010 Census Profile Prepared by Esri Polygon 2 Area: 282.46 square miles Households by Type 111,978 100.0% Total 32,501 29.0 % Households with 1 Person 79,477 71.0% Households with 2+ People 72,619 64.9% Family Households 59,473 53.1% Husband -wife Families 14,359 12.8% With Own Children 13,146 11.7% Other Family (No Spouse Present) 7,038 6.3% With Own Children 6,858 6.1% Nonfamily Households 23,748 21,1% All Households with Children - 2,419 2 5% Multigenerational Households 5.7% Unmarried Partner Households 5,651 5,768 Male -female 768 0.79% 0.7 to Same -sex 2.22 Average Household Size Family Households by Size 72,618 100.0% Total 2 People 11,344 ° % 15.6 3 People 01 9,,001 12.4% 4 People 4,225 5.8% 5 People 1,763 2.4% 6 People 1 1.8% 7+ People 2.69,69 Average Family Size Nonfamily Households by Size 39,359 100.0% Total _ 32,501 82.6% 1 Person 5,870 14.9% 2 People 622 1.6% 3 People 220 0.6 4 People 91 0.2% 5 People 34 0.1% 6 People 21 0.1% 7+ People 1.21 Average Nonfamily Size Population by Relationship and Household Type 251,597 100.0% Total 248,960 99.0% In Households 201,277 80.0% In Family Households 72,374 28.8% Householder 59,263 23.6% Spouse 53,841 21.4% Child 9,989 4.0% Other relative 5,810 2.3% Nonrelative 47,683 19.0% In Nonfamily Households 2,637 1 0% In Group Quarters 1,911 0.8% Institutionalized Population 726 0.3% Noninstitutionalized Population Data Note.- Households with children Include any households with people under age 18, related or not. Muitigenerational households are families with 3 or of the household more parent -child relationships. Unmarried partner households are usually classified as nonfamily households unless households are reported only to the tract level. Esri there is another member estimated block group data, which is used to related to the householder. Multigenerational and unmarried partner estimate polygons or non-standard geography. Average family size excludes nonrelatives, source: u.s. Census Bureau, Census 2010 summary File 1. October 22, 2018 Pt,at 2 ol4 9)2018 Esh 22 *esri- 2010 Census Profile Polygon 2 Prepared by Esri Area: 282.46 square miles 2000-2010 2000 2010 Annual Rate Population 204,409 251597 2.10% Households 89,320 111:977 2.29% Housing Units 128,144 169,076 2.81% Number Percent Population by Race 251,597 100.0 /a Total Population Reporting One Race 247,374 98.3% White 219,303 87.2% Black 14,192 5.6% American Indian 673 0.3% Asian 2,944 1.2 % Pacific Islander 73 0.00% Some Other Race 16,189 4.0% Population Reporting Two or More Races 4,223 1.7 Total Hispanic Population 50,632 20.1% Population by Sex 122,105 Male 129,492 51.5% 51.5% Female Population by Age - 251,594 ° 100.0 /° Total 11,554 4.6P/ Age 0 - 4 11,984 4.8% Age 5 - 9 11,890 4.7°Jo Age 10 - 14 11,919 4.7% Age 15 - 19 10,805 4.3% Age 20 - 24 11,894 4.7% Age 25 - 29 11,529 4.6% Age 30 - 34 12,078 4.8% Age 35 - 39 13,666 5.4% Age 40 - 44 15,705 6.2% Age 45 - 49 15,677 6.2% Age 50 - 54 16,109 6.4 /o Age 55 - 59 19,619 7.8% Age 60 - 64 21,627 8.6% Age 65 - 69 19,354 7.7% Age 70 - 74 15,475 6.2% Age 75 - 79 11,654 4.6% Age 80 - 84 9,059 3.60% Age 85+ Age 18+ 208,554 82.9% Age 65+ 77,169 30.7°k Data Note: Hispanic population can be of any race. census 2010 medians are computed from reported data distributions. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri converted Census 2000 data into 2010 geography. October 22, 2018 23 Appendix B Brent Batten: Affordable housing could pop up in spaces formerly used for retail Bre t soft. Naples Daay N-, Published 5.00 —ET SWt. 11, 2018 1 Updated Till a.m. ET Sept 11,2018 A lot can change in 15 years. _ Fullscreen k A commercial center with offices, banks and a grocery store at a busy intersection in the heart of the urban area no doubt seemed like a great idea when Naples was MIcgd,OW tow sinigIlomgins. hall But new priorifies have emerged, and now the need is for affordable housing. (Photo, Luke F aAeWa#e$ Daly Collier County commissioners can take a step toward addressing that need Tuesday when they consider a plan N—S) to allow up to 375 apartments at the northeast corner of Pine Ridge and Goodlette-Frank roads. Since 1999, when first approved, Pine Ridge Commons has been under development as a business complex. It is home to the Quarles and Brady office building, Naples Trust building and other offices. The property abuts the North Naples United Methodist Church property to the north, and an existing road connects it to Pine Ridge Middle School to the east. Brent Batten; To address affordable housing, lets define affordable housing Isto /newslcolumnistsforent-batten/2018/05l %mrit-batten-address- affordable-housing-lets-deft ne-affordable-housinol565822002/1 More; Collier affordable housing ideas stalled with commissioners disagreeing /sto /news/ ovemmentf2018104/10/fundamentat-disc reements-collier- commissioners-take-no-action-housi ng/503152002/I Initially approved for 275,000 square feet of commercial and retail space, only about 205,000 square feet of space is in use. The owner, Barron Collier Companies, has put forward a plan to add apartments to the mix. They would be built on the land a Sveethay Supermarket once occupied. ADVERTISEMENT The idea meshes with an initiative in Collier County to add to the housing stock theoretically bringing down the high cast of housing by increasing the supply. Part of the affordable housing push is to put units dose to shopping, jobs and schools, as opposed to building farther and farther to the east, exacerbating urban sprawl and putting a strain on the road system. The plan up for approval Tuesday, Sept. 11. does that, according to county staff. Placing apartments at that corner would reduce traffic in the area, compared to the traffic that would be generated by maximizing the already approved commercial space, an analysis of the plan states. Neighbors worry that the taps that would occur at the revamped center would occur at peak times, but Collier County Planning Director Mike Bosi said the 24 overall reduction in traffic, along with other benefits, makes the plan worthwhile. 'Staff is firmly behind this,' he said. Tuesday's hearing will be the last time county commissioners vote on the plan. If they approve, it can proceed needing only staff approval for site plans and building permits. The concept of mixing commercial and residential uses in the same project is nothing new. High -end examples like Fifth Avenue South, Bayliont and Mercato abound around urban Collier County. As far back as 2006, the idea was kicked around to address the affordable housing crunch evident even then. But the notion of retrofitting older commercial properties got a boost in 2017 when a team from the Urban Land Institute included it in a list of three dozen suggestions to address a critical lack of housing within reach of people making moderate incomes. More: Collier commissioners nix proposals to oay for affordable housing fund(istorvfnews/novernmentt2018104 /24/collier-commissioners-nix-proposals- pay-affordable-housing-fundt546727002t1 More: Collier commissioners to decide fate of key affordable housing proposals (/story/newsAocal/2018/04/09/colliercommissioners-decide-fate-kev- afforda ble-hou sing-proposals/4970400Q The Pine Ridge Commons proposal is the first one to make it through the approval pipeline since ULI promoted the idea. Similar changes at other sites, including the Courthouse Shadows center on U.S. 41 East, have been discussed, Bosi said, but no other applications are pending. The move away from commercial and retail and toward residential mirrors changes in the way people live, Bosi said. The rise of online shopping means fewer and fewer retail stores will be needed. 'We see the changing nature in how goads and services are attained. Maybe the square footage isn't supportable anymore,' Bosi said. The apartments at Pine Ridge Commons would not be under any form of price controls to make them more affordable, but with hundreds of apartment units under construction around the county, supply and demand should bring prices down, he noted. The density of the units in Pine Ridge Commons will be in line with other apartment complexes. Sosi pointed to the Orchard Run apartments at Livingston Road and Golden Gate Parkway as a comparable density. The Pine Ridge Commons project is unique in that it is in the busy North Naples area just outside the city limits. Other units being built are at least 7 miles away, staff reports indicate. Even with all the ongoing construe tion, the staff estimates there will still be an unmet need for 1,SOO apartments in Collier County in 2021. Bost hopes the Pine Ridge Commons project becomes a model for other business centers as they adjust to the changing times - We want to see more of this. it increases our housing diversity," he said. Connect with Brent Batten at brent.batten na lesnews.com maiito:brent.batten na lesnews.com on TwifterralNDN BrentBatten thttps.11Wttercom /NDN BrentBatten) and at facebook.com/ndnbrentbatten h lAvww..facebook.com/ndnbrentbatten . Read or Share this story: https://www.napiesnews.com/storyinewstrolumnistaNfent-batten/2Ol8fO9lllibrent-batten•affbrdable-housing-could-pop-up- spaces•formerly-used-retail/1255886002/ 25 Appendix C Kudos and Kicks reviews good bad questionable in Collier Lee state https:/lwww.naplesnews.com/story/opinion/editorials/2018/09/07/ku... Kudos & Kicks: Reviewing the good, bad and questionable Editorial Board, Naples Daily N—a USA TODAY NETWORli-FLORmA Publisbed4,45p.m.ETSept.7.20t8 Kick Another challenge In providing rental housing to the workforce and seniors in Collier County surfaces with a new report by apartmenthst.com. A spokesman said by email the new national report shows the percentage of rental units less than 10 years old is "at an al€ -time low." in the Naples area the report shows rentals over 30 years old increased 33 percent from 2000 to 2016 while buildings aged out so that the share of rentals 10 years old or less declined by 26 percent. The point? The cost of renting a house or apartment isn't likely to go down in older units untii there are enough new ones coming onto the market to replace them. Read or Share this story: https:llw ..naplesnews.com/storylepinionleditoriais/2018109107/kudos-and-kicks-reviews-goad-bad-questionable-roilier-lee- statell 221273002/ 26 VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 MASTER SITE FILE LETTER This record search is for informational purposes only and does NOT constitute a project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. Florida Master October 17, 2018 WSiteFile (VI Lindsay Felice Robin, MPA Project Planner JA1 ENGINEERING CIVIL ENGINEERING I PLANNING I LANDSCAPE ARCHITECTURE Direct: E: lindsay.robingwaldropengineering com Office: P: (239) 405-7777 1 F: (239) 405-7899 In response to your inquiry on October 17, 2018, the Florida Master Site File lists no archeological sites and no other cultural resources located at the designated area at the Hammock Park, Collier County, Florida T50S R26E Section 14 as submitted with search request When interpreting the results of this search, please consider the following information: • This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. • Federal, state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, Eman M. Vovsi, Ph.D. Data Base Analyst Florida Master Site File Eman.Vovsi(a,DOS.MyFlorida.com 500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile 850.245.6440 ph 1 850.245.6439 fax I SiteFile@dos. state.fl.us DO * p VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 ADDRESSING CHECKLIST Colfler county COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net ADDRESSING CHECKLIST 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 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) ❑ SDP (Site Development Plan) ❑ BD (Boat Dock Extension) ❑ SDPA (SDP Amendment) ❑ Carnival/Circus Permit ❑ SDPI (Insubstantial Change to SDP) ❑ CU (Conditional Use) ❑ SIP (Site Improvement Plan) ❑ EXP (Excavation Permit) ❑ SIPI (Insubstantial Change to SIP) ❑ FP (Final Plat ❑ SNR (Street Name Change) ❑ LLA (Lot Line Adjustment) ❑ SNC (Street Name Change — Unplatted) ❑ PNC (Project Name Change) ❑ TDR (Transfer of Development Rights) ❑ PPL (Plans & Plat Review) ❑ VA (Variance) ❑ PSP (Preliminary Subdivision Plat) ❑ VRP (Vegetation Removal Permit) 0 PUD Rezone ❑ VRSFP (Vegetation Removal & Site Fill Permit) ❑ RZ (Standard Rezone) Fol OTHER GMPA LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) See attached. FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) 00416720000 STREET ADDRESS or ADDRESSES (as applicable, if already assigned) 8530 Collier Boulevard 4 LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way e SURVEY (copy - needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) Hammock Park Commerce Centre CPUD PROPOSED PROJECT NAME (if applicable) N/A PROPOSED STREET NAMES (if applicable) N/A SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) SDP - or AR or PL # Rev. 6/9/2017 Page 1 of 2 Coflie-r County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) N/A (Hammock Park Commerce Centre CPUD) Please Return Approved Checklist By: ❑• Email Applicant Name: Lindsay Robin Phone: 239-405-7777 ❑ Fax ❑ Personally picked up Email/Fax: lindsay.robin@waldropengineering.com 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 Rev. 6/9/2017 Page 2 of 2 Details PrintI [ Tax Bills Change of Address Page 1 of 1 Property Summary I Property Detail I Sketches II Trim Notices Parcel No 00416720000 Site Address BLVD 8530 COLLIER Site City NAPLES Site Zone *Note 34114 . Map No. Strap No. Section Township Range Acres *Estimated 51314 000100 005 51314 14 50 26 1 18.99 14 50 26 S1/2 OF SW1/4 OF SW1/4 LESS R/W, AND W80FT OF S1/2 OF SE1/4 OF SW1/4, LESS CHAT PORTION FOR R/W AS DESC IN OR 4336 PG 3681, AND N30FT OF N1/2 OF NW1/4 OF NW1/4 OF SEC 23-50-26 LESS R/W Millage Area Ia 39 C'.. L. /f Millage Rates 9 *Calculations v http://www.collierappraiser.comlmain search/recorddetail.html?sid=127729460&Map=No&FolioNum=0041... 9/6/2018 LOCATION MAP RD VNI WARRANTY DEED HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 INSTR 4721067 OR 4819 PG 3122 RECORDED 7/24/2012 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER DOC@.70 $26,600.00 REC $44.00 CONS $3,800,000.00 12:16 PM PAGES COUNTY FLORIDA Prepared by (and return to): Howard S. Miller, Esq. Law Firm of Trenam Kemker 200 Central Avenue, Suite 1600 St. Petersburg, Florida 33701 Parcel Identification Number(s): 00416720000 and 00417760001 SPECIAL WARRANTY DEED THIS INDENTURE is made and entered into as of the �day of July, 2012, by and between SEMBLER FAMILY PARTNERSHIP #42, LTD., a Florida limited partnership ("Grantor"), whose mailing address is 5858 Central Avenue, St. Petersburg, FL 33707, and WILTON LAND COMPANY, LLC, a Florida limited liability company ("Grantee'), whose mailing address is 3921 Prospect Avenue, Naples, FL 34104. WITNESSETH, that C Dollars ($10.00) and other sufficiency whereof is hereby released, conveyed and con alienate, remise, release, coi and assigns forever, the fold Florida, to -wit: AND IN raki at -d � d4*anion of the sum of Ten and No/100 valuable consii in hand paid, the receipt and dged, has granted�arg'ined, sold, alienated, remised, �d--by thesea presents hereby grant, bargain, sell, o�irrr>-u torntee, nd\Grantee's heirs, successors crib i k e�t roles 1pl},the°,County of Collier, State of E THERETO, , TOGETHER with all th tements, hereditams end appurtenances, and every privilege, right, title, interest and version, rril F`1and easement thereto belonging or in anywise appertaining (collectiveir, thi61 ert SUBJECT TO the encumbrances and exceptions described on Exhibit B attached hereto and incorporated herein by reference thereto (collectively, "Permitted Exceptions"); provided, however, that neither Grantor nor Grantee intend to reimpose any Permitted Exceptions nor shall this conveyance operate to reimpose or extend any Permitted Exceptions. TED HEREIN BY TO HAVE AND TO HOLD the same in fee simple forever. And Grantor does hereby warrant the title to the Property, subject to and except for the Permitted Exceptions, and will defend the same, subject to and except for the Permitted Exceptions, against the lawful claims, of all persons claiming by, through or under Grantor, but against none other. [SIGNATURES CONTAINED ON FOLLOWING PAGE] 6688352v3-121459 Page 1 of 5 OR 4819 PG 3123 SIGNATURE PAGE TO SPECIAL WARRANTY DEED BY SEMBLER FAMILY PARTNERSHIP #42, LTD. TO AND IN FAVOR OF WILTON LAND COMPANY, LLC IN WITNESS WHEREOF, Grantor has caused these presents to be signed and sealed the day and year above written. Signed, sealed and delivered in the presence of: itness S gnatu � 9 Print Witness Name: Witness Signature) Print Witness Name: wo,,L-* 3 i STATE OF FLORIDA COUNTY OF PINELLAS -j SEMBLER FAMILY PARTNERSHIP #42, LTD., a Florida limited partnership By: Sembler Retail II, Inc., a Florida corporation, its General Partner Its: S,w ME The foregoing instrument wasfore me this day of July, 2012, by ��, Sb4r as�.PS► (�(' �— of Sembler Retail 11, Inc., a lorida corporation, as General Partner of Sembler Family Partnership #42, Ltd., a Florida limited partnership, on behalf of said corporation and partnership. He is [select one]: ( personally known to me; or ( ) produced a valid driver's license as identification. �r i�� �, Nota ublic - (Signature) Prin0game: mmission Expires: 1,ar Pie JANWE K SMfTH * * MY COMMISSION # EE IBM s, EXPIRES: Apr1130, 2016 Bonded Tfn Bu* Notary Services 6688352v3-121459 Page 2 of 5 OR 4819 PG 3124 EXHIBIT A Legal Description of Property THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF Collier, STATE OF Florida, AND IS DESCRIBED AS FOLLOWS: Parcel 1 (14): The S 1/2 of the S 1/2 of the SW 1/4 of the SW 1/4 of Section 14, Township 50 South, Range 26 East, Collier County, Florida, LESS the West 100 feet; AND Parcel 2 (15): The N 1/2 of the S 1/2 of the SW 1/4 of the SW 1/4 of Section 14, Township 50 South, Range 26 East, Collier County, Florida, LESS the West 100 feet; AND The Westerly 80 feet of the S 1/2 of the SE1/4 of the County, Florida; Parcel 3 (25):' The S 1/2 of the SE 1/4 of the SW 1/4 of,8ecti ,14,,, Westerly 80 feet;,,. AND Parcel 4 (29): ; The North 30 feet of that certain tract osc�bei The N 1/2 of the NW 1/4 of the NW 1/4fti the West 100 feet. ,1 LESS AND EXCEPT that portion contained In*a Page 3681, of the Public Records of Collier Co tion,14, Township 50 South, Range 26 East, Collier 50 South, 23, Township 50 Soto- Range 28 4 deed to Collier County rde Collier County, Florida, LESS the Collier County, Florida, LESS In Official Records Book 4336, 6688352v3-121459 Page 3 of 5 OR 4819 PG 3125 EXHIBIT B Permitted Exceptions 1. Real estate taxes and assessments for the year of 2012 and subsequent years which are not yet due and payable; 2. Zoning, building code and other use restrictions imposed by governmental authority; 3. Any encroachments and other matters and facts as an accurate survey or personal inspection would disclose; 4. Right of Way Agreement in favor of Florida Power & Light Company, recorded in O.R. Book 850, Page 976; as affected by Access Easements recorded in O.R. Book 3050, page 3433, and O.R. Book 3129, page 2252; Right of Way Consent Agreement, a Memorandum of which was recorded in O.R. Book 3857, page 1047, and Right of Way Consent Agreement, a Memorandum of which was recorded in O.R. Book 436 25 (as to Parcel 2 (15) and Parcel 1(14)); 5. Right -of -Way A ree g y g ��avor of Flortder &Light Company, recorded in O.R. Book 870, P'ag.343; as affected by 1rjt f-Way Consent Agreement of which a Memore du i wasIe> orded in O.R. Book 3857, Page 1047 (as to Parcel 4(29)). s.a. `. 6. Perpetual ea�"em 3 t!and5'riclhtto��a ',�f r"'In ass and egress recorded in O.R. Book 882, Page 1 0 (a to Pa rc ll4, 2b)) NA q ' 7. Easement in f4V of Collier County, Rjpridq, fors o d rights -of -way, utilities and drainage recordedrjr,O.R. Book 981, Rd"& 2�2 ( s to Parcel 3 (25)). 8. Easement in fav rfe Oier County, Flond ,,for road rights -of way, utilities and drainage recorded inOici1*fords;oic'911, Page 294 (as to Parcel 1 (14)). 9. Easement in favor of Florida dower & Light Company recorded in O.R. Book 1129, Page 20; as affected by Right -of -Way Consent Agreement of which a Memorandum was recorded in O.R. Book 3857, Page 1047 (as to Parcel 2 (15)). 10. Non-exclusive easement for ingress and egress, road right-of-way, utilities and drainage recorded in O.R. Book 1156, Page 927 (as to Parcel 3 (25)). 11. Easements for access and utilities as set forth in Order of Taking recorded in O.R. Book 3910, Page 3745 (as to Parcels 1 (14), 2(15) and 4 (29)). 12. Developer Agreement recorded in O.R. Book 4202, Page 675 (as to Parcels 1 (14) and 2 (15)). 13. Conservation Easement in favor of the South Florida Water Management District recorded in O.R. Book 4351, Page 1191 and Notice of Right of Way Permit recorded in O.R. Book 4439, Page 1831 (as to Parcel 3 (25)). 14. Terms, provisions, conditions, covenants, restrictions and easements contained in Entrance Drive Construction and Easement Agreement recorded in O.R. Book 4474, Page 1232 (as to all Parcels). 6688352v3-121459 Page 4 of 5 *** OR 4819 PG 3126 *** 15. Conservation Easement in favor of Collier County recorded in O.R. Book 4496, Page 258 (as to Parcel 2 (15)). 16. Construction of Improvements Cooperation and Easement Agreement recorded in O.R. Book 4524, Page 215 (as to all Parcels), as affected by that certain Amended and Restated Construction of Improvements and Cooperation Agreement recorded simultaneously herewith. 17. Disclosure Notice recorded in O.R. Book 4600, Page 1443 (as to Parcel 3 (25)). 18. Terms and conditions of Stipulated Final Judgment recorded in O.R. Book 4631, Page 1022 (as to Parcels 1 (14), 2 (15) and 4 (29)). 19. Letter of Agreement recorded in O.R. Book 4698, Page 2336 (as to all Parcels). 20. Ordinance 75-20 (water) recorded in O.R. Book 619, Page 1177 and Ordinance (75-21 (trees) recorded in O.R. Book 619, Page 1182. 21. Collier County Ordinar. - 7 ishi a Regional Sewer System and providing for impact-,'f� All recording information refe Florida, unless otherwise indi 6688352v3-121459 th6\pubfic records of Collier County, C'-� .. „ N Page 5 of 5 IMENGINEERING HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 LIST IDENTIFYING ALL PROPERTY OWNERS & PARTIES OF THE CORPORATION Detail by Entity Name Page 1 of 2 Florida Department of State t JSvL"lopf of IL���rr���� rm o/Crisp! 31ine o Florida websile Department of State / Division of Corporations / Search Records / Detail By Document Number / Detail by Entity Name Florida Limited Liability Company WILTON LAND COMPANY, LLC Filing Information Document Number L09000066780 FEI/EIN Number 27-0590349 Date Filed 07/10/2009 State FL Status ACTIVE Principal Address 206 DUDLEY ROAD WILTON, CT 06897 Mailing Address 206 DUDLEY ROAD WILTON. CT 06897 Registered Agent Name & Address COLEMAN, YOVANOVICH & KOESTER, P.A. 4001 TAMIAMI TRAIL N. SUITE 300 NAPLES, FL 34103 Name Changed: 04/20/2011 Address Changed: 04/20/2011 Authorized Person(s) Detail Name & Address Title MGR GEORGE P BAUER REVOCABLE TRUST UAD 7/20/90 206 DUDLEY ROAD WILTON, CT 06897 Annual Reports Report Year Filed Date 2016 07/18/2016 2017 04/24/2017 2018 01/19/2018 DIVISION OF CORPORATIONS http://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=Entit... 10/15/2018 Detail by Entity Name Page 2 of 2 Document Images 01/19/2018 --ANNUAL REPORT View image in PDF format 04/24/2017 -- ANNUAL REPORT View image in PDF format 07/18/2016 -- ANNUAL REPORT View image in PDF format 03/23/2015 -- ANNUAL REPORT View image in PDF format 06/10/2014 -- ANNUAL REPORT View image in PDF format 04/15/2013 -- ANNUAL REPORT View image in PDF format 04/27/2012 -- ANNUAL REPORT View image in PDF format 04/20/2011 --ANNUAL REPORT View image in PDF format 04/08/2010 -- ANNUAL REPORT View image in PDF format 07/10/2009 -- Florida Limited Liability View image in PDF format Florida Department of State, Division of Corporations http://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=Entit... 10/ 15/2018 VNI HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 TRAFFIC IMPACT STATEMENT TPODIICOCR planning-envineerine Traffic Impact Statement Hammock Park Growth Management Plan Amendment (GMPA) Planned Unit Development Amendment (PUDA) Prepared for: Collier County, Florida 04/05/2019 Prepared by: Waldrop Engineering, PA Trebilcock Consulting Solutions, PA 28100 Bonita Grande Drive, Suite 305 2800 Davis Boulevard, Suite 200 Bonita Springs, FL 34135 Naples, FL 34104 Phone: 239-405-7777 Phone: 239-566-9551 Email: ntrebilcock(@trebilcock.biz Collier County Transportation Methodology Fee* — $500.00 Fee Collier County Transportation Review Fee* — Small Scale Study — No Fee Note — *to be collected at time of first submittal Hammock Park — GMPA/PUDA — TIS — April 2019 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. �2:• No 47116 '.Ir- S :ixz �1 STATE OF 441 O \. i� • N AU Norman J. Trebilcock, AICP, P.E. FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Trebilcock Consulting Solutions, PA P a g e 12 Hammock Park — GMPA/PUDA — TIS —April 2019 Table of Contents ProjectDescription......................................................................................................................... 4 TripGeneration............................................................................................................................... 6 BackgroundTraffic.......................................................................................................................... 8 Existing and Future Roadway Network........................................................................................... 9 Project Impacts to Area Roadway Network -Link Analysis............................................................ 10 Site Access Turn Lane Analysis...................................................................................................... 12 ImprovementAnalysis.................................................................................................................. 13 Mitigationof Impact..................................................................................................................... 13 Appendices Appendix A: Project Conceptual Site Plan................................................................................... 14 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 16 Appendix C: ITE Trip Generation Calculations............................................................................. 23 Appendix D: Collier County Transportation Element Map TR-7 — Excerpt .................................. 33 Appendix E: Turning Movement Exhibits.................................................................................... 35 Trebilcock Consulting Solutions, PA P a g e 13 Hammock Park — GMPA/PUDA — TIS — April 2019 Project Description The Hammock Park project (formerly known as Hammock Park Commerce Center) is located in the northeast quadrant of the Collier Boulevard (CR 951) and Rattlesnake Hammock Road (CR 864) intersection and lies within Section 14, Township 50 South, Range 26 East, in Collier County, Florida. The subject property is approximately 18.99 acres in size. Refer to Figure 1 — Project Location Map and Appendix A: Project Conceptual Site Plan. Figure 1— Project Location Map f $ wainsodr�nQ r a,� , r Q nr.. s�..w•w . w •� Q ti ..... •� n. ,, ... ., PROJECT aP.nm.m. Q„., LOCATION r � i °� p 7 . oceer wean n�nmrm: . MapdMa aaola Gmg1a luau M . Currently, the subject parcel is vacant. This development was previously approved to allow up to 160,000 square feet (sf) of retail and office uses (per Collier County Ordinance #07-30). A purpose of this report is to document the transportation impacts associated with the proposed Growth Management Plan Amendment (GMPA). The proposed amendment requests to allow up to 148,500 sf of commercial uses and up to 265 multifamily dwelling units (apartments). Additionally, a Planned Unit Development Amendment (PUDA) proposes a change to the projects current zoning classification of Commercial Planned Unit Development (CPUD) with a request to rezone the property to add a maximum of 265 multi -family dwelling units as a permitted use. Trebilcock Consulting Solutions, PA P a g e 14 Hammock Park — GMPA/PUDA — TIS — April 2019 The proposed amendment would allow for this alternative mixed -use development scenario, while preserving the right to build out the project with the approved 160,000 square feet of commercial uses, depending upon market demand. For the purposes of this report, it is anticipated that the project will be a single-phase development. The traffic analysis utilizes year 2023 planning horizon for buildout conditions. Traffic generation associated with the proposed development is evaluated generally based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 101" Edition and ITE Trip Generation Handbook, 3rd Edition. In agreement with ITE Land Use Code (LUC) descriptions, the ITE land use designations are illustrated in Table 1. Consistent with the previously approved Traffic Impact Statement (TIS) entitled "Hammock Park Commerce Center" dated September 7, 2006, the ITE Retail LUC 820 — Shopping Center is utilized to model the commercial land uses. Table 1 Development Program — ITE Land Use Designation Development Land Use - [SIC Code in Brackets] ITE LUC Size (ITE variable) Approved Development Parameters Retail and Office - [All PUD permitted uses 160,000 square Commercial typical for a shopping center as an 820 — Shopping Center feet inline/outparcel use]l,z Proposed Development Parameters 220 — Multifamily Residential Multifamily (Apartments) - [N/A]' Housing 265 dwelling units (Low -Rise) Retail and Office - [All PUD permitted uses 148,500 square Commercial typical for a shopping center as an 820 — Shopping Center feet inline/outparcel use]l,z Notes: 1) Refer to PUD section III 3.3A. 2) Shopping Center used as a highest and best use. Other SIC land uses may be used subject to size and trip cap limitations as applicable. 3) N/A= Not applicable. A methodology meeting was held with the Collier County Transportation Planning staff on October 18, 2018, via email [ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)]. Please note that specific development parameters have changed. Proposed access points to the surrounding roadway network are depicted in the Conceptual Site Plan (Appendix A). A detailed evaluation of applicable access points — turn lane Trebilcock Consulting Solutions, PA P a g e 15 Hammock Park — GMPA/PUDA — TIS — April 2019 requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. Trip Generation The software program OTISS (Online Traffic Impact Study Software), most current version is used to evaluate the projected trip generation for the project. The ITE equations and/or rates are used for the trip generation calculations, as applicable. The ITE — OTISS trip generation calculation worksheets are provided in Appendix C: ITE Trip Generation Calculations. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. For this project, the software program OTISS is used to generate associated internal capture trips. The OTISS process follows the trip balancing approach as recommended in the ITE Trip Generation Handbook, 3rd Edition. As internal capture data for the weekday daily time period is not available, the daily internal capture is assumed consistent with the AM peak hour internal capture rates. Based on the Collier County TIS Guidelines recommendations, the overall internal capture rate should be reasonable and should not exceed 20%. The resulting internal capture rates associated with the proposed development for the weekday traffic, AM peak hour and PM peak hour are 1%, 1% and 18%, respectively. The pass -by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass -by reduction, only the traffic added to the surrounding streets and intersections. As such, pass -by trips are not deducted for operational turn lane analysis (all external traffic is accounted for). Per ITE Trip Generation Handbook, 3rd Edition traffic data, the average pass -by trip percentage for LUC 820 — Shopping Center, PM peak period is 34%. The Collier County TIS Guidelines recommend that shopping center pass -by rates should not exceed 25% for the peak hour and that the daily capture rates are assumed to be 10% lower than the peak hour capture rate. For the purposes of this report, the shopping center daily pass -by capture rate is calculated at 15%, and the associated AM and PM peak hour capture rates are capped at 25%. Trebilcock Consulting Solutions, PA P a g e 16 Hammock Pork — GMPA/PUDA — TIS — April 2019 In addition, consistent with the Collier County TIS Guidelines, the approved pass -by percentage is applied to the total (external) traffic and the resulting number of pass -by trips is equally split between the inbound and outbound trips. Per FDOT's Site Impact Handbook (Section 2.4.4) the number of pass -by trips should not exceed 10% of the adjacent street traffic. Based on our trip generation evaluation, the proposed pass - by trips do not exceed the 10% threshold. The estimated trip generation associated with the approved development parameters is illustrated in Table 2A. The traffic evaluation for the proposed GMPA/PUDA development conditions is summarized in Table 2B. Table 3 shows the estimated net new traffic volume — the difference between Table 2A and Table 2B (proposed conditions versus approved development parameters). Table 2A Trip Generation — Approved Development — Average Weekday Proposed Build -out Daily Two- Way Volume AM Peak Hour PM Peak Hour ITE Land Use Size* Enter Exit Total Enter Exit Total Shopping Center 160,000 sf 8,276 144 88 232 369 400 769 Total Traffic 8,276 144 88 232 369 400 769 Internal Capture 0 0 0 0 0 0 0 Total External 8,276 144 88 232 369 400 769 Pass -by 1,241 29 29 58 96 96 192 Net External 7,035 1 115 59 174 273 1 304 577 Note(s): *sf = square feet. Table 2B Trip Generation — Proposed GMPA/PUDA Build -out Conditions — Average Weekday Proposed Build -out Daily Two- Way Volume ITE Land Use Size* AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Shopping Center 148,500 sf 7,867 140 86 226 349 379 728 Multifamily Housing (Low Rise) 265 du 1,963 28 92 120 89 52 141 Total Traffic 9,830 168 178 346 438 431 869 Internal Capture 60 2 2 4 63 63 126 Total External 9,770 166 176 342 375 368 743 Pass -by 1,176 28 28 56 83 83 166 Net External 8,594 138 148 286 292 285 577 Note(s): *sf = square feet; du = dwelling units. Trebilcock Consulting Solutions, PA P a g e 17 Hammock Park — GMPA/PUDA — TIS — April 2019 In agreement with the Collier County Traffic Impact Study (TIS) guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net external traffic) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2018 Annual Update and Inventory Report (AUIR), the peak hour for adjacent roadway network is PM. For the purpose of this TIS, the surrounding roadway network link concurrency analysis is analyzed based on projected PM peak hour net new external traffic generated by the proposed GMPA/PUDA project as illustrated in Table 3. Table 3 Trip Generation — Projected Net New External Traffic — Average Weekday Development PM Peak Hour* Enter Exit Total Proposed Development GMPA/PUDA 292 285 577 Current Approved Development 273 304 577 Net New External Traffic 19 (19) 0 Increase/(Decrease) Note(s): *refer to Table 2A and Table 26. As illustrated in Table 3, transportation concurrency impacts associated with the proposed GMPA/PUDA development scenario do not exceed the traffic impacts allowed under current zoning conditions. In addition, the development should be limited to a maximum of 577 two- way PM peak hour net external trips generated at project buildout conditions. The site access turn lane analysis is evaluated based on the projected AM and PM peak hour external traffic conditions. The evaluated external two-way PM peak hour traffic associated with the proposed development is less intensive than the projected external traffic allowed under current zoning conditions. However, the inbound AM and PM peak hour traffic calculated under the proposed development scenario is higher and will be utilized in the traffic operational analyses. Background Traffic Average background traffic growth rates are estimated for the segments of the roadway network in the study area using the Collier County Transportation Planning Staff guidance of a Trebilcock Consulting Solutions, PA P a g e 18 Hammock Park — GMPA/PUDA — TIS — April 2019 minimum 2% growth rate, or the historical growth rate from peak hour peak direction volume (estimated from 2008 through 2017), whichever is greater. Another way to derive the background traffic is to use the 2018 Annual Update and Inventory Report (AUIR) volume plus the trip bank volume. The higher of the two determinations is to be used in the Roadway Link Level of Service analysis. Table 4, Background Traffic without Project illustrates the application of projected growth rates to generate the projected background (without project) peak hour peak direction traffic volume for the planning horizon year 2023. It is noted that the Rattlesnake Hammock Road segment located east of Collier Boulevard (aka Florida Sports Park Rd) is not a Collier County monitored roadway. Table 4 Background Traffic without Project (2018 - 2023) 2023 Projected 2023 Projected 2018 AUIR Projected Pk Hr, Peak Dir Pk Hr, Peak Dir CC Pk Hr, Pk Dir Traffic Background Background Roadway AUIR Roadway Link Background Annual Growth Trip Traffic Volume Traffic Volume Link Link Location Traffic Growth Factor Bank w/out Project w/out Project ID # Volume Rate (trips/hr) (trips/hr) Trip (trips/hr) (%/yr)* Growth Factor** Bank*** Davis Blvd to Collier Blvd 34.0 Rattlesnake 1,660 2.0% 1.1041 1,833 506 2,166 Hammock Rd Rattlesnake Collier Blvd 35.0 Hammock Rd to 1,900 2.0% 1.1041 2,098 338 2,238 US 41 Rattlesnake Santa Barbara Hammock 75.0 Blvd to Collier 530 2.0% 1.1041 586 170 700 Rd Blvd Note(s): *Annual Growth Rate - from 2018 AUIR, 2% minimum. **Growth Factor = (1+Annual Growth Rates. 2023 Projected Volume= 2018 AUIR Volume x Growth Factor. ***2023 Projected Volume= 2018 AUIR Volume +Trip Bank. The projected 2023 Peak Hour— Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as applicable. Existing and Future Roadway Network The existing roadway conditions are extracted from the Collier County 2018 AUIR and the project roadway conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that are currently under construction or are scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Trebilcock Consulting Solutions, PA P a g e 19 Hammock Park — GMPA/PUDA — TIS — April 2019 Improvement program (CIP) are considered to be committed improvements. As no such improvements were identified in the Collier County 2018 AUIR, the evaluated roadways are anticipated to remain as such through project build -out. The existing and future roadway conditions are illustrated in Table 5, Existing and Future Roadway Conditions. Table 5 Existing and Future Roadway Conditions 2018 Peak 2023 Peak 2018 Min. 2023 Roadway CC AUIR Roadway Link Dir, Peak Hr Dir, Peak Hr Roadway Standard Roadway Link Link ID # Location Capacity Capacity Condition LOS Condition Volume Volume Davis Blvd to Collier Blvd 34.0 Rattlesnake 6D E 3,000 (NB) 6D 3,000 (NB) Hammock Rd Rattlesnake Collier Blvd 35.0 Hammock Rd to US 6D E 3,200 (NB) 6D 3,200 (NB) 41 Rattlesnake Santa Barbara Blvd 75.0 6D E 2,900 (WB) 6D 2,900 (WB) Hammock Rd to Collier Blvd Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of Service. Project Impacts to Area Roadway Network -Link Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project, which are evaluated to determine the project impacts to the area roadway network in the future horizon year 2023. The Collier County Transportation Planning Services guidelines have determined that a project will be considered to have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the capacity for the link directly accessed by the project and for the link adjacent to the link directly accessed by the project; 3% for other subsequent links and if the roadway is projected to operate below the adopted LOS standard. Based on these criteria, this project does not create any significant and adverse impacts to the area roadway network. None of the analyzed links are projected to exceed the adopted LOS standard with or without the project at 2023 future build -out conditions. Table 6, Roadway Link Level of Service illustrates the LOS impacts of the project on the surrounding roadway network. As illustrated in the Collier County Land Development Code (LDC), Chapter 6.02.02 — M.2., once traffic from a development has been shown to be less than significant on any segment using the Trebilcock Consulting Solutions, PA P a g e 1 10 Hammock Park — GMPA/PUDA — TIS — April 2019 Collier County TIS criterion, the development's impact is not required to be analyzed further on any additional segments. Table 6 Roadway Link Level of Service (LOS) — With Project in the Year 2023 Roadway Min LOS Min LOS CC 2018 Peak 2023 Peak /o Vol Peak exceeded exceeded Roadway AUIR Roadway Link Dir, Peak Dir, Peak Hr Capacity Dir, Peak Hr without with Link Link ID Location Hr Capacity Volume Impact by # Volume (Project Vol w/Project** Project Project? Project? Added)* Yes/No Yes/No Davis Blvd to Collier Blvd 34.0 Rattlesnake 3,000 (NB) N/A 2,166 0.0% No No Hammock Rd Rattlesnake Collier Blvd 35.0 Hammock Rd to 31200 (NB) N/A 2,238 0.0% No No US 41 Rattlesnake Santa Barbara Hammock 75.0 Blvd to Collier 2,900 (WB) N/A 700 0.0% No No Rd Blvd Note(s): *N/A = not applicable; No additional trips are projected over what was previously approved. **2023 Projected Volume= 2023 background (refer to Table 4) + Project Volume added. Policy 5.1 of the Collier County Transportation Element of the Growth Management Plan (GMP) states that "the County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved." As illustrated in Table 6 of this report there is available capacity on the analyzed surrounding roadway network to accommodate the proposed development. Therefore, the subject development is consistent with Policy 5.1 of the Transportation Element of the Collier County's GMP. It is noted that Collier Boulevard and Rattlesnake Hammock Road facilities are Collier County designated hurricane evacuation routes as depicted in Collier County Transportation Element — Map TR - 7. For details refer to Appendix D. Trebilcock Consulting Solutions, PA P a g e 111 Hammock Park — GMPA/PUDA — TIS — April 2019 Site Access Turn Lane Analysis Proposed access points to the surrounding roadway network are depicted in the Conceptual Site Plan (refer to Appendix A: Project Conceptual Site Plan), and these access connections will be further described in future SDP, PPL or DO submittals, as applicable, to determine turn lane requirements as more accurate parameters become available. Connections to the subject project are proposed via an existing right-in/right-out access on westbound Rattlesnake Hammock Road, a proposed full movement access on westbound Rattlesnake Hammock Road and a proposed right-in/right-out access on northbound Collier Boulevard. Collier Boulevard (CR 951) is under Collier County Department of Transportation jurisdiction. This roadway is a north -south six -lane divided arterial roadway. This roadway has a posted legal speed of 50 mph and an assumed design speed of 50 mph in the vicinity of project. Based on FDOT Standard Plans Index #711-001, the minimum turn lane length is 240 feet (which includes a 50 foot taper) plus required queue. Rattlesnake Hammock Road (CR 864) is under Collier County Department of Transportation jurisdiction. This roadway is a four -lane divided no outlet roadway. This roadway has a posted legal speed of 40 mph and an assumed design speed of 45 mph in the vicinity of project. Based on FDOT Standard Plans Index #711-001, the minimum turn lane length is 185 feet (which includes a 50 foot taper) plus required queue. Project access is typically evaluated for turn lane warrants based on the Collier County Right-of- way Manual: (a) two-lane roadways — 40 vph for right -turn lane/20 vph for left -turn lane; (b) multi -lane divided roadways — right -turn lanes shall always be provided; and c) when median openings are permitted, they shall always include left -turn lanes. Turn lane lengths required at build -out conditions are analyzed based on the number of turning vehicles within the peak hour traffic. Rattlesnake Hammock Western Access: The proposed project is expected to generate 33 vph and 75 vph westbound right -turning movements during the AM and PM peak hour, respectively. A dedicated westbound right -turn lane is warranted at this location as it meets the multi -lane criterion. At the minimum, the right -turn lane should be 235 feet which includes a minimum 50 feet of storage. Rattlesnake Hammock Eastern Access: The proposed project is expected to generate 17 vph and 38 vph westbound right -turning movements during the AM and PM peak hour, Trebilcock Consulting Solutions, PA P a g e 1 12 Hammock Park — GMPA/PUDA — TIS — April 2019 respectively. A dedicated westbound right -turn lane is warranted at this location. At the minimum, the right -turn lane should be 210 feet which includes a minimum 25 feet of storage. The proposed project is expected to generate 66 vph and 150 vph eastbound left -turning movements during the AM and PM peak hour, respectively. A dedicated eastbound left -turn lane is warranted at this location as it meets the multi -lane criterion. At the minimum, the turn -lane should be 310 feet which includes a minimum 125 feet of storage. There is an existing approximately 350 foot left -turn lane at this location that is currently gore striped. Collier Boulevard Access: The proposed project is expected to generate 50 vph and 112 vph northbound right -turning movements during the AM and PM peak hour, respectively. A dedicated northbound right -turn lane is warranted at this location as it meets the multi -lane criterion. At the minimum, the turn -lane should be 290 feet which includes a minimum 50 feet of storage. There is an existing approximately 410 foot right -turn lane available for this proposed access. A detailed evaluation of applicable access points — turn lane requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. Improvement Analysis Based on the link analysis and trip distribution, the proposed project is not a significant and adverse traffic generator for the roadway network at this location. There is adequate and sufficient roadway capacity to accommodate the proposed development without adversely affecting adjacent roadway network level of service. The development shall be limited to a maximum of 577 two-way PM peak hour net external trips. These trips shall be calculated based on applicable land use codes as illustrated in the ITE Trip Generation Manual in effect at the time of future development order applications. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. Trebilcock Consulting Solutions, PA P a g e 1 13 Hammock Park — GMPA/PUDA — TIS — April 2019 Appendix A Project Conceptual Site Plan Trebilcock Consulting Solutions, PA P a g e 1 14 m ZONING, PUD EXISTING LAND USE: i �? RESIDENTIAL (NAPLES LAKE ! COUNTRY CLUB) �r w FLU: URBAN j RESIDENTIAL 0 SUB -DISTRICT MIXED USE ACTIVITY;', J CENTER U II I EXISTING I FORCEMAIN �! J ZONING: LIE, EXISTING LA SIERRA MEADOWS COMMERCIAL - RESIDENTIAL FLU: URBAN RESIDENTIAL SUB -DISTRICT'! MIXED USE ACTIVITY CENTER z U N U WATER MN ZONING: MPUD EXISTING LAND USE: VACANT (GOOD TURN CENTER MPUD) FLUURBAN RESIDENTIAL FRINGE MIXED USE ACTIVITY CENTER "A" BUFFER L�t At C/MU I C/MU (1) -20'TYPE"D"BUFFER TYPE"D"BUFFER 0' TYPE "A" BUFFER �4-101 INGRESS! EGRESS I - �I PRESERVE �® FPL Eh MENT, DRV DETENTIDN --- TRAC�LINE �I ZONING'. PUD EXISTING LAND USE: MPUD MASTER PLAN NOTES: VACANT (MCMULLEN PUD) 1. THIS PLAN IS CONCEPTUAL IN FLU: URBAN NATURE AND IS SUBJECT TO MINOR RESIDENTIAL MODIFICATION DUE TO AGENCY FRINGE PERMITTING REQUIREMENTS. SUB -DISTRICT MIXED USE 2. PRESERVES MAY BE USED TO ACTIVITY CENTER SATISFY THE LANDSCAPE BUFFER REQUIREMENTS AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS 4.06.02 AND 4.06,05.E.1. SUPPLEMENTAL PLANTINGS W17H NATIVE PLANT MATERIALS SHALL BE IN ACCORDANCE WITH LDC ---"—""" SECTION 3.05.07. ExrsrlNc SIDEVMLK RATTLESNAKE HAMMOCK RD PRESERVES: NATIVE PRESERVE REQUIRED, XACRES OF EXISTING -. _- ___ —�-- -- NATIVE VEGETATION --- - ------ z15%=1.63 ACRES NATIVE PRESERVE PROVIDED: ZONING: MPUD X+X+X = 1.63 ACRES t EXISTING LAND USE: I VACANT COMMERCIAL (HACIENDA LAKES MPUD) LAND USE SUMMARY. FLU: URBAN RESIDENTIAL FRINGE SUB -DISTRICT MIXED CMU 100,000 SF FOR COMMERCIAL MU OFFICEAND ALL j USE ACTIVITY CENTER OTHER USES LISTED IN PUD EXHIBIT X, AND UP TO i 265 DWELLING UNITS. i (1) RESIDENTIAL PERMITTED IN THIS AREA i Hammock Park — GMPA/PUDA — TIS — April 2019 Appendix B Initial Meeting Checklist (Methodology Meeting) Trebilcock Consulting Solutions, PA P a g e 1 16 Hammock Park — GMPA/PUDA — TIS —April 2019 INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply, or NiA (not applicable). Date: October 18. 2018 Time: NIA Location: NIA — 'Via Email People Attending: Name, Organization, and Telephone Numbers 1) Michael Sawyer, Collier County Growth Management D vision 2) Norman Trebilcock, TCS 3) Ciprian Malaescu, TCS Study Preparers Preparer's Name and Title: Nortnan Trebilcock. AICP. PE Organization: Trebilcock Consulting Solt9ions. PA Address & Telephone Number: 1205 Piper Boulevard, Suite 202, Naples, Fi. 34110-, ph 239-566-9551 Reviewer(s)- Rcviewer's Name &'title: Michael Sawyer, Project Manager Chganization: Collicr County Transportation Planning Department Telephone Number: 239-252-2926 Applicant: Applicant's Name: Waldrop Engineering. PA Address: 28100 Bonita Grande Drive. Suite #305, Bonita Spraigs. Fl 34135 Telephone Number: 239-405-7777 Proposed Development; Name: Hammock Park NIPUD (fka Hammock Park Commerce Center CPIJD) Location: In the northeast quadrant of Collier Blvd (CR 951) and Rattlesnake Hammock Rd (CR 864) intersection, in Collier County refer to Figure 1) Land Use Type: Residential and Commercial ITT Code # Li iC 220 Multifamily Housing, I.iC 820 Shopping Ccntcr Description: The proposed Traffic Impact Statement (TIS) will support the Growth Man pement Plan Amendment (GMPA) application. "11re protect is currently approved to allow up to 100,000 sf of retail and office uses (refer to CC Ord. 907-30). The proposed amendment requests to allow for up to 100,000sf of commercial uses and up to 265 multifamily units (apartments) Page 1 of 6 Trebilcock Consulting Solutions, PA P a g e 1 17 Hammock Park — GMPA/PUDA — TIS —April 2019 Figure 1 — Project Location Map Q T ID 0 ...: 9 .• •• •• ...• • n PROJECT LOCATIO'J C]L is Zoning Existing: Approved CPUD (CC Ord. #07-30 Comprehensive plan recommendation: GMPA Requested: approval for now devclopmonl Findings of the Preliminary Study Study tore: Since nroicctcd net new external AM or PM nroicet traffic is less than 50 two-way pcak hour trips, this study qualifies for a Small Scale TIS no significant operational or roadway impacts. Proposed TIS will include trip generation traffic distribution and assignments, and significance test [based on 2%/211/o/3% critenonj. The TIS will determine if there is consistency with the Policy 5.1 of the Transportation Element. The report will provide existing LOS and document the impact the proposed Change will have on designated arterial and collector roads. Roadway concurrency analysis based on estimated net new external PM traffic. The TIS shall be consistent with Collier Countv TIS Guidelines and Procedures. The analyzed roadway segments are not located within the Collier County's Transportation Concurrency Exception Area (TCEA). In addition, the proposed devolopmont is not situated within the County s designated Trdnap)rlation Concurrenev Management Area (TCMA). The WEA's and TCMA's designations are provided in Policy 5.4 and 5.6 of the Transportation Elomonl Collier County Growth Management Plan (GMP)- Internal capture and pass -by rates are considered based on ITE recommendations and Collier County Tratfic Impact Study guidelines. Page 2 of 6 Trebilcock Consulting Solutions, PA P a g e 1 18 Hammock Park — GMPA/PUDA — TIS — April 2019 Study Tvpe: if not net increase, operational Study) Small Scale TIS ® Minor TIS ❑ Major TIS ❑ Studv Area: Boundaries: Adjacent streets —Collier Blvd. Rattlesnake Hammock Rd. Additional intersections to be analyzed: NIA Build Out Year: 2023 Planning Horizon Year: 2023 Analysis Time Period(s): PM Peak Hour Puture Off -Site Developments: N/A Source of Trip Generation Rates: ITE Trip Generation Manual, 10a` Edition Reductions in 'Trip Generation Rates: None: N/A Pass -by trips: I..ilC 920 notto exceed Daily 15%; AM Pk IIr and PM Pk Hr —25%0_ Internaltrips: ITE Trip Generation Handbook 3`d Edition, not to exceed 20%. Transit use: N/A Other: NIA Horizon Year Roadway Network Innprorements: 2023 Methodoloey & :assumptions: Non -site traffic estnuates: Collier County traffic counts and 2017 AUIR Site -trip generation- OTISS ITT IOt T'dition Trip distribution method: Eneineer's Estimate - refer to Fieum 2 Traffic assignment method: proiect trip generation with backaound growth Traffic growth rate. historical growth rate or 2% minimum Turning movements: NIA Page 3 of 6 Trebilcock Consulting Solutions, PA P a g e 1 19 Project Trip Distribution by Percentage (Peak Hour Peak Direction) /j�❑ N _ _ - Ncte'-NofaCollier County __ monitored facil8y •, - ��SLjFe4Q = cwm•r cn,c .. I © 40% (NB) p 30% •' 10%a 20% (NBj IAap dale =I8 GmQlle 1000 h Hammock Park — GMPA/PUDA — TIS — April 2019 Special Features: from preliminary study or prior experience) Accidents locations: N/A Sight distance: N/A Queuing: N/A Access location & configuration: N/A Traffic control: MUTCD Signal system location & progression needs: N/A On -site parking needs: N/A Data Sources: CC 2017 AUIR: CC Traffic Counts Base maps: N/A Prior study reports: N/A Access policy and jurisdiction: N/A Review process: N/A Requirements: NIA Miscellaneous: NIA Small Scale Study — No Fee X Minor Study - $750.00 Major Study - $1,500.00 Methodology Fee $500 X Includes 0 intersections Additional Intersections - $500.00 each Allfees will be agreed to during the Methodology meeting and must be paid to Transportation prior to our sign -off on the application. SIGNATURES WrKILQ n, TrCb% 0001 , Study Preparer—Norman Trebilcock Reviewer(s) Applicant Page 5 of 6 Trebilcock Consulting Solutions, PA P a g e 121 Hammock Pork — GMPA/PUDA — TIS — April 2019 Collier County 'I'rai7ic Impact Study ReviLvv Fcc Schedule Forst will be paid incrementally as the development proceeds: Methodology Review, Analysis Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also provided below. Methodology Review - MO Fee Methodology Review includes review of a submitted methodology statement, including review of Submitted trip generation cstimatc(s), distribution, assignment, and rcvicw of a "Small Scale Study" determination, written approval/eommcnts on a proposed methodology stalcmcnt, and written confirmation of a re -submitted, amended methodology statement, and one meeting in Collier County, if needed. "Small Scale Study" Review - No Additional Fee (Ineludes one suffiiciency revicW) Upon approval of the methodology review, the applicant may submit the study. The review includes: a concurrency determination, site access inspection and confirmation of the study compliance with trip generation, distribution and maximum threshold compliance. "Minor Study Review" - $7-%Fee (Includes one sufficlency revlew) Review of the subrnitte] traffic analysis includes: optional field visit to site, confirmation of trip generation, distribution, and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of off -site improvemcnts within tits right-of-way, review of site access and circulation, and preparation and review of `sufficiency" comments/questions. "Manor Study Review" $1.SW Fee (Includes two intersection analysis and two sufficiency reviews Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation, special trip generation and/or trip ]urgth study, distribution and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data colleded/assembled, review of traffic grovAh analysis, review of off -site roadway operations and capacity analysis, review of site access and circulation, neighborhood traffic intrusion issues, any necessary improvement proposals and associated cost estimates, and preparation and review of up to two rounds of "sufficiency" comments/questions and/or recommended conditions of approval. "Additional intersection Review" - $5W Fee The review of additional intersections shall include the same parame ttys as outlined in the "Major Study Review" and shall apply to each intersection above the first two intersections included in the "Major Study Review" "Add it ion a] sufficiency Rev iewv" - $SMI Fee Additional sufficiency rcvicws hcyond those initially included in the appropriate study shall require the additional Nee prior to the completion of the review. lago6of6 Trebilcock Consulting Solutions, PA P a g e 122 Hammock Park — GMPA/PUDA — TIS — April 2019 Appendix C ITE Trip Generation Calculations Trebilcock Consulting Solutions, PA P a g e 123 Hammock Park — GMPA/PUDA — TIS — April 2019 Project Information Hammock Park 10th - Commercial PUD Project Name: Existing No: Date: 01/08/2019 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: ITE-TGM 10th Edition Land Use Size Daily AM Peak Hour PM Peak Hour Entry JExit Entry Exit Entry Exit 820 - Shopping Center (General Urban/Suburban) 150 1000 Sq. Ft. GLA 4138 4138 144 88 359 400 Reduction 0 0 0 0 0 0 Internal 0 0 0 0 0 0 Pass -by 0 0 0 0 0 0 Non -pass -by 4138 4138 144 88 359 400 Total 4138 4138 144 88 359 400 Total Reduction 0 0 0 0 0 0 Total Internal 0 0 0 0 0 0 Total Pass -by 0 0 0 0 0 0 Total Non -pass -by 1 4138 4138 144 88 359 400 Analysis Name Project Name : Date: StatelProvince: Country: Analyst's Name: PERIOD SETTING Daily Hammock Park 10th - Commercial PUD Existing 1/8/2019 Land Use Independent Variable 820 - Shopping Center 1000 Sq. Ft. GLA tGeneral Urban/Suburban) No : City: ZiplPostaI Code: Client Name: Edition: Size Time Period Method ITE-TGM 10th Edition Entry Exit Total 160 Weekday Best Fit (LOG) 4138 4138 8275 Ln(T) = 0.88Ln(X) 50% 50% +5.57 Trebilcock Consulting Solutions, PA P a g e 124 Hammock Park — GMPA/PUDA — TIS — April 2019 IF Analysis Name: Project Name : Date: StatefProvince: Country: Analyst's Name: PERIOD SETTING AM Peak Hour Hammock Park 10th - Commercial PUIJ Existing 1 /812019 f067a City: ZipfPostaI Code: Client Name: Edition: Land Use Independent Size Time Period Method Variable 820 - Shopping Center 1000 Sq. Ft. GLA 160 Weekday, Peak Best Fit (LIN) (General Hour of Adjacent T = 0.5 (X)+151.78 Urban/Suburban) Street Traffic, One Hour Between 7 and 9 a.m. PERIOD SETTING ITE-TGM 10th Edition Entry Exit Total 144 88 232 62% 38% Analysis Name : PM Peak Hour Project Name: Hammock Park 10th - No: Commercial PUD Existing Date: 1l812019 City: State/Province: ZiptPostal Code: Country: Client Name: Analyst's Name: Edition: ITE-TGM 10th Edition Land Use Independent Size Time Period Method Variable 820 - Shopping Center 1000 5q. Ft. GLA 160 Weekday, Peak Best Fit (LOG) {General Hour of Adjacent Ln(T) = 0.74Ln(X) Urban/Suburban) Street Traffic, +2.89 One Hour Between 4 and 6 p. M. Entry Exit Total 369 400 769 48% 52% Trebilcock Consulting Solutions, PA P a g e 125 Hammock Park — GMPA/PUDA — TIS — April 2019 Project Information Project Name: Hammock Park -Proposed PUDA No: Date: 4/3/2019 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Generation Manual, 10th Ed Land Use Size Daily AMP k PM Peak Entry Exit Entry Exit Entry Exit 220 - Multifamily Housing (Low -Rise) (General Urban/Suburban) 265 Dwelling Units 982 981 28 92 89 52 Reduction 0 0 0 0 0 0 Internal 20 10 1 1 41 22 Pass -by 0 0 0 0 0 0 Nan -pass -by 962 971 27 91 48 30 820 - Shopping Center (General Urban/Suburban) 148.5 1000 Sq. Ft. GLA 3934 3933 140 86 349 379 Reduction 0 0 0 0 0 0 Internal 10 20 1 1 22 41 Pass -by 589 587 35 21 82 84 Nan -pass -by 3335 3326 104 64 245 254 Total 4916 4914 168 178 438 431 Total Reduction 0 0 0 0 0 0 Total Internal 30 30 2 2 63 63 Total Pass -by 589 587 35 21 82 84 Total Non -pass -by 4297 4297 131 155 293 284 Trebilcock Consulting Solutions, PA P a g e 126 Hammock Park — GMPA/PUDA — TIS — April 2019 PERIOD SETTING Analysis Name: Daily Project Name: Hammock Park - Proposed No: PUDA Date: 4/312019 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Generation Manual, 10th Ed Land Use Independent Size Time Period Method Entry Exit Total Variable 220 - Multifamily Dwelling Units 265 Weekday Best Fit (LIN) 982 981 1963 Housing (Low -Rise) T = 7.56 (X)+-40.86 50% 50% (General Urban/Suburban) 820 -Shopping Center 1000 Sq. Ft. GLA 148.5 Weekday Best Fit (LOG) 3934 3933 7867 (General Ln(T) = 0.68Ln(X) 50% 50% Urban/Suburban) +5.57 TRAFFIC REDUCTIONS Land Use Entry Reduction 220 - Multifamily Housing (Low -Rise) 0 % 820 - Shopping Center 0 % Adjusted Entry Exit Reduction Adjusted Exit 982 0 % 981 3934 0 % 3933 INTERNAL TRIPS 220 - Multifamily Housing (Low -Rise) 820 - Shopping Center Exit 981 Demand Exit: 1 % (10) Balance10 d: Demand Entry: 17 % (669) Entry 3934 Entry 982 Demand Entry: 2 % (20) Balanced: Demand Exit: 14 % (551) Exit 3933 220 - Multifamily Housing (Low -Rise) Internal Trips Total Trips External Trips 820 - Shopping Center Total Entry 982 (100%) 20 (2%) 20 (2%) 962 (98%) Exit 981 (100%) 10 (1%) 10 (1%) 971 (99%) Total 1963 (100%) 30 (2%) 30 (2%) 1933 (98%) 820 - Shopping Center Total Trips Internal Trips External Trips 220-Multifamily Total Trebilcock Consulting Solutions, PA P a g e 127 Hammock Park — GMPA/PUDA — TIS — April 2019 Housing (Low -Rise) Entry 3934 (100%) 10 (0%) 10 (0%) 13924 (100%) Exit 3933 (100%) 20 (1%) 20 (1%) 3913 (99%) Total 7867 (100%) 30 (0%) 30 (0%) 7837 (100%) Land Use 220 - Multifamily Housing (Low -Rise) 820 - Shopping Center EXTERNAL TRIPS External Trips Pass -by% 1933 0 7837 15 ITE DEVIATION DETAILS Weekday Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 220 - Multifamily Housing (Low -Rise) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 820 - Shopping Center (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. Pass -by Trips Non -pass -by Trips 0 1933 1176 6661 Total Entering 4916 Total Exiting 4914 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 30 Total Exiting Internal Capture Reduction 30 Total Entering Pass -by Reduction 589 Total Exiting Pass -by Reduction 587 Total Entering Non -Pass -by Trips 4297 Total Exiting Non -Pass -by Trips 4297 Trebilcock Consulting Solutions, PA P a g e 128 Hammock Park — GMPA/PUDA — TIS — April 2019 PERIOD SETTING Analysis Name : AM Peak Hour Project Name: Hammock Park - Proposed No: PUDA Date: 4/3/2019 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Generation Manual, 101h Ed Land Use Independent Size Variable Time Period Method Entry Exit Total 220 - Multifamily Dwelling Units 265 Weekday, Peak Best Fit (LOG) 28 92 120 Housing (Low -Rise) HourofAdjacent Ln(T) = 0.95Ln(X) 23% 77% (General Street Traffic, +-0.51 Urban/Suburban) One Hour Between 7 and 9 a.m. 820 -Shopping Center 1000 Sq. Ft. GLA 148.5 Weekday, Peak Best Fit (LIN) 140 86 226 (General Hour of Adjaceni T = 0.5 (X)+151.78 62% 38% Urban/Suburban) Street Traffic, One Hour Between 7 and 9 a.m. Land Use 220 - Multifamily Housing (Low -Rise) 820 - Shopping Center 220 - Multifamily Housing (Low -Rise) Exit 92 Demand Exit: 1 % (1) Entry 28 Demand Entry: 2 % (1) 220 - Multifamily Housing (Low -Rise) Total Trips Entry 28 (100%) Exit 92 (100%) TRAFFIC REDUCTIONS Entry Adjusted Entry Exit Reduction Adjusted Exit Reduction 0% 28 0% 92 0% 140 0% 85 INTERNAL TRIPS 820 - Shopping Center Balanced: Demand Entry: 17 % (24) Entry 140 1 Balanced: Demand Exit: 14 % (12) Exit 86 1 Internal Trips External Trips 820 - Shopping Center Total 1 (4%) 1 (4%) 27 (96%) 1 (1%) 1 (1%) 91 (99%) Total 120 (100%) 2 (2%) 2 (2%) 118 (98%) Trebilcock Consulting Solutions, PA P a g e 129 Hammock Park — GMPA/PUDA — TIS — April 2019 820 - Shopping Center Total Trips Entry 140 (100%) Exit 86 (100%) Total 226 (100%) Land Use 220 - Multifamily Housing (Low -Rise) 820 - Shopping Center Internal Trips 220 - Multifamily Housing Total External Trips (Low -Rise) 1 (1%) 1 (1%) 139 (99%) 1 (1%) 1 (1%) 85 (99%) 2 (1%) 2(1%) 224 (99%) EXTERNAL TRIPS External Trips Pass -by% 118 0 224 25 ITE DEVIATION DETAILS Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 220 - Multifamily Housing (Low -Rise) (General UrbanlSuburban) ITE does not recommend a particular pass -by% for this case. 820 - Shopping Center (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. SUMMARY Bass -by Trips Non -pass -by Trips 0 118 56 168 Total Entering 168 Total Exiting 178 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 2 Total Exiting Internal Capture Reduction 2 Total Entering Pass -by Reduction 35 Total Exiting Pass -by Reduction 21 Total Entering Non -Pass -by Trips 131 Total Exiting Non -Pass -by Trips 155 Trebilcock Consulting Solutions, PA P a g e 130 Hammock Park — GMPA/PUDA — TIS — April 2019 PERIOD SETTING Analysis Name: PM Peak Hour Project Name: Hammock Park - Proposed No: PUDA Date: 4/3/2019 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Generation Manual, 10th Ed Land Use Independent Size Variable Time Period Method Entry Exit Total 220 - Multifamily Dwelling Units 265 Weekday, Peak Best Fit (LOG) 89 52 141 Housing (Low -Rise) Hour of Adjacent Ln(T) = 0.89Ln(X) 63% 37% (General Street Traffic, +402 Urban/Suburban) One Hour Between 4 and 6 P-m. 820 - Shopping Center 1000 Sq. Ft. GLA 148.5 Weekday, Peak Best Fit (LOG) 349 379 728 (General Hour of Adjacent Ln(T) = 0.74Ln(X) 48% 52% Urban/Suburban) Street Traffic, +2.89 One Hour Between 4 and 6 P-m. TRAFFIC REDUCTIONS Land Use Entry Reduction Adjusted Entry Exit Reduction Adjusted Exit 220 - Multifamily Housing (Low -Rise) 0 '% 89 0 % 52 820 - Shopping Center 0 % 349 0 % 379 INTERNAL TRIPS 220 - Multifamily Housing (Low -Rise) 820 - Shopping Center Exit 52 Demand Exit: 42 % (22) Balanced: Demand Entry: 10 % (35) Entry 349 Entry 89 Demand Entry: 46 % (41) Balanced: Demand Exit: 26 % (99) Exit 379 41 220. Multifamily Housing (Low -Rise) Internal Trips Total Trips External Trips 820 - Shopping Center Total Entry 89 (100%) 41 (46%) 41 (46%) 48 (54%) Exit 52 (100%) 22 (42%) 22 (42%) 30 (58%) Total 141 (100%) 63 (45%) 63 (45%) 78 (55%) Trebilcock Consulting Solutions, PA P a g e 131 Hammock Park — GMPA/PUDA — TIS — April 2019 820 - Shopping Center Internal Trips Total Trips 220 - Multifamily Total External Trips Housing (Low -Rise) Entry 349 (100%) 22 (6%) 22 (6%) 327 (94%) Exit 379(100%) 41 (11%) 41 (11%) 338(89%) Total 728 (100%) 63 (9%) 63 (9%) 665 (91%) Land Use 220 - Multifamily Housing (Low -Rise) 820 - Shopping Center EXTERNAL TRIPS External Trips Pass -by% 78 0 665 025 ITE DEVIATION DETAILS Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. Methods No deviations from ITE. Pass -by Trips Non -pass -by Trips 0 78 166 499 External Trips 220 - Multifamily Housing (Low -Rise) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 820 - Shopping Center (General Urban/Suburban) The chosen pass -by% (25) is not provided by ITE. ITE recommends 34. SUMMARY Total Entering 438 Total Exiting 431 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 83 Total Exiting Internal Capture Reduction 63 Total Entering Pass -by Reduction 82 Total Exiting Pass -by Reduction 84 Total Entering Non -Pass -by Trips 293 Total Exiting Non -Pass -by Trips 284 Trebilcock Consulting Solutions, PA P a g e 132 Hammock Park — GMPA/PUDA — TIS — April 2019 Appendix D Collier County Transportation Element Map TR-7 - Excerpt Trebilcock Consulting Solutions, PA P a g e 133 y I n S 2.5 5 10 15 Miles GIS Mapping: Beth Yang File. EvacuationRoutes.mxd Hammock Park — GMPA/PUDA — TIS — April 2019 Appendix E Turning Movement Exhibits Trebilcock Consulting Solutions, PA P a g e 135 ZONING: PUD EXISTING LAND USE' RESIDENTIAL (NAPLES LAKE COUNTRY CLUB) FLU URBAN RESIDENTIAL SUB -DISTRICT MIXE D U SE ACTIVITY CENTER W rxIxIINI: I/• FORCE INN ZONING: PUD EXISTING LAND USE: S I ER RA MEADOWS COMMERCIAL+ RESIDENTIAL FLU: URBAN RESIDENTIAL SUB -DISTRICT MIXED USE UISTINC %' WATI-W WIN TYPE "A' RUFFER if I` I 1 CIMu i I 1 TYPE"D" BUFFER y ZONING: MPUD EXISTING LAND USE: VACANT (GOOD TURN CENTER MPUD) FLU: URBAN RESIDENTIAL FRINGE MIXED USE ACTIVITY CENTER C/Mu (1) 20'TYPE'D'BUFFER _IAM___� -- xnlrww k RATTLESNAKE I 40% ZONING: MPUD EXISTING LAND USE: VACANT COMMERCIAL [HACIENDA LAKES MPUD] FLU: URBAN RESIDENTIAL FRINGE SUB -DISTRICT MIXED USE ACTIVITY CENTER Project Inbound Turning Movements by Percentage a "A' B ER N UD XIS G LAND USE: VACAN T (MCMULLEN PUD) FLU: URBAN RESIDENTIAL FRINGE SUB -DISTRICT MIXED USE ACTIVITY CENTER LAND USE SUMMARY: CIMU 100,000 SF FOR OTHER USES LI 265 DWELLING ZONING: PU❑ EXISTING LAND USE: AMM RESIDENTIAL (NAPLES LAKE ¢ SI EWALK COUNTRY CLUB) j FLU: URBAN II RESIDENTIAL 0 SUB -DISTRICT x I z MIXED USE ACTIVFIYI ' w CENTER t f fffl I I a DCISYI- ARNR Ff ri7[:F � f ( r U ZONING: PUD EXISTING LAND USE: S I ER RA M EADOWS COMMERCIAL+ RESIDENTIAL FLU: URBAN RESIDENTIAL SUB -DISTRICT MIXED USE ZONING: MPU❑ EXISTING LAND USE: VACANT (GOOD TURN CENTER MPUD) FLU: URBAN RESIDENTIAL FRINGE / Exlsnnc 36' MIXED USE ACTIVITY CENTER J —I,. MAIN / 10' TYPE "A" BUFFER +1 6�1± 4&p 1. L11 PM-1 12 cIMU V i CIMU (1 ) 20' TYPE "D' BUFFER 20'TYPE "D"BUFFER AM-33, PM-75 RATTLESNAKE HAMMOCK RD -_7AM-66, PM-15( ZONING: MPU❑ EXISTING LAND USE: VACANT COMMERCIAL (HACIENDA LAKES MPUD) FLU: URBAN RESIDENTIAL FRINGE SUB -DISTRICT MIXED USE ACTIVITY CENTER AM-17, PM-38 �EXISTINC• SIDEWALK Project Inbound Turning Movements by AM/PM Peak Hour all RNO XISTING LAND USE: h VACANT (MCMULLEN PUD) 1 FLU: URBAN h RESIDENTIAL FRINGE F SUB -DISTRICT MIXEDUSE ACTIVITY CENTER LAN D USE SUMMARY: CAA 100,000 SF FOR CC OTH E R U SES LIST E 265 DWELLING UNIT 04 HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 AFFIDAVIT OF COMPLIANCE - NEIGHBORHOOD INFORMATION MEETING AFFIDAVIT OF COMPLIANCE I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notified. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Compliance ure of Appli State of Florida County of Collier The foregoing Affidavit of compliance was acknowledged before me this day of 201 q by LIP dSou.� `[z (i�i who i Eiil l nowli tom r who has produced as identification. 44 (SibAture of Notary Public) -FeSSi C(A- ►�- - U /� Y-) Printed Name of Notary G:\NIM Procedures/Affidavit Of Compliance - NIM Oct2010.Doc 4re-,1z,y JESSICA K LINN State of Florida -Notary Public ggC gission # GIG170813 y ommission Expires April 16, 2022 IWAL' , ' ' IAIENGINEERING PLANNING I CIVIL ENGINEERING i LANDSCAPE ARCHITECTURE May 16, 2019 RE: Vanderbilt Commons PUDA-PL20180003366 GMPA-PL20180003372 Dear Property Owner: BONITA SPRINGS Tampa Orlando Sarasota 28100 Bonita Grande Dn, Suite 305, Bonita Springs, FL 34135 p.1239)A05-7777 f.(239)A05-7899 Please be advised that Waldrop Engineering, P.A. on behalf of Vanderbilt Way Apartments, LLC has filed two (2) concurrent applications to Collier County. These applications seek approval of- (1) a PUD amendment for the Vanderbilt Commons Mixed Use Planned Unit Development (MPUD) to remove the requirement to provide commercial uses on the first floor of the mixed -use building on Lots 5 and 6, and add one (1) deviation relating to building perimeter plantings; AND (2) a Growth Management Plan amendment (GMPA) to allow residential uses on the first floor of buildings on Lots 5 and 6. The GMPA does not request to increase density or intensity and no changes made affect any other portion of the MPUD. The subject property totals 14.49+/- acres and is generally located immediately north of Vanderbilt Beach Road, approximately'/4 of a mile west of Collier Boulevard in unincorporated Collier County, Florida. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to hear a presentation about this application and ask questions. The Neighborhood Information Meeting will be held on Monday, June Yd, 2019 at 5:30 p.m. at the Greater Naples Fire Rescue Headquarters, 14575 Collier Blvd., Naples, FL 34119. Should you have questions prior to the meeting, please contact me directly at (239) 405-7777 ext. 2232, or lindsay.robing,waldropen ing eering com. Sincerely, WALDROP ENGINEERING, P.A. Lindsay F. Robin, MPA Project Planner *Please note that Greater Naples Fire Rescue does not sponsor or endorse this program. PL20180003366 500' 5/7/2019 Site: Vanderbilt Commons MPUD NAME1 7205 VANDERBILT WAY LLC ABREU, MILAGROS ALLEN, MARCUS A & MARY L ANDREEV, BORISLAV AVENOSO, DONALD G BARRIOS, HARVY E BCNMD INC BCNMD INC BCNMD INC BCNMD INC BEADLE, RYAN J & TONYA BLACK BEAR RIDGE PROPERTY BLACK BEAR RIDGE PROPERTY BLACK BEAR RIDGE PROPERTY BLACK BEAR RIDGE PROPERTY BLACK BEAR RIDGE PROPERTY BLACK BEAR RIDGE PROPERTY BLACK BEAR RIDGE PROPERTY BLACK BEAR RIDGE PROPERTY BNEI RIVKAH GROUP LLC BOTIE, PHILIP CARUS, CARLOS M & KAREM COLLIER CNTY COLLIER CNTY COLLIER CNTY COLLIER CNTY COLLIER CNTY COLLIER COUNTY CONTI FAMILY RES TRUST CUBERO,ROY DORGAN, CHRISTOPHER P DORSEY, STEPHEN M DUPRE, JAMES EASTMAN TR, JULIE MAE EBICADO LLC EDM INVESTMENT HOLDINGS LLC EDM INVESTMENT HOLDINGS LLC EDM INVESTMENT HOLDINGS LLC EDM INVESTMENT HOLDINGS LLC EMERITUS INVESTMENTS INC FALLS OF PORTOFINO FLYNN LIVING TRUST FONTANA TR, BUDD & MARION FUCHS REVOCABLE TRUST GILMORE, BRUCE & CRISTINA GIMENEZ, TEODORO-& MILDRED IGLESIAS, 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STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 PRIME HOMES AT PORTOFINO FALLS 4651 SHERIDAN ST STE 480 HOLLYWOOD, FL 33021 --- 3430 POList 500 PL20180003366 PL20180003366 500' 5/7/2019 Site: Vanderbilt Commons MPUD 11 PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS PRIME HOMES AT PORTOFINO FALLS R J FAY & J D FAY REV/L/TRUST REFERENCE ONLY REFERENCE ONLY REFERENCE ONLY REFERENCE ONLY REYES, CRISTOBAL & LOYDA SCHMADER, JOHN F SHALOM, YEHIEL SAR SUN, WEIYONG SUNCOAST SCHOOLS FED CR UNION TABOR, DONALD J & AGNES H TERIMAKI LLC THE FALLS OF PORTOFINO UNIVERSAL PROPERTY LLC UNIVERSAL PROPERTY LLC UNIVERSAL PROPERTY LLC VANDERBILT COMMONS VANDERBILT COMMONS I TRUST VANDERBILT COMMONS OWNERS VANDERBILT COMMONS OWNERS VANDERBILT WAY APARTMENTS LLC VANDERBILT WAY APARTMENTS LLC VASSAR, ROBERT A & ANGELA C VIGILANTE, ANTHONY VIVAS, NEOMI WEILAND, JAY H & JOAN M WILLIAMS, SEAN S & TARA LEE WITT, DAVID C & JOYCE E WOERZ, GARY F & ANNA G 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4651 SHERIDAN ST STE 480 4191 7TH AVE NW FALLS OF PORTOFINO CONDOMINIUM FALLS OF PORTOFINO CONDOMINIUM FALLS OF PORTOFINO CONDOMINIUM FALLS OF PORTOFINO CONDOMINIUM 110 9TH ST SW VIRGINIA M ELLIOTT 4651 SHERIDAN ST STE 480 QIUYAN KONG ATTN: CINDY CURTIS 4241 7TH AVE NW 175 SW 7TH STREET STE 1611 LAND TRUST 1 175 SW 7 STREET 175 SW 7 STREET 175 SW 7TH STREET STE 1611 OWNERS' ASSOCIATION INC 2950 TAMIAMI TRAIL N #200 ASSN INC ASSN INC 2950 TAMIAMI TRL N STE 200 2950 TAMIAMI TRL N STE 200 7343 ACORN WAY KATHLEEN WHITE -VIGILANTE FREDDY VIVAS 7338 ACORN WAY 7363 ACORN WAY 7334 ACORN WAY 7315 ACORN WAY NO 1, THE NO 2, THE NO 5, THE NO 6, THE 7323 ACORN WAY 210 STOKES FARM RD 6801 E HILLSBOROUGH AVE 1615 S CONGRESS AVENUE STE 200 STE 1611 STE 1611 2950 TAMIAMI TRL N #200 2950 9TH STREET NORTH 2950 9TH STREET NORTH 7319 ACORN WAY JACOB AGAY 1669 DIPLOMAT DR HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 HOLLYWOOD, FL 33021--- 3430 NAPLES, FL 34119 --- 1521 NAPLES, FL 34117 --- 0 NAPLES, FL 34119--- 9625 HOLLYWOOD, FL 33021--- 3430 FRANKLIN LAKES, NJ 07417 --- 0 TAMPA, FL 33610--- 4110 NAPLES, FL 34119--- 1523 MIAMI, FL 33130 --- 0 DELRAY BEACH, FL 33435 --- 0 MIAMI, FL 33130 --- 0 MIAMI, FL 33130 --- 0 MIAMI, FL 33130 --- 0 NAPLES, FL 34103 --- 0 NAPLES, FL 34103 --- 0 NAPLES, FL 34103 --- 0 NAPLES, FL 34103 --- 0 NAPLES, FL 34103 --- 0 NAPLES, FL 34103 --- 0 NAPLES, FL 34119--- 9611 NAPLES, FL 34119 --- 0 MIAMI, FL 33179--- 6404 NAPLES, FL 34119--- 9610 NAPLES, FL 34119--- 9611 NAPLES, FL 34119--- 9610 NAPLES, FL 34119 --- 0 POList 500 PL20180003366 TCaptrs:43altij Nrws NaplesNews.com Published Daily Naples, FL 34110 Affidavit of Publication State of Florida Counties of Collier and Lee Before the undersigned they serve as the authority, personally appeared Natalie Zollar who on oath says that she serves as Inside Sales Manager of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Na- ples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Customer Ad Number Copyline WALDROP ENGINEERING, P.A. Pub Dates May 17, 2019 Yiav (Sign ture of affiant) Sworn to and subscribed before me This May 17, 2019 2281189 Neighborhood Meeting Ah. ,... KAROLEKANGAS I,% NotaryPubllc-StateofFlorlda - • Commission f GG 126041 -� •' °P � My Comm.Explreslul29,2021 Bandedihrough Nallonafttary Asm, P.O.# (Signature of affiant) 14A FRIDAY, MAY 17, 2019 NAPLES DAILY NEWS Homicide victim moved to Fla. shortly before his death Jake Allen Naples Dail News p Y USA TODAY NETWORK - FLORIDAI When Sergio Hostins moved from Maine to Saraso- ta in April of 2018, he planned to visit his aunt often. They talked on the phone every other day, and Hos- tins told Teresa Giani, 66, of West Palm Beach, he was looking forward to only being a few hours in the car away. However, Hostins, 55, was killed by a man he was having a relationship with — about six months after he moved to Florida. "Sergio was very friendly," Giani said. "He liked to help friends and he helped his family a lot in Brazil. He worked here and all he thought about was his family back in Brazil." Hostins moved to the U.S. as a child and worked at an Italian restaurant in Maine for 22 years. Then he accepted a job near Sarasota that was opening under the same ownership. "He used to do everything," Giani said. "He would do plumbing, he was a good painter, he was a good ;�,�rtrician. He did it all at the ey to his mother and other tzil , Giani said. erson," she said. "He was a person, Sergio. He was al - jokes." ay, a jury found Daniel Da - of Sarasota, guilty of see- �t killed Hostins in October _ _ _ • • Gis car and credit cards then carpet -wrapped body at a les Park, prosecutors said port guilty of grand theft of fraudulent use of per - on and unlawful posses- d in Orlando after eluding i week. a social media app for gay ember 2018 and developed a The last time Giani talked with her nephew it seemed like he knew he was in danger, she said. A few days before Hostins' body was discovered at WjUEHO We help consumers achieve pain -free walking by providing 5 star service, great selection, and superior quality comfort fashion footwear. Sergio Hostins is pictured inside the Italian restaurant he worked at near Sarasota. Hostins was killed about six months after he moved down to Florida from Maine. COURTESY OF TERESA GIANI the home in the 700 block of 102nd Avenue North, he called Giani and asked for her address. Hostins told Giani he needed it so authorities would know to contact her in case something bad happened to him. Hostins was at the Department of Motor Vehicles and didn't have time to explain what was going on. He told her he would call her back later, Giani said. "I gave the address to him, and those were the last words I heard from him," Giani said. Hostins told a different family member he was fighting with his boyfriend, who kept asking him for money, Giani said. "What happened to Sergio with this guy, it was just for money," Giani said. "He just wanted more and more money and then Sergio told him to get out because he needed money to pay his own bills.' It was hard for Giani to sit in the Sarasota courtroom for more than a week so close to her nephew's killer, she said. "There was a lot, a lot of evidence," Giani said. "They had so much evidence to prove he was guilty." Twelfth Judicial Circuit Court Judge Stephen Walk- er deferred Davenport's sentencing, pending a pre - sentence investigation. Everyone, from Hostins' family to his boss loved him, Giani said. NAOT, Mephisto, Taryn Rose, Helle Comfort, Wolky, Cole Haan, Thierry Rabotin, Beautifeel, Sperry, Ecco, Birkenstock, Florsheim, Complimentary Auction Estimates Hindman specialists in our Naples office are currently providing complimentary auction estimates for your Fine Furniture, Decorative Arts and Silver. A Meissen Porcelain Pate sur Pate Four Piece Clock Garniture. Sold for 87,500. SCHEDULE A COMPLIMENTARY AUCTION ESTIMATE 850 6th Avenue South Naples, Florida 34102 239.643.4448 naples@hindmanauctions.com hind manauctions.com/na ples HindmanAuctions.com in Holding You Back? Breakthrough report reveals how to treat your knee Frain NATURALLY. withuul painkillers or surgery 1431-0232 II for your FM COPY Avalhd4e frar a limlted time PT -coin Summer Rate $38 Includes Green Fee and Cart Quail Run Golf Club 1 Forest Lakes Blvd Naples, FL 34105 _ 239-261-3930 Pin ..... ■ I IrI4'coil I Breakfast -Lunch -Dinner MIPPY HOUR $4 COCKTAILS ; BAR $6 APPETIZERS � 3PM - SPM ......A ... T.IZ ......i....... .p .. SEAFOOD -STEAKS- PASTA NEIGHBORHOOD INFORMATION MEETING The public is invited to attend a neighborhood information meeting held by Waldrop Engineering, P.A. on behalf of Vanderbilt Way Apartments, LLC at the following time and location: Monday, June 3, 2019, at 5:30 p.m. Greater Naples Fire Rescue District Headquarters 14575 Collier Blvd, Naples, FL 34119 Please be advised that Vanderbilt Way Apartments, LLC has filed two (2) concurrent applications (PL20180003366 & PL20180003372) with Collier County. These applications are seeking approval of: (1) a PUD amendment for the Vanderbilt Commons Mixed Use Planned Unit Development (MPUD) to remove the requirement to provide commercial uses on the first floor of the mixed -use building on Lots 5 and 6, and add one (1) deviation relating to building perimeter plantings; AND (2) a Growth Management Plan amendment (GMPA) to allow residential uses on the first floor of buildings on Lots 5 and 6. The GMPA does not request to increase density or intensity and no changes made affect any other portion of the MPUD. The existing MPUD consists of 14.49+/- acres and is generally located immediately north of Vanderbilt Beach Road, approximately'/4 of a mile west of Collier Boulevard in unincorporated Collier County, Florida. woLli aaao VAN DMPLT DUCH WAD ith Arm.. HW '� O tl ti a PROJECT LOCATION MAP WE VALUE YOUR INPUT Business and property owners and residents are welcome to attend the presentation and discuss the project with the owners' representatives and Collier County staff. If you are unable to attend this meeting, but have questions or comments, they can be directed to: Waldrop Engineering, P.A. c/o Lindsay Robin 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 (239) 405-7777, ext. 2232 OR lindsay.robin@waldropengineering.com "Please note that Greater Naples Fire Rescue District does not sponsor or endorse this program. VNI NIM SYNOPSIS HAMMOCK PARK GMPA CCPC PACKAGE P L20180002804/C P-2018-8 IAIENGINEERING PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE Memorandum To: Nancy Gundlach, PLA, AICP & Sue Faulkner From: Lindsay Robin cc: David Torres, Wilton Land Company, LLC BONITA SPRINGS Tampa Orlando Sarasota 28100 Bonita Grande Dr, Suite 305, Bonita Springs, FL 34135 P. (239) 405-7777 f. (239) 405-7899 Richard Yovanovich, Esq., Coleman, Yovanovich & Koester Date: June 27, 2019 Subject: Hammock Park PUDA & GMPA (PL20180002904 & PL20180002813) Neighborhood Information Meeting Synopsis Waldrop Engineering, P.A., and Collier County Staff conducted a Neighborhood Information Meeting (NIM) on Wednesday, June 19, 2019. The meeting was held at 5:30 p.m. at the South Regional Library at 8065 Lely Cultural Pkwy., Naples, Florida 34113. The sign -in sheet is attached as Exhibit "A" and demonstrates 11 residents were in attendance. Handouts were distributed providing the project overview and development regulations. The handouts are attached as Exhibit "B". Alexis Crespo (Agent) conducted the meeting with introductions of the consultant team and Staff, and an overview of the proposed GMPA and PUD amendment applications, including the location of the 19-acre subject property and the request to add a maximum of 265 multi -family (apartment) dwelling units, with a maximum of 148,500 square feet of commercial as an option for development. She also outlined the amendment processes and opportunities to provide input at public hearings. David Torres, the Applicant, also spoke about the project and provided input on details relating to the surrounding residential developments in proximity to the subject area, and the market demand to create a mixed -use project on this intersection. Following the Consultant's presentation, the meeting was opened up to the attendees to make comments and ask the consultant team questions regarding the proposed development. The following is a summarized list of the questions asked and responses given. The Applicant's representatives' responses are shown in bold. 1 of 3 Question/Comment 1: You've only reduced the commercial by a few thousand square feet. How does that equate to 265 multi -family units? Response: The reduction of commercial does equate to the same number of trips as 265 multi -family units. Commercial uses produce significantly more trips than residential uses. [the project traffic engineer provided further explanation on the traffic study]. It was also pointed out that in reality, you will not be able to fit all of the residential and commercial on the property. Question/Comment 2: Will the residential element of this development be similar to residential developments the owner has constructed previously? Response: It will use similar building designs, but with updated exteriors and facades. Question/Comment 3: What type of consumer and income groups are you trying to attract? Will this be apartments or condominiums? Response: There were some zoning commitments relating to "Essential Service Provider" Housing that were attached to our previous residential developments on Lord's Way that will not be committed to in this project. Question/Comment 4: So, you're thinking apartments versus condominiums? Response: Apartments. Even though the code defines multi -family as multi- family regardless of the use. Question/Comment 5: Is there enough demand for commercial uses such as restaurants? Response: There's currently not enough demand in the area yet. Adding apartments will create more demand. Question/Comment 6: Commissioner Fiala commented on the commercial branding that real estate agents are using to brand their developments in this area of Collier County as "South Naples". She noted the residents are proud of the East Naples area and would like to keep that naming intact. Response: We recognize the conditions out here. A lot of it goes back to large companies signing leases, and they are looking at the numbers. Being on the east side can hurt us because we are on the fringe. 2of3 Question/Comment 7: What is the business "success" factor that would entice national restaurant brands to come to the area? Is the success rate of certain restaurants factored in? ➢ Response: Absolutely, and it speaks well all the success on US 41, particularly the national chains like Outback and Carrabas. Sue Faulkner asked the Applicant to clarify if the dwelling units proposed are rental or "for sale" multi -family units. Alexis clarified that the zoning limits the multi -family units to rental apartments. There were no further questions or comments. Ms. Crespo thanked the attendees for coming and noted that their contact information is available for those who wished to reach out with any further questions. The meeting concluded at approximately 6:30 p.m. The meeting was recorded per the CD attached as Exhibit "C". 3 of 3 EXHIBIT "A" NEIGHBORHOOD INFORMATION MEETING HAMMOCK PARK MPUD PL20180002813 & PL20180002804 June 19, 2019 @ 5:30p.m. PLEASE PRINT CLEARLY ***Please be COVLso*** The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information. Name Address City, ST Zip E-Mail Address IN Al LI-A- (. k L� Y)k4VA 411 Ik5r- t 6i Y l� L (� ylrr C A. 1 9' - If (1 ! ` i l EXHIBIT "B" AI , ' , BONITA SPRINGS Tampa Orlando Sarasota IAIENGINEERING 28100 Bonita Grande Dc, Suite 305, Bonita Springs, FL 34135 PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE p. (239) 405-7777 F. (239) 405-7899 Hammock Park MPUD - PL20180002813 & PL20180002804 Neighborhood Information Meeting Wednesday, June 19, 2019 5:30 p.m. PROJECT INFORMATION SHEET Project Size: 19+/- Acres Future Land Use: Urban Residential Fringe Subdistrict, Mixed Use Activity Center Current Zoning: Commercial Planned Unit Development (CPUD) Proposed Zoning: Mixed -Use Planned Unit Development (MPUD) Approved Density/Intensity/Uses: 160,000 sq. ft. commercial uses Proposed Density/Intensity/Uses: 265 multi -family dwelling units and up to 148,500 sq. ft. of commercial uses Project Requests: (PL20180002804) a Growth Management Plan Amendment (GMPA) for a site -specific text amendment to the Future Land Use Element, Mixed Use Activity Center #7, to allow up to 265 multi -family dwelling units within the Hammock Park project, along with the permitted commercial uses - (PL20180002813) PUD Amendment to the Hammock Park Commerce Centre Commercial Planned Unit Development (CPUD) to add a maximum of 265 multi- family dwelling units as a permitted use; reduce the maximum intensity of non- residential uses from 160,000 sq. ft. to 148,500 sq. ft.; and to change the name of the CPUD from Hammock Park Commerce Centre CPUD to Hammock Park Mixed Use Planned Unit Development (MPUD). BONITA SPRINGS Tampa Orlando Sarasota ENGINEERING PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE Hammock Park MPUD PERMITTED USES AND STRUCTURES 28100 Bonita Grande Dr., Suite 305, Bonita Springs, FL 34135 p. (239) 405-7777 f. (239) 405-7899 No building or structure or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Permitted Principal Uses and Structures 1. Amusement and recreation services, Indoor only (Groups 7911- 7941, 7991, 7993, 7997, 7999) 2. Apparel and accessory stores (Groups 5611, 5621, 5631, 5641, 5651, 5661, 5699) 3. Automotive repair, services and parking (Groups 7514, 7542) All uses are prohibited within 500 feet from the easterly right-of-way line of C.R. 951. 4. Auto and home supply stores (Group 5531) 5. Building construction - general contractors (groups 1521-1542). 6. Building materials, hardware, garden supply (Groups 5231, 5251, 5261) 7. Business services (Groups 7311, 7323, 7334, 7335, 7336, 7338, 7352, 7359, 7371-7379, 7384, 7389) 8. Communications (Groups 4832, 4833) 9. Construction - special trade contractors (Groups 1711-1793, 1796, 1799) 10. Depository institutions (Groups 6011-6099) 11. Eating and drinking places (Groups 5812, 5813 except contract feeding, food service and industrial feeding) 12. Engineering, accounting and management (Groups 8711-8721, 8741, 8742, 8748) 13. Food stores (Groups 5411, 5421, 5441, 5451, 5461, 5499) 14. Funeral service and crematories (Group 7261) 15. Gasoline service stations (5541 subject to the provisions of the LDC) 16. General merchandise stores (Groups 5311, 5331, 5399) 17. Hardware stores (5251) 18. Health services (Groups 8011-8059) 19. Home furniture, furnishings, and equipment stores (Groups 5712, 5713, 5714, 5719,5722,5731,5734,5735,5736) 20. Hospitals (Group 8062) 21. Hotels and motels (Group 7011) 22. Insurance agents, brokers and service (Group 6411) 23. Membership organizations (Groups 8641, 8661) 24. Miscellaneous repair services (Groups 7622, 7623, 7629, 7631, 7641) (Group 7699 with approval of County Manager, or his designee, who shall be guided by the objective of allowing uses that are compatible with existing development.) All uses are prohibited within 500 feet of the easterly right -of- way line of C.R. 951. 25. Miscellaneous retail (Groups 5912, 5921, 5932, 5941-5949, 5984, 5992, 5993, 5999) 26. Motion pictures (Groups 7832-7833) 27. Museum, art galleries (Group 8412) 28. Multi-familv rental dwellina units. 296. Non -depository credit institutions (Groups 6141, 6159, 6162, 6163) 2-930. Offices (All Groups) 310. Personal services (Groups 7211-7212, 7215, 7219, 7221, 7231, 7241, 7251, 7291) 324. Restaurants (AllGroups) 323. Real estate (Groups 6531, 6541, 6552) 334.Social services (Group 8351) 345.United States Postal Service (Group 4311) 356. Veterinarian's office (Group 0742, except no outside kenneling) 367. Any other use which is comparable in nature with the foregoing uses may be permitted subject to the procedures set forth in the LDC, as amended. ACCESSORY USES AND STRUCTURES A. Uses and structures that are accessory and incidental to uses permitted. B. Any other accessory use which is comparable in nature with the foregoing uses may be permitted subject to the procedures set forth in the LDC, as amended. DEVELOPMENT STANDARDS (COMMERCIAL) A. Minimum lot area: Ten thousand (10,000) square feet. B. Minimum lot width: One hundred (100) feet. C. Minimum yard requirements: 1. Front yard: Twenty-five (25) feet. 2. Side yard: Zero for common or abutting walls, otherwise one-half the height of the building, but not less than ten (10) feet. 3. Rear yard: Twenty (20) feet. 4. Preserve: Twenty-five (25) feet D. Distance between principal structures: The distance between any two principal structures on the same parcel shall be fifteen (15) feet or a distance equal to one half the sum of their heights, whichever is greater. E. Minimum floor area of principal structure: Seven hundred (700) square feet per building on the ground floor. F. Landscaping and off-street parking shall be in accordance with the LDC, as amended. G. Maximum height: Fifty (50) feet. H. General application for setbacks: Front yard setbacks shall comply with the following: 1. If the parcel is served by a public or private right-of-way, the setback is measured from the adjacent right-of-way line. 2. If the parcel is served by a non -platted private drive, the setback is measured from the back of curb or edge of pavement. 3. If the parcel is served by a platted private drive, the setback is measured from the road easement or property line. All buildings, landscaping and visible infrastructures shall be architecturally and aesthetically unified. Said unified architectural theme shall include a similar architectural design and similar use of materials and colors on all of the buildings to be erected on site. Landscaping and streetscape materials shall also be similar in design throughout the site. A conceptual landscape plan for the entire site shall be submitted concurrent with the first application for site development plan approval. J. Outside storage or display of merchandise is prohibited unless it is ancillary to a permitted use and screened from view from adjacent public roadways. Outside storage may be approved by the County Manager, or his designee, as part of the approval of an SDP. K. The FP&L easement may be used for ancillary uses such as parking, storage, service drives, and water management, provided written authorization for those uses is obtained from FP&L and submitted with the application for SDP. L. The two accessory tower structures described in Deviation 3 shall have a minimum PUD perimeter setback of ten (10) feet, and a maximum actual height of thirty (30) feet for the southern tower and maximum actual height of fifteen (15) feet for the northern most tower.? DEVELOPMENT STANDARDS (RESIDENTIAL) PRINCIPAL STRUCTURES MULTI -FAMILY Min. Lot Area 1 acre Min. Lot Width N/A Min. Lot Depth N/A Front Yard 10 feet Side Yard 5 feet Min. Lake Maintenance Easement Tract Setback 0 feet Min. Setback from FPL Easement 0 feet Min. PUD Boundary Setback, excluding boundary 25 feet abutting FPL Easement Min. Distance Between Buildings 20 feet Rear Yard 10 feet Preserve 25 feet MAXIMUM HEIGHT Actual Zoned 60 feet 50 feet ACCESSORY STRUCTURES Front Yard SPS Side Yard SPS Rear Yard 5 feet Preserve 10 feet MAXIMUM HEIGHT Actual Zoned SPS SPS Footnotes: (1) Front setback is measured from the edge of pavement or back of curb except for public roads. (2) Approved in HEX decision 2016-42. GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines. or between structures. Condominium. and/or homeowners' association boundaries shall not be utilized for determining development standards SIGN POSTING INSTRUCTIONS (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. 1. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or easement. 2. The sign(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED Alexis Cres o WHO TH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COWER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER Alexis Cres o NAME (TYPED OR PRINTED) STATE OF FLORIDA COUNTY OF COLLIER 28100 Bonita Grande Dr. #305 STREET OR P.O. BOX Bonita Sprin s. FL 34135 CITY, STATE ZIP The foregoing instrument was sworn to and subscribed before me this day of �t l!'iAS 201R, by &) is Gn-5po , rsonally known to me r who produccd as identification and who did/did not take an oath. g"OP11" JESSICA K LINN ig tureofNotaryPublicY�g ;State of F4arids-PfotarY Pub ic commission # GtG 170813 i�� My Commission Expires" April 16, 2022 Printed Name of Notary Public My Commission Expires: (Stamp with serial number) Rev. 3/4/2015 9.D.4 Ron DeSands GOVERNOR DEZ FLORIDA DEPARTMENT ECONOMIC OPPORTUNITY March 26, 2020 Ms. Anita Jenkins, Planning Manager Growth Management Department Zoning Division / Comprehensive Planning Section 2800 North Horseshoe Drive Naples, Florida 34104 Dear Ms. Jenkins: Ken Lawson EXECUTIVE DIRECTOR This letter is in response to the letter dated March 25, 2020, notifying of an extension for the adoption of a proposed amendment DEO 20-01ESR to the Collier County Comprehensive Plan pursuant to Section 163.3184(3), Florida Statutes. The Department acknowledges receipt of the extension notification. The new extended adoption date is November 27, 2020. The Department reminds the County that all citizens who commented on the amendment need to be notified of the extension. If the proposed amendment is adopted, please submit the amendments to the Florida Department of Economic Opportunity, Bureau of Community Planning, Plan Processing Team within 10 working days of adoption pursuant to Section 163.3184(3), Florida Statutes. If you have any questions concerning this matter, please do not hesitate to contact Ms. Kelly Corvin at (850) 717-8499, or myself, at (850) 717-8503. Sincerely, D'. Ray Eubanks Plan Processing Administrator DRE/me Florida Department of Economic Opportunity I Caldwell Building 1 107 E. Madison Street I Tallahassee, FL 32399 850.245.7105 1 www.FloridaJobs.orq www.twifter.com/FLDEO Iwww.facebook.com/FLDEO An equal opportunity employer/program. Auxiliary aids and service are available upon request to individuals with disabilities. All voice telephone numbers on this document may be reached by persons using TTY/TTD equipment via the Florida Relay Service at 711. Packet Pg. 196 9.D.4 Coil�er Co-►.�.vtty March 25, 2020 Mr. Ray Eubanks, Processing Administrator Florida Department of Economic Opportunity Division of Community Planning/Plan Review and Processing 107 East Madison Street — MSC 160 Tallahassee, Florida 32399-4120 RECEIVED /fin MAR 2 6 2020 Div. of Community Development Dept. Economic Opportunity RE: Request.for Time Extension for Adoption of the "2018 Cycle 3" Groiilh Management Plan Amendment (DEO file no. Collier County 20-01 ESR) (Collier County petition number PL20180002804/CP-2018-8) Dear Mr. Eubanks: The Collier County Board of County Commissioners approved the "2018 Cycle 3" Growth Management Plan Amendment for Transmittal on January 27, 2020 and it was duly submitted to the Department. Collier County received your letter acknowledging receipt and assigning case no. 20-01 ESR. Agency comments, dated February 24, 2020 and February 26, 2020 were received via email. In accordance with Chapter 163.3184(3)(c), F.S., and the Department of Economic Opportunity's posted procedures, as they pertain to the Expedited State Review Process, Collier County has 180 days, or until August 27, 2020 to adopt this amendment. Due to unforeseen circumstances, including the impacts from COVID-19, Collier County will be unable to hold its adoption hearing before the end of this time limit. It is anticipated, but not certain, that the Collier County Board of County Commissioners will hold its adoption hearing on this petition on May 26, 2020. In an abundance of caution, Collier County hereby requests the Department's approval of a three- month time extension to the 180-day period provided by statute for adoption, from August 27, 2020, until November 27, 2020. The affected parties have been made aware of this request and the County is unaware of any objections to this request. Finally, if you have questions or need additional information, please contact: Anita Jenkins, AICP, Community Planning Manager Anita.Jenkins, r`colliercountN�tl��o,_ or E-Fax: M. Kendall 239-252-6625 or Sue Faulkner, Principal Planner Sue.hatllkncrt/ii�colliercountN 14 . S. Faulkner 239-252-5715 Packet Pg. 197 Sincerely, Digitally signed by Mlle Jenkins DN. C=US, E=amla.Je nkins�colliercou nty0.gov, s O=Cother County Board of County Anita Jenkin Commissioners, OU=GroMh Management Department, CN=Anga Jenkins Data. 2020,03.26 08:00:10 1111' Anita Jenkins, Community Planning Manager Growth Management Department Zoning Division cc: Thaddeus L. Cohen, Department Head, Growth Management Department James French, Deputy Department Head, Growth Management Department South Florida Water Management District - w/ attachment Florida Department of Transportation, District One - w/ attachment Florida Department of EnWronmental Protection- w/ attachment Florida Fish & Wildlife Conservation Commission - w/ attachment Alexis Crespo, Vice President of Planning, Waldrop Engineering Lindsey Robin, MPA, Project Planner, Waldrop Engineering GMPA File — 2018 Cycle 3 — October GAMES Planning ServiceMComprehensive\Comp Planning GMP DATAIComp Plan Amendments12018 Cycles & Smalls12018 Cycle 3 - October\CP-18-8 HammockPark\DEO Ittr to request extention_drft.docx Packet Pg. 198 9.D.4 Ron DeSantis GOVERNOR The Honorable Burt L. Saunders Chairman, Collier County Board of County Commissioners 3299 Tamiami Trail East, Suite 303 Naples, Florida 34112 Dear Chairman Saunders: �j FLORIDA DEPARTMENToi ECONOMIC OPPORTUNITY February 25, 2020 Ken Lawson EXECUTIVE DIRECTOR The Department of Economic Opportunity ("Department") has reviewed the proposed comprehensive plan amendment for Collier County (Amendment No. 20-01ESR) received on January 28, 2020. The review was completed under the expedited state review process. We have no comment on the proposed amendment. The County should act by choosing to adopt, adopt with changes, or not adopt the proposed amendment. For your assistance, we have enclosed the procedures for adoption and transmittal of the comprehensive plan amendment. In addition, the County is reminded that: • Section 163.3184(3)(b), F.S., authorizes other reviewing agencies to provide comments directly to the County. If the County receives reviewing agency comments and they are not resolved, these comments could form the basis for a challenge to the amendment after adoption. • The second public hearing, which shall be a hearing on whether to adopt one or more comprehensive plan amendments, must be held within 180 days of your receipt of agency comments or the amendment shall be deemed withdrawn unless extended by agreement with notice to the Department and any affected party that provided comment on the amendment pursuant to Section 163.3184(3)(c)1., F.S. The adopted amendment must be rendered to the Department. Under Section 163.3184(3)(c)2. and 4., F.S., the amendment effective date is 31 days after the Department notifies the County that the amendment package is complete or, if challenged, until it is found to be in compliance by the Department or the Administration Commission. Florida Department of Economic Opportunity I Caldwell Building 1 107 E. Madison Street I Tallahassee, FL 32399 850.245.7105 1 www.FloridaJobs.org www.twitter.com/FLDEO Iwww.facebook.com/FLDEO An equal opportunity employer/program. Auxiliary aids and service are available upon request to individuals with disabilities. All voice telephone numbers on this document may be reached i)y persons using TTYiTTD equipment via the Florida Relay Service at 711. Packet Pg. 199 The Honorable Burt L. Saunders, Chairman February 25, 2020 Page 2 of 2 If you. have any questions concerning this review, please contact Scott Rogers, Planning Analyst, by telephone at (850) 717-8510 or by email at scott.rogers@deo.myflorida.com. c rely, mes D. Stansbury, Chief ureau of Community Planning and Growth JDS/sr Enclosure(s): Procedures for Adoption cc: Thaddeus L. Cohen, Department Head, Collier County Growth Management Department Margaret Wuerstle, Executive Director, Southwest Florida Regional Planning Council Packet Pg. 200 SUBMITTAL OF ADOPTED COMPREHENSIVE PLAN AMENDMENTS FOR EXPEDITED STATE REVIEW Section 163.3184(3), Florida Statutes NUMBER OF COPIES TO BE SUBMITTED: Please submit three complete copies of all comprehensive plan materials, of which one complete paper copy and two complete electronic copies on CD ROM in Portable Document Format (PDF) to the State Land Planning Agency and one copy to each entity below that provided timely comments to the local government: the appropriate Regional Planning Council; Water Management District; Department of Transportation; Department of Environmental Protection; Department of State; the appropriate county (municipal amendments only); the Florida Fish and Wildlife Conservation Commission and the Department of Agriculture and Consumer Services (county plan amendments only); and the Department of Education (amendments relating to public schools); and for certain local governments, the appropriate military installation and any other local government or governmental agency that has filed a written request. SUBMITTAL LETTER: Please include the following information in the cover letter transmitting the adopted amendment: State Land Planning Agency identification number for adopted amendment package; Summary description of the adoption package, including any amendments proposed but not adopted; Identify if concurrency has been rescinded and indicate for which public facilities. (Transportation, schools, recreation and open space). Ordinance number and adoption date; Certification that the adopted amendment(s) has been submitted to all parties that provided timely comments to the local government; Name, title, address, telephone, FAX number and e-mail address of local government contact; Letter signed by the chief elected official or the person designated by the local government. Revised: June 2018 Page 1 Packet Pg. 201 ADOPTION AMENDMENT PACKAGE: Please include the following information in the amendment package: In the case of text amendments, changes should be shown in strike-through/underline format. In the case of future land use map amendments, an adopted future land use snap, in color format, clearly depicting the parcel, its future land use designation, and its adopted designation. A copy of any data and analyses the local government deems appropriate. Note: If the local government is relying on previously submitted data and analysis, no additional data and analysis is required; Copy of the executed ordinance adopting the comprehensive plan amendment(s); Suggested effective date language for the adoption ordinance for expedited review: "The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If the amendment is timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance." List of additional changes made in the adopted amendment that the State Land Planning Agency did not previously review; List of findings of the local governing body, if any, that were not included in the ordinance and which provided the basis of the adoption or determination not to adopt the proposed amendment; Statement indicating the relationship of the additional changes not previously reviewed by the State Land Planning Agency in response to the comment letter from the State Land Planning Agency. Revised: June 2018 Page 2 Packet Pg. 202 9.D.4 FaulknerSue From: Oblaczynski, Deborah <doblaczy@sfwmd.gov> Sent: Monday, February 24, 2020 1:58 PM To: FrenchJames Cc: Eubanks, Ray; FaulknerSue; Barbara Powell (barbara.powell@deo.myflorida.com); WeeksDavid; Margaret Wuerstle (mwuerstle@swfrpc.org); 'Ray Eubanks' Subject: Collier County, DEO #20-1 ESR Comments on Proposed Comprehensive Plan Amendment Package This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Dear Mr. French: Q a. The South Florida Water Management District (District) has completed its review of the proposed amendment package from Collier County (County). The text amendment revises the Mixed -Use Activity Center Subdistrict a #7 to allow 256 multi -family dwelling units in the Hammock Park Commercial Planned Unit Development. The 19 proposed changes do not appear to adversely impact the water resources within the District; therefore, the E District has no comments on the proposed amendment package. F x The District offers its technical assistance to the County in developing sound, sustainable solutions to meet the County's future water supply needs and to protect the region's water resources. Please forward a copy of the o adopted amendments to the District. Please contact me if you need assistance or additional information. M Sincerely, °; Deb Oblaczynski Policy & Planning Analyst Water Supply Implementation Unit South Florida Water Management District 3301 Gun Club Road West Palm Beach, FL 33406 (561) 682-2544 or email: Packet Pg. 203 FDOT Florida Department of Transportation RON DESANTIS 10041 Daniels Parkway KEVIN J. THIBAULT, P.E. GOVERNOR Fort Myers, FL 33913 SECRETARY February 14, 2020 Mr. David Weeks, AICP Growth Management Manager Collier County Growth Management Department 2800 North Horseshoe Drive Naples, Florida 34104 Subject: Collier County, 20-01ESR Proposed Comprehensive Plan Amendment (CPA) Expedited State Review Process — FDOT Review Letter Dear Mr. Weeks: Pursuant to Section 163.3184(3), Florida Statutes (F.S.), in its role as a reviewing agency as identified in Section 163.3184(1)(c), F.S., the Florida Department of Transportation (FDOT) reviewed proposed amendment Collier County 20-01ESR. AMENDMENT BACKGROUND INFORMATION: The privately initiated text amendment (locally known as PL-20180002804/CP-2018-8) includes a petition requesting an amendment to the Collier County's Comprehensive Plan Future Land Use Element (FLUE) of the Growth Management Plan to amend the Mixed -Use Activity Center Subdistrict #7 to increase residential density in the northeast quadrant, within the Hammock Park Commercial Planned Unit Development (CPUD), to allow a maximum of 265 multi -family (rental apartment) dwelling units. The request is also to reflect the proposed PUD amendment from CPUD to Mixed Planned Unit Development (MPUD) via a companion petition that will be reviewed at the adoption hearing for this GMPA petition. The GMP amendment requested is specific to the Hammock Park www.fdot.gov Packet Pg. 204 Collier County 20-01ESR Proposed CPA (PL-201800028041CP-2018-8) FDOT Review Letter February 14, 2020 Page 2 of 6 Commerce Centre CPUD in the Mixed -Use Activity Center Subdistrict (#7)/Urban Residential Fringe Subdistrict. The subject property encompasses approximately 19.13± acres and is generally located at the northeast comer of the intersection of Collier Boulevard (CR 951) and Rattlesnake Hammock Road (CR 864)/Florida Sports Park Road TRIP GENERATION: The planning -level trip generation analysis evaluates the maximum development allowable on the 19.13± acre property. According to the adopted FLU designation and based on the Collier County's Comprehensive Plan, commercial development shall be limited to a total of 185,000 square feet. Also, the Urban Residential Fringe Subdistrict section of the Collier County's Comprehensive Plan allows residential use in the Activity Center. The two easterly quadrants, including the subject site, are limited to the density allowed in the Urban Residential Fringe Subdistrict (1.5 dwelling units per acre or 2.5 dwelling units per acre with use of Transfer of Development Rights (TDR) credits), which allows for maximum development of 47 residential dwelling units. The adopted FLU designation would result in approximately 9,171 net external daily trips or 861 net external p.m. peak hour trips assuming an internal capture of 5%. According to the proposed FLU designation and based on the proposed text amendment provided in the proposed transmittal package, the maximum development will be limited to 265 multi -family residential dwelling units and 185,000 square feet of commercial development, which would result in approximately 9,520 net external daily trips or 873 net external p.m. peak hour trips assuming an internal capture of 10%. As a result, the proposed amendment would result in a minimal increase of 349 net external daily trips or 12 net external p.m. peak hour trips. The following table summarizes the trip generation for the currently adopted and proposed FLU designations. www.fdot.gov I Packet Pg. 205 Collier County 20-01ESR Proposed CPA (PL-201800028041CP-2018-8) FDOT Review Letter February 14, 2020 Page 3 of 6 TRIP GENERATION BASED ON MAXIMUM DEVELOPMENT POTENTIAL FOR COLLIER COUNTY 20-01ESR Scenario Land Use Designation Maximum Allowed Density/ IntensityCode Land Use Size of Development Daily' Trips PM Peak PHour Trips' Acres Allowed Development RES 2.5 DUs/Acre 210 19.13 47 DUs 519 49 COM NA 820 185,000 SF 9,135 857 Adopted Subtotal 9,654 906 Internal Capture (5%) 483 45 Total Net External 9,171 861 RES 13.85 DUs/Acre 221 19.13 265 DUs 1,443 113 COM NA 820 185,000 SF 9,135 857 Proposed Subtotal 10,578 970 Internal Capture (10%) 1,058 97 Total Net External 9,520 873 Change in Net External Trips +349 +12 'Trip generation based on the rates and equations obtained in the ITE Trip Generation Manual (10th Edition) TRANSIT CONNECTIVITY: There are currently two (2) transit routes (Routes 17 and 18) provided by the Collier Area Transit (CAT). Routes 17 and 18 traverses in opposite directions of travel along the southwest quadrant of the Rattlesnake -Hammock Road and Collier Boulevard intersection and runs along East Tamiami Trail/U.S, 41, Collier Boulevard/CR 951 and Rattlesnake -Hammock Road/CR 864. Route 17 generally operates from 6:00 AM to 7:05 PM, Monday to Saturday, with headways varying from 90 to 105 minutes. On Sundays, Route 17 generally operates from 7:30 AM to 5:21 PM, with headways varying from 90 to 105 minutes. Route 18 generally operates from 6:30 AM to 5:53 PM, Monday to Saturday, with headways varying from 90 to 105 minutes. Sunday service is not provided on Route 18. There are two (2) bus stops located near the subject property. The first bus stop is located along Rattlesnake -Hammock Road, approximately 0.1 miles just west of the subject property. The second bus stop is located along Collier Boulevard, approximately 0.3 miles just south of the subject property. PEDESTRIAN CONNECTIVITY: Sidewalks and bike lanes are present along Florida Sports Park Road, Rattlesnake Hammock Road and Collier Boulevard adjacent to the subject property. Bike lanes are not provided on Rattlesnake Hammock Road west of Collier Boulevard www.fdot.gov IPacket Pg. 206 Collier County 20-01ESR Proposed CPA (PL-201800028041CP-2018-8) FDOT Review Letter February 14, 2020 Page 4 of 6 LAND USE: Land uses immediately surrounding the subject property are summarized in the table below: DIRECTION FUTURE LAND USE ZONING DISTRICT EXISTING LAND USE Urban Residential Fringe Vacant Commercial (Good Turn Center North Subdistrict, Mixed Use Activity MPUD MPUD) Center Vacant Commercial (Hacienda Lakes of South Urban Residential Fringe MPUD Naples MPUD) Urban Residential Fringe East Subdistrict, Mixed Use Activity MPUD Vacant Commercial (McMullen MPUD) Center Urban Residential Fringe Multi -Family & Golf Course (Naples Lake West Subdistrict, Mixed Use Activity PUD Country Club; Sierra Meadows); Center Commercial SCHOOLS: The subject property is located within the two-mile walking radius of Lely Elementary School, which is approximately 0.7 miles southwest. Manatee Middle School is located approximately 5.3 miles south of the subject property, and Lely High School is located approximately 4.0 miles to the southwest. CONTEXT CLASSIFICATION: U.S. 41 is located approximately 3.5 miles south and 3.9 miles west of the subject property with a context classification of CK (Suburban Commercial). S.R. 84 is approximately three miles north of the subject properties with a context classification of C3R (Suburban Residential). FDOT REVIEW COMMENT: Based on the planning level analysis, as is noted above, the proposed amendments will result in a minimal increase of 349 net external daily trips or 12 net external p.m. peak hour trips. FDOT determined the proposed amendment has no significant adverse impacts on Transportation resources or facilities of state importance. FDOT TECHNICAL ASSISTANCE COMMENT: FDOT welcomes the opportunity to partner with and provide technical assistance to Collier County to create multimodal transportation facilities to serve all users. In addition to the comment(s) above, FDOT is providing a technical assistance comment consistent with Section 163.3168(3), Florida Statutes. The technical assistance comment can strengthen the local government's comprehensive plan to foster a vibrant, healthy community or is/are technical and designed to ensure consistency with the Community Planning Act in Chapter 163, Part II, F.S. The technical assistance comment will not form the basis of a challenge. www.fdot.gov I Packet Pg. 207 Collier County 20-01 ESR Proposed CPA (PL-201800028041CP-2018-8) FDOT Review Letter February 14, 2020 Page S of 6 Technical Assistance Comment #1 • Bicycle and Pedestrian - The Department recommends that sidewalks and bicycle lanes be included as part of any future development plan. This will encourage connectivity from/to the development and provide safe access to the surrounding communities. • Context Classification - It is recommended that the planning and development of the subject property be consistent with the context classifications for either S.R. 84 or U.S. 41. U.S. 41(C3C) context classification is the higher of the two classifications and allows for more flexibility in design to accommodate connectivity to the surrounding amenities in the multimodal design. • Schools - As the CPA proposes an increase in residential units, it is recommended the subject site include and provide pedestrian and bicycle connections to the multimodal network, internally and along the property boundaries, to provide connections to the local schools. • Multimodal - FDOT encourages the Collier County to promote the use of multimodal alternatives within the planning and development of communities that aid in mitigating potential transportation impacts, promote safety and economic development, and improve quality of life for all communities in the County. These development types help to decrease overall passenger vehicle trips on the roadway network by encouraging compact and dense developments that provide multimodal connectivity between existing and future development areas. This context -sensitive approach promotes healthy, safe, and economically viable communities that encourage quality of life and incorporates all modes of transportation. • Transit - The Department recommends that the applicant coordinate with Collier County and CAT regarding the potential of improving service headways which are currently at 90 to 105 minutes for Routes 17 and 18 to serve the residents and patrons of the subject property, and additional residential units. The Department respectfully requests a copy of the adopted plan along with the supporting data and analysis. Please provide the adopted plans within two weeks of adoption, in order to assist in facilitating review within the required 30-day time frame from adoption, as required by Statutes (Expedited State Review Amendment Process Section 163.3184(3) and (5), Florida Statutes). www.fdot.gov IPacket Pg. 208 Collier County 20-01ESR Proposed CPA (PL-20180002804/CP-2018-8) FDOT Review Letter February 14, 2020 Page 6 of 6 Thank you for providing FDOT with the opportunity to review and comment on the proposed amendment. If you have any questions or need to discuss this letter further, please contact me at (239) 225-1959 or vitor.suguri@dot.state.fl.us. Sincerely, Vitor Suguri Community Planner FDOT District One cc: D. Ray Eubanks, Florida Department of Economic Opportunity Margaret A. Wuerstle, Southwest Florida Regional Planning Council Sue Faulkner, Collier County James French, Collier County www.fdot.gov I Packet Pg. 209 FaulknerSue From: WeeksDavid Sent: Wednesday, February 26, 2020 5:29 PM To: FaulknerSue; KendallMarcia Subject: FW: Collier County 20-01 ESR Proposed For the files. From: Plan —Review <Plan.Review@dep.state.fl.us> Sent: Wednesday, February 26, 2020 4:41 PM To: WeeksDavid <David.Weeks@colliercountyfl.gov>; DCPexternalagencycomments@deo.myflorida.com Cc: Plan —Review <Plan.Review@dep.state.fl.us> Subject: Collier County 20-01ESR Proposed EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. To: David Weeks, AICP, Growth Management Manager Re: Collier County 20-01 ESR — Expedited State Review of Proposed Comprehensive Plan Amendment The Office of Intergovernmental Programs of the Florida Department of Environmental Protection (Department) has reviewed the above -referenced amendment package under the provisions of Chapter 163, Florida Statutes. The Department conducted a detailed review that focused on potential adverse impacts to important state resources and facilities, specifically: air and water pollution; wetlands and other surface waters of the state; federal and state-owned lands and interest in lands, including state parks, greenways and trails, conservation easements; solid waste; and water and wastewater treatment. Based on our review of the submitted amendment package, the Department has found no provision that, if adopted, would result in adverse impacts to important state resources subject to the Department's jurisdiction. Please submit all future amendments by email to Plan. Review(iff loridaDEP.oA. If your submittal is too large to send via email or if you need other assistance, contact Lindsay Weaver at (850) 717-9037. Packet Pg. 210 FaulknerSue From: WeeksDavid Sent: Monday, February 24, 2020 6:21 PM To: FaulknerSue; KendallMarcia Subject: FW: Collier County 20-1 ESR, PL20180002804/CP-2018-8 [AC #7/Hmk Park CPUD] For the files & CV From: Hight, Jason <Jason.Hight@MyFWC.com> Sent: Monday, February 24, 2020 4:10 PM To: DCPexternalagencycomments@deo.myflorida.com; WeeksDavid <David.Weeks@colliercountyfl.gov> Cc: Raininger, Christine<Christine.Rain inger@MyFWC.com>; Conservation Planning Services <conservationplanningservices@MyFWC.com>; Amoah, Kat <Kat.Amoah@MyFWC.com> Subject: Collier County 20-1ESR, PL20180002804/CP-2018-8 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Mr. Weeks: Florida Fish and Wildlife Conservation Commission (FWC) staff reviewed the proposed comprehensive plan amendment in accordance with Chapter 163.3184(3), Florida Statutes. We have no comments, recommendations, or objections related to listed species and their habitat or other fish and wildlife resources to offer on this amendment. If you have specific technical questions, please contact Christine Raininger at (561) 882-5811 or by email at Christine. Raininger(ci)myfwc.com. For all other inquiries, please contact our office by email at ConservationPlanningServices a,MyFWC.com. Sincerely, Jason Hight Land Use Planning Program Administrator Office of Conservation Planning Services Florida Fish and Wildlife Conservation Commission 620 South Meridian MS5135 Tallahassee, FL 32399 850-413-6966 Collier County 20-IESR 41058 Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Packet Pg. 211 9.D.5 CYK COLEMAN I YOVANOVICH I KOESTER June 26, 2020 Heidi Ashton-Cicko, Esquire Managing Assistant County Attorney Office of the Collier County Attorney 2800 North Horseshoe Drive Naples, FL 34104 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 T:239.435.3535 1 F:239.435.1218 RE: Hammock Park PUD (PL20180002813) Hammock Park GMPA (PL20180002804/CP-2018-8) Dear Ms. Heidi: This firm represents Wilton Land Company, LLC for the above PL applications. Wilton Land Company, LLC elects to proceed with hybrid virtual public hearings of the Collier County Planning Commission (CCPC) and the Board of County Commissioners (BCC) during the declared emergency and waives the right to contest any procedural irregularity due to the hybrid virtual nature of the public hearings. Sincerely, Richard D. Yovanovich, Esq. Enclosures cc: David Torres, Wilton Land Company, LLC cyklawfirm.com Hage I o Packet Pg. 212 9.D.6 (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. 1. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or easement. 2. The sign(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED A (eX 15 V . C4-CVD WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER PL20180002804 & PL20180002813 ; , _ 28100 BONITA GRANDE DR. #305 SIGNATURE dF APPLICANT OR AGENT STREET OR P.O. BOX ALEXIS V. CRESPO BONITA SPRINGS, FL, 34135 NAME (TYPED OR PRINTED) STATE OF FLORIDA COUNTY OF COLLIER CITY, STATE ZIP -1'v+ The foregoing instrument was sworn to and subscribed before me this day of 202E by te)m G CXtSPD who produced as identification and who did/did not take an oath. Signature of Notary Public IT S51 C�, V_ - L�l ki Vl Printed Name of Notary Public My Commission Expires: (Stamp with serial number) 1: pJ E S S I C A K L I N N ' �W, State of Florida-Wtary Public Commission # G+G 170813 Rev. 3/4/2015 "s+� ems: My Commission Expires Priki±' April 16, 2022 Q Packet Pg. 213 Q a 0 Y L IL Y V O E E R 2 LO w M M 7 a1 C r N O CL C _T U) r-+ C d E t V R a Packet Pg. 214 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCE(S) 9.D.7 Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on October 13, 2020 commencing at 9:00 a.m., in the Board of County Commissioners Chamber, Third Floor, Collier County Government Center, 3299 E. Tamiami Trail, Naples, FL. The purpose of the hearing is to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT TO AMEND THE URBAN MIXED USE ACTIVITY CENTER #7 TO ALLOW UP TO 265 MULTI -FAMILY RESIDENTIAL RENTAL DWELLING UNITS IN THE HAMMOCK PARK MIXED -USE PLANNED UNIT DEVELOPMENT IN ADDITION TO COMMERCIAL DEVELOPMENT, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED AT THE NORTHEAST CORNER OF RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 19.13t ACRES. [PL20180002804] AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 07-30, THE HAMMOCK PARK COMMERCE CENTRE COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD), TO ALLOW UP TO 265 MULTI -FAMILY RENTAL DWELLING UNITS PLUS 80,000 SQUARE FEET OF COMMERCIAL DEVELOPMENT AS AN ALTERNATIVE TO 160,000 SQUARE FEET OF RETAIL AND OFFICE CURRENTLY ALLOWED; BY CHANGING THE NAME OF THE CPUD FROM HAMMOCK PARK COMMERCE CENTRE TO THE HAMMOCK PARK MIXED -USE PLANNED UNIT DEVELOPMENT (MPUD); BY REVISING THE DEVELOPMENT STANDARDS; BY AMENDING THE MASTER PLAN AND REVISING DEVELOPER COMMITMENTS. THE SUBJECT PROPERTY IS LOCATED AT THE NORTHEAST CORNER OF RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 19.13t ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20180002813] All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE(S) will be made available for inspection at the GMD Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, FL., between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore, the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Suite 401, Collier County Government Center, East Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the GMD Zoning Division, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to October 13, 2020 will be read and considered at the public hearing. As part of an ongoing initiative to promote social distancing during the COVID-19'pandemic, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely, should register any time after the agenda is posted on the County website which is 6 days before the meeting through the link provided on the front page of the County website at www.colliercountvfl.00v. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. For additional information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willig0colliercountvfl.00v. Any person who decides to appeal any decision of the Collier County Board of County Commissioners will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BURT L. SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: Ann Jennejohn Deputy Clerk (SEAL) ND-GC10696M2-01 Packet Pg. 215