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Agenda 10/27/2020 Item #17C (PL20180002507)
17.0 10/27/2020 EXECUTIVE SUMMARY Recommendation to approve an Ordinance amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Future Land Use Element and Future Land Use Map and Map Series by amending the Urban Commercial district to add the Greenway-Tamiami Trail East Commercial Subdistrict to allow development of up to 20,000 square feet of C-3, commercial intermediate uses and furthermore, directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. The subject property is located at the northwest corner of the intersection of Tamiami Trail East and Greenway Road in Sections 12 and 13, Township 51 South, Range 26 East, consisting of 2.81f acres. [PL20180002507] [Adoption Hearing] (This is a companion to Agenda Item 17.1)). OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed small- scale Growth Management Plan (GMP) amendment to allow up to 20,000 square feet of C-3, Commercial Intermediate District. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a Growth Management Plan Amendment - GMPA). As such, per Florida Statutes, the request is heard once only by the Collier County Planning Commission and the Board. If approved by the Board, the petition is transmitted to the Florida Department of Economic Opportunity (DEO). The GMP amendment requested is for approximately 2.81 acres located on the north side of Tamiami Trail East, at the northwest corner of the intersection of Tamiami Trail East and Greenway Road, in Sections 12 and 13, Township 51 South, Range 26 East. This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically amending the Future Land Use Element (FLUE) and the Future Land Use Map (FLUM) Series by: Adding text to establish a new subdistrict, within the Urban Designation, Urban Commercial District, for the following uses: small scale shopping and convenience commercial uses to the surrounding neighborhood within convenient travel distance and to serve the public traveling on Tamiami Trail East as set forth in the C-3 Commercial Intermediate Zoning District, not to exceed 20,000 square feet. And, creating a new map, Greenway-Tamiami Trail East Commercial Subdistrict, for inclusion in the FLUM series. The proposed amended Subdistrict text, as recommended by the Collier County Planning Commission (CCPC), is depicted in Ordinance Exhibit "A." The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory standards be met [followed by staff analysis in bracketed and italicized text]. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment pertains to a 2.81-acre property.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land -use change to the future land use map for a site -specific small-scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future Packet Pg. 1921 17.0 10/27/2020 land use map amendment shall be permissible under this section. [This amendment is for a site -specific Future Land Use Map change and directly related text changes.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004 (3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions: • The reason for this GMPA and companion Rezone (RZ) zoning petition is to create a subdistrict that will allow C-3 zoning and a maximum of 20,000 square feet of commercial. • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. • There are no transportation or utility -related concerns as a result of this petition. • The uses are generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment. The data and analysis provided for the amendment support the proposed changes to the FLUE. The complete staff analysis of this petition is provided in the CCPC Staff Report. FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the Florida Department of Economic Opportunity (DEO) will commence the thirty -day (30) challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one (31) days after receipt by DEO. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent, necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." Section 163.3177(1)(f), FS. In addition, Section 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 nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military Packet Pg. 1922 10/27/2020 17.0 installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. C. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires a super -majority vote for approval because this is an adoption hearing. [HFAC] STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition PL20190000454/CP-2019-05 to the Board with a recommendation of approval. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC meeting was scheduled for September 17, 2020; at which time the CCPC continued this item until September 25, 2020. The result of the CCPC vote was unanimous (5-0) to recommend to the Board to adopt the Ordinance and transmit the petition to the Florida Department of Economic Opportunity. RECOMMENDATION: To approve the Ordinance and transmit petition PL20180002507/CPSS-2019-08 to the Florida Department of Economic Opportunity per CCPC's recommendation. Prepared by: Sue Faulkner, Principal Planner, Zoning Division ATTACHMENT(S) 1. Staff Report CPSS-19-08Greenway-Tamiami Trail final (PDF) 2.Ordinance - 081420 (PDF) 3. [Linked] Application Packet (PDF) 4.04_CCPC Affidavit & Advertisement (PDF) 5. BCC Signed Advertising request (PDF) 6. Affidavit of Sign Posting Notice with photos (8-31-2020) (PDF) 7. Hearing Waiver (pdf) (PDF) 8. BCC Advertisement & Affidavit(PDF) Packet Pg. 1923 17.0 10/27/2020 COLLIER COUNTY Board of County Commissioners Item Number: 17.0 Doe ID: 13366 Item Summary: Recommendation to approve an Ordinance amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Future Land Use Element and Future Land Use Map and Map Series by amending the Urban Commercial district to add the Greenway-Tamiami Trail East Commercial subdistrict to allow development of up to 20,000 square feet of C-3, commercial intermediate uses and furthermore, directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. The subject property is located at the northwest corner of the intersection of Tamiami Trail East and Greenway Road in Sections 12 and 13, Township 51 South, Range 26 East, consisting of 2.81± acres; [PL20180002507] [Adoption Hearing] (This is a companion to Agenda Item 17.13). Meeting Date: 10/27/2020 Prepared by: Title: Planner, Principal — Zoning Name: Sue Faulkner 09/28/2020 2:50 PM Submitted by: Title: Manager - Planning — Zoning Name: Ray Bellows 09/28/2020 2:50 PM Approved By: Review: Growth Management Department Judy Puig Level 1 Reviewer Completed 09/28/2020 4:20 PM Zoning Anita Jenkins Additional Reviewer Completed 09/30/2020 10:11 AM Growth Management Department James C French Deputy Department Head Review Completed 10/06/2020 6:08 PM Growth Management Department Thaddeus Cohen Department Head Review Completed 10/07/2020 4:13 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 10/15/2020 2:22 PM Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 10/15/2020 4:24 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 10/16/2020 11:31 AM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 10/16/2020 3:49 PM County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 10/19/2020 3:13 PM Board of County Commissioners MaryJo Brock Meeting Pending 10/27/2020 9:00 AM Packet Pg. 1924 17.C.1 Coer County STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: September 17, 2020 RE: PETITION CPSS-2019-08/PL20180002507, SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT (Companion to RZ-PL20180002374) [ADOPTION HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT/OWNER(S): Agents: Robert J. Mulhere, FAICP, Vice President Holes Montes, Inc. 950 Encore Way Naples, FL 34108 Applicant/Owners GEOGRAPHIC LOCATION: William B. Yeomans TBC Greenway, LLC 13920 58th Street N., Suite 1014 Clearwater, FL 33760 The subject property comprises f2.81-acres and is located at the northwest corner of the intersection of Greenway Road and Tamiami Trail East, US 41, the northern portion of the subject site is in Section 12, Township 51 South, Range 26 East and the southern portion of the subject site is in Section 13, Township 51 South, Range 26 East (Royal Fakapalm Planning Community). Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 1 of 7 Packet Pg. 1925 17.C.1 REOUESTED ACTION: The applicant proposes a small-scale Comprehensive Plan amendment to the Future Lane Use Element (FLUE), specifically to create a new subdistrict, Greenway — Tamiami Trail East Commercial Subdistrict, within the Urban Designation, Urban — Commercial District. The applicant also proposes to amend the countywide Future Land Use Map (FLUM) and create a new map ("Greenway — Tamiami Trail East Subdistrict") in the FLUM series of the FLUE, to identify the newly created Subdistrict. The proposed amended Subdistrict text is as follows: (Single underline text is added, single strike -through text is deleted, and is also reflected in the Ordinance Exhibit A). FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** I. URBAN DESIGNATION *** *** *** *** *** TEXT BREAK *** *** *** *** *** C. Urban Commercial District *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 14. Seed to Table Commercial Subdistrict Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 2 of 7 Packet Pg. 1926 17.C.1 *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 15, Greenway — Tamiami Trail East Commercial Subdistrict The Greenwav - Tamiami Trail East Commercial Subdistrict consists of f 2.81 acres and is located at the northwest corner of the intersection of Tamiami Trail East (U.S. 41) and Greenwav Road, in Section 12, Township, 51 South, Range 27 East. The purpose of the Subdistrict is to provide small- scale shopping and convenience commercial uses to the surrounding neighborhood within convenient travel distance and to serve the public traveling on Tamiami Trail East. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses are those permitted by right in the C-3, Commercial Intermediate zoning district, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended. The maximum allowable commercial intensity shall be 20,000 square feet. PURPOSE/DESCRIPTION OF PROJECT: The purpose of this Growth Management Plan Amendment is to create text and a map for a new subdistrict, Greenway — Tamiami Trail East Commercial Subdistrict. The subdistrict will provide small-scale shopping and convenience commercial uses to the surrounding neighborhood within convenient travel distance and to serve the public traveling on Tamiami Trail East. Allowable uses are those permitted by right in the C- 3, Commercial Intermediate zoning district, as listed in the Collier County Land Development Code. There is a companion Rezone zoning petition (PL20180002374) that specifies a possible use of a convenience store with fuel pumps. The GMPA application included the submission of a Needs/Market Analysis that also discusses a convenience store with fuel pumps. The Greenway-Tamiami Trail East Commercial Subdistrict language was more generalized and does not specify a convenience store with fuel pumps. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: SuMect Property: The +2.81-acre, heavily treed, subject site is undeveloped. The subject site is zoned Agricultural/Rural (A). The purpose and intent of the rural agricultural district (A) is to provide lands for agricultural, pastoral, and rural land uses by accommodating traditional agricultural, agricultural related activities and facilities, support facilities related to agricultural needs, and conservation uses. Uses that are generally considered compatible to agricultural uses that would not endanger or damage the agricultural, environmental, potable water, or wildlife resources of the County, are permissible as conditional uses in the A district. The +2.81-acre subject site shows two separate designations in the Future Land Use Element (FLUE). The northern portion of the subject site is depicted as Urban, Urban Mixed Use District, Urban Residential Subdistrict on the Future Land Use Map. The southern portion of the subject site is depicted as Urban, Urban Mixed Use District, Urban Residential Fringe Subdistrict. All of the subject site is designated within the Coastal High Hazard Area. Urban designated areas (in the Future Land Use Element) will accommodate residential uses and a variety of non-residential uses. Commercial uses can be allowed under (12. Commercial uses subject to criteria identified...) in the Urban Designation section of the FLUE. The applicant submitted a small-scale Growth Management Plan Amendment (GMPA) application to create the Greenway-Tamiami Trail East Commercial Subdistrict for the purpose of providing small-scale shopping and convenience commercial Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 3 of 7 Packet Pg. 1927 17.C.1 uses to the surrounding neighborhood within convenient travel distance and to serve the public traveling on East Tamiami Trail (US 41). The Greenway-Tamiami Trail East Commercial Subdistrict will be listed under the Urban Designation 12. Commercial uses. This small-scale GMPA (PL20180002507) must be approved in order to rezone the subject parcel from Agricultural/Rural zoning district to C-3 and be consistent with the GMP. The companion zoning petition (PL20180002374) cannot be approved until this GMPA is adopted and goes into effect; the effective date can be linked to the effective date of the companion GMP amendment petition. The Coastal High Hazard Area (CHHA) boundary is generally depicted on the Future Land Use Map and is more precisely shown in the Future Land Use Map series; all lands lying seaward of that boundary are within the CHHA. Surrounding Land Uses: North: Immediately to the north is low density housing on the majority of the f2.5 and 5.0-acre parcels of land with single family residences on many of the parcels. The parcels to the north are zoned Agricultural/Rural zoning district. The FLUE designates the land to the north of the subject site as Urban, Urban Mixed Use District, Urban Residential Subdistrict and within the CHHA. East: Immediately adjacent to the east lies an undeveloped, heavily treed, f24-acre parcel. It is zoned Travel Trailer Recreational Vehicle Campground Zoning District. This site is designated Agricultural/Rural, Rural Fringe Mixed Use District — Receiving Lands, and within the CHHA. South: Immediately adjacent to the south (across Tamiami Trail East — US 41) are currently existing land uses for residential lots under construction. The zoning is Fiddler's Creek PUD Zoning District. The FLUE designates this area to the south of the subject site as Urban, Urban Mixed Use District, Urban Residential Fringe and within the CHHA. To the southeast, a commercial development, including a new Publix site, is under construction within the Fiddler's Creek PUD. West: Immediately adjacent to the west lies undeveloped f1.5 — 6.5-acre parcels. The zoning to the west is Agricultural/Rural Zoning Districts. Urban, Urban Mixed Use District, Urban Residential Subdistrict and within the CHHA. STAFF ANALYSIS: Background and Considerations: The applicant is proposing a GMP amendment to allow for the creation of a new subdistrict that will allow small-scale shopping and convenience commercial uses serving the surrounding neighborhood within a convenient travel distance and to serve the traveling public on Tamiami Trail East. Allowable uses would be those uses permitted by right in the C-3, Commercial Intermediate zoning district, as listed in the Collier County Land Development Code. The objective of the Small-scale Growth Management Plan Amendment (SSGMPA) and companion rezone is to allow permitted C-3 uses up to a maximum of 20,000 square feet. The C-3 zoning establishes development standards in order to facilitate redevelopment of the site with existing intensities. These site - specific development standards are particularly important given the relatively small size of the subject site. The subject site consists of f2.81-acres and is comprised of one tax parcel. This GMPA amendment has a companion zoning petition (PL20180002374) to rezone the subject site from Agricultural/Rural to C-3 Commercial Intermediate Zoning District. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 4 of 7 Packet Pg. 1928 17.C.1 Comuatibility: Given the mixed -use nature of this neighborhood with the proximity of the subject site to the Commercial development currently under construction in the Fiddler's Creek PUD (diagonally across Tamiami Trail East and less than 200 feet to the southeast); and access to transit, bicycle, and pedestrian activity, the requested small-scale shopping and convenience commercial uses are appropriate. (Conditional uses (CU) in the C-3 district may be appropriate and would be determined on a case -by -case basis with a separate CU zoning petition). The Fiddler's Creek PUD commercial development is intended to include a Publix. Given the mixed -use nature of this neighborhood, which includes residential and both current and future commercial uses, this site will be compatible with the surrounding area. Compatibility can be more specifically addressed with the zoning petition, and may include building height and size limitations, setback and buffer requirements, etc. Justifications for Proposed Amendment: The 2.81-acre site is a corner property fronting on a 4-lane roadway (Tamiami Trail East — U. S. 41) and a local roadway (Greenway Road). The site is located diagonally across Tamiami Trail East from the Fiddler's Creek PUD commercial (C-3) site. The Market Analysis states that the population within a 10-minute drive of the proposed site is approximately 23,000 people. The Market Analysis shows this is a fairly substantial population base for the proposed commercial uses and that there will be sufficient demand. All necessary urban services are available to serve the site. The proposed C-3 uses on this site will result in job creation, capital investment, and economic development. Identification and Analysis of the Pertinent Small Scale Comprehensive Plan Amendment Criteria in Florida Statutes Chapter 163.3187: Process for adoption of small scale comprehensive plan amendment. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer. [The subject site comprises ±2.81 acres.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site -specific small-scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future land use map amendment shall be permissible under this section. [This amendment does include a text change to the Comprehensive Plan and those text changes are directly related to the proposed future land use map amendment.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.050). [The subject property is not located within an Area of Critical State Concern.] Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 5 of 7 Packet Pg. 1929 17.C.1 (2) Small scale development amendments adopted pursuant to this section require only one public hearing before the governing board, which shall be an adoption hearing as described in s. 163.318401). [This project will be heard with only one public adoption hearing.] (3) If the small scale development amendment involves a site within a rural area of opportunity as defined under s. 288.0656(2)(d) for the duration of such designation, the 10-acre limit listed in subsection (1) shall be increased by 100 percent to 20 acres. The local government approving the small scale plan amendment shall certify to the state land planning agency that the plan amendment furthers the economic objectives set forth in the executive order issued under s. 288.0656(7), and the property subject to the plan amendment shall undergo public review to ensure that all concurrency requirements and federal, state, and local environmental permit requirements are met. [This amendment does not involve a site within a rural area of opportunity.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs which were set out as part of the comprehensive plan.] Environmental Impacts and Historical and Archaeological Impacts: Craig Brown, Senior Environmental Specialist with Collier County Environmental Planning Section, completed his review and approved this petition in March 25, 2020. He provided the following comments: "In the Urban Residential Subdistrict, the subject site is 2.81 Acres and located in the Coastal High Hazard Area, zoned AG. A small-scale growth management amendment is proposed Commercial Sub -district. 1.62 acres of Native vegetation 10% to be preserved." Public Facilities Impacts: Eric Fey, Senior Project Manager with Collier County Public Utilities Engineering & Project Management Division, approved this project on January 27, 2020. Transportation Impacts: Michael Sawyer, Project Manager with Collier County Transportation Planning, completed his review and approved this petition, without any conditions, in March 28, 2020. NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC) Section 10.03.05 A, was duly advertised, noticed, and held on June 30, 2020, 5:30 p.m. at the New Hope Ministries, Lecture Hall — Room 211, 7675 Davis Boulevard, Naples, FL 34104. This NIM was advertised, noticed, and held jointly for this small scale GMP amendment and the companion Rezone (RZ) petition. Although there were no members of the public attending, the applicant's team gave the prepared presentation. The applicant filmed the presentation to place on the agent's website. See applicant's NIM notes included in the companion PUDZ packet. A total of zero (0) members of the public along with 4 members of the applicant's team and 2 County staff signed in at the NIM. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 6 of 7 Packet Pg. 1930 17.C.1 The consultant explained that there were two separate applications: a small-scale amendment for the Growth Management Plan (creation of a new subdistrict) and a zoning action for a rezone petition. The meeting ended at approximately 5:50 p.m. [synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section] PUBLIC CORRESPONDENCE RECEIVED BY STAFF: Comprehensive Planning staff received no correspondence of objection/concern or of support. FINDING AND CONCLUSIONS: • The reason for this GMPA and companion RZ zoning petition is to create a subdistrict that will allow C-3 zoning and a maximum of 20,000 square feet of commercial; and to allow a C-3 zoning district with a maximum of 20,000 square feet of commercial • There are no adverse environmental impacts as a result of this petition. • No historic or archaeological sites are affected by this amendment. • There are no transportation or utility -related concerns as a result of this petition. • The uses are generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney's Office on August 28, 2020. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. The criteria for changes to the Future Land Use Map is in Section 163.3177(6)(a)8, Florida Statutes [HFAC] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20180002507/CPSS- 2019-08 to the Board of County Commissioners with a recommendation to approve (adopt) and transmit to the Florida Department of Economic Opportunity. [REMAINDER OF PAGE INTENTIONALLY BLANK] Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 7 of 7 Packet Pg. 1931 17.C.2 ORDINANCE NO. 2020- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.89- 05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY AMENDING THE URBAN COMMERCIAL DISTRICT TO ADD THE GREENWAY-TAMIAMI TRAIL EAST COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 20,000 SQUARE FEET OF C-3, COMMERCIAL INTERMEDIATE USES AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF TAMIAMI TRAIL EAST AND GREENWAY ROAD IN SECTIONS 12 AND 13, TOWNSHIP 51 SOUTH, RANGE 26 EAST, CONSISTING OF 2.81f ACRES. [PL20180002507] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, 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, TBC Greenway, LLC requested an amendment to the Future Land Use Element and Future Land Use Map and Map Series to create the Greenway-Tamiami Trail East Commercial Subdistrict; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small -Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and [ 19-CMP-01061 /1558602/ 1 ]66 7-Eleven Greenway Words underlined are added, words stmek tleaxgh have been deleted. Pagel of 3 PL20180002507 8/14/20 Packet Pg. 1932 17.C.2 WHEREAS, the Collier County Planning Commission (CCPC) on considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan on ; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small-scale amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and map amendment are attached hereto as Exhibit "A" and incorporated herein by reference. 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 commence 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. [I 9-CMP-0 1061/ 155 8602/ 1166 7-Eleven Greenway Words underlined are added, words stmek have been deleted. Page 2 of 3 PL20180002507 8/ 14/20 Packet Pg. 1933 17.C.2 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 — Proposed Text Amendment & Map Amendment [I 9-CMP-0 1061/1558602/ 1 ]66 7-Eleven Greenway Words underlined are added, words stmek tIffeugh have been deleted. Page 3 of 3 PL20180002507 8/14/20 Packet Pg. 1934 17.C.2 PL20190002507JCPSS-2019-08 EXHIBIT A FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** II. IMPLEMENTATION STRATEGY * GOALS, OBJECTIVES AND POLICIES *** *** *** *** *** *** *** TEXT BREAK * FUTURE LAND USE MAP SERIES * Future Land Use Map * Mixed Use & Interchange Activity Centers Maps *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** *** *** *** *** *** *** * Mini Triangle Mixed Use Subdistrict Map * East Tamiami Trail Commercial Infill Subdistrict Map * Greenwav — Tamiami Trail East Commercial Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** II. IMPLEMENTATION STRATEGY *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Policy 1.5: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** C. URBAN — COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 13. East Tamiami Trail Commercial Infill Subdistrict 14. Seed to Table Commercial Subdistrict 15. Greenwav — Tamiami Trail East Commercial Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** Page 1 of 3 a O m E Page 1 of 5 Packet Pg. 1935 17.C.2 PL201900 025 07/CP S S-2019-0 8 FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** I. URBAN DESIGNATION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** b. Non-residential uses including: *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 12. Commercial uses subject to criteria identified in the Urban — Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed -Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Goodlette/Pine Ridge Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict, Davis — Radio Commercial Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Orange Blossom/Airport Crossroads Commercial Subdistrict, Logan Boulevard/Immokalee Road Commercial Subdistrict, East Tamiami Trail Commercial Infill Subdistrict, Seed to Table Commercial Subdistrict, Greenwav — Tamiami Trail East Commercial Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** C. Urban Commercial District *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 14. Seed to Table Commercial Subdistrict *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 15. Greenwav — Tamiami Trail East Commercial Subdistrict The Greenway - Tamiami Trail East Commercial Subdistrict consists of ± 2.81 acres and is located at the northwest corner of the intersection of Tamiami Trail East (U.S. 41) and Greenwav Road, in Section 12, Township, 51 South, Range 27 East. The purpose of the Subdistrict is to provide small-scale shopping and convenience commercial uses to the surrounding neighborhood within convenient travel distance and to serve the public traveling on Tamiami Trail East. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: Page 2 of 3 Q a E E 3 c m m L C9 0 0 M M 0 N v 0 0 a� c ca c L 0 4J r_ aD E t �a r Q Page 2 of 5 Packet Pg. 1936 17.C.2 PL20190002507/CPSS-2019-08 a. Allowable uses are those permitted by right in the C-3, Commercial Intermediate zoning district as listed in the Collier County Land Development Code, Ordinance No 04-41 as amended. The maximum allowable commercial intensity shall be 20,000 sauare feet. *** *** *** *** *** *** *** TEXT BREAK FUTURE LAND USE MAP SERIES Future Land Use Map Activity Center Index Map *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** Seed to Table Commercial Subdistrict Map Livingston RoadNeterans Memorial Boulevard East Residential Subdistrict Map Greenway — Tamiami Trail East Commercial Subdistrict Page 3 of 3 a Page 3 of 5 Packet Pg. 1937 EXHIBIT A 17.C.2 PL20180002507/CPSS-2 - O/ �P►�'� GREENWAY - TAMIAMI TRAIL EAST COMMERCIAL SUBDISTRICT COLLIER COUNTY, FLORIDA �ecflm— Maretee D i. PROPOSED PROPERTY Mes ui Achill DR T N Q am ADOPTED - XXXX, XXX 0 100 200 400 Feet LEGEND (ORD. NO. XXX-XX)' Greenway - Tamiami Trail East 03 Commercial Subdistrict Paae 4 of Q Packet Pg. 1938 W h W M 0.' (VdWJ !w81 ael Aen UMD : NEW M L90 - G3ueu1pa0 :;u8wt43e;;d M 1 40 b 1 147S 1 14oa 1 1 1S)1J i�cu 1 iaoo r Ro �rR mq� d Y o"owb=a"g's0000aoo'aa d ���-- _ rc 'c rc g s mW8 pgz igw W$o ����mw - ° $ ° - igo„ eG w oR w�"es rr 3 o .�ze'wz z=. �R <i oRaR ~z'wo zz°of of w =oe oo oaw eow wows °o wo wa os'wo eo i' zo go oo In 1u i M t Y $ W N a. E 1 ,� m p a W cm I �t LU / / a N � N ( 111� 9��a�� "r 1'16 W f �1�u i 1_ _ by W � a G Ww�g LU 1n N v �W Q~U> �¢o 0 rr w N = aWQo N��'c»°p r C wZ[C a e N =0 r J U '05R <wrin Q a ® r a N W J?�W —p �NV 1i U �W w�0� x LL o rn �w�N ✓ .._ uJzs .. O � YW,rgggg 'N L�L og� W r M j00Q ` ' w x L ` '��FFFF� w IJ. o a ✓ u �z { G If ( M e 0 I C) w o e a S LI m T46S T47S T48S T49S T50S T51 S T52S T53S 17.C.4 Y q 4 la. it 11 NrIti-q PARI OF THE USA TODAY NE 1 WORK Published Daily Naples, FL 34110 BCC COMPREHENSIVE PLANNING DEV 3299 TAMIAMI TRL E NAPLES FL 34112 Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared Joe Heynen who on oath says that he serves as legal clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affianl further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. 6/26/2020 Subscribed and sworn to before on June 26, 2020: ,O- ct yYk ay, CO I Yx_I Notary, State of WI, County of Brown AHA MON0I.0CH tM; Notary Public 3 State of Wisconsin My commission expires: August 6, 2021 Publication Cost: SI.040 26 Ad No (100440i67 Customer No: i06365 PO#: Q Packet Pg. 194 NOTICE OF PUBLIC HEARING 17.C.4 Notice is hereby given that the Collier County Planning Commission will hold a public meeting on July 16, 2020 commencing at 9:00 A.M. in the Board of County Commissioners chamber, third floor, Cnunty Government Center, 3299 East Tamiami Trail, Naples, FL. The purpose of the hearing is to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE. NO.89-05. AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE EI.EMENT AND MAP SERIES BY AMENDING THE URBAN COMMERCIAI. DISTRICT TO ADD THE: BAY HOUSE CAMPUS COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 160 HOTEL R0051S AND ASSISTED LIVING FACILITIES AT A FLOOR AREA RATIO OF .45, AND UP TO 400 SEATS OF RESTAURANT USES. THE SUBJECT PROPERTY IS LOCATED IN THE NORTHWEST QUADRANT OF THE INTERSECTION OF TAMIAMI TRAIL NORTH .AND WALKERBILT ROAD IN SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, FLORIDA, CONSISTING OF 8.67f ACRES. iPL201900008501 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 13-65, THE BAY HOUSE CAMPUS COMMERCIAL PLANNED UNIT DEVELOPMENT, TO INCREASE THE MAXIMUM NUMBER OF HOTEL UNITS FROM 50 TO 160; TO INCREASE THE HEIGHT OF PRINCIPAL STRUCTURES TO 75 FEET ZONED AND 90 FEET ACTUAL; TO ADD ASSISTED LIVING FACILITIES AT A FLOOR AREA RATIO OF .45 AS A PERMITTED USE IN ADDITION TO THE ALLOWED 400 SEATS OF RESTAURANT/COCKTAIL LOUNGE USES AND ACCESSORY USES TO HOTEL AND RESTAURANT USES ON PROPERTY LOCATED IN THE NORTHWEST QUADRANT OF THE INTERSECTION OF TAMIAMI TRAIL NORTH AND WALKERBILT ROAD 1N SECTION 21, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 8.67 +1- %CULS: AND BY PROVIDING AN EFFECTIVE DATE. ]1'LZ019000154] Project Location Walkerbilt RD - -- "Ith-AVE N— All interested parties are invited to appear and be heard Copies of the proposed ORDINANCE(S) will be made available for inspection at the GMD Zoning Division, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 AM and 5:00 P.M., Monday through Friday. Furthermore, the materials will be made available for inspection at the Collier County Clerk's Office, fourth floor, Collier County Government Center, 3299 East Tamiami Trail, suite 401 Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the GMD Zoning Division, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to July 16, 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.colliercountyfl.gov. 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 Thomas Clarke at (239) 252-2526 or email to CCPCRemoteParticipation@ Coll ierCountyFL.gov Any person who decides to appeal any decision of the Collier County Planning Commission will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office Q Edwin Fryer, Chairman Collier County Planning Commission ND-GCIQM0567-01 June 26th. 2020 Packet Pg. 194 COLLIER COUNTY FLORIDA REQUEST FOR LEGAL ADVERTISING OF PUBLIC HEARINGS To: Clerk to the Board: Please place the following as a: x Normal Legal Advertisement (Display Adv., location, etc.) ❑ Other: Originating Dept./ Div.: GMD/ Zoning Person: Sue Faulkner, Principal Planner Date: Petition No. (If none, give brief description): PL20180002507/CPSS-2019-8 Petitioner: (Name & Address): Robert J. Mulhere, Hole Montes & Associates, 950 Encore Way, Naples, FL 34110 Name & Address of any person(s) to be notified by Clerk's Office: (If more space is needed, attach separate sheet) Hearing before X BCC BZA Other Requested Hearing date: October 27, 2020 (Based on advertisement appearing 20 days prior to hearing). Newspaper(s) to be used: (Complete only if important): X Naples Daily News Account #323630 ❑ Other Purchase Order number: 4500200458 ❑ Legally Required 17.C.5 Proposed Text: (Include legal description & common location & Size: the ad should be a'/4 page advertisement and must not be placed in that portion of the newspaper where classified ads appear. Companion petition(s), if any & proposed hearing date: PUDZ-PL20180002374 Does Petition Fee include advertising cost? X Yes ❑ No. If Yes, what account should be charged for advertising costs: 111-138317-649100-00000 Reviewed by: , L:?J-, , ' Zp2t� Division dministrator or Designee Date List Attachments: Advertisement Request and Ad Map DISTRIBUTION INSTRUCTIONS A. For hearings before BCC or BZA: Initiating person to complete one coy and obtain Division Head approval before submitting to County Manager. Note: If legal document is involved, be sure that any necessary legal review, or request for same, is submitted to County Attorney before submitting to County Manager. The Manager's office will distribute copies: ❑ County Manager agenda file: to ❑ Requesting Division Clerk's Office ❑ Original B. Other hearings: Initiating Division head to approve and submit original to Clerk's Office, retaining a copy for file. FOR CLERK'S OFFICE USE ONLY: Date Received: Date of Public hearing: Date Advertised: Packet Pg. 1942 17.C.5 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCE(S) Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on October 27, 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 OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY AMENDING THE URBAN COMMERCIAL DISTRICT TO ADD THE GREENWAY-TAMIAMI TRAIL EAST COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 20,000 SQUARE FEET OF C-3, COMMERCIAL INTERMEDIATE USES AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF TAMIAMI TRAIL EAST AND GREENWAY ROAD IN SECTIONS 12 AND 13, TOWNSHIP 51 SOUTH, RANGE 26 EAST, CONSISTING OF 2.81± ACRES. [PL20180002507] M. AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A COMMERCIAL INTERMEDIATE DISTRICT (C- 3) ZONING DISTRICT TO ALLOW UP TO 20,000 SQUARE FEET OF COMMERCIAL DEVELOPMENT FOR PROPERTY LOCATED AT THE NORTHWEST CORNER OF TAMIAMI TRAIL EAST (US 41) AND GREENWAY ROAD, IN SECTIONS 12 AND 13, TOWNSHIP 51 SOUTH, RANGE 26, EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 2.81+/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20180002374] [INSERT MAP HERE] 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 1 Packet Pg. 1943 17.C.5 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 27, 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.gov. 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. WiIligpcolliercountyfl.gov. 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 CHAIR CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: /s/ Deputy Clerk (SEAL) 2 Packet Pg. 1944 17.C.6 SIGN POSTING INSTRUCTIONS (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petition of 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 requirements of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. 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. The sign 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. 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 petition 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 ROBERT J MULHERE FAICP, WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPERTY NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER(S) PL-20180002507 AND PL-20180002374. Hole Montes Inc 950 Encore Way SIGNATURE OF APPLICANT OR AGENT STREET OR P.O. BOX Robert J Mulhere FAICP President Naples FL34110 NAME (TYPED OR PRINTED) CITY, STATE ZIP STATE OF FLORIDA COUNTY OF COLLIER The for g..ing instrument was sworn to and subscribed before me this 31 st day of August 2020, by means of physical presence or_online notarization, by Robert J Mulhere, who is personally known tome or who has produced as identification and who did/did nottake an oath. PY 9TPHAHIE MROL IoWy Fedd lk—state or Flortgg $ig re if y (Public f CFM?IMj%9ftn # GG 965839 r 1 or M1 My Comm, Ex ices Mar 9 2014 PrimbEdN ame of Kbtary (Public (Stamp with serial number) " Packet Pg. 1945 „ � , , • .,—fY lam%:`- •:� - -. -•,fit ��: s•�y�-'r'-_, '' _ � 1' �.i J _" _ � , •� — ram. - i /. t. • � _?• m 17.C.7 Co'ger County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercounpdl.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Hybrid Virtual Quasi -Judicial Public Hearing Waiver Emergency/Executive Order 2020-04 Hearing of the Collier County Planning Commission and Board of County Commissioners For Petition Number(s): SSGMPA-PL-20180002507 & RZ-PL-20180002374 TBC Greenway, LLC & William B. Yeomans Regarding the above subject petition number(s), (Name of Applicant) elects to proceed during the declared emergency with hybrid virtual public hearings of the Collier County Planning Commission and Board of County Commissioners, and waives the right to contest any procedural irregularity due to the hybrid virtual nature of the public hearing. Name: Jeff E. Wright Date: August 5, 2020 _ r+ Signature*: ❑ Applicant 0 Legal Counsel to Applicant * This form must be signed by either the Applicant (if the applicant is a corporate entity, this must be an officer of the corporate entity) or the legal counsel to the Applicant. Packet Pg. 1948 17.C.8 NaptCS :43tj*tjj NCIIJS PART OF THE USA TODAY NETWORK Published Daily Naples, FL 34110 BCC COMPREHENSIVE PLANNING DEV 3299 TAMIAMt TRL E STEff401 NAPLES, FL 34112 Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared who on oath says that they serve as legal clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, In said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. 10/7/2020 Subscribed and sworn to before on October 71h, 2020: Notary, State of WI, County of Brown TARA MONDLOCH Notary Public State of Wisconsin My commission expires: August 6, 2021 Publication Cost: $1,040.26 Ad No GC10504408 Customer No: 323630 PO#: PL20180002507/CPSS-2019-8 7- ELEVEN GREENWAY Q Packet Pg. 194- 17.C.8 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCE(S) Notice is hereby given that the Collier County Board of County Commissioners will hold a public 1learinq on October 27, 2020 commencing at 9:00 a.m., in the Board of County Commissioners Chamber, Third Floor, Collier County Government Center, 3299 E. Temiami Trail, Naples, FL. The purpose of the hearing is to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENTAND FUTURE LAND USE MAP AND MAP SERIES BY AMENDING THE URBAN COMMERCIAL DISTRICT TO ADD THE GREENWAY- TAMIAMI TRAIL EAST COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 20,000 SQUARE FEET OF G-3, COMMERCIAL INTERMEDIATE USES AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE, THE SUBJECT PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF TAMIAMI TRAIL EAST AND GREENWAY ROAD IN SECTIONS 12 AND 13, TOWNSHIP 51 SOUTH, RANGE 26 EAST, CONSISTING OF 2.81 t ACRES. [PL201800025071 AN ORDINANCE OFTHE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A COMMERCIAL INTERMEDIATE DISTRICT (C-3) ZONING DISTRICT TO ALLOW UP TO 20,000 SQUARE FEET OF COMMERCIAL DEVELOPMENT FOR PROPERTY LOCATED AT THE NORTHWEST CORNER OF TAMIAMI TRAIL EAST (US 41) AND GREENWAY ROAD, IN SECTIONS 12 AND 13, TOWNSHIP 51 SOUTH, RANGE 26, EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 2.81+/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL201800023741 - as Project TR�� Location AGO �a COP 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 flours 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 Cleric to the Board's Office prior to October 27, 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 o1 the County websrte at www.cotllercouPtA 9Qy. Individuals who register will receive an email in advance of the public hearing detailing how ]hey can participate remotely in this meeting. For additional intomnation about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoltrgy.Willia0colliercountvfl.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 Tamiaml 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: Teresa Cannon Deputy Clerk (SEAL) .01AXWII W-01 Packet Pg. 1950 NSA I WEDNESDAY OCTOBER 1. 2020 1 NAPLES DAILY NEWS 17.C.8 NOTICE OF PUBUC HEAFMO NOTICE OF INTENT TO CONSIDER ORDINANCE(S) .yam r.rA n,..,...w n..•.. T. wf Twl.v.. s.l I,as, n. Tin. ww«a w+n..re•.yn,war gHANCE U nalnm OF Caum, Cow. —TOT, VF CONE« UIw ITv. fLONDA AMENGNa «mHNCE ND 11%. Aa ATAFNOED Till LOEIIfR r-OVNrY a"_ wAww'a«IEAR 041N ftYA 1. IMNCOWOR a —A DF O0I INFO COUNTY FLOODA AIAP 9f1aC3 BY M1EN0 N IE LwMN DW EE�E fHFMA ,V'a le GOEEI.w TALIINA 1nAA EAST COMAITIAI.Ueb.IOGI ttTylOa CCrtLOPNEM Or VP TO ,ID1 5(aANE FEET «G] CONWERLA. I—PANDIATE —1 AAD IUHTIIEnwDr'f DInE" OPPETA. TY TwlOysyrlG Fain E� RARLJTY AIDVIgA IM AN EFII=1 NMI, Cf TAMW,Y TWA NASTSull Y ANis DOMEDNY�YAT �— w .ECTPLN IINAND 1! Ta•VNY'I y� SOUTH BANpE TA EAST. COr Trva E„ACRES F No .11 ANrlWN•k l llrnr IRTN's Or"l'Nrl r —l' wSWrIC[a, E -naafi n A. r • r+awANtr M+Ai« -•p.A. A. _41"' IM 1«�NIrYSFNI lfnA. w, . AREA OF Na rr+Y r+,M nttl l/i wrrF �.fli.,.l�w.•J .1 III arywl,«rYYwTla— Of .1 LVAT TIaVrH + I'M .1 nc;aVr A+er«, A1AN Win aR I1AY, eY r^` ... N. L 1 r a(D .. Al DCATIBIa Ali—. Na/YJrll rr 1 A Il ly Irlw~aVIr,A• no IRL:II a.1,its amTArAAT et.N n •, 11'•`n •.I ln.r,Ew'.R ra!e AT it yI1 n«EwMI'.FVyIleaIrAWxIA OHFnwlll 11 ,.rr.NfN. I,Y AAAmkY1':Ia«NIR«IAIIIAEa wAs1A1'e'•.'IInI:: y I'.n ri A,tie In I eA.11 T.wNar w'•1-aanNnwTTE (�\ten IRA I1•J.nn. min...,:( INNu UY ! AI, y.l[S A'mar rA' AtAATAV f1(phn MTr In. v„ Ta ' M Project Location A I.� w CrE n.Nwn,_��..q•n mrw weer e«.ra. oY. roao.IeY. n. rore..na ,.,.<.o..I...I.. f4,eo!,ca v Y cNm�a,•rav-. m.. w apw+D « cau+rr wwwrs,.nvNPs OOLLnn CGY,TY. rho CUNT L YUNDFni CAWInrAV cavity K NN(EL CI Fan err I,IF aNCUN COUNT a cCUrnn FOLEEN e• wo. cy� rssu, NOTICE OF PUBUC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCEIS) No,., r 11 sunny rl'vY. rind nee C." Cauniy Be" el C..Vy Cemmtxfeaan MI hdJ a ruLElc he Amq a, Ocs,Fher f7, 9MB, eawwl�ieilq a 9.00 a- n aw Bard al C.A01 caNNn YnNrvY- lAuel9..l. I.w.. Fa.. 1..0.I l-,Hea y rvw.•Irew.A I:..INV .1299 E Tamtlni Tud, Wiles, FL TM purpoee Of the hearing Is to con ild r. AN ORDNANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLER COUNTY FLORIDA AMENDING ORDNANCE NO. 89-00. AS AMENDED, THE COWER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COWER COUNTY, FLORIDA, SPECIFICALLYAMENDNO THE FUTWIE NAND USE ELEMENT AND MAP SERIES OY AMl NG THE URBAN COMMERCIAL DISTRICT TO ADD THE BAY HOUSE CAMPUS COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 1 W HOTEL ROOMS OR ASSISTED LIVING FACILITIES LM TO NO BEDS, AND UP TO 400 BEAT! OF RESTAURANT USES, THE SUBJECT PROPERTY IS LOCATED IN THE NORTHWEST QUADRANT Of TIIE INTERSECTION OF TAMMMI TRAIL NORTH AND WALKEWILT ROAD IN SECTION 21, TOWNSHIP M SOUTH, RANGE 95 EAST, COLLIER COUNTY, FLORIDA, CONSWNO OF a67a ACRES, (PLIIo1900008BOJ a AN ORDNANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 13-55, THE BAY HOUSE CAMPUS COWWEROAL PLANNED UMT I DEVELOPMENT, TO INCREASE THE MAXIMUM NUMBER OF HOTEL UMTS FROM W TO 1601 TO INCREASE THE HOLM OF PRINCIPAL STRUCTURES TO 75 FEET ZONED AND W FEET ACTUAL. TO ADD ASM6TED UYBIG FACIUTIES UP TO 9f0 OEM AB A PERMUTED USE IN ADDITION TO THE OF LOUNGE UNSi ANDTOPFEhWWTNSf ACSCiBOMY CULINARY SCNTOOL UBEI ON PROPERTY LOCATED INTHE NORTNWEBr GUADRANTOFTTHE INTERSECTION OF TARSALS TRIAL NORTH AND WALKER IE.T ROAD IN SECTION 91, TOWNWW e93OUrH, RANGE 9S FAST. COWER COUNTY, FLORIDA. CONSISTING OF SST N- ACRES; AND BY PMIVIDNG AN EFFE .TINE DATE EPLWNDOOMK A6 lle.ested pwaea No insisted to Appian and ON, heard Copies of Did plspotod OROMMNCEIf1 err be meow aI dAUM ml mpsabn tl ma OMU 2allwp LINOan C pldrrakim ITIAnnylp Loobon, 2NO W. Hwselho. D.. Nxil". FL.. tedswen the I... N Silo Ant S M aIE FLA. Mnn1ry 11—ve Fddry, f+RewrrrarA, gee nod -A, M OR msoe aysuote 1. empodker, a as, /:ds t gusty Cal Cake- FIWdh I law, E Uvlr 401 C•Aer CAI.sy DevsrnerA r' Or, EAU N*fte..ns weak pros b the a.INDMed seek10. Ally Q.NVur perlm" to ale apuwlrrls 0-M os dvrcued Re Era rAm Za'Yn9 EAwien, Cow. Nrv,STg.Saeaon. 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Pill fall QeoEFry wlBq a1259- «ertNlm Mw riser+. wbe rfeLldn b aopeN am dac6kn aN nl rmRer C—is, D. f of Ceunk, rNyT «!ed b HNnvow l a invulk is IEC010 Af Ne petafOYgs m tlleaa, wnlnl rec«a evo,Mn Rw Iealktlaler erld ,.stenos coon wNdl Ilw 000eal N bAMG a ywn aw A person 1e61 a dwa Mly who knom my •aunsolMlan In olds to uaTkakel In KVIA; bYl 4alMbn' located .I =5 Terrmil TM Ent, Suit. 101, Nola., FL 341a9-5365,n(23ORNa232- 3W, 0I"M ITV, deYS LrIS IT the meNLg A-" twwres for the hams g ImpNnd M MM410 M I.e Thlrla OF County Co irmutlNrs Offic. BOARD OF COUNTY COMMISSIONERS COWER COUNTY, FLORIDA BURT L SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT A COMPTROLLER By: Tcn•wr..vrl Aaplay C we, I*Al y NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE Notin Is Minty gwim that a public h.ring will be hold by Ibe "It., County Booty of County Colamleafonm on October 27, 20Z0. in Ito Dowd of County Commicsrnr+ Meeting Room, Thad Fro«, Collla GoYonEnan Centel, 3299 East Terr.sw bral. Wplee FL. the Bawd at County Comwdnkb m (BCC) will consider the i nllctment of a County OrdkNnce. The mauling will commence sl 9,00 AM The Lill. of the proposed Ordloanea is Be lolows: AN ORDINANCE OFTHE BOARDOFCOIARY CA6MRSWOMMOOF COLUFA COUNTY rtOWDA AMENDING ORDINANCE WAHM OWN,, AS AMENDED, THE HEAVENLY COMRMTY FACILITY PLANNED UNIT DEVELOPMENT, TO INCREASETRE MAKRNJMEIZE OFTHE HOUSE OF WCIWFEP USE TO3%= BOUAM FEET., TO INCREASE T71E ACCESSORY WEB TO OS.ODO SQUARE FEET, TO REMOVE THE DAYCARE AND SCHOOL PERMUTED ACCESSORY USES, TO AGO OUTDOOR 11lCMAYIOMAL A11EAL PLAYGROUNDS AND A copy of the proposed Ordinance is on file wah Ow Civil to the BuW and ]itavailable for inspection AN iTAreeted perlies am owned to aflmel our be lnnvd. NOTE: All persons wishing to speak on any agenda Item must legisl« with the (:.Nally manager prior la presinuatfen of the agenda Ilent to he uhimesed. Indivaa.a speakers will be limiled to 3 minutes on any Ilem. The •election of any mdwid,ul to speak on behalf of an orgmU.N.n or group as —ureged. 11 recognized by ITT Chairman, a spokesperson IOU a group or organzatbn may be Nlolled 10 It to speak on an keen Persons wishing to have written or graphic materials included in the Board agenda packets must submit said matudal a minonum of 3 weeks prmr to the respective public hearing. In any casal wlilmn matinials intended to be considered by the Board shall be Submitted to Ibe appropriala CourBy stem a minimum cl seven day. pibr lO the pudic hearing All m diulals used In pre.rilalloh. belom Ih, BDard will became a permanrN pan of the record As part OI an ongoing initiative to promos, social distancing during Ih. COIAO.19 pandemic The pubic -At have the opportunity to provide public connnno,ts moLNy as woll as in person, during this p--ding Individuals wino would like to pet —cafe remShill Olo/r, ahil "isle, any Time she the eQ,nds Is posted On the County wobsio which is 6 drys bolo the moeting through the link provided On The front page of the County wobsile at Ww ESuEMq U ILQLZE. Individuals who repsiar will receive en emae In advance of Iho public hearing detailing now they can pa' Mute —.1.1y in this moefing. F« eddlanal inhNmMan abaw In. —ling, please call C—RWI Witho el 2S2-53f1R m email to 5ftli cIWSgO S1,111GTh"AIIyY. u. Any person who decides to appeal any decision of the Board wEI need a record of the proceedings pertaining thereto and therefore may need lO ensure that a YAKbatim mccd of the p ocinkings is made which record includes live testimony and evidence upon which the appeal is based If you are a person wiM a disability who needs any accommodation el order to participate in this proceeding you are entitled at no cost to you, to the provision of certain assistance Please conlacl the Cclli« County Facinrea Marugamanl Division I=IW at 3335 Tamiami Treat East Suite 101 Naples, FL 34112-5356 (239) 252-8360 .11.her days prior m me meeting. Asserted listening d.Yices for the hearing impaired are available in the Board of County Commusionem Office BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY. FLORIDA BURT L SAUNDERS, CHAIRMAN CRYSTAL K KINZEL CLERK OF THE CIRCUIT COURT a COMPTROLLER By: Teresa C.—n. Deputy Clink (SEALL Q E E L� r` 3 C d 'L^ V to to NIM M r V W Q Packet Pg. i! 411 a' l,.,�Dv t�: A,1119w Toil iarr �``� Allow -/1% 1.4 e. . ` " P ' u lh lam 4 zi— - i d a fe- /(jt/J }( ) f Y L� �J �Y �S' '�• Q"ytA ,��i'�),.�'.. s/L. . ;t +�"�� t 7# Y..��/�G� t I ! _ J " t1Li cjj LV �/ 1 1} a9d✓ e t� 1' 'I d#i ���)l�rrpy� d �f 1t LJy— dS CrT 1 r r-t,-av j vAbtirws ��4'� 6 -441 µ - (attach additional pages if necessary) GMP Amendment Pre -application Meeting Standard Comments The Comprehensive Planning Section schedules all GMP amendment pre -application meetings, which are mandatory, and coordinates the review of all amendment petitions received. Per the current Fee Schedule, adopted 3/8/16, the non-refundable pre -application meeting fee is $500.00; it is credited towards the petition fee — if the petition is submitted within nine months. The petition fee is $16,700.00 ($9,000.00 for a small-scale petition), which is non-refundable, plus a proportionate share of the legal advertising costs. For small-scale petitions, there are only two hearings — one each before the Collier County Planning Commission (CCPC) and Board of County Commissioners (BCC); one '/4 page ad is placed in the Naples Daily News prior to CCPC hearing, and one prior to BCC hearing. At present, the total cost for the 2 ads is approximately $1,864.80. For all other amendment petitions, a total of four public hearings are held - Transmittal hearing before CCPC and BCC, and Adoption hearing before same two bodies. Presently, the total cost for the 4 legal ads is approximately $3,729.60. The estimated legal advertising costs will be provided to each petitioner and payment will be required prior to advertising for any hearings; any refund due the petitioner after hearings are held will be provided at that time. Final action is taken by the BCC; approval requires a supermajority vote. In addition to the petition fee and legal ad costs noted above, payment must also be made for a Traffic Impact Study Review Fee. This fee should be submitted directly to the Transportation Planning Section. Please see their website at: http//www.colliergov.net/Index.aspx?page=566 and/or contact them for more details. Finally, there is cost to advertise for and conduct a Neighborhood Information Meeting, and to post a public hearing notice (sign). Section 10.03.00 of the Land Development Code (LDC) requires the petitioner of a site -specific GMP amendment to hold a Neighborhood Information Meeting (NIM); this would occur after a finding of sufficiency of the petition submittal but prior to the first public hearing. The LDC also requires the petitioner of a site -specific GMP amendment to post a notice(s) of the CCPC hearing on the property, for both Transmittal and Adoption hearings. The tri-annual amendment cycle is established by Resolution 12-234. The submittal deadline is 5:00 p.m, on the last Friday in the months established by the BCC (for 2013-2018. February June, October). Some amendment petitions are exempt from the tri-annual cycle — may be submitted and processed at any time; these include, but are not limited to, DRI-related amendments and small-scale amendments. A small-scale amendment is limited to a parcel <10 acres and is limited to a map amendment only and any directly -related text; the map amendment cannot result in a conflict between the map and text — there can be no internal inconsistency in the GMP. (Note: Notwithstanding the significant changes made in 2011 (HB7207) to Ch. 163, Florida Statutes, Collier County limits amendments to the tri-annual amendment cycle noted above, and continues to consider demonstration of need and reduction in greenhouse gas in evaluating GMP amendments.) For the most part, there is no guidance/criteria/standards provided in the GMP by which to review amendments for consistency; an exception is for significant impacts upon public facilities as provided for in Policy 1.1.2 of the CIE. However, Chapter 163, F.S., does provide guidance. Note particularly the requirement to provide appropriate data and analysis. Generally, staff reviews for, and an applicant should adequately address in the submittal: • Appropriateness of uses/compatibility with surrounding area. • Impact upon surrounding properties — will it make them less developable under their present FLUM designation? Will it create a domino effect leading to future designation changes on the surrounding properties? • Need for the designation change — data and analysis, e.g. market demand study for commercial uses, to demonstrate the change is warranted, that more inventory of the requested uses is needed. Too often, the data only demonstrates the petition site is viable for the proposed uses ("build it & they will come") rather than demonstrate there is a need for a new or expanded GMP provision to provide for the proposed uses, and that the need is at the subject location. The data should be specific to the proposed land uses, proposed trade service area, persons per household in subject area, etc. as applicable. It is recognized there is more than one acceptable methodology, e.g. radial distance from site (ULI standards for neighborhood/community/regional commercial centers), drive time, etc. Regardless of methodology, the raw data needs to be submitted to allow staff to review it for completeness and accuracy (sometimes parcels are omitted, double counted, included when shouldn't be, etc.). Also, as with all submitted documents, maps of trade service area need to be legible and include adequate identification features, e.g. major roads, Section - Township -Range. • LOSS (level of service standards) impacts upon public facilities — roads, potable water, sanitary sewer, drainage, solid waste, parks & recreation facilities, etc. • Within the above is consideration of site -specific impacts, e.g. impact upon wetlands and listed species habitats on -site and nearby; and, traffic impacts (operational/safety) from the traffic volume generated/attracted and/or the ingress/egress points - turning movements, median openings, traffic signals, etc. Included within this would be a comparison between impacts that would be expected under the existing zoning and/or FLUM designation vs. that which could be expected under the proposed amendment. • Consistency/conformity/harmony with other Goals, Objectives, Policies (GOPs) and provisions in the Element being amended and any other Element of the GMP relevant to the petition, as well as any other applicable regulations (e.g. Manatee Protection Plan, specific LDC provisions). • Furtherance of existing GOPs relevant to the petition. • Furtherance of any other plans or designations that is applicable or relevant to the petition (e.g. a redevelopment plan, Area of Critical State Concern, Rural Area of Critical Economic Concern). • Energy efficiency and conservation, reduction of greenhouse gases, reduction of vehicle miles travelled, etc., as required in HB 697 (2008). Market Study Info for Commercial Requests It is the responsibility of every applicant to utilize and provide the best available data as a sound foundation on which to build their requested amendment. Collier County annually produces population estimates and projections. The County also prepares regular updates to its commercial inventory — and these are available to use in market studies. Generally, the actual need for a FLUM designation change is determined through data and analysis, e.g, market demand study for commercial uses, with results which demonstrate the change is warranted, and that additional inventory of the requested uses is needed. Too often, the data fails to reach the desired standard, merely demonstrating the subject site is viable for the proposed uses ("build it & they will come) rather than demonstrating there is an actual need for a new or expanded GMP provision to provide for the proposed uses, and that this need is best served at this location. Data and analysis should substantiate that benefits from the proposed project will be evident Countywide — or at least throughout the market area to be served, without detriment to other existing and planned developments — and not only to the property owner. The data should be specific to the proposed land uses, proposed trade, market or service area, persons per household in subject area, etc., as applicable. Market demand studies should develop scenarios to explain how the subject property will compete with other `like areas' in or near the market, service or trade, area. 2 Market demand studies should also gauge the amount of vacant units/square footage/leasable area within the Planning Community/Communities involved, and of `like area' nodes in the market area, such as within each Mixed Use Activity Center (MUAC), each Estates Neighborhood Center, each Subdistrict, and so on — acknowledging the premise that vacancies and vacancy rates are valid indicators for determining need/demand/support. A commercial market study should contain a sufficient amount of information for a substantive review, including: Identification and description of the project's trade/market area: • Trade/market area — radial, gravity, drive -time model or other method? o Radial: analyses are performed by selecting and evaluating demographics that fall within a pre -defined radial distance from the business location. o Gravity: provides an approximation of business trade area by looking spatially at the distribution of all locations, including competitors, and evaluating each location's relative attractiveness. o Drive -time: analyses include digitized roadway systems (accounts for speed, lanes, barriers, etc.). Method is valid for convenience scenarios where patrons are expected to go to the closest or most logistically convenient location. • Trade/market area size varies depending upon the scale of the development. The boundary may not be spherical — adjusted based on transportation network, geographic constraints, density, etc. 2. Guidelines for determining the Market Area (ULI) Center Type Leading Typical GLA General Typical Minimum Market Size Tenant Range in Minimum Support (Radius) GLA Site Area Required Neighborhood Supermarket 50,000 sq. ft. 30,000 — 3 acres 2,500 — 1 '/z miles or Drugstore 100,000 sq. 40,000 ft. people Community Variety 150,000 sq. 100,000- 10 + acres 40,000 — 3-5 miles Discount or ft. 450,000 sq. 150,000 Junior Dept. ft. people Store Regional One or more 400,000 sq. 300,000 — 30-50 acres 150,000 or 8 miles full -line ft. 1,000,000 or or more more Dept. stores more people of at least 100,000 sq. ft. of GLA Trade/market data must include the following figures: (estimates and projections are needed for most categories) • Population • Number of dwelling units • Household income • Total trade area income • Sales per sq. ft. (method — divide total retail sales w/in county by # of sq. ft. of retail space) • Floor Area Ratios (building to land ratios — derive from inventory) • Retail expenditures (some studies break down figures by retail type, others by percentage from Census or other source) • Supportable square feet (divide projected retail expenditures by sales per sq. ft. then multiply supportable sq. ft. by vacancy rate [to obviously account for vacancies]) 3 Land use requirement (divide total supportable sq. ft. by 43,560 and then by FAR to detennine acreage requirements) Supply of commercial land uses Compare supply to demand Office demand is calculated on a per capita method (sq. ft./person) must factor in the vacancy percentage/rate. Too often the "Market Factors"/ "Population Factors" / "Commercial Analysis" portions of a Study appear to provide only some of these figures, but in the forni of broad statements and drawn conclusions, with the lack of proper data and analysis evident. Of course, many applicants have chosen to provide more data and analysis, but the items shown above represent the minimum amount of information necessary to form a detennination. • Prepare a needs analysis using the former Florida Department of Community Affairs's market factor of 1.25 (reference the Florida Senate Interim Report 2010-107, October 2009). It is important to carefully organize the amendment package; be sure all exhibits are consistently labeled, are in the proper order, and are correctly referenced on the pages of the application. For site -specific amendments, be sure to clearly identify the subject site, include North arrow and scale, and source. A petition narrative is often helpful. For corporate ownership, it is not acceptable to only list the corporation name. In some instances, property is owned by a corporation that in turn is comprised of other corporations. It is necessary to provide a list of individuals as officers or stockholders of the corporation(s) for purposes of full disclosure - to reveal the individuals with an interest in the property (including seeing if any staff or public officials are included). A petition may be submitted in electronic version, preferably in PDF format, or hard copy; electronic is preferred. If hard copy, the petition packages, including support materials, need to be submitted on 3-hole punch paper - and preferably two-sided copies - as the amendments are presented to some hearing body members in 3-ring binders. Oversize exhibits should be folded and placed in a pocket insert made for 3-ring binders. Collier County Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 Phone: 239-252-2400 Website: https://www,colliercountyfl, ov/your-government/divisions-a-e/comprehensive-planning Note ter'staff Fir ptt�ai to tnGsasc allcawbl dnstl)' plss pra�rd'pttfi+can tc� lets+rrtY TY)cSr4f (pkart.t t;pil>r e �rty`sPti� Scl?e1s'a.5?a„3lalTri, tp�s,1t3, ftar.co( ►rrttr1Y( relit+: GMPA pre-app standard comments - CLEAN G:\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\GMP Pre-App Standard Comments dw/3-23-04 & 1/21/05 & 2/9/05 & 4/19/05 [added 3-25-04]; [added 1/21/05, and re -arranged paragraphs, and modified 2/9/05]; [added 4/19/05]; [added or modified 7/12/05]; [modified 3/29/06]; [added 1/30/07]; [added 2/27/07]; [added 3/9/07]; [added 11/5/07]; [added 3/26/08]; [added 5/14/08]; [added 1/7/09]; [added 3/23/09]; [added & modified 3/22/10]; [tweaks 4/9/10]; [tweaks 6-4-10]; [tweaks 7-8-10]; [edits 4-16-12]; [12-18-13]; [7-3-14] [7-6- 15; ad fees revised 8-20-18; 9-4-18] FOR PETITION NUMBERS(S) PL20180002507 I, William Yeomans Jr (print name), as Manager (title, if applicable) of TBC Greenway. LLC (company, If applicable), swear or affirm under oath, that I am the (choose one) owner applicant=contract purchaser=and that: 1. 1 have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. Well authorize Henderson Franklin Starnes & Holt P.A. to act as our/my representative in any matters regarding this petition including 1 through 2 above. *Notes: ® If the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres. ® If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (LC.), then the documents should typically be signed by the Company's "Managing Member." ® If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. ® If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. ® If the applicant is a trust, then they must include the trustee's name and the words "as trustee". ® In each instance, first deternyap the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate forma hat ownership. Under pe ale of fury, I declare that I have read the foregoing Affidavit of Authorization and that the fac s d i are e. re 1 � v Date STATE OF FLORI COUNTY O Thforgoing instru en orn to (or affirmed) and subscribed before me on a by ®i (name of person providing oath o affirmation), as who is personall known to r who has produced (type of identif ation) as identification. - STAMP/SEAL S' ature of Notary Public CAROL ANN KENNEDY �= Notary Public state of Florida "4; Commission 4 GG 939427 � '!? �;.•r' My Cornm, Expires Dec 19, 2023 CP108-COA-001151155 REV 3/24/14 FOR PETITION NUMBERS(S) I, William Yeomans Jr (print name), as Manager (title, if applicable) of TBC.Grgenway, LLC _ (company, If applicable), swear or affirm under oath, that I am the (choose one) ownerm applicant =contract purchaser=and that: 1. 1 have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. We/I authorize- 0WIth-One & Associates. hic to act as our/my representative in any matters regarding this petition including 1 through 2 above. *Notes: • If the applicant is a corporation, then it is usually executed by the corp. Ares. or v. pres. • If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should typically be signed by the Company's "Managing Member." • If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. • If the applicant is a trust, then they must include the trustee's name and the words "as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under penait' s j y, I declare that I have read the foregoing Affidavit of Authorization and that the facts st e i a #rt1e"` Si9fiaturk bate___. STATE OF FLORIDA COUNTY OF�e9tt A Th foregoing an ument was sworn to (or affirmed) and subscribed before me � ( ` te) by ' ' (name person prov !ng th or affirmation), as who is !ly known to or who has produce (type of ide i a� 1 entification._ STAMP/SEAL 111P< Nota�� ANN 00,10*0V y Pybh4 5�*t� at F�u+ids S' natur of Notary P1a Ic � •• 1A�i:11f��A � tY :1�t39G f +fir Comm Expires Get 15 20*1 CPM-COA-001151155 IIEN' 3124/14 FOR PETITION NUMBERS(S) 1, William Yeomans Jr (print name), as Maria e� r (title, if applicable) of TBC Greenway. LLC (company, If applicable), swear or affirm under oath, that I am the (choose one) owner��applicantontract purchaseroand that: 1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. 1 have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. Well authorize Bob Where FAICP Hole Mantes to act as our/my representative in any matters regarding this petition including 1 through 2 above. *Notes: • If the applicant is a corporation, then it is usually executed by the corp. pros. or v. pres. • If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should typically be signed by the Company's "Managing Member." • If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant Is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. • If the applicant is a trust, then they must include the trustee's name and the words "as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format forviat ownership. Under penaltR�; Zoaln- I declare that I have read the foregoiing Affidavit of Authorization and that the facts stated i�Oju `�.. -------.___��. Date STATE OF FLORIDA \ � \ COLLIER COUNTY GOVERNMENT r PROPERTY OWNE S IIP DISCLOSURE FORM This Is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the 21 C. )ercentage of such interest: Name and Address % of Ownership If the property is owned by a CORPORATION. list the officers and stockholders and the of stocK owned by each: L- Name and Address I % of Ownership If the property is in the name of a TRUSTEE list the beneficiaries of the trust with the iercentage of interest: Name and Address % of Ownership Created 9/28/2017 Page 1 of 3 COLLIER COUNTY si 51 e. 10 9. NORTH7-800 S E DRIVE If the property is in the name of a GENERAL or LIMITED PARTNERSHIP list the name of the general and/or limitedpartners: Name and Address % of Ownership William B Yeomans JR 31.968% William B Yeomans SR 31.968% Nicole D Smigliani 3.366% KonKam Holdings, LLC (John McGlynn 100%) / Robert Carroll _ 21.91% / 10.79% 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 V % of Ownership Date of Contract: 7/12/18 If any contingency clause or contract terms involve additional parties, list all individuals or of Date subject property acquired i, or trust: Name and Address ❑ Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 GOVERNMENTCOLLIER COUNTY a HORSESHOE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 M` } Date of option: Date option terminates: or Anticipated closing date: AFFIRM PROPERTY OWNERSHIP iINf A' Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition's final public hearing. As the authorized agent/applicant for this petition, I attest that ail of the Information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. The completed application, ail required submittal materials, and fees shall be submitted to: Growth Management Department ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 at William B. Yeomans, JR., a Manager ofBG Groenway, LLC Agent/Owner Name ( ase print lxvy Date Created 9/28/2017 Page 3 of 3 APPLICATION NUMBER: DATE RECEIVED: PRE -APPLICATION CONFERENCE DATE: DATE SUFFICIENT: This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252- 2400. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant: William B. Yeomans Company: TBC Greenway, LLC Address: 13920 58th Street N. Suite 1014 City: Clearwater State: FL Zip Code: 33760 Phone Number: 315-372-3722 Fax Number: N/A B. Name of Agent* Robert J. Mulhere, FAICP, Hole Montes, Jeff Wright, Land Attorney, Henderson Franklin • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company: Hole Montes Inc Address: 950 Encore WaX City: Naples State: FL Zip Code: 34110 Phone Number: 239-254-2000 Fax Number: 239-254-2099 C. Name of Owner (s) of Record: TBC Greenway, LLC Address: 13920 58th Street N. Suite 1014 City: Clearwater State: FL Zip Code: 33760 Phone Number: 315-372-3722 Fax Number: NIA D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Name of Engineer* AL Quattrone, P.E. Company: Quattrone & Associates Inc Address: 4301 Veronica Shoemaker Blvd. City: Fort Myers State: FL Zip Code: 33916 Phone Number: 239-936-5222 Fax Number: 239-936-7228 Name of Engineer* Michelle Salberq, P.E. Company: Quattrone & Associates, Inc. Address: 4301 Veronica Shoemaker Blvd. City: Fort Myers State: FL Zip Code: 33916 Phone Number: 239-936-5222 Fax Number: 239-936-7228 Name of Environmental Consultants* Dex Bender Company: Dex Bender Address: 4470 Camino Real Way, Suite 101 City: Fort Myers State: FL Zip Code: 33966 Name of Transportation Consultants* Ted Treesh Company: TR Transportation Consultants Address: 2726 Oak Ridge, Suite 503 City: Fort Myers State: FL Zip Code: 33923 Phone Number: 239-279-3090 Fax Number: 239-278-1906 2 III. DESCRIPTION OF PROPERTY: Exhibit 111. - Special Warranty Deed A. LEGAL DESCRIPTION: Exhibit III. "A" Warranty Deed B. GENERAL LOCATION: North West Corner of Tamiami Trail E and Greenway Rd. C. PLANNING COMMUNITY: Royal Faka alm D. TAZ: 357 E. SIZE IN ACRES: ±2.81 F. ZONING: A -AGRICULTURE G. SURROUNDING LAND USE PATTERN: Refer to "Exhibit V.A.3 Zoning Map H. FUTURE LAND USE MAP DESIGNATION(S): Urban Residential Subdistrict IV. TYPE OF REQUEST: 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 Capital Improvement Element x Future Land Use Element Immokalee Master Plan Recreation/Open Space Mass Transit Sub -Element Potable Water Sub -Element NGWAR Sub -Element Drainage Sub -Element CCME Element Golden Gate Master Plan B. AMEND PAGE (S): A, 10, 26, 69, 148 OF THE: Future Land Use ELEMENT AS FOLLOWS: (Use Str4fe-tk}fa6iqh-ta 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_ Urban Mixed -Use District TO Urban Mixed -Use District, Greenway Tamiami Trail Commercial Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) Add the Greenway Tamiami Trail East Commercial Subdistrict Map E. DESCRIBE ADDITINAL CHANGES REQUESTED: _NIA Q 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 Exhibit V.A. i Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined_ Exhibit V.A. 2 Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit V.A.3 Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION Exhibit V.A.1 Provide map of existing Future Land Use Designations) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL Exhibit C- Provide most recent aerial and summary table of acreage of native Environmental habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE Data CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. Exhibit C Provide a summary table of Federal (US Fish & Wildlife Service) and State Environmental (Florida Game & Freshwater Fish Commission) listed plant and animal Data 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 9J-11.006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S.? (Reference 9J-11.006(1)(a)7. a, F.A.C.) Y/N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163,3187 (1) (c), F.S.? (Reference 9J-11.006(1)(a)7. b, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Y Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-1 1.007, F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: V.E.1 Potable Water V.E.1 Sanitary Sewer V.E.1 Arterial & Collector Roads; Name specific road and LOS See TIS included as Attachment "A" V.E.1 Drainage _ V.E.1 Solid Waste V.E.1 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. X 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. X 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: V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM). N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) N1A�Traffic Congestion Boundary, if applicable V.F.1 Coastal Management Boundary, it applicable N/A 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) x $9,000.00 non-refundable tiling tee for a Small -Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) x Proot of ownership (copy of deed) x Notarized Letter of Authorization it Agent is not the Owner (See attached form) x Original and 5 complete, signed applications with all attachments including maps, at time of submittal. After sutticiency 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 trom the above application fee amount when submitting your application. All pre -application tees are included in the total application submittal tee. Otherwise the overage will be applied to tuture 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. LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Robert J Mulhere FAICP Vice President Planning and Business Development (Name of Agent) to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. Signed: (Name of Owner(s) of Record) Date: TO WHOM IT MAY CONCERN I hereby authorize (Name of Agent) to serve as my Age_ t i re est to amend the Collier County Growth Management Plan affecting p lic property identifie i s plicatfion. I TBCGreA . 0 Signed: — — Date: (Name of '6wner( of Re ord) Manager Wiliam S. Yeomans, JK r� I hereby certify that I have the authority to make the foregylCng lic ion, and that the application is true, correct and complete to the best of my knowledge S ... of Name - Tvl7ed or Printed STATE OF FLORIDA } COUNTY OF } r- Sworn t an subscribed before me th' clay of . w' zots a 13 _ _:_ _ MY COMASION EXPIRES: Notary Public 1� rgrrreu:ry CAR NEOY . 5 Norary Pott • State of MID64 d Commisslon 0 fF 01390 CHOOSE ONE OF THE FOLLOWING: my Comm IMPIres 040 is. 2019 A0 tatrp Aim. who is personally known to me, 1 who has produced_ _ as identification and / did take an Oath did not take and Oath NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement In writing with the Intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of %500.00 and/or maximum of a sixty day jail term." GREENWAY — TAMIAMI TRAIL EAST COMMERCIAL SUBDISTRICT SSGMPA AND COMPANION REZONE (C-3) NARRATIVEJU STI FI C ATION Background: The subject parcel is 2.81 acres in size and is located on the north side of Tamiami Trail East approximately 3.37 mile east of Collier Boulevard. The property is designated Urban and located within the Urban Mixed Use District, Urban Residential Subdistrict. Property is also located within the Coastal High Hazard Area (CHHA). The subject parcel is presently zoned A- Agriculture. 5UBJCT SITE Exbibit 1. Aerial with Site Location DIRECTION FLUM ZONING LAND USE North Urban, Urban Mixed A -Agriculture undeveloped, agriculture and Use Urban Residential single family South Tamiami Trail, Urban PUD (Fiddler's commercial, undeveloped Coastal Fringe Creek East AglRural — RFMLTD A -Agriculture Greenway Rd., Single-family Receiving West Urban, Urban Mixed A -Agriculture undeveloped Use, Urban Residential Surrounding FLUM Designation, Zoning, and Existing Land Use Nature of the Request: The proposed SSGMPA creates the 2.81 acre Greenway- Tamiami Trail East Commercial Subdistrict. The Subdistrict is intended to provide to small-scale shopping and convenience commercial uses to the surrounding neighborhood within convenient travel distance and to serve the public traveling on East Tamiami Trail (US 41), by allowing permitted uses in the C-3 zoning district (Subdistrict language below). The Subdistrict limits intensity to 20,004 square feet, subject to a maximum. Trip Cap. 15. Greenway - Tamiami Trail East Commercial Subdistrict The Greenwav - Tamiami Trail East Commercial Subdistrict consists off'± 2.81 acres and is located at the northwest corner of the intersection of Tamiami Trail East (U.S. 41) and Greenway_ Road in Section 12 Township, SI South Ran e 27 East. The pumose of the Subdistrict is to provide small-scale shopping and convenience commercial asses to the surroun.din� neighborhood within convenient travel distance and to serve the public traveling on Tamiami Trail East. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses are those permitted by right in the C-3 Commercial Intermediate zoning district, as listed in the Collier County .hand Development Code, Ordinance No. 04-4.1, as amended. The maximum allowable commercial intensity shall be 2� 000 square feet subject to a maximum Trip Cap established in the rezone ordinance. The parcel is located diagonally across the Tamiami Trail East (US 41) from a commercial tract in the Fiddlers Creek PUT] (designated "B" — Business/Commercial on the on the Fiddler's Creek Master Plan - Ordinance 18-27). This commercial area within Fiddler's basically allows C-3 uses, but also allows indoor air-conditioned self -storage. NARRATI V EI,IU STIFICATION GREENWAY — TAMrAMI TRAM.. EAST COMM. SUBDISTRICT SSGMPA (AND COMPANION REZONE) PAGE 2of5 February 17, 2020 Exhibit2., Subject Site in Relation to Fiddler's Creek Commercial Tract (across Tamianii Trail) Florida Statute 163.31779(6)(a)2: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area, The Subdistrict is located within the County's Urban designated area (on the Future Land Use Map). With respect to a. and b., above, please see the Market Study proved with this application. c. The character of undeveloped land. At present, the subject site is undeveloped. The subject parcel contains 1.62 acres of native vegetation. (See report entitled "7 Eleven Greenway Road Rezoning Environmental Information" date June 2019). The LDC requires retention of 7,056.72 square feet of native vegetation (10% of the existing native vegetation on the site). Assuming the SSGMPA and Companion rezone to C-3 are approved, this will be addressed at time of SDP, in accordance with. The property is a "corner" fronting on a 6 lane arterial roadway (Tamiami Trails East) and a local roadway (Greenway). It is located diagonally across from a larger commercially designated tract within Fiddler's Creek PUD. d. The availability of water supplies, public facilities, and services. NARRATIVE/JUSTIFICATION GRIZENWAY— TAMIAMI TRAIL EAST COMM. SUBDISTRICT SSGMPA (AND COMPANION REZONE) PAGE 3 of 5 February 17, 2020 All necessary urban services are available to serve the site (and on potential commercial uses). See the TIS and the Public Facilities Report submitted with this application. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. Subparagraphs e. through h. above are not applicable. i. The needforjob creation, capital investment, and economic development that will strengthen and diversify the community's economy. This is a relatively small parcel at 2.81 acres; however, approval of the proposed S SGMPA and Rezone will allow for needed commercial development of the site which will result in job creation, capital investment, and economic development. j. The need to modify land uses and development patterns within antiquated subdivisions. Subparagraph, j. above is not applicable. Consistency with FLUE Objective 5: Implement land use policies that promote sound planning, protect environmentally sensitive lands and habitat for listed species while protecting private property rights, ensure compatibility of land uses and further the implementation of the Future Land Use Element. .Policy 5.2: Land use policies supporting Objective 5 shall continue to be implemented upon the adoption of amendments to the Growth Management Plan. Policy 5.3: All rezonings must be consistent with this Growth Management Plan. Policy 5.4: All applications and petitions for proposed development shall be consistent with this Growth Management Plan, as determined by the Board of County Commissioners. The companion rezone to C-3 can be deemed to be consistent with all applicable Goals, Objective, and Policies of the GMP, assuming the amendment establishing the Subdistrict is adopted. Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. The LDC provides development and design standards, which often vary by use, and which ensure that development will be compatible with the surrounding area. NARRATIVE/JUSTIFICATION GREENWAY — TAMIAMI TRAIL EAST COMM. SUBDISTRICT SSGMPA (AND COMPANION REZONE) PAGE 4 of 5 February 17, 2020 Conclusion• The approval of this SSGMPA is consistent with State statutes regulating comprehensive plan amendments and it is consistent with applicable GMP policies related to the same. The SSGMPA will allow for small-scale shopping and convenience commercial uses to the surrounding neighborhood within convenient travel distance and to serve the public traveling on East Tamiami Trail (US 41), by allowing permitted uses in the C-3 zoning district. Assuming the SSGMPA is approved, then the proposed rezone to C-3 may also be deemed consistent. NARRATIVE/JUSTIFICATION GREENWAY — TAMIAMI TRAIL EAST COMM. SUBDISTRICT SSGMPA (AND COMPANION REZONE) PAGE 5 of 5 February 17, 2020 EXHIBIT "A" Description: Beginning at the Northeast corner of Section 13, Township 51 South, Range 26 East, Collier County, Florida (said corner also being the Southeast corner of Section 12): Thence along the East line of said Section 13, S 0°19'37" W 336.19 feet to the Northerly right of way line of US-41 (State Road 90); thence along said right of way line N 54°18'59" W 484.26 feet; thence N 35°41101" E 400.00 feet; thence S 54°18'59" E 200.00 feet to the East line of Section 12, Township 51 South, Range 26 East, Collier County, Florida; thence along the East line of Section 12, S 09 F20" W 154.53 feet to the Place of Beginning, and being a part of the Northeast 1/4 of said Section 13 and part of the Southeast 1/4 of said Section 12, LESS the East Thirty -feet (30') thereof conveyed to Collier County by virtue of Quit Claim Deed recorded in Official Records Book 1050, page 196, of the Public Records of Collier County, Florida. Parcel Identification Number: 00737560004 INSTR 5543574 OR 5500 DWIGHT E. BROCK, CLERK DOC@.70 $2,310.00 REC CONS $330,000.00 PG 1192 RECORDED 4/20/2018 3': 1bAJ& - Special Warranty Deed OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA $18.50 Prepared by: Michael D. Gentzle, Esq. WITHOUT REVIEW OR OPINION OF TITLE Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail North Suite 300 Naples, FL 34103 239-435-3535 File Number: 15492.002 Consideration: $330,000.00 Above This Line For Recording Special Warranty Deed This Special Warranty Deed made this Z `4day....of March, 2018 between Ronald Mentecki, Roger Fritchey and Robert Johnson whose post office address iS,.43 �1(c(ec� c Drive, Naples, FL 34112, grantor, and TBC Greenway, LLC, a Florida limited liability c aa�y ose-po * ress is 14004 Roosevelt Blvd., Suite 601C, Clearwater, FL 33762, grantee: ` (Whenever used herein the terms "grantor" and "g iantee' ekrde�-a{i-�thE parties to this instru nt ari�i the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corpg1mation. , tru an4 trusteesT"'""""^ Jl 1r Witnesseth, that said grantor, for an6 in do iCce io o `tt�e'Is o E N�/100 DOLLARS ($10.00) and other good and valuable considerations to sai gr to j in h p 'd s �d ra, e the rec ipt whereof is hereby acknowledged, has granted, bargained, and sold to the 4� a � Is eirs d si &q rever, the following described land, situate, lying and being in Collier Coun pri a to -wit: Beginning at the Northeast cor a r 'Section 13, Townsh,ltMj o f� nge 26 East, Collier County, Florida (said corner also being th dut east corner of Section 2'� �4 Thence along the East line of said SecElo JAM,4-9x3�7--kZ►+'`ki X 9 feet to the Northerly right of way line of US-41 (State Road 90); thence gtig�htt�ay'Iinc N 54°l8'S9" W 484.26 feet; thence N 35041'01" E 400.00 feet; thence S 54°18'591' E 0I1:60 feet to the East line of Section 12, Township 51 South, Range 26 East, Collier County, Florida; thence along the East line of Section 12, S 0*11'20" W 154.53 feet to the Place of Beginning, and being a part of the Northeast 1/4 of said Section 13 and part of the Southeast 1/4 of said Section 12, LESS the East Thirty -feet (30') thereof conveyed to Collier County by virtue of Quit Claim Deed recorded in Official Records Boole 1050, page 196, of the Public Records of Collier County, Florida. Parcel Identification Number: 00737560004 Subject to: (a) ad valorem real property taxes for the year 2018 and subsequent years; (b) zoning, building code and other use restrictions imposed by governmental authority; (c) outstanding oil, gas and mineral interests of record, if any; and (d) restrictions, reservations, and easements common to the subdivision, if any. The land described herein is not the homestead of the grantor(s) and neither the grantor(s) nor the grantor(s) spouse, nor anyone for whose support the grantor(s) is responsible resides on or adjacent to said land. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby fully warrants the title to said DoubleTime® *** OR 5500 PG 1193 *** land and will defend the same against the lawful claims of all persons claiming by, through or under grantor, but against no other persons. In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Sign , seal and delivered in our presence: (as to all) f Witness Name: Witness Maureen ullivan State of Florida County of Collier The foregoing instrument was acknowla attorney -in -fact for both Ronald Mer 6111416 driver's license as identification. 4a az* Ronald Mentecki by Roger Fritchey, his Attorney -in -Fact [Notary Seal] oe„'1st., MI*IACLD.Gf 111L61E MY COMMISSION Ik f6'11396 EXPIRES: January 'III, 2019 NNW Thro Notary NY,l�ndeivniieia e�ux.��uw�;a«was.+�v�r.�aw�x+�r.+ca,gkvr.;�•x:. by Roger Fritchey, individually and as ally known or [X] has produced a Notary Public Printed Name: My Commission Expires: Warranty Deed - Page 2 DoubleTim& ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ L ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ 110110000000 ❑❑❑❑❑❑❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑ C] C]0110000017L—L-LLLLLL LL � a - �iq� w SUBJ;ECT.SITE 800 0 800 immmilml SCALE IN FEET � 950 Encore Way CHECKED BY : PROJECT No. � Y GREEN WAY - TAMIAMI EAST JAc 2FILE NAME: Naples, FL, 34110 Phone: (239) 254-2000 COMMERCIAL SUB DISTRICT DRAWN : CAD FILE NAME: M HOLE MONTES Florida Certificate of K 2019.034MST ENGINEERS -PLANNERS -SURVEYORS Authorization No.1772 EXHIBIT IV.D.1 DATE ; EXHIBIT - ITEM 11 /2019 INSET dbwuou+l�o7 ucrreEb•crr • �icsc.pwdw.nr w� • avo+��•��•+�o[. �� ! ip 4w4bw�lw ^WoQ� GLti++'n I It l'YAIISIHX3 ge i sE H r o �LII 52;EI�OSS�T 2IIDI�j�ila 1` I _ .._ evw raoiina� �ucsroans �w�aimraa asva veai�l iwvrwarA��uu�a5 - w F- m U !11 m i uJ •ate Adnnrv�aae a ;R� r a 'QAIA AA .AA 1 Im dVW DM pa 2iZf9CdfiFi' 916[[ eowli }a+.i[y w3 -pip uywoys �lwv+an [0❑ �W1MnswJlua gavQ b'�aawofd'wa . u3 1!10 �dnliaiHxauk `sa;��anssb ag auol Bn�h aow auiaoa auais�oens3wrm� �sv3 �vrulwviwaa Aynn ryas I Y w K z dbYl3Sfl OHY13tlfINj LL�'I u—,W-1•PI0-i—u-I—AIPEf �NNM'uall ^�^lon�p'B' V s n LIU HK3 C �sa;�i�oss� ag auvxusna B ...�„ ..,, arv+asn wn�run �alecsmencm�a�xwp�isva�mu �rlwrL•cru�rsaw �S p d lit aornrrr�-rr���aa�ra� 4 , hill I���1r11.. a rrlr EXHIBIT V.E.1 GREENWAY-TAMIAMI TRAIL EAST COMMERCIAL SUBDISTRICT PUBLIC FACILITIES REPORT UPDATED 2-27-19 The proposed Subdistrict does not authorize residential development and does not increase population within the County. Therefore, no significant increased demands on public facilities will occur as a result of approval of this request. Collier County Public Utilities will provide water service for potable and fire protection needs, as well as wastewater service. The subject property is within the South Service Area. The County has sufficient capacity to provide water and sewer. The intent is to develop a 5,000 square foot gas station/convenience store on the 2.81-acre parcel. We have also analyzed potable water and wastewater average daily and peak demand for the subject property for both that use and for 10,000 square feet of general commercial use (in the event another commercial use is developed). As is illustrated below, the intended use of gas/convenience is the greater generator. For 10,000 square feet of commercial uses: Potable Water 1,400 GPD average daily (1,820 Peak GPD) Wastewater 1,000 GPD average daily (1,500 Peak GPD) For 5,000 square foot gas station/convenience store: Potable Water 2,275 GPD average daily (2,958 Peak GPD) Wastewater 1,625 GPD average daily (2,438 Peak GPD) According to the Collier County 2019 AUIR, currently there is an existing landfill capacity of 13,547,175 tons, and a ten-year landfill capacity requirement of 2,675,006 tons. The estimated life of the landfill is 42 years. This is adequate to accommodate expected tons per capita generated by the proposed project. Stormwater retention and detention will comply with SFWMD requirements, and State and County standards for off -site discharges will be met, resulting in no adverse impacts to stormwater management (drainage) level of service. The site does not affect County -maintained canals, ditches, or stormwater control structures. No residential development is approved through the Subdistrict; therefore, there are no impacts to level of service for schools. The proposed subdistrict will not increase the population and will not increase demands for emergency medical services or county parks and recreation services. An EMS/fire station is located approximately 3.2 miles west at 6055 Collier Boulevard. The subject site is within the Greater Naples Fire Rescue District. The proposed subdistrict does not create any significant and adverse impacts to the area roadway network. The roadway network is projected to operate above the adopted Level of Service (LOS) standard with or without the project at 2023 future build -out conditions. Please see the attached Traffic Analysis for transportation impacts and further details. Page 1 of 1 4 s o� w W a4 L) o �a.ii a P of ai a il•� 4 O � O N �o T w �■ W W � L W N LLIW w a W 2 Q j¢ Y N a Y U 0 U O LL J � N 7 U Q O u! � u r ❑ d y w o0 U 2 ❑ h to ❑ us ■ ll� a W W � �• � ci LL w W n a N O t7 N A d1iW VlW WaI� 6'�'A A191HX3 adw vivo wplei�m3sloons v �aarlwo� lsri iVtll uvvlvmrnvuN33t C:�S.C6+fiFI.9i6FFRWRa ��W uuA, �yni¢wy�wao.S •aIw�AlOii eygnleq�lua IanaR Y'p+aooq,!'etalul i '�LIj `sa�Eiaussd ag auaa��n�] E p ��' �� � r KIM— j a � ez . v • U �I i1 ■ Y� Q � y� ■ a h � U N rn W � � N Real Avµlr3aao • . .'. ..•� .. .' i .'� .•.'. LC4 i•,ti i- E ilk' ,rr.�i �,•. 1Y.}• ` 'W.• •'+ ❑•,•.•.' COMMERCIAL NEEDS ANALYSIS FOR SUBJECT PROPERTY AT 11099 GREENWAY ROAD COLLIER COUNTY, FLORIDA FEBRUARY 18, 2020 Prepared for Creighton Companies, LLC Suite 202 900 SW Pine Island Road Cape Coral, FL 33991 Prepared by 11 1 Real Estate Ecflnometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid ❑rive Naples, Florida 34102 (239) 269-1341 Ree-i.Corn Background Creighton Companies, LLC ("Client") is preparing to submit a Collier County Growth Management Plan ("GMP") amendment to change the zoning on a 2.81 +/- acre parcel located at 11099 Greenway Road ("Subject Property") at the corner of Tamiami Trail East approximately 4.0 miles southeast of C.R. 951 (Collier Boulevard) in Collier County, Florida. The Subject Property is located within the Urban Mixed -Use District and is currently zoned A — Rural Agriculture. The Client is seeking to amend the GMP to establish the Greenway — Tamiami Trail East Commercial Sub district (and to rezone the parcel to a C3 Commercial Intermediate zoning district). The Client is interested in developing the property as a C-3 Commercial site and has established a maximum intensity of 20,000 square feet of C-3 commercial space. The Client has retained Real Estate Econometrics, Inc. ("Consultant") to prepare a Commercial Needs Analysis ("Study") to determine the potential for developing retail and office space on the Subject Property. The Study is being submitted to, in part, the data and analysis requirements of Florida Statutes — Chapter 163.3184. The Consultant is well - versed in preparing real estate market studies especially in the Southwest Florida marketplace. This Study is comprised of four parts; the Subject Property assessment, the demand component, the supply component and the demand/supply comparison analysis with conclusions. 1.0 Subject Property Assessment 1.1 Subject Property Attributes The Subject Property is located on the north side of Tamiami Trail East (US41), approximately 2 miles SE of Manatee Road and across from the Sandpiper Drive entrance to Fiddler's Creek, in Section 12 — Township 51 -- Range 26. The Subject Property attributes data and aerial photo in Table 1.1.1 on the next page was obtained from the Collier County Property Appraiser website for the Subject Property. Also, in Table 1.1.1 is a summary of the Subject Property's legal, location, zoning, and land use attributes. (Rest of Page left intentionally blank) Table 1.1.1 0 jW Coll lierappraiser"com: il:alrk- sVar,-Illn-rrslrjalail.111,0?sill=fi•1971009.1&Map=N•+2 F, Q El 4 `r Property Summary® 5 it. Addf.ss Sit. Inn. PatttV No 00737560004 •131-himer Site [Ity ,Nate N.m.1 Addr.Fs TBCGREENWAY LLC 14004 R005 EVELT BLVD STE 601 C City CLEARWATER Stnt. FL Zlp 33762 Map No. Strap No, Section Township R.ng. Acres 'L4imated 6012 000100 009 6012 12 51 26 3.1 12 51 26 BEG AT SE COR SEC 12. 5 13S•26 FT, N 540 EG W 4$4.26 FT, N 35DEG E l00F7 S L.gal 540 EG E 190 FT, 5 15OFT TO P08 LESS E 3OFT RW 3"10 AC OR 757 PG 1350 Milla9iALi0 25 Mmagithilti0 '-ralcu1n13nns Suh.1[nndo 100 - ACREAGE HEADER School ether Tuvl yl.M SgAj.6 99. ACREAGE NOT ZONED AGRICULTURAL S.003 6.3071 11,3901 Latest Sales History 2019 Certified Tax Roll IN aI all Sr{er an Iirlad du. W (v Fd—V-My1 l5 uhjn^"!a Chin lei Date Book-pag. Amount Land Value J s 155.000 03/29/18 W911k2 S 330,000 Ir1 [mp—d Vol U. S D 01/16/58 5500.1186 SO 1-1 Market Va[u. s7S5,000 01Malls 5500.1129 so - - 04/19/99 253E-294_I f 60A00 06/01/78 757.1350 s0 1-I School Toznbl. VA.. =165,000 01/01/73 5P-QL421 $ 0 f.] 74Aah1C Ve1sIMOOD If all V.1v .how. char. rgaN 0 thl l Parcel xm —"d Ow thr Final It- M.11 Source: Collier County Property Appraiser, December, 2019 2 1.2 Location Analysis The Subject Property's strategic location allows reasonable access to the Subject Property and provides an ideal location for commercial activities. The Subject Property is located approximately four (4) miles from designated Activity Center 18 shown in Figure 1.2.1 below. Figure 1.2.1 i ■* �:...1;• .E 1pl 111141111„�� 19 �'� M ^�" _ 11'lllllll[IIIVINI�Q ■ •�»II:'I III IIIIIII jI I:IVIIINIiIy� l"Illlp 5�:.• .1 Source: Collier County Growth Management Plan As noted above, the Subject Property is strategically located to accommodate the proposed C-3 commercial uses. The commercial offerings will have high visibility to Tamiami Trail East and provides easy ingress and egress access to Greenway Drive immediately north of Tamiami Trail East. The following figure show the location of the property and the property up close. 3 Figure 1.2.2 SouRcF. GOOGLE MAPS 2.0 Population Growth Around Subject Property 2.1 Overview of Florida Population Florida is currently the nation's fourth most populous state, home to an estimated 19.1 million people according to the Census Bureau. By the year 2030, Florida's population is projected to total 23.6 million people according to the medium range series from the University of Florida's Bureau of Economic and Business Research. This represents an increase of 245,000 per year. Florida's population growth is depicted in Figure 2.1.1 below. This shows the latest projections of growth by county for the year 2030. The most heavily populated counties in Florida are Broward, Miami -Dade and Palm Beach counties in Southeast Florida; Hillsborough and Pinellas counties in the Tampa metro market; Orange County in Central Florida, and Duval County in the Jacksonville metro area. Figure 2.1.1 4 2030 Population Projections by County Florida Counties Populatfnn Projections 2030 I DO,= or less - 10OA01-250A00 - 250,OD1-50Q000 - w0 101 • 1.0m000 - 1,600.00i + F /N`y iu4 a£ o AS 90 IN FAM Source: University of Florida Bureau of Economic and Business Research 2.2 Overview of Collier County Population Growth. Currently, there are an estimated 383,166 people living year-round in Collier County. Since the 2000 Census, the County's population has increased by over 45%, the equivalent of 125,240 new residents as shown in Figure 2.2.1 on the next page. Looking ahead, the County will continue to gain new residents at a rate greater than that of the state of Florida. By the year 2045, the population of Collier County is projected to total 569,322 residents. This is a projected annual growth rate of just over 2% from 2015 to 2045 compared to Florida's annual growth rate of 1.08% during the same time period. Figure 2.2.1 Countywide Total Population Growth 2000 2010 2015 2020 2025 2030 2035 2040 2045 Permanent Population Estimates and Forecasts 257,926 322,653 5-year Percent Increase 7,55% 10,42% 8.73% 7.12% 8.45% 8.45°l0 8.45% WNM= Average Annual Growth Rate between 2015 and 2045 8.45% = Average 5-Year Growth between 2010 and 2030 to forecast 2035-2045 Source: Collier County Growth Management Department Population growth in Collier County is primarily due to the in -migration of the ongoing arrival of baby boomer retirees. The number of baby boomers reaching retirement age peaks in 2020. 2.3 1O-Minute Drive Time Demographic Detail The Urban Land Institute ("ULI" ) defines commercial shopping centers in three categories. The categories are neighborhood, community and regional. Those categories are characterized by drive times and size in square feet as shown in Table 2.2.1 below. Table 2.2.1 Neighborhood 10-Minute Drive Time = <100,000 Sq. Ft. Community 20-Minute Drive Time = 100,000 to 300,000 Sq. Ft. Regional 30-Minute Drive Time = >300,000 Sq. Ft. Source: Urban Land Institute, Dollars and Cents of Shopping Centers, 2008 6 The Subject Property proposed development plan would categorize it as a Neighborhood Center. ULI defines Neighborhood Centers in their 2008 Dollars and Cents of Shopping Centers as follows: "A neighborhood center provides for the sale of convenience goods (foods, drugs and sundries) and personal services (laundry and dry cleaning, barbering, shore repairing, etc.) for the day-to-day living needs of the immediate neighborhood. It is often built around a supermarket as the principal tenant and typically contains a gross leasable area of about 60,000 square feet. In practice, it may range in size from 30,001 to 100,000 square feet." Drive times are calculated by Environmental Systems Research Institute ("ESRI"). The ESRI Business Analyst program calculates drive times by actual street networks and posted speed limits. In general, Neighborhood Centers have a drive time area of 10 minutes, Community Centers have a drive time area of 20 minutes and Regional Centers have a drive time area of 30 minutes. Since the Subject Property is proposed for 28,100 square feet of commercial space, it falls within the Neighborhood Center category and the supply/demand analysis will be performed within the 10-minute drive time market area. Figure 2.4.1 on the next page depicts the 10-minute drive time area from the Subject Property. (Rest of Page Left Intentionally Blank) W Figure 2.4.1 Source: ESRI ArcG1S Business Analyst Mapping Systen? The following table on the next page shows the demographic profile of the population that lives within the 10-minute drive time of the Subject Property. The population grew at an annual rate of 1.8% during the 9-year period between 2010 and 2019. That rate nearly matched the 2.08% annual growth rate the County realized over the same period. The growth rate for this area is expected to exceed the county growth rate over the next 10 years as development reaches maturity along the coastal urban area and moves southeast along the Tamiami Trail East Road corridor. There are a number of current real estate projects under development surrounding the Subject Property and more are in the planning stages around the Subject Property. The Subject Property is located right in the path of this future growth. 8 Table 2.4.1 esriDemographic andIncome-Profile 11053-11099 Geenway Rd, Naples, Florida, 34114 Drive Time: tO frinute radlus Prepared by Osri summary census 2010 F 2010' 2014 Population 23,069 26,519 31,838 Households 9,115 10,S56 12,846 Farrll le s 6,450 7,386 8,920 Average Household Size 2.51 2.49 2.46 owner Occupied Housing units 6,651 7,182 8,619 Renter Occupled Housing units 2,464 3,374 4,227 Median Age 45.1 49.7 53.2 Trends: 2016 - 2021 Annual Rate Area state National Popu fat Ion 3.72%' 1, 29% 0. B40/o Households 4.00%r 1.21% 0, 79% Farriiles 3.85%' 1.13% 0.72% owner HHs 3.729%' 1.09% 0.73% Median Household Incorre 1.53%r 2.52% 1.86% 2019 2024 Households by Income Number Percent Number Percent c$15,000 880 8.3% 1,051 8.3% $15,000 - $24,999 1,161 I1.0% 1,513 11.60/0 $25,000 - $34,999 1,430 13.5% 1,368 10.6% $35,000 - $49,999 1,576 14.9% 1,521 11.8% $50,000- $74,999 2,225 21,1% 2,973 23.1% $75,000- $99,999 1,138 10.6% 1,508 11,7% $100,000 - $149,999 1,147 10.9% 1,552 12.1% $150,000 - $199,999 495 4,7% 757 5.9% $200,000+ 504 4.8% 591 4.6% Median Household Income $51,707 $55,785 Average Household Income $74,606 $79,702 Per Capita income $29,596 $31,905 Census 2010 2019 2024 Population by Age NurMer Percent Number Percent Number Percent 0 - 4 1,423 6.2% 1,469 5,50/6 1,640 5.2% 5-9 1,424 6.2% 1,422 5.4% 1,531 4,80/ 10 - 14 1,267 5.5% 1,350 5,1% 1,482 4.71/. 15 - 19 1,337 5.9% 1,254 4.7% 1,432 4.5% 20 - 24 1,127 4.90.E 1,352 5.1% 1,468 4.60/. 25 - 34 2,437 10.6% 2,710 10.2% 3,121 9.8% 35 - 44 2,483 10.6% 2,459 9.3% 2,804 B.8% 45 - 54 2,527 11.0% 2,717 10.2% 3,005 9.4% 55 - 64 3,138 13.6% 3,897 14.7% 4,891 15.4% 65 - 74 3,613 15.7170 4,940 18.6% 6,512 20.5% 75 - 84 1,857 8.1% 2,345 0.8% 3,152 9.9% 85+ 435 1.9% 604 2.3% 800 2.5% Census 2010 2019 2024 Race and Ethnicity Number Percent Number Percent Nurnher Percent White Alone 17,375 75.3%v 19,696 74.3% 23,374 73.4% Black Alone 2,877 12.5% 3,426 12.9% 4,184 13.1% American Indian Alone 113 0.5% 135 0.5% 167 0.50/0 Aslan Alone 151 0.7% 219 0.8% 327 1.00/0 Pacific Islander Alone 5 0.0% 7 0.0% 10 0.0% Some Other Race Alone 2,077 9.0% 2,462 9.3% 3,054 9.6% Two or More Races 470 2.0% 575 2,2% 723 2.3% Hispanic Origin (Any Race) 7,895 34.2% 9,277 35.0% 11,593 36.41/a Da to IN Ole: lncanc 1%a%Press ed In cu rree l d ON ors. 5 cure a: U.S. Census Bureau, Census 20T Summery Flle t Esrl rcrecesls RX zGE and 2824. Source: ESRI Decerrber 05, 2019 9 In order to determine commercial demand coming from the 10-minute drive time market area, it is important to determine the ratio between the overall County population and the population in the 10-minute drive time market area. In 2010, the population in the 10-minute drive time market area was 23,069, which was 7.15% of the County population. That percent increased to 7.71 % of the County population in 2020 for an increase of 0.56% over 10 years. With the growth potential for Southeast Collier County area due to the large percentage of undeveloped land and the slowing of growth in the north Collier County area due to the rapid absorption of undeveloped land along Immokalee Road, the Consultant utilized the 0.56% increase of the Drive Time market area population in relation to the County population growth and divided that in half to 0.28% increase over each 5-year period going forward. The use of this professionally acceptable percentage is shown in Table 2.4.2 below. Table 2.4.2 Year 2010 2020 2025 2030 2035 2040 2045 Collier County GMD Population Forecast 322,653 344,127 --- --- --- --- --- 10-Minute Market Area Census Population 23,069 26,519 --- --- --- --- --- Share 7A5% 7.71% 7.98% 8.26% 8.54% 8.82% 9.10% Collier County GMD Population Forecast 383,166 416,607 446,284 484,017 524,939 10-Minute Market Area Census Population 30,593 34,422 38,116 42,685 47,754 Source: Collier County Growth Management Department, Population Projections June 18, 2018 (Appendix G) and the U.S. Census Bureau 3.0 MARKET ANALYSIS 3.1 Market Area Demand The most reliable indicator of commercial market demand in the County is to determine the amount of commercial square footage built in the County then divide that total amount by the County population to arrive at square feet per capita (person) in the existing market. Historical commercial development in relation to population growth encompasses all aspects of land development over time including geography, economic fluctuations and various commercial uses as they relate to market demographics. Collier County in particular has shown a propensity for commercial development to follow residential development as the primary economic drivers are tourism, agriculture and real estate construction. The limited economic diversification fuels residential development, which then supports commercial development as peoples moving into the County require goods and services. Therefore, the commercial square feet per capita measure takes into account all of the factors previously mentioned. 10 The Consultant utilized the 2014 commercial inventory spreadsheets by planning area as provided by the Collier County Growth Management Department ("CCGMD" ) to determine the total amount of commercial square footage built in the County as of 2015. Acreage not built upon was not used in this calculation. The Consultant then used the 2014 Collier County population from the CCGMD to calculate the commercial square footage per capita in the County. The Commercial square foot demand per capita in Collier County is 78.22 as shown in Table 3.1.1 below. Table 3.1.1 Collier County 2014 Planning Area Square Feet Immokalee Area 2,355,554 Marco Island 158,081 Central Naples 2,732.949 Corkscrew 70,748 East Naples 4,244,976 Golden Gate 1,574,301 North Naples 9,726,289 Royal Fakapalm 522,764 Rural Estates 452,781 South Naples 2,277,828 Urban Estates 2,500,631 26,616,902 2014 Population 340,293 (October 1st Fiscal Year) Demand in Square Feet: 78,22 Source: Collier County Growth Management Department 6y comparison, Lee County had a 2015 Commercial Demand Forecast Report prepared by Metro Forecasting Models, the same company that is updating the Collier Interactive Growth Model ("CIGM") adopted in September, 2007. The Lee County county -wide commercial demand per capita was 109.O0 sq. ft. It was forecasted to go up to 111.53 sq. ft. per capita in 2020. (See Appendix E) II The CIGM Executive Summary (Appendix F) prepared by Van Buskirk, Ryffel and Associates, Inc. (now Metro Forecasting Models) in September 2008 focused on the future development of lands east of CR 951 in Collier County. The Subject Parcel falls within this future growth area. The CIGM summary pointed out that the build out population for this area would be 442,537 and the commercial square footage needed to support this population would be 45,498,1063 square feet. The demand for commercial square feet in this area would be 102.81 sq. ft. per capita. With the 10-minute drive time market area estimated population and County- wide commercial demand in square feet per capita (78.22) determined, the Consultant calculated the estimated commercial square footage demand for the 10-minute drive time market area through the year 2045 as shown in table 3.1.2 below. Table 3.1.2 2020 2025 2030 2035 2040 2045 County Population 383,166 416,607 446,284 484,017 524,939 569,322 10-Minute Drive Time Population 26,519 30,593 34,422 38,116 42,685 47,754 Demand Square Feet Per Capita 78.22 78.22 78.22 78.22 78.22 78.22 Commercial Square Feet Demand 2,074,253 2,392,938 2.692,434 2,981,338 3,338,724 3,735,232 Source: Collier County Growth Management Department and the Consultant The Lee and Collier County growth models mentioned above show that the 78.22 sq. ft. per capita used as the demand number is professionally acceptable and is very conservative and appropriate for this analysis. 3.2 Market Area Supply The next step in the commercial needs analysis is to determine the amount of existing and potential competing commercial square footage in the 10-minumte drive time market area. The Consultant performed a three-part process in the ESRI ARCgis desktop program to determine both the existing and potential competing commercial parcels that would be used in the analysis. The first step in the process is to join all of the Collier County Property Appraiser data with the ESRI ARCgis program. The second step is to join the 10-minute drive time market area overlay shape file with the Property Appraiser data. Figure 3.2.1 on the next page shows the parcels joined in this process. 12 Figure 3.2.1 Source: ESRI ArcGIS Business Analyst Mapping System The final step is to join the Excel commercial inventory data obtained from Collier County Comprehensive Planning Staff with the 10-minute drive time market area. This last step required joining the East Naples Inventory, South Naples Inventory and Royal Fakapalm Inventory spreadsheets with the 10-minute drive time market area since the drive time area touched each of three planning areas. All of the parcels included or excluded within the 10-minute drive time market area are shown in Appendix Tables A through ❑ at the end of this analysis. Table 3.2.1 on the next page indicates the total amount of existing and potential commercial square feet in the 10-minute drive time market area. The developed commercial square feet also provides data for determining the floor area ratio on existing commercial properties. There are E9 existing commercial parcels with 1,027,548 square feet on 187.54 acres. That equates to a floor area ratio of 5,479 square feet of commercial square footage per acre. 13 Using the 5,479 square feet per acre figure, the potential competing square feet on undeveloped Commercial parcels can be calculated. With 92 parcels encompassing 399.05 acres, there is a potential of 2,186,430 square feet commercial square footage in the 10-minute drive time market area. By combining the developed and undeveloped commercial parcels, the Consultant determined that there is 3,213,978 square feet of existing and potential commercial square feet of supply in the 10-minute drive time market area. Table 3.2.1 Parcels Acres Square Feet FAR Developed Commercial 69 Undeveloped Commercial 92 187.54 399.05 1,027,548 5,479 2,186,430 5,479 Totals 161 586.59 3,213,978 Source: Collier County Growth Management Department, Collier County Property Appraiser and ESRI ARCgis mapping system 3.3 Supply — Demand Analysis The final step of the Study is to put the supply and demand calculations together in order to determine the oversupply or undersupply of commercial space in the 10-minute drive time area both with the current existing and potential commercial square footage and with the proposed project acreage being included in the supply totals. Table 3.3.1 on the next page shows that over the next five years there is a under supply of exi sti ng commercial square feet in the 10-m1nute drive time market area. However, economic history has proved that markets are efficient and with the vacant potential square footage in the market area, that demand will ultimately be filled through 2030. After 2030, there will be a significant need to develop more commercial space in the market area to accommodate the future demand. (Rest of Page Left Intentionally Blank) 14 Table 3.3.1 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 2,074,253 2,392,938 2,692,434 2,981,338 3,338,724 3,735,232 Retail Supply Developed 1,027,548 1,027,548 1,027,548 1,027,548 1,027,548 1,027,548 Vacant 2,186,479 2,186,479 2,186,479 2,186,479 2,186,479 2,186,479 Total Supply 3,214,027 3,214,027 3,214,027 3,214,027 3,214,027 3,214,027 Allocation Ratio 1.55 1.34 1.19 1.08 0.96 0.86 Source: Collier County Growth Management Department, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant By adding the proposed 28,100 square feet of commercial space proposed for the Subject Property as shown in Table 3.3.2 below, there is a minimal change in the supply -demand analysis. The basic allocation ratio moves less than 1 % so the Subject Property will not create an imbalance in the overall supply. Table 3.3.2 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 2,074,253 2,392,938 2,692,434 2,981,338 3,338,724 3,735,232 Retail Supply Developed 1,055,648 1,055,648 1,055,648 1,055,648 1,055,648 1,055,648 Vacant 2,186,479 2,186,479 2,186,479 2,186,479 2,186,479 2,186,479 Total Supply 3,242,127 3,242,127 3,242,127 3,242,127 3,242,127 3,242,127 Allocation Ratio 1.56 1.35 1.20 1.09 0.97 0.87 Source. Collier County Growth Management Department. Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant If the CIGM future commercial demand per capita is used, the results indicate even a more compelling reason for the addition of the Subject Property to the County's commercial supply. The allocation ratio falls to 0.82 in the 2030 Horizon Year and moves to 0.83 in the same year with the Subject Property added to the County's commercial inventory as shown in Tables 3.3.3 and 3.3.4 on the next page- 15 Table 3.3.3 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 2,726,418 3,331,163 3,943,127 4,568,134 5,327,576 6,182,782 Retail Supply Developed 1,027,548 1,027,548 1,027,548 1,027,548 1,027,548 1,027,548 Vacant 2,186,501 2,186,501 2,186,501 2,186,501 2,186,501 2,186,501 Total Supply 3,214,049 3,214,049 3,214,049 3,214,049 3,214,049 3,214,049 Allocation Ratio 1.18 0.96 0.82 0.70 0.60 0.52 Source: Collier County Growth Management Department, Collier County Property Appraiser, ESRI ARCgis mapping system, the Collier Interactive Growth Model and the Consultant Table 3.3.4 Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 2,726,418 3,331,163 3,943,127 4,568,134 5,327,576 6.182.782 Retail Supply Developed 1,055,648 1,055,648 1,055,648 1,055,648 1,055,648 1,055,648 Vacant 2,186,501 2,186,501 2,186,501 2,186,501 2,186,501 2,186,501 Total Supply 3,242,149 3,242,149 3,242,149 3,242,149 3,242,149 3,242,149 Allocation Ratio 1.19 0.97 0.83 0.71 0.61 0.52 Source: Collier County Growth Management Department, Collier County Property Appraiser, ESRI ARCgis mapping system, the Collier Interactive Growth Model and the Consultant The future demand generally looks out to the local government entity Comprehensive Plan's horizon year, which can range from 2025 to 2050 depending on the jurisdiction's comprehensive plan and growth management plan horizon year requirements. In Collier County's case, the Comprehensive Plan's horizon year is 2030 as verified by the Collier County Growth Management Department Representatives. 16 It is at this point of the analysis that has caused an anomaly in determining a true economic supply and demand result. On the supply side, it is relatively easy to determine the amount of existing and approved supply from the property appraiser data. The difficulty lies in the vacant non -approved potential lands. Collier County Staff requires the Applicant to take all of those lands that have a commercial overlay on them and include them as supply by putting a floor area ratio figure to the acreage. The issue becomes apparent when all of the lands that are not in the existing or approved category are included in the particular land use analysis. By putting all of the potential lands in the supply category, the assumption is that all of that land would be developed as that particular land use overlay and nothing else. The flaw in that representation is all of those vacant approved parcels and parcels designated by the FLUM as having the potential to be developed as one use, which could be a non -competing or some other commercial use. The same parcels are also counted as competing supply when a commercial needs analysis is performed for another commercial use. Essentially, they are double counted in both analyses when they will actually be developed as the market demand dictates. A general economic principal states that all markets are efficient and that supply for the most part is generated as demand dictates. It is a rare situation where supply generates demand. The allocation ratio measures the amount of additional acreage required in relation to the directly utilized acreage to assure proper market functioning in the sale, usage and allocation of land. The additional acreage is required in order to maintain market level pricing and to account for the likelihood that certain lands will not be placed on the market for sale during the forecast horizon, or may be subject to future environmental or other constraints. Thus, the lands allocated in the FLUM should be considerably greater than those that will actually be used or developed. As stated earlier, basic economic principals have shown that markets are efficient in terms of supply and demand and the ultimate lack of available commercial choices creates an impediment to the market functioning properly. One must also consider that not all of the office/commercial designation in the future land use map will be developed as such since the owners of those properties will only develop the land with uses that respond to market demand. The increased acres will maintain flexibility within the comprehensive plan, keep prices reasonable by not constraining land supply, and compensate for lands which may be unavailable for sale or subject to environmental or other development constraints. 17 Growth management practices have suggested that the greater the time horizon of the comprehensive plan, the greater the allocation ratio needed to maintain flexibility of the comprehensive plan. Other factors that influence the residential acreage allocation ratio are the nature and speed of the developing area and the area's general exposure to growth trends in the market. The Consultant believes that to ensure proper flexibility in the comprehensive plan of a rapidly growing county like Collier County, a commercial allocation ratio in the range of 1.5 is necessary to maintain planning flexibility and to account for the double counting of land uses. History has shown that the former Florida Department of Community Affairs ("DCA") (Currently the Florida Department of Economic Opportunity) ("DEO") recommended an allocation ratio of 1.25 in the horizon year of a comprehensive plan yet both departments have seen and approved allocation ratios in the 1.8 to 2.4 range and, in some cases, even larger allocation ratios for longer forecast horizon years. Otherwise, if allocation ratios are not used in the analysis, then an appropriate breakdown of the potential lands between the various land use types needs to be undertaken in order to more accurately analyze the need for a comprehensive land use change. 4.0 CONCLUSIONS 4.1 The Consultant used all of the data and analysis in the previous sections to determine the total supply and demand for commercial space in the Subject Property's market area from 2020 through 2045. The results show compellingly that the addition of the Subject Property to the Collier County commercial inventory will not adversely affect the balance of commercial supply in the County. The Allocation Ratio is 1.20 in the Collier County Comprehensive Plan horizon year with the addition of the Subject Property and is below the recommended 1.25 allocation ratio as suggested by the former Florida DCA now Florida DEO. While the total existing and potential commercial supply exceeds the demand, the potential supply makes up 68% of the total future supply in the County. Markets are efficient and the future supply will be developed as the market grows and diversifies. However, the future supply will be exhausted as it related to future demand just after 2035 so it is imperative that the future of the commercial supply in this 10-minute drive time market area needs to be studied. AFIFIENDICIES 19 Appendix Table A - 10-Minute Drive Time Developed Corn peting Commercial Parcels FID ACRES OWNER ❑OR LAND USE DESCRIPTION BLDG. SQ. FT. 1757 0.46 WILSON, GEORGE F=& RENEE B One Story Office 1,463 29239 2.76 MCGUIRE FLORIDA HOLDINGS LLC Florist, Greenhouse 2,451 29247 1.77 LENNY'S FURN WAREHOUSE INC Store (One Story) 29,463 29783 0.92 GRIMES, JOE A=& MARJORIE E Store (One Story) 2,430 30159 1.76 REFERENCE ONLY Condominiums 4,749 30175 2.62 REFERENCE ONLY Condominiums 4,423 30178 3.70 SUNDERLAND ASSOCIATES LLC Multi -Story Office 19,503 30181 4.12 JCS REALTY GROUP LLC Community Shopping Center 60,175 37150 25.13 KRG 951 & 41 LLC Vacant Commercial 123,201 37533 1.01 SOUTHERN MANAGEMENT CORP Drive Thru Restaurant 4,228 37536 0.88 KRG EAGLE CREEK III LLC Store (One Story) 4,448 37541 2.07 RTG LLC Store (One Story) 16,448 37556 1.15 FIFTH THIRD BANK Financial Institution 5,807 37776 20.89 CORAL ISLE FACTORY SHOPS LTD Community Shopping Center 17,363 38256 1A6 HAWK CAPITAL GROUP LLC Mixed -Use - Store/Office (with 5FR) 1,047 38570 1.25 CIRCLE K STORES INC Store (One story) 3,231 39220 4.76 LEFES, STEVE=& DOROTHY C Store (One Story) 2,846 39673 4.44 HERITAGE PROPERTY HOLDINGS LLC Store (One Story) 97,554 40527 0.79 MARMAX VENTURES CORP Store (One Story) 2,961 40707 1.D0 HAMMOCK REALTY CORP Restaurant 1,371 85512 1.29 TJS NAPLES LLC Store (One Story) 18,860 8S514 1.09 TJS NAPLES LLC Store (One Story) 7,995 85519 13.43 LOWE'S HOME CENTERS INC Store (One Story) 152,760 97843 1.26 NAPLES INVESTMENT GROUP LLC Multi -Story Office 10,822 97844 1.43 SPIRIT MASTER FUNDING VII LLC Multi -Story Office 8,396 97847 1.76 951 INVESTMENTS LLC Financial Institution 5,877 105978 1.15 BARNETT BANK NA NAPLES Financial Institution 6,571 106133 22.34 NEW PLAN FLORIDA HOLDINGS LLC Community Shopping Center 95,111 106134 1.00 MCDONALDS CORPORATION Drive Thru Restaurant 3,497 106135 2.16 BAYROCK INVESTMENT CO Mixed -Use - Store/Office (with SFR) 5,983 178508 1.83 KOOPS, EARL C=& CHARLOTTE J Community Shopping Center 3,343 178686 4.02 LELY SQUARE PARTNERSHIP Community Shopping Center 13,911 178870 1.00 REALTY TRUST GROUP INC Financial Institution 4,985 179873 8.72 NAPLES SOUTH REALTY ASSN LLC Community Shopping Center 13,397 178874 0.96 FIFTH THIRD BANK Multi -Story Office 7,245 178924 2.93 REFERENCE ONLY Condominiums 41,184 178933 2.50 DEWANE, BISHOP FRANK J Churches 11,788 180249 1.19 SUNTRUST BANK Financial Institution 5,128 204269 0.69 RICK, THOMAS=& LINDA Store (One Story) 11,729 204290 1.39 FERG US COMPANY LLC, THE Store (One Story) 7,743 20 204293 1.38 NAPLES, LODGE 2010 BENEVOLENT Store (One Story) 7,402 204294 1.22 11226 TTE LLC Store (One Story) 4,247 204295 0.69 11222 TAM IAMI LLC Store (One Story) 10,378 204365 1.29 U S A L INC Service Station 1,592 208469 7.22 PRU NAPLES LLC Community Shopping Center 2,808 208469 1,07 HC 8625 COLLIER BIND LLC One Story Office 8,013 208470 0.73 SOUTHTRUST BANK Financial Institution 4,967 208474 1.07 FIFTH THIRD BANK Financial Institution 8,056 208643 0.71 WEST STORES INC Mixed -Use - Store/Office (with SFR) 2,580 209002 0.96 HABITAT FOR HUMANITY Cultural organizations, facilities 19,799 209003 0.48 HABITAT FOR HUMANITY OF Cultural organizations, facilities 11,275 209007 0.96 NWFP HOLDINGS CORP Store (One Story) 3,000 209403 0.57 IACONELLI TR, MICHAEL G=& JOAN Stare (One Story) 12,967 209410 0.60 MAX CAP INC Service Station 4,318 209411 0.96 MAX CAP INC Mixed -Use - Stare/Office (with SFR) 1,543 209412 0.52 RANDALL, DAVID Mixed -Use - Store/Office (with SFR) 6,733 209413 0.26 BOLAND FAMILY PROPERTIES LLC Mixed -Use - Store/Office (with SFR) 2,071 209417 0.44 ANGELILLI, FRANK=& ANGELA Store (One Story) 4,335 209598 1.05 DRUMMOND, MARVIN=& BARBARA Store (One Story) 1,21S 213971 0.49 PLATINUM COAST FINANCIAL CORP Mixed -Use - Store/Office (with SFR) 5,745 214021 0.40 KANELOPOULOS IR, GEORGE J Mixed -Use - Store/Office (with SFR) 3,138 214022 0.44 SHElLA RONALD DEC TRUST Mixed -Use - Store/Office (with SFR) 3,136 214023 0.82 SOUTHLAND CORPORATION, THE Store (One Story) 2,439 228627 1.11 BLUE MARLIN STATIONS LLC Store (One Story) 12,815 239731 1.00 JPMORGAN CHASE BANK Financial Institution 5,245 241023 1.75 41 THOMASSON PROPERTY LLC Store (One Story) 16,567 241024 1.45 HERITAGE NAPLES LLC Financial Institution 5,750 241034 1.66 BANK OF AMERICA NA Financial Institution 7,873 244515 1.13 WACHOVIA BANK Financial Institution 7,D6❑ 187.54 1,027,548 Source: Collier County Growth Management Deparfinenf Commercial Inventory, Collier County Properly Appraiser and RrcGIS 21 Appendix Table B --10-Minute Drive Time Undeveloped Competing Parcels FLN ACRES GIS O NAME1 LUSEDOR D 622 1.53 WAL-MART STORES EAST LP Vacant Commercial 1461 2.52 BROCK CENTER LLC Vacant Commercial 1688 0.49 MUNZENRIEDER TR, JOHN Vacant Commercial 25121 10.42 ABERCIA, RALPH Vacant Commercial 26695 2.96 NAPLES/DAVIS BLV❑ LP Vacant Commercial 26711 12.15 FFT SANTA BARBARA Il LLC Vacant Commercial 27002 16.65 HIGHLAN❑ PROP OF LEE & COLLIER Acreage not zoned agricultural 27153 19.19 WILTON LAND COMPANY LLC Vacant Commercial 27162 0.47 HACIENDA LAKES OF NAPLES LLC Acreage not zoned agricultural 27163 9.28 COLLIER RATTLESNAKE LLC Vacant Commercial 27166 4.75 AMERISITE LLC Vacant Commercial 27167 18.46 WILTON LAND COMPANY LLC Acreage not zoned agricultural 27169 9.50 AMERISITE LLC Vacant Commercial 28810 8.97 SD TRACT 22 LLC Vacant Commercial 28822 0.29 RAVEN SECURITIES INC Vacant Commercial 28832 1.15 N FLA LIMITED LIABILITY CO Vacant Commercial 29631 3.73 STRATTON ASSOCIATES LLC Vacant Commercial 29635 1.85 12840 EAST TRAIL LLC Vacant Commercial 29663 3.70 GRAFTON ASSOCIATES LLC Vacant Commercial 29679 1.07 12840 EAST TRAIL LLC Vacant Commercial 29885 1.85 ❑EE TR, BRUCE D Vacant Commercial 29886 1.85 GEHRING, CHRISTOPHER Vacant Commercial 29887 2.31 GEHRING, CHRISTOPHER Vacant Commercial 29888 2.77 UTOPIA EAST TRAIL LLC Vacant Commercial 29889 1.85 12000 TAMIAMI TRAIL EAST LLC Vacant Commercial 29891 4.62 MARTIN TR, LONNIE J Vacant Commercial 29902 0.33 LLERENA, RAMIRC=& MARTHA Vacant Commercial 37098 1.69 ABC LIQUORS INC Vacant Commercial 37151 2.00 ROOK AT NAPLES li LLC Vacant Commercial 37153 4.06 ROOK AT NAPLES II LLC Vacant Commercial 37161 1.30 BLACK RIVER ROCK LLC Vacant Commercial 37168 2.21 ROOK AT NAPLES it LLC Vacant Commercial 37197 4.29 PRICE AND 41 LLC Vacant Commercial 37406 40.23 ROOKERY BAY BUSINESS PARK LLC Vacant Commercial 39140 7.32 14601 EAST TRAIL LLC Vacant Commercial 39278 13.60 FC COMMERCIAL LLC Acreage not zoned agricultural 39866 14.10 FC COMMERCIAL LLC Acreage not zoned agricultural 40063 10.01 FC COMMERCIAL LLC Acreage not zoned agricultural 40223 0.90 CLAUSEN, ROBERT IAN Vacant Commercial 47361 2.06 PORT OF THE ISLANDS PROP LLC Vacant Commercial 22 49246 87564 88448 88584 106595 106596 160469 175732 179660 179927 181267 2OS623 205624 205648 205650 205652 205671 205674 205675 205679 206331 206339 206440 209052 209903 209909 209911 209916 210058 210427 210428 210827 210828 210835 215366 233628 233629 243195 243196 246881 246883 246886 246889 11.27 EDEN OF THE EVERGLADES INC 2.38 STOCK DEVELOPMENT LLC 4.56 ESPROP LLC 0.24 JLW REALTY ASSOCIATES LP 2.56 ESPROP LLC 4.54 ESPROP LLC 34,15 HACIENDA LAKES OF NAPLES LLC 14.89 STOCK DEVELOPMENT LLC 0.39 LELY SQUARE PARTNERSHIP 0.89 5101 EAST TRAIL LLC 9.19 STOCK DEVELOPMENT LLC 4.97 KC NAPLES TAM iAMI LLC 2.07 KN NAPLES TAM IAM I LLC 1.92 KC NAP LES TAM I AM I LLC 0.69 0 BRIAN SR TR, DANIEL P 2.83 MD MARCO CAPITAL LLC 1.52 THOMPSON, LAWRENCE N 0.65 CAROLE CONST OF NAPLES INC 1.37 CAROLE CONST OF NAPLES INC ❑.69 11222 TAM IAMI LLC 0,19 N FLA LIMITED LIABILITY CO 0.19 N FLA LIMITED LIABILITY CO 0.49 MU NZENRIEDER TR, JOHN 0.50 MUNZENRIEDER TR, JOHN 0.20 N FLA LIMITED LIABILITY CO 0.18 N FLA LIMITED LIABILITY CO 0.69 PRU NAPLES LLC 0.98 MUNZENRIEDER TR, JOHN 1.03 LEROY H HUENEFELD III RV TRUST 0.48 1NTERAMERICAN BANK FSV 0.48 INTERAMERiCAN BAK FSB 0.85 ROGER J GEMMEN M D TRUST ❑.57 KENERSON JR, ORVILLE B 0.26 BOLAND FAMILY PROPERTIES LLC 0.67 MICHAEL S FULLER REV TRUST 2.34 CLOVERFIELD INVESTMENTS INC 3.21 CLOVERFIELD INVESTMENTS INC 1.77 CDC LAND INVESTMENTS INC 0.84 FIFTH THIRD BANK 1.74 SIERRA MEADOWS LLC 1.64 SIERRA MEADOWS LLC 1.82 RACETRAC PETROLEUM INC 2.18 RACETRAC PETROLEUM INC Acreage not zoned agricultural Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Acreage not zoned agricultural Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commerclal Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial Vacant Commercial 23 246892 1.40 SWAN FM LLC Vacant Commercial 246894 1.95 NAPLES SENIOR HOUSING Vacant Commercial 246900 2.00 SIERRA MEADOWS LLC Vacant Commercial 246902 6.91 NAPLES SENIOR HOUSING Vacant Commercial 246904 7.40 NAPLES SENIOR HOUSING Vacant Commercial 253433 0.69 STAR F€SH INVESTMENT & Vacant Commercial 253437 1.38 PROGENY II CORPORATION Vacant Commercial 267358 1.05 MURPHY OIL USA INC Vacant Commercial 267360 2.74 ROOK AT NAPLES I LLC Vacant Commercial 399.05 Source: Collier County Growth Management Department Commercial Inventory, Collier County Property Appraiser and RrcGIS 24 Appendix Table C —1 U-Minute Drive Time Non -Competing Developed Commercial Eliminated Developed Non -Competitive Uses BLDG FID ACRES_GIS 0_NAME1 LUSE❑OR ❑ ZONING SQFT 209405 1.424 ROGER J GEMMEN M.D. TRUST Auto Sales/Service C4 8,892 178694 3.832 PEDDE LLC Auto Sales/Service C4 4,132 251408 1.096 PROGENY iI CORPORATION Auto Sales/Service C5 110 37544 2.95 CPI NAPLES LLC Auto Sales/Service C5 488 207699 6.051 NAPLES LKS COUNTRY CLUB Golf courses, driving ranges PUD 29 208466 0.530 RJJ LLP Hotel or Motel C4 5,924 208644 0.322 HOLISTIC HEALTH HEALING INC Hotel or Motel C4 5,150 29241 1.002 HOLISTIC HEALTH HEALING INC Hotel or Motel C4 4,101 209006 0.962 BOWEIN, LLOYD L Hotel or Motel C4 3,783 209416 0.596 ETM TAMIAMI LLC Motel or Motel C4 2,503 29243 0.378 HOLISTIC HEALTH HEALING INC Hotel or Motel C4 2,377 251407 0.813 ERIK H PAPENFUSS IRREV TRUST Light Manufacturing C5 206 37528 3.02 SOUTH NAPLES CENTER LLC Lumber Yard C5 28,279 37532 2.04 SOUTH NAPLES CENTER LLC Lumber Yard C4 15,387 213981 1.06 FULLER TR, MICHAEL S Mortuaries, cemeteries, crematoriums C4 10,167 40704 1.03 HAMMOCK REALTY CORP Open storage, building supplies, junk yard C3 4,715 207853 5.222 NAPLES LAKES COUNTRY CLUB Outdoor recreational or parkland, etc. PUD 672 38285 0.390 RIVERWOO❑ ESTATES HOMEOWNERS Outdoor recreational or parkland, etc. C4 446 29226 1.212 STOCK DEVELOPMENT LLC Outdoor recreational or parkland, etc. PUD 403 29429 1.387 VK TRAIL LLC Race Track: Horse, Auto, Dog PUD 2,602 259020 3.068 LENNAR HOMES LLC Right-of-way, street, road, or ditches, PUD 354 259253 8.91 VERONAWALK HOMEOWNERS ASSO INC Right-of-way, street, road, or ditches, PU❑ 133 178511 4.888 SNH/LTA PROPERTIES TRUST Sanitariums, convalescent, and rest home C4 38,316 178509 8.841 WILLOUGH HEALTHCARE INC Sanitariums, convalescent, and rest home C4 153 101542 2.75 FCC MARSH LLC Tourist Attraction PUD 11,007 204267 0.691 SMITH CARTER LLC Vacant Commercial C4 3,530 37531 0.546 KRG EAGLE CREEK IV LLC Vacant Commercial C4 2,290 204241 0.691 CUBES MART L P Vacant Commercial PU❑ 1,477 38276 1.547 RACETRAC PETROLEUM INC Vacant Commercial C4 857 1792 0,229 HITCHING POST CO-OP Vacant Commercial C3 S5 27591 4.75 AMERISITE LLC Vacant Commercial C5 1,375 208642 1.035 LLERENA, RAMIRO E=& MARTHA R Warehousing, distribution terminals, etc. C4 13,014 251406 2.439 CUBES MART L P Warehousing, distribution terminals, etc. CS 6,027 204243 1.813 CUBESMART L P Warehousing, distribution terminals, etc. PUD 3,047 37478 3.61 STORAGE PARTNERS NAPLES FL LLC Warehousing, distribution terminals, etc. PUD 1,599 25 Eliminated Buildings Less than 1,000 square feet. FID ACRESGIS NAME1 LUSEDOR ❑ ZONING BLDG SQFT 241026 11.73 PHU HAMMOCK COVE LLC Community Shopping Center PUD 122 180187 0.902 JPMDRGAN CHASE BANK NATL ASSN Financial Institution PUD 698 30183 1.385 ALPERT, NORMAN R Mixed -Use - Store/Office (with SFR) C3 304 29427 4.195 SSP ASSOCIATES INC Mixed -Use - Store/Office (with SFR) C3 86 209415 0.518 LLERENA, RAMIRO=& MARTHA R Restaurant C4 450 40708 1.08 HAMMOCK REALTY CORP Service Station C3 392 209409 1.133 L&R RAM LLC Store (One Story) C4 571 37484 0.953 LA MONTE & CYNTHIA ISOM THUST Stare (One Story) C4 106 208640 0.837 L & R RAM LLC Store (One Story) C4 90 208472 0.516 13406 CORTEZ BLVD PRTNR5HP Store (One Story) C4 27 Source: Collier County Growth Management Department Commercial Inventory, Collier County Property Appraiser and ArcGIS 26 Appendix Table 0 — 10-Minute Drive Time Non -Competing undeveloped Commercial Parcels Eliminated Vacant Nan -Competitive Uses FID ACRES GIS O NAME1 LUSEDOR D 209004 258883 241018 179068 248254 209404 40474 244853 207702 178512 208477 208481 208479 256 244749 101537 208476 175111. 85516 265104 85517 8551.8 0.482 2.514 1.41 0.49 0.902 0,S69 3.91 3.964 1.538 1.383 1.089 ❑.734 0.160 0.116 0.079 1.32 1.680 ❑.671 0.952 0.730 0.283 ❑.220 HABITAT FOR HUMANITY OF LENNAR HOMES LLC HAMMOCK COVE LLC REALTY TRUST GROUP INC SUNCOAST SCHOOLS FED CR UN[ON IACONELLI TR, MICHAEL G=& JOAN HERITAGE PROPERTY HOLDINGS LLC SIERRA MEADOWS PROPERTY INC NAPLES LAKES COUNTRY CLUB INC LAP, PETRUS P PRU NAPLES LLC PRU NAPLES LLC PRU NAPLES LLC HAMMOCK WOODS LLC HAMMOCK WOODS LLC FC COMMERCIAL LLC PRU NAPLES LLC STOCK DEVELOPMENT LLC LOWE'S HOME CENTERS INC WAL-MART STORES EAST LP LOWE'S HOME CENTERS INC LOWE'S HOME CENTERS INC Cultural organizations, facilities Outdoor recreational or parkland, or hig Parking Lots, Mobile Home Park Parking Lots, Mobile Home Park Parking Lots, Mobile Home Park Parking Lots, Mobile Home Park Parking Lots, Mobile Home Park Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, Right-of-way, street, road, or ditches, River, Lake, or Submerged Land River, Lake, or Submerged Land Sewage, Solid Waste, or Borrow Pit Sewage, Solid Waste, or Borrow Pit Sewage, Solid Waste, or Borrow Pit Sewage, Solid Waste, or Borrow Pit Source: Collier County Growth Management Department Commercial Inventory, Collier County property Appraiser and ArcG)S 27 Appendix E — Excerpts from the 2015 Lee County Commercial Demand Forecast prepared by Metro Forecasting Models NM METRO FORECASTING MFNiMoDELs Lee County, Florida -- 2015 Forecast Report Population, Housing and Commercial Demand Thank you for purchasing this report, which contains forecasts of population growth, housing demand and demand for commercial space for goods and services for Lee County, Florida (the Cape Coral —Fort Myers Metropolitan Statistical Area or MS1). The analytical methods used to prepare these forecasts have proven to be more accurate than the industry standard of straight-line (linear) forecasts- Our goal is to maintain the most accurate forecasting models, which w-e based on our history of forecasting-' - In 1982 the City of North Port, Florida, asked Dr. Paul Van Buskirk (author of the Metro Forecasting Model) to forecast the population of their city in 2007, then 25 years into the future- In 1980 North Port had a permanent population of 6,350 people- Dr. Van Buskirk forecasted that in 2007 there would be a permanent population of 57,452; in 2010, the Census counted 57,350 people in North Port. The forecast was 99-710 accurate 25 years into the future. ■ In 2002 the City of Cape Coral, Florida, engaged Dr. Van. Buskirk to prepare a population forecast for their city to use in planning for future commercial sites, fire stations and schools- His 2010 forecast was 155,179 permanent residents; in 2010, the Census counted 154,305 permanent residents. The information in this report can be used by businesses, property owners, developers, lenders and planners to help understand the past and future of the Lee County metro area and then use accurate forecasts in decision -making: Businesses: Metro's growth V Develapers: Current and forecasted forecasts help make marketing demand versus supply are used in due - decisions because growth diligence reviews and pro forma forecasts can be compared to preparation, as well helping to broadly forecasts in other metropolitan gauge absorption. areas. V Lenders: Loan requests for new V Property Owners: Housing and construction can be compared to the commercial demand forecasts help forecasted demand for commercial or property owners understand how residentia l projects. V' Pl their land may increase or anners population, housing and decrease in value based on the commercial forecasts are used to evaluate current and future supply versus the need for zoning changes desired by demand for their respective land their clients. uses. For more detailed forecasts of population, housing and commercial demand, see our Ay ehsite. 9001 Highland Woods Boulevard, Suite 2, Bonita Springs, FL 34135 299-918.6949 www.MetroForecasting.com Copyright 2016n Meim Forncugdng Modds, A41 Uighls Reserved, P,eprint permission must he requested in writing f -om N[etroForecovHng MWe] s. LLC. Lee County, Florida -- Cape Coral —Fart Myers MSA Population, Housing and Commercial Remand Forecast The Lee County metro area is located in southwest Florida- In 2014 the permanent population was 679,513 according to the US Cengug, up from 1,414 in 1890. Metro Forecasting Models 1XVI V uses proprietary modeling software to forecast the future population of this MSA in 5-year increments. Whereas forecasters often apply linear extrapolation of past census data, a technique which becomes inaccurate over longer periods, MFM forecasting methodology has been documented to be far more accurate over time. Figure 1 below is a population graph of the Lee County metro area showing actual change in population from 1950 to 2010. 1,600.000 1,40o'coo1 1,200,000 1,1000.00o 800,000 6TJ'000 800,000 After the MFM Composite Forecast Curve is established (the blue line), similar curves are generated for both an expanding and contracting economy for the entire MSA. In statistical jargon, these similar curves are each two standard deviations from the mean (composite) curve. We find that MSA growth falls within these boundaries 95% of the time, barring catastrophic events (war, natural disaster, etc.) that permanently alter development potential - Figure 1 presents a summary of our population forecasts for 2020 and beyond for the Lee County metro area (Cape Coral —Fort Myers MSA). Figure 1. MFM Population Forecast in 2015 Lee Count}; Florida J21- s MFM 202OPop. " 752,585 200,000 r � r 1950 1970 1990 2010 20M 2050 2070 2090 2110 —Population --A Census/Ac_ual Expanding Economy Contracting Economy Source: US Census & Metro Forecasting Models, LLC PaRr 2 - Published Jtth 30i5 Population Forecast Table I presents our specific analysis and population growth forecast for the Lee County metio area in 5-year increments for three different economies. The blue column, labeled "Composite," shows how the population will grow over time in a balanced economy. The orange column, labeled "Expanding," presents a higher forecast for the population growth curve in a `Bull Market" economy. The data presented in this column provides a reliable guide for our clients who need to understand how this MSA will grow under favorable economic conditions. The green column, labeled "Contracting," presents a lower forecast for the population growth curve in a `Bear Market' economy. The data presented in this column provides a guide for our clients who need to understand how economic trends, business decisions and government policy (national or local) could affect this MSXs growth under less favorable economic conditions. As the economy cycles from bull to hear markets, the day-to-day or year-twyear population growth will revert to the Composite forecast. Depending upon the significance of economic trends and government and business policy, the change in growth can appear to be a never-ending boom -bust cycle. The general population tends to mentally forecast growth by what has happened over the last year of their lives- If last year showed low or no growth, then next year would be the same or worse under that scenario. If last year was a good year, then next year will be just as good or better_ The Composite forecast provides a balanced view of what the future holds for this MSA. The population forecasted in Table i provides a reliable guide for wise industry leaders who understand the pace of the last few years' growth does not mean that growth will continue in the same pattern. The expanding and contracting economy forecasts provide ranges for strategic planning by governments and the private sector. Table 1: Lee Metro Area Population Forecast Year Composite Expanding Contracting 1970 114,069 119,811 1 o 8, 5 02 1975 155,643 162,536 148,919 1980 204,751 212,733 196,926 1985 260,810 269,762 251,994 1990 322,901 332,663 313,250 1995 399,966 400,249 379,564 2000 460,405 471,208 449,653 2005 533,183 544,208 522,179 2010 606,905 617,966 595,939 2015 680,385 691,316 669,425 2020 754585 763,244 741,876 2025 822,636 832,910 812,297 2030 829,850 899,650 879,974 2035 953,711 962,974 944,364 2040 1,013,962 1,022, 547 1,005,089 2045 1,070,088 1,078,172 1,061,912 2050 1,122,288 1,129,768 1,114, 718 2055 1,170,465 1,177, 346 1,163,495 2060 1,214,694 1,220,993 1,208,309 2065 1,255,111 1,260, 853 1,249,287 2070 1,291,892 1,297,107 1,286,601 2075 1,325,245 1,329,965 1,320,454 2080 1,35S,393 1,359,651 1,351,067 2085 1,382,565 1,386,398 1,378,671 2090 1,406,997 1,410,438 1,403,499 2095 1,428,925 1, 431,999 1,425, 780 2100 1,448,540 1,451,2991 1,445, 735 Source: Metro Forecasting Models, LLC P,r�e ;; F'ttbliFhe'r1.7uls ?f7la' Commercial Demand Forecast Table 3 presents the Lee County metro area commercial retail trade and services demand forecast in 5-year increments. The demand for retail and office space increases as the population grows. When the increased population meets certain thresholds, the market can support new or expanded stores and services. For example a small population may want a big -box retail store but not have enough people to support the economic investment by the retailer. In those cases, the demand for the big box store is met by neighboring communities that are large enough to meet the minimum investment expectation by the retailer_ Lee County has two super -regional shopping centers that are supplemented in part by demand from Collier, Hendry and Charlotte Counties. The demand forecast shown in Table 3 is the t Owner commercial and office space in the MSA. A community of commercial development allowed ihnough local aoni sf"!`S' °�� demand for commercial space exists but supply is ni 109.00 sf - demand is met outside that community. For examp 111.53 sf = shopping centers may require a population of only 8, self-sustaining, while community and regional sllopp need a threshold population of 30,000 and 150,000 respectively. An MSA may also have more commercial space than the MSNs population could naturally support. In these cases, demand for certain services from the population of neighboring communities may be met by the local MSA's supply. The forecasted commercial demand in Table 3, combined with the knowledge of the existing commercial supply and vacancy rates, is useful in determining how much new spare will be needed in 5-year steps. Note the demand is not linear; one 5-year step may forecast a demand rate that is greater or less than the previous r-year period. Figure 2 helps illustrate the changing demand for commercial space over time. Figure 2. Lee Metro Area Commercial Demand Forecast 1,0OO's SF 120,000 160.003 1C3,043 S7,ti7� A� 83,939 r 60 �} 65,391 47.188 agGan I rr 20,r�4 1940 1950 i980 2000 2020 2040 2060 2.080 2100 Source_ Metro Forecasting Madels, LLC MFM Formst-&-2000-A-2010--A--2Q20 Table 3: Lee Metro Area Commercial Demand Forecast- Sq. Ft. Bldg. Year 1,000's SF 1970 9,460 1975 13,358 1920 15,235 1985 24,124 1990 30,992 1995 38,735 2000 47,188 2005 56,146 2010 65,391 2015 74,717 2020 83,939 2025 92,911 2030 101,519 2035 109,693 2040 117,352 2045 124,497 2050 131,110 2055 137,193 2060 142,760 2065 147,833 2070 152,439 2075 156,606 2080 160,365 2085 163,747 2090 166,783 2095 169,503 2100 171,935 Source: Metro Forecasting ModeI5, LLC Appendix F — Excerpts from the Collier Interactive Growth Model Executive Summary September 29, 2008 29 THE COLLIER INTERACTIVE GROWTH MODEL CIGM EXECUTIVE SUMMARY Prepared for: Tiie Collier County Board of County Commissioners And The Collier County Comprehensive Planning Department CA; "'er County By - Van Buskirk, Ryffel and Associates, Inc. 100 Estero Boulevard, Suite 434 Fort Myers Beach, Florida 33931 Phone: (239) 463-3929 Fax: (239) 463-5050 Webpage and Email: www..interactivegrowthniodel.com September 29, 2008 CD Cop) -right 2008 %%, Van Buskirk, Ryffel and.. Associates, Inc., al'I rights reserved. Reprint perutission must be 1'equested ill %vi-iting front Vail Buskirk, Ryffel and Associates, Inc, Interactive Growth rviOdelrns is a registered tradenza rk. Section 5 Population Distribution to Build -out Table 4 Study Area Population Forecast 2007 Build -out* 2007 79569 2010 89910 2015 117916 2020 153631 2025 191329 2030 230283 2035 269814 2040 308560 2045 343071 2050 371180 2055* 392562* 2060 407970 2070 418623 2075 430524 2080 433628 Build -out 442537 Source: Van Buskirk. RyffeI. and Associates. Inc. '190% of Buifd-0uL In the interest of a clearer understanding, the population forecast output data shown above, was converted to visual representations that are more easily interpreted. By way of example, Maps 3 to 12 shows the population distribution and intensity in the years 20d7, 2010, 2020, 2030, 2040, 2050, 2060, 2070, 2080, and Build -out, respectively for the entire study area. Likewise, Maps 13 to 22 show the RFMUD and GGE areas and Maps 23 to 32 show the RLSA and Immokalee areas during those same time intervals. The various degrees of green shadings on these maps represent the percentage of build -out population of each TAZ at the particular 10-year interval. This was done in 10 percent increments with greater populations shown in darker shading. 21 Map 19 Population Distribution. Year 2060 Ce[Pefrnl¢ Grp0vih ruder - FtF};Vu and GGE Year Yuar2060 ' Pcptllarlvn: 1G5.2 9 Map 21 Popuiation Distribution. Year 2080 CoIIW lniere[tlY Grown ei9del gFalua ogd rye Year 2080 ft uuo— 195.95.E r 26 Map 20 Population Distribution. Year 2070 Cc111er rnteraarre GTOH1h+.TodN RFr1uv antl G6E Year2870 vapl�rarl: ras,7ltI m Map 22 onulatinn Distribution. Year Build -Out caller rnteracn•+omavrth raodn • RFC1V0 and GGE ' Ye a r Bui ld-0u! Fammuom: 114.A&I - im - 3500000 3000000 2500000 2000000 1500000 1000000 500000 0 Retail Supply Retail Demand Source; Van bus kirk. INIM and Assoclatcs, Inc. 50000000 45000000 40000000 35000000 30000000 25000000 20000000 15000000 10000000 5000000 0 Retail Supply Retail Office Supply Office Total Supply Total Demand Demand Petail/Office Demand Figure 7 Commercial/Office Floor Area Supply And Demand - 2007 3,1 Office Supply Office Total Supply Total Demand Retail/Office Demand Retail/Office Figure S Commercial 1Office Floor Area Supply And Demand -- Build -Out Source: Van Buskirk, RvffLI and As;ccla[es, Inc. Owner 12/14/2017 2:49,36 PM Sticky Naze 45,498,983 sf / 442,537 pop. = 102.81 sf per capita Appendix G — Collier County Permanent Population Estimates and Projections — June 18, 2018 30 X I 'gym YS�N a Y n M.B tpY��i�^�rviYs !!pp � $ n w$ � SR gi New d a u m 2m �'S'Sivw„rm 4xi.M1V 171� iii �mN��a wxa R� Qsm m m n M M1 N � ny S N p a r9i u y 5 2 N 2 V Lx8 W j � E m y MARKET ANALYSIS FOR PROPOSED SOUTH NAPLES CONVENIENCE STORETUEL STATION ON TAMIAMI TRAIL EAST COLLIER COUNTY, FLORIDA July 26, 2019 Prepared for Creighton Companies, LLC Suite 202 900 SW Pine Island Road Cape Coral, FL 33991 Prepared by Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite '100 707 Orchid ❑rive Naples, Florida 34102 (239) 269-1341 Ree-i.Com Executive Summary Creighton Companies LLC ("Developer") is seeking approval for a proposed convenience store/fuel station ("Project") at the northwest corner of Tamiami Trail East and Greenway Road in Collier County's South Naples planning area. The Project will make a significant contribution to the Collier County economy while at the same time support the rapid growth in the Project's market area (defined in Section 1.1) without adversely affecting the efficient gasoline market economy in that market area. • Gasoline market demand is anticipated to grow 21.55% in the Project's market area over the next five years. The proposed convenience store/gas station will increase the same gasoline market supply by 17.11% The proposed Project will keep the gasoline markets efficient by providing the needed supply to accommodate the growing demand in Collier County's South Naples planning area. Background The Developer is seeking C-3 zoning for a 3.1-acre parcel of land currently identified as acreage not zoned agriculture and located at the northwest corner of Tamiami Trail East and Greenway Road in Collier County's South Naples planning area. The Developer is proposing a convenience store/fuel station on the property. Real Estates Econometrics, Inc. ("Consultant") has been retained to analyze the fuel market for the Developer. The Consultant is well -versed in preparing market analysis studies especially in the Southwest Florida marketplace. This Study is comprised of three (3) parts; the market area demographics, the demand/supply comparison analysis and conclusion. 1.0 Market Area Demographics 1.1 Market Area Definition Since the convenience store/fuel station market is being analyzed, it is appropriate to define the market area for such use by using a drive time calculation. Drive times are calculated by Environmental Systems Research Institute ("ESRI"). The ESRI Business Analyst mapping program is geographic information system -based ("GIS") that calculates market area drive times by actual street networks and posted speed limits and allows for the extraction of census data from that drive time market area. A March 1, 2017 study by the National Association of Convenience Stores ("NACS") on how consumers behave at the pump (See Appendix A) shows that consumers are attracted to convenience store/fuel station facilities based on a number of factors including: • Price • Location Convenience • Brand • Ease of ingress/egress As most consumers of a convenience store/fuel station facility are drawn to that facility based primarily on the four factors noted above, it would stand to reason that an immediate market area would include driving within 5-minutes to such a facility to obtain fuel. Most consumers would be fueling as a secondary action while driving for other reasons such as going to the grocery store or traveling to and from work. The above factors indicate that a convenience store/fuel facility market analysis would encompass a 5-minute drive time market area ("Market Area"). (Rest of Page Left Intentionally Blank) W Figure 1.1.1 below depicts the Market Area for the Project. Figure 1.1.1 Source: ESRI ArcGIS Business Analyst Mapping System The Market Area configuration will change over time as growth occurs in the area and new roads with new residences are developed. That is important to note when the Market Area demographic detail is reviewed over the next five years in the next section. 1.2 Market Area Demographic Detail In order to determine the convenience store/fuel station facility demand, a demographic profile of the Market Area is required. The Consultant utilized the Environmental Systems Research Institute's ("ESRI") geographic information systems ("GIS" ) both desktop and web -based. ESRI's Business Analyst on-line and ArcGIS desktop programs allow for the most current data collecting at the local level. Table 1.2.1 on the next page shows the census -based demographic profile of the population that lives within the Market Area of the subject site. Table 1.2.1 � 4pesn Pr':PQ::lC Curi.iOlAr!-0 SbarGfrual St71Lr FIFSAU&J by F91I I i Q51-11 VIN 4+ .talwW rid, 144PWK. M1744, 141 i+ UT•vo Time! s nli0lta radus $l N-Arlr 1K mwom. 7010 ?P1! M4 K1P1ia11pn }.BSSL Wpus111odi 1,E+33 1.963 2.236 Fi1nJHa 1,11: C,ta7 C,431 AvilfIaa „&wWE ift 2d 2.lJ 1.33 Dwier am4p 411 tin 1fr Ito 11 non 1,757 l,Sh1 4.971 Rl't4r 13990711+:l'rrucIM Ufttr 7;R 302 lit FIt41a•, X" 57 " 60.61 61.1 1treft"I a - 2024A"&III W-e AV" Outs matlanal NPUAla+ '.40'ir 1,37% 0.77% nsumalmlas 7e!t 13SSb 'MsIkt Faminc 18A% 1 3dti. 0.".4 o1V--'al riHi i 74% 1 13,92% 4Mir %IkuW41s 1T+aam 2.37Va 2 794 yam} 74i�# 1MuaCM1Ar61, rlm-O manba NN1lIIt W,. , r Parish ok%000 147 7.45b 13s 64k C15,00a - $24,OL7 ML Y.'CSF. 16A t 4% ¢73,1790 -:..j4,o" 394 v t*h 361 A .1% 1,%5,00 -14) .Acbq "IT 14.691k i9I 1 i Olk $517100 - V4.994 424 1-2 Rib 497 Ix.3& SIA'Cao • 190,995 210 11.34F 271t 124%. 51t0.800, $10,910 210 12.3% 90a 1"I. i110,0"-$1?A.S911 1]tl 9x% 2x 981{ 52T1a,o1► 4. :s1 0.13-b 104 62%. Meow Fi:+rn troli lnr;�m@ W,13P 54S.w 4,�irrarHmatwo lint v sks'l71 "9.034 N, [7J1Tu 1f111•'U S3&d36 14,540 CrOw.ue 293.0 "J.'s iali P.P. %.tla: uv AYw. rluruer Irl.:rn1 P""rWf Fnsent 11 grr4ry Harxad 1 sC4 -1 1% :J7 1 d+b M 1 deb 17q 4 Ati 173 4.04. "1 34% LJ L4 177 4.6% 19t 4.A% 231 4.4ti 1S L4 1c6 4.3% 164 ?4% 232 4 ON Sq • 24 Ito 2.9N 232 "J.A,% 142 28% 25 - 34 :411 d.4% Ado a 21% 1-11 d• 2+t 75 • 44 340 4.0% '1" 40% FEN 41: 14 all 111,74c 4?0 47% AM G 2*4 55 64 632 16.4% 651 IF.114k, 1182 14 9k ES • 74 sit 7L:3% ?:? 71 ^ 1 •nra 70 7% 71: 34 SSG 110vo r•'FJ 16 1% DST if 991 *+ 114 1111% ?3L SASE 293 14% trnwa ?rota xpli >!alA4 Rrca end C111aacity rl urb In hfpnl It+Iri4aC 118niprlt hurter N110M LYk1a 1Vxr S i".M1 42.ri% ;.4 t2 47 714i. AAA Y! 4Y erect Aunr -3; d 71% 411 14 r i, 57a 1[ -1% Aniffean radltn A!'+nr 11 0.3% 114 014. 19 (1 3R3 asrtn A4mip 23 O.F% J4 04% 52 L C'+ NkIR wi'dv Ala,* 0 0.IM n 0011t. C• ❑ [F: Smra Misr Raze Allow. LEI 6.11% 387 fi-M Q4 lr Lia Twa 01 N.0M RA_r1 is 1.3% 72 1 PC ti13 larprnrr 4110T1 (ARr 4Viml 7Ea Z1l.7% 475 =2 a k L.4" rf- 5+s 17*I* lf' 7*.AAc 6 4300HP4111, WAIrir OrMvh rlWtw.. V., LiHIYM b " EMMA ]rU1ITilRlifc rR-r i LAI Ixl4 •J I Source: ESRI and U.S. Census Bureau n In 2019, the population for the Market Area is 4,311 and the number of households is 1,863. The majority of household incomes range from $35,000 to $150,000 and the median household income of the Market Area is $57,138. The average household income for this market area is $85,391. Table 1.2.2 below shows the workforce makeup of the Market Area. The workforce makes up 35.17% of the total market area population and will be significant contributors to the product sales of the convenience store/fuel station. And the majority of the workforce is in the services industry and is white collar in occupation. Table 1.2.2 Oesn-RIE. . ;,,,posed C13riLR1.10I1re ST-a r L-Pii.eI PJepared by Esr1 11053-11,091.:s�Ce1W VPY Pit Nnlr -n. PlCrldPl, 14114 ir•1'!i1 TrrrlD. 5 rrinul•: *idi, 1l mpwlw "IQ ttwtPlvl "poliolaTLdh in+ try 1ra1n11ry 7•:0I 3,516 AOn4ultu1i,,H1Tn1Pp Z.M LnndrLzlt:r 17'0' Hbr-OaMArg 2.SY1 W P.,Ail u —I fWN 1.644 %1 Paul Irmde 75.31I' Trenspariltf}on�LRlllial a•b�' WIQrr.auan fl-�' rinAfV9elMWTrrCVRIal FAIa16 I.trn 6R7Y",P ■7 RTC P1.alIC 6dmril lrewn ♦}.5 14136 E>fllpd"INA PGONIrlea Ia 1 lry Occu¢!rtn 1:t11 1.31a ftcg C411111 46•M Haraya+xsnrBus t wmwf IIr Clt 9,7% pro"V on M 10. da SnaT 11.IJ4G Ad1111T1111Attu 6nPCU1I I %W Vx%- 25.Sii Q111! CAI4+r 26.9% flrinnpfFrl6l[fr FSI,ry+ 2-0% Curc11r1:c7 WrirkllTrxll lsrc SC.�J74 I�elMlr►lenlN�irrlanM{rti kRltar 1•�• T, POA"ig SA:b }aw t,,!Ia Ir•,•••lr+•rlr r«1■ ] IF) • �rlaiLh•Mtarilatll:nl?+^1!F?.H.Cr-:•-•'••i•,•-.1;m1,L11i tynzlS�wccralere -- Source: ESRI and U.S. Census Bureau 2.0 MARKET ANALYSIS 2.1 Market Area Demand The Consultant next determined the market area demand for gasoline in 2019 and then over a 5-year period to 2024 in order to calculate the future demand for gasoline coming from the Market Area. Table 2.1.1 shows that the market area's 2019 population is 4,311 and the persons per household is 2.30 as taken from Table 1.2.1 and equates to a household count of 1,863. The household count is required since the annual amount spent on fuel in the Market Area is calculated on a per household basis. Table 2.1.1 Population Persons Per Household 4,311 2.30 Households 1,863 Source: ESRI and U.S. Census Bureau In order to determine the 2024 population for the same Market Area, the Consultant then utilized the population projection from Table 1.2.1. The table and its forecasts are based on census data. Table 2.1.2 below shows that the Market Area population is projected to increase by 929 people between 2019 and 2024. Table 2.1.2 Year 5-Minute ❑rive Time Population 2019 4,311 2024 5,240 Increase: 929 Source: ESRI and US Census Bureau There are many real estate projects currently under development along the both sides of Tamiami Trail East in the Market Area and more are in the planning stages. This future growth will become a part of the Market Area and will alter its shape. It is in this area where the majority of the Market Area's future growth will take place. The next step in calcuiating the demand for gasoline from the Market Area is to determine the number of gallons of fuel consumed annually in the Market Area. The Consultant utilized the U.S. Census population data for the Market Area and combined it with the U.S. Census automotive expenditures data (Appendix e) and the Market Area average price to calculate the Market Area's annual consumption of gasoline. Table 2.1.3 on the next page shows the calculation. The Consultant made the same calculation for both 2019 and 2024 2.2 Table 2.1.3 2019 2024 Population 4,331 5,240 Households 1,811 2,202 Average Amount spent per Household $2,1.67.12 $2,167.12 Total Amount Spent in market area $3,925,400.97 $4,771,306.22 Average gasoline price per gallon (from Appendix Q $2.72 $2.72 Gallons Consumed Annually in Market Area: 1,441,396 1,752,010 Demand Increase from 2019 to 2024: 21.55% Source: ESRI, Automotive Aftermarket Expenditures, Consultant Field Study (Appendix C) The annual gallons of fuel consumed in the market area will increase by 310,614 which equates to a Market Area increase of 21.55% over the five-year period. Market Area Supply In order to determine the impact the Project will have on the supply, the Consultant first needs to identify the existing gas stations in the Market Area, then calculate the number of cars using the existing gas stations on a weekly basis and finally determine the number of cars that would be using the Project's fuel to ascertain the percent growth the Project's supply will have on the total Market Area supply. The Consultant first used the same Market Area drive time to determine the number of competitive gas stations located within the boundaries of the Market Area. Figure 2.2.1 on the next page shows the competitive gas stations in red as they geographically relate to the Project location (blue marker). 7 Figure 2.2.1 Source: ESRI, Collier County Property Appraiser, DOR List with Consultant Field Study (Appendix C) There are three (3) gas stations within convenience store/fuel stations. The DOR Petroleum Products Facilities List, Appendix C. the Market Area boundary and all are list of the competitive stations from the their makeup and photos are located in The Consultant then utilized NAGS data to examine the supply side of the competition in the Market Area. The NAGS 2015 Fuel Report (Appendix D, Page 30) along with the American Independent Business Alliance ("AMIBA") report (Appendix E, Page 2) points out that big box mass merchandise stores sell 278,000 gallons of gasoline per month and that amount is more than half of the amount sold by convenience store/fuel station locations. Based on that statistic, the Consultant used 270,000 gallons as a base amount and used 50% (135,000) of that amount as the average amount of gallons sold per month at a convenience store/fuel station location. There was no state, regional or local data available. From that point, the Consultant calculated the 3-station Market Area gallons sold during the weekday for a week. Table 2.2.1 on the next page shows that calculation. Table 2.2.1 Station Gallons per Month: 135,000 Station Gallons per week: 33,750 Station Gallons for 5 weekdays: 24,107 Stations: 3 Market Area Gallons per 5-day week: 72,321 Source: MACS 2015 Fuel Report {Appendix D) and AM]BA Report [Appendix F] The Project's contribution in terms of total supply is then added to the Market Area total so that the number of cars per 5-day week could be determined. Table 2.2.2 below shows that calculation. Table 2.2.2 Market Area Gallons per 5-day week: 72,321 Project Contribution per 5-day week: 24,107 Market Area Gallons per 5-day week with Project: 96,429 Source: Consultant The next step is to calculate the number of gallons per week is consumed per car in the marketplace. A cars per household statistic is required for this calculation. The Consultant utilized a study by Governing, a highly regarded media platform covering politics, policy and management for state and local government leaders (Appendix F). Each car uses 8.60 gallons per week in the Market Area. This calculation is shown in Table 2.2.3 below. Table 2.2.3 Drive Time Population 4,311 Drive Time Households 1,811 Annual Fuel Cost per Household $2,167.12 Cars Per Household (Appendix F) 1.78 Annual Fuel Cost per Car $1,217.48 Total Annual Market Area Fuel Spending $5,248,569.84 Avg. Market Area Price per Gallon (Appendix C) $2.72 Annual Gallons Consumed per Car 447.06 Weeks per Year 52 Gallons Per Car Per Week 8.60 Source: ESR1, Automotive Aftermarket Expenditures, Consultant Field Study (Appendix C), Governing calculations of 2015 and 2016 one-year Census American Community Survey 9 The next calculation is to convert the gallons per 5-day week to cars purchasing those gallons in the Market Area in order to compare to the cars per 5-day week as calculated by the Project traffic study that will purchase fuel at the Project. Table 2.2.4 shows that calculation. Table 2.2.4 Market Area Gallons per 5-day week with Project (from Table 2.2.2): 96,429 Gallons per car per week (from Table 2.2.3); 8.60 Cars per 5-day week in Market Area: 11,213 Source: Consultant The number of cars per 5-day week for the Project is the next calculation needed to compare the Project's contribution to the supply. Using the Project's traffic study (Appendix G) and a study performed by C-Store Shopper Insights (Appendix H), the Consultant determined that 1,918 cars will be purchasing gasoline at the Project's fuel stations over a 5-weekday period. Table 2.2.5 below shows that calculation. Cars buying Gasoline at the Project during 5-Weekday period Weekday Per hour am (4 hours) Weekday Per hour pm (4 hours) Total Cars in per weekday: C-Store data: 690% cars in for gas Project cars buying gas over 5-weekdays: Per hour Total Cars in 69 276 70 280 556 69.00% 384 1,918 Source: Project Traffic Study (Appendix G), page 7. C-Store Shopper Insights, Page 1 (Appendix H) The Project's percentage of contribution to the Market Area supply is the last calculation. Table 2.2.6 below shows that the Project will contribute 3,767 fuel purchasers to the Market Area, equating to a Market Area supply increase of 17,11% Table 2.2.6 Market Area cars per 5-weekdays including Project (from Table 2,2,4); 11,213 Project cars per 5-weekdays (from Table 2.2.5): 1,918 Project Supply percent increase to the Market Area Supply: 17.11% Source: Consultant 10 2.3 Supply — Demand Analysis The final step in the Market Study supply -demand analysis is to put the supply and demand calculations together in order to determine the oversupply or undersupply of gasoline in the Market Area with the addition of the Project. Table 2.3.1 shows that over the next five years there will be a 4.44% deficit supply of gasoline to serve the Market Area over the next five (5) years. A basic economic principal states that all markets are efficient and that supply is for the most part generated as demand dictates. It is a rare economic situation where supply generates demand. This basic economic principal shows that markets are efficient in terms of supply and demand and the ultimate lack of available fuel station choices creates an impediment to the market functioning properly. The economic principal stated above would indicate that fuel station supply will be added to the Market Area in order to equalize the demand side of the Market Area's supply/demand equation. The Project will increase the Market Area's supply side by 17.11 % thus stabilizing the Market Area's supply/demand equation for the next five (5) years. There will still be a 4.44% supply deficit in the next five (5) years even with the Project addition to the supply. Table 2.3.1 Market Area Growth (Table 2.1.3) 21.55% Project percent of market (Table 2.2.6) 17.11% Market Area 5-year supply- surplus/{deficit} (4.44%) The addition of the Project will not only satisfy the increased demand over the next five (5) years, it will also keep gasoline prices reasonable by absorbing a majority of the five (5) year projected demand increase and not constraining the gasoline supply thus forcing gas prices to escalate. The Project will compensate for properties along the Market Area corridor that may not be developed as convenience store/fuel stations due to being unavailable for sale or subject to other development constraints. And the Project will be new to the market in terms of construction and exterior ambiance thus providing an upgrade to the East Trail Development Corridor and potentially force competitors to upgrade their exterior and interior appearances. I 3.0 CONCLUSIONS 3.1 The Consultant used all of the data and analysis in the previous sections to determine the total supply and demand for gasoline sales in the Project's market area for the next five years. From there, the Consultant then determined the Project's impact on the Market Area in terms of the Market Area's percent of demand growth versus the Market Area's percent of supply increase with the addition of the Project's supply. The results show compellingly that the addition of the Project to the Market Area will not adversely affect the balance of gasoline supply while addressing the demand coming from the future growth and make significant economic contributions to Collier County in terms of gas taxes, sales taxes and property taxes. The Market Area is currently assumed to be in equilibrium as economic studies have shown that markets are efficient in terms of supply and demand and the future supply will be developed as the market grows and diversifies. The Project will help address the demand coming to the Market Area over the next five years. Based on the analysis, there will be even more of a gasoline supply need for the Market Area over the next five (5) years and beyond even with the addition of the Project. 12 r a a A i B by M,,wl 13 How Consumers Behave at the Pump I NACS Online —Your Business — ... http://www.naesonline.corn/YourBusiness/FuelsCenter/Basics/Articles/P... Ask NACS Conexxus Terms of Use Advertise 1600 Duke Street About NACS Fuels Institute Privacy Policy For Suppliers Alexandria, Va 22314 Foundation Related Glossary Copyright C] 2017 NACS Associations THE ASSOCIATION FOR CONVENIENCE & FUEL RETAILING NACS Online About Basics Articles Multimedia News Research Basics ! Articles ! How Consumers Behave at the Pump HOW CONSUMERS BEHAVE AT THE PUMP I Am Looking For: search this site... p Nearly 4a milllon Americans fill up theirvehicles everyday. How they drive, cansidergas prices and determine whetherthey go inside the stare has a profound impact on Canveniente stores. RELATED ARTICLES By NACS Published: 3/1/2017 10 '••y� What Consumers Say About Tags: Consumers; Pay at the Pump.' Fueling Sy NACS Read More Nearly 40 million Americans fill up their vehicles every day. How they drive, consider gas prices and determine whether to shop inside a convenience store for food, snacks and beverages has a r Are You Average? profound impact on the retail channel that sells 80% of the fuel purchased in the United States. Let's By NACS Read More look at some of the broad characteristics of how consumers buy gas and examine how convenience retailers can keep them coming back. In particular, we examine: Survey Says... By NACS Magazine Read More ■ Consumer behavior at the pump ik • What retailers can do to change consumer behavior ■ overall driving habits NACS has surveyed consumers about their perceptions related to gas prices since 2007 and has conducted monthly consumer sentiment surreys since 2013. NACS commissioned Penn, Schoen and Berland Associates LLC to conduct 1,114 online Interviews with adult Americans on January 3-6, 2017. The margin of error for the entire sample Is +/- 2.95°% at the 95% confiden ce interval and higher for subgroups. Below are the questions and overall responses. Consumer Behavior at the Pump Understanding how consumers feel about gasoline prices can help convenience retailers execute their marketing strategies. It's also important to determine how oensumers buy gas, which reveals some interesting variations. Filling Up the Tank Consumers are more likely to buy gas during the evening rush than the morning daypart (36°% vs. 22°%), likely because of morning time pressures. But these time pressures vary by demographic. Those most likely to purchase fuel in the morning are consumers age 34-49 who generally face time pressures related to organizing family activities, etc. There may be an opportunity to focus marketing on this segment to encourage more breakfast items. Meanwhile, those age 50 and older are most likely to purchase gas mid -day, outside of rush hours. A promotional campaign around slowing down and enjoying a snack or meal inside the store might appeal to this demographic. Q. What time of the day do you often purchase gas? (%) Gas Consumers 2017 Morning, or roughly 6 am to 10 am Midday, or roughly 10 am to 3 pm Age 16-34 35.49 50+ 22 19 28 21 32 27 25 41 1 of 6 4/8/2017 11:10 AM Haw Consumers Behave at the Pump I NACS Online — Your Business — http:llwww. naesonline. com/YourB usiness/Fue] sCenter/BasicslArti ctes/P... Afternoon, or roughly 3 pm to 7 pm 36 41 Night, or roughly 7 pm to midnight 9 13 Overnight, or roughly midnight to 6 am 1 0 37 32 10 6 1 0 Most fueling sites offer three octane grades, regular (usually 87 octane), mid -grade (usually 89 octane), and premium (usually 92 or 93 octane), Regular octane is the dominant fuel, while those who buy higher -octane fuels are likely doing so because their vehicle requires it. There are some variations by age; younger consumers are the least interested in mid -grade as a fueling option. Q: What octane grade do you typically purchase for the vehlcla you most commonly drive? Gender Age W G C um rs 21317 ( ] as ons e M F 18-34 35-49 50+ Regular 82 BU 84 82 78 86 Mid -grade 8 10 7 5 11 5 Premium 8 10 7 11 10 5 Other 1 0 1 0 1 1 Don't know 0 0 1 1 0 0 Fully three quarters of consumers pay by plastic (73%). The percentage of consumers who pay by plastic has increased by 9 percentage points between 2009 and 2017. in reviewing subcategories, debit cards am most used by females (41%) and those age 18-34 {45%}, Credit cards are most popular with those age 50 and alder (47%). Q: Which payment method do you typically use to purchase gas? Track (%] Gas Consumers 21117 2016 2015 2014 2013 2012 2009 Cash 26 28 23 27 27 33 35 Credit 36 34 40 37 35 41 37 Debit 37 38 38 36 37 24 27 Total debit and credit 73 72 76 73 72 65 64 Shopping on price The rise of mobile commerce, apps and price -checking websites make It easier for consumers to shop for deals and "steals" on everything from appilances to now shoes, a mentality that also carries over to gasoline. Simply put, no matter what the price per gallon is, consumers want to find the best price they can. Approximately two in three consumers have consistently shopped on price, whether gas was as low as $1.62 per gallon at the start of 2009, or as high as $3.28 per gallon at the start of 2013- However, a focus on price Is diminishing and has lal[an 10 percenlage points in just two years. Location has grown more important to consumers, as well as the in -stare food offer. The price per gallon Is least important to those who over the past 30 days who bought a sandwich at a place where they also purchased gas (56%). Q. When buying gas, which of the following factors Is Important to you? Track G C 2nt7 { o} as onsumers 2016 2015 2014 2013 2012 2009 Price 61 64 71 66 71 63 70 Location of storelstaf ri 25 20 18 20 18 20 19 Brand a 9 8 6 8 a 9 Ease of entrance or exit 4 6 3 4 2 6 - Other 1 1 1 1 1 2 1 So how do price -sensitive consumers shop by price? The traditional gas price sign remains the most common method, parilcularly among drivers during the morning rush (65%). Loyalty cards are a second choice and are used by one in seven (16%) price -sensitive consumers. 2 of 6 4/8/2017 11: 10 AM How Consumers Behave at the Pump I MACS Online — Your Business — .., http://www.nacsonline.com[YourBusiness/FuelsCenterBasics/Articles/P... Interestingly, loyalty cards are not popular with tech -savvy younger consumers, who are instead much mare likely to took at the price sign. Track Age f I ) Gas Consumers 2017 0 '16 '15 '14 '13 '12 18-34 35-49 50+ Price sign at store 59 63 63 57 65 65' 67 54 56 Store tied to a loyalty card or other gas discount 16 16 18 18 16 5' 9 20 19 Store has reputation for low prices 12 11 9 10 7 5' 14 12 11 0nIIne gas prlce aggregatorlwebshe 11 10 9 14 10 3• 11 13 11 Other 1 1 1 1 1 21' 0 1 2 While 16 % of price -sensitive consumers say they regularly use loyally cards to price shop, a much higher percentage of consumers say they have at least tried using a loyalty card, changing their payment method or by eaming discounts for buying additional items to reduce the price per gallon. q: Have you taken advantage of these discounts? (multiple responses permitted) Track Gender (%) Gas Consumers 2017 '16 '15 M F Discount for using a loyalty card or app 46 41 43 44 49 Discount for paying with cash Instead of debiUcredit card 23 22 22 26 20 Discount for using a specific credit card to buy gas 16 15 16 18 14 Discount for buying something else at the gas station (car wash, something 14 12 14 16 12 in the store) None of the above 32 37 35 31 33 Have of all consumers (49%) say they prefer a specific store or chain. Price Is the top reason for this preference, but reputation also plays a strong role, whether for quality of fuel (41 %) or quality of in-store items (16%), A strong 36% of consumers who say they bought a sandwich at a convenience store over the past 30 days say the in-store offer is Important. Q: Why do you prefer a partleuIar convenience store? (Asked of the 49% with a preference, multiple responses permitted.) Track Age (°%f Gas Consumers 2017 '16 '15 '12 18-34 35-49 50+ It usually has lower prices 51 47 57 ' 57 49 49 quality of fuel 41 39 46 38 39 45 41 Loyalty program with chain 30 33 37 5 33 34 25 Loyalty program with Individual store 17 17 14 ' 21 15 15 Quality of items Inside the store 16 12 11 1 27 18 7 Other 9 8 5 36 9 7 10 Don't know 1 1 0 1 t 1 1 ' This response was not included In 2012 study What Retailers Can Do to Change Consumer Behavior How might consumers adjust their behavior to save money on gas, beyond selecting the best price they see in their neighborhood or on a trip? Goad news for convenience retailers: Consumers especially would consider an alternallve payment method to save money at the pump. q: Do you agree with the following statement? Total agree Total agree Total agree Total agree Gas consumers 2017 2016 2015 2014 3 of 6 4/8/2017 11: 10 AM Haw Consumers Behave at the Pump 1 NACS Online — Your Business — ... http;J/www.naesonline.comlYour$usinesslFuelsCenterBasies/Articles/P... I would pay with a debit card instead of a credit 74 73 fib 78 card to save 5 cents per gallon on gas I would pay wish cash instead of a debit or credit 74 72 72 76 card to save 5 cents per gallon on gas I would take a left-hand tum across a busy street 64 64 64 67 to save 5 cents per gallon on gas I would drive 5 minutes out of my way to save 5 67 60 63 66 cents per gallon on gas I would drive 10 minutes out of my way to save 5 38 39 36 39 cents per gallon an gas Price at time of survey ($) 2.30 1.98 2.20 3.35 Younger consumers (ages 18-34) aria most Ilike ly to consider discounts for gas purchases with a debit card (85%) or by cash (80%). Consumers also would go out of their way to save money on their gas purchases. Approximately two In three say that they would take a left-hand turn across a busy street (64%) or drive 5 minutes out of their way (67%) to save 5 cents per gallon. Ramarkably, these percentages are very similar to 2014 when gas prices were higher Furthermore, 3 8 % say they would drive 10 minutes out of their way to save 5 cents per gallon. While It might feel good to find a "deal" on gas prices, the action is a money -losing proposition, even with gas prices at $2.30 per gallon. Driving 10 minu[as out of the way to save 5 cents per gallon means a 20-minute roundlrlp. Assuming the car travels 45 mph and gets 30 miles per gallon, the trip would burn 0.5 gallons of gas —or roughly $1.15 at January 2016 prlcos. To make it financially worthwhile to save 5 cents per gallon, ane would have to buy 23 gallons of gas at $2.30 per gallon simply to break even. More than anything else, this exam plifles consumer price sensitivity relating to gas prices. Whether they actually save money, consumers want to feel like they found a "deaf' er "did se moth Ing" about the price they paid. Getting Them Inside the Store Role [ara know that if [hey can get a customer to fill -up at their store, they have a good chance to get them Inside the store to buy other Items. Arid because In-store sales make up around two-thirds of a store's overall profits, it's vital to get customers to buy something besides low -margin fuels. And nearly halt of all gas customers do go inside the store. ❑: Thinking Just about the last time you purchased gas, did you also go inside the store? Age G C 2017 { ) as onsumers 18-34 35-49 50* Yes 42 51 47 33 No 52 45 50 60 There was no c-s lore associated with that location 5 5 4 7 Most younger consumers age 1 B- 34 (51 %) go inside the store. And a strong 48% of these who buy gas in the morning go inside the store, setting up a great opportunity for convenience stares to communicate their breakfast and coffee program. Among those who went inside the stare, drinks were the most popular items purchased, especially among those ages 35-49 (55%). Mee nwhile, meals were most popular with younger consumers age 18-34 (13%). 0: Which of the following did you do while you were inalde the store? (multiple responses permitted) Age ( I6) Gas Consumers 2017 18-34 35-49 50+ 4of6 4181201711:10AM How Consumers Behave at the Pump I NACS Online — Your Business — ... http:llwww.nacsonline.comfYourBusiness/FuelsCenter/Basics/Axticles/P... Paid for gas at the regls[or 50 47 52 52 Bought a beverage 45 47 55 32 Bought a snack 36 47 39 22 Bought lottery tickets 25 23 24 28 Bought cigarettes 24 26 28 17 Used the bathroom 22 23 27 18 Used the ATM 11 18 10 7 Bought a sandwich or other meat 8 13 6 5 Bought beerlwine a 10 10 6 Bought grocery [terns like bread or milk 6 3 9 6 Went in to look but did not buy anything 4 6 3 2 Other 3 1 2 6 None of the above 3 2 3 4 overall Driving Habits In 2016, fuel demand in the United States increased 1.1% to 9.32 million barrels perday, and the U.S. Department of Energy expects consumption to Increase to record levels in each of the next two years. Demand was clearly up, but only about one in eight (12/0) people drove greater distances in 2016. Thirty-three percent of all consumers said that their driving increased and only 38 % of that group said they drove more than In 2015, Ll: Corpared to a year ago, has the amount you drive changed7 (%) Gas Consumers Yes 33 No 54 Don't know 3 Q: Compared to a year ago, are driving...? [asked among the 331 who said the amount they drive has changedy Track Age [ I j Gas Consumers 2016 18-34 35-49 50+ Much more 11 14 16 11 3 Somewhat more 27 45 29 34 17 Somewhat less 43 28 43 35 53 Much less 19 14 12 20 27 Younger consumers age 18-34 are most likely to drive more (45%), whlle those age 50 or alder are least likely (20%), Finally, it's important to understand why people are driving more. More than 40%of all Americans (419%) who said they are driving more said it was because of their job, whether It was a new jab, a second job or a longer commute. Only 8% said that they drove more because gas prices were low. 0: Why are you driving more than you were a year ago? (%j Gas Consumers My job/longer commute to work![ got a new or second job Lower gas prices School![ commute to mylmy child's school visit famllylfriends more now My chitdrenflaking my children to more placeslactivities Gender Age M F 18.34 35.49 5G+ 41 39 42 49 32 36 8 8 8 11 6 3 8 2 12 7 11 4 7 5 8 5 6 16 6 5 7 3 9 7 5 of 6 4/8/2017 11: 10 AM How Consumers Behave at the Pump I NAGS Online — Your Business — ... http:llwww.naesonlinc.comfyourBusiness/FucIsCenterBasics/Articies/P... More appolntmentals family member has more appolntments Shopping more1going to the mall morelstores are further away now I have to travel further nowA live in a place where things are further away now I am going more places I have a better car now I have a license now General negalive Other 4 6 3 6 2 5 3 2 3 0 3 8 3 4 2 5 ❑ 4 2 4 1 2 4 ❑ 2 4 1 2 ❑ 8 2 ❑ 3 4 ❑ 0 2 2 2 2 3 0 10 14 6 3 19 9 6 of 6 4/8/2017 1 t:10 AM FAII, :2 UAILVIOA a • 14 Oesn' Automotive Aftermarket Expenditures Proposed Convenience Store/Fuel Station Prepared by Esri 11053-11099 Greenway Rd, Naples, Florida, 34114 .1 Drive Time: 5 minute radius „i .l; .iS >> Demographic Summary 2019 2024 Population 4,311 5,240 Households 1,863 2,236 Families 1,197 1,431 Median Age 60.6 61.1 Median Household Income $57,138 $65,961 Spending Potential Average Amount Index Spent Total Payments an Vehicles excluding Leases 97 $2,476.33 $4,613,400 Gasoline and Motor Oil Gasoline Diesel Fuel Motor Oil other Vehicle Expenses Vehicle Maintenance & Repairs Vehicle Coolant/Brake/Transmisslon Fluids Tire Purchase/Replacement Vehicle Parts/Equlpment/Accessories Vehicle Accessories including Labor Vehicle Cleaning Services including Car Washes Miscellaneous Auto Repair/Servicing Vehicle Body Work & Painting Vehicle or Engine Repairs Vehicle Motor Tune-up Lube/Dii Change & ❑il Filters Vehicle Front End Alignment/Wheel Balance & Vehicle Shock Absorber Replacement Tire Repair and Other Repair Work Auto Repair Service Policy Vehicle Insurance Rental of Vehicles excluding Trips Leased Vehicles Basic Lease Charge for Cars/Trucks Car/Truck Lease Fees & Down Payments Vehicle Pers Property Taxes/SLate & Local Registr Fees Driver's License Fees Vehicle Inspection Fees Parking Fees & Tolls excluding Trips Parking Fees excluding Residence (Not on Trips) Tolls/Electronic Toll Passes excluding Trips Towing Charges Auto Service Clubs & GPS Services 98 $4,037,349 121 $65.31 $121,668 109 $16.79 $31,275 102 $1,163.30 $2,167,226 98 $8.49 $15,8o8 1a8 $194,77 $362,863 102 $67.13 $125,070 114 $13.70 $25,523 94 $26,13 $48,683 80 $126.37 $235,418 108 $40.08 $74,673 107 $264.47 $492,709 117 $57.47 $107,062 100 $118.96 $221,615 106 $32.86 $61,213 101 $15.39 $28,670 99 $149.12 $277,802 117 $48.37 $90,116 100 $1,541.98 $2,872,705 103 $57.39 $106,919 84 $340.89 $635,071 84 $300.98 $560,718 90 $39.91 $74,353 109 $205.21 $382,309 93 $11,68 $21,756 103 $16.24 $30,255 76 $88.20 $164,309 75 $42.81 $79,755 78 $45.39 $84,554 83 $5.49 $10,224 111 $39.45 $73,487 nata Note: The Spending Potentlal Index (SPI) ]s household -based, and represents the amount spent for a product or service relative to a national average of 100. Sourpe: Esri forecasts for 2019 and 2024; Consumer Spending data are derived from the 2016 and 2017 Consumer Expenditure Surveys, Bureau of Labor Statistics. APPENDIX C 15 COMPETITIVE RETAIL GAS STATION FACILITIES FACILITY —ID FACILITY NAME FACILITY_ ADDRESS STATUS FACILITY TYPE CONVENIENCE STORE 87 89 93 STATIONS PUMPS OCTANE OCTANE OCTANE 119804326 7-ELEVEN FOOD STORE H33004 12750 TAMIAMI TRAIL E OPEN A -Retail Station YES 6 12 2.69 2.99 3.29 118626888 CIRCLE K 91700 12800 E TAMIAMI TR OPEN A -Retail Station YES 4 8 2.69 3.05 3.31 118518215 WEST DIAMOND PETROLEUM LLC 14501 TAM IAMI TRAIL E 41 OPEN A-Retall Station YES 2 4 2.79 3.49 3.69 TOTALS AND AVERAGES: 12 24 2.72 3.18 3.43 SOURCE: DOR Petroleum Product Facilities Report - Se ptomher 2U17, Consultant Field Study 7-19-19 7-11 12750 Tamiami Trail East 6 Stations — 12 Pumps 87 Octane 89 Octane 93 Octane $2.69 $2.99 $3.29 11 Circle K - Shell 12800 Tamiami Trail East 4 Stations — 8 Pumps 87 Octane 89 Octane 93 Octane $2.69 $3.06 $3.31 r1280a Green Store 4108 - Sunoco 14541 Tamiami Trail East 2 Stations — 4 Pumps 87 Octane 89 Octane 93 Octane $2.79 $3.49 $3.59 C Retail"Fuel Report""'" 2015 NACS Retail Fuels Report The NACS Retail Fuels Report, now in its 14th year, ex- plains market conditions that affect gas prices — and what to watch for in 2015. TABLE OF CONTENTS Introduction p. 4 Are You Average? p. 5 Some metrics looking at how the average American drives and uses fuel, CONSUMER RESEARCH Price Still Dominates Gas Purchasing Decisions. p, 8 It doesn't matter whether gas prices are $4 or $2 per gallon, price is the most dominant reason why consumers select a specific location to buy fuel. PRICES The Price Per Gallon p. 16 No matter who owns the station, retail fuels prices are ultimately determined by four sets of costs: crude oil, taxes, refining costs and distribution and mar- keting. Why Prices Historically Go Up in the Spring p. 21 Summer -blend fuels, infrastructure maintenance and, of course, an increase in seasonal demand all create challenges that can affect retail fuels prices. r RETAIL OPERATIONS rzi Who Sells America's Fuel? p. 28 Convenience stores sell 8o% of the gasoline in the United States —most are one -store businesses and less than 0.4% are owned by the major oil companies. How Branded Stations Operate p. 31 That branded station on the corner is almost certainly owned and operated by an independent dealer. Here is a look at their operating structure. Cards at the Pump: A Primer p. 34 The use of plastic at the pump is incredibly convenient. But that convenience comes at a cost. GRAPHICS The Fueling Industry at a Glance p. 44 A snapshot of the stores and infrastructures that provide fuels. Gasoline Taxes by State p. 45 Combined state and federal gasoline taxes range from a low of 29.7 cents per gallon in Alaska to 68.9 cents per gallon in Pennsylvania. Unique Fuel Requirements in the United States p. 46 There are 15 unique fuels required across the United States, which complicates the efficient distribution of gasoline to consumers. 2015 NACS Retail Fuels Report 12 w "3 A INTRODUCTION NearlY40 million Americans fill up their gas tanks on a dai- ly basis, oftentimes searching for a good price and convenient location. There is arguably no product that consumers think more about on a daily basis -- yet at the same time is so misun- derstood. Because U.S, convenience stores sell an estimated 8o% of the gasoline purchased, NAGS wants to demystify how the market works — from the time crude oil is extracted from the ground to when fuel flows into a consumer's gas tank. The 2o1Sj NACS Retail Fuels Report continues our tradition of providing a fact -based analysis of market dynamics to explain how gas is sold and the composition of the retail fuels indus- try. This resource is updated throughout the year online, with monthly consumer survey data and new backgrounders featured at nacsonline.com/gasprices. As 2oi5 began, oil and gas prices were at six -year lows, and while consumers were delighted with lower prices, that could change as supply and demand shift, whether from world events or from the annual spring transition to summer -blend fuel. For more than a decade, NACS has timed the launch of this re- source to occur in early February. The reason is simple: The first week of February traditionally marks the beginning of the spring transition to summer -blend fuels for the petroleum industry. Since z000, gasoline prices have increased, on average, more than So cents between the first week in February and the time of the seasonal high price, typically in late May. While the circum- stances may be different year-to-year, the overall pattern in the petroleum markets is surprisingly familiar. This resource was developed to help facilitate an open discus- sion about the issues impacting supply — and prices — through a better understanding of the retail fuels markets and help ease frustrations that consumers often experience when gasoline prices increase. And, most importantly, we hope this resource can help provide insights and expertise on discussions that address the U.S. mo- tor fuels industry. More information on the fueling industry, including back - grounders on fuels and the fueling industry, is available at nacsonline.com/gasprices. 2015 NACS Retail Fuels Report 14 The average U.S. vehicle: HOW DO AMERICANS GET TO WORK? _4gooftah., (Source: U.S. Census Bureau) 85%1& drive or carpool 5% public transportation 3 % walk 4 % *work at home w w w w r w w r 22,27 barrels of ail (Source: CIA World Factbook) The average household buys: ip w 6M w w w iM 729 gallons of gas each year (Source: U.S. Energy Information Administration) 78%of gas customers pay by credit or debit card. (Source: 2015 NACS Consumer Fuels Survey) 35% of gas customers also go inside the store (Source: 2015 NACS Consumer Fuels Survey) 0 71t'. 5 Price Still Dominates Gas Purchasing Decisions It doesn't matter whether gas prices are $4 or $2 per gallon, price is the most dominant reason why consumers select a specific location to buy fuel. Consumers are price sensitive for a number of reasons. For one, fuel expenses are a big part of their budgets. Fuels expenses have averaged around 5% of overall consumer spending over the past few years, according to the U.S. Energy Information Administration. Second, there is the opportunity to price shop. Because gas is a commodity, its price is constantly changing. (It is listed on NYMEX as "RB0B" but this price does not include taxes and delivery and retail costs. In addition, this price serves only as a benchmark and reflects the price for a specific formulation delivered to a specific region. Wholesale prices throughout the country can vary greatly from the NYMEX reported price.) Prices can vary from location to location based on wholesale costs, expenses and overall business practices. 2015 NACS Retall Fuels Report 18 And unlike any other product in the country, gas prices are prominently displayed outside stores, allowing drivers to price shop at 40 miles per hour. Add to the mix websites that compare prices or even songs about gas prices (Bruce Springsteen's "Held Up Without a Gun," The Kinks' "A Gallon of Gas" and NRBQ's "Get That Gasoline Blues" come to mind) and you can see why consumers always seem to care about gas prices, whether they are rising, falling or relatively stable. Retailers understand this price sensitivity and it affects their marketing strat- egy to attract customers. If they can have competitive gas prices, they attract more customers, both at the pump and inside the store. NACS has surveyed consumers about their perceptions related to gas prices since zoo7, and has conducted monthly consumer sentiment surveys since 2oi3. The following results are from the MACS Consumer Fuels Survey, conducted January 6-8, 2ois, by esteemed polling firm Penn Schoen Berland. Overall, i,io8 consumers were surveyed, and the margin of error for this sur- vey is z.gq% at the 95% confidence level. In some cases, historical charts are included for context. In many cases, subcategory data is referenced, but is not included in the charts. Overall Purchasing Behavior Before examining what consumers will do at the pump, especially to save money, it's important to understand how they buy gas. Of the two rush hours, consumers are much more likely to buy gas during the evening rush than morning (39% vs. 23%), likely because of morning time pres- sures of getting to work on time. 0: Generally speaking, at what time of the day do you most often purchase gas? Morning, or roughly 6:00 am to 10:00 am 23� 22% 17% _� 24% Midday, or roughly 10:00 am to 3:00 pm 29% 31 % 31% 22% Afternoon, or roughly 3:00 pm to 7:00 pm 38% 38% 40% 29% Night, or roughly 7:00 pm to 12:00 pm 10% 8% 11% 9% Overnight or roughly 12:00 pm to fi _00 am 0 1% F 1% 0- Men are more likely than women to fill up in the morning (z53' vs. zo%) and night (14%vs. 7%). Meanwhile, those age So and above are more likely to buy gas midday (38%) and those ages tg-34 are most likely to buy gas during the after- noon rush (48%). Also, more than three quarters of consumers pay by plastic (78%). The percentage of consumers who pay by plastic has increased 24% over the past six years. 2015 NAGS Recall Fuels Report 19 0: Which method do you typically use to purchase gas with? Cash 23% 27% 27% 1 33% 35% Credit 1 40% 37% 35% 41 % 37% Debit 38% 36% 37% 24% 27% Total debit and Credit 78% 73% 72% 65% 64% Consumers buying gas mid -day are most likely to pay by cash (zg%) and those age 5o and over are most likely to pay by credit card (48%). Credit card fees are typically 2%, so retailers often look for ways to reduce these costs and past the savings on to customers. Price Remains Essential It really doesn't matter what the price of gas is, consumers want to find the best price that they can. Approximately two in three consumers consistently shop on price, whether gas was as low as $1-6z per gallon in zoog or as high as $3.z8 per gallon in zox3 to start the new year. Even after the sharp gas price declines over the past few months, consumers still price shop for gasoline. Q. When buying gas, which of the following factors is most important to you? Price 71% 66% 71% 63% 70% Location of storelstarion 18% 20% 18% 26% 19% Brand 8% 8%_ 8% 8% 9% — Ease of entrance or exit 3% 4% 2% 6% D Other - - - 1% 1%. 1% 2% 1% Gas price on date survey was Initiated* $2.22 $3.22 $3.28 $3.22 $1.62 *Gas price determined by OPI5 Retail Fuel Watch, published weekly There were slight variations by demographics. Females were more likely to price shop than men (74% vs. 68%] and consumers buying gas after 7: oo pm were most likely to price shop (75%), likely because they do not face the same time pressures ofrush-hour drivers. 5o how do price -sensitive consumers shop by price? The traditional gas price sign remains the most common method, particularly among drivers during the morning rush (67%). Loyalty cards remain a strong second choice and are used by nearly one in five (18%) price -sensitive consumers. Loyalty cards are most impor- tant to consumers shopping mid -day (ai%) and least popular during the morning rush (13%). 2015 NAGS Retail Fuels Report 1 10 Q: How do you shop for price (asked of the 71 % who said "price" was the most important factor when buying gas)? Price sign at stare 63% 57% 66% Store tied to a loyalty cord or other gas discount 18% 18% 16% Online gas price aggregator / web site I. 9% 10% 7% Company/store has reputation for law prices 9% 14% 10% Other 1% 1% 1% While 18% of price -sensitive consumers say that they regularly use loyalty cards to price shop, nearly two in three consumers (65%) have taken advan- tage of some sort of discount to reduce their gas price, whether by using a loy- alty card, changing their payment method or by getting discounts for buying additional items. A: Have you ever taken advantage of any of these discounts offered by gas sta- tions? Please select all that apply (multiple responses permitted) Discount for using a loyalty card or app 43% Discount for paying with cash instead of a debit/credit cord 22% Discount for using a specific credit card to buy gas 16% Discount for buying something else at the gas station 14% (carwash, something in the stare, etc.) None of the above 35% Consumers in the Northeast were most likely to have paid by cash or debit card to reduce their gas price (28%), while younger consumers were much more likely to buy additional items to reduce their gas price (19% of those ages 18-34, compared to only 9 of those age 5o and over). Nearly half of all consumers have a preferred gas station or chain (48%), and not surprisingly, the main reason is lower prices. g: Why do you prefer that gas station or chain (asked to the 48% who had a pre- ferred station or chain)? PERCENT OF GAS CONSUMERS 2015 II usually has lower prices 57% Quality of fuel 46% Loyalty program with chain 37% Loyalty program with individual store 14% Quality of items inside the store 11% other 5% 2015 MACS Retail Fuels Report 111 Consumers Will Change Their Behavior to Save Money How might consumers adjust their behavior to save money on gas, beyond selecting the best price that they see in their neighborhood or their trip? Good news for retailers: Consumers especially would consider an alternative pay- ment method to save money at the pump. 9: Do you agree or disagree with the following statements? I would pay with a debit card instead of a credit 40% 29% 69% card to save 5 cents per gallon on gas. I would pay with cash Instead of a debit or credit 34% 38% 72% card to save 5 cents per gallon on gas. I would take a left-hand turn across a busy street to 27% 37% 64 �� ° save 5 cents per gallon on gas. I would drive 5 minutes out of my way to save 5 25°l0 38°la 63% cents per gallon on gas. I would drive 10 minutes out of my way to save 5 11% 25% 36% cents per gallon on gas. ................................. . While cash discounts have been around for a number of years, debit card discounts are much more recent. Younger consumers, who already are more likely to pay by plastic, would particularly embrace payment discounts. Of those ages 18-34, 82% would seek out debit card discounts and 78% would seek cash discounts. Beyond payments, consumers also would go out of their way to save money on their gas purchases. Nearly two in three say that they would take a left- hand turn across a busy street (64%) or drive 5 minutes out of their way (63%) to save 5 cents per gallon. And, more than one in three consumers say that they would drive to minutes out of their way to save 5 cents per gallon. While it might feel good to find a "deal" on gas prices, the action is a money -losing proposition, even with gas prices hovering around $z.zo per gallon. Driving io minutes out of the way to save 5 cents per gallon means a 20-min- ute roundtrip. Assuming the car travels 45 mph and gets 30 miles per gallon, the trip would burn o.5 gallons of gas — or $mo at January xor5 prices. To make it financially worthwhile, at 5 cents per gallon one would have to buy at least 22 gallons of gas at $2.2o per gallon simply to break even. Plus, there is the cost of 20 minutes of inconvenience. More than anything else, this demonstrates consumer price sensitivity over gas prices. Whether or not they actually save money, consumers want to feel like they found a "deal" or did something about the price. And if they feel good, they may also go inside the store to buy other items. 2015 MACS Retail Fuels Report 1 12 8 0 �� Dols Prices Drive In -Store Traffic over the past five years, gross margins for gasoline have averaged 18.9 cents per gallon. After factoring in expenses, including credit card fees, the average profit per gallon is typically a nickel or less, or 1%-7% of the overall cost of the gas. So why would retailers operate on such slim margins? The reason is sim- ple: If you get a consumer to your gas pump, you have a much better chance of getting that customer inside the store to buy other items with more tradition- al profit margins. And that is exactly what happens; more than one in three consumers (357-) go inside the store after buying gas there. ra: Thinking just about the last time you purchased gas, did you also go Inside a store associated with the gas station? Yes 35°% No 61 % There was no store associated with that gas station. 4°% Younger consumers were most likely to go inside the store to buy other items: 42.% of those ages t 8-34. went inside the store the last time that they pur- chased gas. Going inside the store doesn't necessarily mean that a consumer will buy items. Consumers may have intended to buy something but didn't find anything that they wanted. Or they may have come inside for other reasons, whether to use the bathroom or the ATM. Still, a sizable percentage of con- sumers buy one or more items, whether drinks, snacks or even meals, which are increasingly embraced by consumers at convenience stores that sell gas. Q: Which of the following did you do while you were in the store associated with the gas station? Please select all that apply (asked of the 35% who went inside the store on their last visit; multiple responses permitted). PERCENT OF GAS CONSUMERS 2015 Paid for gas of the register 42% Bought a drink (coffee, fountoln drink, can or bottle) 36% Bought a snack Bought cigarettes Bought lottery tickets Used the bathroom Bought beer 1 wine Bought fill-in grocery items, like bread or milk Bought a sandwich or other meal Used the ATMw Went in to look but did not buy anything Other None of the above 33°% 24% 22°% 17% 11% 9°% 8°% 6% 6% 3% 4% 2015 NAGS Retail Fuels Report 114 I M, The Price Per Gallon Retail gasoline prices are among the most recognizable price points in American commerce. And with good reason: Gasoline purchases account for approximately 5% of consumer spending. The U.S. Energy Information Administration forecasts that the average U.S. household will spend about $z,000 for gasoline in zor5. At the same time, gas prices are among the least understood prices in the country because they often appear to increase or decrease without much reason. Here is a primer on what goes into the price of a gallon of gasoline, and what causes prices to go up or down and vary from store to store. 2015 MACS Retail Fuels Report 1 16 Ownership and Supply Arrangements Unlike a few decades ago, when the major oil companies owned and op- erated a significant percentage of retail fueling locations, less than 0.4% of all convenience stores selling fuels today are owned by one of the major oil companies. About another 4% are owned by a refining company. Instead, the vast majority — about 95% of stores — are owned by independent companies, whether one -store operators or regional chains. Each of these companies has different strategies and/or strengths in operations, which can dictate the type of fuel that they buy and how they sell it. There are four broad factors that can impact retail prices: • Fuel Type — Typically, stores that sell fuel under the brand name of a refiner pay a premium for that fuel, which covers marketing support and signage, as well as the proprietary fuel's additive package. These branded stores also tend to face less wholesale price volatility when there are supply disruptions. • Delivery method — Retailers who purchase fuels via "dealer tank wagon" have the fuel delivered directly to the station by the refiner. They may pay a higher price than those who receive their fuels at "the rack" or terminal. In addition, a retailer may contract with a jobber to deliver the fuel to his stations or operate his own trucks — the choice will influence his overall cost. • Length of contract — Even if they sell unbranded fuels, retailers may have long-term contracts with a specific refiner. The length of the contract — which can be io years, sometimes longer — and associated terms of that contract can affect the price that retailers pay for fuels. • Volume — As in virtually every other business, retailers may get a better deal based on the amount of fuels that they purchase, whether based on volume per store or total number of stores. Even within a specific company, stores may not each have the same arrange- ments, since companies often sell multiple brands of fuels, especially if they have acquired sites with existing supply contracts. Crude Oil's Affect on Gas Prices No matter who owns the station, retail fuels prices are ultimately affected by four sets of costs: crude oil costs, taxes, refining costs and post refinery (which accounts for all costs after the fuel leaves the refinery). Crude oil prices have by far the biggest effect on retail prices. Crude oil costs are responsible for about two-thirds of the cost of a gallon of gasoline. In 2014, crude oil costs were 65% of the retail price of gasoline. While there may be slight variations in the costs of refining or distributing and retailing fuels, crude oil prices can experience huge swings. 2015 NACS Retail Fuels Report 1 17 OIL IS TWO-THIRDS OF THE COST OF GASOLINE Crude oil Post Refinery Refining Taxes (Source. US.Enerpj Information Administration, cumrrlativezor4 monthly averages. Figures do notadd up to r00% because of rounding) Given there are 42 gallons in a barrel, a rough calculation is that retail prices ulti- mately move approximately 2.4 cents per gallon for every $r change in the price of a barrel of crude ail. While this is not an exact calculation and ignores a variety of influencing factors, it helps demonstrate that as crude prices change, so does the price of retail gasoline. Taxes are largely per gallon, although some areas have sales taxes on fuels, and those taxes increase as the price increases. There sometimes are significant tax disparities between stations located in the same market area but in different cities, countries or states. For instance, New Jersey has a gasoline tax of32.9 cents per gallon, while neighboring Pennsylvania's gas tax is 68.9 cents per gallon. (See map ofstate tax rates on page 45.) Sales Strategies Impact Gas Prices Fuel retailers face the same question that all retailers face: sell at a low profit per unit and make up for it on volume, or sell at a higher profit per unit and expect less volume? But there also are several considerations in setting fuel prices that retailers of other products don't face. ■ Wholesale jN1ce changes — Competing retailers in a given area may have very different wholesale prices based on when they purchased their fuel, especial- ly during times of extreme: price volatility. Gasoline is a commodity, and its wholesale price can have wild swings. It's not unusual to see wholesale price swings of io cents or more in a given day. Depending on sales volumes and storage capacity, retailers get as many as three deliveries a day or as few as one delivery every three days or so. Due to competition for consumers, retailers may notbe able to adjust their prices in response to an increase in wholesale prices because their competition may not have incurred a similar increase in their cost of goods sold. Conversely, a retailer may adjust his prices when the competition adjusts prices, either following or in advance ofa shipment. 2015 NAGS Retail Fuels Report 1 18 Contracts — How retailers buy fuel can play a significant role in pricing strategy. Retailers sign long-term contracts (to years is the norm) and these contracts may dictate the amount and frequency of their shipments. When supplies are tight, retailers with long-term contracts may have low- er wholesale costs than retailers who compete for a limited supply on the open market, but they may also face allocations (a limit on the amount of fuel that they may obtain) on the amount of fuel they receive. • $rand — Who retailers buy fuel from also affects pricing strategies. Brand- ed retailers often pay a premium for fuel in exchange for marketing sup- port, imaging and other benefits. Branded retailers typically have the least choice in how they obtain fuel, or at what price, but that is offset by the many benefits that a brand provides. Each of these factors adds complexity to a retailer's pricing strategy, and they can create unusual market dynamics. There are times when the retailer with the highest posted price in a given area actually may be making the least per gallon, based on when, how and where the fuel was purchased. No matter what their pricing strategy, retailers tend to reduce their markup to remain competitive with nearby stores when their wholesale gas prices increase. This can lead to a several -day lag from the time wholesale prices rise until retail prices rise. Likewise, when wholesale gas prices decrease, retailers may be able to extend their markup and recover lost profits, with retail gas prices dropping slower than wholesale prices. Despite extreme volatility, retail margins for fuel are fairly consistent on an annual basis. Over the past five years, the annual average retail mark-up (the difference between retail price and wholesale cost) has averaged t8.9 cents per gallon. Ultimately, retailers set a price that best balances their need to cover their costs with the need to remain competitive and attract consumers, who are very price sensitive and will shop somewhere else for a difference of a few cents per gallon. WHOLESALE AND RETAIL GASOLINE PRICES TRACK OIL PRICES (2014) wT1 oil 0 Brent oil M Wholesale Gas 0 Retail Gas S12a $100 2 6 m m Sa0 Nn G C C In S60 p 1 (Sources. OPIS "Retail Fuel Watch",- U.S. Energy Information Administration) S4.00 $3.ba MOO C s2zo O0q C% MOD N Q N $1.5a c O $1.00 C Sabo So 2015 MACS Retail Fuels Report 1 19 Retail Profitability Measured Over Time The pattern of retail profitability is the opposite of what most consumers think. Due to the volatility in the wholesale price of gasoline and the compet- itive structure of the market, fuel retailers typically see profitability decrease as prices rise, and increase when prices fall. On average, it costs a retailer about iz to 16 cents to sell a gallon of gasoline. Using the five-year average markup of 18.9 cents, the typical retailer averages about 3 to S cents per gallon in profit. (Retailer costs to sell fuel include credit card fees, utilities, rent and amortization of equipment.) Over the course of a year, retail profits (or even losses) on fuels can vary wildly. In some cases, a few great weeks can make up for an otherwise dreadful year — or vice versa. RETAIL FUEL MARGINS EXPERIENCE WILD VARIATIONS OVER TIME (2014) Wholesale ■ Retail 0 Gross Margin 0 Breakeven $4,00 83.50 as ca b 51.50 S1.a0 "P '0 "o poellll (Sources; U.S. Energy Information Administration, OPIS) ❑.as 0.90 0.35 c O a 0.30 U' 025 c G1 t� c 020 I 0.16 r 0.1 ❑ 0.05 With its extreme volatility, fuels retailing is not for the faint of heart— or for those with limited access to capital. Perhaps that is why that since 1994, while overall fuels demand in the United States has increased, the total number of fueling locations (all convenience stores selling fuel, plus gas -only stations, grocery stores selling fuel, marinas, etc.) has decreased from more than zoo,000 to a little mare than iSo,000 sites. 2015 MACS Retail Fuels Deport 1 20 Why Prices Historically Go Up in the Spring By springtime, gas prices begin to increase and generally peak around Memorial Day. Most consumers assume that prices peak at this point because of the advent of the summer -,drive season. But is that the case? To a certain extent, seasonal demand is a factor. But there are other events that, with demand, collectively have a greater effect on prices each spring, leading to price peaks right before Memorial, Day. In six of the past i5 years (4o% of the tithe), the seasonal peak took place between May 9 and May 24. Crude oil prices drive gas prices, but how the crude oil is processed also plays a significant role in price increases. The petroleum industry's switchover to summer -blend fuels, a process that begins each February and ends June t, creates challenges that also affect retail fuels prices. Since final implemen- tation of the Clean Air Act Amendments in 2000, the seasonal transition to summer -blend fuel has helped gasoline prices climb significantly before they reached their peak. Comparing prices the first week in February to their seasonal peak, increases have ranged from a low of 20 cents per gallon in 2003 to a high of $1.13 per gallon in 2oo8; on average, the average annual increase is 52 cents per gallon. 2014 Feb.3 $3.279 April28 2013 Feb.4 $3.538 Feb.25 2012 Feb. 6 $3.482 April 2 2011 Feb, 7 $3.132 May 9 2010 Feb. 1 $2.661 May 10 2009 Feb. 2 $1.892 June 22 2008 Feb. 4 1 $2.978 July 21 2007 Feb. 5 $2.191 May 21 2006 Feb. 6 $2.342 May 15 2005 Feb.7 $1.909 April11 2004 Feb. 2 $1.616 May 24 2003 Feb, 3 $1.527 March 17 2002 Feb, 4 $1.116 April 8 2001 Feb. 5 S1.443 May 14 2000 Feb. 7 $1.325 June 19 (Source. US. Energy Information Administration) $3,713 43.44 43.2 $3.784 24.60 7.0 $3.941 45.9� 13.2 $3.965 83.30 26.6 9.2 $2.905 24,44 42.2 - $2.691 79,94 $4.104 $1.126 37.8 $3.218 $1.027 46.9 S2.947 60.50 25.8 19.4 $ 2.280 37.10 $2.064 44.80 27.7 -- $1.728 20.10 13.2 $1.413 29.70 24 $1.713 27.00 18.7 26.9 $1.681 35.6C 2015 NACS Retail Fuels Report 121 Refinery Maintenance During the First Quarter Refineries convert crude oil into a variety of products, including gasoline, diesel fuel (known as "distillates") and jet fuels, among other products. The United States has greater demand for gasoline (as opposed to diesel fuel). Therefore, U.S. refineries are optimized to produce gasoline, and their main- tenance schedules are based on gasoline demand. Demand for gasoline in the United States is generally the lowest during the first two months of the year, so refinery maintenance, known as a "turna- round," is often scheduled during the first quarter. Another reason for sched- uling turnarounds during this period is that it is the time between peak heat- ing oil season and peak summer drive season, allowing refineries to retool for summer -blend fuels. A turnaround is a planned, periodic shut down (total or partial) of a refinery process unit or plant to perform maintenance, overhaul and repair operations and to inspect, test and replace materials and equipment. On average, refin- eries experience turnarounds about every four years, meaning that about one quarter of the country's refineries experience a turnaround in a given year. These turnarounds are scheduled at least one to two years in advance, and can be from one to four weeks in duration. Because of the long lead time required to plan turnarounds, they are costly to reschedule and usually proceed as planned, even if refining capacity is sud- denly tight because of unplanned refinery shutdowns elsewhere. Add to this mix the reduction in the number of refineries throughout the country— there are currently 142 operable refineries in the United States, about half the total from 198o — and any unanticipated refinery shutdowns can have a ripple effect on supply. Further, like any maintenance, some turnarounds may not go as planned and take longer than originally anticipated, further stressing the system. To minimize the impact of turnarounds on overall supply, they are staggered through a roughly three-month window. Refineries Switch to Summer -blend Production in April The U.S. Environmental Protection Agency (EPA) defines April to June as the "transition season" for fuel production. Refineries lead this transition and switch over to summer -blend production in March and April. The blends of gasoline used in the summer months are different than the blends used in the winter. In the winter, fuels have a higher Reid vapor pres- sure, meaning they evaporate more easily and allow cars to start in colder weather. In the warm summer months, these evaporative attributes would lead to increased emissions and the formation of smog. The Clean Air Act Amendments of 199o, which had final implementation in zo oo, requires that different fuels be used in many metropolitan areas, affecting more than 30 percent of the gas purchased in the country. Refor- mulated gas (RFG) is required in cities with high smog levels and is optional elsewhere. It is currently used in 18 states and the District of Columbia. (EPA publishes a listing at www.epa.gov/otaq/fuels/gasolinefuels/rfg/areas.htm of where RFG is used.) 2015 NACS Retoil Fuels Report 122 There are also more fuels to produce during the transition season. In the winter months, only a few fuels are used across the United States. However, be- cause of various state or regional requirements,14 different fuel specifications are required for the summer months. Refineries must produce enough for each area to ensure that there are no supply shortages. (See map on page 46.) Summer -blend fuel is more expensive to make than winter -blend fuel for two reasons. First, the production process takes longer and is costlier. Second, the overall yield of gasoline per barrel of oil is lower. These complexities add several cents per gallon to the cost to produce these higher -grade fuels. In addition to added costs to produce the fuel, prices are also affected by in- creased demand, maintenance costs and capacity decreases. Retail Deadlines Go Through June The end point in a series of handoffs to prepare for summer -blend fuel is the date that retailers must sell the fuel. In most areas of the country that require summer -blend fuels, retailers have until June i to switch to summer -grade gas. Some retailers must sell summer -blend fuels much earlier. California, which has one -eighth of the country's population, has among the most stringent re- quirements, both in terms of the complexity of the fuel and the date at which summer -blend fuel must be sold. In Northern California, retailers must sell summer -blend fuel a month earlier than the rest of the country: May i. In Southern California, the deadline is two months earlier: April i. One of the reasons why California has a longer summer -blend period than other states is because of its longer period of high temperatures — particularly in the desert areas, which are located in the air district with the worst quality of air. There are other key deadlines that additionally put stress on the system. Na- tionwide, refiners must produce summer -blend fuel no later than April i. (Ob- viously, deadlines are earlier for California's fuels.) From refineries, fuels travel through pipelines at about 4 miles per hour, or ioo miles per day. Fuels refined in the Gulf Coast can take several weeks to reach storage terminals throughout the country. This is why the deadline to have summer -blend fuel at terminals and storage facilities is May i — a month after the transition at the refineries. The May 1 deadline for terminals is considered one of the biggest factors in the seasonal price increases. Terminals have to fully purge their systems of winter -blend fuels and be near empty to make the transition and be in com- pliance. Those out of compliance face stiff penalties, so most terminal oper- ators would rather be out of inventory than out of compliance. This regula- tory requirement leads to lower inventories at the terminal. Combined with increased demand, this puts upward pressure on prices. Demand Increases, Beginning in February Demand is often cited as the main reason for spring price increases. In 2014, U.S. demand for petroleum products averaged ig.i million barrels per day, of which 8.9 million were gasoline. But world demand for oil is around gi million barrels per day, more than four times the total of U.S. demand and io 2015 NACS Retail Fuels Report 123 times U.S, demand for gasoline alone. While U.S. demand for gasoline had declined from its peak in 2007, world demand for oil has increased, which elevates oil prices and subsequently drives gas prices. Still, U.S, gasoline demand is a factor in the annual spring increase. Demand increases every year beginning in February, and typically peaks in August. The common misperception is that there is a huge increase in demand for the Memorial Day weekend with the official beginning of the summer -drive sea- son. There is an increase in demand, but it is only a few percentage points per month. However, a i% increase in U.S. gasoline demand does mean that an extra 9o,000 barrels per day must be produced, which is the equivalent of the output of a small refinery. During the seven -month period when demand in- creases, the problem is compounded, Demand in August 2014 was 849,000 barrels per day (io.3%) greater than demand in January 2.014. That demand increase creates enormous pressure on the system and makes it extremely vulnerable to supply disruptions. January 8.278 -- -6.6% ------+0,696 — - - February 8.325 March 8.794 +5.6% April 8.683 -1.39� May 9.100 +4.8% June 8.966 -1.5% July 8.948 -0.2% August 9.127 +2.0% September 8.890 -4.8% October 8.911 +2.5% November 9.220 +3.5% December 1 9.263 +0.5% {Source: U.S. Energy Information Administration, "Weekly Average U.S. Product Supplied of FinishedMotor Gasoline") Gasoline demand in 2013 1 o-a 9-8 9.6 8.2 5,0 January February March Apr11 Mav June h1y August Seplember October NowmbvDeoembar 2015 NAGS Retail Fuels Report 124 A Slight Bump in the Fall As demand decreases and temperatures cool, retailers can switch over to selling winter -blend fuel, beginning September 1S. While these winter -blend fuels are cheaper to produce, the complications of the switchover often lead to a temporary bump in price, usually a few cents per gallon. The weather may also affect gas prices in the fall. Hurricanes, especially those that damage Gulf Coast refining operations, place significant pressure on sup- plies and affect prices across the country. Unlike in the spring, the change to winter -blend fuel is not required. Howev- er, because winter -blend fuel costs less, retailers often sell the cheaper fuel so they can be as price competitive as possible. Not all retailers begin selling this fuel on September 1S; most wait to make the switch until their inventories are low. A retailer's volume will dictate how often a station receives deliveries, with some stores having multiple deliveries per day and others needing just one or two deliveries per week. By the end of September, gas prices generally decrease as the complications from this switchover are processed and demand continues to fall. Despite what conspiracy theorists believe, price decreases in the fall have everything to do with a decrease in demand and shift in fuel specifications and nothing to do with pre -election politics. Also, California's summer -blend fuels season is longer than the rest of the country. Both Northern and Southern California's summer -blend require- ments run through the end of October. This exacerbated the problems with supply in California in early October 2o12, when fires at two important re- fineries limited state -specific production and caused wholesale and retail gas prices to spike to record levels. Exceptions to the Rule Summer -blend fuel requirements may be relaxed in times of emergencies or when potential shortages are possible. That was the case in 2ooS as Hurri- cane Katrina made landfall in Louisiana at the end of August and significantly affected Gulf Coast refining operations. Several states successfully petitioned for waivers to temporarily exempt retailers from RFG and other fuel require- ments through September 1S. Only the U.S. Environmental Protection Agen- cy has the authority to issue these waivers. 2015 NACS Retail Fuels Report 125 LeRp CF �� z=.,�=z no stop Engin, K tN! 7m MPF' Sim r. i AiNkri !VF ikr,?i 44- 4 f rIF ti; ' ' 1 T- �� i rl • '• Al �. 4 - f r V 4k 4 k r _� . _-• P %L N .. F Who Sells America's Fuel? Americans fuel up their cars about four to five times every month at more than 150,000 fueling stations across the United States. But who owns these fueling locations? It's highly unlikely that it's an oil company and very likely its a one -store local business. 2015 NAGS Retail Fuels Report 128 Small Businesses Fuel America There are 127,599 convenience stores selling fuel in the United States, and these retailers sell an estimated go% of all the fuel purchased in the country. Overall, 58% of the convenience stores selling fuel are single -store operators — more than 70,000 stores. Many of these small businesses may not have the resources to brand their stores separately from the brand of fuel they sell and promote on their canopies, often leading to consumer misperceptions that they are businesses awned and operated by a major oil company. OWNERSHIP OF CONVENIENCE STORES SELLING FUEL 5% ■ 1 Store ■ 2-10 Stares 11-50 Stores 51-200 Stores 201-500 Stores N 500 + Stores (Source: NACS/Nielsen 2015 Convenience Industry Stare Count) Big Oil Continues to Exit Retail Large, integrated oil companies, especially since z007, have exited the retail business to focus more on resource production and refining operations. Exx- onMobil, Shell, BP and ConocoPhillips have eitherbegun or completed the process of selling off all of their directly operated facilities. Of the r.z7,588 con- venience stores selling fuels, less than 0.4% (443 stores) of them are owned by one of the five major oil companies as of June z014. MAJOR OIL -OPERATED RETAIL ODILt15: Chevron 423 Shell ExxonMohil BP ConocoPhillips (Source: Nielsen, June 2014) 20 2015 NACS Retail Fuels Report 129 Major Oil Keeps Its Brand Presence While the major oil companies are withdrawing from retail operations, their brands remain. In fact, roughly half of retail outlets sell fuel under the brand of one of the 15 largest refiner -suppliers. Virtually all of these branded loca- tions are operated by independent entrepreneurs who have signed a supply contract with a particular refiner/distributor to sell a specific brand of fuel, but these retailers do not share in the profit/loss of their suppliers. The remaining 5o% sold "unbranded" fuel. These stations often are owned by companies that have established their own fuel brand (i.e., QuikTrip, Wawa, 7-Eleven) and purchase fuels either on the open market or via unbranded con- tracts with a refiner/distributor. Other Retail Channels Sell Fuels Convenience stores sell more than 8o% of the fuels purchased in the United States, and their dominance continues to grow. over the past decade, the number of convenience stores selling fuels has grown by 15% (from 110,895 to 127,588 stores). Meanwhile, the overall number of fueling locations has dropped. There were 152,995 total retail fueling sites in the United States in 2o13, the last year measured by the now -defunct National Petroleum. News' Market - Facts. This was a steep and steady decline since 1994, when the station count topped 2o2,800 sites. Another channel also has seen growth over the past decade: big -box grocery stores and mass merchandising stores, otherwise known as "hypermarkets." As of May 7014, the 5,235 hypermarket retail fueling sites sold an estimated 13.8% of the motor fuels (gasoline) purchased in the United States, according to Energy Analysts International. These sites sell approximately 278,000 gal- lons per month, more than twice the volume of a traditional fuels retailer. The top five hypermarkets selling fuel, by store count: • Kroger (i,22o) • Walmart (999 stations, mainly Murphy USA with small mix of others; up to 2oo new Murphy USA sites are due by end of 2or5 per agreement) • Sam's Club (5os) • Costco (381) • Safeway (346) (Source: Energy Analysts hiternatiatial) The remainder offuels sales in the United States comes from traditional ser- vice stations without convenience operations and very low -volume fueling sites, such as at marinas. 2015 NAGS Retoil Fuels Report 130 How Branded Stations Operate Major oil companies have essentially exited the retail fuels business, but it often looks like they dominate the retail landscape. About half of the fueling stations in the United States sell a brand of fuel from one of the iS major refiners/suppliers, which often makes the signage touting a particular fuel brand seem like an oil company owns the store. But instead the contractual relationship for fuels is much like that inside the store, where beverage companies often help provide branded fountain dispensers that dispense a branded soft drink. Both the oil company and the beverage company help the retailer sell product, but that doesn't mean they own the store. 2015 NAGS Refoil Fuels Report 131 Retailer Benefits For retailers, being branded means consumer recognition. More than half of all convenience stores selling fuels (58%) are single -store operations, so having a branded contract with a major refiner/supplier instantly provides a retailer with a familiar brand for their top product: motor fuels. A branded fuel can also determine where some customers choose to shop. While price is still the number -one determinant for gas purchases, about one in 12 motorists consider fuel brand as the top reason for their purchasing decision. A branded contract also guarantees fuel supply, especially when supplies are tight. Supply guarantees can also smooth out extreme price volatility seen in the wholesale gas markets. There also are non -fuel benefits to branding. Operators can take advantage of the oil company's knowledge in retail best practices for attracting customers and employee training tools. Retailers can also receive financial support such as an imaging allowance (loan) to improve the look of the store. Major Oil Company Benefits Major oil companies shed their retail portfolios to better utilize their assets in upstream production — that is, oil refining and/or oil production. Instead of tying up resources on real estate and making a few cents a gallon selling fuel, they can funnel their resources into large-scale, long-term pro- jects. But there is obvious value to having your company name displayed in front of millions of consumers every day. And this is why the major oil com- panies continue to brand stations that they don't own or operate. A second reason is that branded relationships give oil companies a guaranteed customer for their product, and at predictable volumes. The same holds true for other refiners or supply companies. Contractual Terms What are the typical terms of these branded contacts? While every contract differs, here is a broad overview: • Length — A typical contract is for io years, although contracts may be as long as 20 years or as short as 3 years for renewed contracts. • Volume requirements — Contracts typically set forth a certain amount of fuel each month that retailers must sell. Usually retailers can sell more than the agreed -to amount, but when supply disruptions exist, they may be put on allocation and only given a percentage of what they historically receive in a given time period. This enables the supplier to more efficiently manage fuel distribution to all branded outlets in an equitable fashion. • Image requirements — A branded retailer receives marketing muscle from its oil company partner, which may include broad advertising to encour- age in-store sales. Also, the oil company may provide financial incentives to display its brands. This also depends on who operates the station and 2015 NACS Retail Fuels Report 132 whether the store owner has access to capital. In exchange, the oil compa- ny expects the store to adhere to certain imaging requirements, including specific colors, logos and signage, standards of cleanliness and service. The oil company often relies on mystery -shopping programs to assess compli- ance. Wholesale price requirements — A branded retailer must purchase fuel from a branded supplier or distributor. Branded contracts benchmark the wholesale price to common fuels indexes, such as Platt's, plus a premium of a few cents for brand/marketing support. Some branded contracts also stipulate the retail markup on the fuel through a "consignment agree- ment," whereby the supplier or distributor retains ownership of the fuel until it is sold and pays the retailer a commission. Types of Branded Retailers There are different ownership structures within the branded station universe: Regional company or chain operated — A chain of convenience stores with a common name that operates the branded locations. In many cases, a chain may sell different brands at different stores, based on the needs of the marketplace and terms of contracts that may have been carried for- ward from stores that were acquired from other operators. Many opera- tions of this kind serve as distributors to themselves and maintain supply agreements with the branded oil companies. • Lessee dealers —The dealer/retailer owns the business. A major or region- al oil company or a distributor owns the land and building and leases it to a dealer. The dealer operates the location and pays rent to the owner, as opposed to an open dealer who owns the property. This arrangement gives the oil company or distributor a guaranteed supply outlet for its petroleum products, pursuant to a supply contract. A typical lessee dealer may operate more than one facility and does not wholesale gasoline or sell to other dealers. • Open dealer operated — The independent dealer purchases fuel from the oil company or a distributor, supplies fuel to the station — and possibly others — owns the business and owns or leases the building/facility independent from any supply agreement. The dealer may contract with a manager to run the business or run it himself. • Company operated — A "salary operation" where a major or regional oil company or a distributor owns the building/facility and the business. The company pays a salary to the managers/proprietors and supplies fuel to the location. This is also known as company -operated and direct operated retail. 2015 NAGS Retail Fuels Report 133 Credit and Debit Cards at the Pump The use of plastic at the pump is incredibly convenient. But that convenience comes at a cost. In 2003, Americans for the first time made more payments by credit or debit card at stores than they did with cash or checks, according to the American Bankers Association. ❑ver the past decade, the trend has accelerated, especially at the gas pump. Today, 78 % of consumers fueling up pay by plastic, according to results from the 'zo15 MACS Consumer Fuels Survey. An estimated 40 million Americans fill up every day and 30 million of them pay at the pump. However, the system is not without its problems. Cred- it card and debit card rates are set in a duopoly, where the two largest card issuing companies (Visa and MasterCard) set rates and write rules for retailers that they can either follow or refuse to accept cards, which is not much of an option in today's competitive marketplace. The rules that retailers must adhere to also are incredibly complex, running hundreds of pages long. Rates also vary based on the store and even the customer. The card fees that retailers pay are based on the type of card used (rewards cards cost retailers more to accept), the type of business (larger retailers may get better rates based on volume discounts) and how the card is used (fueling islands tend to have higher rates because it they are considered unattended terminals). 2015 NAGS Retail Fuels Report 134 Ultimately, the convenience of paying at the pump comes at a cost — both in terms of higher gas prices and a slew of security -related challenges. This back - grounder examines these challenges with a look ahead at a system that began taking shape nearly a century ago. Cards and Fueling: A Long History Together The use of cards at the pump is almost as old as the service station. In 1924, only ii years after the first purpose-built gas station opened, gas credit cards were issued. These cards followed the simple dog -tag style metal plates issued by department stores prior to World War I. While this nascent payment system was still devel- oping, the onset of the Great Depression and World War II quashed the concept of credit cards for several decades. Post War optimism rekindled the idea of charge cards. American Express con- sidered the concept in 1946. Then in i9 So, the modern credit card system was introduced by Frank McNamara and Ralph Schneider with their Diners Club Card. In 19S8, Bank of America introduced BankAmericard (which later became Visa); American Express also began issuing cards in 19S8. (Master Charge, which became MasterCard, was first issued in 1966.) While credit card payments could be made with in some retail establishments, you couldn't easily charge for your gas. In 1964, the concept of remote fueling set the stage for its introduction. The simple innovation ofbeing able to pump your own gas, without a service attendant, and then pay, was revolutionary. It allowed consumers to save a few cents a gallon because of reduced labor costs, but they still had to go inside to pay, whether by cash or by credit card. Some retailers in the early 198os experimented with pre -paid gas cards and in- stalled card readers — similar to the technology used in rapid mass transit— into the pumps to read the cards. Next, were credit card readers at the pump, which were introduced in the Unit- ed States in 1986. (They were introduced in Europe in 1982.) E-Z Serve and its subsidiary AutoGas in Abilene, Texas, installed dispensers featuring a built-in credit/pre-paid card reader system. However, not everyone in the industry embraced pay -at -the -pump. Many retailers were concerned that this convenience would reduce in-store sales because customers would buy their gas and then leave without any other pur- chases. Yes, many customers do buy gas and leave without going inside the store to buy other items. But it enhanced the shopping experience for every- one. Gas -only customers were able to quickly leave. And in-store customers had a better experience because they didn't have to stand in line behind some- one who needed to pay for gas. Still, adoption was slow. Only 13% of convenience stores had pay -at -pump technology by 1994, but So% of convenience stores were using the technology by zooz, and virtually all stores do today. The payments landscape also continues to evolve beyond cards. Some retailers, notably Tennessee -based MAPCO, allow consumers to pay for their gas via a mobile app and New England retailer Cumberland Farms was among the first 2015 NACS Retail Fuels Report 135 to embrace Apple Pay as a payment option. But while the method of payment is evolving, the cost associated with delivering convenient payment options remains a problem. The Hidden Cost of Cards With more than three-quarters of consumers at the pump paying by plastic, most retailers have no choice but to accept credit and debit cards. However credit and debit card transactions result in retailers paying swipe fees (also known as "interchange fees.") These fees typically average between 21. and 3% of the total purchase, but can be as high as 4%. Because retailers already have razor -thin margins on fuel (the average gross margin on fuel has averaged only 5.7% before expenses over the past 5 years), these costs are passed along to the consumer in terms of higher gas prices. Gross margins aren't to be confused with profit margins. After factoring in expenses, most retailers make, at best, a few cents per gallon in pretax profit, and may even lose money on some sales when margins are tight and credit card expenses are high. In every year since 20o6, overall convenience store profits were lower than the fees that they paid credit card companies and banks for processing transactions. In 7013 the industry reported profits of $7.1 billion and credit card fees of $it.z billion. THE COSTS OF PAYMENTS based on a 1 o-gallon fill -up when gas is $3.00/gallon CASH: No cost. DEBIT: 2.4 cents pet gallon. Debit fees are 21 cents per transaction*, plus other costs, with a maximum charge of 24 cents for the transaction. (*This is only true for the 60% of debit cards that are regulated. The other 40% of debit cards carry fees that are closer to those for credit cards: around 2%.) CREDIT: 6 cents per gallon. Credit card swipe fees include both fixed and variable costs. Taken together on a typical fueling, they average 2%, or 6 cents per gallon. Retailers Fight to Change the Broken System For more than a decade, retailers have fought to change the broken credit card system that costs consumers too much money at the pump and everywhere else they use plastic. Their argument is that credit card fees are essentially a "tax" that they collect for the credit card companies. When consumers are taxed, they have less money to spend, and that hurts retail sales. 2015 NACS Retali Fuels Deport 136 NACS and other groups pushed for debit fee reform and it was signed into law on July 21, 2oio, as part of the Wall Street Reform and Consumer Pro- tection Act. That law directed the Federal Reserve to ensure debit swipe fees were "reasonable and proportional" to the costs incurred by the banks in handling an individual transaction, among other things. Originally, the Federal Reserve proposed rates Of to 12 cents per transaction for debit cards, still significantly higher than the 4 cents per transaction that banks reported that debit processing costs. However, the final rules were markedly higher: 21 cents plus r cent for fraud prevention and o.o5°j of the transaction to cover fraud losses, capped at 24 cents. NACS and others filed suit challenging the Fed's rules, but on January 2o, 2oiS, the U.S. Supreme Court declined to hear the appeal. NACS also filed private antitrust litigation against the major credit card com- panies and banks in 2ooS. Counsel for the class of retailers in that case reached a proposed $7.2 billion settlement that did not address problems with the bro- ken payments system and was rejected by a majority of the plaintiffs. NACS led the opposition to the proposed settlement, but despite the objections of NACS and thousands of other merchants, the judge accepted the proposed settlement. The appeal process is ongoing. Retailers Offer Consumers Savings to Reduce Costs The rise in credit card expenses has led to an increasing number of retailers to seek alternatives, especially cash discounts. Amounts for the discount vary, but most retailers offer approximately 5 cents offper gallon to customers paying by cash. Some retailers offer significantly higher discounts for cash, particularly if the gas purchase is tied to another purchase, such as a car wash. It's important to note that there is a difference between cash discounts and surcharges for paying by plastic. Until recently, surcharges were forbidden by the contracts developed by the credit card companies. As part of the proposed $7.2 billion antitrust settlement (see "Retailers Fight to Change the Broken System"), the card companies added a provision to allow surcharging. However, there are significant limitations and it is inherently consumer unfriendly. NACS is not aware of any retailer who has instituted surcharges. Requirements for how retailers offer cash discounts are set by the state depart- ment of Weights and Measures. Typically, retailers must most prominently post the higher (credit) price. Some retailers also have dispenser "pumptoppers" and advertising billboards that rotate between the cash and credit price. What about discounts for debit cards, which carry lower costs at the pump? Some retailers have adopted the practice as well. Nice N Easy Grocery Shoppes, a chain based in Canastota, New York, offers debit card users the same discount as it gives cash customers, even though there are costs associated with debit. 2015 NACS Retail Fuels Report 137 Clarifying the Confusion Over 'Holds' As the use of plastic at the pump has increased, so have concerns over debit or credit "holds." While online banking statements look like the hold has been placed by the retailer, the retailer is only responsible for setting the amount of the hold — a decision highly influenced by credit card rules that could later deny payments for some transactions. Both Visa and MasterCard require that retailers place holds, or "pre -authori- zations," on debit and credit card gas purchases. Most consumers don't notice holds on their credit cards because they have sufficient credit lines that they don't exceed, even with holds. Holds are standard practice for any business that accepts plastic as a form of pay- ment in a situation where the final dollar amount to be assessed is unknown in advance. Holds placed an gas purchases are similar to the pre -authorizations that hotels do with a credit card when you check in or at car rental counters. Most car rental agencies and hotels don't allow customers to use debit cards because the hold would be too large. However, debit cards are permitted at the pump and it can cause problems — especially for those who carry low balances in their checking accounts. An unexpected debit hold can begin a cascade of overdraft fees or even cause a customer to be locked out of making vital purchases that they intended to make with their "held" money. One more point of clarification. There are actually two charges that hit a custom- er's account when they purchase gas. One is an "authorization" charge, typically for $t. This charge isn't permanent and is later removed. Its purpose is to make CONSUMERS HAVE A CHOICE Consumers can make sure the hold is released immediately by using their PIN, since PIN debit transactions should be registered immediately. An increasing num- ber of stations — an estimated 60%-- also have PIN pads at the pump. Consumers should ask their bank about its policy regarding the length of debit holds. It the hold lasts longer than a few minutes for PIN -based transactions, or longer than three days for signature -based debit transactions, consumers should discuss the matter with their bank to learn why the holds are lasting so long. Most banks print their phone numbers on the backs of their cords. When posed with the option of credit or debit, consumers should always choose the PIN debit option because that transaction will be Immediate, whereas credit or signature -based debit transactions can take days. Plus, PIN -based debit Is much more secure. Check online bank statements regularly and call the bank it something looks out of the ordinary on a statement. 2015 NACs Retail Fuels Report 138 sure that the card being used is "live" —that is, that it is a valid card The second charge is the debit hold. Debit card holds are required by card network rules and the bank issuing the debit/credit card is responsible for the length of the hold. The amount of a hold varies from retailer to retailer, who set the limit based on a variety of factors. Most commonly, holds are between $75 and $izS and are designed to cover the maximum cast of a fill -up. Retailers with higher hold amounts may have more traffic from vehicles with larger gas tanks, such as trucks. It's not the retailer who is responsible for continuing the hold, since credit/debit card network rules make it impossible for the retailer to extend the hold. Also, retailers have nothing to gain from holding onto their customers' rnoney—it freezes accounts that could be used to spend money in the store. Ultimately, it is the banks that can reap added benefits from holds, such as assessing overdraft fees that happen as a result of unanticipated holds. The amount of the hold and the time of a hold may vary, but the length of a hold is significantly affected by how the card is used. PIN -debit transactions are real-time transactions (that is, they are processed at roughly the speed of digital transmissions) and holds should be released immediately. However, so-called signature -based debit transactions --- those where customers do not use a PIN — are processed like a credit card transaction and have longer hold times that could take several days to clear. Signature -based debit transactions holds, like the holds on credit cards that can affect a customer's spending limit, can remain, for 48 to 72 hours, since the processing times are slower. Generally, they should last a shorter period of time because retailers conduct "batch" transactions at least daily; any time that the hold lasts beyond that time for signature -based debit is due to bank settlement processes. For PIN -based debit transactions, which are real-time, online transactions, the hold should last only minutes. When a customer swipes their card and the pump says "authorizing," that is when the hold is being charged to their account. After the fill -up is complete, the issuing bank is automatically noti- fied, and the hold amount should immediately change to the amount that the customer actually purchased. 2015 NAGS Retail Fuels Report 139 Payment Card Authorization Limits Also Confuse Consumers Authorization limits imposed by some banks can force retailers to cut off gasoline sales at a pre-set amount, related to the hold amount for payments by plastic. Set the limit too high operators risk ire over high holds; set the limit too low and they risk irritating drivers of large -tank vehicles such as S Ws that are unavailable to completely fill up. This situation forces retailers to select one of two bad options. One choice is to adhere to this authorization limit and hope that affected consumers don't take out their frustration on the store by refusing to return. If these frustrated custom- ers do not immediately drive away and instead stay to continue fueling up, they must initiate a second "fill -up" authorization, which further alienates customers and adds more costs for retailers because of the fixed -cost pricing component of swipe fees on the second sale. The other option is to allow customers exceed this authorization limit. Retailers who choose this option risk having part of the charge denied by the bank (known as "Reason Code 96"), even if the card is not fraudulent, and lose getting credited for the amount of the sale above the limit. Still, many retailers have taken on this risk to reduce customer inconvenience. (Consumers are still assessed the full amount if the retailer is denied payment in this situation, but the bank, not the re- tailer, keeps the additional money. With low gasoline margins, a handful of these chargebacks can wipe out the day's gasoline profits.) Protecting Consumers From Fraud Debit and credit cards also create concerns related to data security, and retail- ers take steps to protect their customers. One way is to ask customers at the pump to enter a 5-digit ZIP code associated with their credit card before fue- ling. The concept is that someone who has a stolen card is much less likely to know the ZIP code associated with the card, especially at a store near a highly trafficked road, where people could be coming from a much greater distance than the immediate area. This information is not used for marketing purposes, as it often is in other retail settings where customers are asked for their ZIP code or phone number. It is purely to verify the owner of the card. Thieves often test cards to see if they are still "live" at places where they don't have to engage in a face-to-face transaction, such as the gas pump and risk having the card confiscated. After a successfull test, the thieves may then try it at retail locations. So, by requiring a ZIP, it may limit options for the thief. And it could also reduce gas costs. A 2ori analysis for the California Senate's Judiciary Com- mittee explained that credit card companies provided financial incentives to use ZIP code verification at the pump. The credit card processor may view these transactions as less risky and may opt to offer discounts to stations requiring ZIP verification. If customers do not enter their ZIP code or enter an incorrect one, the pump will not dispense fuel. Unfortunately, this adds a level of inconvenience for law-abid- ing customers. And it can be even more inconvenient for visitors travelling from other countries, especially Canada, which has a 6-digit postal code that is a com- 2015 NACS Retail Fuels Report 140 bination of letters and numbers. But there are some workarounds besides going inside to get the pump authorized. One other option suggested by some experts is for Canadians to enter the numbers in their postal code, plus an additional two zeroes. So, if a Canadian billing address is H2W 1L2, the customer would enter 21200. Protecting Consumers From Data Breeches Fuel dispensers can be attractive targets for thieves looking to steal credit and deb- it card information by "skimming," an aggressive tactic used to illegally obtain consumer card data for fraudulent purposes. The cost of skimming incidents goes beyond the monetary risk or cost at any lo- cation. These types of thefts often are very high profile, and companies that have been the targets of a data breach find that consumers are sometimes more hesitant to stop at their locations, whether or not the retailer was at fault. Just as consum- ers will treat a convenience store as "lucky" for selling a winning lottery ticket, they may also consider a store to be bad luck if it suffers a data breach. Skimming occurs when a third -party card -reading device is installed either outside or inside a fuel dispenser, which then allows a thief to capture cred it and debit card information. Skimming equipment can be difficult to identify, especially when it's hidden inside the dispenser. There are two types of shimmers. External Skimmers: External skimmers can be quickly installed by criminals who don't need to gain access to the inside of a dispenser. The most common technique used is a keypad overlay that matches up with the buttons of the legitimate keypad below it and presses them when operated, but records or transmits the keylog of the PIN entered by wireless. This device, or group of devices installed illicitly on an unattended location (typically ATM or gas dispenser) is colloquially known as a "skimmer." The criminals come back to collect the device, which now contains consumer data. Until the thieves collect the skimmer, data may not have been accessed. Therefore, it is essential that if a skimmer has been identified that it is not im- mediately removed. Retailers typically are told to take the dispenser offiine and notify law enforcement, but to also keep the skimmer in place so that the crimi- nals can be apprehended when they return to collect it. Here are some things that retailers and consumers alike should look for related to external skimmers: • Look to see if the keypad is raised to an unusually high level. While thin, the overlays will still be obvious if you look closely. • Look to see if the keypad is secure. Many overlays are secured in away where they maybe crooked or not adhered fully. They may feel loose compared to a 2015 NACS Retail Fuels Report 141 proper keypad. Run your finger around the keypad to see if it feels right. Look for telltale visuals. Ifa keypad appears new yet the rest of the dispenser is weather beaten, that could be a signal a slimmer has been recently installed. Internal skimmers: Internal skimmers are attached inside a fuel dispenser. They are more difficult to install and more difficult to notice. Skimmers, formally called "portable magstripe readers," are box -like devices usually z to 3 inches long. The can be purchased for about $400. Criminals can obtain a skimmer and preprogrammed laptop for about $i, 000. To install these skimmers, criminals need access to the dispenser. There are two methods to gain access. One is by using a key used to open the dispenser, but most criminals gain access by plying open the door. To do so, they often leave signs of entry, whether a panel door that appears misaligned after forced entry or telltale signs like scratches and other marks indicating forced entry. To guard against this type of slimmer, retailers regularly inspect their dispensers to detect signs of entry. They may also use tamper -evident labels on door entries, which help identify potential security breaches if skimming devices are inserted at fuel dispensers. If the label is lifted to open a dispenser door and insert a skim- ming device, a "void" message appears on the label, providing a visual alert to store employees so that additional action can be taken. Because the labels clearly indicate that they prevent tampering, the labels also assure customers that their data is secure, and discourage criminals targeting the store. If a customer believes that a dispenser may have been comprised, the first course ofaction is to treat the area as a crime scene. For one, don't touch anything in case a criminal was dumb enough to leave fingerprints. Report what has been found to the retailer so that they can immediately take the affected dispenser offiine and contact law enforcement. 2015 NAGS Retail Fuels Report 142 More Changes Coming in 2015 With data security a growing concern, there are continuing actions to address data security. Many larger retailers were subject to new Payment Card Industry (PCI) Data Security Standards beginning January 1, 2o15. These "level s" retailers are the first wave of retailers that must implement new controls. Retailers that process fewer transactions will be phased in to also conform over a multi -year period. Later in 2oi5, card issuers will be required to replace traditional credit and deb- it cards that have magnetic stripes on the back with new cards featuring EMV technology. EMV (an acronym for Europay, MasterCard and Visa) requires that embedded chips be used in cards, a practice common in the rest of the world. The chips in these cards, when used in conjunction with PINs (known as "Chip & PIN"), have reduced fraud in other countries. However, the credit card companies and banks in the United States intend to issue cards without PINS, which will likely undercut the security benefits of the new cards. Retailers will face added costs in upgraded their terminals and software to accept EMV. And retailers who don't upgrade by October 15, 2o15, may be liable for the cost of fraudulent purchases. Roughly one-third of all retailers today have upgraded by the beginning of 2015. (The deadline to comply at gas dispensers is not unti12o17.) Some card issuers, however, have backed off on their previous commitments to deliver EMV cards. Their argument is that the benefits don't justify the costs. If PIN isn't required for EMV, the card issuers' concern may become a self-fulfill- ing prophecy. Meanwhile, retailers want proven fraud -reduction measures like PIN included because they currently pay more of the costs associated with fraud than the banks do, especially at the pump. With EMV, retailers will want to see ifthe swipe fees that they pay will decrease, since the card companies have long argued that the cost of fraud was a maj or component of swipe fees. What will the future hold? Well, it's in the cards. 2015 NACS Retail Fuels Report 143 8.�t U.S. gasoline demand increased 1.1 % to 8.9 million barrels per day in 2014. (Source: U.S. Energy Information Administration, Short -Term Energy Outlook, January 2015) Over the past five years, retailer gross margins have averaged 5.7% (18.9 cents per gallon). (Source: OPTS) A $1 change in the price of a barrel of oil roughly translates to a 2.40 change per gallon at the pump, (Bused on 42 gallons in a barrel of oll) $ 1 /barrel * 2,40/ga I Ion A total of 16.8 million light -vehicles were sold in 2014, the strongest sales year since 2OO6. (Source: WardsAuto.ccrn) There are 253.6 million registered vehicles in the United States. (Source: U.S. Federal Highway Administration) ---.III Where Does Your Fill Up Go? 65°% Crude Oil I 12% Past -refinery 13% Taxes 11 I Refining (Source: U,S. Energy Information Administration) , There are 127588 convenience stores selling motor fuels in the United States. Less than 500 of these stores ore owned by one of the five major oil companies. (Source: NAGS/Nielsen 2015 Convenience Industry Slore Count) 2015 NAGS Retail Fuels Report 1 44 GASOLINE TAXES Combined local, state and federal (cents/gallon) (as of January 16, 2015) U.S. Average: 48.29 cents/gallon Greater than 49.5 cents/gallon 40.0 — 49.5 cents/gallon Less than 40.0 cents/gallon MA 44.94 R1 51.40 CT 61.62 NJ 32.90 DE 41.40 MD 48.70 DC 41.90 63.40 Source: American Petroleum Institute. This report is provided foririforrnationafpiirposes only acid should nothe relied upon or usedfor compliance purposes. 2015 NAGS Retail Fuels Report 1 45 U.S. GASOLINE REQUIREMENTS Oxygenated Fuels CA RFG CA OXY RFG AZ CBG Oxy Fuels 17.8 RVP Oxy Fuels 17.0 RVP ❑ Conventional CHIIMIL RFG wl Ethanol N RFG wl Ethanol S RFG wl Ethanol 7.0 RVP 7.8 RVP 7.8 RVP N❑ 1 psi EtOH Allowance Conv, No 1 psi EtOH allowance Source: Exxon Mobil This map is not intendedto provide legal advice or to be used asguidancefor state and/orfederal fuel requirements, including but not limited to oxyfuel or RF'G compliance requirements. ExxonMobil makes no representations or warranties, express or otherwise, as to the accuracy or completeness of this map. 2015 NACS Retail Fuels Report 146 Copyright 0 2015, by NACS All rights reserved. No part of this publication may be reproduced or used in any form or by any means - graphic, mechanical or electronic, including photocopying, taping, recording or information storage and retrieval systems, without the prior, written permission of the publisher. NAGS 1 1600 Duke Street, Alexandria, VA 22314 www,nacsonline.com I :a U lj� MIL 17 >� Who Sells Motor Fuels in the United States? https://www.amiba.nedmembers/member-recruitment/grey-areas/gas-stat... American Independent Business Alliance V 406.582.1255 1 va — A►Ihcr.� aofnddpelldeni UI fTeSe' lit' " Motor Fuels in the United States? First Published February 2, 2009 - from NAGS Online V There are 162,350 retail gasoline outlets in the United States, based on the 2009 station count by industry publication National Petroleum News. This count includes all fueling f outlets in the country, including many very low volume retailers, such as marinas. Of this total, more than 115,000 are convenience stores. These convenience stores sell the overwhelming majority of the gasoline purchased in the United States and despite canopies ib that promote a specific brand of gasoline, very few of these stores - less than 2 percent - 9) are owned and operated by one of the integrated, major oil companies. It is much more likely that the business is owned by an independent entrepreneur who lives in the community. Of the roughly 115,000 convenience stores selling gasoline in the United States in 2008, about 56 percent were ❑ne-store operations, compared to only about 14 percent that were operated by a company having 500 or mare stores. (Source: NACS/TDLinx Official Industry Store Count Jan. 2010) Convenience stores in 2009 sold an estimated 80 percent of ail gasoline and diesel fuel purchased in the United States. The other 20 percent is sold through an increasing number of hypermarkets (mass retailers, supermarkets, discount stores, warehouse stores) and a declining number of fuel -only stations. Overall, 79.8 percent of convenience stores sell motor fuels, and in 2008 gasoline and diesel fuel sales account for 72.1 percent of the convenience store 1ndustry's total sales. (However, low gross margins on fuel means that motor fuels sales contributed approximately one- third of total store gross margins dollars - 37.6 percent.) Major Oil Is Exiting the Retail Marketplace In recent years, several major integrated oil companies have announced their decision to exit the retail marketplace and sell all of their remaining corporate retail locations. As of August 2009, the five largest integrated oil companies owned and operated 1,719 retail locations: 1 of 5 7/25/2019, 9:01 AM » Who Sells Motor Fuels in the United States? https://www.amiba.net/members/member-recruitment/grey-areas/gas-stat... ■ BP: 513 • ChevronTexaco:383 • ConocoPhillips:3 . ExxonMobil:777 • Shell: 43 (Source: Convenience Store Nevus, Aug. 2009) Of these companies, BP, ConocoPhillips and ExxonMobil have all announced their intention y to leave the retail marketplace in the near future. Once these sales are complete, major oil will own and operate less than 1 percent of the U.S. convenience stores that sell motor f fuels. d399 Branded and Unbranded Independent Retailers Despite their exit from the retail marketplace, the major integrated oil companies will retain a presence at retail through their branded outlets. These are independent businesses that sign a supply and marketing contract with their refiner -supplier to sell fuel under the brand of that supplier. These locations are designed to reflect the image of the fuel supplier and are often mistaken by consumers as being directly owned and operated by the refiner - supplier. However, the reality is that there is n❑ link beyond an agreement to sell a specific gasoline. The arrangement is similar to arrangements inside the store, where a store may choose to dispense a specific brand of soft drink and receive branded dispensers and other signage. But the business arrangement ends there. The other retail format prevalent in the market is the independent, unbranded retailer. These businesses have not signed a supply and marketing agreement with a refiner - supplier and often establish their own, private brand for their store and their fuel offer. of the 162,350 retail gasoline outlets in the United States, the ownership breaks down as follows: Other Motor Fuels Retailers In addition to convenience stores and gas stations, there are a number of big -box retailers that sell fuel, including Walmart, Costco and a number of grocery chains. As of September 2009, hypermarket companies in the United States operated nearly 4,400 "hype rmart° sites (big -box retailers) and sold 14.1 billion gallons of gasoline. These sites sell approximately 1269,000 gallons per month, about twice the volume of a traditional fuel retailer. overall, the l of 5 7/25/2019, 9:0I AM » Who Sells Motor Fuels in the United States? https://www.amiba.netimembers/member-recruitment/grey-areas/gas-stat... W f digg fuel site growth for hypermarts has slowed down, but recently developed alliance and newly formed partnerships yield an expected growth potential to more than 11,000 retail locations. * Major Oil Company calculation includes locations selling gasoline branded as BP, Chevron Texaco, Conoco -Philips, ExxonMobil, Shell ** Refiner Company calculation includes locations selling gasoline branded as Citgo, Getty, Hess, Marathon, Sunoco, Tesoro, Valero Back to Gas Stations Back to Recruitment Grey Areas Back to Member Development Member Resources AM IBA Overview Renew Your AMIBA Affiliation Share Your Story AMIBA Programs for Affiliates Membership Recruitment and Retention Sample Member Recruitment Page for lndie Business Coalitions The Value of Surveying Your Business Members Automated Dues Payments Business Membership Dues Citizen Membership Dues Community Organization Membership Dues Collection Information & Suggestions Member Recruitment Engaging Member Businesses in Member Recruitment Member Welcome Kit Membership Brochures Recommendations for Dealing with Franchises, Co-ops & Recruitment Grey Areas Should Franchises Be Part of 'Buy Local' Initiatives? Sample Statement on Dealing with Local Franchises 3 of 5 7/25/2019, 9:01 AM "AL IN Vehicle Ownership in U.S. Cities Data and Map https:llwww.goveming.com/gov-data/car-ownership-numbers-of vehicle... MAGAZINE NEWSLETTERS PODCASTS EVENTS SPONSORED: PAPERS SPECIAL PROJECTS STORIES DATA Vehicle Ownership in U.S. Cities Data and Map Some cities and areas of the country are much more auto -dependent than others. One way to assess a city's reliance on cars is to compare shares of households without access to vehicles. An estimated 8.7 percent of U.S. households were without vehicles in 2016. Car -free households are generally much more common in densely -populated urban areas and high poverty neighborhoods where residents can't afford vehicle ownership. Research also suggests younger- families and one -person households are more likely to not 7 of 21 7/25/2019, 4:34 PM Vehicle Ownership in U.S. Cities Data and Map littps ://www. governing. com/gov-data/car-ownership-numbers-of-vehicle... own a car. Another useful measure of vehicle ownership for cities is the number of vehicles per household. According to Census survey estimates, there were about 1.8 vehicles available per U.S. household in 2016. Both vehicle statistics are shown below for jurisdictions with populations exceeding 100,000: Search: 2015 Households 2016 Households 2015 Vehicles P Jurisdiction Without Vehicles Without Vehicles Household Abilene, Texas 5.4% 8.0% 1.71 1.69 Akron, Ohio 14.5% 12.9% 1.42 1.46 Albuquerque, New Mexico 8.5% 6.9% 1.69 1.75 Alexandria, Virginia 10.1% 10.0% 1.38 1.34 Allentown, Pennsylvania 19.2% 16.9% 1.31 1.33 Amarillo, Texas 6.1 % 4.2% 1.73 1.81 Anaheim, California 5.7% 5.2% 2.01 2.05 Anchorage, Alaska 6.8% 6.1% 1.84 1.95 Ann Arbor, Michigan 12.4% 11.5% 1.45 1.44 Antioch, California 5.7% 3.3% 2.14 2.24 Arden -Arcade, California 8.8% 9.6% 1.53 1.58 Arlington, Texas 4.7% 3.7% 1.85 1.89 Arlington, Virginia 13.4% 12.7% 1.38 1.40 Arvada, Colorado 3.7% 3.6% 2.04 2.07 Athens -Clarke County, Georgia 11.2% 9.0% 1.52 1.67 Atlanta, Georgia 15.2% 16.4% 1.31 1.28 Augusta -Richmond County, 9.3% 9.1% 1.68 1.69 Georgia Source: Governing calculations of 2015 and 2016 one-year Census American Community Survey estimates. Note that one-year estimates have high margins of error for smaller cities. Cars Per Household for U.S. Cities Map The following map shows numbers of vehicles per household, calculated using two-year averages from 2015 and 2016 Census survey estimates. Data is shown for the 200 most populated cities, with cities having more vehicles shaded dark orange. Click a city to display its measures. Zoom in to view cities clustered together, or pan the map for Alaska and Hawaii. 8 of 21 7/25/2019, 4:34 PM Vehicle Ownership in U.S. Cities Data and Map https:llwww.governing• comlgov-datalc ar-ownership -numb ers-of-vehicle.., ', Daytona beach ' -- � pttnnellun� Ocala SPrih4 r" { H M %19PM r f451TY1 { f is Clearwater�� ����� F ti + tfti� E�.���•� elaY 5�: Pel�,R'tik'�+rJ t prdd�nldrl k !4h Cape Coral, Florida Noah 2015-16 1,75 i!iK! Average R.dk14 2015 Vehicles 1.72 Per Household k,q, 2016 Vet,ides 1.78 Per Household Zoom to Key West ❑ x 9 of 21 712512019, 4:34 PM 19 TRANSPORTATION %T,RC0-\SJLIAN IS. INC '1 n tile. 4 L'rip Generation --14nv Tl-lps i-Fltwc:rr 50.1 Gi-m- iv:mv Road Laud Use Weekdays A.N1. Peak dour in Out Tatal Weekday P.M. Peak 1n i Out Hour ` TgjW Dally (2-way) cf!]so ii1C L'I'ell:1'..��iieitlilTl -- - W ilh C'or vtmiemx I- 13110 61 136 ail 11 ; 1 l dis 50r,v,; F_Lq-1-B -fifi -66 -137 -66 New Trips a 1 €3 132 ■ W 1 4 1'lie tt:ps the proposed developmex is witt4 ipa,ed to generate -as shomvi> rn Talalc 4 ,vcrc thou ass[Fr.cd to nc�: surround'utg roadwtq n.:oxork, 1 he n-cm, trips rinticipl-,iw l to be l:1Ldial t{� the .9:1]Tr]ll!'j&TI.V. T[,lcldV;4k' I'l-pi urk u"-1g-m!J Fr!{;:�,.I ur:iri Ike rc+u�zs driven, !'1-t all tiViJ�LLNrL its cltiIi.1X tO alr•Irrt VCh J I U 4ul,ject sit0. €"iL',u1V A-1, 11K.;1 U&d iu the Appendrx of this r€:pon, illustrm s the percen: pf% j ect traffic distribution and a5Si Dr.Ij)-Znt of tiro Ilv"l proj►:�:t tri.pi, Figu . A-2, inclti&d in the Npp��idix of :hip r,�L�ixi. illiis rslos a.hn Po,ct l proicci I-ailii dislrih:r.im anal rsw%ii=lsrilC'nl of pmoi-ley Imps. figure 2 ll.ltilra.�s Rie rese,ltiit- umi�, inem i :' all ?-E:leh�el: pro"LYU rel01-�d Lr-.ps (iieL ne-Vi I.��,-say)- V. I'I;<(l,lEC"FED C'CllNCURRENCY Fn o t cr I.o c omvi-1ninv wl-Nicl- 11:11al-A'xy sc ��mlrrli surrminding 11.1:s rile will be sigls licalsi lv impacted, Tail& IA. cttrllimi d i!! the Appendix, Lyas crealed. TL'titi taifle it!ldicatfs 'LvIli-ch madk4 ay I i llks i� ill au0r)1t 1i r a,1daLe ar= mlloult i o F _ m. j ec:, tru l l is greater t:ta ii 1:1:e "-' %',,-2Ti,-3 Si nificaltci: lti }t. 1'hc Ilt t rsr+�r t:i}l, gcl7cratcd 3?, a resillt of tlic prapow-1 rczc�r_ir.g applicari-011 on L)-c stl l�- cct s itc as .slmvit ill Table 4 ware com pry: i with the i. apa ca:-y for L'c:, k How — >"ok >)i;x :ticin fry l'li : �.1$1t11irilml lis &'T'ilictl by lllc; ,t l collive (-mo aV -lrR marl pdarte hn-Y!rPtoq. - Report (AtrTRI, Ida sod !:!1 Ils,: irfi:rrr liim c ormir ml %vithln Ta ilc 1 A, rn+ imadLiay sr-mel1la -411-Ev =_, N..gm fiL:alal IIr:Lsuc.t ms a resali oll., the developmet"t I":.11lic bt�iiig asc'.dL:d [c! the ItOL WLt} IWIM- -K. mill :a :a I 1 1 20 Fueling Sales Inside and Out I CSP Daily News http: //www. csp dailynews. corn/print/esp-magazine/article/fuel ing-s ales -in... INDUSTRY NEWS MERGERS &ACQUISITIONS FUELS DATA SPONSORED CONTENT EVENTS Beverages roodservice General Merchandise services Snacks & Candy Tobacco MERCHANDISING MADE EASY lurches & fuel all in one place WHOLESALE PRICING Print , CSP Magazine Attr, July 2013 rust Fueli ng Sales Inside and Out r;i An exclusive peels at latest VideoMining heat -map study reveals challenge of pump -to -store conversion, opportunity of layout. aRr� By Samantha ❑ller, Senior Editor/Fuels, CSP More than 25 years ago, pay at the pump debuted in the United States, introducing great convenience to motorists and a big conundrum to retailers. If you enable customers to pay for fuel at the pump, how do you Today'5 TC persuade them to come inside the store to buy higher -margin items? If recent research from VideoMinIngCorp. is any indication, it's a challenge that fuel retailers have still nat More New Engia Petroleum Mark. mastered. "Sixty-nine percent of gas customers are just paying for gas and leaving, regardless of whether they are paying at the pump or prepaying [inside the storej,"says Priya Baboo, executive vice president of shopper insights & strategy for Video -Mining Corp., State College, Pa., which produces the annual C-Store Shopper Insights (CSI) Program, a research effort that documents the c-store shopping trip, This fourth iteration of the study, conducted in [ate summer 2012 and shared exclusively with CSP, included 10 chains representing 144 stores in 20 markets. Consider that for every 100 gasoline customers, 64 pay at the pump, and of the 64 pay only for gas and leave, according to video Mining. Let's put aside this latter group —"It is much harder to convince someone who is just thinking of pumping gas to walk into the store, because they may be in a hurry," Baboo says —and focus solely on the opportunity presented by the others. The 36 fuel customers who walk into the stare to pay are truly "low -hanging fruit, "she insists, "because in the store you have a better opportunity of converting them. But unfortunately, we're not leveraging that opportunity." How poor is that leverage? Less than a third of these customers will ultimately make an in-store purchase. Video Mining evaluates this type of c-store shopper behavior through a combination of tech no[ogles. Ceiling - mounted cameras track customers' movements through the c-store, while proprietary video -analysis software processes millions of hours of shopping trips. This data is crass -referenced with point -of -sale data to correlate store traffic with purchasing behavior and generate insights on everything from the basics (average time spent in store, average in-store basket) to the rates at which customers shopped particular categories and made a purchase. I of 5 4/29117, 6:25 PM Fueling Sales Inside and Out I CSP Daily News http://www.espdailynews.com/print/esp-magazine/article/fueling-sales-in... For the 2012 study, Video Mining turned its cameras out to the pump to assess how well convenience retailers were drawing fuel customers inside the store and triggering an additional purchase. For many of the participants —which included amp, Chevron, Circle K, Cumberland Farms, Get Go, Hess, Holiday Stationstores, Maverik, RaceTrac and Thorntons—the results were sobering. "We were a little surprised at the conversion from pump to store; we thought it would have been higher than it was," says Rich Green, segment manager for Maveriklnc., North Salt Lake, Utah, which has more than 240 sites in 10 states, and had one location participating in the 2012 VideoMiningstudy. In Maverik's case, a low pump -to store conversion rate may have partly been because the store was relatively new and in a market where the chain does not have a concentration of sites. "Having said that, the conversion wasn't as high as we'd like;" he says. "At the same time, all of the solutions people give you for improving conversion —we're allover that. That's an enigma at this point" While Video Mining did not examine which factors drove conversion for this iteration of the study, Baboo says retailers who enjoy a higher rate are using different methods of communicating with fuel customers. "1 think these retailers made a point to emphasize what's new or better in their stores;' says Baboo. "Once people walk into the store, [the retailers are] doing a better job of emphasizing fresh food or saying the coffee is better. It may not be signage at the pump, but they also have signage at the forecourt. They are also doing other things like leveraging mobile technology, and maybe having even outdoor communications" Maverik uses pump toppers that advertise food and beverage combos and popular items, as well as its loyalty program. "We're looking at other areas of opportunity to help improve conversion, "Green says. "As we continue to develop the loyalty program, there will be more opportunity as well" Here are highlights from the 2012 CSIProgram, including a look at pump -to store conversion, the effect of store layout on impulse purchases, and how the type of foodservice program a retailer adopts can shape all the aspects of a customer's visit. Store Layout & Impulse Categories As a key component of its research methodology,VideoMining constructs heat map charts showing the direction and outcome of store traffic. Its video -analysis software, correlated with POS data, reveals not only where customers tend to walk and shop most frequently —indicated in the charts on the facing page in red —but also where they stop to pick up an item for purchase. Examining how traffic c flows through different sites reveals how the placement of key destination and impulse categories influences the outcome of the average shopping trip. For example, in stores No. 1 and 2, foot traffic is concentrated in one particular area of the store: near the counter. "For whatever reason, the right side of the store is not getting as much traffic as it should be;' which is indicated in blue and also hosts many of the impulse categories, Baboo says. Also notice that Stores No. 1 and 2 have foodservice and fountain in the same areas of the store. "The layout definitely has an impaction how traffic flows through the store, "says Baboo. "You don't want to have all the key categories on one side. If you do, you want to think how you will get traffic c to flow through the store and where to place some of the key categories" For store No. 3, traffic c is more spread out. "When we talk about foodservice, coffee and fountain, this store had destination categories organized clearly against the back walls; it's kind of like pushing the traffic to 2 of 5 4/29/17, 6:25 PM Fueling Sales Inside and Out ( CSP Daily News http://www.cspdailynews.com/prinUcsp-magazine/article/fueling-sales-in... different regions;' says Baboo"They've really thought through how to position complementary categories, how-to have the traffic c flow through the entire store" The effect of these layouts on impulse category purchases —candy, salty snacks, cookies and crackers —is clear. Compare the higher area index for these categories in store No. 3 (see chart, above ) vs. stores No.1 and 2. The maps can also suggest opportunities to take better advantage of store layout. For example, at Maverik (not shown here),traffic c heat maps revealed that customers were queuing around the store's horseshoe - shaped cash wrap. "We don't channel customers through any kind of merchandising in the queuing area or design of the cash wrap; it's straight -on approach;" says Green"There's an opportunity to help customers queue better in that area, and it could be a combination of changes to the future design, and opening certain registers and closing others at certain times of day." Adding Fuel to the Fire The average fuel customer spends 4 minutes and 26 seconds on the fuel island, which seems a veritable eon compared to how little time —less than 2 minutes —is spent inside the store. Each presents a stage upon which to influence a purchase decision, but not many retailers are dominating that opportunity, says Baboo. "It's relatively easy to convert people walking into the store because they're in the store and you have so many opportunities to drive conversion ... [such as] signage for deals where you buy something inside the store and get a discount;" she says, citing the example of retailers such as Sheetz who offer gas customers a discount toward an in-store purchase or a free item such as a cup of coffee. "Even offering a $1 discount for same -day purchases ...could be one way to drive loyalty," she continues. "How do we leverage it, how do we use it to increase conversion?" Foodservice Findings To confirm findings from the previous year with its expanded sample, Video -Mining again examined the effect of foodservice program on the overall store visit. The result? The more sophisticated foodservice program, the better a store is able to draw traffic c and the more buyers it tallies. "Foodservice is playing a role in terms of bringing traffic into the store;' saysBaboo of VideoMining. "If you have a good food program —it doesn't have to be a QSR-type offering, but even roller grill —as long as you make sure you are communicating it properly, maybe differentiating it from a price or variety standpoint, you will get the same amount of traffic c. But if you just have prepackaged food items, the number of people who will walk in is much less" One area where stores with prepackaged food scored highest was in store basket size; however, this is because the baskets typically include higher-pricepointitems, such as cigarettes. The CSI Program also revealed how greatly conversion rates can vary by daypart, with purchases most prevalent in the morning and lunch time frames, butte lowest after 2 p.m. And that slump is not simply because c-stores do not have compelling foodservice offerings for the p.m. crowd; it could also be that stores are not consistently executing the program. For example, executives with Maverik noticed that a very high traffic time of day did not correlate with a 3 of 5 4/29/17, 6:25 PM Fueling Sales Inside and out I CSP Daily News http:/Iwww. cspdailynews.contlprinticsp-magazinelartialelfueling-sales-in.., foodservice sales spike. "The warmer was probably not being filled to capacity at this particular time of day;' says Green. "We have very unique foodservice program; it's pretty robust, and one of the major traffic c drivers for our company. We've got to have food there. This particular store showed us there was some opportunity there as Well for that day -part' Also in this issue Ideas 2 CITGO The Trend Setters Prepare and Protect Catching Fire Mobile Apprehension July 2013 Back Rumor E-Cigs, Silver Bullets and Hypocrisy A Concept to Be Shared Convenience Cookout The Little Green Button That Could Click here to download full article Trending stories �Ms zat s::1 Why Consumers Like Trying New Products INDUSTRY NEWS & ANALYSIS INDUSTRY NEWS & ANALYSIS 7-Eleven Hosting Reverse 7-11 QuickChek's First Long Isla Promos on 11-7 C-Store Opens INDUSTRY NEWS & ANALYSIS CATEGORY NEWS Judge Dismisses Final Federal Case Heineken Launches'Spectl Against Pilot Flying J Campaign Since 2003 CSP magazine has ranked No. i in readership and market share over all=V1EW CSP MAGAZINEflIGITAL other industry publications. C-store marketers have identified CSP as theEdITION preferred magazine source for their trade marketing communications. WithVIEWCSPMAGAIINEb�CHIflES industry -leading, highly targeted circulation to more than 100,000 subscribers, CSP reaches the key convenience retailing decision -makers fifteen times a year. MIIIIIIIIIIIII i, lr 4 of 5 4/29/17, 6:25 PM 2726 OAK RIDGE COURT, SUITE S03 FORT MYERS, FL 33901.9356 TRANSPORTATION OFFICE 239.278.1906 TRCONSULTANTS, I N C FAX 239:278.906 TRAFFIC ENGINEERING TRANSPORTATION PLANNING SIGNAL SYSTEMS)DESIGN TO: Mr. Al Quattrone, P.E. Quattrone & Associates, Inc. FROM: Yury Bykau Transportation Consultant DATE: February 17, 2020 RE: 7-Eleven Greenway Naples — Updated Concurrency Analysis NWC of US 41 and Greenway Road Collier County, Florida At the request of the Collier County Planning Commission (CCPC), TR Transportation Consultants, Inc. has updated the Concurrency Analysis for the above project based on the latest 2019 Annual Update & Inventory Report (AUIR). The original traffic study and its Concurrency Analysis was completed based on the 2018 AUIR, which was the latest version available at the time. Attached to this letter are Tables IA-3A, which have been revised based on the 2019 AUIR. As can be seen within Table 2A, sufficient capacity is indicated on US 41 west of Greenway Road in 2024 both with and without the proposed development. The analysis also indicates US 41 east of Greenway Road to operate with insufficient capacity in the background (without project) traffic conditions. Therefore, the conclusions of the Concurrency Analysis based on the 2019 AUIR remain the same as the conclusions as part of the original traffic study report, which was completed based on the 2018 AUIR. If you have any additional questions, please do not hesitate to contact us. Sincerely, Yury Bykau, E.I. 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( } f C # \ / , k \ w e � _ TABLE M ANNUAL GROWTH RATE CALCULATIONS BASED UPON HISTORICAL AUIR DATA 2009 2019 ANNUAL ACTUAL CURRENT AUIR AUIR YRS OF GROWTH GROWTH ROADWAY SEGMENT ID# VOLUME VOLUME GROWTH RATE RATE US 41 W. of Greenway Rd 95.2 588 1,040 10 5.87% 5.87% E. of Greenway Rd 95.3 588 1,040 10 5,87% 5.87% All traffic volumes were obtained from the 2009 & 2019 Annual Update Inventory Reports (AUIR) In instances where the historical data indicates a reduction in traffic or insufficient data was available to calculate a growth rate due to construction, a minimum annual growth rate of 2.0% was assumed. SAMPLE GROWTH RATE CALCULATION 2019 AUIR A(11Yrs of Growth) Annual Growth Rate (AGR) _ -1 2009 AUIR 040 g1110) AGR (US 41) _ 1,-1 588 AGR (US 41) = 5.87% 2726 OAK RIDGE COURT, SUITE 503 TRANSPORTATION FORT MYERS,EL 3356 OFFICE 239,278,3.2783090 ?39.2 8,1906 ;7ATRCONSULTANTS, I N C FAX NGIN ERING TRAFFIC ENGINEERING TRANSPORTATION PLANNING SIGNAL SYSTEMSIDESIGN 7-ELEVEN @ GREENWAY ROAD COLLIER COUNTY, FLORIDA (MAJOR STUDY REVIEW - $1,500) (METHODOLOGY REVIEW FEE - $500) PROJECT NO. F1904.13 PREPARED BY: TR Transportation Consultants, Inc. Certificate of Authorization Number: 27003 2726 Oak Ridge Court, Suite 503 Fort Myers, Florida 33901-9356 (239) 278-3090 Revised: June 5, 2020 '// TR TRANSPORTATION CONSULTANTS, INC CONTENTS I. INTRODUCTION II. EXISTING CONDITIONS III. PROPOSED DEVELOPMENT IV. TRIP GENERATION & DISTRIBUTION V. PROJECTED CONCURRENCY VI. INTERSECTION ANALYSIS VII. CONCLUSION '// TRCONSULTANTS,TRANSPORTATION INC I. INTRODUCTION TR Transportation Consultants, Inc. has conducted a traffic impact statement for the rezone application for the proposed 7-Eleven convenience store with gas pumps and car wash. The proposed 7-Eleven is to be located at the northwest corner of US 41 and Greenway Road in Collier County, Florida. This report has been completed in compliance with the guidelines established by the Collier County Transportation Planning Division for developments seeking rezoning approval. The approximate location of the subject site is illustrated on Figure 1. The approximate 2.8 acre subject site is currently zoned Agricultural (A). The applicant is proposing to rezone the subject site to Commercial Intermediate District (C-3) to permit a development of an approximately 5,000 square foot convenience store and 19 refueling positions (16 unleaded refueling positions and 3 diesel refueling positions) as well as a carwash. Note, a maximum of 3 vehicles can utilize the proposed 2 diesel pumps at one time due to limited space between the pumps. Access to the site is proposed to US 41 via a right-in/right-out only access drive and to Greenway Road via two connections. The southernmost connection to Greenway Road is proposed to be limited to a right -out only. An interconnection is also proposed to be provided to the west. Methodology meeting notes were exchanged with Collier County Staff via e-mail in order to discuss the proposed development. The initial meeting checklist and the latest methodology notes are attached to the end of this document for reference. This report examines the impact of the development on the surrounding roadways. Trip generation and assignments to the site access driveways will be completed and analysis conducted to determine the impacts of the development on the surrounding intersections. Page 2 Welod' ,Li-7 _ San dfieid-L-n---. IF �aihL, , -.;i =�• James Eecll-R•d- --- -.-�Marete-Dr{ — . �Apalac ee48 -:? - < Achill Dr - an _ I +a- f x_ T. .. . .. 7ATR TRANSPORTATION CONSULTANTS, INC II. EXISTING CONDITIONS The subject site is currently vacant. The subject site is bordered by Greenway Road to the east, US 41 to the south, and by vacant land to the north and west. US 41 (Tamiami Trail East) is a four -lane divided arterial between Joseph Lane and Greenway Road and a two-lane undivided arterial to the south of Greenway Road. US 41 has an adopted Level of Service Standard of LOS "D". The Level of Service standard volume for US 41 between Joseph Lane and Greenway Road (Roadway Link ID #95.2) is 2,000 vehicles in the peak hour, peak direction. The Level of Service standard volume for US 41 south of Greenway Road (Roadway Link ID #95.3) is 1,075 vehicles in the peak hour, peak direction. US 41 has a posted speed limit of 50 mph to the west of Greenway Road and 60 mph to the east. US 41 is under the jurisdiction of Florida Department of Transportation (FDOT). US 41 within the vicinity of the subject site has an Access Management Classification of Class 4, which requires a minimum connection spacing of 660 feet. Greenway Road is a two-lane undivided roadway within the public right-of-way that borders the subject site to the east. Collier County does not report traffic data on this roadway. Since Greenway Road has no posted speed limit, the speed limit per Florida Stature 316.183(2) is 30 mph. III. PROPOSED DEVELOPMENT The applicant is proposing to rezone the subject site to Commercial Intermediate District (C-3) to permit a development of an approximately 5,000 square foot convenience store and 19 refueling positions (16 unleaded refueling positions and 3 diesel refueling positions) as well as a carwash. Note, a maximum of 3 vehicles can utilize the proposed 2 diesel pumps at one time due to limited space between the pumps. Additionally, the Institute of Transportation Engineer's (ITE) report indicates that a presence of a carwash Page 4 ' TRCONSULTANTS,TRANSPORTATION INC at a convenience store with gas pumps does not have any effect on the trip generation rates. Table 1 summarizes the proposed land use utilized for trip generation purposes for the subject site. Table 1 Land Uses 7-Fleven r> Greenway Road Land' Use Size 7-Eleven Convenience 5,000 sq. ft. Store w/ Gas Pumps & Car & Wash 19 re -fueling positions Access to the site is proposed to US 41 via a right-in/right-out only access drive and to Greenway Road via two connections. The southernmost connection to Greenway Road is proposed to be limited to a right -out only. An interconnection is also proposed to be provided to the west. IV. TRIP GENERATION & DISTRIBUTION The trip generation for the proposed development was determined by referencing the Institute of Transportation Engineer's (1TE) report, titled Trip Generation Manual, loth Edition. A trip generation comparison was conducted for the subject site based on the number of re -fueling positions for Land Use Code 945 (Gasoline/Service Station with Convenience Market) and based on the floor area of the convenience store using Land Use Code 853 (Convenience Market with Gasoline Pumps). The trip comparison is shown in the Appendix for reference. Based upon the results of the trip generation comparison, utilizing the number of refueling positions (LUC 945) as an independent variable to estimate the trip generation potential of the subject site yields the most conservative results. Table 2 outlines the anticipated weekday A.M. and P.M. peak hour and daily trip generation of the facility as currently proposed. Page 5 TRANSPORTATION 7ATRCONSULTANTS, INC Table 2 Trip Generation 7-Flown (a-) Greenwav Road Land Use Weekday A.M. Peak Hour Weekday P.M. Peak Hour Daily (2-way) In Out Total in Out Total Gasoline/Service Station With Convenience Market 135 129 264 136 130 266 3,940 (19 Re -Fueling Positions) The trips shown for the proposed 7-Eleven use in Table 2 will not all be new trips added to the adjacent roadway system. ITE estimates that a gasoline station/convenience market of comparable size may attract a significant amount of its traffic from vehicles already traveling the adjoining roadway system. This traffic, called "pass -by" traffic, reduces the development's overall impact on the surrounding roadway system but does not decrease the actual driveway volumes. ITE indicates an average "pass -by" traffic reduction for Land Use Code 945 of 62% during the A.M. peak hour and 56% during the P.M. peak hour. However, the Collier County Traffic Impact Statement (TIS) Guidelines permit a maximum peak hour pass -by trip reduction for this land use of 50%. For this analysis, the "pass -by" traffic was accounted for in order to determine the number of "new" trips the development will add to the surrounding roadways. Table 3 summarizes the "pass -by" percentage for the proposed use. Table 4 summarizes the development traffic and the breakdown between the new trips the development is anticipated to generate and the "pass -by" trips the development is anticipated to attract. 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. Table 3 Pass -by Trip Reduction Factors 7-Eleven (q-), Greenway Road Page 6 // TR TRANSPORTATION CONSULTANTS, INC Table 4 Trip Generation — New Trips 7-T.leven (a—) Greenwav Road WeekdayA.M. Peak Hour Weekda ` P.M. Peak Hour Daily Land Use (2-way) In Out Total In Out Total Gasoline Service Station With Convenience Market 135 129 264 136 130 266 3,940 (5,000 Sq. Ft. C-Store & 19 Re- Fuelin Positions) Less 50% Pass -By -66 -66 -132 -66 -66 -132 -1,970 New Tri s 69 _±L_J_:17372= 70 64 134 1,970 The trips the proposed development is anticipated to generate as shown in Table 4 were then assigned to the surrounding roadway network. The new trips anticipated to be added to the surrounding roadway network were assigned based upon the routes drivers are anticipated to utilize to approach the subject site. Figure A-1, included in the Appendix of this report, illustrates the percent project traffic distribution and assignment of the net new project trips. Figure A-2, included in the Appendix of this report, illustrates the percent project traffic distribution and assignment of pass -by trips. Figure 2 illustrates the resulting assignment of all 7-Eleven project related trips (net new + pass -by). V. PROJECTED CONCURRENCY In order to determine which roadway segments surrounding the site will be significantly impacted, Table 1A, contained in the Appendix, was created. This table indicates which roadway links will accommodate an amount of project traffic greater than the 2%-2%-3% Significance Test. The net new trips generated as a result of the proposed rezoning application on the subject site as shown in Table 4 were compared with the Capacity for Peak Hour — Peak Direction traffic conditions as defined by the 2019 Collier County Annual Update Inventory Report (AUIR). Based on the information contained within Table IA, no roadway segments show a significant impact as a result of the development traffic being added to the roadway network. Page 7 ;7ATRTRANSPORTATION CONSULTANTS, INC In addition to the significant impact criteria, Table 2A includes the concurrency analysis on the Collier County Roadway network. The current remaining capacity and Level of Service Standard for each roadway segment analyzed was obtained from the 2019 Collier County Annual Inventory Update Report (AUIR). A five-year planning analysis was also conducted. In order to estimate the projected 2024 background traffic volumes, the existing 2019 peak hour peak direction traffic volumes from the 2019 AUIR were adjusted by the appropriate growth rate. The growth rate calculations are shown in Table 3A of the Appendix. These projected volumes were then compared with the 2019 existing plus trip bank volumes from the 2019 AUIR. The more conservative of the two volumes was then utilized as the 2024 background traffic volume. The concurrency analysis was performed by subtracting the project traffic volumes that will result with the proposed 7-Eleven development from the 2024 background remaining capacity in order to determine whether or not sufficient capacity will be available after the addition of the net new traffic associated with the proposed rezoning approval. Based on the information contained within Table 2A, there will be sufficient capacity on US 41 west of Greenway Road. US 41 east of Greenway Road is projected to have insufficient capacity without the addition of the trips generated as a result of the proposed development. Therefore, US 41 east of Greenway Road is considered as a pre - development deficiency that this project should not be responsible for. It should be noted that US 41 between Greenway Road and Six L's Farm Road is shown to be widened to a four lane facility based on the attached Collier County's 2040 Cost Feasible Plan. However, this improvement is not funded in the Five Year Capital Improvement Program. Figure 3 was created to indicate the results of the concurrency analysis on the adjacent roadway network. As can be seen within Figure 3, the proposed 7-Eleven development does not cause any roadways links to operate below capacity. Page 9 ;FATR TRANSPORTATION CONSULTANTS, INC VI. INTERSECTION ANALYSIS An intersection analysis was conducted utilizing the latest version of the Highway Capacity Software (HCS7) to determine the operational characteristics of the unsignalized intersection of US 41 with Greenway Road as well as the proposed site access drives along Greenway Road and US 41 during the weekday A.M. and P.M. peak hours. Peak hour turning movement counts were conducted by TR Transportation at the intersection of US 41 with Greenway Road in April of 2019. The peak hour turning movements were then adjusted for peak season conditions based on peak season factor data as provided by FDOT in their Traffic Information Online resource. The FDOT peak season correction factor is included in the Appendix of this report for reference. The existing peak season traffic volumes were then increased by a growth rate factor to determine the projected 2024 background turning movement volumes. Table 3A of the Appendix illustrates the methodology utilized to formulate the appropriate annual growth rates for each roadway segment. The turning volumes projected to be added to the intersection as illustrated on Figure 2 were then added to the 2024 background volumes to estimate the future 2024 traffic volumes with the project. These volumes are based on the data from the spreadsheet contained in the Appendix of this report titled Development of Future Year Background Turning Volumes. The HCS7 summary sheets, attached to this report for reference, indicate that all individual movements at the unsignalized intersection of US 41 with Greenway Road will operate at an acceptable LOS in 2024 both with and without the project trips in the weekday A.M. and P.M. peak hours. The results also indicate all individual movements at the proposed site access drives along Greenway Road and US 41 to operate at acceptable LOS in 2024. Therefore, no intersection improvements will be warranted based on the intersection analysis conducted as part of this report. Turn lane improvements at the site access drive intersections will be evaluated at the time the project seeks site development plan approval application. Page 11 4 TR TRANSPORTATION CONSULTANTS, INC VII. CONCLUSION The proposed rezoning is to allow the approximate 2.8 acre subject site to be developed an approximately 5,000 square foot convenience store and 19 refueling positions (16 unleaded refueling positions and 3 diesel refueling positions) as well as a carwash. The site, located at the northwest corner of US 41 and Greenway Road, meets Collier County Consistency and Concurrency requirements. The surrounding roadway network was analyzed based on the 2019 Collier County Annual Update Inventory Report (AUIR) and future 2024 build -out traffic conditions. As a result, sufficient capacity is indicated along all surrounding roadways, except for US 41 east of Greenway Road in 2024 both with and without the proposed rezoning. US 41 east of Greenway Road is projected to have insufficient capacity without the addition of the trips generated as a result of the proposed development. Therefore, US 41 east of Greenway Road is considered as a pre - development deficiency that this project should not be responsible for. Intersection analysis was conducted at the intersection of US 41 with Greenway Road as well as the proposed site access drives along Greenway Road and US 41. The results of this analysis indicate that all individual movements at all analyzed intersections will operate at an acceptable LOS in 2024 both with and without the project trips in the weekday A.M. and P.M. peak hours. Therefore, no intersection improvements will be warranted based on the intersection analysis conducted as part of this report. K:\2019\04 Aprih13 7-Eleven Tamiami Trail East\Collier County Submittal\Sut7iciency\June Update\6-5-2020,Repor ,doc Page 12 METHODOLOGY MEETING NOTES APPENDIX A 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. Location: via e-mail People Attending: Name, Organization, and Telephone Numbers 1) 2) Study Preparers Preparer's Name and Title: Yury Byau, Transportation Consultant Organization: TR Transportation Consultants, hic. Address & Telephone Number: (239) 275-3090 2726 Oak Ridge Court, Suite 503 Fort Myers, FL 33901 Reviewer(s)• Reviewer's Name & Title: Michael Sawyer, Transportation Collier County Transportation Planning Department Organization & Telephone Number: (239) 252-2613 Applicant: Applicant's Name: Al Quattrone, PE. Address: 4301 Veronica Shoemaker Blvd, Fort Myers FL, 33916 Telephone Number: Proposed Development: Name: 7-Eleven at Greenway Road (RZ) PL#20180002374 Location: Northeast corner of US 41 and Greenway Read. Land Use Type: Gasoline Station ITE Code #: LUC 945 (Refueling Positions) vs LUC 553 (Convenience Store Size). Proposed number of development units: 3,454 square feet & 19 refueling positions puffs (16 unleaded refueling positions and 3 diesel refiieling�positions) as well as carwash. Note, a maximum of 3 vehicles can utilize the diesel pumps at one time. As per ITE Trip Generation Manual, a presence of a car wash at a gasoline station does not have a demonstrative effect on trip generation rates. Offier: N/A Description: Gasoline Statioa Zoning: A — Agdeultural Existing: Vacant Comprehensive plan recommendation: N/A Requested: CPUD - Commercial Planned Unit Development Findings of the Preliminary Study: Project is anticipated to generate approximately 132 net new AM peak hour trips and 134 net new PM peak hour trips See the attached trip generation comparison. Study Type: Small Scale TIS ❑ Minor TIS ❑ Major TIS Study Area: Boundaries: US 41 east and west of Greenway Road (Links #95.2 and 95.3) based upon the Collier County 2%-2%-3% Significant Impact Criteria. Additional intersections to be analyzed: US 41 /Greenway Road Horizon Year(s): 2024 Analysis Time Period(s): AM & PM peak hours Future Off -Site Developments: None Source of Trip Generation Rates: ITE Trip Generation, 10th Edition Reductions in Trip Generation Rates: None: Pass -by trips: 50% AM/PM Internal trips (PUD): None Transmit use: n/a Other: n/a Horizon Year Roadway Network Improvements: None Methodology & Assumptions: Non -site traffic estimates: 2018 AUIR Site -trip generation: ITE Trip Generation loth Edition - LUC 945 (Refueling Positions) vs I UC 853 (Convenience Store Size) See attached Tables IA and 1B for the trip generation comparison for the proposed gasoline station. Trip distribution method: By Hand — 55% to/from the north of Greenway Road on US 41 t o% 25% to/from the south of Greenway Road on US 41 /a to/from the north on Greenwa Road and ./o to/from the south on Sandier Road. Zo y, ra is assignment method: By Hand Traffic growth rate: From comparison of the 2009 & 2018 AUIR's Special Features: (from preliminary study or prior experience) Accidents locations: Sight distance: Queuing: Access location & configuration: One right-in/right-out only connection to US 41 and two connections to Greenway Road. Traffic control: Signal system location & progression needs: On -site parking needs: Data Sources: ITE Trip Generation. Report, 1 Oth Edition Base maps: Prior study reports: Access policy and jurisdiction: Review process: Requirements: Miscellaneous: SIGNATURES Study Preparer Reviewers Applicant TRIP GENERATION COMPARISON ITE TRIP GENERATION MANUAL910M EDITION PROPOSED GAS STATION Table 1 Prnnnced band Uses Land Use Size 3,454 sq. ft. C-store Proposed: & 7-Eleven 19 Re -Fueling Positions Table 1A Trip Generation m. s.. ! .. ,r..+..,.. U..aA ..n 10 Vitalina Pncitinnc t].1TC 04AI Land Use ^ Weekday A.M. Peak Hour Weekday P.M. Peak Hour ` Daily (2-way) In, Out I Total In Out Total Gasoline Service Station With Convenience Market 135 129 264 136 130 266 3,940 (19 Re -Fueling Positions) *LUC 945 governs since it generates more trips than Luq, a3.i. Table 1B Trip Generation Tria Generation based on 3,454 SQ. FT. of Floor Area of C-Store (LUC 853) Weekda A.M. Peak Hour I Weekday P.M. Peak Hour Daily Land Use in Out 'Total In Out Total (2-way)jj Convenience Market w/Gasoline Pumps 70 70 140 85 85 170 2,156 (3.454 S . Ft.) Table 2 Na+Naw'rrine PrnnncPd aaq,c R'tatinn Weekday A.M. Peak Hour Weekday P.M. Peak HoL4w aily Land Use In put Total In Out Toay) Gasoline Service Station With Convenience 135 129 264 136 130 266 3,940 Market (3,454 Sq. Ft. C-Store & 19 Re - Fueling Positions) Less Pass -By 1 -66 -66 -132 -66 -66 -132 -1,970 New Trips 69 63 132 70 64 134 1,970 *50% Pass -by rate. Michelle Salber From: Clark, Mark <Mark.Clark@dot.state.fl.us> Sent: Thursday, September 13, 2018 9:06 AM To: Al Quattrone; Michelle Salberg; levans@creightondev.com Cc: DeBoy, Brian T; Kautz, Nathan; Schaill, Deanna Subject: Pre -application Meeting Minutes 7-11 US 41 and Greenway Road in Collier County (Sect 03010, MP: 23.56 - 23.65) Attachments: Sign In Sheet 7-11.pdf All, A meeting was held on August 27th, 2018, at the FDOT Southwest Area Office. The stipulations agreed to during the meeting were based upon conceptual information provided to the department at the time of the meeting and are subject to change pending any changes to the development plans for the property, changes to the existing state roadway system, or changes to the department's standards or specifications that could impact the development of said property. • This meeting was held to provide FDOT an opportunity to provide comments regarding a proposed gas station convenience store located on the northwest quadrant of US 41 and Greenway Road in Collier County. • This portion of US 41 has an Access Management Classification of 3 with a posted speed of 60 mph. The established spacing standard is 660 feet between driveway connections,1320 feet for directional median openings, and 2640 feet for full median openings and signals spacing. • The development team explained the new development would consist of a 3000 sqft convenience store with 16 fueling station. A concept plan was provided reflecting a single right in / right out driveway on US 41 and two additional access points on Greenway Road. • FDOT staff explained the site does not have adequate frontage on US 41 to obtain a conforming access point. However, the Department would not object to issuing a non -conforming driveway on US 41 with the understanding the development will have to provide a cross access to the neighboring parcel(s) to the west. • FDOT staff explained while the driveway on US 41 does not meet spacing, there are no immediately conflicting access points west of Greenway Road, so the non -conforming driveway would provide reasonable access in the intern condition, until such time as a conforming access can be achieved in the future. • The driveway on US 41 must be designed with an inbound lane width of 16 feet and an outbound lane width of 12 feet with a minimum ingress and egress radii of SO feet. • If the site warrants a westbound right turn deceleration lane it will be design to FDOT's standards and include a 7' bicycle "key hole" lane. The deceleration length shall be based on the posted speed limit. • A traffic impact analysis must include trip generation based on the latest edition of the ITE trip generation manual, A.M & P.M. peak hour movement, traffic distribution and turning movement analysis provide in graphic format. The study must also include an Intersection analysis of US 41 and Greenway Road. The development team was informed ITE 101h edition included a new land use code specifically for Super Convenience Market/Gas Station, (LUC 960). Based on the characteristic shown on the concept plan, this would be the appropriate land use code for this project. • FDOT staff explained additional offsite improvements maybe required, those improvements will be reviewed once Department has an opportunity to review the traffic impacts for the development. These improvements may include construction or extending deceleration lanes that will be utilized by the parcel. • The developer should provide centerline profile of proposed driveway with elevations and slope percentages from the centerline of the state road to 50 ft. beyond property line. When the developer moves forward with this project, they should be aware it will be a condition of the permit that if and when signal warrants are met within 1 full year after total build out of the site, the developer of this project will be required to review the intersection using the intersection Comprehensive Evaluation (ICE) to determine the preferred alternative design of the intersection. The developer will be required to pay and construct the preferred design atthe intersection. All analyses necessary for determination of the preferred design shall be the responsibility of the developer. Per F.A.C.14-96.003(4): "Traffic control features and devices in the right of way such as traffic signals, channelizing islands, medians, median openings, and turn lanes are operational and safety characteristics of the State Highway System and are not means of access. The Department may install, remove, or modify any present or future traffic control feature or device in the right of way to promote traffic safety in the right of way or promote efficient traffic operations on the highway. A connection permit is only issued for connections and not for any present or future traffic control devices at or near the permitted connections. The permit may describe these features and/or devices, but such description does not create any type of interest in such features." Please respond to this e-mail within five (5) business days if you believe the information provided above does not accurately summarize the meeting. If there are no comments or suggested changes, the above meeting notes will be considered as acceptable. Malik Clark Access Matiasettteiit Specialist FDOT SIt7FT SrutGrude. Center 10041 Datuels Patkrivj, Fo1TMyels, Florida 33913 Illarlk.cl,�lk -Odotstite fl trs (239) 225-1984 TABLES IA, 2A & 3A G ; §) i i ( $ @ / @ @ / ILL k G ( k kUj w w § k { ( ) « 7 uj k I 4 / j k 0 w � ( �. § ( dLU 2 / ©© & ( - § a � 0 � - § - ] § a 0 § ¢ _ o , 2 LLI in � \ 2 § p \@ @ k } ) } Z } ) § G § � LL, co \ - _ k « < 7 « « _ q �wD � & § § ■ b 2 m e Z o 0 2 �0 U § $ m e k I - i i § § \ \ ] LL, { § Q ( \ § ° ) It cef { ■ § LLI )LLI k Z \ (D § a 5 § � I Ld 9 ? + � 2 2 r & % 0 2 S � g TABLE 3A ANNUAL GROWTH RATE CALCULATIONS BASED UPON HISTORICAL AUIR DATA 2009 2019 ANNUAL ACTUAL CURRENT AUIR AUIR YRS OF GROWTH GROWTH ROADWAY SEGMENT ID# VOLUME VOLUME GROWTH RATE RATE US 41 W. of Greenway Rd 95.2 588 1,040 10 4.00% 5.87% E. of Greenway Rd 95.3 588 1,040 10 4.00% 5.87% • All traffic volumes were obtained from the 2009 & 2019 Annual Update Inventory Reports (AUIR) •• Per County SDP comments (PL20200000677), dated May 12, 2020, a growth rate of 4.0% was used Instead. SAMPLE GROWTH RATE CALCULATION 2019 AUIR "(1Nrs of Growth) Annual Growth Rate (AGR) _ -1 2009 AUIR 1,040 ^(1/10) AGR (US 41) _ -1 588 AGR (US 41) = 5.87% w ry ulu m S ti R u u m m m m u mlp A 19 W u R q u m u�4 ^aw -pi9z m W o u o u m m W a uEm I L u u w w w q u ulf4 U V A 2f u u C1 R e hed�'i nip �i1n7FRF�5 l�lfv �'r:^•�i��'1S.xn�a gee e�i ^'.?k aglg,ige F� Y L99.iA�Rn�6�p�.���e�.��§n�8��1���G°��P�����RG�B�n� g 0 — T1 �I1-7Ix�9RF 1 s�� 3 i vS n�'RYei "�x�e.. ixR •e a'..�N'F�v'Xi4SO9k"'Y'�'`�•f^Y=^1��r`i > coY��,. e`- iC 1: •- rrwo iC}S iC � �r�nr�.:drllT'•n34 � �yc,xy�[t x x ~C x �e�c F:I � � ii S � �r. 6 �. x yl �'. a •, ).. 7F if gS•Soy.x }I��nv •ri r'+�y'{7^a3v ass sra�$���a��s�a I �2NQQ3�F ti I 2 4 �7�x=f:,�„���x�����wW��aa�aaxTTyT�xx31n•�H�Imu�w�,��.�W`W,RT.xu []oAgR WmWw qq Mon1. Wg4gq�;4j, []t1 Aq !]'o �01 h1 wa 2 R E d 13 4 ,� 1 14. 4.E v� Ski h N :il:3�71 gG w � n F gqw N� n ,�•, � 3 [o��q 3 a�� Yew *w�WAyy i1 3 Y� n #6 5 :6 3 tl n .fin n 3 71'°n2.1816 ��r�;`��999eQnoq 9'9936apRweMBIR$S11994 A399,992A P - DIP..,Er 9� a ��3 M1 - I 9iS3 ER�Ss7A], c1`�'oc�°iflawu 3�RP3 �¢ A-.` l $ t 9� 3gg. 71•a2 y 'au� 813 F gp ���:+rjgl .i5 �1 mi�S�6 S. t=I iC. �� ggTj Ci�O .�. 7O yg'] ll , I y q It gg ss�� k W y q ����2HHx.f&a4g�2��I�i[� 3 a gt qg np yp Am Rt-'NRIf FFr-hht-I+N FHYiF •� �.�. i•F ? •i� All d eL a pq a3 GS u{ �n •�i N ..e6i �jx"i>� F 1» i si3[��iG�Z1 "^ 1411 r.��i uic�Gi�a� ,l y�n D a a a ;s yti, jj 1 1 gaavavq asses aggga•-ryeaov �aaa q � q v q-+r1�4q�9:43'i'� 81S.. F R. SITE TRAFFIC ASSIGNMENT FIGURES A-1 & A-2 01 LEGEND (4-(20% O WEEKDAYAMpEAKHONRTRAFF|C 0VVEEK[AYpK�PEAKHOURTRAFF|C ONE4W�'AK�TR|pD|GTR|BUT|ON 96)QNE-WAYpMTR|pD|STR|BUT|ON ^� ASSIGNMENT & DISTRIBUTION OF TRANSPORTATION PASS -BY PROJECT TRIPS ;FATRCONSULTANTS, INC - ' ��� ' ' �^-- � 7-ELEVEN --' - =�' '----' ROAD ' 'ry COST FEASIBLE PLANT WE 1101 Bill IN gill IN MINIMUM 11111111111111 1----------- 10110 m 0 Em 2018 PEAK SEASON FACTOR CATEGORY REPORT - REPORT TYPE: DISTRICT CATEGORY: 0300 COLLIER COUNTYWIDE MOCF: 0.89 WEEK DATES SF PSCF 1 01/01/2018 - 01/06/2018 0.94 1.06 ^ 2 01/07/2018 - 01/13/2013 0.94 1.06 3 01/14/2018 - 01/20/2018 0.94 1.06 * 4 01/21/2018 - 01/27/2018 0.92 1.03 * 5 01/26/2018 - 02/03/2018 0.90 1.01 * 6 ❑2/04/2018 - ❑2/10/2018 0.89 1.00 * 7 02/11/2018 - 02/17/2018 0.87 0.98 * e 02/18/2018 - 02/24/2018 0.86 0.97 * 9 02/25/2018 - 03/03/2010 0.86 0.97 *10 03/04/2018 - 03/10/2018 0.86 0.97 *11 ❑3/11/2018 - 03/17/2019 0.86 0.97 *12 03/18/2019 - 03/24/2018 0.87 0.98 *13 03/25/2018 - 03/31/2010 0.88 0.99 *14 04/01/2018 - 04/07/2018 0.90 1.01 *15 04/08/2018 - 04/14/2018 0.91 1.02 *16 04/15/2018 - 04/21/2018 0.93 1.04 17 04/22/2018 - 04/2B/2018 0.95 1.07 18 04/29/2018 - 05/05/2018 0.98 1.10 19 05/06/2018 - 05/12/2018 1.01 1.13 20 05/13/2016 - 05/19/2018 1.04 1.17 21 05/20/2018 - 05/26/2018 1.05 1.18 22 05/27/2018 - 06/02/2018 1.06 1.19 23 06/03/2018 - 06/09/2018 1,06 1.21 24 06/10/2018 - ❑6/16/2018 1.09 1.22 25 06/17/2018 - 06/23/2018 1.08 1.21 26 06/24/2018 - 06/30/2018 1.08 1.21 27 07/01/2018 - 07/07/2018 1.07 1.20 28 07/08/2018 - 07/14/2018 1.06 1.19 29 07/15/2018 - 07/21/2018 1.06 1.19 30 07/22/2018 - 07/28/2018 1.06 1.19 31 07/29/2018 - 08/04/2028 1.06 1.19 32 08/05/2018 - 08/11/2018 1.06 1.19 33 08/12/2018 - 09/18/2018 1.07 1.20 34 08/19/2016 - 08/25/2018 1.08 1.21 35 08/26/2018 - 09/01/2018 1.10 1.24 36 09/02/2018 - 09/08/2018 1.11 1.25 37 09/09/2018 - 09/15/2018 1.13 1.27 38 09/16/2018 - 09/22/2018 1.12 1.26 39 U9/23/2018 - 09/29/2018 1.10 1.24 40 09/30/2018 - 10/06/2018 1.09 1.22 41 10/07/2018 - 10/13/2019 1.09 1,21 42 10/14/2016 - 10/20/2018 1.06 1.19 43 10/21/2018 - 10/27/2018 1.04 1.17 44 10/28/2018 - 11/03/2018 1.02 1.15 45 11/04/2018 - 11/10/201B ❑,99 1.11 46 11/11/2018 - 11/17/2018 0.97 1.09 47 11/18/2018 - 11/24/2018 0.96 1.08 48 11/25/2018 - 12/01/2018 0.96 1.08 49 12/02/2018 - 12/08/2018 0.95 1.07 50 12/09/2018 - 12/15/2018 0.94 1.06 51 12/16/2018 - 12/22/2018 0.94 1.06 52 12/23/2018 - 12/29/2018 ❑.94 1.06 53 12/30/2018 - 12/31/2018 0,94 1.06 * PEAK SEASON 26-FE$-2019 1B:31:28 830UPD 1_0300_PKSEASON.TXT � s . � c 5 z po Q4 e} r I- r I- t1' O) 00 eb 0 O M In O) 0000 �CO CD r 0 0 O O Ih r 0 O p N O) r r N N 00 N N r N CO r O O O m p ti e0- er- M ar- Or O h c ti = O O COi Z � O O O O O O O O O O O O O OC � t✓ O Z er p J r o o p Co .0 O � N 03 O It O O N N .0 N 40 40 ti N h h totM0 N O t~O M O N O O w N M O O r N r r r N O r C 0 M w O Q I.- v M M ti O O Q F r O O O r r O O O O r. a''N'd' N N I coO r o J ar- OMi O O O ��z � � o0000 ooror o r o 0 0 O z 0 m CDO wN u( N wOd' V~' wN O C NN N O Q F O O O Z 1* C OO O t- M t0 jj � tM �' N o tr0 'd' d' N O 'd'Ld N 0 N eq .f C L t0 V O M N O1 CV N r r t0 r 0 0 0 a�i O O O O O CL r M M Q1 V' r N CD O M N CD Q O �1' M O N LO N N N N O CDN O O r Li O O O � w N O O eO'i w C N r N O I O O O r N eM O 00 O O 0 N l6 � ` O sr O O O h p t r M r r t0 O r O O r O f` O O O ih M 00 CD O 00 V' O r w I r O W M N tD M N O N (� �' F YMv}9 0 Ln VO 9a o2°¢o� emu E s )CL o IL _i� iin00 0o do ao O Cl Cl O OO OO d E U N U c V U O E H 0 a F- z D U a) O N 1 M N 1 M 3 L to t9 d' D 0) 0 N M N V' O ao d E z m o IL J US 41 3 212 6 0 Right Thru Left U-Turn C M N M N So U 1+ OD o► 5i E NCOD m U. ,i0O0 at=== a) M M a 4) a) 2o-a0L aQa � 4 </ wnl-n 3481 m4l 1461H 0 9v OGZ 06 av sn a N Vrc O � N �V � o m 0 N M N O 2 m p Lo w w r �D N N w w N O O M ow ~ N N N N T N N N N tlO) O O C P O ., r N P � O P c O O G Z 0 0 0 0 0 0 0 0 0 0 O O Q G t0 P O Z CDP+ N N N O t0 a0 O O O J N N N G G tp i`y G N a � a W aa n w n Ln N O e� w O N .0 t0 N IOp IOp N N O N p 6} lq OD t0 NIP lf7 N O Oa tD O O N lf7 O P CD � P O m co O tT r a 0 oa C � O O O O >> O 0 0 0 0 00 0 0 0 I O O O Q O O m Z C � 01 r17 00 M tf7 00 OD O N OD O M M p+ r t0 O O O O w aD, I P f0 � fO0 o a O L M O O P a P O O O I L O M O O r Ol P O M T IN O O O N N O r� tT p p r17 aT O O O P G ID l I O r r Oa Oa M tlOf G f0 �f7 E I I O O i O O tZ0 9 _ oo ep P r M N M O oD O N O M O O G O Of P Lq .y O O a rn h. m vN n P 0' O N r17 m O �f7 Lq tT' Lq fV 0 G o r. trf7 CO L d} N w N 'V' N M M T Of O N lA Q P Q O G O r 00 to P O a �.. �D N OD M CD W P r` I P O O O O O Q~ P N O E00 00 0 00 0 Sy7 M !M O O N O P O P N P O N tt7 O a CD o o c Z o t O O O O O O O O O O O O c c o Z V ~ P L t0 r to N P N ac CD •�"—' P T T T �"P P T �"' (' oI- ^a YO UO Ln O Ln O LnCL E Mo ,o0 O ovoo P = IL a M O N 67 N d 0 a 67 W C m aEi > 0 m E 0 0 a z 0 U m 0 N a a El rn 0 N m M o Z (D o U. J US 41 14 507 19 0 Right Thru Left U-Tum co � as N d �m> W Y a m R a r. IL CL IL aQ,aa uinl-n 31e1 nj41 1481a 0 9L 96Z W �v en E 0 U tM f0 U rn c .c 0 0 U 0 M ! !'I ofill I ' TURNING MOVEMENT VOLUMES N 4) E E 0 I - cm J9 U. 4- 0 4) E CL 0 0 W 0 co c) 0 ce) Oath rr msN-ON 0 U') 1- 1- N q N N C) (D 0 U) w I z 0 F- z N@ C6 T- N co z CL 0 D < C,4 co NT r) U') -0 0 Ul) 1- (D tv) C14 co 1, 04 o 0 ;T al� m O U') 0 1 ) U) US to Co (3) C) 0 N 0 C4 U) 0 N N N N 0 co 0 0) (3) 0 N o 0 cr) , -0 o tot- t- t-) Ncr) q c) V) It O O U') C) 00 -0 OR o Ul) m to oo F, C40 CNI ce) 0-- 0 U') 0 N m co IR 0- to to cr) w N N N 0-0 r-) V) 04 0 co N 0-0 ti pOp 0 0 U') C14 to to -0 0- o to N t .4 - C 0 =) -U 0 2 0 0 E > C) U! r 0 N.0 > E E U c 0 =3 F- + Ca 0 .0 0 0> 0 U) c =3 0) 0) c �o 0 - (D = -r- 2 r V) (D CKSn CKS Co -se -le =3 0 F- 0 w 0 c", , pN > C-4 CL FA w m IF, 0 0 OR 0 0 N 0 1- 1- cli ,o 0 , 0 U') to N to N cr) q m , m I- co 0 0 Ul) N N a I l� 0 Ul) m 1- 0 C-li pop 10 0 U) 0 cr) m C14 t. C4 ON Iz 0 0 Lo C4 9 N cr) T-: N 0-0 0 N 0 d -0 0 0 U) el Go cli to -0 OR 0 LO 0 C-li to E N75 0 E > LL .2 0) 0 > .0 '6 E H E E C 4) 0 M =3 + - S? > U) - 0 Ca 0 (1) "0 0 > -0 U) I =3 0) =3 Co c -,e �o 0 c 0 Co CL Co0 L) ca 0 co Tu C0'4 C,4 aN Qs 0 00) CN ce)- c CN 't t'iQC:) C,4 F- w F- W r- c) C) c) -.0- C) to 0 w 0 C) r-- c) O c) 10 0- C) to 0 0 0 c) Op 0 Lo 0 0 0 r-- C) c) -c- a U-) 0 0 LO U) w ca w 6 C) 9 C) to C) co C) 9w C; CL 0 O C) C). c) LO 0 0 in 0 CL W O c) 9 a 00 In O 0 0 (n C; CL Nco C) LO W) U) a CL C) N c) O c) C) to 0 0 C; w w r-- c) O c) -.0- C3 to 0 C) 0 r-- co C) LO to C) LO W) C) r-- V) 'o N c) C) c) C)C) to 0 0 C; U) C LL :3 > c U) A) .0 E E C 0 F- + > (n 0 CO > 0 a) c c c0 m 0) 'F- (n a) CO CL -�z L) 0 a) V) c m no W vm Y 2 t c-4 O -t cc':4, am) :"o CL U 0 > CN CL c-4 c) C) c) C) to o 0 ci r- c) 9 c) to 0 0 C) c; r- c) C) c) 0C) to 0 0 V-: C; r- C) C? 0 LO In to 0 C) r- 0 c) O c) C)q to 0 0 C) "R 0 c) C? c) 8 to 0 0 C) C; o C? c) to 0 0 C) C; 0)It r- c) �09 to N N C) co co N ci M c) 9 c) C) to 0 9 0 Z C) co C:) C) -.-, 0 C) LO T- C) N N co CD z N M c) Q c) a to 9 Z C) 42 E � C U) :3 U (1) :3 -6 0 co E > LL :3 c co 0) C U) AD EP (1) .0 '6 E a) E LL E a) 0 :3 F- :3 + > U) Cq 0 0 a) 0 > -0 c C C -�z m ion a) 0 CD - :3 0) c 0 -E c CO CL -�z 0 CD _ F- U) c 0 W — (n m 3: -Y- T E,t M CD o CO C,4 p N CN:, CL U ("D >T CRI CL E C C L C O L t� m L L LL. d � O V ,Q 0 Z Q O '6 {0 O N 0 � d N N CL O t? Q N w >m F- m JI co wu II p O p � 00 m O I- p Op � �tt�0 O m, > O pop � Dino O m > O pop 0 �tt�O O m W p 0 U) 0 O o W n. 0 0 pOp tAC� CL co Ott�O w O tl, _ t_ 000 o l n o 00 OT O m Y t0 d a ti N O co o U to d m V- C) O Cc UJ O LL, m Z F m Z 0 O 00 O O r � tt) O i A Ln r N . O p � 0 0000 0000 O E O N 0 U U- N a j c al' i o c ;- Ea` c 0) ` N 0 + U o c c O)c� -O O C O N f'r0 m � F-tnc 0m �m LraU C7>-N aN r,. p Op o U)O O � O r,. o � O r. 000 OR 00 Lo O O � O r. o p0 p C)tt�O O � O pOp �tt�0 O � O � O r- p O p N Lo O O O O (OO h�� O ONO ONO � N r. o p O p 00 t0 O O � O p O p 0 U-) O O MOp OtOT T O O O O ONO ONO O U 0) O (j � N O E � E d t c a) 0 1- 0 + a) O 2 U(/) 0 m co v 0 o 0 -E N t0 d M CO I U F U F'm C = Om 5m N Q GL(L ) CD>-N dN d E O C .a C O t� m m LL 0 m E a O m d cl d a N N M 04 � — It •r- N U)aO M Q N c`a 0 (L) to 0 c O U 00 m f- m C) C:) 0tnO MM m cc) o O f- m M V p00 � to O O mm' m0C�0 �tn0 O w O W OHO �tn0 O O O G. M C Co o � amOoo 0 vino 0 O O O omOo0 0 u�o cc o 0 = U) C; = At m IL a. Q m000 o 0 Nino O Gam. U) o mono ouzo 0 U) o LL m z m z p00 �tnC O r O ti oOp �tnC O o C) 0 0in0 O � O co t= " C O U O U L rn c o 0> c -E u� a� - Eo Q E U C CD a)0 :3 F- � t �UU) � rn rnc-,.d ai v o c �� o `� C 0. co m O F-U) c c �C2 ~m 8.4 �Q.() (Di-N N m z ti oQo ono �� O o In m c co coco O 0 O 0 to 0 O � O O C� O to 0 O � O r., o O O to 0 O � O E.- o pOp �tnC O J m z 000 ouzo r'n.•r"o. O 000 ono O o pOp �cn0 O o ti p O p �cn0 O o r- 000 ouzo 0 r- O E., o O co h - c U N p V Lca L 2 C C O O > c_ m c E n`. N f� + .O O �L) me �c� ai v 0 � � c 0 C c°n ca Q m U O U f- I-U) C Q ca �- O m N p N Lr 0.0 U� N Q N � � r t a � US 41 q I I 1 General Information Site Information Analyst Intersection US 41 & Greenway Rd Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/7/2019 East/West Street US 41 Analysis Year 2024 North/South Street Greenway Rd/Sandpiper Dr Time Analyzed AM Pk Hr Background Peak Hour Factor 0.95 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description F1904.13 Lanes` rr i7= M;ynt Street East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 1 2 1 0 1 2 1 1 1 1 0 1 0 Configuration L T R L T R L T R LTR Volume (veh/h) 0 53 * 414 106 0 7 303 3 61 0 6 3 145 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 3 Proportion 'rime Blocked E#3 Percent Grade (%) 0 0 Right Turn Channelized No No No Median Type ( Storage Left + Thru 2 Critical and Follow-up Headways Base Critical Headway (sec) 4.1 4.1 7.5 6.5 6.9 7.5 6.5 6.9 Critical Headway (sec) 4.16 4.16 7.56 6.56 6.96 7.56 6.S6 6.96 Base Follow -Up Headway (sec) 2.2 2.2 3.5 4.0 3.3 3.S 4.0 3.3 Follow -Up Headway (sec) 223 2.23 3.53 4.03 3.33 3.53 4.03 3.33 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 56 7 64 0 6 158 Capacity, c (veh/h) 1227 '. 1011 400 416 783 826 v/c Ratio 0.0S 0.01 0.16 0.00 0.01 0.19 95% Queue Length, Qys (veh) 0.1 0.0 0.6 0.0 0.0 0.7 Control Delay (s/veh) 8.1 8.6 15.7 13.7 9.6 10.4 Level of Service (COS) A A C B A H=1 B Approach Delay (s/veh) 0.7 0.2 15.2 10A Approach LOS C B Copyright m 2019 University of Florida. All Rights Reserved. HCSI TWSC Version 7.8 Generated: 6/7/2019 3:53:21 PM TW5Cl.xtw General Information site information Analyst Intersection US 41 & Greenway Rd Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/3/2020 East/West Street US 41 Analysis Year 2024 North/South Street Greenway Rd/Sandpiper Dr Time Analyzed AM Pk Hr W/ Project Peak Hour Factor 0.95 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description F1904.13 Approach Eastbound Westbound Northbound Southbound Movement U I L T R U L T R U L T R U L T R Priority lU 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 1 2 1 0 1 2 1 1 1 1 0 1 0 Configuration L T Rffl33 T R L T R LTR Volume (veh/h) 16 115 337 106272 14 61 14 6 48 16 145 Percent Heavy Vehicles N 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No Median Type I Storage Left + Thru 2 Critical and Follow;. -up Headways Base Critical Headway (sec) 6.4 4.1 41 7.5 6.5 6.9 7.5 6,5 6.9 Critical Headway (sec) 6,46 4.16 4.16 7.56 6.56 6.96 7.56 6.56 6.96' Base Follow -Up Headway (sec) 2.5 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 Follow -Up Headway (sec) 2.53 2,23 2.23 3.53 4.03 3.33 ' 3.53 4.03 3.33 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 138 7 64 15 6 220 Capacity, c (veh/h) 1163 1084 332 356 : 832 629 v/c Ratio 0.12 0.01 0.19 0.04 0.01 0.35 95% Queue Length, Q9s (veh) 0.4 0.0 0.7 0.1 0.0 '' 1.6 Control Delay (s/veh) 8.5 8.3 18.4 15.6 9A 13.8 Level of Service (LOS) A A C I C A B Approach Delay (s/veh) 1.9 0.2 17.3 13.8 Approach LOS C 8 opyright ® 2020 University of Florida. All Rights Reserved. HCS'°' TWSC Version 7.8.5 Generated: 6/5/2020 10:10:33 AM AM Peak Hr With Projecutw Analyst Intersection US 41 & Greenway Rd Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/7/2019 East/West Street US 41 Analysis Year Time Analyzed Intersection Orientation 2024 North/South Street PM Pk Hr Background Peak Hour Factor East-West Analysis Time Period (hrs) Greenway Rd/Sandpiper Dr 0.94 0.25 Project Description F1904.13 Approach Eastbound Westbound Northbound ! Southbound Movement U L T R U L T R U L T R U L T R Priority lU 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 1 ` 2 1 0 1 2 1 1 1 1 0 1 0 Configuration L T R L T R L T R LTR Volume (veh/h) 0 88 423 72 0 22 724 17 77 4 6 2 0 79 Percent Heavy Vehicles (%) 3 3 J 3 3:= 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Tum Channelized No No No Median Type Storage Left + Thru 2 Base Critical Headway (sec) 4.1 4.1 7.5 6.5 6.9 7.5 6.5 6.9 Critical Headway (sec) 4.16 4.16 7.56 6.56 6.96 7.56 6.56 6.96 Base Follow -Up Headway (sec) 2.2 2.2 3.5 4.0 3.3 3.5 E4O3E3.33 Follow-Up Headway (sec) 2.23 2.23 3.53 4.03 3.33353 Flow Rate, v (veh/h) 94 23 82 4 1 6 86 Capacity, c (veh/h) 821 1030 28S 236 77S 593 v/c Ratio 0.11 0.02 0.29 0.02 0.01 0.15 95% Queue Length, Q9s (veh) 0.4 0.1 1.2 0.1 0.0 0.5 Control Delay (s/veh) 10.0 8.6 22.6 20.5 9.7 12.1 Level of Service (LOS) A A C C A B oachDelay (s/veh) 1.5 0.2 21.6 12.1 oach LOS F C B Copyright 0 2019 University of Florida. All Rights Reserved. HCS'' TWSC Version 7.8 benerateo: t/i/Luly s:�/::)u viw AM Peak Hr With Project.xtw General Information Site Information Analyst Intersection US 41 & Greenway Rd Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/3/2020 East/West Street US 41 Analysis Year 2024 North/South Street Greenway Rd/Sandpiper Dr Time Analyzed PM Pk Hr W/ Project Peak Hour Factor 0.94 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description F1904.13 Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T I R U L T R U L T R Priority 1U 1 2 3 4U 4 S 6 7 8 9 10 11 12 Number of Lanes 0 1 2 1 0 1 2 1 1 1 1 0 1 0 Configuration L T R L T R L T R LTR Volume (veh/h) 13 140 359 72 0 22 650 33 77 18 6 34 1 13 79 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channeiized No No No Median Type I Storage Left + Thru 2 Base Critical Headway (sec) 6.4 4.1 4.1 7.S 1 6.5 6.9 7.5 1 6.5 1 6.9 Critical Headway (sec) 6.46 4.16 4.16 7.56 6.56 6.96 7.56 6.56 6.96 Base Follow -Up Headway (sec) 2.5 2.2 2.2 3.S 4.0 3.3 3.S 4.0 3.3 Follow -Up Headway (sec) 2.53 2,23 2.23 ' 3.53 4.03 3.33 3.53 4.03 3.33 Flow Rate, v (veh/h) 163 23 82 19 6 134 Capacity, c (veh/h) 803 1092 237 200 815 409 v/c Ratio 0.20 0,02 0.35 0.10 0,01 0.33 95%Queue Length, Q9s (veh) 0.8 0.1 1.S 0.3. 0.0 1.4 Control Delay (s/veh) 10.6 8.4 28.0 24.9 9.S 18.1 Level of Service (LOS) B A D C A C Approach Delay (s/veh) 2.8 0.3 26.3 18.1 Approach LOS D C opyright ® 2020 University of Florida. All Rights Reserved. HCS" TWSC Version 7.8.5 Generated: 6/5/2020 10:12:18 AM PM Peak Hr With Project.xtw @ SOUTH SITE ACCESS General Information Site Information Analyst Intersection Greenway Rd & S. Site Acc Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/3/2020 East/West Street S. Site Access Analysis Year 2024 North/South Street Greenway Road Time Analyzed AM Pk Hr W/ Project Peak Hour Factor 0,95 Intersection Orientation North -South Analysis Time Period (hrs) 0.2S Project Description 171904.13 Lanes Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L I T R U L T R Priority 10 11 12 7 B 9 lU 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 0 0 0 1 0 0 0 1 0 Configuration R T T Volume (veh/h) 59 143 150 Percent Heavy Vehicles (°/,) 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No Median Type I Storage Undivided Critical and follow-up Headways Base Critical Headway (sec) 6.2 Critical Headway (sec) 6.23 Base Follow -Up Headway (sec) 3.3 Follow -Up Headway (sec) 3.33 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 62 Capacity, c (veh/h) &8S v/c Ratio 0.07 95% Queue Length, Qss (veh) 0.2 Control Delay (s/veh) 9"A H-+ Level of Service (LOS) A Approach Delay (s/veh) 9.4 Approach LOS R opyright 0 2020 University of Florida. All Rights Reserved. HCS- TWSC Version 7.8.5 Generated: 6/5/2020 10:13:03 AM AM Peak Hr With Project.xtw General Information Site Information Analyst Intersection Greenway Rd & S. Site Acc Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/3/2020 East/West Street S. Site Access Analysis Year 2024 North/South Street Greenway Road Time Analyzed PM Pk Hr W/ Project Peak Hour Factor 0,94 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description F1904.13 Lanes I Approach Eastbound Westbound Northbound Sout bound Movement U L T R U L T R U L I T R U L T R Priority 10 11 12 7 8 9 lU 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 0 0 0 1 0 0 0 1 0 Configuration R T T Volume (veh/h) 45 192 82 Percent Heavy Vehicles ON 3 Proportion Time Blocked Percent Grade (°!o) 0 Right Tum Channelized No Median Type ) Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 6.2 Critical Headway (sec) 6.23 Base Follow -Up Headway (sec) 3.3 Follow -Up Headway (sec) 3.33 Delay, Queue length, and level of Service Flow Rate, v (veh/h) 48 Capacity, c (veh/h) 968 v/c Ratio 0.05 9S% Queue length, Q9s (veh) 0.2 Control Delay (s/veh) 8•9 Level of Service (LOS) '` A Approach Delay (s/veh) 8.9 Approach LOS A opyright 0 2020 University of Florida. All Rights Reserved. HCS' TWSC Version 7.8.5 Generated: 6/5/2020 10:13:40 AM PM Peak Hr With Project.xtw @ NORTH SITE ACCESS .� • � � ♦ � i 1 , i General Information Site mirorma ion Analyst Intersection Greenway Rd & N. Site Acc Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/3/2020 East/West Street N. Site Access Analysis Year 2024 North/South Street Greenway Road Time Analyzed AM Pk Hr W/ Project Peak Hour Factor 0.95 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description F1904.13 Lanes Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L 7 R U L T R Priority 10 11 12 7 8 9 lU 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR LT TR Volume (veh/h) 9 0 87 56 150 10 Percent Heavy Vehicles ON3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6A3 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Flow Rate, v (veh/h) 91 L 111 92 Capacity, c (veh/h) 559 1403 v/c Ratio 0.02 0,07 95% Queue Length, Qss (veh) 0.1 0.2 Control Delay (s/veh) 11.5 7.7 Level of 5ervice (LO5) B A Approach Delay (s/veh) 11.5 4.9 Approach LOS B opyright ® 2020 University of Florida. All Rights Reserved. HCS' TW5C Version 7.8.5 Generated: 6/5/202010:14:32 AM AM Peak Hr With Project.xtw General Information Site Information Analyst Intersection Greenway Rd & N. Site Acc Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/3/2020 East/West Street N. Site Access Analysis Year 2024 North/South Street Greenway Road Time Analyzed PM Pk Hr W/ Project Peak Hour Factor 0.94 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description F1904.13 Approach Eastbound Westbound Northbound Southbound Movement U L T R U L ;` T R U L T R U L T R Priority 10 11 12 7 8 9 lU 1 2 3 4U 4 S 6 Number of Lanes 0 1 D 0 0 0 0 0 1 0 0 0 l 0 Configuration LR LT TR Volume (veh/h) 10 0 82 110 1 1 82 10 Percent Heavy Vehicles N 3 3 3 Proportion Time Blocked Percent Grade (%) 0 RightTum Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6 A3 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 EEI 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue length, and level of Service Flow Rate, v (veh/h) 11 87 Capacity, c (veh/h) 578 1489 v/c Ratio 0.02 0.06 95% Queue Length, Q,s (veh) 0.1 0.2 Control Delay (s/veh) 11.3 7.6 Level of Service (LOS) B A Approach Delay (s/veh) 11.3 3.5 Approach LOS B opyright 0 2020 University of Florida. All Rights Reserved. HCS- TWSC Version 7,8,5 Generated: 6/5/202010:15:18 AM PM Peak Hr With Project.dw @ SITE ACCESS General Information Analyst Site Intormation Intersection US 41 & Site Access Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/3/2020 East/West Street US 41 Analysis Year 2024 North/South Street Site Access Time Analyzed AM Pk Hr W/ Project Peak Hour Factor 0.9S Intersection Orientation East-West Analysis Time Period (hrs) 0.2S Project Description F1904.13 Lanes Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority lU 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 0 0 0 0 2 0 0 0 0 0 0 1 Configuration T TR R Volume (veh/h) S01 1 38 1 1 1 1 161 Percent Heavy Vehicles M 44 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No Median Type I Storage Undivided Critical and Fallow -up Headways Base Critical Headway (sec) 6.9 Critical Headway (sec) 6.96 Base Follow -Up Headway (sec) 3.3 Follow -Up Headway (sec) 3.33 Delay, Queue Length. and Level of Service Flow Rate, v (veh/h) 64 Capacity, t (vehfi) 710 v/c Ratio 0.09 9S% Queue Length, Qes (veh) 0.3 Control Delay (s/veh) 10.6 Level of Service (LOS) 6 Approach Delay (s/veh) 10.6 Approach LOS 8 opyright m 2020 University of Florida. All Rights Reserved. HCS'" TWSC Version 7.8.5 Generated: 6/5/2020 10:16:04 AM AM Peak Hr With Project.xtw Genera! Information Site Information Analyst Intersection US 41 & Site Access Agency/Co. TR Transportation Cons. Jurisdiction Collier County/FDOT Date Performed 6/3/2020 East/West Street US 41 Analysis Year 2024 North/South Street Site Access Time Analyzed PM Pk Hr W/ Project Peak Hour Factor 0.94 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description F1904.13 Approach Eastbound Westbound Northbound Southbound Movement U L -T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 0 0 0 0 2 0 0 0 0 0 0 1 Configuration T TR R Volume (veh/h) 832 44 75 Percent Heavy Vehicles M) 3 Proportion Time Blocked 14 Percent Grade (%) 0 Right Turn Channelized No Median Type I Storage Undivided Base Critical Headway (sec) 6.9 Critical Headway (sec) 6.96 Base Follow -Up Headway (sec) 3.3 Follow -Up Headway (sec) 3.33 Flow Rate, v (veh/h) 80 Capacity, c (veh/h) 541 v/c Ratio 0.15 9S%Queue Length, Q,5 (veh) 0.5 Control Delay (s/veh) 12.8 Level of Service (LOS) B Approach Delay (s/veh) 118 Approach LOS B opyright O 2020 University of Florida. All Rights Reserved. HC5- TWSC Version 7.8.5 Generated: 6/5/2020 10:16:39 AM PM Peak Hr With Project.xiw � � � � � 1 � t CONVENIENCE STORE WITH SELF SERVE FUEL PUMPS ITE TRIP GENERATION REPORT, IOth EDITION 5,000 SQ. FT. CONVENIENCE STORE 19 RE -FUELING POSITIONS Land Use Weekday AM Peak Hour Weekday PM Peak Hour Daily (2-way) Gasoline Service Station T = 19.00 (X) — 96.53 T = 13.99 (X) W/Convenience Market (51 % In/49% Out) (51 % In/49% Out) T = 268.46 (X)—1161.00 (LUC 945) T = Number of trips, X = Vehicle Re -Fueling Positions Convenience Market T = 40.59 (X) T = 49.29 (X) w/Gasoline Pumps (50% In/50% Out) (50% In/50% Out) T = 624.20 (X) (LUC 853) T = Number of trips, X = 1,000's of square feet of Gross Floor Area (GFA) Table IA Trip Generation Trip Generation based on 19 Fueling Positions (LUC 945) Land Use Weekday A.M. Peak Hour Weekda P,M. Peak Hour Daily (2-way) In Out I Total In Out I Total Gasoline Service Station With Convenience Market 135 129 264 136 130 266 3,940 (t 9 Re-EEe Positions) *LUC 945 governs since it generates more trips than LUC 853. Table 1B Trip Generation Trip Generation based on 5,000 Sq. Ft. C-Store (LUC 853) Land Use Weekday A.M. Peak Hour Weekday P.M. Peak Hour Daily (2-way) In Out Total In Out I Total Convenience Market w/Gasoline Pumps 101 102 203 123 123 246 3,121 (5,000 Scl, Ft.) 7 Eleven Greenway Road Rezoning Environmental Information (June 2019) The 7 Eleven Greenway Road site is composed of one (1) parcel and is located at the northwest corner of US 41 and Greenway Road. The property totals 2.81 acres in size. There is currently 1.62 acres of "native vegetation" (as currently defined by Collier County LDC Section 3.05.07.A.1) on the property. The Florida Land Use, Cover, and Forms Classification System (FLUCCS) codes was used to delineate the vegetative communities on -site. The western two thirds of the parcel appear to have been in row crop production prior to 1973 (see attached 1973 aerial). Portions of this area have revegetated with slash pine and was included in the 1.62-acre FLUCCS 411E2. Please see the attached Vegetation Map and Collier County Native Vegetation Summary Map for the vegetative communities within the property. The attached Protected Species Assessment contains a discussion of the current conditions within the property. Ashley Kneram of DexBender prepared the Protected Species Assessment. A copy of her credentials is attached. SEC770M 12 TOWAISHP. sr S RANGE• 26 E 7 Eleven Greenway Road I 0 50 100 SCALE FEET FLUCCS description Acreage *411E2 Pine Flatwoods invaded by Exotics (26-50%) 1.62 ac. 740 ❑isturbed Land 1.19 ac. 2.81 ac. * Indicates Native Vegetation Association (1.62 ac.) Notes: Ply Rff-IT USE ONLY 1. Property boundary provided by Quattrone and Associates, Inc. NOT FOR CONSTRUCTMY 2. Mapping based on photointerpretation ❑f 2019 aerial photography June 05, 2019 10:58:02 a.m. and ground trathing in May 2019. Drawing: CREIGH14PLAN.DWG Collier County Native Vegetation jgDEXBENDER Summary Map (2019 Aerial) ENVIRONMENTAL CONSULTING FORT MYERS 239-334-3680 SEC70M 12 7 Eleven Green way Road TOKAGHlP M S R AGE.- 26 E i 0 50 100 SCALE FEET FLUCCS Description Acreage "411E2 Pine Flatwoods Invaded by Exotics (26-50%) 1.62 ac. 740 Disturbed Land 1.19 ac. 2.81 ac. * Indicates Native Vegetation Association (1.62 ac.) No tes: 1. Property boundary provided by Quattrone and Associates, Inc. 2. 1973 aerial photograph obtained from the Florida Department of June 05, 2059 10:58:02 a.m. Revenue. pERffrTUSEONLY, NOT FOR CONSTf2I1CT1o1Y drawing: CREIGH74PLAN.DWG Collier County Native Vegetation DEXBENDER Summar Ma (1973 Aerial) ENVIRONMENTAL CONSULTING y FDl?T MYERS 239---334-3680 7-Eleven #1043366 Greenway Road Section 12, Township 51 South, Range 26 East Collier County, Florida Protected Species Assessment Prepared for: Creighton Companies, LLC 900 SW Pine Island Road, Suite 202 Cape Coral, FL 33991 Prepared by: DexBender 4470 Camino Real Way, Suite 101 Fort Myers, FL 33966 (239) 334-3680 INTRODUCTION The 2.81± acre project is located within a portion of Section 12, Township 51 South, Range 26 East, Collier County, Florida. The parcel is bordered to the north and west by vacant land, to the east by Greenway Road, and to the south by US-41. SITE CONDITIONS This site consists of exotic infested uplands with disturbed areas. VEGETATIVE CLASSIFICATIONS The predominant vegetation associations were mapped in the field on 2019 digital 1" _ 100' scale aerial photography. The property boundary was provided by Quattrone and Associates, Inc. and inserted into the digital aerial. Two vegetation associations were identified using the Florida Land Use, Cover and Forms Classification System (FLUCCS). Figure 1 depicts the approximate location and configuration of these vegetation associations and Table 1 summarizes the acreages by FLUCCS Code. A brief description of each FLUCCS Code is provided below. Table 1. Acreaae Summary by FLUCCS Code FLUCCS CODE DESCRIPTION ACREAGE' 411 E2 Pine Flatwoods - Invaded by Exotics (26-50%) 1.62 740 Disturbed Land 1.19 Total 2.81 FLUCCS Code 411 E2, Pine Flatwoods - Invaded by Exotics (26-50%) This upland area includes canopy vegetation consisting of slash pine (Pinus elliotti►) and earleaf acacia (Acacia auriculiformis). Mid canopy and ground cover vegetation is dominated by Brazilian pepper (Schinus terebinthifolius), grape vine (Vitis sp.), bushy bluestem (Andropogon glomeratus), and air potato (Dioscorea bulbifera). Scattered cabbage palm (Sabal palmetto), cogongrass (Imperata cylindrica), and dog fennel (Eupatorium capillifolium) are also present. FLUCCS Code 740 Disturbed Land Vegetation in the disturbed areas consist of earleaf acacia, Brazilian pepper, cogongrass, grape vine, bushy bluestem, panicum grass (Panicum sp.), whitehead broom (Spermacoce verticillata), rosary pea (Abrus precatorius), and air potato. SEC770M 12 TOWA S P. 51 S R.41VGE- 26 E 7 Eleven Green way Road I 0 50 100 SCALE FEET FLUCCS Description Acreage 411E2 Pine Flatwoods Invaded by Exotics (26-50%) 1.62 ac. 740 Disturbed land 1.19 ac. 2.81 ac. Notes: R RM. ITSl+' ONLY 1. Property boundary provided by Quattrone and Associates, Inc. A70T FOR CaNSTRUCTl4N 2. Mapping based on photointerpretation of 2019 aerial photography June 05, 2019 10:5B:02 a.m. and ground truthing in May 2019. Drawing: CREIGH14PLAN.DWG Figure 1 Protected Species DEXBENDEI4 Assessment Map ENVIRONMENTAL CONSULTING FORT MYERS 239-334-3680 O D Based on the general habitat types (FLUCCS Codes) identified on -site there is a low potential for a limited number of species listed as endangered, threatened, or species of special concern by the Florida Fish and Wildlife Conservation Commission (FWC) or the United States Fish and Wildlife Service (FWS) to potentially occur on the subject parcel. These species include Gopher Frog (Rana areolata), Eastern Indigo Snake (Drymarchon corgis couperi), Gopher Tortoise (Gopherus polyphemus), Red -cockaded Woodpecker (Picoides borealis), Southeastern American Kestrel (Falco sparverius paulus), Big Cypress Fox Squirrel (Sciurus niger avicennia), Florida Black Bear (Ursus americanus floridanus), Florida bonneted -bat (Eumops floridanus), and Florida Panther (Felis concolor coryi). The bald eagle (Haliaeetus leucocephalus), which has been delisted by the FWC and FWS, is still protected by other regulations and was therefore included in the survey. The Florida black bear (Ursus americanus floridanus), delisted in 2012, is still protected by the Florida Black Bear Management Plan and was therefore included in the survey. In addition, per Collier County regulations three species of orchids (Cyrtopodium punctatum, Encyclia cochleata, and E. tampensis) and four species of wild pine (Tillandsia fasciculata, T. utriculata, T. balbisiana, and T. flexuosa) which could potentially occur on -site were included in the survey. In order to comply with FWC/FWS survey methodology guidelines, each habitat type was surveyed for the occurrence of the species listed above using meandering pedestrian belt transects. Observations for listed species were made during specific protected species survey events. The meandering pedestrian belt transects were spaced approximately 50 feet apart. The approximate location of direct sighting or sign (such as tracks, nests, and droppings) of a listed species, when observed, was denoted on the aerial photography. The 1" = 100' scale aerial Protected Species Assessment map (Figure 1) depicts the approximate location of the survey transects and the results of the survey. The listed species survey was conducted during the mid -morning hours of June 4, 2019. The weather at the time of the survey was hot and sunny. Prior to conducting the protected species survey, a search of the FWC listed species database (updated in June 2019) was conducted to determine the known occurrence of listed species in the project area. This search revealed no known protected species occurring on or immediately adjacent to the site. The database indicated that Florida black bear have been recorded adjacent to the property (Figure 2). The Florida black bear is listed as threatened by the FWC but is not listed by the FWS. In addition, the property is located within the secondary zone of the 2007 Florida Panther Focus Area identified by the FWS. The Florida panther (Felis concolor coryi) is listed as endangered by both the FWS and FWC. z co Hrz �o u SURVEY RESULTS Collier County Plants No listed orchids or wild pines listed in LDC 3.04.03 were observed on the site. Other Listed Species No cavity trees suitable for use by the Florida bonneted bat have been observed on -site. No other species listed by either the FWS or the FWC were observed on the site during the protected species survey. No species listed by either the FWS or the FWC were observed on the site during the protected species survey. In addition to the site inspection, a search of the FWC species database (updated in June 2019) revealed no known protected species within or immediately adjacent to the project limits. YACREIG-14\PSA.docx DEXBENDER ENVIRONMENTAL CONSULTING Ashley S. Kneram, Ecologist Current Responsibilities Provides an array of environmental services related to land development and property evaluation in Southwest Florida. These activities, performed for private landowners and public entities, include the following: protected species assessments, threatened and endangered species surveys (RCW, burrowing owl, gopher tortoise, FBB), preparation of vegetation and land use maps (FLUCCS maps), preparation of wetland functional assessments using UMAM and WRAP, development suitability reports, environmental resource permit application preparation, general site inspections, and biological observations. Education and Certifications B.S. - Marine Science/Geology/Biology, Florida Gulf Coast University, 2016 FWC Registered Burrowing Owl Agent Qualified Bald Eagle Monitor, City of Cape Coral Mariner Merchant Credential License USA0003427 Environmental Permitting Summer School — Florida Environmental Network, 2017 Affiliations Coastal Conservation Association — Eagles Chapter Vice President Edison Big Snook — Board Member USA & UCl BMX — Professional Athlete NIM Summary 7-Eleven Greenway Naples Rezone (RZ-PL20180002374) Greenway — Tamiami Trail East Commercial Subdistrict(SSGMPA-PL20180602507/CPSS-2019-8) Tuesday, June 30, 2020 at 5:30 PM New Hope Ministries, Lecture Hall — Room 211 7675 Davis Boulevard, Naples, Florida 34104 The NIM was held for the above referenced petitions. The petitions are described as follows: Petition RZ-PL20180002374 — A rezone application requesting a rezone from A - Agricultural Zoning District to C-3 Zoning District to allow up to 20,000 square feet of C-3 permitted uses, including a convenience store with fuel pumps, on the property located in the northwest corner of US 41 and Greenway Road in. Collier County, Florida, in Section 12, Township 51 South, Range 26 East, consisting of 2.81+ acres. 2. Petition SSGMPA-PL20180002507/CPSS-2019-8, Greenway—Tamiami Trail East Commercial Subdistrict — A Small Scale Growth Management Plan Amendment to the Future Land Use Element, to allow C-3 commercial uses limited to a maximum of 20,000 square feet on the property located in the northwest corner of US 41 and Greenway Road in Collier County, Florida, in Section 12, Township 51 South, Range 26 East, consisting of 2.81:L acres. Note: This is a summary of the NIM. An audio recording is also provided. Attendees: On behalf of the Applicants: Lauren Evans, Creighton Construction & Management Robert Mulhere, FAICP, Hole Montes Jeff Wright, Henderson, Franklin, Starnes & Holt, P.A. Al Quattrone, P.E., Quattrone & Associates County Staff: Sue Faulkner, Principal Planner, Comprehensive Planning Section Tim Finn, AICP, Principal Planner, Zoning Services Section No members of the public were in attendance. Mr. Mulhere made the presentation for county staff in attendance and for audio and video recording purposes. The video recording has been uploaded and sent to members of the public at their request. Mr. Mulhere started the presentation by introducing himself and the other consultants. He went on to provide an overview of the project. The meeting concluded at approximately 5:30 PM. Naples Bat"11j, Nms'1110 PARPOF7HE USA TODAY kELWORK Published Daily Naples, FL 34110 HOLES MONIES ASSOCIATES INC 950 ENCORE WAY STE 200 NAPLES FL 34110 Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared Joe Heynen who on oath says that he serves as legal clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida, distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed,. Affiant further says that the said Naples Dally News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published In said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper, 611512020 Subscribed and sworn to before on June 15, 2020 Notary, State of WI, County of Brown -fARA' MOND O H Notary Public: State of Wisconsin My commission expires: August 6, 2021 Publication Cost: $94i,00 Ad No GC10434148 Customer No: 530712 PO#: The public is invited to attend a neighborhood informaflon meeting held by Robert J. Muth FAICP, President of Hole Montes, Inc, on behalf of the property owner at the following time and location: Tuesday, June 30, 2020 at 5:30 p.m. New Hope Ministries, Lecture Hall — Room 211 7675 Davis Boulevard., Naples, FL 34104 The following formal applications have been made to Collier County: 1) Petition RZ-PL20180002374—A rezone application requesting a rezone from A -Agricultural Zoning District to C-3 Zoning District to allow up to 20,000 square feet of C-3 permitted uses, including a convenience store with fuel pumps, on the property located in the northwest corner of US 41 and Greenway Road in Collier County, Florida, in Section 12, Township 51 South, Range 26 East, consisting of 2,81± acres. 2) Petition SSGMPA-PL20180002507/CPSS-2019-8, Greenway Tamlami Trail East Commercial Subdistrict— A Small Scale Growth Management Plan Amendment to the Future Land Use Element, to allow C-3 commercial uses limited to a maximum of 20,000 square feet on the property located in the northwest corner of US 41 and Greenway Road in Collier County, Florida, in Section 12, Township 51 South, Range 26 East, consisting of 2.81± acres. WE VALUE YOUR INPUT Business and property owners, residents and visitors are welcome to attend the presentation . and discuss the project with the owners and Collier County staff. We will be adhering to social distancing protocols during the meeting. If you would rather not or are unable to attend the meeting and would like to view a video of the meeting, please email us at NeighborhoodMeeting@hmeng.com and we will send a link of the video. You may also email any comments or questions to NeighborhoodMeeting@hmeng.com. Please reference 7-Eleven Greenway Naples in subject line. Robert J. Mulhere, FAICP, President, Hole Montes, Inc., 950 Encore Way, Naples, FL 34110 NMC10A.V146 01 Phone: 239-254-2000 �—q 4V 0 A o 0 OQ r—{ Lp w 00 W U J) � w F+i j� W W� I w w V i u CO E Uw- C: ❑ ❑ ❑ C L ❑ - ❑_ 0 0 y N aj Iti C > ❑ ❑ +' [v CL ❑ mLn a m L Y-+ 3 t y � 'N U- :3 ❑ ❑ ❑ m T +; ❑ ❑ C � ur t :3 U u ❑bm _ T C 3 m cn ❑ u c cu 'ra C, m m a) r O ❑ ❑ Q to d BA ❑ y ❑- r m i�,i W Y :3 U [❑1 y V y L � ❑ c ❑ ❑ " a ❑ U L7 CL A ❑ U m C y ❑ N m ? ro w qJ u tn C +' Ln N U C ❑ . ❑ ❑ L) C '❑ p1 ++ ❑ [s X ++ Q] E 0 a � O N ❑ .0 y � L L U) cn 0] L. Q W 0 7, [i Cb ca Z "M HOLE MONTES ENGINEERS • PLANNERS • SURVEYORS 950 Encore Way • Naples, Florida 34114 - Phone 239.254.2000 • Fax: 239.254.2099 June 15, 2019 Re: 7-Eleven Greenway Naples Rezone (RZ-PL20180002374) Greenway -- Tamiami Trail East Commercial Subdistrict (SSGMPA-PL201800025071CPSS-2019-8) HM File No.: 2019.034 Dear Property Owner: Please be advised that Robert I. Mulhere, FAICP, President of Hole Mantes, Inc. on behalf of the property owner has made two (2) formal concurrent applications to Collier County: 1) Petition RZ-PL20180002374 — A rezone application requesting a rezone from A - Agricultural Zoning District to .C-3 Zoning District to allow up to 20,000 square feet of C- 3 permitted uses, including a convenience store with fuel pumps, on the property located in the northwest corner of US 41 and Greenway Road in Collier County, Florida, in Section 12, Township 51 South, Range 26 East, consisting of 2.81zL acres. 2) Petition SSGMPA-PL201800025071CPSS-2019-8, Greenway—Tamiami Trail East Commercial Subdistrict — A Small Scale Growth Management Plan Amendment to the Future Land Use Element, to allow C-3 commercial uses limited to a maximum of 20,000 square feet on the property located in the northwest corner of US 41 and Greenway Road in Collier County, Florida, in Section 12, Township 51 South, Range 26 East, consisting of 2.81L acres. 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 petition and ask questions. The Neighborhood Information Meeting will be held on Tuesday, June 30, 2020 at 5:30 p.m. at New Hope Ministries, Lecture Hall - Room 211, 7675 Davis Boulevard, Naples, Florida 34104. We will be adhering to social distancing protocols during the meeting. If you would rather not or are unable to attend the meeting and would like to view a video of the meeting, please email us at Neiv-hborhoodMeeting@hiiiong.com and we will send a link of the video. You may also email any comments or questions to Nei hborhoodMeetin en .com. Please reference 7-Eleven Greenway Naples in subject line. Very truly yours, HOLE MONTES, INC. Robert J. Mulhere, FAICP President RJMlsek Naples • Fort Myers 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 personas or entities who have rude 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 of App STATE OF FLORIDA COUNTY OF COLLIER The foregoing Affidavit of Compliance was acknowledged before me this 1P day of rune, 2020 by means of -,y _physical presence or online notarization, by Robert J. Mulhere, who is personally known to me� or who has produced as identification. Inc A Q Signature of Notary Public �u A,t K an L (Notary Seal Printea Name of Notary STEPHANIE IUROL Notary Public - State of Fiodda Commission N GG 965039 asrw My Comm. Expires Mar 9, 2024 $o ded through Nadan&I Notary Assn, H:12019120190341W?\N M1Affldavit of Compliance (6-15-2020).doe T[70 ALEXIS, VALERIE 14729 APALACHEE ST NAPLES, FL 34114--- 8622 ANDERSON, KELVIN L CANDEE M SAFERIAN 11001 GREENWAY RD NAPLES, FL 34114 --- 0 BRIGHTVIEW LANDSCAPE SERVICES INC 241S1 VENTURA BLVD CALABASAS, CA 91302 --- 0 CATHCART, STEPHEN & PATRICIA 2770 AVIAMAR CIR NAPLES, FL 34114---0 CHARLEE ESTATES HOMEOWNERS ASSN INC %SENTRY MGMT, INC 2180 W SR 434,#S000 LONGWOOD, FL 32779-0 FC OYSTER HARBOR LLC 81S6 FIDDLERS CREEK PKWY NAPLES, FL 34114-0 FCC PRESERVE LLC 81S6 FIDDLERS CREEK PKWY NAPLES, FL 34114-9430 FIDDLER'S CREEK COMMUNITY DEVELOPMENT DISTRICT 2 %WOODWARD PIRES & LOMBARDO PA 3200 TAMIAMI TRL N STE 200 NAPLES, FL 34103-0 FREEMAN REVOCABLE TRUST 1290S W 17ST ST OVERLAND PARK, KS 66221 --- 0 GARCIA, RUBEN & VIOLA 2545 MESQUITE DR NAPLES, FL 34114--- 3120 09 L8/09 L9Q AJaAV oaAa algltedwoo ww Lg x ww 9Z juwjoJ op agonbn9 09 1.8/09 L9® AaaAV Utlm alglt-edwoo „g/9 Z x „L azis lagel ANDERSON, KELVIN L 11001 GREENWAY RD NAPLES, FL 34114---0 ANDERSON, RICHARD H MICHELLE ANNE ANDERSON 2782 AVIAMAR CIRCLE NAPLES, FL 34114 --- 0 BROWN, PATTI J 14740 APALACHEE ST NAPLES, FL 34114--- 8621 CHARLEE ESTATES HOMEOWNERS ASSN INC %SENTRY MGMT, INC 2180 W SR 434, #S000 LONGWOOD, FL 32779--0 CISNEROS JR, HUMBERTO 2S46 MESQUITE DR NAPLES, FL 34114--3119 FCC AVIAMAR LLC 81S6 FIDDLERS CREEK PKWY NAPLES, FL 34114--- 9430 FCC PRESERVE LLC 81S6 FIDDLERS CREEK PKWY NAPLES, FL 34114--- 9430 FIDDLER'S CREEK COMMUNITY f DEVELOPMENT DISTRICT 2 81S6 FIDDLERS CREEK PKWY NAPLES, FL 34114 --- 0 i G SOTO LAWN SERVICE INC 109SO GREENWAY ROAD NAPLES, FL 34114 --- 0 I' II I GINORIS, LEONOR 4021 W 2ND AVE HIALEAH, FL 33012---0 I Ii I 4 , ;a OS31 JIVIS3 ANDERSON, KELVIN L CANDEE M SAFERIAN 11001 GREENWAY RD NAPLES, FL 34114 --- 0 BERGER, BENNETT & FRAN 19 RYAN COURT RANDOLPH, NJ 07869 --- 0 CALLS, GLORIA 14741 APALACHEE ST NAPLES, FL 34114--- 8622 CHARLEE ESTATES HOMEOWNERS ASSN INC %SENTRY MGMT, INC 2180 W SR 434, #S000 LONGWOOD, FL 32779--0 FC OYSTER HARBOR LLC S51 N CATTLEMAN RD # 200 SARASOTA, FL 34232 --- 0 FCC PRESERVE LLC 81S6 FIDDLERS CREEK PKWY NAPLES, FL 34114--9430 FIDDLERS CREEK COMMUNITY DEVELOPMENT DISTRICT 2 % WOODWARD PIRES & LOMBARDO PA 3200 TAMIAMI TRL N # 200 NAPLES, FL 34103 --- 0 FIDDLER'S CREEK COMMUNITY DEVELOPMENT DISTRICT 2 81S6 FIDDLERS CREEK PKWY NAPLES, FL 34114 --- 0 I; GARCIA, RUBEN & VIOLA 2S4S MESQUITE DR NAPLES, FL 34114--3120 I� I I GINORIS,.LOURDES 710 EVERGLADES BLVD N NAPLES, FL 34120 --- 0 �` M � ,, © label size 1" x 2 5/8" compatible with Avery 05160/8160 2�'' - __ ., n-a ......,..-..3:1.1.. .., ..... 11,...-.. /\Ci.. 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nna rw--a� label size 1" x 2 5/8" compatible with Avery 05160/8160 VN 09 b8/09 Lq@ IueAV oeAe elgltedwoo ww L9 x ww 9Z tewa01 op 0140nbll3 091,9/091.9® AAuAV gjIm algipdwoa „8/9 Z x „ 4 azis leg -el WILLIAM LYNCH REVOCABLE TRUST East Naples Civic Association, Inc. 304 GULF BLVD 8595 Collier Blvd., Suite 107 INDIAN RK BCH, FL 33785---2538 PMB #49 Naples; FL 34114-3556 I I I i P D P ( ° iI �I label size 1 x.2 5 8" compatible with Avery 05160/8160 lei County COLLIER COUNTY GOVERNMENT www.collierco2ntyfI4qX 2800 NORTH HORSESHOE DRIVE NAP ,, FLORIDA 34104 Hybrid Virtual Quasi -Judicial Public Hearing Waiver Emergency/Executive Order 020-0 Hearing of the Collier County Planning Commission and Board of County Corqmlsslonerg For Petition Number(s): SSG MPA-PL-20180002507 & RZ-PL-20180002374 TBC Greenway, LLC & William B. Yeomans Regarding the above subject petition number(s), (Name of Applicant) elects to proceed during the declared emergency with hybrid virtual public hearings of the Collier County Planning Commission and Board of County Commissioners, and waives the right to contest any procedural irregularity due to the hybrid virtual nature of the public hearing. Name: Jeff E. Wright P� Signature*: ❑ Applicant ® Legal Counsel to Applicant Date: August 5, 2020 * This form must be signed by either the Applicant (if the applicant is a corporate entity, this must be an officer of the corporate entity) or the legal counsel to the Applicant.