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Agenda 10/26/2021 Item # 9D (Ordinance - PL20190002355)9.D 10/26/2021 EXECUTIVE SUMMARY Recommendation to approve 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 Rural Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan and the Rural Golden Gate Estates Future Land Use Map and Map Series to create the Immokalee Road/4th Street N.E. Mixed Use Subdistrict by changing the designation of the property from the Estates - Mixed Use District, Residential Estates Subdistrict to the Estates -Mixed Use District, Immokalee Road/4th Street N.E. Mixed Use Subdistrict, to allow uses permitted by right and conditional use in the Commercial Intermediate (C-3) Zoning District and some General Commercial (C-4) uses with a total maximum intensity of up to 150,000 square feet of gross floor area of development, and a maximum of 400 residential dwelling units, except public uses are not subject to the maximum gross floor area limitation; and furthermore directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity. The subject property is located on the northeast corner of the intersection of Immokalee Road and 4th street NE in Section 22, Township 48 North, Range 27 East, consisting of 50.18f acres. [PL20190002355] (Adoption Hearing) (Companion to item 9C) OBJECTIVE: To approve (adopt) the amendment to the Collier County Growth Management Plan (GMP) and approve said amendment for transmittal to the Florida Department of Economic Opportunity (DEO). CONSIDERATIONS: Petition PL20190002355 seeks to create the Immokalee Road/4th Street N.E. Mixed Use Subdistrict by amending the Rural Golden Gate Estates (RGGE) Sub -Element of the Golden Gate Area Master Plan (GGAMP) and the Rural Golden Gate Estates Future Land Use Map and Map Series; and furthermore directing the transmittal of the adopted amendment to the Florida Department of Economic Opportunity. Note: A companion PUD Amendment petition is scheduled for the adoption hearingin n the future. • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • Collier County Resolution No. 12-234 provides for a public petition process to amend the Collier County GMP. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held its Transmittal hearing for this petition on April 19, 2021. By a vote of 5-0 the CCPC recommended approval for transmittal. • At its meeting on May 25, 2021, the Board voted 4-0 to adopt and transmit Resolution No. 2021- 109 to the DEO. No changes were directed by the Board. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held its Adoption hearing for this petition on October 7, 2021. By a vote of 5-0 the CCPC recommended approval for adoption subject to changes identified further below. • This Adoption hearing for PL20190002355/CP-20-01 considers an amendment to the Rural Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan (GGAMP). The GMP amendment requested is specific to the Immokalee Road 4" Street N.E. Mixed -Use District. Packet Pg. 333 9.D 10/26/2021 The site is approximately 50.18 acres and is located between 4th Street N.E. and Immokalee Road, south and west of Orange Tree Boulevard. The property has approximately 762 feet of frontage on 4th Street NE, and 2,200 feet of frontage on Immokalee Road. The property lies within the Rural Estates Planning Community, in Section 22, Township 48 South, Range 27 East. This petition seeks to amend the GMP, adopted by Ordinance No. 89-05, as amended, specifically amending the Rural Golden Gate Estates (RGGE) Sub -Element of the Golden Gate Area Master Plan (GGAMP) by: 1. Amending Policy 1.1.4 Estates — Mixed -Use District to add the Immokalee Road/4th Street N.E. Mixed -Use Subdistrict name where District and Subdistrict designations are identified, 2. Amending the Estates Designation to exempt the new Subdistrict from the prohibition of multifamily dwelling units, duplexes, and other structures containing two or more dwelling units within this Designation, 3. Amending the Estates - Mixed -Use District to add the new Subdistrict provisions, to include those commercial uses permitted by right and by conditional uses in the C-4 zoning district. The total maximum intensity of up to 150,000 square feet of gross floor area development. Public uses shall not be subject to the maximum intensity limitation, 4. Amending the Estates - Mixed -Use District to add the new Subdistrict provisions, to allow a maximum of 400 residential dwelling units, 5. Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series listing, and, 6. Amending the Future Land Use Map to depict the new Subdistrict, adding a new Future Land Use Map Series inset map that depicts the new Subdistrict. Staffs analysis of this petition is included in the Transmittal CCPC Staff Report and Adoption CCPC Staff Report. Prior to the CCPC Adoption Hearing one (1) letter of opposition was received by staff - requesting elimination or reduction of 400-unit apartment complex with buildings no higher than two floors, enhancement of proposed "preserve area" abutting 4t' Street N.E. and another Neighborhood Information Meeting be held to obtain further input from the community. At the CCPC Adoption hearing there were seven (7) public speakers. Speakers voiced their opposition to proposed 400 dwelling units, and proposed public storage facility use, and one public speaker requested the enhancement of the preserve along 4t' Street N.E. Two of the speakers compared the proposed development to Founders Square/Baumgarten MPUD at Collier Boulevard and Immokalee Road which they identified as not being appropriate for the Golden Gate Estates. Concerns regarding traffic, Immokalee Road and Randall Boulevard intersection, environmental impacts, and groundwater impacts were also expressed. The Speakers identified that the type of uses they wanted were more local community -oriented businesses and some big box stores such as home improvement stores that would alleviate the need to go into town and reduce traffic. [Note: At the CCPC hearing it was identified that the 4' Street N.E. landscape buffer adjacent to the preserve shall include a hedge that is installed at a height Packet Pg. 334 9.D 10/26/2021 of six feet.] Based on the review of this large-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions: • The 50.18-acre total size subject property is designated E, Estates and undeveloped. • The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. • The proposed mixed -use project will generate additional traffic for the roadway network at this location. Additional potential traffic may impact the surrounding areas. Commercial development and residential development will be limited by a 753 PM Peak Hour gross trip figure. • The Collier Interactive Growth Model (CIGM) characterizes development proposed for this Subdistrict as a community shopping center. All development in this area is being limited to "community commercial" center C-3 intensity uses and amounts to a lower commercial intensity than is proposed by the C-4 zoning district. The applicant has identified specific C-4 uses being requested within Subdistrict. • The 400 residential dwelling units or apartments make a density footprint of approximately eight (8) dwelling units per acre - while the density in the surrounding residential area is about 1 dwelling unit per 2.5 to 5.0 acres. No provisions for housing affordability are part of the applicant's proposal. • The proposed Subdistrict will have impacts on the potable water, wastewater treatment systems and other public facilities since the level of service (LOS) standards are based on population. No adverse impacts were found. • The property, along with much of the surrounding area, is identified within the Immokalee Road/Randall Boulevard Planning Study inset map of the Rural Golden Gate Estates (RGGE) Sub -Element per Objective 3.2, Policy 3.2.1. The resulting recommendations of this study identified the creation of a new Mixed -Use Subdistrict for this area. • Sites generally located within the market area currently provide more than 1.25 Million sq. ft. and 308 acres of commercial use opportunities. Approximately 132 of these commercial acres are undeveloped. • Speakers present at the Neighborhood Information Meeting objected to allowing commercial traffic onto 4th Street NE, as this is a quiet street with only residences and residential traffic and agreed with the proposals that would allow entirely no vehicular access. The data and analysis provided for the amendment generally support the proposed changes to the RGGE Sub -Element of the GGAMP. The complete staff analysis of this petition is provided in the CCPC Transmittal Staff Report. FISCAL IMPACT: No fiscal impacts to Collier County result from this amendment, as this approval is for the transmittal of the adopted Plan amendment. Petition fees account for staff review time and materials, and the cost of associated legal advertising/public notice for the public hearings. GROWTH MANAGEMENT IMPACT: After Adoption, the DEO and other applicable review agencies will have 30 days (from the date DEO determines the Adoption packages are complete) to Packet Pg. 335 10/26/2021 9.D review the adopted Plan amendment and, should they believe the amendment is not "in compliance," file a challenge [appeal] to the presumed "in compliance" determination with the Florida Division of Administrative hearings. Similarly, any affected party also has 30 days (from the date of Board Adoption) in which to file a challenge. If a timely challenge is not filed by DEO or an affected party, then the amendment will become effective. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." 163.3177(1)(f), F.S. In addition, s. 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. The projected permanent and seasonal population of the area. C. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non -conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. 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. An affirmative vote of four is needed for approval. Packet Pg. 336 10/26/2021 9.D (HFAC) STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION C( CPC): That the CCPC forward petition PL20190002355/CP-2020-01 to the Board with a recommendation of approval to transmit adopted amendment to the Florida Department of Economic Opportunity and other statutorily required agencies. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC recommended (vote 510) that the Board adopt PL20190002355/CP-2020-01 and transmit to the Florida Department of Economic Opportunity and other statutorily required agencies, with the following changes: 1. Group housing reference to be removed 2. Allowable uses within the Subdistrict being limited to uses permitted by right and by conditional use in the C-3, Commercial Intermediate zoning district; Carwashes (SIC 7542); Dental Laboratories (SIC 8072); Food Stores, Miscellaneous (including convenience stores with fuel pumps, warehouse clubs and discount superstores) (SIC 5411, 5499); General Merchandise Stores (including warehouse clubs and discount retail superstores) (SIC 5311-5399); Lumber and Other Building Materials Dealers (including home improvement superstores) (SIC 5211); Medical Laboratories (SIC 8071); Membership Warehouse Clubs with Gas and Liquor; 9. Nursing and professional care facilities (SIC 8051, 8052, 8059); RECOMMENDATION: To adopt and transmit petition PL20190002355/CP-2020-1 to the Florida Department of Economic Opportunity and other statutorily required agencies, as recommended by the CCPC. Prepared by: Josephine Medina, Principal Planner, Zoning Division ATTACHMENT(S) 1.01_CCPC Adoption Staff Report - 091721 (PDF) 2.02 - BCC Adoption Ordinance - 101121 (PDF) 3.03_Transmittal Staff Report (PDF) 4. 04_Transmittal Resolution 2021-109 (PDF) 5. 05_Transmittal CCPC Transcript (PDF) 6. 06_Agency Review Letters (PDF) 7. [Linked] 07_Backup Material (PDF) 8. 08_CCPC-BCC Hybrid Meeting Waiver (PDF) 9.09_Public Correspondence CCPC Adoption Hearing (PDF) 10. legal ad - agenda IDs 20156 & 20161 (PDF) 11. 10_Public Correspondence BCC Adoption Hearing (PDF) Packet Pg. 337 10/26/2021 9.D COLLIER COUNTY Board of County Commissioners Item Number: 9.1) Doc ID: 20161 Item Summary: Recommendation to approve 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 Rural Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan and the Rural Golden Gate Estates Future Land Use Map and Map Series to create the Immokalee Road/4th Street N.E. Mixed Use Subdistrict by changing the designation of the property from the Estates -Mixed Use District, Residential Estates Subdistrict to the Estates -Mixed Use District, Immokalee Road/4th Street N.E. Mixed Use Subdistrict, to allow uses permitted by right and conditional use in the Commercial Intermediate (C- 3) Zoning District and some General Commercial (C-4) uses with a total maximum intensity of up to 150,000 square feet of gross floor area of development, and a maximum of 400 residential dwelling units, except public uses are not subject to the maximum gross floor area limitation; and furthermore directing transmittal of the adopted amendment to the Florida Department of Economic Opportunity. The subject property is 50.18f acres and located on the northeast corner of the intersection of Immokalee Road and 4th Street N.E. in Section 22, Township 48 North, Range 27 East, Collier County, Florida. (Adoption Hearing) [PL20210002355] (Companion to item 9C) Meeting Date: 10/26/2021 Prepared by: Title: — Zoning Name: Josephine Medina 09/28/2021 6:26 PM Submitted by: Title: — Zoning Name: Mike Bosi 09/28/2021 6:26 PM Approved By: Review: Zoning Zoning Growth Management Department Growth Management Department Growth Management Department County Attorney's Office Office of Management and Budget County Attorney's Office Office of Management and Budget Mike Bosi Zoning Director Review James Sabo Additional Reviewer Lissett DeLaRosa Growth Management Department Jeanne Marcella Transportation James C French Growth Management Heidi Ashton-Cicko Level 2 Attorney of Record Review Debra Windsor Level 3 OMB Gatekeeper Review Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Laura Zautcke Additional Reviewer Completed 09/29/2021 7:59 AM Completed 09/29/2021 10:28 AM Completed 09/29/2021 11:36 AM Skipped 09/30/2021 8:58 AM Completed 10/11/2021 4:27 PM Completed 10/13/2021 4:01 PM Completed 10/13/2021 4:04 PM Completed 10/13/2021 4:39 PM Completed 10/14/2021 10:11 AM Packet Pg. 338 9.D 10/26/2021 County Manager's Office Board of County Commissioners Amy Patterson Level 4 County Manager Review Geoffrey Willig Meeting Pending Completed 10/20/2021 2:47 PM 10/26/2021 9:00 AM Packet Pg. 339 9.D.a Coer C074-nty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: OCTOBER 7, 2021 L SUBJECT: PETITION CP-2020-1 / PL20190002355, GROWTH MANAGEMENT PLAN AMENDMENT (Companion to MPUD PL20190002356) [ADOPTION HEARING] 0 ELEMENT: RURAL GOLDEN GATE ESTATES SUB -ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN ;e 0 E E In M N AGENT/APPLICANT/OWNER(S): o 0 0 T Collier County, a Political Subdivision Richard D. Yovanovich, Successor Trustee cm of the State of Florida of various Land Trusts a c/o Real Property Management Coleman, Yovanovich & Koester, P.A. o 3335 Tamiami Trail East, Suite 101 4001 Tamiami Trail North, Suite 300 N Naples, Florida 34112 Naples, Florida 34103 D. Wayne Arnold, AICP Q. Grady Minor and Associates, P. A. 3800 Via Del Rey Bonita Springs, Florida 34134 GEOGRAPHIC LOCATION: Richard D. Yovanovich, Esq. Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 The subject property comprises approximately 50.18 acres and is located between 4th Street NE and Immokalee Road, south and west of Orange Tree Boulevard. The property has approximately 762 feet of frontage on 4th Street N.E., and 2,200 feet of frontage on Immokalee Road. The property lies within the Rural Estates Planning Community, in Section 22, Township 48 South, Range 27 East. CP-2020-1 / PL20190002355 Immokalee RoadAth Street Mixed -Use Subdistrict 09/16/2021 Page 1 of 6 Packet Pg. 340 9.D.a PURPOSE/DESCRIPTION OF PROJECT: The petition is proposed to allow for new mixed, commercial and residential development, up to a N maximum of 150,000 square feet of gross leasable floor area of C-4, General Commercial zoning a district land uses, and, up to a maximum of 400 residential dwelling units. Public uses, residential �o uses and group housing uses are not subject to the 150,000 square feet of gross commercial floor c area limitation. The intent is to shift or transfer a portion of the commercial square footage to the Immokalee Road — 4th Street Commercial Subdistrict project from the Estates Shopping Center Subdistrict project. REQUESTED ACTION: To establish a new Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element text, and Rural Golden Gate Estates Future Land Use Map and Map Series of the Growth Management Plan (GMP) by: 1) Amending Policy 1.1.4 Estates — Mixed -Use District to add the Immokalee Road/4th Street Mixed -Use Subdistrict name where District and Subdistrict designations are identified, 2) Amending the Estates Designation to exempt the new Subdistrict from the prohibition of multifamily dwelling units, duplexes, and other structures containing two or more dwelling units within this Designation, CP-2020-1 / PL20190002355 Immokalee Road/4th Street Mixed -Use Subdistrict 09/16/2021 Page 2 of 6 Packet Pg. 341 9.D.a 3) Amending the Estates — Mixed -Use District to add the new Subdistrict provisions, to include those commercial uses permitted by right and by conditional uses in the C-4 zoning district, a 4) Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series listing, and -L A 5) Amending the Future Land Use Map to depict the new Subdistrict, adding a new Future Land 13 Use Map Series inset map that depicts the new Subdistrict. Cn a� The Subdistrict language proposed by this amendment is found in Ordinance Exhibit "A". as Note: A companion PUD amendment petition is scheduled for this same hearing. x 2 PREVIOUS TRANSMITTAL ACTIONS: Z Transmittal hearings on the proposed Growth Management Plan amendment were held on April i 19, 2021 by the CCPC (Collier County Planning Commission). The Transmittal recommendations/ z actions are presented below. Within CCPC materials provided, you will find the transcript of the April 19, 2021 CCPC 0 transmittal hearing, and the CCPC staff report for the petition, which provides staff's detailed analysis of the petition. Y 0 In accordance with Chapter 163.3184(3)(b)l., F.S., pertaining to the Expedited State Review E E Process, this Transmittal package was provided to the Florida Department of Economic Ln Opportunity (DEO) and other reviewing agencies on July 06, 2021. N TRANSMITTAL: c N J STAFF RECOMMENDATION: To Transmit to DEO subject to applicant identifying in the PUD a what C-4 uses are being proposed. CCPC RECOMMENDATION: Transmit to DEO (Vote 515), subject to modifications as cited by N staff. BOARD ACTION: Transmit to DEO (Vote 4/0). on 0 STAFF SUMMARY OF THE NEIGHBORHOOD INFORMATION MEETING: 0 0 A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05.17 was [duly advertised, noticed and] held on Wednesday, December 09, 2020, 5:30 p.m. at North Collier Regional Park, Conference Room A, 15000 Livingston Road, Naples . Approximately 20 people attended in -person and 4 people via Zoom connections, other than the application team and County staff attended — and heard the following information: The agents representing this petition (Rich Yovanovich, D. Wayne Arnold) introduced other members of the application team present. They also introduced staff Planner representing Collier County — Corby Schmidt, AICP, Principal Planner and project coordinator for the GMP amendment petition. CP-2020-1 / PL20190002355 Page 3 of 6 Immokalee RoadAth Street Mixed -Use Subdistrict 09/16/2021 Packet Pg. 342 9.D.a Mr. Yovanovich identified the two subject property's locations, fronting on 4th Street NE, and on Immokalee Rd. at the Randall Blvd. intersection. He described the proposed commercial development of 150,000 sq. ft. of C-4 intensity, both by - right and conditional use commercial uses, multi -family residential uses, that the new Subdistrict would allow. A Zoom caller asked about the multi -family product planned for the development. Mr. Arnold answered that these could be houses or multi -family, condos or apartments. Mr. Yovanovich added how no vehicular access will be allowed to/from 4th St. Mr. Arnold added that the property located to the north also removed their proposed access to 4th St. The information meeting was completed by 6:20 p.m. The applicant transcribed the full proceedings of this meeting, and that transcript, along with their PowerPoint presentation and presentation notes have been copied and are on record. [Summary prepared by C. Schmidt, AICP, Principal Planner] A copy of the NIM summary and related documents are included in the back-up materials. REVIEW AGENCY LETTERS: After BCC approval to transmit the GMPA May 25, 202 1 (Resolution 2021-109) and in accordance = with Chapter 163.31.84(3)(a) F.S., staff prepared a letter/packet requesting State agencies review M the Transmitted amendment with each reviewing agency's authorized scope of review, the Florida c Department of Economic Opportunity (DEO), as well as the Florida Department of Environmental Protection (DEP), Florida Department of Agriculture and Consumer Services/Florida Forest N Service, Florida Department of State/Bureau of Historic Preservation, Florida Fish and Wildlife a Conservation Commission, South Florida Water Management District (SFWD), Southwest Florida Regional Planning Council, and Florida Department of Transportation rendered their comment letters indicating "no comment' or "no adverse impacts found" or the agency did not respond. N The Comments Letters received are located within materials provided to the CCPC. The remaining reviewing agencies did not provide a Comment Letter. Florida State Statutes state the following under "Expedited State Review Process for Adoption of Comprehensive Plan Amendments" Chapter 163.3184 (4) (c) 1, "The local government shall hold its second public hearing, which shall be a hearing on whether to adopt one or more comprehensive plan amendments pursuant to subsection (11). If the local government fails, within 180 days after receipt of agency comments, to hold the second public hearing, the amendments shall be deemed withdrawn unless extended by agreement with notice to the state land planning agency and any affected person that provided comments on the amendment..." The County received the DEO agency comment letter on July 6, 2021. The 180-day timeframe to hold the second public hearing on whether to adopt the petition ends on January 2, 2022. CP-2020-1 / PL20190002355 Page 4 of 6 Immokalee Road/4th Street Mixed -Use Subdistrict 09/16/2021 Packet Pg. 343 9.D.a ADOPTION: Subsequent to GMPA transmittal to the DEO, Exhibit "A" was revised with the following changes: • Addition of the exception of this new subdistrict from prohibition of structures containing two or more principal dwelling units within all Districts and Subdistricts of the Estates Designation. Requested by staff for consistency with GGAMP • Addition of public uses, residential uses and group housing uses not being subject to the commercial floor area limitation. Requested by applicant. • Replacing word "buffer" with "preserve" to identify the minimum vegetation width adjacent to 41h Street N.E. Requested by staff for consistency with companion PUDA. An excerpt of specific text changes has been provided below. Text deletions are shown in double strike through and text additions are double underlined. B. LAND USE DESIGNATION DESCRIPTION SECTION 1. ESTATES DESIGNATION [Page 9] This designation is characterized by low density semi -rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal non -conforming lots as small as 1.14 acres. Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation, except within the Immokalee Road/4th Street N.E. Mixed Use Subdistrict. *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** a A. Estates — Mixed -Use District r *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** N 6. Immokalee Road/4th Street N.E. Mixed Use Subdistrict [Page 16] N ti This Subdistrict is 50.18± acres in size and is located on the northeast corner of Immokalee c Road and 4th Street N.E. The Immokalee Road/4th Street N.E. Mixed Use Subdistrict is intended to provide a variety of commercial, office and residential land uses. Development within the Subdistrict shall be subject to the following: a. The subdistrict shall be rezoned to a Planned Unit Development (PUD). b. The rezone Ordinance must include standards for a common architectural theme as well as development standards and buffers to insure compatibility with surrounding properties. c. Allowable commercial uses shall be limited to those permitted by right and by conditional uses in the C-4, Commercial General zoning district, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended. CP-2020-1 / PL20190002355 Immokalee Road/4th Street Mixed -Use Subdistrict 09/16/2021 Page 5 of 6 Packet Pg. 344 9.D.a d. Development is limited to a maximum intensity of 150,000 square feet of -gross floor area and a maximum of 400 residential dwelling units. Public uses, residential uses and group housing uses are not subject to the 150,000 square feet of gross commercial floor area limitation. e. In lieu of the preservation requirement in Policy 6.1.1 of the CCME, fifteen (15) percent of the on -site native vegetation shall be retained, which shall principally be located adjacent to 4th Street N.E. to serve as a preserve and buffer to nearby residences. The minimum oreserve width adjacent to 4th Street N.E. shall be 75 feet for that portion of the subdistrict located north of the previously cleared portion of the site utilized for Collier County stormwater management. The water management system serving development within the subdistrict shall provide for the water quality pretreatment and attenuation for that portion of the property originally designed to be utilized for water management area for Immokalee Road; however, the area necessary to provide for required Immokalee Road water management may be relocated throughout the subdistrict. Permitting for the overall water management shall be coordinated through Collier County and permitted by the South Florida Water Management District (SFWMD). STAFF RECOMMENDATION: Staff recommends that the County Planning Commission forward Petition CP-2020-1 / PL20190002355 to the Board of County Commissioners with a recommendation to adopt and transmit to the Florida Department of Economic Opportunity and reviewing agencies that provided comments. LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney's Office on September 16, 2021. The criteria for growth management plan amendments and land use map amendments are in Sections 163.3177(1)(f) and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. c N G:\CDES Planning Services\Comprehensive\Comp Planning GIMP DATA\Comp Plan Amendments\2020 Cycles & Smalls\CP-20-1, Immokalee Rd-4th St Subd GGAMP\CCPC\01_CCPC Adoption Staff Report - 091621.docx CP-2020-1 / PL20190002355 Immokalee Road/4th Street Mixed -Use Subdistrict 09/16/2021 Page 6 of 6 Packet Pg. 345 9.D.b ORDINANCE NO.2021- 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 RURAL GOLDEN GATE ESTATES SUB -ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND THE RURAL GOLDEN GATE ESTATES FUTURE LAND USE MAP AND MAP SERIES TO CREATE THE IMMOKALEE ROADATH STREET N.E. MIXED USE SUBDISTRICT BY CHANGING THE DESIGNATION OF THE PROPERTY FROM THE ESTATES -MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT TO THE ESTATES - MIXED USE DISTRICT, IMMOKALEE ROADATH STREET N.E. MIXED USE SUBDISTRICT, TO ALLOW USES PERMITTED BY RIGHT AND CONDITIONAL USE IN THE COMMERCIAL INTERMEDIATE (C-3) ZONING DISTRICT AND SOME GENERAL COMMERCIAL (C-4) USES WITH A TOTAL MAXIMUM INTENSITY OF UP TO 150,000 SQUARE FEET OF GROSS FLOOR AREA OF DEVELOPMENT, AND A MAXIMUM OF 400 RESIDENTIAL DWELLING UNITS, EXCEPT PUBLIC USES ARE NOT SUBJECT TO THE MAXIMUM GROSS FLOOR AREA LIMITATION; AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS 50.18f ACRES AND LOCATED ON THE NORTHEAST CORNER OF THE INTERSECTION OF IMMOKALEE ROAD AND 4TH STREET N.E. IN SECTION 22, TOWNSHIP 48 NORTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA. [PL20190002355] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and [20-CMP-01075/1673365/11151 Immokalee Rd Comm Ctr Words underlined are additions; Words struek thYo„ham are deletions. Page 1 of 3 PL20190002355 * * * * * * * * * * * * are a break in text 10/11/21 R a 2 0 N Packet Pg. 346 9.D.b WHEREAS, Richard D. Yovanovich as Successor Trustee of Land Trust Numbers 850.024 and 850.031 under the Land Trust Agreement dated December 1, 2005, Land Trust Number 850.045 under the Land Trust Agreement dated June 10, 2009, and the Golden Gate Boulevard West Trust, requested an amendment to the Rural Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan and the Rural Golden Gate Estates Future Land Use Map and Map Series to add the Immokalee Road/41h Street N.E. Mixed Use Subdistrict; and WHEREAS, Collier County transmitted the Growth Management Plan amendments to the Department of Economic Opportunity for preliminary review on June 1, 2021, after public hearings before the Collier County Planning Commission and the Board of County Commissioners; and WHEREAS, the Department of Economic Opportunity reviewed the amendments to the Growth Management Plan and transmitted its comments in writing to Collier County within the time provided by law; and WHEREAS, Collier County, has 180 days from receipt of the Comments Report from the Department of Economic Opportunity to adopt, adopt with changes or not adopt the proposed amendments to the Growth Management Plan; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report, the documents entitled Collier County Growth Management Plan Amendments and other documents, testimony and information presented and made a part of the record at the public hearings of the Collier County Planning Commission held on October 7, 2021, and the Collier County Board of County Commissioners held on ; and WHEREAS, all applicable substantive and procedural requirements of the law have been r met. c N NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The amendments to the Rural Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan and Future Land Use Map and Map Series to add the Immokalee Road/4th Street N.E. Mixed Use Subdistrict attached hereto as Exhibit "A" and incorporated herein by reference, are hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Economic Opportunity. [20-CMP-01075/1673365/1 ] 151 Immokalee Rd Comm Ctr Words underlined are additions; Words straw are deletions. Page 2 of 3 PL20190002355 *** *** *** *** area break in text 10/11/21 R Packet Pg. 347 9.D.b SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of 2021. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko �9 Managing Assistant County Attorney Attachment: Exhibit A — Text and Map Penny Taylor, Chairman [20-CMP-01075/1673365/11151 Immokalee Rd Comm Ctr Words underlined are additions; Words stask through are deletions. Page 3 of 3 PL20190002355 *** *** *** *** are a break in text 10/11/21 R Packet Pg. 348 9.D.b PL20190002355/C P-20-1 EXHIBIT A a GOLDEN GATE AREA MASTER PLAN RURAL GOLDEN GATE ESTATES SUB -ELEMENT •L r N TABLE OF CONTENTS [Page iii] co Pa C e A. Goals, Objectives and Policies 1 x 2 w z B. Land Use Designation Description Section 9 L U) 1. ESTATES DESIGNATION 9 w A. Estates — Commercial District 0 1. Residential Estates Subdistrict M 19 2. Neighborhood Center Subdistrict E E 3. Conditional Uses Subdistrict LO M N 4. Mission Subdistrict 0 0 rn 5. Everglades — Randall Subdistrict N J 6. Immokalee Road/4th Street N.E. Mixed Use Subdistrict a TEXT BREAK ** *** *** *** *** *** c� 0 C. List of maps 27 N Rural Golden Gate Estates Future Land Use Map Golden Gate Estates Neighborhood Centers Wilson Boulevard/Golden Gate Boulevard Neighborhood Center Golden Gate Boulevard/Everglades Boulevard Neighborhood Center Immokalee Road/Everglades Boulevard Neighborhood Center Randall Boulevard Commercial Subdistrict Mission Subdistrict Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Everglades — Randall Subdistrict Immokalee Road/Randall Boulevard Planning Study Area Immokalee Road/4th Street N.E. Mixed Use Subdistrict Words underlined are added; words etFUathFeblgh are deletions 10/09/2021 Page 1 of 5 Packet Pg. 349 9.D.b P L20190002355/C P-20-1 *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** a a A. GOALS, OBJECTIVES AND POLICIES [Page 1] 2 r GOAL 1: TO GUIDE LAND USE AND PUBLIC FACILITY DECISION MAKING AND TO r BALANCE THE NEED TO PROVIDE BASIC SERVICES WITH NATURAL RESOURCE CONCERNS THROUGH A WELL PLANNED MIX OF COMPATIBLE LAND USES WHICH ENSURE THE HEALTH, SAFETY, WELFARE, AND QUALITY OF LIFE OF THE LOCAL co RESIDENTS. y OBJECTIVE 1.1: x Develop new or revised uses of land consistent with designations outlined on the Rural Golden 2 Gate Estates Future Land Use Map and provisions found in the Land Use Designation Description IL Section of this Sub -Element. Z as as *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** co Policy 1.1.4: The ESTATES Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: o as A. ESTATES — MIXED USE DISTRICT 1. Residential Estates Subdistrict E E E 2. Neighborhood Center Subdistrict LO M 3. Conditional Uses Subdistrict o 0 0 4. Mission Subdistrict 0 N 5. Everglades — Randall Subdistrict a 6. Immokalee Road/4th Street N.E. Mixed Use Subdistrict o r *** *** *** *** *** *** *** TFXT RRFAK *** *** *** *** *** *** N B. LAND USE DESIGNATION DESCRIPTION SECTION [Page 9]cm 0 r *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** a� 1. ESTATES DESIGNATION c This designation is characterized by low density semi -rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some O legal non -conforming lots as small as 1.14 acres. Residential density is limited to a maximum of o one unit per 2.25 gross acres, or one unit per legal non -conforming lot of record, exclusive of o guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more Q principal dwellings, are prohibited in all Districts and Subdistricts in this Designation, except within the Immokalee Road/4th Street N.E. Mixed Use Subdistrict-. L) m *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** c A. Estates — Mixed -Use District *** *** ** *** *** *** *** TEXT BREAK *** *** *** *** *** *** E s Words underlined are added; words ugh are deletions 10/09/2021 Page 2 of 5 Packet Pg. 350 9.D.b PL20190002355/C P-20-1 [Page 161 This Subdistrict is 50.18± acres in size and is located on the northeast corner of Immokalee Road and 4th Street N.E. The Immokalee RoadAth Street N.E. Mixed Use Subdistrict is intended to provide a variety of commercial office and residential land uses. Development within the Subdistrict shall be subject to the followinq: a. The subdistrict shall be rezoned to a Planned Unit Development (PUD). b. The rezone Ordinance must include standards for a common architectural theme as well as development standards and buffers to insure compatibility with surrounding properties. c. Allowable uses shall be limited tothose: 1. Use permitted by right and by conditional use in the C-3 Commercial Intermediate zoning district as listed in the Collier County Land Development Code, Ordinance No. 04-41; 2. Carwashes (SIC 7542); 3. Dental Laboratories (SIC 8072); 4. Food Stores Miscellaneous (including convenience stores with fuel pumps, warehouse clubs and discount superstores) (SIC 5411, 5499); 5. General Merchandise Stores (including warehouse clubs and discount retail superstores) (SIC 5311-5399); 6. Lumber and Other Building Materials Dealers (including home improvement superstores) (SIC 5211); 7. Medical Laboratories (SIC 8071); 8. Membership Warehouse Clubs with Gas and Liquor; 9. Nursing and professional care facilities (SIC 8051, 8052, 80591 The rezone Ordinance shall limit these uses further to insure compatibility with surrounding properties. d. Development is limited to a maximum intensity of 150,000 square feet of gross floor area and a maximum of 400 residential dwelling units. Public uses and residential uses are not subject to the 150,000 square feet of gross commercial floor area limitation. e. In lieu of the preservation requirement in Policy 6.1.1 of the CCME, fifteen (15) percent of the on -site native vegetation shall be retained, which shall principally be located adjacent to 4th Street N.E. to serve as a preserve and buffer to nearby residences. The minimum preserve width adjacent to 4th Street N.E. shall be 75 feet for that portion of the subdistrict located north of the previously cleared portion of the site utilized for Collier County stormwater management. The water management system serving development within the subdistrict shall provide for the water quality pretreatment and attenuation for that portion of the property originally designed to be utilized for water management area for Immokalee Road: however, the area necessary to provide for required Immokalee Road water management may be relocated throughout the subdistrict. Permitting for the overall water management shall be coordinated through Collier County and permitted by the South Florida Water Management District (SFWMD). Words underlined are added words 5tFU6'( thfflugh are deletions Q IL c7 y a� d x ui z a� d U) 0 a� a� 0 E E LO M N 0 0 0 0 0 N J a N 0 a) s u f0 a 10/09/2021 Page 3 of 5 Packet Pg. 351 EXHIBIT A PL20190002355/CP-20� IMMOKALEE ROAD 4TH STREET SUBDISTRICT O/ COLLIER COUNTY, FLORIDA SUBJECT SITE . 0 250 500 1,000 Feet ADOPTED - X-)=, XXXX i i i I i 2 iLEGEND (Ord. No. )(XXX-X) PREPARED BY: BETH YANG, AICP IMMOKALEE ROAD - 4TH GROWTH MANAGEMENT DEPT STREET SUBDISTRICT FILE: IMMOKALEE RD COMMERCIAL CENTER SUBDISTRICT LOCATION MAP DRAFT.MXD DATE: JUNE 2020 10/09/2021 Page 4 of 5 Packet Pg. 352 1 ESTATES DESIGNATION AGRICULTURAL I RURAL DESIGNATION YDfED USE DISTRICT R.ralsml.mem Nee Dunu ORauewe.l E.uwSWamcl Coeenbe.l Uses Sutduvim OVERLAYS AND SPECIAL FEATURES Qm.roxxan.m c..w swammn ®wao.rc. vml.wox �r.. om.W - Mmsm. s.xa.rrcr COMMERCIAL DISTRICT - Rerd.IlSmbv.m C.mm.rael SuetiNln EXHIBIT "A" P- p r � Eww. snwo-.scmur s�ea.ma a r - Imm.ean R..e-NN SewsSuxamtr Ro1c: Immokalee Road - 4th Street Subdistrict CO a ~ IMMOKALEE RD z BEACH RD Na 0 m U GOLDEN GATE BLVD r7 O � (j +RGE GREEN BLVD INTERSTATE 75 IDAVIS BLVD RURAL GOLDEN GATE FUTURE LAND USE MAP DOPTED - SEPTEMBER 24. 2015 AMENDED -XXX%. XXXX h < IA H O 0 0.5 1 2 3 Miles 10/09/202?l E Rage 5 of 5 PETITION PL20190002355 / C 9 D b 7 RURAL GOLDEN GATE ESTATES FUTURE LAND USE MAP IMMOKALEE RD Zo m w 0 w W OIL WELL RD ND L BLVD z o m O m w ' o ' 11 GATE BLVD m � to m � w m 5 0 O > w w � I R28E INTERSTATE 75 Packet Pg. 353 9.D.c C.o e-r C;o-mkir, a a. STAFF REPORT COLLIER COUNTY PLANNING COMMISSION y FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION U) COMPREHENSIVE PLANNING SECTION N HEARING DATE: April 15, 2021 x SUBJECT: PETITION CP-2020-1 / PL20190002355, GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] LL! z ELEMENT: RURAL GOLDEN GATE ESTATES SUB -ELEMENT OF THE GOLDEN a GATE AREA MASTER PLAN r APPLICANTS/OWNERS/AGENTS: Collier County, a Political Subdivision of the State of Florida c/o Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 D. Wayne Arnold, AICP Q. Grady Minor and Associates, P. A. 3800 Via Del Rey Bonita Springs, Florida 34134 GEOGRAPHIC LOCATION: The subject property comprises approximately 50.18 acres and is located between 4th Street NE and Immokalee Road, south and west of Orange Tree Boulevard. The property has approximately 762 feet of frontage on 4th Street NE, and 2,200 feet of frontage on Immokalee Road. The property lies within the Rural Estates Planning Community, in Section 22, Township 48 South, Range 27 East. Richard D. Yovanovich, Esq. Coleman, Yovanovich & Koester, P.A 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 —1— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4th Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 354 9.D.c PURPOSE/DESCRIPTION OF PROJECT: The petition is proposed to allow for new mixed, commercial and residential development, up to a maximum of 150,000 square feet of gross leasable floor area of C-4, General Commercial zoning district land uses, and, up to a maximum of 400 condominiums as (single-family or multi - a. family) residential units, or as apartments. The intent is to shift or transfer 140,000 square feet of the commercial floor area from the Estates .2 Shopping Center project at the intersection of Wilson and Golden Gate Blvd to the Immokalee v, Road — 4th Street Commercial Subdistrict project. The proposal reduces the Estates Shopping Center project from 190,000 square feet of commercial to 50,000 square feet. v) REQUESTED ACTION: as To establish a new Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate as x Estates Sub -Element text, and Rural Golden Gate Estates Future Land Use Map and Map Series M ui of the Growth Management Plan (GMP) by: Z 1) Amending Policy 1.1.4 Estates — Mixed -Use District to add the Immokalee Road/4th Street a) Mixed -Use Subdistrict name where District and Subdistrict designations are identified, rn 2) Amending the Estates — Mixed -Use District to add the new Subdistrict provisions, to include r those commercial uses in the C-4 zoning district, c 3) Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series listing, W and Y 4) Amending the Future Land Use Map to depict the new Subdistrict, adding a new Future Land 0 E Use Map Series inset map that depicts the new Subdistrict. In LO The Subdistrict language proposed by this amendment is found in Resolution Exhibit "A". N SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Existing Conditions: Subject Property: The subject property is zoned E, Estates district and undeveloped. A 10-acre parcel (the "Randall Curve" property), which is being held by the County for public uses, is not included here. The current Future Land Use designation is Estates — Mixed Use District, Residential Estates Subdistrict, and allows single-family residential development; parks, recreation and open space uses; institutional uses, e.g., churches and places of worship, group housing, nursing homes, social and fraternal organizations, public and private schools; a variety of agricultural uses; and essential services. Surrounding Lands: North: Immediately north of the subject property is the (tentatively -designated) Immokalee Road — Estates Commercial Subdistrict. Properties further north along the 4th Street NE frontage are developed residentially, while properties north along the Immokalee Rd. frontage are undeveloped. The Future Land Use designation for these land areas to the north is the Residential Estates Subdistrict. East: Immediately adjacent to the south and east is Immokalee Rd. Immediately east of the z subject property, across Immokalee Rd. (a 6-lane divided arterial roadway) is zoned MPUD r for the Orange Tree Mixed -Use Planned Unit Development, and developing as a mixed -use Q —2— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4th Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 355 9.D.c community. Further east, land is zoned Orange Blossom Ranch MPUD, developing with a residential community. The Future Land Use designation for these land areas to the east is Agricultural/Rural — Rural Settlement Area District. South: Immediately adjacent to the south is Immokalee Rd. Properties south, across Immokalee a Rd., land are zoned MPUD for the Orange Tree Mixed -Use Planned Unit Development, and developing as a commercial component of the mixed -use community. Further south lies the Randall Blvd. Commercial Subdistrict West: Immediately west of the subject property, across 4th Street NE (a 2-lane undivided roadway) properties are zoned E, Estates district, and developed residentially. Then further v) west, land is zoned E, Estates, and contains parcels is land characterized by single-family n residences and residential lots. These E-zoned parcels are within the Golden Gate Estates subdivision. The Future Land Use designation for these land areas to the west is the x Residential Estates Subdistrict. M ui In summary, the current zoning, and existing and planned land uses, in the area immediately z surrounding the Subdistrict property are primarily suburban- and estate -type residences or a residential lots to the north and west, while potential and tentative commercial properties lie to the rn east and south. E_ BACKGROUND, CONSIDERATIONS AND ANALYSIS: This report addresses the minimum amount of [commercial] land needed to accommodate anticipated growth based on projected permanent and seasonal population of the area. This is accomplished through the analysis of the subject property and the surrounding area that includes inventorying the supply of existing commercially -developed and potential commercially - developable land, determining population growth, estimating the amount of commercial development that population will demand, and determining whether the Rural Golden Gate Estates Sub -Element of the Golden Gate Area Master Plan (GGAMP) allocates a sufficient amount of commercial land to accommodate growth. Goal 3 directs the County "to provide for limited commercial services and conditional uses for purposes of serving the rural needs of Golden Gate Estates residents, shortening vehicular trips, and preserving rural character." Objective 3.2 of the Rural Golden Gate Estates Sub -Element further directs the County "to provide for new commercial development within Neighborhood Centers and other Commercial Land Use Designations." These "other commercial land use designations" are addressed in Policy 3.2.1, which identifies a Randall Blvd. and Oil Well Rd. Corridor Study [2021]. This corridor study recognizes that future land uses be may be changed to commercial designations in this area. Appropriateness of the Site and the Change: Real Estate Econometrics, Inc. (REEI) provided a residential market analysis (August 26, 2020) and it is part of the supporting data & analysis submitted with GMPA application materials (Exhibit V.D.1.). The REEI research document analyzes the specific need for single-family, duplex, multiple -family, townhome, and group housing for seniors. The research is for 400 residential units and it does recognize that 400 low -density single-family units will not fit on the project parcel. Page 20 of the REEI report indicates that the supply of market rate rental apartments will turn negative in 2022. With the addition of the proposed 400 residential units, there will be a minimal —3— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 356 9.D.c surplus through 2025. The REEI analysis contends that the subject property's 400 proposed apartment units will address the need for apartment units in 2022. Their analysis indicates that the projected population growth provides sufficient demand for market -based apartments. The proposed density is 8 DU/A. a a. Regarding the GMP amendment, staff finds that the proposed GMP amendment is reasonably compatible with surrounding properties based on the RED residential market analysis. The rezone petition to implement the proposed subdistrict will need to address specific compatibility measures, including maximum building height; landscape buffers, preserve area location, and open space; building locations and minimum setbacks; and building massing and orientation. U) as Commercial Analysis The C-3, Commercial Intermediate, zoning district allows multi -family residential uses. x Commercial DeveloDment: Characteristics of the area immediately surrounding the subject property reveal a trend toward commercial development. Existing and planned land uses in the area are primarily suburban - and estate -type residences or residential lots to the north and west, except to the east and south — where Commercial uses are planned. Within four miles from the subject property, commercial development is evident, including the following approved projects: ♦ Orange Blossom Ranch commercial component (200,000 sq. ft./44.0 ac.) [±2.0 miles east at Oil Well Rd.] (200,000 sq. ft. developable) ♦ Orange Tree commercial component (332,000 sq. ft./33.3 ac.) [immediately east at the Immokalee Rd. — Orange Tree Blvd. intersection] (53,342 sq. ft. developed — 278,658 sq. ft. developable) ♦ Randall Boulevard Center (21,000 sq. ft./5.15 ac.) [±0.65 mile south at the Immokalee Rd. — Randall Blvd. intersection] (3,350 sq. ft. developed — 17,650 sq. ft. developable) ♦ Mir -Mar (20,000 sq. ft./2.38 ac.) [±0.66 mile south at the Immokalee Rd. — Randall Blvd. intersection] (19,000 sq. ft. developed — 1,000 sq. ft. developable) ♦ Wilson Boulevard Center (42,000 sq. ft.) [±4.0 road miles south at the Wilson Blvd. — Golden Gate Blvd. intersection] (41,038 sq. ft. developed) ♦ Heritage Bay PUD/DRI commercial component (230,000 sq. ft./73.5 ac.) [±2.0 miles east] (179,086 sq. ft. developed — 50,914 sq. ft. developable) ♦ Immokalee Road - Estates Commercial Subdistrict (200,000 sq. ft./19 ac.) adjacently north] (200,000 sq. ft. developable) These sites, generally located within the 15-minute drive -time market area currently provide more than 1.25 Million sq. ft. and 308 acres of commercial use opportunities in the [Urban Land Institute (ULI)-defined] Neighborhood Center, Community Center, and Regional Center development categories, as revealed by the commercial needs analysis evaluated below. Generally, commercial development can be categorized as strip commercial, neighborhood commercial, community commercial, regional commercial, and so forth, based upon shopping center size, commercial uses, and population/area served. Based on specific studies and/or demographic data for an area, such as population, income, household size, percentage of income —4— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 357 9.D.c spent on retail goods, etc., an analyst is able to estimate supportable commercial square feet for different commercial intensities for that geography by shopping center type. The petitioner characterizes development proposed for this Subdistrict as a community shopping center. The community shopping center is larger than a neighborhood center with neither a traditional a department store nor the trade area of a regional shopping center. The Environmental Systems a 2 Research Institute (ESRI) calculates drive times and explains, in general, community centers 0 have a drive time [market] area of 10 to 20 minutes depending on the size [given 192,700 sq. ft. r average total floor space & 177,328 sq. ft. median floor space]. L n Petitioner's Commercial Needs Analysis: v) The firm of RED conducted a Commercial Needs Analysis, updated to August 26, 2020 as independently analyzing market conditions for this petition (Exhibit "V.D1 "). This analysis provides context for assessing a specific selection of goods and services' requirements of the emerging x population within the market area identified. ui The Analysis provided the following data and analysis: Population Growth Around Subject Property as CO This section provided an overview of population growth (utilizing 2018 figures) and applied a multiplier to estimate and forecast populations on which to base the remainder of the Analysis. The Analysis identified a 15-minute drive time as its market area for this medium -size community 0 shopping center. This 15-minute drive time area is delineated in this figure, copied from the as Analysis. M c E For their evaluation, a continuing increase in population was utilized. It estimates a 54,431 E population for the market area in 2020, and projects 70,862 people in 2030, and 99,100 people In in 2040. N Market Area Demand 0 0 a Countywide population figures were then apportioned to the 15-minute drive time market area to J represent any additional commercial demand for this location. This calculation yielded a demand a of 22.29 sq. ft. of commercial space per capita. The market area can support 1,213,473 sq. ft. of all commercial needs in this market area at this r N time; 1,579,788 sq. ft. of commercial needs in this market area by 2030; and 2,209,305 sq. ft. of commercial needs in this market area by 2040. (Table 7) a Market Area Supply as The applicant's Needs Analysis inventoried 725,404 sq. ft. of existing commercial development in (on 114.54 ac.) of developed "competing commercial parcels" located in the market area. The Needs Analysis inventoried (approximately 701,050 sq. ft. of undeveloped commercial) on N 110.69 acres of undeveloped "competing parcels" located in the market area. L The supply analysis suggests no less than 1,426,467 sq. ft. of developed and undeveloped cl commercial space is available in the market area. Their total supply figure of 1,761,404 accounts for commercial locations with potential, approved -but -undeveloped, to -be -transferred and other E similar square footage. 0 r r Q —5— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 358 9.D.c Note: the CIGM identifies a supply of 1, 691,857 sq. ft. developed and undeveloped commercial space available in the market area. SUDoIV — Demand Analvsis This section applied a diminishing allocation ratio, allowing the market to function in the sale, a. usage and allocation of land over time. This suggests the growing market area can support the additional commercial uses (2,209,305 Demand/1,691,857 Supply = 517,448 total sq. ft. Demand) L in this market by 2040). v, Staff Assessment of Petitioner's Commercial Needs Analysis U) as The Collier Interactive Growth Model (CIGM) characterizes development proposed for this Subdistrict as a community shopping center. All development in this area is proposed by staff as limited to "community commercial" center C-3 intensity uses, which is less commercial intensity x than the proposed C-4 by the applicant. Staff assesses this C-3 limitation to be a fair and uniform M ui application of the CIGM. Z The analysis provided in the Needs Analysis is an objective population -based demand methodology and suspends our reliance on evaluating certain types of businesses to demonstrate need. Not all commercial uses allowed in the C-4, General Commercial zoning district — by right and by Conditional Use, as proposed — were analyzed however, and not all uses analyzed were demonstrated to have supportable demand. The intensities of C-4 commercial uses and activities allowing for the outside storage of merchandise, such as automobile sales, rental and leasing, marine vessel and recreational vehicle (RV) dealers, and the renting and leasing of equipment; mini- and self -storage warehousing; hotels and motels; and, certain entertainment and recreational attractions are disparate with low density single-family residential areas. These disparities, if allowed by this Subdistrict, introduce incompatibilities between potentially non -complimentary land uses that may not be overcome in rezoning. This uncertainty leads staff to consider a lower commercial intensity for the Subdistrict overall, and to defer review of any Conditional Use proposed. The uses shown to be appropriately suited to "community commercial" centers are: apparel and accessory stores, auto and home supply stores, building cleaning and maintenance services, cable and other pay television services including communications towers up to specified height, subject to section 5.05.09, carwashes provided that carwashes abutting residential zoning districts shall be subject to section 5.05.11 of this code, computer and computer software stores, dance studios, schools and halls, indoor, department stores, disinfecting and pest control services, eating and drinking establishments excluding bottle clubs. all establishments engaged in the retail sale of alcoholic beverages for on -premise consumption are subject to the locational requirements of section 5.05.01, electrical and electronic repair shops, food stores, general merchandise stores, hardware stores, home furniture and furnishings stores, household appliance stores, medical and dental laboratories, musical instrument stores, nursing and professional care facilities, paint stores, personal services, miscellaneous, radio, television and consumer electronics stores, repair services - miscellaneous (except agricultural equipment repair, awning repair, beer pump coil cleaning and repair, blacksmith shops, catch basin, septic tank and cesspool cleaning, industrial truck repair, machinery cleaning, repair of service station equipment, boiler cleaning, tinsmithing, tractor repair), research, development and testing services, retail — miscellaneous, telephone communications including communications towers up —6— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 359 9.D.c to specified height, subject to section 5.05.09, veterinary services, excluding outside kenneling, and watch, clock and jewelry repair. The County's CIGM provides for an average 8,878 sq. ft. of commercial floor space/acre in community commercial centers. Just as the County approved for the Immokalee Road — Estates Commercial Subdistrict located adjacently north, the proposed Subdistrict is recommended to be limited to the same C-3 intensity of uses suited to "community commercial" centers. This amounts to a lower commercial intensity (than is proposed) of overall commercial floor space. Additionally, the intensities of the commercial uses themselves, only where shown to be appropriately suited to "community commercial" centers, and approved by the companion Planned Unit Development rezone will be supported. ENVIRONMENTAL IMPACTS: An Environmental Report, dated September 2019, prepared by Marco Espinar of Collier Environmental Consultants, Inc. was submitted with this petition (Exhibit W.C"). Environmental review specialists with Collier County's Development Review Division, Environmental Planning Section reviewed these documents and provided the following comments: The proposed GMP amendment has no effect on the requirements of the Conservation and Coastal Management Element (CCME) of the GMP. Native vegetation on site will be retained in accordance with the requirements of CCME Policy 6.1.1 and section 3.05.07 of the LDC. Regarding Flood Zone Information for PL20190002355: The planning project includes the following parcels: 37690040003 and 37690040100, as shown on the following snip from the Digital Flood Insurance Rate Map (DFIRM) as shown on ArcReader. The yellow and purple areas marked X and X500 flood zones are not in the Special Flood Hazard Area (SFHA). These flood zones are moderate to low risk and do not have assigned base flood a M —7— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 360 9.D.c elevations (BFEs). The remaining beige areas are flood zone AH, are within the SFHA, and do have BFEs. There are four BFEs for those areas within the SFHA. These are labeled as sections A, B, C, and D. The section marked A is for all of the SFHA section west of the 14.5' contour line. This same contour line carries through the areas marked X and X500. This same principle works for the other sections. The SFHA west of this contour line (marked A) has a BFE of 14.5' NAVD. The SFHA between the 14.5' and 15' contour lines (marked B) has a BFE of 15' NAVD. The SFHA between the 15' and 15.5' contour lines (marked C) has a BFE of 15.5' NAVD. The SFHA east of the 15.5' contour line (marked D) has a BFE of 16' NAVD. ro M .01 E 8 _ CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 361 9.D.c TRAFFIC CAPACITYITRAFFIC CIRCULATION IMPACT ANALYSIS. INCLUDING TRANSPORTATION ELEMENT CONSISTENCY DETERMINATION: JMB Transportation Engineering, Inc., submitted a Traffic Impact Statement, updated to 10/27/2020 (Exhibit W.E1"). a The project's area of influence was determined to be Immokalee Road north (east) and south (west) of the project at the Randall Boulevard intersection. The analysis studied: • Immokalee Rd., from Collier Blvd. (west) to north of Oil Well Rd. (east); L v, • Vanderbilt Beach Road, CR 951 to Wilson; • Wilson Blvd., south of Immokalee Rd. to Golden Gate; U) • Oil Well Rd., from Immokalee Rd. to Desoto; • Randall Blvd., from Immokalee Rd. to Desoto; and those roadways with lesser anticipated trip distribution, and, 25 • Everglades Blvd., from VBR to Randall; Fully 100% of traffic accessing the property comes from Immokalee Rd. (15% southbound /westbound; 85% northbound/eastbound). Based on the traffic impact analysis, the proposed mixed -use project is a significant traffic generator for the roadway network at this location. The proposed mixed -use project would generate (approximately) 8,924 daily gross new trips (2- way) and 753 PM Peak Hour gross new trips routed through two, limited access points, located along the curve in Immokalee Road, commercial frontage, and, through interconnection with the developing commercial project located adjacently north. No access onto 4t" Street NE is proposed. Together, commercial development and residential development will work together and be limited by this 753 PM Peak Hour gross new trip figure. Policy 3.2.1 of the Rural Golden Gate Estates Sub -Element also identifies a Randall Blvd. and Oil Well Rd. Corridor Study, after which, an Immokalee Rd./Randall Blvd. Planning Study will evaluate the future land uses along Immokalee Rd. and may propose changes to future land uses. PUBLIC FACILITIES IMPACTS: Application materials submitted include a Public Facilities Level of Service Analysis, updated to August 29, 2019 (Exhibit "V.E"), along with a Public Facilities Map. Issues and concerns are identified regarding impacts on potable water, wastewater management, solid waste, drainage, park and recreational facilities, schools, or EMS and fire control services. • Potable Water System: The subject project lies in the Collier County Water -Sewer District's Regional Water Service Area and development will be served by Collier County Public Utilities. The proposed Subdistrict will impact the potable water system based on population as follows: o Proposed 400 residential units demand is 216,000 gpd o Proposed commercial use demand is 33,750 gpd FINDING: Comprehensive Planning finds no adverse impacts to the potable water facilities. • Wastewater Treatment System: The subject project currently lies in the service area of a wastewater reclamation facility. The property, however, lies adjacent to the Collier County Water -Sewer District's North Regional Wastewater Service Area. The proposed Subdistrict —9— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 362 9.D.c will have no impact on the wastewater treatment system since the level of service (LOS) standard is based on population. FINDING: Comprehensive Planning finds no adverse impacts to the wastewater treatment and collection facilities. • Solid Waste Collection and Disposal: The solid waste disposal service provider is Collier County Solid Waste Management. The average daily disposal rate for the mixed -use project is estimated at 1,000 lbs. per day, with an estimated annual disposal of 273,750 lbs., or 292 tons. The AUIR recognizes that the County has approximately 42 years (2061) of remaining landfill capacity, but will reach its additional permitted capacity by or before 2051. FINDING: Comprehensive Planning finds no adverse impacts to the solid waste collection and disposal system. • Stormwater Management System: The 2020 AUIR does not identify any stormwater management improvement projects in the vicinity of the subject property. Future development will comply with the SFWMD and/or Collier County rules and regulations that assure controlled accommodation of stormwater events by both on -site and off -site improvements. FINDING: Comprehensive Planning finds no adverse impacts to the stormwater management system. • Park and Recreational Facilities: No effect on the demand for community and regional is identified in this Analysis on park facilities result from the proposed Subdistrict. This residential development represents approximately 400 residential units or apartments and more than 380 residents. FINDING: Comprehensive Planning finds no adverse impacts to the Parks and Recreation facilities. • Schools: The Analysis identifies no demand for public school facilities resulting from the proposed Subdistrict. Multi -family residential development is allowed by its C-3 zoning, however. This residential development represents approximately 400 residential units or apartments and more than 60 students. FINDING: Comprehensive Planning finds no adverse impacts to the schools. • Fire & Rescue, Emergency Medical (EMS), and Sheriff's Services: • Fire protection and response services are provided by the North Collier Fire & Rescue District, with District Station 10 (located at 13240 Immokalee Rd.) located approximately on -half of a mile (0.5) from the site. • Emergency Medical services are provided by the Collier County Bureau of Emergency Services, with EMS Station 10 (located at 14596 Immokalee Rd.) located within one-half mile (0.40) from the site. • Protection services are provided by the Collier County Sherriff's Office, with District 4 Substation (located at 14750 Immokalee Rd.) located within one-half mile (0.40) from the site. FINDING: Comprehensive Planning finds no adverse impacts to the emergency services. a a 2 0 r .2 U) as as x M —10— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 363 9.D.c NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05.E was [duly advertised, noticed and] held on Wednesday, December 09, 2020, 5:30 p.m. at North Collier Regional Park, Conference Room A, 15000 Livingston Road, Naples . Approximately 20 people attended in -person and 4 people via Zoom connections, other than the application team and County staff attended — and heard the following information: The agents representing this petition (Rich Yovanovich, D. Wayne Arnold) introduced other members of the application team present. They also introduced staff Planner representing Collier County — Corby Schmidt, AICP, Principal Planner and project coordinator for the GMP amendment petition. Mr. Yovanovich identified the two subject property's locations , fronting on 4th Street NE, and on Immokalee Rd. at the Randall Blvd. intersection. He described the proposed commercial development of 150,000 sq. ft. of C-4 intensity, both by - right and conditional use commercial uses, multi -family residential uses, that the new Subdistrict would allow. A Zoom caller asked about the multi -family product planned for the development. Mr. Arnold answered that these could be houses or multi -family, condos or apartments. Mr. Yovanovich added how no vehicular access will be allowed to/from 4th St. Mr. Arnold added that the property located to the north also removed their proposed access to 4th St. The information meeting was completed by 6:20 p.m. The applicant transcribed the full proceedings of this meeting, and that transcript, along with their PowerPoint presentation and presentation notes have been copied and are on record. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] FINDINGS AND CONCLUSIONS: The reviews and analyses of this petition provide the following findings and conclusions: The 50.18-acre total size subject property is designated E, Estates and undeveloped. • The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. • The proposed mixed -use project will generate additional traffic for the roadway network at this location. Additional potential traffic may impact the surrounding areas. Commercial development and residential development will be limited by a 753 PM Peak Hour gross trip figure. • The Collier Interactive Growth Model (CIGM) characterizes development proposed for this Subdistrict as a community shopping center. All development in this area is being limited to "community commercial" center C-3 intensity uses, and amounts to a lower commercial intensity than is proposed by the C-4 zoning district. Staff assesses this C-3 limitation to be a fair and uniform application of the CIGM. • The 400 residential dwelling units or apartments make a density footprint of approximately eight (8) dwelling units per acre — while the density in the surrounding residential area is about a a 2 0 �L U) as as x M —11— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4th Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 364 9.D.c 1 dwelling unit per 2.5 to 5.0 acres. No provisions for housing affordability are part of the applicant's proposal. • The proposed Subdistrict will have impacts on the potable water, wastewater treatment systems and other public facilities since the level of service (LOS) standards are based on population. No adverse impacts were found. • The property, along with much of the surrounding area, is currently designated in the Rural Golden Gate Estates Sub -Element for commercial development. This petition introduces new mixed -use development, uses and activities to a location where such development is planned. • Sites generally located within the market area currently provide more than 1.25 Million sq. ft. and 308 acres of commercial use opportunities. Approximately 132 of these commercial acres are undeveloped. • Speakers present at the Neighborhood Information Meeting objected to allowing commercial traffic onto 4th Street NE, as this is a quiet street with only residences and residential traffic, and agreed with the proposals that would allow entirely no vehicular access. IDENTIFICATION AND ANALYSIS OF THE PERTINENT REQUIREMENTS FOR COMPREHENSIVE PLANS AND PLAN AMENDMENTS ARE NOTED IN CHAPTER 163, F.S., SPECIFICALLY SECTIONS 163.3177(6)(A) 2. AND 8.: Considerations required for the adoption of a comprehensive plan amendment are listed below 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. a a. 2 0 r �L r U) as W x M —12— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 365 9.D.c c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address the statutory requirements for a Plan amendment, then present and defend, as a necessary, that data and analysis. r LEGAL CONSIDERATIONS: r A copy of this Staff Report was provided to the Office of the County Attorney and has been approved as to form and legality. The criteria for growth management plan amendments and land U) use map amendments are in Sections 163.3177(1)(f) and 163.3177(6)(a)2. and 8., Florida N Statutes. This staff report was reviewed by the County Attorney's Office on March 26, 2021. (HFAC] x STAFF RECOMMENDATION: ui Staff recommends that the County Planning Commission forward Petition CP-2020-1 / PL20190002355, to the Board of County Commissioners with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity with the following modifications - for proper code language, format, clarity, etc. - as depicted below: Note: Words underlined are added, words struGk through are deleted - as proposed by petitioner; words double underlined are added, words are deleted - as proposed by staff. Italicized text within brackets is explanatory only - not to be adopted. IMPLEMENTATION STRATEGY [Page 11 F= to A. GOALS, OBJECTIVES AND POLICIES M N O *** *** *** *** text break *** *** *** *** CD 0 CD Policy 1.1.4: N J 1. Residential Estates Subdistrict o N 2. Neighborhood Center Subdistrict *** *** *** *** text break *** *** *** *** 0 a as 5. Everglades -- Randall Subdistrict 6. Immokalee Road/41" Street NE Mixed Use Subdistrict r N r *** *** ***** text break E LAND USE DESIGNATION DESCRIPTION SECTION L *** *** *** ** text break M O 1. ESTAES DESIGNATION a� *** *** *** *** text break ** ** *** *** E U A. Estates - Mixed -Use District [beginning page 9] r Q -13- CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 366 9.D.c *** *** *** *** text break *** *** *** *** 6. Immokalee Road/4th Street NE Mixed Use Subdistrict [page 16] This Subdistrict is approximately 50.18± acres in size and is located on the northeast corner of Immokalee Road and 4th Street NE. The Immokalee Road/4th Street NE Mixed Use Subdistrict is intended to provide a variety of commercial, office and residential land uses. Development within the Subdistrict shall be subject to the following: a. The subdistrict shall be rezoned to a Planned Unit Development (PUD b. The rezone Ordinance must include standards for a common architectural theme as well as development standards and buffers to insure compatibility with surrounding properties. c. Allowable commercial uses shall be limited to those permitted by right and by conditional uses in the �4 C-3 , Commercial Intermediate zoning district, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amPndpd d. Development is limited to a maximum intensity of 150,000 square feet of gross floor area and a maximum of 400 residential dwelling units. e. In any combination of uses, the trip cap of 753 daily (2-way) PM Peak Hour gross new trips shall be the maximum limiting -factor for this Subdistrict. In lieu of the preservation requirement in Policy 6.1.1 of the CCME, fifteen (15) percent of the on -site native vegetation shall be retained, which shall principally be located adjacent to 4th Street NE to serve as a preserve and buffer to nearby residences. The minimum buffer width adjacent to 4th Street NE shall be 75 feet for that portion of the subdistrict located north of the previously cleared portion of the site utilized for Collier County stormwater management. g. The water management system serving development within the subdistrict shall provide for the water quality pretreatment and attenuation for that portion of the Property originally designed to be utilized for water management area for Immokalee Road; however, the area necessary to provide for required Immokalee Road water ° a management may be relocated throughout the subdistrict. Permitting for the overall water management shall be coordinated through Collier County and permitted by the South Florida Water Management District (SFWMD). in *** *** *** *** text break *** *** *** *** C. List of maps [page 27] Rural Golden Gate Estates Future Land Use Map Rural Golden Gate Estates Neighborhood Centers Wilson Boulevard/Golden Gate Boulevard Center Golden Gate Boulevard/Everglades Boulevard Center Immokalee Road/Everglades Boulevard Center Randall Boulevard Commercial Subdistrict —14— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4t" Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 367 9.D.c Mission Subdistrict Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Everglades —Randall Subdistrict Immokalee Road/Randall Boulevard Planning Study Area Immokalee Road/4th Street NE Mixed Use Subdistrict PETITION No.: CP-2020-1 / PL20190002355 Staff Report for the April 15, 2021, CCPC meeting. NOTE: This petition has been tentatively scheduled for the May 25, 2021, BCC meeting. GACDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2020 Cycles & Smalls\CP-20-1, Immokalee Rd-4th St Subd GGAMP\CCPC\CP-20-1 Immok Rd-4th St ST Rprt_REV8.5 FNL.docx —15— CP-2020-1 / PL20190002355 Amending the Urban Mixed Use District to Establish the Immokalee Road/4th Street Mixed -Use Subdistrict in the Golden Gate Area Master Plan (GGAMP) Rural Golden Gate Estates Sub -Element Packet Pg. 368 9.D.d RESOLUTION NO. 2021-1 0 9 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AMENDMENT TO ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE RURAL GOLDEN GATE ESTATES SUB -ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND THE RURAL GOLDEN GATE ESTATES FUTURE LAND USE MAP AND MAP SERIES TO CREATE THE IMMOKALEE ROAD/4TH STREET N.E. MIXED USE SUBDISTRICT BY CHANGING THE DESIGNATION OF THE PROPERTY FROM THE ESTATES -MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT TO THE ESTATES -MIXED USE DISTRICT, IMMOKALEE ROAD/4TH STREET N.E. MIXED USE SUBDISTRICT, TO ALLOW USES PERMITTED BY RIGHT AND CONDITIONAL USE IN THE GENERAL COMMERCIAL (C-4) ZONING DISTRICT WITH A TOTAL MAXIMUM INTENSITY OF UP TO 150,000 SQUARE FEET OF GROSS FLOOR AREA OF DEVELOPMENT, AND A MAXIMUM OF 400 RESIDENTIAL DWELLING UNITS, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED ON THE NORTHEAST CORNER OF THE INTERSECTION OF IMMOKALEE ROAD AND 4TH STREET NE IN SECTION 22, TOWNSHIP 48 NORTH, RANGE 27 EAST, CONSISTING OF 50.18f ACRES. [PL20190002355] Xn Z m0rmC/) C)rm0 rnmx� �XO0o on,imrn C�o X < — CD ;o WnX01 ooc��, E5 _V DO>G) �Drn D G) rn zm oCO O O r r M X 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, Richard D. Yovanovich as Successor Trustee of Land Trust Numbers 850.024 and 850.031 under the Land Trust Agreement dated December 1, 2005, Land Trust Number 850.045 under the Land Trust Agreement dated June 10, 2009, and the Golden Gate Boulevard West Trust, requested an amendment to the Rural Golden Gate Estates -Sub -element of the Golden Gate Area Master Plan and the Rural Golden Gate Estates Future Land Use Map and Map Series to add the Immokalee Road/4th Street NE Mixed Use Subdistrict; and [20-CMP-01075/1628099/1179 4/29/21 Page 1 of 2 Words underlined are added, words stmek through have been deleted. a 2 Packet Pg. 369 9.D.d WHEREAS, on April 19, 2021, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by a Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and c? U L WHEREAS, on May 25, 2021, the Board of County Commissioners at a public hearing N approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and N as WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have x thirty (30) days to review the proposed amendment and DEO must transmit, in writing, to Collier Uj County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and Z WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority this S day of 2021. ATTESTw " ac• BOA O UNTY CO ISSI NERS CRYAWTAL_,K IIN L, CLERK COLLI OUNTY, FLO ;- BY: #;aS '10uty Clerk Penny aylor, Chairman and legality: County Attorney AttaclmeV: Exhibit A — Proposed Text Amendment & Map Amendment [20-CMP-01075/ 1628099/ 11 79 4/29/21 Page 2 of 2 Words underlined are added, words stfurthrough have been deleted. Packet Pg. 370 PL20190002355/ CP2020-1 March 2, 2021 9.D.d EXHIBIT A GOLDEN GATE AREA MASTER PLAN RURAL GOLDEN GATE ESTATES SUB- ELEMENT Note: Words underlined are added, words struck through are deleted. Italicized text within brackets is explanatory only - not to be adopted. Table of Contents A. Goals, Objectives, and Policies B. Land Use Designation Description Section 1. ESTATES DESIGNATION A. ESTATES - MIXED USE DISTRICT 1. Residential Estates Subdistrict 2. Neighborhood Center Subdistrict 3. Conditional Uses Subdistrict 4. Mission Subdistrict 5. Everglades - Randall Subdistrict 6. Immokalee Road/4th Street N.E. Mixed Use Subdistrict *** *** *** *** text break *** *** *** *** C. List of maps Rural Golden Gate Estates Future Land Use Map Rural Golden Gate Estates Neighborhood Centers Wilson Boulevard/Golden Gate Boulevard Center Golden Gate Boulevard/Everglades Boulevard Center Immokalee Road/Everglades Boulevard Center Randall Boulevard Commercial Subdistrict Mission Subdistrict Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Everglades -Randall Subdistrict Immokalee Road/Randall Boulevard Planning Study Area Immokalee Road/4th Street N.E. Mixed Use Subdistrict A. GOALS, OBJECTIVES AND POLICIES GOAL 1: *** *** *** *** text break *** *** *** *** Words underlined are added; words stFYskthrsag# are deletions [beginning page 9] [page 27] Page 1 of 5 Q 2 a Packet Pg. 371 PL20190002355/ CP2020-1 March 2, 2021 9.D.d Policy 1.1.4: Page 1 The ESTATES Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. ESTATES — MIXED USE DISTRICT 1. Residential Estates Subdistrict 2. Neighborhood Center Subdistrict 3. Conditional Uses Subdistrict 4. Mission Subdistrict 5. Everglades — Randall Subdistrict 6. Immokalee Road/4th Street N.E. Mixed Use Subdistrict *** *** *** *** text break *** *** *** *** B. LAND USE DESIGNATION DESCRIPTION SECTION Page 9 *** *** *** *** text break *** *** *** *** 1. ESTATES DESIGNATION *** *** *** *** text break *** *** *** *** A. Estates — Mixed -Use District [beginning page 9] *** *** *** *** text break *** *** *** *** 6. Immokalee Road/4th Street NE Mixed Use Subdistrict [page 16] Q 2 co This Subdistrict is approximately 50.18± acres in size and is located on the northeast corner of N Immokalee Road and 4th Street N.E. The Immokalee Road/4th Street NE Mixed Use Subdistrict is intended to provide a variety of commercial, office and residential land uses. o Development within the Subdistrict shall be subject to the following: N O a. The subdistrict shall be rezoned to a Planned Unit Development (PUD). c 0 r b. The rezone Ordinance must include standards for a common architectural theme as well c as development standards and buffers to insure compatibility with surrounding properties. c. Allowable commercial uses shall be limited to those permitted by right and by conditional r uses in the C-4 Commercial General zoning district, as listed in the Collier County Land E Development Code, Ordinance No. 04-41, as amended. L d. Development is limited to a maximum intensity of 150,000 square feet of gross floor area of and a maximum of 400 residential dwelling units. r c m Page 2 of 5 Words underlined are added; words 6tFUGk thF96igh are deletions Q Packet Pg. 372 PL20190002355/ CP2020-1 March 2, 2021 9.D.d e. In lieu of the preservation requirement in Policy 6.1.1 of the CCME, fifteen (15) percent of the on -site native vegetation shall be retained, which shall principally be located adjacent to 4th Street N.E. to serve as a preserve and buffer to nearby residences. The minimum buffer width adjacent to 4th Street N.E. shall be 75 feet for that portion of the subdistrict located north of the previously cleared portion of the site utilized for Collier County stormwater management. The water management system serving development within the subdistrict shall provide for the water quality pretreatment and attenuation for that portion of the property originally designed to be utilized for water management area for Immokalee Road; however, the area necessary to provide for required Immokalee Road water management may be relocated throughout the subdistrict. Permitting for the overall water management shall be coordinated through Collier County and permitted by the South Florida Water Management District (SFWMD). text break C. List of maps [page 27] Rural Golden Gate Estates Future Land Use Map Rural Golden Gate Estates Neighborhood Centers Wilson Boulevard/Golden Gate Boulevard Neighborhood Center c Golden Gate Boulevard/Everglades Boulevard Neighborhood Center E Immokalee Road/Everglades Boulevard Neighborhood Center E Randall Boulevard Commercial Subdistrict M Mission Subdistrict N 0 Estates Shopping Center Subdistrict c Estates Shopping Center Subdistrict Conceptual Plan T_ CD Everglades —Randall Subdistrict N Immokalee Road/Randall Boulevard Planning Study Area a- Immokalee Road/4th Street N.E. Mixed Use Subdistrict co 0 N Words underlined are added; words sty-t#Feagh are deletions Page 3 of 5 Packet Pg. 373 9.D.d EXHIBIT A PL20190002355/CP-20-1 Q/ �P0 IMMOKALEE ROAD -4TH STREET SUBDISTRICT COLLIER COUNTY, FLORIDA SUBJECT SITE rt ADOPTED - XXXX, XXXX 0 250 500 1,000 Feet LEGEND (Ord. No. XXXX-X) PREPARED BY BETH YANG, AICP IMMOKALEE ROAD - 4TH GROWTH MANAGEMENT DEPT STREET SUBDISTRICT FILE: IMMOKALEE RD COMMERCIAL CENTER SUBDISTRICT LOCATION MAP DRAFT.MXD DATE'. JUNE 2020 Page 41 Packet Pg. 374 ESTATES DESIGNATION AGRICULTURAL IRURAL DESIGNATION M%ED USE DISTRICT � Runl semememaa. Ceonv COM�wnel Ucee SUWiGnct OVERLAYS ANO SPECIAL FEATURES MM.tERCML DISTRICT 9.D.d EXHIBIT"A" PETITION PL20190002355 / CP-20-1 0RURAL GOLDEN GATE ESTATES Q FUTURE LAND USE MAP c� UJ y'a s.sw smePry c.m., s.mw,n IMMOKALEE RD 2 r Imwbw nem..m se.nsueaam eL crz nnenu.nnn wx ncreovmxaunxc mus.oumnrres. n«wnsnno,.wo usn onsw..oi omm�.Tiw xncro, w wn a«oe� co Immokalee Road - 4th Street a) Subdistrict rn Z � X w - 5 W w Z OIL WELL RD ++ d m �+ V RAND L BLVD ~A IMMOKALEE RD z o .F+ — z o O 3 o O 0 � 0 > —BEA VAND RBILT VANDERBILT _ H R BEACH RD z w 1 m UGOLDEN BLVD I GATE BLVD GOLDEN GATE O Y U C PINE R GE RD In — —_ UM) CM w N rc GREEN BLVDLF m O z m O N w m O r - z 5 0 s cc w m m 174 J G. P. a T RADIO INTERSTATE 75 INTERSTATE 75 O v < 2 7� m as DAMS BLVD o O S.R. 84 a of > r m N m w m w Zi N U z ° N U O � RATTLES AKE MMOCK RD �+ 9y�y O ay1 RURAL GOLDEN GATE FUTURE LAND USE MAP_ DOPTED- SEPTEMRE R14. ]01R AMENDED%%%%,%%XX / (n m L o I m 0 W _ u) O N H OV 0 0.5 1 2 3 Q — Miles R26E R27E R28E R29E Page 5 of Packet Pg. 375 April 19, 2021 9.D.e TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY PLANNING COMMISSION Naples, Florida Monday, April 19, 2021 LET IT BE REMEMBERED, that the Collier County Planning Commission, in and for the County of Collier, having conducted business herein, met on this date at 1:00 p.m., in SPECIAL SESSION in Building "F" of the Government Complex, East Naples, Florida, with the following members present: ALSO PRESENT: Raymond V. Bellows, Zoning Manager Jeffrey Klatzkow, County Attorney Karen Homiak, Acting Chairman Karl Fry Joe Schmitt Paul Shea Christopher T. Vernon (appearing remotely when indicated) Tom Eastman, Collier County School Board Representative ABSENT: Edwin Fryer, Chairman Robert L. Klucik, Jr. Page 1 of 73 r O O N Packet Pg. 376 9.D.e April 19, 2021 CHAIRMAN HOMIAK: Anything else? MR. YOVANOVICH: No rebuttal. a CHAIRMAN HOMIAK: Okay. We're looking for a motion then. COMMISSIONER SCHMITT: I make a motion that we submit this petition for transmittal and for review as proposed. CHAIRMAN HOMIAK: Is there a second? w COMMISSIONER SHEA: Second. CHAIRMAN HOMIAK: Any discussion? Cn (No response.) CHAIRMAN HOMIAK: All those in favor, signify by saying aye. COMMISSIONER SHEA: Aye. x COMMISSIONER FRY: Aye. COMMISSIONER VERNON: Aye. w CHAIRMAN HOMIAK: Aye. COMMISSIONER SCHMITT: Aye. CHAIRMAN HOMIAK: I heard Chris say aye. Cn COMMISSIONER VERNON: Yes. CHAIRMAN HOMIAK: Okay. MR. ARNOLD: Thank you. �0 CHAIRMAN HOMIAK: ***So the next one, 9A3. MR. ARNOLD: All right. So, again, Wayne Arnold, for the record, and here Y representing the applicant. G We have the same applicant team, so I'm not going to belabor that. But I would let you E know that this is property that's currently owned by Collier County Government. It's a curved to property that's located between Fourth Avenue Northeast and Immokalee Road just north of N Randall Boulevard. The hard corner is currently used as a dry detention system for Immokalee c Road project. As part of the contractual obligation, we'll be taking in that water management system and r N expanding upon it for some future roadway improvements that are planned at Randall and a Immokalee Road, so that will be incorporated into our overall project. r But in this particular case, we've asked for -- just show you the relationships. It's about to 3.2 miles from the Estates shopping center property. It's also within the drive time that Mr. Weyer N analyzed as part of the market -demand analysis. And as I mentioned, the 140,000 square feet we're taking away, we're asking for a maximum of 150,000 square feet for this subject district as well as up to 400 residential dwelling units. So we're creating our new subdistrict that will identify that as a mixed -use project. There's a companion mixed -use PUD that has been filed. It's winding its way through the process, v and they'll obviously come back together. v But we've asked for C-4 permitted and conditional uses. And I guess that's kind of deja v_ vu. I had the pleasure of representing the Collier family on the parcel immediately north. And what they ultimately agreed to do, with your recommendation, was to come forward with C-3 plus y uses, if you will. And we've had that conversation with Ms. Jenkins that we'd like to be transmitted with C-4 but acknowledging that our PUD as well as, if necessary, the subdistrict can come back in maybe a revised form to limit some of those C-4 uses. c But one thing we did here -- it wasn't so much evident at the neighborhood meeting, but our client and Rich and myself and others have talked to several of the community leaders in the Estates, and to deliver some of the uses they want -- and we can't promise that we're going to have a large-scale big box hardware store or a large-scale membership club/warehouse type facility, but 2 we can't get those if we're stuck with C-3 uses, and the community would really like to have those a Page 67 of 73 Packet Pg. 377 9.D.e April 19, 2021 services in that part of the county. And we'd love to try to deliver those, but I can't unless it's allowed as a permitted use. So no promises but, again, that's what we're trying to do. That's why a the C-4 permitted and conditional are important to us. The other thing we've done here is we've made provisions to take in and do the water -quality pretreatment which affects sort of the development envelope, and I'm getting ahead L of myself, because this is our PUD master plan. But the components of this I wanted to highlight w are that we've got some substantial lake and preserve areas that are going to be included as part of this because we have that obligation to take in water management from Collier County. So that's Cn driving part of our plan. We think there's a strong market out here for some non -single-family housing. And I don't think we've had any negative pushback. We did agree early on not to have any vehicular x access to Fourth Street North -- Fourth Avenue South -- Northeast, sorry, and so our master plan does not note any vehicular access there. It does provide for pedestrian connection for those w residents that live along Fourth that may desire to shop at this PUD. z But this, obviously, shows an interconnection that you -all discussed for the other project to L the north, and it does align, and there's an interconnection agreement in place or soon to be in place Cn to handle that connection. z So, again, I know that the details are in the PUD document but, again, here I think staff is making a recommendation for us to transmit. I think our only real disagreement here was over the �0 intensity, and C-4 to us makes sense and, like I said, we will come back, and we can hone down on those uses that we know we need when you are looking at this for adoption. Y MR. YOVANOVICH: And also, they also -- this one recommended the trip cap be E included in the Growth Management Plan amendment. I talked to Anita. We'll include that in the 8 PUD and not the Growth Management Plan amendment. Ln CHAIRMAN HOMIAK: Okay. Oh, Joe. N COMMISSIONER SCHMITT: Yeah, Wayne -- yeah, Wayne. Wayne, I recall, and you c stated -- did you represent the client that was developing just to the north? MR. ARNOLD: I did. r N COMMISSIONER SCHMITT: And we got into a lot of discussion on the intensity on a that site, how much square footage. And then you came in with a larger intensity. We reduced it r based on staff recommendation, but now we're adding more commercial out there. I guess Russ to has already done a market analysis. I don't know if Russ wants to come up and state that, but from N the standpoint -- come up. a The market analysis is there to already -- that will work the demand, or do you want to do it? Whatever. I mean, I'm trying to sort through -- we were -- we're faced with quite a dilemma over reduction in the last petition you brought forward, and now we're asking for more commercial in, essentially, the same area. v MR. ARNOLD: And this is a little different because we don't feel like there's the same v justification required because we're transferring so much of that intensity from the Estates shopping v center, Joe, to the site that's only three miles away. COMMISSIONER SCHMITT: All right. y MR. ARNOLD: I think staff understands that concept as well, and they've been doing this M Randall/Immokalee corridor study, and I think there's just an incredible amount and demand for commercial in this corridor because it's, one, such a heavily traveled roadway, and the Estates c residents have clearly said we'd rather have the commercial on our perimeter than in our interior. COMMISSIONER SCHMITT: And, again, I don't argue that. I'm just now confused because the last petition we forced it down, by 10,000 square feet, if I remember. MR. YOVANOVICH: It was 20,000. COMMISSIONER SCHMITT: 20,000, okay. a Page 68 of 73 Packet Pg. 378 9.D.e April 19, 2021 MR. YOVANOVICH: But that's to be debated. That's going back to the Board of County Commissioners, and they're obviously seeking the full amount. And I can tell you just the a amount of interest that's out here for commercial -- commercial users is incredible, you know, the amount of traction there is for this corridor. COMMISSIONER SCHMITT: Oh, I have no argument. It's been discussed for years L about commercial out there. All right. I understand. I just wanted to know -- all of a sudden w now it's recommend approval when staff moved forward to reduce the last petition out there. CHAIRMAN HOMIAK: Karl, do you have -- Cn COMMISSIONER FRY: No. I'll clear it. I'll wait. N MS. JENKINS: Again, Anita Jenkins, the zoning director, for the record. And we have reviewed this petition as well. And, Mr. Schmitt, the demand area, the x commercial area that was evaluated, is the same area as the other. So they are just basically taking 2 this square footage of 140,000 square feet and transferring it. But it's the same area that we w evaluated with the CIGM when we came to the recommendation for you. d So we recognize the demand that is there. The CIGM demonstrated that as well. And L this is the same demand area. So they're just moving it from a less attractive area to a more Cn attractive area where they can handle the type of shopping that's needed. So staff was recommending a reduction to the 3-C uses, but I think that we've heard the applicant commit to a C-3 plus. So when they come back with the PUD, they'll be more specific �0 in what those C-4 uses are so we can look at compatibility for the surrounding area for those uses, and we feel that that's fair. COMMISSIONER SCHMITT: Okay. Y E CHAIRMAN HOMIAK: Okay. Karl? E COMMISSIONER FRY: Anita, by transferring all this commercial up to Immokalee, Ln which is a somewhat heavily traveled road, what about the impact on the traffic? N MS. JENKINS: Well, I would have to ask Mike to address that for you for the traffic c assessment, and I believe the applicant's transportation, is here as well. COMMISSIONER FRY: And are you satisfied -- maybe this is for you. Are you r N satisfied with the buffering in the southeast corridor? a- MS. JENKINS: Right. So generally when we come to you for transmittal for a Growth r Management Plan, we're not at that level with buffering, but that will be something that we will to discuss when we come back with the PUD. So when we look at that compatibility with the N surrounding neighbors, then we'll talk about the buffering then. a But for these specific uses, then, that's what we're looking at for transmittal of the Growth Management Plan. COMMISSIONER FRY: Okay. Thank you. MR. SAWYER: Good evening, Commissioners. Mike Sawyer, Transportation Planning. v To answer your question, we have, obviously, looked at both the GMP as well as we're still v reviewing the GMP. We've looked at the TIS that they've provided. In a lot of cases, just as you v heard from Trinity this morning, or this afternoon, I should say, sorry, a lot of the roadways in this area are being improved over the course of the next five years or so. y Those are being taken into consideration. These developers, just like anybody else, are M going to be able to use that incremental increase in those improvements in their TIS. They will L-i also be paying their fair share, based on their impact fees primarily. c We're still reviewing everything, making sure everything is set, but it still looks like we're going to be able to say, similarly to the SRAs that we've been talking about, that they are meeting the needs and will -- and we will be able to service the project. COMMISSIONER FRY: Even this 3.2 miles shift to the north, this is -- this is -- you do believe this is a better location for the commercial rather than down closer in to a lot of the people a Page 69 of 73 Packet Pg. 379 April 19, 2021 9.D.e that don't have these -- the major commercial benefit. MR. SAWYER: You do have more development that is condensed, a bit more, as far as a from a density standpoint in these particular areas as opposed to the Estates, which tends to be more spread out. So from that aspect, yeah, you're probably serving more numbers. You've got more L rooftops to serve in this particular area. Additionally, you probably certainly have more units w being -- more new units coming online in this particular area. COMMISSIONER FRY: But the people that would have been served previously are now Cn going to drive farther to get services and -- MR. SAWYER: No. There's still going to be a certain amount of -- COMMISSIONER FRY: Commercial down there. x MR. SAWYER: -- commercial down within the original location on Golden Gate. COMMISSIONER FRY: Just not the bigger commercial uses. w MR. SAWYER: It's not going to be as big. It will be a different type. It will be more neighborhood orientated. COMMISSIONER FRY: Thank you. Cn CHAIRMAN HOMIAK: Okay. Anybody else? COMMISSIONER SCHMITT: No. (No response.) CHAIRMAN HOMIAK: Is there a motion? d COMMISSIONER SCHMITT: Do we have any public? d Y CHAIRMAN HOMIAK: Oh, is there any public? I didn't think there was. No. E COMMISSIONER SCHMITT: I make a motion to forward this recommendation to the E Florida Department of Economic Opportunity as proposed by staff with the modifications as cited Ln by staff. N COMMISSIONER SHEA: Second. o 0 CHAIRMAN HOMIAK: Okay. Discussion? (No response.) r o N CHAIRMAN HOMIAK: No. All those in favor, signify by saying aye. a COMMISSIONER SHEA: Aye. r COMMISSIONER FRY: Aye. to CHAIRMAN HOMIAK: Aye. N COMMISSIONER VERNON: Aye. a COMMISSIONER SCHMITT: Aye. CHAIRMAN HOMIAK: Opposed, like sign. (No response.) CHAIRMAN HOMIAK: Okay. Chris is there, too, so that's 5-0. v MR. ARNOLD: Thank you very much. v MR. YOVANOVICH: I want to thank you on behalf of my clients that are here today for v coming in today to have this meeting and getting us back on track. I know it was a sacrifice, but I want to thank you all for that that -- y CHAIRMAN HOMIAK: You're welcome. M MR. YOVANOVICH: -- since we weren't able to do that on Thursday. COMMISSIONER FRY: You owe us bigtime, Rich. Leave it at that. c CHAIRMAN HOMIAK: We have one more -- there's no old business or new business, but we have meeting dates to discuss for -- MR. FRANTZ: That's right. Jeremy Frantz, for the record. Speaking of sacrifice, we do have a couple of LDC amendments that were initiated from the private side, and they will require a night hearing of the CCPC. We are hoping that we can a Page 70 of 73 Packet Pg. 380 9.D.f Ron DeSands GOVERNOR FLORIDA DEPARTMENTof ECONOMIC OPPORTUNrrY July 6, 2021 The Honorable Penny Taylor Chairman, Collier County Board of County Commissioners 3299 Tamiami Trail East, Suite 303 Naples, Florida 34112 Dear Chairman Taylor: Dane Eagle The Department of Economic Opportunity ("Department") has reviewed the proposed comprehensive plan amendment for Collier County (Amendment No. 21-04ESR) received on June 7, 2021. The review was completed under the expedited state review process. We have no comment on the proposed amendment. The County should act by choosing to adopt, adopt with changes, or not adopt the proposed amendment. For your assistance, we have enclosed the procedures for adoption and transmittal of the comprehensive plan amendment. In addition, the County is reminded that: • Section 163.3184(3)(b), F.S., authorizes other reviewing agencies to provide comments directly to the County. If the County receives reviewing agency comments and they are not resolved, these comments could form the basis for a challenge to the amendment after adoption. • The second public hearing, which shall be a hearing on whether to adopt one or more comprehensive plan amendments, must be held within 180 days of your receipt of agency comments or the amendment shall be deemed withdrawn unless extended by agreement with notice to the Department and any affected party that provided comment on the amendment pursuant to Section 163.3184(3)(c)1., F.S. • The adopted amendment must be rendered to the Department. Under Section 163.3184(3)(c)2. and 4., F.S., the amendment effective date is 31 days after the Department notifies the County that the amendment package is complete or, if challenged, until it is found to be in compliance by the Department or the Administration Commission. Florida Department of Economic Opportunity I Caldwell Building 1 107 E. Madison Street I Tallahassee, FL 32399 850.245.7105 1 www.FloridaJobs.org www.twitter.com/FLDEO lwww.facebook.com/FLDEO An equal opportunity employer/program. Auxiliary aids and service are available upon request to individuals with disabilities. All voice telephone numbers on this document may be reached by persons using TTY/TTD equipment via the Florida Relay Service at 711. Packet Pg. 381 9.D.f The Honorable Penny Taylor, Chairman July 6, 2021 Page 2 of 2 If you have any questions concerning this review, please contact Scott Rogers, Planning Analyst, by telephone at (850) 717-8510 or by email at scott.rogers@deo.myflorida.com. Since ely, /mes D. Stansbury*Chlief Bureau of Community Planning and Growth J DS/sr Enclosure(s): Procedures for Adoption cc: James French, Deputy Department Head, Collier County Growth Management Department James Sabo, Comprehensive Planning Manager, Collier County Margaret Wuerstle, Executive Director, Southwest Florida Regional Planning Council Packet Pg. 382 9.D.f SUBMITTAL OF ADOPTED COMPREHENSIVE PLAN AMENDMENTS FOR EXPEDITED STATE REVIEW Section 163.3184(3), Florida Statutes NUMBER OF COPIES TO BE SUBMITTED: Please submit electronically using the Department's electronic amendment submittal portal "Comprehensive Plan and Amendment Upload" (httos://floridaiobs.secure.force.com/c26 or submit three complete copies of all comprehensive plan materials, of which one complete paper copy and two complete electronic copies on CD ROM in Portable Document Format (PDF) to the State Land Planning Agency and one copy to each entity below that provided timely comments to the local government: the appropriate Regional Planning Council; Water Management District; Department of Transportation; Department of Environmental Protection; Department of State; the appropriate county (municipal amendments only); the Florida Fish and Wildlife Conservation Commission and the Department of Agriculture and Consumer Services (county plan amendments only); and the Department of Education (amendments relating to public schools); and for certain local governments, the appropriate military installation and any other local government or governmental agency that has filed a written request. SUBMITTAL LETTER: Please include the following information in the cover letter transmitting the adopted amendment: State Land Planning Agency identification number for adopted amendment package; Summary description of the adoption package, including any amendments proposed but not adopted; Identify if concurrency has been rescinded and indicate for which public facilities.co (Transportation, schools, recreation and open space). Ordinance number and adoption date; Certification that the adopted amendment(s) has been submitted to all parties that provided timely comments to the local government; Name, title, address, telephone, FAX number and e-mail address of local government contact; Letter signed by the chief elected official or the person designated by the local government. Revised: March 2021 Page 1 Packet Pg. 383 9.D.f ADOPTION AMENDMENT PACKAGE: Please include the following information in the amendment package: In the case of text amendments, changes should be shown in strike-through/underline format. In the case of future land use map amendments, an adopted future land use map, in color format, clearly depicting the parcel, its future land use designation, and its adopted designation. A copy of any data and analyses the local government deems appropriate. Note: If the local government is relying on previously submitted data and analysis, no additional data and analysis is required; Copy of the executed ordinance adopting the comprehensive plan amendment(s); Suggested effective date language for the adoption ordinance for expedited review: "The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If the amendment is timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance." List of additional changes made in the adopted amendment that the State Land Planning Agency did not previously review; List of findings of the local governing body, if any, that were not included in the ordinance and which provided the basis of the adoption or determination not to adopt the proposed amendment; Statement indicating the relationship of the additional changes not previously reviewed by the State Land Planning Agency in response to the comment letter from the State Land Planning Agency. 0 N Revised: March 2021 Page 2 Packet Pg. 384 9.D.h Co r County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercountyfl.gov 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Hybrid Virtual Quasi -Judicial Public Hearing Waiver For Petition Number(s): Emergency/Executive Order 2020-04 Hearing of the Collier County Planning Commission and Board of County Commissioners PL20190002355 and PL20190002356 Richard D. Yovanovich as Successor Trustee 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. Richard D. Yovanovich as Successor Trustee Name: C. Signature*: ❑✓ Applicant ❑ Legal Counsel to Applicant Date: August 17, 2021 * 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. 385 9.D.i From: John Pelletier <jpelltwc@comcast.net> Sent: Tuesday, September 28, 2021 10:54 AM To: KlucikRobert Cc: MedinaJosephine; GundlachNancy x Subject: October 7th Planning commision Randall Curve 47 acre rezone 2 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Hi Commisioner Klucik, I hope all is well during these covid times. My name is John Pelletier and I live at 29614th Street Northeast, the street that is directly to the west E of this property. I spoke to Mrs. Medina from collier staff yesturday(cc on this email) and she was very E kind to send me the minutes from the neighborhood meeting on this rezone proposal, which was held in LLO O December 2020. 1 completely missed the advertisements and the meeting itself. What I read in the c minutes is that no one that attended the meeting was in favor of the 400 unit residential proposal. I am o opposed as well. When the neighbors on 4th street NE fought to shut down the "bus barn" proposal we T' were happy that we were finally getting what I called "pleasant amenites", so we agreed commecial J development was going to be put on this property, which is considered to be the central hub of the a Golden Gate Estates area now. A plan to build multilevel buildings such as the apartments at the 400 unit project at The Point is not conducive of our area and will turn this area into a metropolitan look. I c would ask that you respectfully consider the following on our districts' behalf: 1. Either eliminate or seriously reduce this 400 unit apartment proposal. By reduction, I mean making the buildings no larger that two floors. Even a big box store would fit better than those 5 story buildings at Immokalee and 951 intersection. 2. Suggest that the owner enhance the proposed "preserve area" that will abut our street. I am gratefull they will keep natural vegetion there but it cleary will not suffice in buffering this project. Proposing to add native trees and shrubs such as live oak 10' oc and cocoplum/wax myrtle shrubbery would be my suggestion. 3. If possible request another Neighborhood information meeting to get further input from community, the last meeting was tagged up with another commercial project off of Wilson blvd and was confusing as to what project the comments were directed towards. I hope that you would consider this in your comments at the Octobers meeting on my and the other families the reside on this street's behalf. We have been excited that we will have some amenities soon but we hope that development fits into the low key feel that I personally have enjoyed for nearly 30 years Thank you for considering and leading us, John and Jennifer Pelletier Cell 2398257087 if you have time to discuss further Packet Pg. 386 ),015( le 0 �'Lo I bi NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANC S Notice Is hereby given that a public hearing will be held by the Collier County Board of County Commissioners IBCC) on October 26, 2021, m the Board of County Commissioners Meeting Room,Third Floor, Collier Govemment Center, 329g,Tamiami Trall East, Naples, FL, to consider the enactment of two County Ordinances. The meeting will commence at 9:00 A.M. The titles of the proposed Ordinances are as follows: 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 RURAL GOLDEN GATE ESTATES SUB -ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND THE RURAL GOLDEN GATE ESTATES FUTURE LAND USE MAP AND MAP SERIES TO CREATE THE IMMOKALEE ROAD/4TH STREET N.E. MIXED USE SUBDISTRICT BY CHANGING THE DESIGNATION OF THE PROPERTY FROM THE ESTATES -MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT TO THE ESTATES -MIXED USE DISTRICT, IMMOKALEE ROAD/4TH STREET N.E. MIXED USE SUBDISTRICT, TO ALLOW USES PERMITTED BY RIGHT AND CONDITIONAL, USE IN THE GENERAL COMMERCIAL (C-4) ZONING DISTRICT WITH A TOTAL MAXIMUM INTENSITY OF UP TO 150,000 SQUARE FEET OF GROSS FLOOR AREA OF DEVELOPMENT, AND A MAXIMUM OF 400 RESIDENTIAL DWELLING UNITS, EXCEPT PUBLIC USES AND GROUP HOUSING ARE NOT SUBJECT TO THE MAXIMUM GROSS FLOOR AREA LIMITATION; AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS 50.18t ACRES AND LOCATED ON THE NORTHEAST CORNER OF THE INTERSECTION OF IMMOKALEE ROAD AND 4TH STREET N.E. IN SECTION 22, TOWNSHIP 48 NORTH, RANGE27 EAST, COLLIER COUNTY, FLORIDA. [PL20190002355) AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATES (E) ZONING DISTRICT TO A MIXED -USE PLANNED UNIT DEVELOPMENT (MPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS RANDALL CURVE MPUD, TO ALLOW DEVELOPMENT OF UP TO 400 DWELLING UNITS, GROUP HOUSING FOR SENIORS, AND 150,000 SQUARE FEET OF COMMERCIAL DEVELOPMENT, EXCEPT PUBLIC USES AND GROUP HOUSING ARE NOT SUBJECT TO THE MAXIMUM GROSS FLOOR AREA LIMITATIONS. THE SUBJECT PROPERTY IS LOCATED ON THE NORTHEAST CORNER OF IMMOKALEE ROAD AND 4TH STREET N.E., IN SECTION 22, TOWNSHIP 48 SOUTH, RANGE 29 EAST, CONSISTING OF 50t ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL2019DO02356) Project Location O J m C O N Randall BLVD nrnokalee 1Q Copies of the proposed Ordinance are on file with the Clerk to the Board and are available, for inspection. All interested parties are invited to attend and be heard. NOTE: All persons wishing to speak on any'agenda item must register with the County manager prior to presentation of the agenda item to be addressed. Individual speakers will be limited to 3 minutes on any item. The selection of any individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization maybe allotted 10 minutes to speak on an item. Persons wishing to have written or graphic materials included in the Board agenda packets must submit said material a minimum of 3 weeks prior to the respective public hearing. In any case, written materials intended to be considered by the Board shall be submitted to the appropriate County staff a minimum of seven days prior to the public hearing. All materials used in presentations before the Board will become a permanent part of the record. As part of an ongoing initiative to promote social distancing during the COUID-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 webslte which is 6 days before the meeting through the link provided on the front page of the County website at www.colflercountyfl.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.Willig@colliercountyfl.gov. Any person who decides to appeal any decision'of the Board 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. CRYSTAL K. KINZEL, CLERK By: Martha Vergara, Deputy Clerk (SEAL_) No-GCio742039-01 2 Packet Pg. 387 9.D.k MedinaJosephine .L From: Soledad Maghini <solemaghini@hotmail.com> Sent: Tuesday, October 12, 2021 7:29 PM To: GundlachNancy; MedinaJosephine N m Subject: Opposed to Planned Unit Development Rezone (PUDR) a� x_ EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. ui z To whom it might concern, As a resident of Golden Gate Estates I am opposed to Planned Unit Development Rezone (PUDR) on Immokalee Rd/ 4th ST NE. The traffic will be a nightmare. Residents of the Estates area don't need storage or apartment complexes mixed with single family housing. The large parcels of land for single family housing creates a very peaceful way of living where nature and residents can coexist in 0 harmony. Please oppose this development. Thank you for your consideration. Soledad Maghini Packet Pg. 388 Immokalee Road/4th Street N.E. Mixed Use Subdistrict (PL20190002355) Application and Supporting Documents April 1,, 2021 CCPC Hearing wGradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com GradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects May 21, 2020 Mr. Corby Schmidt, AICP Principal Planner Collier County Growth Management Division/ Planning and Regulation Land Development Services Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 RE: Collier County Growth Management Plan Amendment Application Immokalee Road/4th Street N.E. Mixed Use Subdistrict (PL20190002355), Submittal 1 Dear Mr. Schmidt: A Collier County Growth Management Plan Amendment (GMPA) application for properties located at the northeast quadrant of Immokalee Road and 4th Street N.E. is being submitted for review. This application proposes to create a new subdistrict in the Golden Gate Area Master Plan, Rural Golden Gate Estates Sub -Element to allow up to 150,000 square feet of gross floor area of commercial uses, senior housing uses and a maximum of 400 residential dwelling units in the subdistrict. The GMPA is supported with a companion PUD rezone (PL20190002356), which establishes the specific development standards for the proposed uses, and a Master Plan for development of the 50± acre property. Please feel free to contact me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Richard D. Yovanovich GradyMinor File (RCIRP-19) Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com APPLICATION NUMBER: PL20190002355 DATE RECEIVED: PRE -APPLICATION CONFERENCE DATE: October 30, 2019 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 239-252- 2400, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing deadline. 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 12-234. If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant: Richard D. Yovanovich, Esq. Company: Coleman, Yovanovich & Koester, P.A. Address: 4001 Tamiami Trail North, Suite 300 City Naples State Florida Zip Code 34103 Phone Number: 239-435-3535 Fax Number: Email Address: ryovanovich@cyklawfirm.com B. Name of Agent* D. Wayne Arnold, AICP • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company: Q. Grady Minor & Associates, P.A. Address: 3800 Via Del Rey City Bonita Springs State Florida Zip Code 34134 Phone Number: 239-947-1 144 Fax Number: Email Address: warnold@gradyminor.com C. Name of Owner (s) of Record: Collier County a Political Subdivision of the State of Florida Address: C/O Real Property Management, 3335 Tamiami Trail East, Suite 101 City Naples State Florida Zip Code 34112 Phone Number: Email Address: Fax Number: D. Name, Company, Address and Qualifications of all consultants and other professionals providing information contained in this application, as well as Qualifications of the Agent identified above. II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership Not Applicable B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock Collier County, A Political Subdivision of the State of Florida 100% C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Not Applicable D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership Not Applicable If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Richard D. Yovanovich as Successor Trustee of Land Trust 850.024 100% under Land Trust Agreement dated December 1, 2005 Robert A and Barbara A Crown, c/o Crown Management Services, 207 Cherry Hill Drive, Presto, PA 15142-1087 Richard D. Yovanovich as Successor Trustee of Land Trust 850.031 100% under Land Trust Agreement dated December 1, 2005 Robert A and Barbara A Crown, c/o Crown Management Services, 207 Cherry Hill Drive, Presto, PA 15142-1087 Richard D. Yovanovich as Successor Trustee under Land Trust 100% Agreement Dated June 10, 2009 known as Trust Number 850.045 Robert A and Barbara A Crown, c/o Crown Management Services, 207 Cherry Hill Drive, Presto, PA 15142-1087 Richard D. Yovanovich as Successor Trustee of the Golden Gate 100% Boulevard West Trust Robert A and Barbara A Crown, c/o Crown Management Services, 207 Cherry Hill Drive, Presto, PA 15142-1087 Date of Contract: September 24, 2019 F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address Not Applicable G. Date subject property acquired (2006) leased ( ):-Term of lease: yrs./mos. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing: NOTE: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. PARCEL I.D. NUMBER: 37690040003 and 37690040100 B. LEGAL DESCRIPTION: PARCELI A PORTION OF TRACT "A" GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE 83 AND 84, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHWEST CORNER OF TRACT "A" GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGES 83 AND 84, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE NORTH LINE OF SAID TRACT "A", NORTH 89030'02" EAST, A DISTANCE OF 1,366.01 FEET TO A POINT ON THE WESTERLY BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4079, PAGE 1361, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, THE SAME BEING A POINT ON A NON TANGENTIAL CURVE TO THE RIGHT, THENCE ALONG SAID BOUNDARY, SOUTHWESTERLY 2,258.82 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 2,754.79 FEET, A CENTRAL ANGLE OF 46058,49 (CHORD BEARING SOUTH 24049'44" WEST, A DISTANCE OF 2,196.07 FEET) TO A POINT ON THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4079, PAGE 1358, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING TWO (2) COURSES AND DISTANCES, 1) NORTH 00029'58" WEST, A DISTANCE OF 361.77 FEET; 2) THENCE NORTH 89059'48" WEST, A DISTANCE OF 426.54 FEET TO A POINT ON THE WEST BOUNDARY OF THE AFOREMENTIONED TRACT "A"; THENCE ALONG SAID BOUNDARY, NORTH 00029,58" WEST, A DISTANCE OF 1,619.45 FEET TO THE POINT OF BEGINNING. CONTAINING 45.02 ACRES, MORE OR LESS. PARCEL 2 BEING A PORTION PARCEL 179 AS DESCRIBED IN OFFICIAL RECORDS BOOK 4079, PAGE 1358 AND LYING WITHIN TRACT "A", GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGES 83 AND 84, BOTH OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF TRACT "A", GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGES 83 AND 84, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID TRACT "A", SOUTH 00029'58" EAST, A DISTANCE OF 1,619.45 FEET TO A POINT ON THE BOUNDARY OF PARCEL 179 AS DESCRIBED IN OFFICIAL RECORDS BOOK 4079, PAGE 1358, OF SAID PUBLIC RECORDS AND THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING TWO (2) COURSES AND DISTANCES, !I SOUTH 89059'48" EAST, A DISTANCE OF 426.54 FEET; 2) THENCE SOUTH 00029,58" EAST, A DISTANCE OF 361.77 FEET TO A POINT ON A NON TANGENTIAL CURVE TO THE RIGHT; THENCE SOUTHWESTERLY 526.09 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 2,754.79 FEET, A CENTRAL ANGLE OF 10056'31", (CHORD BEARING SOUTH 53047'24" WEST, A DISTANCE OF 525.29 FEET) TO A POINT ON THE AFOREMENTIONED BOUNDARY OF SAID PARCEL 179, THE SAME BEING THE WEST LINE OF SAID TRACT "A", THENCE ALONG SAID BOUNDARY AND SAID WEST LINE, NORTH 00029'58" WEST, A DISTANCE OF 672.12 FEET TO THE POINT OF BEGINNING. CONTAINING 5.16 ACRES, MORE OR LESS. TOTAL CONTAINING 50.18 ACRES, MORE OR LESS. C. GENERAL LOCATION: Northeast quadrant of Immokalee road and 4th St NE. D. Section: 22 Township:48 Range: 27 E. PLANNING COMMUNITY: Rural Estates F. TAZ: G. SIZE IN ACRES: ZONING: E, Estates I. FUTURE LAND USE MAP DESIGNATION(S): Rural Golden Gate Estates, Estates Designation, Mixed Use District, Residential Estates Subdistrict J. SURROUNDING LAND USE PATTERN: Residential and Commercial - Exhibit V.A and V.B 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 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 x Golden Gate Master Plan B. AMEND PAGE (S): iii, 1 and 16 OF THE: Golden Gate Area Master Plan, Rural Golden Gate Estates Sub -Element AS FOLLOWS: (Use Stroke -+" h-to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: See Exhibit IV.B C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Rural Golden Gate Estates, Estates Designation, Mixed Use District, Residential Estates Subdistrict TO Rural Golden Gate Estates, Estates Designation, Mixed Use District, Immokalee Road/4th Street N.E. Mixed Use Subdistrict. Exhibit IV.C. D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) N.A. E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Create Immokalee Road and 4th St NE Mixed Use Subdistrict Inset Map. See Exhibit IV.E. V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I" = 400'. At least one copy reduced to 8- 1/2 x 1 1 shall be provided of all aerials and/or maps. A. LAND USE Exhibit V.A Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. Exhibit V.A Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit V.A Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. 5 B. FUTURE LAND USE AND DESIGNATION Exhibit V.B Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL Exhibit V.0 Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. Exhibit V.0 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference , F.A.C. 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 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 , F.A.C.) N/Y - Exhibit V.D Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1) (c), F.S.? Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Y/Y - Exhibit V.D1 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 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 , F.A.C.) E. PUBLIC FACILITIES Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V.E Potable Water Exhibit V.E Sanitary Sewer Exhibit V.E1 Arterial & Collector Roads, Name specific road and LOS Golden Gate Boulevard Wilson Boulevard Exhibit V.E Drainage Exhibit V.E Solid Waste Exhibit V.E Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit V.E2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. Exhibit V.E Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: Exhibit V.F Flood zone based on Flood Insurance Rate Map data (FIRM). Exhibit V.F Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) N.A. Coastal High Hazard Area, if 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 Provided $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) $9,000.00 non-refundable filing fee for a Small -Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) Exhibit V.G3 Proof of ownership (copy of deed) Exhibit V.G4 Notarized Letter of Authorization if Agent is not the Owner (See attached form) Exhibit V.G5 Addressing Checklist Exhibit V.G6 Preapplication Meeting Notes * If you have held a pre -application meeting within 9 months prior to submitted date and paid the pre -application fee of $500.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre -application fees are included in the total application submittal fee if petition submitted within 9 months of pre -application meeting date. Otherwise the overage will be applied to future proportionate share advertising costs. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1 "=400' or at a scale as determined during the pre -application meeting. *All attachments should be consistently referenced as attachments or exhibits, and should be labelled to correlate to the application form, e.g. "Exhibit I.D." * Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps. Some maps are available on the Zoning Division website depicting information herein: Zoning Services Section: Comprehensive Planning Section: THIS HAS CHANGED SINCE DCA BECAME DEO. SEE GMP PAEG 2011 UPDATES: https://www.colliercountyfl.gov/your-government/divisions-s-z/zoning division/zoning-services- section/land-use-commission-district-maps Immokalee Road/41h Street N.E. Mixed Use Subdistrict (PI-20190002355) Exhibit 1.101 Professional Consultants Planning/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 ryovanovich@cyklawfirm.com Transportation: James M. Banks, P.E., President JMB Transportation Engineering, Inc. 4711 7th Avenue SW Naples, FL 34119 239.919.2767 jmbswte@msn.com Environmental: Marco Espinar, Environmental Planner Collier Environmental Consultants, Inc. 3880 Estey Ave. Naples, FL 34104 239-263-2687 marcoe@prodigy.net Market Analysis: Russ Weyer President Real Estate Econometrics, Inc. 707 Orchid Drive, Suite 100 Naples, FL 34102 239-269-1341 Rweyer@ree-i.com August 25, 2020 w GradyMinor RCIRP-19 Exhibit ID-rl.docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Page 1 of 2 Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.eom • www.gradyminor.com APPENDIX D. Wayne Arnold, AICP Principal, Director of Planning Education • Master of Urban Planning, University of Kansas, Lawrence • Bachelor of Science, Urban and Regional Planning/Geography, Missouri State University Professional Registrations/ Affiliations • American Institute of Certified Planners (AICP) • American Planning Association (APA) • Leadership Collier, Class of 2000 • Bonita Springs Chamber of Commerce Government Affairs Committee • Collier County Jr. Deputy League, Inc., Board of Directors President • City of Naples Planning Advisory Board 2010-2014 GradyMinor Mr. Arnold is a Principal and co-owner of the firm and serves as the Secretary/Treasurer and Director of Planning. As Director of Planning, Mr. Arnold is responsible for and oversees services related to plan amendments, property re -zonings, expert witness testimony, ROW Acquisition, public participation facilitation, and project management. Mr. Arnold previously served as the Planning Services Director at Collier County, where he oversaw the County's zoning, comprehensive planning, engineering, platting and Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has prior Florida planning experience with Palm Beach County Government and the South Florida Water Management District. Mr. Arnold has been accepted as an expert in land planning matters in local and state proceedings. RELEVANT PROJECTS • Collier County Growth Management Plan • Immokalee Airport Master Plan • Collier County Land Development Code • Logan Boulevard Right -of -Way Acquisition Planning Analysis • U.S. 41 Right -of -Way Expansion Planning Analysis • Copeland Zoning Overlay • Collier County Government Center Development of Regional Impact (DRI) • Pine Ridge/Goodlette Road Commercial Infill District • Henderson Creek Planned Development/Growth Management Plan Amendment • Mercato Mixed Use Planned Development • Diamond Oaks Village • Imperial Landing MPD • Lely Area Stormwater Improvement Project ROW Analysis • Dean Street MPD • Bonita Exchange MPD • Collier County Public Schools Transportation Ancillary Plant Q. Grady Minor & Associates, P.A. Civil Engineers • Surveyors • Land Planners • Landscape Architects Richard D. Yovanovich Rich Yovanovich is one of the firm's shareholders. He moved to Naples in 1990 and was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney he focused on land development and construction matters. Since entering private practice in 1994, Mr. Yovanovich has represented property owners through the entitlement process before local and state agencies. His representation includes project ranging from small residential and commercial projects to large developments of regional impact. Professional Activities/Associations The Florida Bar Collier County Bar Association Civic/Charitable Activities/Associations Member, Furman University Trustees Council, 2007 - Chairman, Leadership Collier Foundation Alumni Assoc. Member, Board of Directors, Holocaust Museum 2007 — Member, Leadership Collier, Class of 2000 Member, Board of Directors, CBIA (Director 2004-2008, Vice President 2006-2007) Member, Board of Director, Immokalee Friendship House Member, Board of Director, Avow Hospice 2011- Member, Florida Trend Legal Elite Elder, Vanderbilt Presbyterian Church Bar & Court Admission Florida, 1988 U.S District Court, Middle District of Florida U.S. Court of Appeals, Eleventh Circuit Education University of South Carolina J.D., 1987 J. Ed., 1986 Furman University B.A., cum laude, 1983 JMB Transportation Engineering, Inc. Key Personnel - James M. Banks, P.E., President JAMES M. BANKS, P.E., PRESIDENT Certifications & Positions Bachelor of Science Degree in Civil Engineering - University of Kentucky, 1986 Professional Engineer - State of Florida — Reg. No. 43860, 1991 to Present JMB Transportation Engineering, Inc., President/Owner — 2007 to Present _Q & E Overview Mr. Banks has been actively involved in the fields of traffic/transportation engineering and planning since 1987. During the past 30 years, he has developed a comprehensive knowledge within these disciplines and is regarded as an expert within his profession. Mr. Banks has represented a wide range of clientele in both the public and private sectors. Public sector clients include airport authorities & FAA, local and state municipalities, county commissions, public school boards, city councils, planning boards, and city/county attorneys. Private sector clients have been land planners, land use attorneys, right-of-way acquisition attorneys, engineers, surveyors, architects and developers. Corridor Planning Mr. Banks has conducted a significant number of roadway corridor studies for both the public and private sectors. His work efforts included developing a comprehensive and strategic corridor improvement plan to meet the long term transportation objectives for the area. By forecasting area - wide long range traffic demands, Mr. Banks developed transportation needs plans in order to ensure adequate roadway capacity. Example projects are Alico Road Six-Laning, Lee Boulevard Improvements, Southwest International Airport's Transportation Needs Plan, Bonita Beach Road Access Management Plan, and Fort Myers Beach - Time Square Traffic Circulation Study. Transportation Design Mr. Banks has been engineer of record on numerous transportation design projects; such as, complex intersection design, signalization, street lighting, maintenance of traffic plans, signing and pavement marking plans, vehicular accident analysis, major roadway improvement design, traffic calming plans, railroad crossing design, and access management plans. Projects include Colonial Boulevard Improvements, Immokalee Road Widening Project, Lee Boulevard Six-Laning, Bonita Beach Road and Alico Road Widening. Traffic Impact Statements & Site Access Studies Mr. Banks has prepared countless Traffic Impact Statements & Site Access Studies for privately funded, publicly funded and public utilities projects. Types of projects that he has worked on include JMB Transportation Engineering, Inc. Key Personnel - James M. Banks, P.E., President all size of commercial/medical/airport projects and every possible type and size residential and mixed -use developments, including projects that were deemed Developments of Regional Impact (DRI's). Governmental agencies have used reports that were prepared by Mr. Banks as "guidelines" that have been distributed to other professionals for their consideration when producing their work products. Mr. Banks has a earned reputation with the private sector of having the skills necessary to navigate through the permitting process with ease . Expert Witness Mr. Banks has provided expert witness testimony at numerous court proceedings and public hearings regarding traffic/transportation related matters. He has testified in various forums; such as, county commission meetings, hearing examiner reviews, courts of law, public workshops, port authority meetings, and peer review functions. Types of issues that Mr. Banks provided testimony for were right-of-way acquisition cases; zoning and land use amendments, land development projects, corridor studies, roadway improvement projects, transportation improvement projects, and airport construction projects. Selected Pro ei ct Experience Colonial Boulevard Improvements for Lee County DOT -Engineer of Record/Project Manager for the preparation of at -grade and interchange signalization plans, signing & pavement markings plans, street lighting and complex maintenance of traffic plans. Also, provided right-of-way acquisition services to the Lee County Attorney's office. SWFIA Expansion/Treeline Avenue Extension for FAA & Lee County Government - Engineer of Record for the Transportation Demand/Needs Study that was used as the basis for the ultimate design and construction. Prepared signalization plans and intersection geometry plans for complex intersections. Immokalee Road Improvements for Collier County DOT - Engineer of Record/Project Manager for the preparation of signalization, signing & pavement markings, street lighting plans. Alico Road Six Laning - Engineer of Record for the Corridor Study that was used as the basis for the ultimate design and construction. Prepared signalization plans, maintenance of traffic plans, railroad crossing, provided peer review/QC for road design plans. Lee Boulevard - Engineer of Record for the Corridor Study & Access Management Plan that was used as the basis for the ultimate design and construction. Prepared signalization plans, maintenance of traffic plans, and provided peer review/QC. State Road 80 - FDOT - Design Engineer for the widening and drainage improvements of S.R. 80 from I-75 to Buckingham Road, in Lee County. Marco A. Espinar 3211 681h St SW Naples, Fl 34105 RESUME EDUCATION Bilingual: English & Spanish Office: 239-263-2687 Home 239-263-2747 Cardinal Mooney High School Diploma 1980 Sarasota, Florida Manatee Junior College AA Degree 1982 Bradenton, Florida Biology University of South Florida BS Degree 1990 Tampa, Florida Biology Completed USF Cooperative Education Program April 1988 USF Undergraduate Research - USF 1985 Apalachicola Archaeological Expedition & Research - Lab Coordinator of Fauna Identification from Archeological Sites - Studies of Seagrass Beds (Thalassia testudinum) in Upper Tampa Bay, Florida - Growth Rates of Marine Algae (Gracilaria tikvahiae, G. verrucosa, G. deblis ) Port Manatee, Florida EMPLOYMENT HISTORY & EXPERIENCE Collier Environmental Consultants Inc. Owner & Environmental Planning / Naples, Florida 2/96 - Present Biologist Environmental Permitting, Planning Vegetation Inventory Mitigation & Monitoring Plans Threatened and Endangered Species Survey Licensed Agent Gopher Tortoise Permitting, Testing, Relocation Exotic Plant Removal / Poisoning Mitigation Plantings Jurisdictional Determination Environmental Impact Statements Red Cockaded Woodpecker Survey UMAM Analysis BP- Natural Resource Advisor - Deepwater Horizon MS Canyon 252 Oil Spill Gulfport, Mississippi - Dauphin Island, Alabama - Pensacola, Florida Turrell & Associates, Inc. Naples, Florida 2/94 - 12/95 Environmental Permitting, Planning Threatened and Endangered Species Survey Environmental Impact Statements Senior Environmental Planner Supervision of Staff Review Staff Reports South Florida Water Management District Environmental Analyst Fort Myers, Florida 2/93 - 8/93 Dredge & Fill Permit Review Surface Water Permit Review Collier County Government, Development Services Environmental Specialist II Naples, Florida 10/90 — 2/93 Site Development Plan Compliance Planned Unit Development Compliance Site Drainage Inspections Southwest Florida Water Management District Tampa, Florida 9/87 — 10/90 Landscape Inspections Environmental Enforcement Field Services Technician As -Built Inspections of Storm Water System - Engineering, Survey Surface and Ground Water Permit Compliance Well Construction & Abandonment Inspections Southwest Florida Water Management District (CO-OP) Environmental Scientists 1 Brooksville, Florida 1/86 - 9/87 Wetland Vegetation Studies At Major Well Fields Water Quality Sampling & Testing PROFESSIONAL ASSOCIATIONS Southwest Florida Association of Environmental Professionals, Member Elected to very First Governing Board and served 2 terms, served on founding association — Bylaws Committee Appointed by the Board of County Commissioners and Served on the Collier County Environmental Advisory Board Appointed by the Board of County Commissioners and Currently Serving on the Development Services Advisory Committee Currently Serving on the Land Development Code Sub -Committee Appointed by the Board of County Commissioners and Served on Conservation Collier Land Acquisition Advisory Committee 6 years Served as Chairman of the Conservation Collier Lands Evaluation and Management Sub - Committee, Award for Ten (10) years of my Voluntary Service to Collier County By the Board of County Commissioners - January 2010 Awarded Outstanding Advisory Board Member Award - February 2009 by Collier County Board of County Commissioners Gopher Tortoise Management and Mitigation Professional Training Program Successful Completion 9/01 REFERENCES UPON REQUEST Curriculum Vitae George Russell Weyer President Real Estate Econometrics, Inc. 707 Orchid Drive Naples, FL 34102 (239) 269-1341 rweyer@ree-i.com Overview Over 20 years of real estate development experience in Florida, Ohio and Nevada with large corporations and family -owned companies that focused on commercial office, retail, industrial, hospitality, amenity and large scale community and residential development. Senior management experience with the entire development process from acquisition identification, due diligence, purchase negotiations, financing, planning and securing entitlements, horizontal and vertical construction, sales/leasing and marketing, to property management and condominium turnover and disposition. Skills also include land acquisition, land planning, entitlement process, financing proforma development, market analysis, land development, CDD management, financing and assessment determination, home and commercial construction, sales and Marketing management, builder selection and management, amenity design and management, residential and commercial property owners association management and design review committee management. Experience with governmental entities on budgeting, financing and identifying and implementing economic development programs. Full member of the Urban land Institute and the past chairman of ULI's Southwest Florida District Council. Expert Testimony Mr. Weyer has testified as an expert in front of the following courts of law: o In the Circuit Court of the Fifth Judicial Circuit in and for Sumpter County, FL o Florida Department of Administrative Hearings o In the Circuit Court of the Twentieth Judicial Circuit Court in and for Collier County, FL o in the Circuit Court of the Twentieth Judicial Circuit Court in and for Lee County, FL o United States Bankruptcy Court, Middle District of Florida, Fort Myers Division o United States District Court, Middle District of Florida, Fort Myers Division • Mr. Weyer has testified as an expert in front of the following governmental jurisdictions: o City of Naples, Florida o Collier County, Florida o City of Bonita Springs, Florida o Hillsborough County, Florida o Lee County, Florida o City of Fort Myers, Florida o City of Cape Coral, Florida o City of North Port, Florida o City of Tamarac, Florida o Miami -Dade County, Florida o Community Redevelopment Agency, Fort Myers, Florida o Community Redevelopment Advisory Board, Naples, Florida • Mr. Weyer has testified as an expert for following bond validation hearings: o Ave Maria Stewardship Community District o Fronterra Community Development District o Hacienda Lakes Community Development District o Cypress Shadows Community Development District Professional Experience • President, Real Estate Econometrics, Inc., Naples, FL 2014-Present Real Estate Econometrics, Inc., a full -service consulting firm specializing in financial, economic and fiscal analysis and implementation for real estate projects, is well -versed in all aspects of the real estate/land development process from determining the market and land acquisition through planning and development and finally marketing and land disposition. Performing real estate valuation analysis, entitlement analysis (commercial need, affordable housing, fiscal impact), CDD formation and management, CDD methodology consultant, commercial POA management, fiscal impact analysis of real estate projects, large scale development market analysis, economic impact analysis, government assessment methodology development, litigation support analysis, public/private partnership coordination, tax increment financing. • Senior Associate, Fishkind & Associates, Inc., Naples, FL 2004-2014 Real estate valuation analysis, entitlement analysis (commercial need, affordable housing, fiscal impact), CDD formation and management, CDD methodology consultant, commercial POA management, fiscal impact analysis of real estate projects, large scale development market analysis, economic impact analysis, government assessment methodology development, litigation support analysis, Cape Canaveral economic and fiscal impact, annexation analysis, impact fee analysis, public/private partnership coordination, tax increment financing. • V.P. Development, JED of Southwest Florida, Inc. Naples, FL 2003-2004 Office complex design, construction and management, neighborhood retail complex design, construction and management, entitlement process management. • President, GRW Management, Inc., Naples, FL 2001-2003 Market and entitlement analysis • President, London Bay Homes, Inc. subsidiary, Romanza, Inc. Naples, FL 2000-2001 Managed two offices of an interior design company. Turn around into profitable entity. • V.P. Resort Operations, Lake Las Vegas Joint Venture, Las Vegas NV 1999-2000 Managed all commercial operations on site — 2 hotels, small retail center, two casinos, private community club, lake/marina operations, managed public and private golf course operations, designed and constructed third public golf course and clubhouse, community liaison for development company, design review committee chair, property owners association chair. President & CEO, Cavalear Corporation, Toledo, OH 1997-1999 Management of 3 master planned communities — one with lake and two with golf courses, development and construction management of 2 residential villa neighborhoods, unit construction for two villa developments, single family unit construction Director of Commercial Sales, Amenity Management & Marketing, Westinghouse Communities, Inc. Naples/Fort Myers, FL 1983-1997 Amenity manager, managed public and private golf courses, builder program manager, builder sales manager, model row development, marketing manager for two large scale master planned communities — Pelican Bay and Gateway, started and managed Pelican Landing and Pelican Marsh marketing departments. Education University of Miami, Miami, FL MBA 1993 Michigan State University, Bachelor of Arts, Communications, 1977 Immokalee Road/4th Street N.E. Mixed Use Subdistrict (PL20190002355) Exhibit IV.0 Proposed Future Land Use Map ESTATES DESIGNATION AGRICULTNRAL/RURAL DESIGNATION oU I.E,1 E,� a�s..m•,�o• Contlnwnei Dyes SUEaismcl OVERLAYS AND SPECIAL FEATURES RURAL GOLDEN GATE ESTATES M.° Se 1eV1 FUTURE LAND USE MAP �`Vere�� a11Su�' ADD "IMMOKA EE ROAD/4TH STREET N.E. COMMERCWL DISTRICT MIXED USE S BDISTRICT" HERE r s.vre•smoa•a am.seemw IMMOKALEE RD a h SUBJECT PROPERTY z ❑ N W J — OIL WELL RD W.NDA D) H IMMOKALEE RD z o m m O 3o N W ❑ VAND RBILT VANDERBILT > BEA H BEACH RD z OU GOLDEN GATE BLVD GOLDEN GATE BLVD (� D O Lj PINE R GE RD GREEN BLVD > m N 01 _� O � m z > y o a w G. PKWY m RADIO RD INTERSTATE 75 INTERSTATE 75 f- DAVIS BLVD m S.R. 84 � DI n z � rn m � D ti z O O U (o RATTLES AKE H MMOCK RD H CF RURAL GOLDEN GATE FUTURE LAND USE MAP DOPTEO - SEPTEMDER 261 J V1 m O U LL) F O 0 0.5 1 2 3 Miles R26E R27E � R28E R29E IMMOKALEE ROAD/4TH STREET N.E. MIXED USE SUBDISTRICT (PL20190002355) EXHIBIT IV.D - PROPOSED MAP REVISION IMMOKALEE ROAD/RANDALL BLVD PLANNING STUDY AREA Ocean Bluff CT /Ff LEGEND NW IMMOKALEE RD/RANDALL BLVD PLANNING STUDYAREA RESIDENTIAL ESTATES SUBDISTRICT N - RANDALL BLVD COMMERCIAL SUBDISTRICT RURAL SETTLEMENT AREA SUBDISTRICT _ IMMOKALEE ROAD/4TH STREET N.E. MIXED USE SUBDISTRICT 0 500 �,000 2,000 3,000 _HMN MIL j Feet PREPARED DY: BETH YANG, AICP - • OIL WELL RD GROWTH MANAGEMENT DEPARTMENT FILE: Imm R,,d,l St,dy Area,,d ,-��� ■ ■ DATE: 1012019 ■ ' O a - = o ee W W - J � ■ O ' J W W m z z un.n.3 ■ pp z z I— U) U I— p 70 >J CV CV — 1 I C 25th AVE NE i RD ows IMMOKiLEEWIN i RANDALL BLVD ■ m 24th AVE NE z O J_> ADOPTED - SEPTEMBER 24, 2019 (Ord. No.2019-26) EXHIBIT IV.E VVOKAEEE ROAD/4TH STREET N.E. MIXED USE SUBDISTRICT Collier County, Florida ADOPTED (Ord. No. — ??, 20_— 20_--??) 0 112 MI. 1 MI LEGEND GOLDEN GATE ESTATES SETTLEMENT AREA IMMOKALEE ROAD/OAD/4TH STREET N.E. MIXED USE SUBDISTRICT PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: ???????? DATE: ??/?? '9r f 0.: 300 FOOT RADIUS ORANGE TREE BOULEVARD �40 `3 ZONED: E- Z USE: UNDEVELOPED 0 nl ZONED: J" ORANGETREE MPUD USE: UNDEVELOPED ZONED: ORANGETREE MPUD USE: RESIDENTIAL A. « - -1 • +e # i ZONED: ORANGETREE MPUD USE: COMMERCIAL T a A4 /..• w 4. - RANDALL BOULEVARD a SUBJECT PROPERTY - 50.18t ACRES EXISTING FLUE: RURAL GOLDEN GATE ESTATES, ESTATES DESIGNATION, MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT EXISTING ZONING: E, ESTATES ADJACENT PROPERTY ZONING LAND USE NORTH E UNDEVELOPED EAST MPUD (ORANGE TREE) ROW, RESIDENTIAL, COMMERCIAL, UNDEVELOPED 0 200' 400' SOUTH MPUD (ORANGE TREE) ROW, COMMERCIAL SCALE: 1 4001 WEST E RESIDENTIAL WHEN PLOTTED@8.5"X 11" - IMMOKALEE ROAD14TH STREET N.E. SALE:-xx - radyMinor era6r Minnr uni P.A. on CODE:® - , B. Roy BmelaSprisgs.Plurala 34131 VIXED USE SUBDISTRICT DATE: EXHIBIT V.A. — LAND USE Civil Engineers . Land Surveyors . Planners . Landscape Architects Cert. oFAdh. EB 0005151 Cert. oFAdh. LB 0005151 Business LC 26000266 RCIRP-19 xu Bonita Springs: 239.947.1144 Itwn.L'radyt/innr.cnn Fort Myera: 239.690.4380 SOURCE' COLLIER COUNTY PROPERTY APPRAISER' FLOWN: 12/2019 SHEET#OF vn# Immokalee Road/4th Street N.E. Mixed Use Subdistrict (PL20190002355) Exhibit V.B Future Land Use and Designation ESTATES DESIGNATION AGRICULTURAL IRURALDESIGNATON -db—1 llmmaTBUCEIaMq 7 OVERLAYS AND SPECIAL FEATURES r � snag. smro ec, wsumisnn V r 1 ESTATES DISTRICT, R S DEN60AL . 8 STSITE ATES era H KU BEACH RD z w o m o (7 DO U Q O Lj PINE R GE RD 0 � z GREEN BLVD a y H O F z N DAVIS BLVD O S.R. 84 m a w m Z O O U (0 RATTLES AKE HAMMOCK RD 0 H 4 INTERSTATE 75 RURAL GOLDEN GATE FUTURE LAND USE MAP DOPTED- SEPTEMBER 24, 2019 U! O U N F- O 0 0.5 1 2 3 Miles R26E R27E RURAL GOLDEN GATE ESTATES FUTURE LAND USE MAP IMMOKALEE RD �I RANDALL BLVD z m w 5 w OIL WELL RD R28E INTERSTATE 75 R 29E 3.08.00 Environmental Data Purpose As per requirements in LDC Sections 3.08.00 and questions in the CU Checklist Preparation of Environmental Data Preparation of Environmental Data, Environmental Data Submittal Requirement shall be prepared by an individual with academic credentials and experience in the area of environmental science or natural resource management. Academic credentials and experience shall be a bachelor's or higher degree in one of the biological sciences with at least two years of ecological or biological professional experience in the State of Florida Qualifications of Environmental Consultant Collier Environmental Consultants Inc. 2/96 - Present 3211 68'h Street SW Naples, Florida 34105 Marco A. Espinar- Biologist Environmental Data. The following shall be submitted where applicable to evaluate projects. A) Wetlands i) Identify on Current Aerial / the location of all Collier County / SFWMD Jurisdictional wetlands according to the Florida Land Use Cover and Forms Classification System FLUCFCS A FLUCFCS map and vegetation inventory has been included. The site consists of approximately 50.18 acres. Located in Section 22, Township 48, Range 27. It is found on the west side of Immokalee Road and east of 4t' Street Northeast in Golden Gate Estates. The parcel is almost entirely vegetated. There is a cleared and maintained 5± acres parcel at its southern boundary, which is utilized for stormwater management by Collier County. The vegetated parcel is primarily dominated with Slash pine, cypress and cabbage palms with a moderate midstory of Brazilian pepper and other exotics. The primary habitat is that of 4109 Slash Pine, Cypress Cabbage Palm - Disturbed (1994 acres). There are also some areas with palmetto. Habitat 411D Slash pine - Disturbed (11.58 acres) consists of a Slash pine canopy with palmetto understory. The site is densely vegetated. This parcel has been altered by the disruption of hydrology and the lack of a fire regime. The parcel is surrounded with either homes or roadway. An exhibit depicting each FLUCCS Code with acreage has been provided B) Listed Species and Bald Eagle Nests and Nest Protection Zones i) Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological communities similar to those existing on site. The survey shall be conducted in accordance with the guidelines or recommendations of the FFWCC and the USFWS. Survey times may be reduced or waived where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low as determined by the FFWCC and USFWS. Where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, the survey time may be reduced or waived by the County Manager or designee. Wildlife Listed Species Study (LDC 10.02.3.A.2.m) A brief examination of the parcel found no listed animals on site. However, Fox squirrels are suspected. Four (4) leaf nests were observed on site. An exhibit showing the location of these nest has been provided in the listed species survey. The site does provide some functional habitat for small, medium mammals and birds. A listed species study was conducted and attached. This project site is in secondary panther zone. During the Environmental Resource Permit process this project will be reviewed by the appropriate regulatory agencies. ii) Provide Listed Plants identified in LDC Section 3.04.03 See Attached Vegetation List / FLUCCS Code Map iii) Wildlife Management Plans in accordance with LDC Section 3.04.00 See Attached Listed Species Study, Black bear and fox squirrel wildlife management plans may be required at the time of SDP. C) Native Vegetation Preservation i) For Sites or Portions of Sites Cleared of Native Vegetation or in Agricultural Use: Not Applicable ii) Identify on a current aerial the acreage, location and community types of all upland and wetland habitats on the project site, according to the FLUCFCS system and provide a legend foe each of the FLUCFS codes identified. Aerials and overlay information must be legible at the scale provided. Provide calculations for the acreage of native vegetation required to be retained on site. Include the above referenced calculations and aerials on the SDP or PPL. In a separate report, demonstrate how the preserve criteria pursuant to LDC section 3.05.07 have been meet. Location Maps / Aerials (LDC10.02.3.A.2.m) Aerials and location maps have been provided. The site consists of approximately 50.18 acres. Located in Section 22, Township 48, Range 27. It is found on the west side of Immokalee Road and east of 4"h Street Northeast in Golden Gate Estates. The parcel is almost entirely vegetated. There is a cleared and maintained parcel at its southern boundary, which is utilized for water management by Collier County. The vegetated parcel is primarily dominated with Slash pine, cypress and cabbage palms with a moderate midstory of Brazilian pepper and other exotics. The primary habitat is that of 4109 Slash Pine Cypress cabbage palm - Disturbed (19.94 acres). There are also some areas with palmetto. Habitat 411 D Slash pine- Disturbed (11.58 acres) consists of a Slash pine canopy with palmetto understory. An exhibit depicting each FLUCCS Code with acreage has been provided. See Attached Location Maps, Vegetation Maps / FLUCCS Maps Native Vegetation Calculation (LDC3.05.07.A.) 3.05.07 Preservation Standards This site consists of approximately 50.18 acres. Approximately 43.9 acres are native vegetation. The project will preserve 15 % and /or approximately 6.6 acres, consistent with the requirement of the Immokalee Road / 4t` Street NE subdistrict of the Golden Gate Area Master Plan. This will be consistent with Goal 6 of Collier County GMP's Objective 6.1 Protect native communities through the application of minimum preservation requirements. Clearly identify the location of all preserves The preserve area has been identified on the site plan. Soil Ground Water Sampling Natural Site An exhibit showing Collier county well field protection zones has been provided. Marco A. Espinar 3211 681h St SW Naples, Fl 34105 RESUME EDUCATION Bilingual: English & Spanish Office: 239-263-2687 Home 239-263-2747 Cardinal Mooney High School Diploma 1980 Sarasota, Florida Manatee Junior College AA Degree 1982 Bradenton, Florida Biology University of South Florida BS Degree 1990 Tampa, Florida Biology Completed USF Cooperative Education Program April 1988 USF Undergraduate Research - USF 1985 Apalachicola Archaeological Expedition & Research - Lab Coordinator of Fauna Identification from Archeological Sites - Studies of Seagrass Beds (Thalassia testudinum) in Upper Tampa Bay, Florida - Growth Rates of Marine Algae ( Gracilaria tikvahiae, G. verrucosa, G. deblis ) Port Manatee, Florida EMPLOYMENT HISTORY & EXPERIENCE Collier Environmental Consultants Inc. Owner & Environmental Planning / Naples, Florida 2/96 - Present Biologist Environmental Pennitting, Planning Vegetation Inventory Mitigation & Monitoring Plans Threatened and Endangered Species Survey Licensed Agent Gopher Tortoise Permitting, Testing, Relocation. BP- Natural Resource Advisor - Exotic Plant Removal / Poisoning Mitigation PIantings Jurisdictional Determination Environmental Impact Statements Red Cockaded Woodpecker Survey UMAM Analysis Deepwater Horizon MS Canyon 252 Oil Spill Gulfport, Mississippi - Dauphin Island, Alabama - Pensacola, Florida Turrell & Associates, Inc. Naples, Florida 2/94 - 12/95 Environmental Permitting, Planning Threatened and Endangered Species Survey Environmental Impact Statements Senior Environmental Planner Supervision of Staff Review Staff Reports South Florida Water Management District Environmental Analyst Fort Myers, Florida 2/93 - 8/93 Dredge & Fill Permit Review Surface Water Permit Review Collier County Government Development Services Environmental Specialist II Naples, Florida 10/90 — 2/93 Site Development Plan Compliance Planned Unit Development Compliance Site Drainage Inspections Southwest Florida Water Management District Tampa, Florida 9/87 — 10/90 Landscape Inspections Environmental Enforcement Field Services Technician As -Built Inspections of Storm Water System - Engineering, Survey Surface and Ground Water Permit Compliance Well Construction & Abandonment Inspections Southwest Florida Water Management District (CO-OP) Environmental Scientists 1 Brooksville, Florida 1/86 - 9/87 Wetland Vegetation Studies At Major Well Fields Water Quality Sampling & Testing PROFESSIONAL ASSOCIATIONS Southwest Florida Association of Environmental Professionals, Member Elected to very first Governing Board and served 2 terms, served on founding association — Bylaws Committee Appointed by the Board of County Commissioners and Served on the Collier County Environmental Advisory Board Appointed by the Board of County Commissioners and Currently Serving on the Development Services Advisory Committee Currently Serving on the Land Development Code Sub -Committee Appointed by the Board of County Commissioners and Served on Conservation Collier Land Acquisition Advisory Committee b years Served as Chairman of the Conservation Collier Lands Evaluation and Management Sub - Committee, Award for Ten (10) years of my Voluntary Service to Collier County By the Board of County Commissioners - January 2010 Awarded Outstanding Advisory Member Award - February 2009 by Collier County Board of County Commissioners Gopher Tortoise Management and Mitigation Professional Training Program Successful Completion 9/01 REFERENCES UPON REQUEST VEGETATION INVENTORY FLUCCS CODE AND VEGETATION INVENTORY FLUCCS CODE (Description) Common Name Scientific Name Indicator Status 310 Dry Herbaceous 9.64 acres Uplands This area is located along the western boundary of the subject parcel. This area has scattered Slash pines with an open midstory and ground cover. The following plants were identified in this area. Slash pine Pinus elliotti UPL Cp,O Palmetto Serona repens FACU 6,0 Goldenaster Pityopsis graminifolia UPL G,C Ground lichen Cladina subtenus G,O Grape vine Vitis rotundifolia FAC G,D Poison ivy Toxieodendron radians FAC G,O Smilax smilax spp. FAC G,C Broom sedge Andropogon virginicus FAC- G,O Caesar weed Urena lobata FACU G,C 321 Palmetto 0.63 acres Uplands This area consists of a sparse Slash pine canopy with a palmetto understory. The area would be considered upland. The area is vegetated with a variety of species. The following species were identified within this habitat. Slash pine Pinus elliotti UPL Cp,D Cabbage palm Sabal palmetto FAC M,C Dahoon holly Ilex cassine OBL M,O Palmetto Serona repens FACU G,C Melaleuca Melaleuca quinquenervia Exotic Cp,D Brazilian pepper Schinus terebinthifolius Exotic M,D Winged Sumac Rhus copallina UPL M,O Myrsine Myrsine floridana FAC M,C Penny royal Piloblephis rigida UPL G,O fetterbush Lyonia lucida FACW M,O Gallberry Ilex glabra FACW M,C buckthorn Bumelia reclinata FAC M,O Florida tema Trema spp. FAC M,O Dewberries Rubus spp. FAC G,C Broom sedge Andropogon virginicus FAC G,O Beggers ticks Bidens alba FACW G,O Ragweed Ambrosia artemissiifolia FACU G,C Grape vine Vitis rotundifolia FAC G,D Poison ivy Toxicodendron radians FAC G,O Smilax Smilax spp. FAC G,C snowberry Chiococca parvifolia UPL G,O 4109 Slash Pine, Cypress, Cabbage Palm - Disturbed 19.94 acres Upland E1- Exotics 0 — 25% This is one of the largest habitats on site. This habitat starts along the northern boundary and extends all the way south. This habitat is a mixture of vegetation. The site has a Slash pine canopy with scattered cypress, cabbage palms, and laurel oaks. The midstory is dominated with Brazilian pepper and myrsine. This area has suffered from a disruption of hydrology and a fire regime. The following plants species were identified in this habitat. Slash pine Pinus elliotti UPL Cp,D Cabbage palm Sabal palmetto FAC M,C Cypress Taxodium spp. OBL Cp,C palmetto Serona repens FACU G,O Laurel oak Quercus luvifolia FACW Cp,O Myrsine Myrsine floridana FAC M,C Caesar weed Urena lobata FACU G,C Ear leaf acacia Acacia auriculiformis Exotic Cp,M,O carrotwood Cupaniopsis anacardioides Exotic M,O Penny royal Piloblephis rigida UPL G,O Chocolate weed Melochia corchorifolia FAC G,C Pipewort Lachnocaulon anceps FACW G,C Yellow -eyed grass Xyris elliottii OBL G,C Grape vine Vitis rotundifolia FAC G,D Poison ivy Toxicodendron radians FAC G,O Smilax Smilax spp. FAC G,C 411D Slash Pine —Disturbed 11.58 acres Upland El- Exotics 0 -25 % The area has a dense carpet of Grape vine. This area would be considered upland. There are two general areas where this habitat is located. The denser one is located along Immokalee Road to the east. Then this habitat is located along its western boundary 4th Street NE. This habitat is a Slash pine dominated canopy with palmetto understory. Lack of fire has made the western portion almost impenetrable. The following species were identified in this habitat. Slash pine Pinus elliotti UPL Cp,D Palmetto Serona repens FACU G,C Cabbage palm Sabal palmetto FAC M,C Brazilian pepper Schinus terebinthifolius Exotic M,D Winged Sumac Rhus copallina UPL M,O Myrsine Myrsine floridana FAC M,C Grape vine Vitis rotundifolia FAC G,D Poison ivy Toxicodendron radians FAC G,O Smilax Smilax spp. FAC G,C bracken fern Pteridium aquilinum FACU G,O Sweet bay Magnolia virginiana FACW M,O Buckthorn Bumelia reclinata FAC M,O fetterbush Lyonia lucida FACW M,0 Gallberry Ilex glabra FACW M,C Rabbit tobacco Pseudognaphalium obtusifolium UPL G,O 514 Ditch 0.36 acres Other Surface Waters This is a drainage ditch that traverse along the northern end of the subject parcel. This ditch begins by Immokalee Road and extends past our property line. Cattails Typha spp OBL G,O Maidencane Panicum hemitomo OBL G,C Blue Maidencane Amphicarpum muhlenbergianum FACW G,O Torpedo grass Panicum repens FACW G,O 624 D Slash Pine, Cypress, Cabbage palm - Disturbed 1.56 acres Upland E1— Exotics 0 — 25% This is one of the largest natural habitats within this project. The species composition consists of both wetland and upland plant species. The area does not meet the criteria as Jurisdictional wetlands. Hydrological indicators are inconsistent due to hydrological alteration of the area. Soil samples showed sandy soils. The canopy consists primarily of cypress with some Slash pines. The midstory and ground cover consists of both wetland and upland plants neither gaining dominance. Slash pine Cabbage palm Cypress palmetto Laurel oak Ear leaf acacia Strangler fig carrotwood Myrsine Beauty bush Snowberry Dahoon holly Pinus elliotti UPL Cp,C Sabal palmetto FAC M,C Taxodium spp. OBL Cp,C Serona repens FACU G,O Quercus laurifolia FACW Cp,O Acacia auriculiformis Exotic Cp,M,C Ficus aurea FAC M,O Cupaniopsis anacardioides Exotic M,C Myrsine floridana FAC M,C I G,C Callicarpa Americana UPL M,O Chiococca alba UPL G,C Ilex cassine OBL Nip Red maple Acer rubrum FAC M,O Cocoplum Chrysobalanus icaco FACW M,O Swamp fern Blechnum serrulatum FACW+ G,O Chain fern Woodwardia virginica OBL G,O Brazilian pepper Schinus terebinthifolius Exotic M,C wax myrtle Myrica cerifera FAC+ M,O Melaleuca Melaleuca quinquenervia Exotic Cp,O Broom sedge Andropogon virginicus FAC- G,O Caesar weed Urena lohata FACU G,O Virginia creeper Ampelopsis quinquefolia FAC GO Cat -briar Smilax spp. FAC G,C Poison ivy Toxicodendron radicans FAC G,O Grape vine Vitis rotundifolia FAC G,D Whitehead broom Spermacoce verticillata FAC G,C paspalum Paspalum monostachyum OBL G,O Florida Trema Trema spp. FAC M,O Chocolate weed Melochia corchorifolia FAC G,C 740 Disturbed 4.71 acres Upland This is a cleared field. This area is maintained. Bahiagrass Paspalum notatum FACU G,D 742 Borrow Area 0.19 acres Other Surface Waters This area had some fill excavated. As such, it is below natural grade and vegetated with pioneer plant species. The following plants were identified in this habitat. Brazilian pepper Schinus terebinthifolius Exotic M,C Laurel oak Quercus laurifolia FACW Cp,O Carolina willow Salix caroliniana OBL M,C wax myrtle Myrica cerifera FAC+ M,O Torpedo grass Panicum repens FACW G,O Broom sedge Andropogon virginicus FAG G,O 8144 Roads and Highway - Immokalee Road 1.57 acres ARREVIATIONS — Canopy (Cp), Midstory (M), Ground Cover (G) Dominant (D), Common (C), Occasional (0) INDICATOR STATUS - Obligate (OBL), Facultative wet plants (FACW), Facultative plants (FAC), Upland (UPL) IE i h tic Plants Wild Pines Stiff - leaved Recurved wired -leaved Shoestring fern Golden polypody Tillandsia fasiculata FDA/C T. balbisiana FDA/T T. setacea FDA/T Vittaria lineata Polypodium sp. w zl W � � Iti ti a� 742 740 �Kl J/ I � I ✓ / O09 FLUCCS HABITAT ACREAGE j 310 DRY HERBACEOUS 9.64 321 PALMETTO 0.63 411D (E1) PINE FLATWOODS (DISTURBFD) 11.58 514 DITCH 0.35 624D (E1) PINE, CYPRESS, CABBAGE PALM (DISTURBED) 1.56 74G DISTURBED LANDS 4.71 742 BORROW AREA 0.19 4109 E1 ( ) SLASH PINE, CYPRESS, CABBAGE PALM (DISTURBED) 19.94 8144 ROAD 1.57 TOTAL 5D.18 o.CraJy�lT.. ,..ehk9U OW5.P.n. Gra dyMinor 10TOO VY4 „Gl kry R.'" spK p. M.1j. 3413l CiN1 Engineers La�ld Svrveynrs P1annCis Landscape Architects i:eie. r,lhut♦f. lasmm3131 [.era nfnuu,. ep (MrAiIGI B.'l-fr26"2SO n-im Sr. .; 239...W 1144 n u'n. 'f adylJigp/' tOfn Fort Mmrs: 239 &40.43R0 524D 4109 �J�41 514 e N a n 0 200' 400' SCALE-. 1" = 400, WHEN PLOTMO v 8S" X i v RANDALL CURVE MPUD w .p,: FLUCFCS MAP i9 �L 2= Q COLLIER COUNTY PROPERTY APPRAISER, FLOWN, yu �'k ° JAN 2020 E1 (EXOTICS 0 - 25%) SOILS COLLIER COUNTy SOIL -LEGEND REVISED 1 f 90 H_ YANATAXI .- x 2 3 HOLOPAW FS, LIMESTONE SUBSTRATUM ffiALABAR H 4 FS. CHOF3EE I LIMESTONE SUBTSTRATUM AND DANIA MUCKS DEPRESSIONZ H 6 7 RIVIEi2A; -LIMESTONE SUBSTRATUM-COPELAND FS IMKOKALEE 8 FS MYAKRA FS 10 11 OLDSMAR FS, LIMESTONE.SUBSTRATUM HALLANDALE H 14 15 FS PINEDA FS, LIMESTONE SUBSTRATUM POMELLO H 16 FS OLDSMAR FS H 17 BASI.NGER FS 18 - 2 0 .RI'VIERA. FS, LIMESTONE SUBSTRATUM FT. DRUM- 21 AND-MALABAR -HIGH•- FS BOCA FS H H H 23 23 WINDER AND GATQR'SOILS, DEPRESSIOI3AL HOLOPAW HOLOPAW AIGD OKEELANTA O 25 SOILS DEPRESSLONAL B©fir RN _D A, LIMESTONE SUBSTRATUM AND COP H 27 -BLAND FS DEPRESSIONAL HOLOPAW FS 28 29 PINEDA AND RIVIERA FS WABASSO FS H 31 RILOLO LIMESTONE SUBSTRATUM, MARGA7'E ' SOILS JIIPITER Avg 32 URBAN LAND 33 34 IIRBAN LAND ROLOPAW BASINGER COMPLEX URBAN LAND IMMOKALE, OLDSMAR LIMESTONE SUBSTRATUM COMPLEX 35 36 URBAN LAM AQUENTS COMPLEX ORGANIC UDORTHEN�`S SHAPED SUBSTRATUM 37 TUSCAWILLA FS 38 URBAN LAND MATLACHA LIMESTONE SUBSTRATUM BOLA COMPLEX H 3 SATELLITE PS Q0 DURBIN AND WULFERT MUCKS 42 URBAN LAND SATELLITE COMPLEX CAI H ..- 43 - ERAL HEACREs ASSOCIATION WINDER, R V2ERAf .;IMESTON`E Su.BSTRA : CHOBEE SOILS DEPRE5S70nz1L H 45 48 PENNSAOLA FS (Z-8 percent slopes} ENNSITCCO SOIL H 5 0 HALLA.NDALF AND BOC`A FS {slough} ` �OCHOPEE H 51 FSL, PRAIRIE OCHOFEE FSL x u 52 KESsaN MUCK Q�TLY FLOORED ESTERO AND H PECK-ISH SOILS FREQUENTLY -FL JUPIT BOCA COMPLEX H 55 BASINGER FS, OCCASIQLZLLY FL00DED . NI f .MA y a a 4th StteetlNortMeast _ - - • •�. ,R,_- • d a. lk IMPACTS PROPOSED i I I I I j ZONED: E, ESTATES I USE: UNDEVELOPED RESIDENTIAL I I I I I i i i i i Y I - I + W W *PRESERVE + + I i W i i i W Y I i i i I W W i I i i I + + I i W I i W I - ZONED: E, ESTATES USE:UNDEVELOPED RESIDENTIAL (PROPOSED CPUD, PL20200000546) i Y i i W W i W W + MINIMUM 6-FOOT WIDE I + + LANDSCAPE BUFFER + RESERVATION j + + (SEE NOTE #2) I + ZONED: E, ESTATES I + USE: RESIDENTIAL MM6 + + I I I W R I W I l i I + I i� I I I POTENTIAL INTERCONNECTION I I -I 10' WIDE TYPE I� 'A' LANDSCAPE I BUFFER(SEE I� NOTE #3) C I� ZIONED:ORANGETREE PUD ® 1`/ SE: UND VELOPED CO RCIAL _ f 20' WIDE TYPE 'D' LANDSCAPE I I w BUFFER W. I + I I A NITY _ REA I + ENERAL W OCATION I T � ZONED: ORANGETREE PUD USE: RESIDENTIAL LLI ZONED: E, ESTATES USE: RESIDENTIAL FL W� - 20' WIDE TYPE I ; /� / LEGEND 'D' LANDSCAPE I / � 20 WIDE TYPE BUFFER j - I j / / 'D' LANDSCAPE ® DEVIATION I I / BUFFER --------R RESIDENTIAL ---------------, C COMMERCIAL I rr '/ ❑���� /ol I ❑ ZONED: E, ESTATES I ❑/ v1. 0 1. USE: UNDEVELOPED RESIDENTIAL I V \� 1.lo ZONED: ORANGETREE PUD USE: CO RCIAL 0 150' 300' o SCALE: 1" = 300' Q. Crady Minor and As—lales. P.A. radyMinor '31100 \1a Dd Roy Ronlla Springs. Plm4da 34134 Civil Engineers . Land Surveyors . Planners . Landscape Architects Cert. oFAdh. EB 0005151 Cert. oFAdh. LB 0005151 Business LC 26000266 Bonita Springs: 239.947.1144 x—Gradyl/inor. com Fort Myers: 239.690.4380 RANDALL CURVE MFUD EXHIBIT C VASTER PLAN REVISED: AUGUST 25, 2020 WHEN PLOTTED @ 8.5" X 11" SCALE: d SOH CODE Oe r� E: R RP 1�9C SHEET 1 OF 2 SITE SUMMARY TOTAL SITE AREA: 50.18± ACRE COMMERCIAL (C) 16.7± AC (33%) RESIDENTIAL (R) 20.8± AC (42%) 4TH STREET N.E. ROW 1.57± AC (3%) WATER MANAGEMENT 2.8± AC (6%) LANDSCAPE BUFFERS 1.71± AC (3%) PRESERVE 6.6± AC (13%) RESIDENTIAL: MAXIMUM 400 DWELLING UNITS COMMERCIAL: MAXIMUM 150,000 S.F. OPEN SPACE: REQUIRED: 30% PROVIDED: 30% IwVa4Xgw REQUIRED: 6.6 ACRES (43.9± ACRES NATIVE VEGETATION X 0.15) PROVIDED: 6.6 ACRES DEVIATIONS (SEE EXHIBIT E LDC SECTION 5.05.04.D.1, "GROUP HOUSING" 2❑ LDC SECTION 5.05.05_D.2.A, "FACILITIES WITH FUEL PUMPS" G LDC SECTION 5.05.05.D.2.B, "FACILITIES WITH FUEL PUMPS', LDC SECTION 5.05.05.B.1, "TABLE OF SITE DESIGN REQUIREMENTS" NOTES 1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. 2. PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER REQUIREMENTS AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS 4.06.02 AND 4.06.OS.E.1. SUPPLEMENTAL PLANTINGS WITH NATIVE PLANT MATERIALS SHALL BE IN ACCORDANCE WITH LDC SECTION 3.05.07. IN ORDER TO MEET THE LDC REQUIREMENTS FOR A TYPE W BUFFER A 6 FOOT WIDE LANDSCAPE BUFFER RESERVATION HAS BEEN IDENTIFIED ON THE MASTER PLAN. IN THE EVENT THAT THE PRESERVE DOES NOT MEET BUFFER REQUIREMENTS AFTER REMOVAL OF EXOTICS AND SUPPLEMENTAL PLANTING WITHIN THE PRESERVE, PLANTINGS WILL BE PROVIDED IN THE 6' WIDE RESERVATION TO MEET THE BUFFER REQUIREMENTS. THE TYPE, SIZE, AND NUMBER OF SUCH PLANTINGS, IF NECESSARY, WILL BE DETERMINED AT TIME OF INITIAL SDP OR PLAT AND INCLUDED ON THE LANDSCAPE PLANS FOR THE SDP OR PLAT. 3. 10 FOOT WIDE TYPE 'A' LANDSCAPE BUFFER IF PROJECT TO THE NORTH IS DEVELOPED WITH COMMERCIAL, OTHERWISE, A 15 FOOT WIDE TYPE 'B' LANDSCAPE BUFFER IS REQUIRED. RANDALL CURVE MPUD GradyN inor �r�,, n,,u�r:,r�Aswciniex. .rs. ;ulrru vro Ucf Avy 1PE CpDd" awria Springs. livMdx 3ri3a rKHl�JT Civil J,,lgi !c ,w . land 5arvc nrs L ! »I9 sn >:,,.i y Plarruera Lanuscape ArrhitrcY.s ,'V1AS7ER PLAN NOTES DAM r.�a,. nrAuu�, [n ,MHAiia� rduAncns Lf, 2Nlnil2fin 13nr3ia .Sprin&s- 23.9.nl 7.1 f 94 gpgr � . /.YatlY417nar. rnm Pori. hfyerv; 232ti!H).�,'Sfl0 REVISED: JUt-Y erax,ua': 29, 2020 acAa-is enr.�r c-vr smear 2 0� p , HISTORICAL RESOURCES This record search is for informational purposes only and does NOT constitute a R project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. April 29, 2020 Sharon Umpenhour Senior Planning Technician 0 (J]"'I 1Y.Uhlor Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Phone - 239.947.1144; Fax - 239.947,0375 Email - sum enhour ',g_radyminor.com In response to your inquiry of April 29, 2020 the Florida Master Site File lists no cultural resources recorded at the designated area of a PUD Rezone in Collier County in Section 22, Township 48 South, Range 27 East When interpreting the results of our search, please consider the following information: • This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. • Because vandalism and looting are common at Florida sites, we ask that you limit the distribution of location information on archaeological sites. • While many of our records document historically significant resources, the documentation of a resource at the Florida Master Site File does not necessarily mean the resource is historically significant. • Federal, state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, 6 4! � - Eman M. Vovsi, Ph.D. .Florida Master Site File Eman.Vovsi DOS.M Florida.com -500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.corn/preservationIsitefile 850.245.6440 ph J 850.245.6439 fax j SiteFile@dos.state.fl.uS WELL FIELD PROTECTION Collier County Well Field Protection Zones 2010 Well Field Protection Zones W - 1 Zone = 1 Year Travel Time lsocontour i W - 2 Zone = 2 Year Travel Time Isocontour W - 3 Zone = 5 Year Travel Time Isocontour Immokald -- - r' Well Field-- W - 4 Zone = 24 Year Travel Time Isocontour Miles 0 2 4 $ —�', 1�e Lee County Ave Mada Well Field Well Field Lee County '7 e4 f 333iii �t L ; n l \ Collier County Utilities Golden Gate WWI Field City of Naples East Golden Gate Well Feld vi i. R = _ I� - ! City or Naples Coastal Ridge Well Fieldi� t .i l Ji_ Collier County Utilities --- 3 - Gorden . ~vim z am Welll Field Florida Governmental- f Utility Authority — w Golden Gabe City - f • i �, I ; Well Field 1 < czi k W E '- -.--- i Everglades City Well Field rf i -- CAr County r' 1 Port of the Islands Nil Field LISTED SPECIES SURVEY April 2020 RANDALL CURVE MPUD COLLIER COUNTY, FLORIDA Collier Environmental Consultants Inc. 3211 68t' St SW Naples, Florida 34105 (239) 263-2687 marcoe@prodigy.net INTRODUCTION: This report is an account of a Listed wildlife and plants species survey recently performed on 50.18 acre tract called Randall Curve MPUD. Its purpose is to identify and describe key habitats and report any listed species using the site that would be at risk due to possible ffiature development actions on the site. This survey and report is based on fieldwork performed during March -April 2020. DESCRIPTION: Randall Curve MPUD consists of approximately 50.18 acres and is located in Section 22, Township 48, Range 27, in Collier County. This parcel is found west of Immokalee Road and east of 4 h Street Northeast in Golden Gate Estates. The following is a habitat breakdown. See Exhibit # 1 - Location Map FLUCCS HABITAT 310 Dry Herbaceous 321 Palmetto 411 D Pine Flatwoods ACREAGE 514 Ditch 624D Slash pine, cypress, Cabbage palm Disturbed 740 Disturbed — Clear 742 Borrow Area 4108 Slash pine, cypress, cabbage palm Disturbed 8144 Roadway LISTED SPECIES SURVEY: 9.64 0.63 11.58 0.36 1.56 4.71 0.19 19.94 1.57 The required survey for a Listed Species Survey calls for a survey covering 100 % of the site, at prescribed transect distances per site acreage. Such a survey was conducted in March - April 2020. Established transects were oriented north - south and east - west and superimposed on an aerial map of the site. These transects were attempted by ground - locating and walked by compass bearing. Straight transects were very difficult to walk at times because of the Brazilian pepper density. The site was examined via straight and meandering transects with periodic stationary observations. These transects were conducted Early morning (0730 - 1000), mid -day (1100 - 1500) and late -day (1500 - 1800) time periods. This survey was conducted daily for several days. All possible species of plants and animals listed by state and federal agencies were noted. In addition, to the transects walked stationary observation was periodically utilized. Careful observations noting calls, tracks, seat, roosting and nest sites were conducted. RESULTS AND DISCUSSION: Listed Flora Several Tillandsia spp. were seen on site. Refer to Exhibit # 2 - Cumulative Plant List A description of the wildlife found onsite is provided below. Refer to Exhibit 4 3 - Wildlife Species Observed Key Species Discussion : Taking into account the location and condition of the property and State and Federal listed species that could be found on or around the site include_ Red Cockaded Woodpeckers Red -Cockaded woodpeckers are known to inhabit Pine Flatwoods. Observations were keyed to searching for signs or calls of these animals. All mature pines were checked along the transect routes. Particular attention was paid to the south and west faces of the trees, as that seems to be the predominant location of cavity openings. No individuals or cavity trees were identified during this survey. Big Cypress Fox Squirrels The area is known as potential fox squirrel habitat. Observations were keyed to searching for signs or calls of these animals, such as leaf nests in canopy trees or the distinctive chattering of territorial squirrels. No individuals were observed foraging and/or inhabit ting the subject parcel. No chewed pines found. Four (4) leaf nests were identified o site. Prior to any site clearing a through Big Cypress Fox squirrel survey needs to be conducted. A prior listed species survey conducted by Johnson Engineering on February 2006 documented two Big Cypress Fox squirrels on the project site. Florida Black Bear No individuals were observed during this survey even though Black bears are known to inhabit the general area. Special attention was given for signs such as scraps, tracks and scat. This mammal has a large home range and is known to inhabit the area. Bonneted Bat The Florida bonneted bat is the largest species of bat in Florida. Previously known as the Florida (Wagner's) mastiff bats these bats were reclassified as a separate species unique to Florida. The species can grow to a length of 6.5 inches with a wingspan of 20 inches. This is a flying mammal free to traverse great distances. Examination of all trees with potential cavities was conducted. The site does have a few dead pines trees. The dead trees seem recent probably caused by Hurricane Irma. Special examination of all these trees were conducted. Specifically, these trees were examined for any cavities and/or snags. Some of the dead trees on site have not degraded sufficiently. The density of Brazilian pepper and other midstory plants would impede flight patterns. No individuals and/or guano were found. This project is not anticipated to negatively impact the species. Florida Panther No individuals have been documented utilizing this project site or identified during this survey. This species does have a large home range and is known to inhabit Golden Gate Estates and surrounding areas. The site is located within the Secondary Panther Zone. This project will be reviewed via consultation with U.S. Fish and Wildlife Service when the project applies for an Environmental Resource Permit. CONCLUSION: Transects were walked throughout the entire parcel. Stationary observations were also done through prime habitat areas. All transects were walked at varying times from post - dawn & mid -day to pre -sunset hours. The entire site has a midstory of Brazilian pepper. There are other exotics present such as ear leaf acacia, melaleuca and carrotwood. Brazilian pepeer is the dominate extic on site.The project site still does have some recognizable character to support some limited foraging by some common small mammals and birds. Signs of small animal usage such as armadillo were readily visible. Several species of songbirds were seen utilizing this site, especially the canopy areas. The entire site shows signs of greater ecological function. The parcel is currently surrounded by roadway and single family homes. The hydrological regime has been altered. The lack of fire has led to dense vegetation. The entire site is made up of both wetland and upland plant species neither gain dominance. A listed species study was conducted by Johnson Engineering on February 2006. This study found two Big Cypress Fox squirrel utilizing this site. No fox squirrels were observed in recent field observations. No listed animal species or signs thereof were identified on the property, during this survey. Four,leaf litter nests were observed, as such fox squirrels are suspected. A few Tillandsia's spp. was also observed on site. Prior to any site clearing a full Big Cypress Fox squirrel survey should be required. Vertebrates - Threatened EndanlZered and Species of Special Concern species Present Absent Black bear x Florida panther x Everglades mink x Big Cypress Fox squirrel (Suspected) x Bonneted Bat x Indigo snake x American alligator x Gopher tortoise x Gopher Frog x Southeastern American kestrel Red -Cockaded woodpecker Florida Scrub Jay Wood stork Snail kite Bald eagle Limpkin Osprey White ibis Tricolored heron Snowy egret Reddish egret Little blue heron Listed Vegetation Tillandsia spp. x ro lX IF 3 th Avenue Northwest �5th Avenu Northeas[� _ Gr 1 i ^^ � dOdRSpi ds Boulevard '� ""�-33rd Avenue NorthwesG� 33rd°Avenue,Nsrt eas . ' OflkweihRoad -__ 20 r " Gr— Or — A '. to �dr Coin:.^ m Z. Inlet Cove Lane East 76, c J25, h Ave nue,NaathWest—!.25ChA �enueNortheait R—r e e ° P•Wesh•�� oveTrasl R andalh6aui®vard+»w-.--q P`°'"""' 24t h Avenue, Northwest. '�"""��`'"g• ^^ 24th�Avenue•Northeast o 22nd'Avenue Northwe%-t may 22nd Avenue Northeast S * ta_ pp##� C 20LI�1Avenue Northwester p 20th AvenueNvrCheast ' °; xr LOCATION r Selected Custom Parcels t t t Streets MapWise County Boundaries ,t' Parcel Outlines i 1 to r } •k�?� xs f „%#,ems -, r a �r a w ZA� Copyright 2020 MapWise, Inc, All rights reserved. www.mapwise.com, This map Is Informational only. No representation Is made or warranty given as to its content. User assumes all risk of use. MapWise and its suppliers assume no responsibility for any losses resulting from such use. N ss .340 680 1020 ft FLUCCS HABITAT ACREAGE 310 DRY HERBACEOUS 9.64 321 PALMETTO 0.63 411 D (E1) PINE FLATWOODS (DISTURBED) 11.58 514 DITCH 0.36 624D (E1) PINE, CYPRESS, CABBAGE PALM (DISTURBED) 1.56 740 DISTURBED LANDS 4.71 742 BORROW AREA 0.19 4109 (El) E1 SLASH PINE. CYPRESS, CABBAGE PALM (DISTURBED) 1194 8144 ROAD 1.57 TOTAL 50.18 E1 (EXOTICS 0 — 25%) N 0 200' 44Y0' SCALE: 1" = 400' WHEN PLOTTED @ 8 5" X 11- 1' oo FLUCCS CODE AND VEGETATION INVENTORY FLUCCS CODE (Description) Common Name Scientific Name Indicator Status 310 Dry Herbaceous 9.64 acres Uplands This area is located along the western boundary of the subject parcel. This area has scattered Slash pines with an open midstory and ground cover. The following plants were identified in this area. Slash pine Pinus elliotti UPL Cp,O Palmetto Serona repens FACU G,O Goldenaster Pityopsis graminifolia UPL G,C Ground lichen Cladina subtenus G,O Grape vine Vitis rotundifolia FAC G,D Poison ivy Toxicodendron radians FAC GO Smilax Smilax spp. FAC G,C Broom sedge Andropogon virginicus FAC- G,O Caesar weed Urena lobata FACU G,C 321 Palmetto 0.63 acres Uplands This area consists of a sparse Slash pine canopy with a palmetto understory. The area would be considered upland. The area is vegetated with a variety of species. The following species were identified within this habitat. Slash pine Pinus elliotti UPL Cp,D Cabbage palm Sabal palmetto FAC M,C Dahoon holly Ilex cassine OBL M,O Palmetto Serona repens FACU G,C Melaleuca Melaleuca quinquenervia Exotic Cp,D Brazilian pepper Schinus terebinthifolius Exotic M,D Winged Sumac Rhus copallina UPL M,O Myrsine Myrsine floridana FAC M,C Penny royal Piloblephis rigida UPL G,O fetterbush Lyonia lucida FACW M,O Gallberry Ilex glabra FACW M,C buckthorn Bumelia rechnata FAC M,O Florida trema Trema spp. FAC M,O Dewberries Rubus spp. FAC G,C Broom sedge Andropogon virginicus FAC G,O Beggers ticks Bidens alba FACW GO Ragweed Ambrosia artemissiifolia FACU G,C Grape vine Vitis rotundifolia FAC G,D Poison ivy Toxicodendron radians FAC G,O Smilax Smilax spp. FAC G,C snowberry Chiococca parvifolia UPL G,O 4109 Slash Pine, Cypress, Cabbage Palm - Disturbed 19.94 acres Upland El- Exotics 0 — 25% This is one of the largest habitats on site. This habitat starts along the northern boundary and extends all the way south. This habitat is a mixture of vegetation. The site has a Slash pine canopy with scattered cypress, cabbage palms, and laurel oaks. The midstory is dominated with Brazilian pepper and myrsine. This area has suffered from a disruption of hydrology and a fire regime. The following plants species were identified in this habitat. Slash pine Pinus elliotti UPL Cp,D Cabbage palm Sabal palmetto FAC M,C Cypress Taxodium spp. OBL Cp,C palmetto Serona repens FACU G,O Laurel oak Quercus laurifolia FACW Cp,O Myrsine Myrsine floridana FAC M,C Caesar weed Urena lobata FACU G,C Ear leaf acacia Acacia auriculiformis Exotic Cp,M,O carrotwood Cupaniopsis anacardioides Exotic M,O Penny royal Piloblephis rigida UPL G,O Chocolate weed Melochia corchorifolia FAC G,C Pipewort Lachnocaulon anceps FACW G,C Yellow -eyed grass Xyris elliottii OBL G,C Grape vine Vitis rotundifolia FAC G,D Poison ivy Toxicodendron radians FAC G,O Smilax Smilax spp. FAC G,C 411D Slash Pine —Disturbed 11.58 acres Upland El- Exotics 0 -25 % The area has a dense carpet of Grape vine. This area would be considered upland. There are two general areas where this habitat is located. The denser one is located along Immokalee Road to the east. Then this habitat is located along its western boundary 4th Street NE. This habitat is a Slash pine dominated canopy with palmetto understory. Lack of fire has made the western portion almost impenetrable. The following species were identified in this habitat. Slash pine Pinus elliotti UPL Cp,D Palmetto Serona repens FACU G,C Cabbage palm Sabal palmetto FAC M,C Brazilian pepper Schinus terebinthifolius Exotic M,D Winged Sumac Rhus copallina UPL M,O Myrsine Myrsine floridana FAC M,C Grape vine Vitis rotundifolia FAC G,D Poison ivy Toxicodendron radians FAC G,O Smilax Smilax spp. FAC G,C bracken fern Pteridium aquilinum FACU G,O Sweet bay Magnolia virginiana FACW` M,O Buckthorn. Bumelia reclinata FAC M,O fetterbush Lyonia lucida FACW M,O Gallberry Ilex glabra FACW M,C Rabbit tobacco Pseudognaphalium obtusifolium UPL G,O 514 Ditch 0.36 acres Other Surface Waters This is a drainage ditch that traverse along the northern end of the subject parcel. This ditch begins by Immokalee Road and extends past our property line. Cattails Typha spp OBL G,O Maidencane Panicum hemitomo OBL G,C Blue Maidencane Amphicarpum muhlenbergianum FACW G,O Torpedo grass Panicum repens FACW G,O 624 D Slash Pine, Cypress, Cabbage palm - Disturbed 1.56 acres Upland E1— Exotics 0 — 25% This is one of the largest natural habitats within this project. The species composition consists of both wetland and upland plant species. The area does not meet the criteria as Jurisdictional wetlands. Hydrological indicators are inconsistent due to hydrological alteration of the area. Soil samples showed sandy soils. The canopy consists primarily of cypress with some Slash pines. The midstory and ground cover consists of both wetland and upland plants neither gaining dominance. Slash pine Cabbage palm Cypress palmetto Laurel oak Ear leaf acacia Strangler fig carrotwood My rsine Beauty bush Snowberry Dahoon holly Pinus elliotti UPL Cp,C Sabal palmetto FAC M,C Taxodium spp. OBL Cp,C Serona repens FACU G,O Quercus laurifolia FACW Cp,O Acacia auriculiformis Exotic Cp,M,C Ficus aurea FAC M,O Cupaniopsis anacardioides Exotic M,C Myrsine floridana FAC M,C / G,C Callicarpa Americana UPL M,O Chiococca alba UPL G,C Ilex cassine OBL M,O Red maple Acer rubrum FAC M,O Cocoplum Chrysobalanus icaco FACW M,O Swamp fern Blechnum serrulatum FACW+ G,O Chain fern Woodwardia virginica OBL G,O Brazilian pepper Schinus terebinthifolius Exotic M,C wax myrtle Myrica cerifera FAC+ M,O Melaleuca Melaleuca quinquenervia Exotic Cp,O Broom sedge Andropogon virginicus FAC- G,O Caesar weed Urena lobata FACU G,O Virginia creeper Ampelopsis quinquefolia FAC G.O Cat -briar Smilax spp. FAC G,C Poison ivy Toxicodendron radicans FAC G,O Grape vine Vitis rotundifolia FAC G,D Whitehead broom Spermacoce verticillata FAC G,C paspal un Paspalum monostachyum OBL G,O Florida Trema Trema spp. FAC M,O Chocolate weed Melochia corchorifolia FAC G,C 740 Disturbed 4.71 acres Upland This is a cleared field. This area is maintained. Bahiagrass Paspalum notatum FACU G,D 742 Borrow Area 0.19 acres Other Surface Waters This area had some fill excavated. As such, it is below natural grade and vegetated with pioneer plant species. The following plants were identified in this habitat. Brazilian pepper Schinus terebinthifolius Exotic M,C Laurel oak Quercus laurifolia FACW Cp,O Carolina willow Salix caroliniana OBL M,C wax myrtle Myrica cerifera FAC+ M,O Torpedo grass Panicum repens FACW G,O Broom sedge Andropogon virginicus FAC- G,O 8144 Roads and Highway - Immokalee Road 1.57 acres ABREVIATIONS — Canopy (Cp), Midstory (M), Ground Cover (G) Dominant (D), Common (C), Occasional (0) INDICATOR STATUS - Obligate (OBL), Facultative wet plants (FACW), Facultative plants (FAC), Upland (UPL) \Epiphytic Plants Wild Pines Stiff - leaved Recurved wired -leaved Shoestring fern Golden polypody Tillandsia fasiculata FDA/C T. balbisiana FDA/T T. setacea FDA/T Vittaria lineata Polypodium sp. WILDLIFE SPECIES OBSERVED Common Name Species Amphibian & Reptiles: Six- lined racerunner Cnemido horns sexlineatus Brown anole Anolis sagrei Black racer CoIumber constrictor Birds: Dove- mourning Zenaida macroura Pileated woodpecker Dryocopus pileatus Red bellied woodpecker Melanerpes carolinus Northern flicker Colaptes auratus Crow, American Corvus brach h nchos Common grackle Quiscalus quiscula Bluejay Cyanocitta cristata Carolina wren Thryothorus ludovicianus Gray catbird Dumetella carolinensis Northern mockingbird Mirnus polyRlottos Cardinal Richrnondena cardinalis Brown thrasher Toxostoma ndum Red -shouldered Hawk Biteo lineatus Vulture, turkey Cathartes aura Vulture, Black Coragyps atratus Cattle egret Bubulcus ibis Mammals: Virginia opossum Didelphis virginiana Raccoon Procyon lotor Bobcat Felis rufus Coyote Canis lantrans Hispid cotton rat Si mg odon hisspidus Nine -banded armadillo Dasypus novemcinctu Cottontail Rabbit Sylvilagus floridanus Status "Y f *f t,f fe ��� Sa9i ICopyright 2020 MapWise, Inc. All rights reserved. www.mepwlse.com, This map is Informational only. No representation is made or warranty given as to its content. User assumes all risk of use, MapWise and its suppliers assume no responsibility for any losses resulting from such use. TRANSECTS WALKED Labels Drawing Points Drawing Lines Drawing Polygons Drawing Selected Custom Parcels Streets OSM Hybrid & County Boundaries IV Parcel Outlines 0 340 680 1020 ft SQUIRREL NESTS Labels Drawing Points Drawing Lines Drawing Polygons Drawing Selected Custom Parcels v+Streets OSM Hybrid AW County Boundaries %N Parcel Outlines -71 Nla Wise 2D79 C0PYright2020 Map Wise, Inc. All rights reserved. w .mapwise.wm. This map is informational only. No representation is made or warranty given asto its content. User assumes all risk of use. Map Wise and its suppliers assume no responsibility for any losses resulting from such use. 0 340 &-u ft SUBJECT PROPERTY 0 0 O O O O O v o 0 0 0 ,im apth 7eoEARTH TECH ENVIRONMENTAL, L L C FWC Black Beat Information Randall Curve OBoo JOLEA AVENUE BONITA 5-PRINGS, FL 34135 Collier County, Florida PHONE (239) 304-0030 FAX (239) 774-0.800 aonsuoix .e aaoaecr xa. seau WWW.ETEFLORI OA. COM �04/15/20 N/A LC BONNETED BAT CONSULTATION AREA (All Of Collier County Is in the Consultation Area) PASCO LAKE ORANGE 14ILLSBOROUGH OSCEOLA Atfarric POLK BREVARD Ocean 1NDIAN RIVER MANATEE HARDEE OKFFGHOBEE ST LUCIE DE SOTO HIGHLANDS Lucse SARASOTA A \ MARTIN 1 -1� LoAe CH4FILOTTE GLADES LEE Guff of A4exl:co Legend 2019 Florida Bonneted get Consultation Area South Porida Urban Bat Area 12.5 25 50 Miles I I .. I I I I _J HENDRY I PALM BEACH Figure 1. Florida Bonneted Bat Consultation Area. Hatched area (Figure 2) identifies the urban development boundary in Miami -Dade and Broward County. Applicants with projects in this area should contact the Service for specific guidance addressing this area and individual consultation. The Consultation Key should not be used for projects in this area, PANTHER CONSULTATION AREA PROJECT LOCATED IN SECONDARY ZONE t 71 .. ....,.. .....� ;' N � ...._ c Immokalee Road/4t" Street N.E. Mixed Use Subdistrict (PL20190002355) Exhibit V.D Growth Management The proposed Golden Gate Area Master Plan, Rural Golden Gate Estates Sub -Element amendment establishes the Immokalee Road/4th Street N.E. Mixed Use Subdistrict. The new subdistrict will provide for a variety of retail, office, personal service and residential land uses. Access to the property will be via Immokalee Road and a vehicular interconnection with the property located immediately north of the subdistrict. The maximum non-residential square footage permitted is 150,000 square feet. The maximum allowable number of residential dwelling units will be 400. Under Chapter 163 F.S., local governments are authorized to adopt and amend their comprehensive plans. Staff has requested that the applicant address three sections from Chapter 163. Chapter 163.3167 Scope of act.— (9) Each local government shall address in its comprehensive plan, as enumerated in this chapter, the water supply sources necessary to meet and achieve the existing and projected water use demand for the established planning period, considering the applicable plan developed pursuant to s. 373.709. The project will be provided potable water and sewer service by Collier County Utilities. No capacity issues exist or are anticipated in the service area. Chapter 163.3177 (6) (a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. December22, 2020 W GradyMinor Page 1 of 5 r2 RCIRP-19 Exhibit VD Growth Management-.docx Cid Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. The need to modify land uses and development patterns within antiquated subdivisions. Chapter 163.3177 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. The Immokalee Road/4t" Street N.E. Mixed Use Subdistrict is consistent with Chapter 163.3177, F.S. The property is currently owned by Collier County Real Property and is selling the property with the understanding that the contract purchaser is attempting to modify the Golden Gate Area Master Plan in order to permit a mixed -use project at this location. At numerous public meetings, residents of the rural Golden Gate Estates area have indicated their desire to have more opportunities to dine or shop nearer to their homes in Golden Gate Estates, rather than to make a more than 5 mile trip west to the urban area in order to obtain daily goods and services. The subject property has access to Immokalee Road, a major arterial county roadway, and water and sewer availability. The site was previously contemplated for nonresidential use as a County maintenance facility and public -school bus depot; however, residents in the immediate area vocalized their opposition to this plan. In the recent public engagement process for evaluating the Golden Gate Area Master Plan, residents expressed their desire to have additional opportunities near their homes where they could shop, dine or obtain personal services. The applicant is also proposing to provide a mixed -use opportunity at this location by providing for up to 400 dwelling units. All of the rural Golden Gate Estates provides opportunities for low density single-family residential dwellings at a density of 1 du/2.5 acre. Providing for higher density residential development will provide needed housing options for the area residents. The applicant had retained services of an economist to analyze the commercial and residential market and they have prepared a report that concludes that demand exists for the requested intensity of development. The analysis also considers that in a separate Golden Gate Estates Master Plan Amendment that the previously approved Estates Shopping Center Subdistrict is proposing to reduce the allowable commercial square footage from 190,000 square feet to 50,000 square feet. The reduction of 140,000 square feet of space at the intersection of Golden Gate Boulevard and Wilson Boulevard is effectively being shifted to the subject property located at Immokalee Road and 4t" Street S.E. The plan amendment will result in a net increase of only 10,000 square feet of newly allocated commercial space within the market drive time demand analysis. Factors for the on -going demand for alternative housing types and additional Page 2 of 5 commercial development include the convenience of having shopping and dining in closer proximity to their homes and opportunities for housing other than large lot single family homes. The subdistrict includes all available land under single ownership of a size adequate to support a mixed -use project. 163.3184 Process for adoption of comprehensive plan or plan amendment. This section of the statute outlines the process and authority for agency review of plan amendments. The applicant understands that regional and state reviewing agencies will be responsible for review of any comprehensive plan amendments per the requirements of Chapter 163.3184 F.S. The applicant's experts are of the opinion that there are no regional or state impacts associated with the application. Proiect Justification Future Land Use Element: The proposed amendment is to the Golden Gate Area Master Plan, Rural Golden Gate Estates Sub -Element. The establishment of this subdistrict is similar to other prior amendments to the Golden Gate Area Master Plan, which have established through the statutory plan amendment process uses and development standards for uses other than very low -density single-family residential development. The community has acknowledged that a continuation of this low - density land use pattern has resulted in urban sprawl. Many areas within the Rural Golden Gate Estates area do not have available water and sanitary sewer services. The subject property does have available water and sanitary sewer service available from Collier County Utilities. The subject property is also on Immokalee Road which is one of Collier County's busiest arterial roadways and the primary arterial providing access to Golden Gate Estates residents. In 2019 this segment of Immokalee Road carried nearly 40,000 average annual daily vehicle trips making it one of Collier County's heaviest traveled roadways. With the six -lane roadway and heavy traffic volumes, the property is not conducive or compatible for low density residential development. In addition to the Golden Gate Area Master Plan the property is subject to general policies of the Collier County Growth Management Plan. Policies 5.5 and 5.7 of the Future Land Use Element discourage urban sprawl by confining urban intensities of development to those areas designated Urban on the Future Land Use Map. The proposed amendment does not represent urban sprawl. The subject property is served by urban services and has commercial and residential development located to the west, south and east. Policy 5.6 requires that new developments shall be compatible with and complementary to the surrounding land uses as set forth in the Land Development Code. The amendment is accompanied by a PUD rezoning application which provides for land uses with development Page 3 of 5 standards which will result in a compatible relationship with surrounding development. The PUD also provides for large buffers to the most immediate neighboring residences. The amendment is complementary in that it provides for shopping, dining and personal services conveniently located for area residents, resulting in fewer vehicle miles traveled. The variety of housing proposed with complement the single dwelling unit type currently permitted in the immediate area. Objective 7 and the implementing policies promote interconnection with adjoining neighborhoods and streets. The property will provide for an interconnection to the property located immediately to the north, which will provide an opportunity to obtain access to the signalized intersection at Orangetree Boulevard. Transportation Element: Policy 5.1 requires that all projects are evaluated to determine their effect on the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR. This Growth Management Plan Amendment application includes a comprehensive assessment of the transportation impacts associated with the project and concludes there is not detrimental impact to the roadway level of service. Public Facilities Element: The property is served by potable water and sanitary sewer services. Water and sewer is provided by Collier County Utilities. No capacity issues have been identified or are anticipated in the future. The site will require a modification of a previously issued South Florida Water Management District permit for improvements related to the proposed commercial uses on a portion of the site. Conservation and Coastal Management Element: Policy 6.1.1 requires that developments containing native vegetation communities must retain a minimum of 15% of existing native vegetation for commercial developments and a minimum of 25% of the existing native vegetation on -site for mixed use developments unless circumstances warrant a lesser preservation area on -site. As part of the contract for purchase of the property from Collier County, the applicant is required to provide water management facilities on -site, which will serve not only the mixed use project but also provide for additional surface water management for future planned roadway improvements to facilitate expansion of the Immokalee Road/Randall Boulevard intersection. Due to the provisions of additional lands for future expansion of essential public services a 10% reduction in native vegetation preservation on this site is warranted. The subdistrict requires on -site preservation of 15% of the existing native vegetation and is consistent with the policies of the Conservation and Coastal Management Element. Page 4 of 5 A portion of the property has previously been cleared for use by Collier County as a water management area in support of existing and future improvements to Immokalee Road. The County also requires the applicant to reserve additional areas on -site to provide for future roadway improvements to Randall Boulevard and Immokalee Road. These circumstances warrant retention of 15% native vegetation for this subdistrict. Page 5 of 5 EXHIBIT V.D1 COMMERCIAL NEEDS ANALYSIS AND RESIDENTIAL MARKET STUDY FOR SUBJECT PROPERTY AT THE NORTHEAST CORNER OF 4T" STREET N.E. AND IMMOKALEE ROAD COLLIER COUNTY, FLORIDA August 26, 2020 Prepared for SageStone Partners I LLC Building B, Suite 120 5775 Glenridge Drive Atlanta, GA 30328 Prepared by /1 Planning- E.—tion-Results Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com Background SageStone Partners ("Client") is submitting a Collier County Growth Management Plan ("GMP") amendment to change the zoning on two parcels totaling 50.18 +/- acres ("Subject Property") located at the northeast corner of 4t" Street NE and Immokalee Road in Collier County, Florida. The Subject Property is located within the Estates Designation, Mixed Use District, Residential Estates Sub -District and is currently zoned E, Estates. The Client is seeking to change the Future Land Use Element ("FLUM") to Estates Designation, Mixed Planned Use District, (Randall Curve or Immokalee Road/4t" Street N.E.) Mixed Use Sub -District. The Client is interested in developing the Subject Property as a C-4 Commercial site including 150,000 square feet of various uses as permitted in the C-4 designation. The Client is also interested in developing 400 residential units on the Subject Property. The Client is proposing the transfer of 140,000 square feet of approved commercial from their Subject Property at the corner of Wilson Boulevard and Golden Gate Boulevard to the Subject Property. The 140,000 square feet is already accounted for in the supply analysis portion of this study. The Client has retained Real Estate Econometrics, Inc. ("Consultant") to prepare a Commercial Needs Analysis to determine the potential for developing the various C-4 uses on the Subject Site as required by the Collier County Future Land Use Element ("FLUE"). The FLUE requires a commercial needs analysis ("Study") with the submittal of a commercial rezone within a Mixed -Use Activity Center. The Consultant has also been retained to prepare a residential market study ("Residential Study") for the proposed 400 residential units. The proposed sub district is not located within an Activity Center. Therefore, Collier County staff has requested a commercial needs analysis and parallel residential market study for the Subject Property. The Consultant is well -versed in preparing real estate needs analysis and market studies especially in the Southwest Florida marketplace. The Commercial Needs Study is comprised of four parts; the site assessment, population growth around the Subject Property, the market supply and demand analysis, and conclusions. The Residential Study focuses on condominium nd apartment development and is comprised of three parts; population growth, market supply and demand analysis, and conclusions. 1.0 COMMERCIAL NEEDS ANALYSIS Subject Property Attributes The Subject Property is located on the north and west side of Immokalee Road at the corner of 4t" street NE and Immokalee Road at the bend in Immokalee Road in Section 22 — Township 48 — Range 27. An aerial locator photo (Figure 1.0 below) is followed by a summary of the Subject Property's legal, location, zoning, and land use attributes obtained from the Collier County Property Appraiser website on the next page. Figure 1.0. Proposed Immokalee Road/4t" Street N.E. 50-Acre MPUD Location Map Source: ESRI ArcMap 10.8 2 Parcel 1 Property Summary Parcel No 376904— Site Addrcsa'o'ecla'mar S. Lily Si. 2mre'rvoa Name/Address COLUERCNTY C/O REAL PROPERTY MANAGEMENT 3335 TAM —I Ti, E. STE 101 CRy NAPLES State FL Z{p 3d112 Map Na. 3C22 Strap No, Section Township 33.. A 13C22 22 4B Range 4cres 'Extimated 21 45.02 GOLDEN GATE EST UNIT 22 TRACT A, LESS TRAT PORTION OF TRACT — AS OESC IN OR 3080 PG 723, AS AMEN➢ED a 1361 IN OR 40T9 PG 1352. AND LESS THAT PORTION AS DESC IN 011 4— PG "Jllage A-0 285 Millage E-0 aCblalRuem Sub./Cando 312500. GOLDEN GATE EST UNIT 22 Scheel Othx Teml Uae C—ie6 B6-CMINTIF9 —1 8.5571 13.fi601 Latest Sales History 2019 Certified Tax Roll Dote Book -Page AmoulM Jana Value q z.354.200 0]/26/06 40T9t3s6 30 N! Improved value S0 n/1fi/9s 3slp-3F4 s6 Ofi/30/58 ,_I Ma.lac valne 13fi1 _201}_ S 0 $ 2,854,200 !-� 10k. Cap $2,35fi,989 t=1 A--dYYI.. $497,211 School Taxable Valve SO -r Taaable Yalue If all VaMn ahewn above eYus! 0 rMa partpl war nmlp akriFa Flnal lac Roll S 0 Parcel 2 Property Summary Parcel Na 37690040100 Site Add,—jpjlEUiLue 24704TH ST NE SHY City NAPLES Site Z..2LCde 34120 Name/Address COLLIER CNTY GO REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR L. STE 101 CJry NAPLES Stm FL Zip 34112 Map No. Smap No, 3C22 1-13t A23C22 SeGtI" 22 Township Range 99 27 Acres 'Em'maled 9.9 Legal GOLDEN GATE EST UNIT 22 THAT PORTION O] TRACT -A- AS OESC IN 1 3090 PG 723, AS CORRECTED IN OR 46T9 PG 13M AND THAT PORTION OF TRACT A AS DESC IN OR 4079 PG 1361 MIla eg LSY" 265 MIIIage RatesO •Calculations Sub./Geode 312500- GOLDEN GATE ESTVN1T22 School Other Tatal cl CSd9.0 66-COUNTIES INCLUDING NON-MUNICIPALGOV. 5.083 5.5571 13.fi401 Latest Sales History 2019 Certified Tax Roll txpt.115.1. srt Ipete I.e w CPmltlentlanryl 6a.Ien re Cana.. Dab Bean -Peg. Amount Ladd ValuY $ 253,0a0 07/29706 40T9-13s8 50 „! Improved Yalue $21,052 07/26/02 5.Q8Q=7]3 $ 161,700 I=! M.rin Value $2]9,132 !-I 1— Cap S njim, I=I Aveaed Mlue 5290,]52 !_I Scheel Tavable Value S 0 !-I Taneble Va3ue li all YalevssMwnawr q or p doves crvaae aflrr a8r piml Taa Rvll 9 0 3 Location Analysis The Subject Property's strategic location allows reasonable access to the site and provides for an ideal location for commercial activities. As noted above, the Subject Property is strategically located to accommodate the proposed C-4 commercial use. The commercial offerings will have high visibility to Immokalee Road. Figure 1.0 previously shows the location of the Subject Property. 1.1 Population Growth Around Subject Property Overview of Florida Population Florida is currently the nation's fourth most populous state, home to an estimated 21.8 million people according to the Census Bureau. By the year 2030, Florida's population is projected to total 24.4 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 260,000 per year. Florida's population growth is depicted in Figure 1.1 below. This shows the latest projections of growth by county for the year 2030. As you can see, 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 1.1 2030 Population Projections by County Florida Counties Population Projections 2030 100,000 or less 100,001-250,000 _ 250,001 - 500,000 _ 500,001 - 1,000,000 _ 1,000,001 + 0 Source: University of Florida Bureau of Economic and Business Research El Overview of Collier County Population Growth Currently, there are an estimated 373,000 people living year-round in Collier County. Since the 2000 Census, the County's population has increased by nearly 45%, the equivalent of 115,074 new residents as shown in Figure 2.2.1 below. 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 2040 compared to Florida's annual growth rate of 1.08% during the same time period. Table 1. Collier County Projected Population Growth Countywide Total Population Growth 2000 2010 2014 2015 2020 2025 2030 2035 2040 2045 Permanent Population Estimates and Forecasts 257,926 322,653 340,293 347,002 383,166 416,607 446,284 484,017 524,939 569,322 5-year Percent Increase 7.55% 10.42% 8.73% 7.12% 8.45% 8.45% 8.45% 2.14% = 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 Comprehensive Planning Section June 14, 2018 Source: Collier County Comprehensive Planning Section 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 will peak in the early 2020s. (Rest of page left intentionally blank) 5 15-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 1 below. Table 2. ULI Commercial Shopping Center Definitions Neighborhood Up to 10-Minute Drive Time = <100,000 Sq. Ft. Community 10-30 Minute Drive Time = 100,000 to 300,000 Sq. Ft. Regional 30-Minute and over Drive Time = >300,000 Sq. Ft. Source: Urban Land Institute, Dollars and Cents of Shopping Centers, 2008 The Subject Property proposed development plan would categorize it as a medium size Community Center. ULI defines Community Centers in their 2008 Dollars and Cents of Shopping Centers as follows: "The community shopping center is a larger than a neighborhood center but with neither a traditional department store nor the trade area of a regional shopping center. It includes traditional community shopping centers, power centers, town centers, lifestyle centers, and outlet/off-price centers that meet these criteria. The average total floor space (GLA and all other floor area) of the community centers in this study is about 192,700 square feet; the median is about 177,328 square feet with 80 percent of the centers between 109,195 and 376,200 square feet in size." Drive time areas 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 up to 10 minutes, Community Centers have a drive time area of 10 to 20 minutes depending on the size and Regional Centers have a drive time area of 30 minutes and over depending on the size. Since the Subject Property is proposed for 150,000 square feet of commercial space, it falls within the Community Center category and the supply/demand analysis will be performed on a 15-minute drive time market area since its size falls in the middle of the Community Center category. I Figure 1.2 below depicts the 15-minute drive time area from the Subject Property. Figure 1.2. 15-Minute Drive Time from Subject Property Source: ESRI ArcGIS Business Analyst Mapping System (Rest of page left intentionally blank) 7 The following table 3 shows the U.S. Census demographic profile of the population that lives within the 15-minute drive time of the subject site. Table 3. Subject Property Drive Time Demographic and Income Profile WesriDemographic .. Income Profile Immokalee Roadi Street N. E. Naples, FL 34120 Prepared by Esri Drive Time: 15 minute radius - Summary Cium us 2010 2019 2024 Population 43,491 53,337 59,708 Households 15,464 19,217 21,529 Families 12,089 14,873 16,617 Average Household Size 2.80 2.77 2.77 Owner Occupied Housing Units 12,249 15,487 17,455 Renter Occupied Housing Units 3,215 3,730 4,074 Median Age 40.1 43.4 44.5 Trends: 2019 - 2024 Annual Rate Area State National Population 2.28% 1.37% 0.77% Households 2.30% 1.31% 0.75% Families 2-244 % 1.25 % C.68% Owner Hi 2.42% 1.60% 0.92 % Median Household Income 2.04% 2.37% 2.70% 2.019 2024 Households by Income Number Percent Number Percent <$15,000 667 3.5% 582 2.7% $15,000 - $24,999 994 5.2% 916 4.3% $25, 000 - $34999 1,061 5.5% 983 4.6% $35,000 - $49:999 2,430 12.6% 2,361 11.D% $50000 - $74999 3,666 19.1% 3,743 17.4% $75:000 - $99:995 3,245 16.9% 3,650 17.0% $100,000 - $149999 3,778 19.7% 4,660 21.6% $150,000 - $199:999 1,440 7.5% 2,012 9.3% $21 1,914 50.0% 2,623 12.2% Median Household Income $79,560 $88,028 Average Household Income $106,562 $121,802 Per Capita Income $38,639 $44,234 Census 2010 2019 2024 Population by Age Number Percent Number Percent Number Percent 0 - 4 2,428 5.6% 2,626 4.9% 2,876 4Z% 5-9 3,087 7.1% 3,223 6.0% 3,442 5.8 % 10 - 14 3,456 7.9% 3,585 6.7% 3,881 6.5% 15 - 19 3,352 7.7% 3,276 6.1% 3,513 5.9% 20 - 24 2,031 4.7% 2,481 4.7% 2,342 3.9% 25 - 34 4,289 9.9% 5,825 10.9% 6,332 10.6% 35-44 6,516 15.0% 6,739 12.6% 7,871 13.2% 45 - 54 6,631 15.2% 6,944 13.0% 7,056 11.8% 55 - 64 5,217 12.0% 7,569 14.2% 8,127 13.6% 65 - 74 4,306 9.9% 7,099 13.39b 8,761 14.7% 75 - 84 1,828 4.2% 3,243 6.1% 4,515 7.6% 85+ 351 0.8% 727 1.4% 990 1.7% Census 201D 2019 2024 Race andEthridty Number Percent Number Percent Number Percent White Alone 38,346 88.2% 45,884 86.0% 50,444 84.5% Black Alone 1,975 4.5% 2,808 5.3% 3,539 5.9% American Indian Alone 124 0.3% 146 0.3 % 175 1 Asian Alone 730 1.7% 1,205 2.3% 1,596 2.7% Pacific Islander Alone 11 0.0% 17 0.0% 23 0.0% Some Other Race Alone 1,470 3.4 % 2,076 3.9% 2,513 4.2% Two or More Races 835 1.9% 1,200 2.2% 1,419 2.4% Hispanic Origin (Any Race) 11,151 25.6% 15,508 29.1% 19,153 32,1% Data Note: Income is expressed In current dollars. Source: U.S. Co- Bureau, Census 2010 Summary Rie 1. Fsd forecasts for 2019 and 2d24. June 22, 2020 Source: ESRI and U.S. Census Bureau E 1.2 In order to determine commercial demand coming from the 15-minute drive time market area, it is important to determine the ratio between the overall County population and the population in the 15-minute drive time market area. In 2010, the population in the 15-minute drive time market area was 41,495, which was 12.86% of the County population. That percent increased to 14.38% of the County population in 2015. That one and a half percent increase is an indication of the growth potential in the Northeast Naples area due to the large percentage of undeveloped land and the potential for population growth in that area versus the land constrained developed areas of the County. The Consultant conservatively estimates that the Northeast Naples percentage of County population will continue to increase along with the southeast and east County regions due to developable land availability. Therefore, the Consultant used a 1.5% increased growth factor for the future 15-minute drive time area population percentage of the overall County population as shown in Table 4 below. Table 4. 15-Minute Drive Time Population Forecast Year 2020 2025 2030 2035 2040 2045 Collier County GMD Population Forecast 383,166 416,607 --- --- --- --- 15-Minute Market Area Census Population 54,431 59,901 --- --- --- --- Share 14.21 % 14.38% 15.88% 17.38% 18.88% 20.38% Collier County GMD Population Forecast 446,284 484,017 524,939 569,322 15-Minute Market Area Census Population 70,862 84,114 99,100 116,018 Source: Collier County Comprehensive Planning Section, U.S. Census Bureau and ESRI MARKET ANALYSIS 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. 7 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. The Consultant utilized the 2014 commercial inventory spreadsheets by planning area as provided by the Collier County Comprehensive Planning Section ("CCCPS") to determine the total amount of commercial square footage built in the County as of 2014. Acreage not built upon was not used in this calculation. In order to make an accurate calculation, the Consultant then used the 2014 Collier County population from the CCCPS to match the supply data and 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 5 below. Table 5. Collier County Per Capita Commercial Square Feet Demand Collier County Planning Area 2014 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 2015 Population 340,293 (October 1st Fiscal Year) Demand in Square Feet: 78.22 Source: Collier County Comprehensive Planning Section 10 To further refine the demand numbers for the Subject Property's particular market area, the Consultant used the 2014 commercial inventory spreadsheet for the Rural Estate and Urban Estates Planning Areas that are covered by the Subject Property's drive time area. The drive time area is located within approximately 70% of the Rural Estates and 30% of the Urban Estates. The Consultant then took 70% of the Rural Estates existing commercial square footage and 30% of the Urban Estates square footage, added them together and divided by the drive time population thus yielding a demand of 22.29 square feet of commercial space per capita as shown in Table 6 below. Table 6. Subject Property Drive Time Per Capita Commercial Sq. Ft. Demand Collier County Planning Area 2014 Sq. Ft. Percent Drive Time Sq. Ft. Rural Estates 452,781 70.00% 316,947 Urban Estates 2,500,631 30.00% 750,189 1,067,136 2015 Drive Time Area Population: 47,867 Per Capita Commercial Square Feet Demand: 22.29 Source: Collier County Comprehensive Planning Section and U.S. Census Bureau With the 15-minute drive time market area estimated population and the commercial demand in square -feet per capita determined, the Consultant calculated the estimated commercial square footage demand for the 15-minute drive time market area through the year 2045 as shown in Table 7 below. Table 7. Subject Property Drive Time Per Capita Commercial Sq. Ft. Demand 2020 2025 2030 2035 2040 2045 County Population 383,166 416,607 446,284 484,017 524,939 569,322 15-Minute Drive Time Population 54,431 59,901 70,862 84,114 99,100 116,018 Demand Square Feet Per Capita 22.29 22.29 22.29 22.29 22.29 22.29 Commercial Square Feet Demand 1,213,473 1,335,420 1,579,788 1,875,216 2,209,305 2,586,484 Source: Collier County Comprehensive Planning Section and the Consultant 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 15-minumte drive time market area. The Consultant performed a three-part process in the 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 ARCgis program. The second step is to join the 15- minute drive time market area overlay shape file with the Property Appraiser data. The final step is to join the Excel commercial inventory data obtained from Collier County Comprehensive Planning Staff with the 15-minute drive time market area. This last step required joining the Rural Estates Planning Area and Urban Estates Planning Area Inventory spreadsheets with the 15-minute drive time market area since the drive time area encompassed portions of the two planning areas. All of the commercial parcels included or excluded within the 15-minute drive time market area are shown in Appendix Tables A through D at the end of this analysis. The Consultant then used a floor area ratio ("FAR") that consists of using all of the commercial square footage built in the drive time market area and dividing that by the developed acreage to obtain an average square footage per acre FAR that is indicative of the true market area supply being developed to meet the commercial demand being generated from the drive time market area. This FAR calculation was applied to the vacant acreage so a total potential square foot supply could be calculated for the undeveloped commercial acreage. Table 8 below indicates the total amount of existing and potential commercial square feet in the 15-minute drive time market area. Table 8 — Existing and Potential Commercial Square Feet in Drive Time Market Parcels Acres Square Feet FAR Developed Commercial 33 114.54 725,404 6,333 Undeveloped Commercial 33 110.69 701,063 6,333 Totals 66 225.23 1,426,467 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser and ESRI ARCgis mapping system 12 Market Area Supply — Demand Analysis The final step in the Commercial Needs Analysis is to put the supply and demand calculations together in order to determine the oversupply or undersupply of commercial space in the 15-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. The Consultant also included the approved but not developed Orange Blossom Ranch commercial (200,000 sq. ft.), the recently approved River Grass commercial (80,000 sq. ft.) and Hyde Park commercial (45,000 sq. ft.) in the vacant square footage totals. Table 9 below shows that calculation. Table 9. Drive Time Demand -Supply Calculation Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population Retail Supply Developed Vacant Total Supply Allocation Ratio 1,213,473 1,335,420 1,579,788 1,875,216 2,209,305 2,586,484 725,404 725,404 725,404 725,404 725,404 725,404 1,026,000 ------- ------- 1,026,000 ------- ------- 1,026,000 ------- ------- 1,026,000 ------- ------- 1,026,000 ------- ------- 1,026,000 ------- ------- 1,751,404 1,751,404 1,751,404 1,751,404 1,751,404 1,751,404 1.44 1.31 1.11 0.93 0.79 0.68 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant (Rest of page left intentionally blank) 13 Adding the proposed 10,000 square feet (150,000 square feet minus the transfer of existing approved square footage (140,000 square feet from Wilson Boulevard and Golden Gate Boulevard) of commercial space proposed for the Subject Property to the developed supply row is shown in Table 10 below. Table 10. Drive Time Demand -Supply Calculation with Subject Property Included Retail Demand (sq. ft.) 2020 2025 2030 2035 2040 2045 Demand Per GMD Commercial Inventory & Population 1,213,473 1,335,420 1,579,788 1,875,216 2,209,305 2,586,484 Retail Supply Developed 735,404 735,404 735,404 735,404 735,404 735,404 Vacant 1,026,000 ------- ------- 1,026,000 ------- ------- 1,026,000 ------- ------- 1,026,000 ------- ------- 1,026,000 ------- ------- 1,026,000 ------- ------- Total Supply 1,761,404 1,761,404 1,761,404 1,761,404 1,761,404 1,761,404 Allocation Ratio 1.45 1.32 1.12 0.94 0.80 0.68 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant The future demand generally looks out to the Comprehensive Plan's horizon year which is generally dependent 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 or 10 years in the future. 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. 14 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. Again, 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. 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, a commercial allocation ratio in the range of 1.25 to 1.5 is necessary to maintain planning flexibility and to account for the double counting of land uses. 15 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 it had seen and approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger allocation ratios for longer forecast horizons. 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. 1.3 CONCLUSIONS 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 that the addition of the Subject Property to the Collier County commercial inventory will not adversely affect the balance of commercial supply in the 15-minute drive time area. The Allocation Ratio is 1.12 in the Collier County Comprehensive Plan 2030 horizon year with the addition of the Subject Property which is below the recommended 1.25 allocation ratio as suggested by the former Florida DCA now Florida DEO. The 1.12 allocation ratio in 2030 is 0.03 below the constricting 1.15 ratio the County has used as a measuring stick. Another point to consider is that as this area develops, the population will increase significantly as other areas of the County reach full development and therefore the supply will need to be increased to reach the overriding demand from this growth. This area will rapidly trend toward the County -wide per capita square foot demand of 78.22 square feet. If the 78.22 square feet per capita calculation is used in this analysis, then the allocation ratio would be 0.33 in the horizon year of 2030. That is also economically unfeasible. The Consultant believes that the square foot per capita figure will increase in time over the building out of the rural estates and urban estates and would increase rather than remain a constant. Finally, while the total existing and potential commercial supply exceeds the demand, the potential supply makes up just under 50% of the total future supply in the 15-minute drive time area. 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 2030 so it is imperative that the future of the commercial supply in this 15-minute drive time market area needs to increase to accommodate the future demand. 16 2.0 RESIDENTIAL MARKET ANALYSIS 2.1 Proposed Product Market Impact Analysis The Subject Project is proposing the development of 400 residential units on the Subject Property. Those units would consist of single-family, duplex, multi -family or townhome dwelling units, group housing for seniors, model homes/sales or leasing offices and/or any other principal use, which is comparable in nature with the forgoing list of permitted principal uses, as determined by the Board of Zoning Appeals or the Collier County Hearing Examiner. The Subject Property has the potential to be developed as a mixed - use commercial center. The Consultant reviewed the requested unit types and the Collier County market for those unit types to determine the potential effect those units will have on the total single-family and multi -family market supplies. Although the potential market for 400 residential units was analyzed, the Consultant recognizes that 400 low density single family residential units will not fit on the property. In order to determine the impact of the proposed units would have on the Collier County market for those products. The Consultant utilized data provided by Metrostudy, Inc. from the 1st quarter of 2020, the most current data available at the time of this report. That data is shown in Appendix E for single-family and multi -family product. Current Single -Family Market Conditions The current 1st Quarter market conditions for Collier County single-family is based on rolling quarterly averages and shows that there are currently 2,138 annual single-family starts and 1,968 annual closings. Market forces are considered to be in equilibrium in that the laws of supply and demand determine the amount of condominium unit inventory to address the demand for those units. Current market conditions dictate that the market requires 170 units over the demand for those units to keep the market in equilibrium. Table 11 below taken from Appendix E shows those figures. Table 11. Current Collier County Single -Family Market Conditions Market Conditions - 1st Quarter 2020 1 Annual Starts 2,138 Annual Closings 1,968 Annual Added lnventoryforStabilization 170 Vacant Developed Lots 3,954 Vacant Developed Lots Supply (Months) 22.2 Source: MetroStudy Report, 1st Quarter 2020 Table 11 also shows the inventory is also comprised of 3,954 vacant developed single- family lots which is a 22.2-month supply. Based on the 2,138 annual single-family starts and if the market stays constant, the Collier County inventory of single-family homesites will increase to 5,314 by the year 2027 as shown in Table 12 below. Table 12. Future Collier County Single -Family Market Inventory 2020 2021 2022 2023 2024 2025 2026 2027 Vacant Developed Lots 3,954 4,124 4,294 4,464 4,634 4,804 4,974 5,144 Annual Starts 2,138 2,138 2,138 2,138 2,138 2,138 2,138 2,138 Annual Closings 1,968 1,968 1,968 1,968 1,968 1,968 1,968 1,968 Remaining Vacant Developed Lots 4,124 4,294 4,464 4,634 4,804 4,974 5,144 5,314 Project Units 0 0 0 0 0 Percent Increase 4.12% 3.96% 3.81% 3.67% 3.54% 3.42% 3.30% Source: MetroStudy Report, 1 st Quarter 2020 The approval of the Project's 400 single-family homesites will increase the future inventory by 1.70% by 2026 as shown in Table 13 below. Table 13. Collier County Single -Family Market Inventory with Subject Site Units Added 2020 2021 2022 2023 2024 2025 2026 2027 Vacant Developed Lots 3,954 4,124 4,294 4,514 4,734 5,004 5,274 5,544 Annual Starts 2,138 2,138 2,188 2,188 2,238 2,238 2,238 2,138 Annual Closings 1,968 1,968 1,968 1,968 1,968 1,968 1,968 1,968 Remaining Vacant Developed Lots 4,124 4,294 4,514 4,734 5,004 5,274 5,544 5,714 Project Units 50 50 100 100 100 Percent Increase 4.12% 5.12% 4.87% 5.70% 5.40% 5.12% 3.07% Source: MetroStudy Report, 1st Quarter 2020 and Consultant The current data indicates that the Project's 400 single-family homesites will negligibly increase the Collier County available residential single-family homesite market by 1.7% in 2027. That increase is shown without an increase in annual demand from now to 2027. The projected future growth of Collier County will increase the current annual demand for single family homesites and diminish the available supply therefore more than demonstrates the need for the Subject Property's proposed single family homesites. 2.2 Current Condominium Market Conditions Like single-family market data, the current 1 st Quarter market conditions for Collier County condominiums is based on rolling quarterly averages and shows that there are currently 558 annual condominium starts and 387 annual closings. Again, market forces are considered to be in equilibrium in that the laws of supply and demand determine the amount of condominium unit inventory to address the demand for those units. Current market conditions dictate that the market requires 171 units over the demand for those units to keep the market in equilibrium. Table 14 below taken from Appendix E shows those figures. Table 14. Current Collier County Multi -Family Market Conditions Market Conditions - 1st Quarter 2020 Annual Starts 558 Annual Closings 387 Annual Added Inventory for Stabilization 171 Vacant Developed Units 1,060 Future Inventory 2,061 Vacant Developed Units Supply (Months) 22.8 Total Units Supply (Months) 44.3 Total Units Inventory 67.12 Source: MetroStudy Report, 1 st Quarter 2020 Table 14 also shows the inventory is also comprised of 1,060 vacant developed condominium units (not necessarily built — could be in planning and permitting stages) and 2,061 future condominium units. Those units combined total 3,121 vacant and future units. Based on 558 annual condominium unit starts, the Collier County inventory of condominium units will be depleted by the year 2525 as shown in Table 15 below. Table 15. Future Collier County Multi -Family Market Inventory Vacant Developed Units Annual Starts Remaining Vacant Developed Units Future Inventory 2020 2021 2022 2023 2024 2025 2026 1,060 673 558 558 558 558 558 558 558 558 558 558 558 558 502 115 0 0 0 0 0 2,061 2,005 1,447 889 331 -227 -785 Source: MetroStudy Report, 1 st Quarter 2020 When the Project's 400 units are added to the future inventory, they push the inventory depletion year out one year to 2026. The approval of the Project's 400 condominium units will increase the future inventory by 21.7% in that year and will prolong the provision of available units by one year as shown in Table 16 on the next page. 19 Table 16. Collier County Multi -Family Market Inventory with Subject Site Units Added 2020 2021 2022 2023 2024 2025 2026 Vacant Developed Units 1,060 673 558 558 558 558 558 Annual Starts 558 558 558 558 558 558 558 Remaining Vacant Developed Units 502 115 0 0 0 0 0 Future Inventory 2,061 2,005 1,847 1,289 731 173 -385 Project Units 400 Source: MetroStudy Report, 1st Quarter 2020 and Consultant The data indicates that the Project's 400 units will not adversely affect the Collier County residential condominium market and address the future demand for condominium units in Collier County thus prolonging the market for an additional year. 3.0 Potential Apartment Development The Client is also considering developing the proposed 400 residential units as apartments. The Consultant performed the following analysis on the Collier County apartment market to determine how the proposed 400 residential units would affect the apartment market if they are developed as apartments. Market Area Definition In previous pre -application meetings with County Staff, the Consultant agreed with Staff that apartment needs analysis market areas should follow the urban services boundary area which is a mile east of Collier Boulevard (CR 951) and would include all of the urban area of the County. Due to the location of the Subject Property being further east of the urban services boundary, the Consultant utilized the ESRI Business Analyst GIS program expanded the boundaries of the Subject Site's market area to include the Subject Property and all potential apartment complexes located therein. Figure 3.0 on the next page depicts the market area from the Subject Property. 20 Figure 3.0 Subject Property Market Area Source: ESRI ArcGIS Business Analyst Mapping System Market Area Demographic Detail Table 17 below shows the 2010 U.S. Census demographic profile of the population that lives within the 320.11 square -mile market area of the subject site. The remaining 2010 U.S. Census data can be found in Appendix F. It is important to note that the U.S. Census Bureau uses the Decennial Census as the basis for issuing their annual American Community Survey census data that is used in the demand section of this report. The 2020 ACS report was the most recent data source available at the time of this report. 21 Table 17 Qesri--nsus Profile POlygDn 5 Area: 320.11 square miles Prepared by Esrn 2000-2010 2000 2010 Annual Rate Population 197,343 249,398 2.37% Households 83,426 107,058 2.53 % Housing Units 113,765 155,306 3.16% Population by Race Number Percent Total 249,398 100.0% Population Reporting One Race 244,907 98.2% White 215,241 86.3% Black 15,101 6.1 % American Indian 731 0.3% Asian 2,963 1.2% Pacific Islander 72 0.0% Some Other Race 10,799 4.3% Population Reporting Two or More Races 4,491 1.81% Total Hispanic Population SS,348 22.2% Population by Sex Male 121,552 48.7 % Female 127,846 SI.3% Population by Age Total 249,401 100.0 % Age 0 - 4 12,254 4.9 % Age 5 - 9 12,778 5.11/. Age 10 - 14 12,951 5.21% Age IS- 19 12,932 5.20% Age 20 - 24 11,300 4.5% Age 25 - 29 12,329 4.9 % Age 30 - 34 12,084 4.8% Age 35 - 39 12,929 5.21% Age 40 - 44 14,563 5.81% Age 45 - 49 16,479 6.6% Age 50 - 54 15,917 6.4% Age 55 - 59 SS,815 6.3% Age 60 - 64 18,347 7.4% Age 65 - 69 19,710 7.9% Age 70 - 74 17,336 7.01/. Age 75 - 79 13,746 S.51/. Age 80 - 84 10,214 4.1% Age 85+ 7,713 3.1% Age 18+ 203,148 81.5% Age 65+ 68,719 27.6 /o Data Note: Hispanic population can be of any race. Census 2010 medians at computed from reported data distributions. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri converted Census 2000 data into 2010 geography. Source. ESRI and U.S. Census Bureau 22 Also important to the development of this apartment project is the location of businesses and subsequent employment centers located near the subject site. Figure 3.1 below shows businesses near the subject site with 50 or more employees that would benefit from having residential offerings available to their employees. Figure 3.1 Despite an economy that relies a great deal on real estate, construction and tourism, the industry mix for the Naples MSA is not severely out of line with U.S. averages. The shares of employment devoted to the Trade, Transportation & Utilities; Financial Activities; Information; and Education & Health Services industries are within about 100 basis points ("bps") of the national norms. Figure 3.2 on the next page shows the industry mix within the Naples Metropolitan Statistical Area ("MSA"). 23 Figure 3.2 Naples MSA Industry Mix Mining & Government, 9.6% Construction, 9.6% Other Seri 6.4% Leisure and Hospitality, 19.8% Edu. & Health Activities, 14.5% icturing, 2.6% Trade, Trans. & Utilities, 19.9% Information, 1.0% Eincial Activities, 5.5% Professional & Business, 11.1 % Source: Florida Agency for Workforce Innovation, Labor Market Statistics The largest differences from the national norms are in Leisure & Hospitality (+939 bps); Manufacturing (-592 bps); Professional & Business Services (-284 bps); Other Services (+249 bps); and Government (-596 bps). Given the number of wealthy retirees who make Naples at least their winter home, it is not surprising to see larger shares of employment in industries that cater to this population. Although the share of Health Services was not significantly different from the U.S. share, it has increased by about 200 bps since 1996. The increase of industries outside of construction and leisure/hospitality will continue to diversify the market economy and will continue to increase the median income leading to an increase in the demand for apartment living as a residential choice. Although the nearby employment hubs will provide a source of future residents, the demographics trends and lifestyle choices will also determine the subject site's demand potential. 24 3.1 Market Analysis Market Area Supply Shown below in Table 18 is the existing and developing apartment complexes located in Collier County. Table 18. Collier County Quarterly Rental Apartment Inventory Collier County Community and Human Services Division Quarterly Rental Apartment Inventory Survey April 2020 'Information deemed reliable but should be Property Name Total#of Dnits in DIM— Occupancy Nate TotalAwilable DnRsas nf]an 15, 211 Z11 cdlcg Park Wlndsong Mb 1. 1-.— O Summer Lakes l&2 416 100.0'b Q Beer Creek COS lOO.O'i o Saddleb.. Village 140 100- Q W hl tiler's Green Jasmin e cay 72 11. response Ospreys —di, 176 1— 1 Villas of caprl — 92- 17 INs[IersCwe 240 100.0'b O Noeh's Landing 264 100— o Tuscen Isle 29. 100.0'b 0 Brittany Bay Naples Place l-III — 9— 1 Brl ar La tidings 240 — 2 George Carver Apls ](} IOO.O'b O T1 e Point at Napl--Heron Park) 248 96.4.1 9 Meadow Brook Preserve Mer 1.1 — 92- 23 —dey place AdJenlr Aventine — 95,1°h 17 Somers lPalms — 92- 13 Oasis Naples 216 1OO.O'i 0 AN,- at Golden GatefSabal Key 21J 9— 16 Le1y Resort nssplra Apartments 334 90,1% 39 Meadow Lakes 252 13W 17 River Reach 556 9J, 9'b 52 Al,- at Duna Bay 456 .9.- 49 51 err3 G Yandeat Naples — 92,— 24 Belvedere At Quail Run 162 97.596 4 Mnano Lakes The Springs at Ha mmock Coves 50 72— 14 Bermu des Island 3fxJ 96.4°b 13 M hbu Lakes 36 96, 6°b 12 Orchid Run 262 Sl.]°b 14 Addson Place 294 99,9'i 15 Anum Gulfshore — 90.8^b 39 Ri ke Go odlette Arms 242 100— 0 N aples 11 1.9 91.1. 1fi WII d Pi n es of Naples 1&2 — 100— 0 Berkshl re Reserve]-lli of N.,[-` 146 17W 4 Springs at Sable By 340 Pine Rieke Commons 3]5 urthouseshadows Allures 3 ock Park za Sub -Total Naples 1z— 99.5% BB1 Heritage Vlllas 41 9J.2'b 4 Garden Lek. 6 9.5. 1 Sanders Pin es 41 100.0'b 0 Farm Worker Ville(non-farmworker) 276 9S°b 5 Willowbrook Place 41 95.1% 2 v111$e Summer Glenn 45 100.O'h 0 Es paran as 47 100.0'b 0 Bromella Place 3J 100.O'h 0 Southern Villas 35 9].i°b 1 oak Helen 1W 9],5% 4 Eden Gardens 1&2 92 96- 3 m okal.ee Apartments 1 Crestview park 1&2 394 9].G°b 9 TI mb-Rieke 34 1OJ.O�L O Cypress Run 39 100.O'h 0 s�b•t�nmmdmlee 1Az9 9s.p^c � Grand —11 13,— 95. Pi 580 Source: Collier County Community and Human Services Division 25 The previous table shows a mixture of subsidized and market rate apartment complexes. For purposes of this study, the subsidized apartment complexes were removed along with the apartment complexes in Immokalee. Market Rate Apartments Market rate apartments were the first developed in the county, with subsidized housing starting in the late 1980's to accommodate the increasing employment for hotels and other hospitality related industries. There is a total of 12,152 market rate rental units in Collier County which accounts for 85.7% of the total. The increase in market rate apartment supply of 3- and 4-bedroom units did not begin until 2000 when the availability of affordable family accommodations was restricting due to rapidly rising home prices. Home prices are still on the rise, which continues to create a demand for the larger market rate apartment units. Most of the market rate rental apartment communities are located on major arterial roadways allowing for easy access to a wider market area. Market rate rental apartment complexes prefer to be located closer to employment centers, entertainment venues and other support facilities to attract tenants. Average occupancy rate for market rate apartments has been hovering around 95% for the past five years, which is indicative of a very tight under -supplied rental market. Table 19 on the next page shows the market rate apartment complexes that are used in this report. (Rest of Page left Intentionally Blank) 26 Table 19. Collier County Market Rate Apartment Complexes Property Name o a Or Units in Occupancy Rate Total Available Units as of Jan College Park 210 97.1% 6 Windsong Club 120 100.0% 0 Summer Lakes 1&2 416 100.0% 0 Bear Creek 108 100.0% 0 Saddlebrook Village 140 100.0% 0 W hi st I er's Green 168 100.0% 0 Jasmine Cay 72 no response Osprey's Landing 176 99.4% 1 Villas of Capri 235 92.8°% 17 Whistler's Cove 240 100.0% 0 Noah's Landing 264 100.0% 0 Tuscan Isle 298 100.0% 0 Brittany Bay 392 99.0% 4 Naples Place 1-III 170 99.4°% 1 Briar Landings 240 99.2% 2 George Carver Apts 70 100.0% 0 The Point at Naples (Heron Park) 248 96.4°% 9 M eadow Brook Preserve 268 95.9% 11 M er Soleil 320 92.8°% 23 Waverley Place 300 98°% 7 Advenir Aventine 350 95.1% 17 Somerset Palms 169 92.3°% 13 Oasis Naples 216 100.0°% 0 AlVistaat GoldenGate/Saba Key 200 92.0°% 16 Aster at Lely Resort 308 93.8% 19 Inspira Apartments 304 90.1% 30 M eadow Lakes 252 93.3°% 17 River Reach 556 90.6% 52 Alvista at Laguna Bay 456 89.3°% 49 Sierra Grande at Naples 300 92.0% 24 Belvedere At Quail Run 162 97.5% 4 M ilano Lakes 296 62.5°% 111 The Springs at Hammock Cove 50 72.0% 14 Bermuda Island 360 96.4°% 13 M alibu Lakes 356 96.6°% 12 Orchid Run 262 94.7% 14 Addison Place 294 94.9 % 15 AriumGulfshore 368 90.8% 34 Laurel Ridge 78 100.0% 0 Goodlette Arms 242 100.0% 0 Naples 701 188 91.5% 16 Wild Pines of Naples 1&2 200 100.0% 0 Berkshire Reserve (Daili of Naples) 146 97.3% 4 Springs at Sable Bay 340 Pine Ridge Commons 375 Courthouse Shadows 300 Allura 304 Hammock Park 265 265 The Haldeman (Pelican Apartments) 400 Sub -Total Naples 12,552 94.8% 551 Source: Collier County Community and Human Services Division 27 The total apartment unit supply in Collier County is currently 12,552 using both the existing apartments and apartments under construction. The aging of market rate apartments must also be considered. Over 50% of the market rate apartments in Collier County are more than 20 years old. A national report by Apartmentlist.com noted that the balance of new and old units affects the rents being charged. The report stated the percentage of rental units less than 10 years old is at an all-time low in the Naples area. The report also shows that rentals over 30 years old increased 33% from 2000 to 2016 while buildings aged out so that the share of rentals 10 years old or less declined by 26%. The result of the study is that the cost of renting a house or apartment isn't likely to go down in older units until there are enough new ones coming into the market to replace them. Note Appendix G where the report was noted in the Naples Daily News editorial September 7, 2018. Chart 3.0 below shows the number of apartment units that were brought on line by year in Collier County since 1975. Chart 3.0 Apartments Built by Year in Collier County 700 G30 5 DO 400 o�l�llililllll 1975 1996 1589 1989 1990 1991 1995 '998 2r00 2001 2002 2014 2015 2017 2018 Source: Collier County Property Appraiser Market Area Demand The first step in determining market demand is to start with the current population of the apartment market area. The market area covers many Collier County planning areas and bisects a few of them. So, in order to determine an accurate population forecast for the apartment market area, the Consultant utilized the American Community Survey ("ACS") which is the annual update to the 2010 Census performed the by the US Census Bureau. The ACS is an ongoing survey that provides vital information on a yearly basis about our nation and its people. Information from the survey generates data that help determine how more than $675 billion in federal and state funds are distributed each year. Table 20 on the next page is the 2020 ACS Collier County housing profile. This table is the updated ACS survey for the 320.11 square mile market area. It shows the current population for this market area is 297,813. The ACS survey also estimates the same data in the report for 2025, which matches the County's 5-year planning horizon. ACS estimates that the market area population will be 324,003 in 2025. The census annual percent growth of 1.70% was used to calculate the annual population from 2020 to 2025. (Rest of Page left Intentionally Blank) 29 Table 20. 2020 Collier County Housing Profile Qesri- Housing Profile 5 Prepared by Esri Area: 320.11 square miles Population Households 2010 Total Population 249,398 2020 Median Household Income $71,675 2020 Total Population 297,813 2025 Median Household Income $78,424 2025 Total Population 324,003 2020-2025 Annual Rate 1-82% 2020-2025 Annual Rate 1.70% Census 2010 2020 2025 Housing Units by Occupancy Status and Tenure Number Percent Number Percent Number Percent Total Housing Units 155,306 100.0°% 184,416 100.0% 200,089 100.0% Occupied 107,058 68.9% 129,054 70.0% 140,633 70.41% Owner 77,202 49.7% 92,491 50.2% 100,592 50.41/6 Renter 29,856 19.2% 36,563 19.8% 39,941 20.0% Vacant 48,248 31.1% 55,362 3C.0% 59,256 29.61% 2020 2025 Owner Occupied Housing Units by Value Number Percent Number Percent Total 92,492 100.0% 100,893 100.01% a$50,O00 1,518 1.6% 892 0.9% $50,000-$99,999 1,822 2.0% 1,010 1.0% $100,000-$149,999 4,188 4.5% 2,760 2.7% $150,000-$199,999 6,914 7.5% 5,577 5.51% $200,000-$249,999 10,042 10.9% 9,994 9.9% $250,000-$299,999 9,789 10.6% 11,034 10.9% $300,000-$399,999 17,294 18.7% 20,835 20.7°% $400,000-$499,999 10,674 11.5% 13,092 13.01% $500,000-$749,999 14,187 15.30/ 17,172 17.01/ $750,000-$999,999 5,686 6.1% 6,707 6.6% $1,000,000-$1,499,999 4,221 4.6% 4,861 4.8% $1,500,000-$1,999,999 2,028 2.2% 2,334 2.31% $2,000,000+ 4,129 4.51/ 4,625 4.61/ Median Value $369,232 $392,054 Average Value $537,055 $565,488 Census 2010 Housing Units Number Percent Total 155,306 100.0 % In Urbanized Areas 146,374 94.2% In Urban Clusters 2,199 1.40/6 Rural Housing Units 6,733 4.30/ source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025. Source: U.S. Census Bureau Table 20 also shows that the percent of renter occupied housing units is 19.8% in 2020 and increases to 20.0% in 2025. That is an increase of 0.0004% annually and is used in the calculation of the market area demand. Table 21 on the next page establishes the household income and corresponding monthly rental payment. The median household income in Collier County in 2020 is $71,675. The table shows the income ranges that are used in the calculation of demand. 30 Table 21. Monthly Rental Payment Calculations Household Income $30,000 40,000 50,000 60,000 63,202 70,000 80,000 90,000 100,000 Median Household Income: $71,675 Monthly Household Income $2,500 3,333 4,167 5,000 5,267 5,833 6,667 7,500 8,333 Monthly Rental Payment @ 30% $750 1,000 1,250 1,500 1,580 1,750 2,000 2,250 2,500 Source: The Consultant The percent of households by income is shown in Table 22 on the next page. The percentage of households in the up to $100,000 category ranges from the current 64.8% to 60.8% in 2025. That is a reduction of 0.008% annually and is used in the calculation of the market area demand. (Rest of Page left Intentionally Blank) 31 Table 22. Apartment Study Market Area Demographic and Income Profile esriDemographic .. Income.. Polygon 5 Prepared by Esri Area: 320.11 square miles Summary Census ,2010 2020 2025 Population 249,393 297,813 324,003 Households 107,058 129,054 140,833 Families 70,516 84,002 91,455 Average Household Size 2.31 2.29 2.28 Owner Occupied Housing Units 77,202 92,491 100,992 Renter Occupied Housing Units 29,856 36,563 39,941 Median Age 48.2 52.2 53.6 Trends; 2020-2025 Annual Rate Area State National Population 1.70% 1.33"A 0.721/. Households 1.76% 1 27°/ 0 72% Families 1.70% 1:23% 0.64% Owner HHs 1.75% 1.221% 0.72% Median Household Income 1.82% 1.51v/ 1.600/0 2020 2025 Households by Income Number Percent Number Percent <$15,000 9,018 7.0% 8,541 6.1% $15,000 - $24,999 8,979 7.01% 8,685 6.2% $25,000 - $34,999 9,779 7.6% 9,627 6.8% $35,000 - $49,999 17,086 13.2°l0 17,323 12.3% $50,000 - $74,999 21,791 16.9% 23,007 16.3% $75,000 - $99,999 16,895 13.1% 18,505 13.1% $100,000 - $149,999 18,364 14.2% 21,338 15.2% $150,000 - $199,999 10,787 S.4% 13,624 9.71,1. $200,000} 16,355 12.7% 20,184 14.3% Median Household Income $71,675 $78,424 Average Household Income $109,635 $122,180 Per Capita Income $47,455 $53,029 Census 2010 2020 2025 Population by Age Number Percent Number Percent Number Percent 0-4 12,254 4.9% 12,835 4.3% 13,839 4.3% 5 - 9 12,778 5.1% 13,741 4.6% 14,509 4.5% 10 - 14 12,951 5.2% 14,436 4.8% 15,438 4.8% 15 - 19 12,932 5.21/. 13,352 4.51% 14,374 4.4% 20 - 24 11,300 4.5 % 12,763 4.3% 12,672 3.9% 25 - 34 24,413 9.8% 29,828 10.0% 30,457 9.4% 35 - 44 27,492 11.0% 29,353 9.9% 33,576 10.4% 45 - 54 32,396 13.0% 32,262 10.8% 31,769 9.8% 55 - 64 34,162 13.7% 43,535 14.6% 44,653 13.8% 65 - 74 37,046 14.9% 49,471 15.6% S6,400 17.4% 75 - 84 23,960 9.6% 33,138 11.11% 41,079 12.7% 85+ 7,713 3.1% 13,098 4.4% 15,237 4.7% Census 2010 2020 2025 Race and Ethnicity number Percent Number Percent Number Percent White Alone 215,241 86.31% 250,187 84.0% 268,013 82.7% Black Alone 15,101 6.1% 20,440 6.9% 24,051 7.4% American Indian Alone 731 0.3% 844 0.30/ 924 0.3% Asian Alone 2,963 1.2% 5,.010 1.7% 6,537 2.0% Pacific Islander Alone 72 0.0% 118 0.0% 143 0.0% Some Other Race Alone 10,799 4.3% 15,012 5.0% 17,294 5.3% Two or More Races 4,491 1.8% 6,201 2.1% 7,042 2.2% Hispanic Origin (Any Race) 55,348 22.2% 75,733 25.4% 89,381 27.6% Data Note: Income is expressed in current dollars. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025. Source: U.S. Census Bureau 32 Table 23 below shows the renter -occupied housing units by contract rent. The number of units in the $800 to $1,999 range is 21,582. That is 74.71 % of the 28,886 total cash rent units and is used in the calculation of the apartment market area demand. That data range is highly reliable data according to ACS. Table 23. Apartment Study Market Area Housing Summary • Gesn'Summary Polygon 5 Area: 320.11 square miles Prepared by Esri 2014-2018 ACS Estimate Percent MOE(f) RENTER -OCCUPIED HOUSING UNITS BY CONTRACT RENT Total 30,541 100.0% 1,154 With cash rent 28,886 94.6% 1,129 Less than $100 94 0.30/0 71 $100 to $149 22 0.11/0 23 $150 to $199 22 0.11/0 27 $200 to $249 303 1.0% 151 $250 to $299 94 0.31/o 75 $300 to $349 206 0.7% 126 $350 to $399 141 0.5% 145 $400 to $449 53 0.2% 61 $450 to $499 89 0.3% 68 $500 to $549 470 1.5% 199 $550 to $599 62 0.2% 42 $600 to $649 257 0.6% 157 $650 to $699 437 1.4% 153 $700 to $749 821 2.7% 242 $750 to $799 1,316 4.3% 264 $800 to $899 2,811 9.21/o 396 $900 to $999 4,208 13.81/o 553 $1,000 to $1,249 6,184 20,21/0 614 $1,250 to $1,499 4,908 16.1% 558 $1,500 to $1,999 3,471 11.4% 476 $2,000 to $2,499 1,341 4.4% 287 $2,500 to $2,999 526 1.7% 192 $3,000 to $3,499 502 1.6% 167 $3,500 or more 548 1.81/0 194 No cash rent 1,654 5.4% 293 Median Contract Rent $1,123 N/A Average Contract Rent N/A N/A RENTER -OCCUPIED HOUSING UNITS BY INCLUSION OF UTILITIES IN RENT Total 30,541 100.01/0 1,154 Pay extra for one or more utilities 26,969 88.31/o 1,101 No extra payment for any utilities 3,572 11.7% 410 Source: U.S. Census Bureau, 2014-2018 American Community Survey Source: U.S. Census Bureau 33 Table 24 below shows the apartment study market area demand calculation using the date points previously explained in Tables 19 through 22. The population is increased annually. The percent of rental households were reduced annually and multiplied with the corresponding annual households to obtain the annual rental households. The rental households were then multiplied by the percentage of households with incomes up to $100,000 range. That calculation establishes the annual demand for market rate rental housing units in the market area. That annual number is then multiplied by the percent of rental units with rents in the $800 to $1,999 range to establish the demand for market rate apartment units. That demand is slowly increasing over the next five years. Table 24 Apartment Study Market Area Demand Calculation With % of Units Total Percent Rental Income up to Annual with rent Unit Year Population Households Rental Households $100k Demand $800-$1,900 Demand 2020 297,813 129,054 19.8% 25,553 64.8% 16,558 74.71% 12,371 2021 303,051 131,410 19.8% 26,072 64.0% 16,686 74.71% 12,467 2022 308,289 133,766 19.9% 26,593 63.2% 16,807 74.71% 12,557 2023 313,527 136,121 19.9% 27,115 62.4% 16,920 74.71% 12,642 2024 318,765 138,477 20.0% 27,640 61.6% 17,026 74.71% 12,721 2025 324,003 140,833 20.0% 28,167 60.8% 17,125 74.71% 12,795 Sources: U.S. Census Bureau and the Consultant Table 25 on the next page shows the same market area demand calculation from Table 24 above and adds the existing market rate apartments and the future apartment complexes in the development process shown in Table 19. The Table establishes that there is a current surplus of 181 market rate apartments in the market area and falling to a deficit of 243 market rate apartments in 2025. 34 Table 25. Apartment Study Market Area Supply - Demand Analysis %With %of Units Income with rent Total Percent Rental up to Annual $800- Unit Surplus/Deficit Year Population Households Rental Households $100k Demand $1,900 Demand Market Supply Units 2020 297,813 129,054 19.8% 25,553 64.8% 16,558 74.71% 12,371 12,552 181 2021 303,051 131,410 19.8% 26,072 64.0% 16,686 74.71% 12,467 12,552 85 2022 308,289 133,766 19.9% 26,593 63.2% 16,807 74.71% 12,557 12,552 -5 2023 313,527 136,121 19.9% 27,115 62.4% 16,920 74.71% 12,642 12,552 -90 2024 318,765 138,477 20.0% 27,640 61.6% 17,026 74.71% 12,721 12,552 -169 2025 324,003 140,833 20.0% 28,167 60.8% 17,125 74.71% 12,795 12,552 -243 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant Adding the proposed 400 proposed apartment units to the market supply (the units would most likely be added in 2023) will still show a slight surplus of market rate rental units in the horizon year of 2025 as shown in Table 26 below. Table 26. Apartment Study Market Area Supply - Demand Analysis with Subject Property Units Included % With % of Units Market Income with rent Supply with Total Percent Rental $30k- Annual $800- Unit Market Subject Surplus/Deficit Year Population Households Rental Households $99k Demand $1,900 Demand Supply Property Units 2020 297,813 129,054 19.8% 25,553 64.8% 16,558 74.71% 12,371 12,152 12,552 181 2021 303,051 131,410 19.8% 26,072 64.0% 16,686 74.71% 12,467 12,152 12,552 85 2022 308,289 133,766 19.9% 26,593 63.2% 16,807 74.71% 12,557 12,152 12,552 -5 2023 313,527 136,121 19.9% 27,115 62.4% 16,920 74.71% 12,642 12,152 12,952 310 2024 318,765 138,477 20.0% 27,640 61.6% 17,026 74.71% 12,721 12,152 12,952 231 2025 324,003 140,833 20.0% 28,167 60.8% 17,125 74.71% 12,795 12,152 12,952 157 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant 3.2 CONCLUSION The Consultant used all of the data and analysis in the previous sections to determine that the total supply of market rate apartments will turn negative in 2022. With the addition of the Subject Site's 400 apartment units in 2023, there will be a minimal surplus through 2025. However, economic and financial principles would warrant the construction of the units to accommodate the demand to bring the market back to equilibrium and it would not be financial feasible to construct the apartment buildings one at a time and not take advantage of employment and materials staging. The analysis also shows that the addition of the Subject Property's proposed 400 apartment units will address the need for apartment units in 2022 and beyond as highlighted in Table 25 above. 35 APPENDICES 36 Appendix A 15-Minute Drive Time Developed Competing Commercial Parcels FID ACRES GIS O NAME1 LUSEDOR D BLDG SQFT 4293 1.05 CAMERON PARTNERS LLC Store (One Story) 6,215 13603 3.56 BLEND -ALL HOTEL DEV INC ET AL Store (One Story) 14,308 13663 23.75 WAL-MART STORES EAST LP Store (One Story) 204,181 85110 1.50 CITY MATTRESS OF FL INC Store (One Story) 11,465 87621 1.89 CVS 75479 FL L L C Store (One Story) 13,157 119041 3.83 WALGREEN CO Store (One Story) 14,232 119403 2.65 7-ELEVEN INCS LLC Store (One Story) 7,793 121753 1.33 URIKA OIL INC Store (One Story) 3,448 122756 1.23 NATIONAL RETAIL PROPERTIES LP Store (One Story) 3,620 118713 2.73 LAND 850.034 TRUST Mixed Use - Store/Office (with SFR) 1,450 118717 1.64 LAND TRUST 850.038 Mixed Use - Store/Office (with SFR) 1,454 118719 2.81 850.032 LAND TRUST Mixed Use - Store/Office (with SFR) 1,248 118720 2.34 850.026 LAND TRUST Mixed Use - Store/Office (with SFR) 1,290 118723 2.34 850.031 LAND TRUST Mixed Use - Store/Office (with SFR) 1,581 118724 1.17 850.027 LAND TRUST Mixed Use - Store/Office (with SFR) 1,363 118727 1.14 LAND TRUST 850.045 Mixed Use - Store/Office (with SFR) 1,167 118795 2.81 850.33 LAND TRUST Mixed Use - Store/Office (with SFR) 2,678 85098 8.20 BRENTWOOD LAND PARTNERS LLC Community Shopping Center 84,344 85100 14.61 TARGET CORPORATION T-2063 Community Shopping Center 175,337 87623 4.86 CAMERON PARTNERS LLC Community Shopping Center 31,382 119113 5.29 CARLISLE WILSON PLAZA LLC Community Shopping Center 35,856 121719 2.50 PAC OF COLLIER INC Community Shopping Center 20,356 1664 0.46 TEJERINA, GABRIEL A=& BETTY One Story Office 3,460 13185 0.28 GRACE-KELLY LLC Restaurant 1,168 85108 1.80 CH NFL LLC Restaurant 6,225 421 0.82 GCD MISSION HILLS LLC Drive Thru Restaurant 2,171 85109 1.06 BRENTWOOD LAND PARTNERS LLC Drive Thru Restaurant 2,810 4713 1.27 BARNETT BANK N A Financial Institution 3,840 85106 1.16 AMSOUTH BANK Financial Institution 3,069 218584 6.60 PUBLIX SUPER MARKETS INC Vacant Commercial 50700 220522 1.91 7 ELEVEN INC Store (One Story) 3111 142048 1.65 CYPRESS CYCLE SERVICES INC Auto Sales/Service 2,400 14270 4.30 JONJAMES LLC Florist, Greenhouse 8,525 114.54 725,404 Average Building Sq. Ft. Per Acre: 6,333 Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS 37 Appendix B 15-Minute Drive Time Undeveloped Competing Parcels FID ACRES GIS O NAME1 LUSEDOR D 484 1.59 VANDERBILT COMMONS I TRUST Vacant Commercial 1695 1.00 PIEDMONT/METROLINA FUND#12 LLC Vacant Commercial 6602 4.11 ROBERT E WILLIAMS TRUST Vacant Commercial 13878 16.17 VOILA II LLC Vacant Commercial 13887 8.92 VOILA II LLC Vacant Commercial 87622 1.01 FIFTH THIRD BANK Vacant Commercial 118716 1.17 850.025 LAND TRUST Vacant Commercial 118718 2.34 850.023 LAND TRUST Vacant Commercial 118721 1.64 850.035 LAND TRUST Vacant Commercial 118725 2.81 GOLDEN GATE BLVD W TRUST Vacant Commercial 118726 2.34 850.024 LAND TRUST Vacant Commercial 118729 2.73 850.028 LAND TRUST Vacant Commercial 118796 5.15 850.018 LAND TRUST Vacant Commercial 118797 5.47 850.018 LAND TRUST Vacant Commercial 119039 2.58 CORDER, MICHAEL A=& LAUREN K Vacant Commercial 119040 2.58 CORDER, MICHAEL A=& LAUREN K Vacant Commercial 119044 2.34 CORDER, MICHAEL=& LAUREN K Vacant Commercial 119112 2.08 CENTRAL FL REAL EST OWNED LLC Vacant Commercial 136373 4.05 TRKR FAMILY TRUST Vacant Commercial 136418 5.46 TAYLOR, NORMAN L=& JOANNE Vacant Commercial 142105 2.58 SOUTHBROOKE MEDICAL OFFICE LLC Vacant Commercial 142149 2.56 SOUTHBROOKE MEDICAL OFFICE LLC Vacant Commercial 161614 5.32 PULTE HOME CORP Vacant Commercial 165698 1.42 CAMERON PARTNERS II LLC Vacant Commercial 165699 1.35 CAMERON PARTNERS II LLC Vacant Commercial 165701 1.74 RACETRAC PETROLEUM INC Vacant Commercial 165704 1.01 PIEDMONT/METROLINA FUND#12 LLC Vacant Commercial 218582 1.28 CYPRESS COMMERCIAL DEV LLC Vacant Commercial 218583 2.09 CVS 75462 FL LLC Vacant Commercial 220531 12.22 BOLLT TR, ROBERTO Vacant Residential 165706 1.00 CAMERON PARTNERS II LLC Vacant Commercial 165707 0.95 V&T LAND LLC Vacant Commercial 165841 1.64 PROFESSIONAL RESOURCE Vacant Commercial 110.69 Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS 38 Appendix C 15-Minute Drive Time Non -Competing Developed Commercial Eliminated Developed Non -Competitive Uses FID ACRES GIS O NAME1 LUSEDOR D BLDG SQFT 14208 82016 86253 86260 96886 98020 98024 98325 102724 165523 165633 165842 166187 166562 166563 166570 168512 169188 169191 4776 11975 12524 12525 12658 14324 14522 101874 102568 161519 165200 165203 166571 14314 74915 22632 13321 142046 2.39 0.64 1.13 0.33 0.14 2.67 3.30 1.28 1.43 0.37 13.74 0.62 0.82 0.43 0.97 0.58 1.52 1.96 1.68 20.81 100.06 75.09 38.70 11.51 1009.50 246.69 109.26 5.44 86.82 2.56 10.82 140.39 27.96 20.89 390.57 20.27 5.17 CLEARY HOLDINGS LLC ASSOCIA @ GULF COAST, AAMC BRISTOL PINES COMMUNITY BRISTOL PINES COMMUNITY COVE HOMEOWNERS ASSOCIATION CRYSTAL LAKE PROPERTY OWNERS CRYSTAL LAKE PROPERTY OWNERS CRYSTAL LAKE JOINT VENTURE TAYLOR MORRISON ESPLANADE HERITAGE BAY GOLF & COUNTRY HERITAGE BAY GOLF & COUNTRY HERITAGE BAY GOLF & COUNTRY HERITAGE BAY GOLF & COUNTRY CLUBHOMES AT HERITAGE GREENS HERITAGE GREENS COMMUNITY CRESTVIEW VILLAS AT HERITAGE HUNTINGTON LAKES ONE HUNGTON LAKES FOUR IBIS COVE MASTER PROPERTY TAYLOR MORRISON ESPLANADE CYPRESS WOODS GOLF & COUNTRY CYPRESS WOODS GOLF & COUNTRY QUAIL CREEK VILLAGE FOUND INC QUAIL CREEK VLG FOUNDATION INC BONITA BAY CLUB INC OLDE FLORIDA GOLF CLUB INC TAYLOR MORRISON ESPLANADE TAYLOR MORRISON ESPLANADE GC OF THE EVERGLADES LLC HERITAGE BAY GOLF & COUNTRY HERITAGE BAY GOLF & COUNTRY HERITAGE GREENS GOLF COLLIER COUNTY BOARD OF COUNTY RES COLLIER HOLDINGS LLC APAC-GEORGIA INC CRYSTAL LAKE PROPERTY OWNERS JOHN H WINKLER TR Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Tourist Attraction Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Golf courses, driving ranges Heavy Industrial Heavy Industrial Mineral Processing Open storage, building supplies, junk yd Open storage, building supplies, junk yd 16,000 2,471 4,079 334 648 3,440 9,292 1,590 234 255 256 177 307 162 2,358 269 9,366 288 4,882 126 18,977 7,000 9,425 6,250 29,835 33,130 126 8,540 25,874 12,450 23,982 16,183 1,670 299,340 11,140 71,120 4,704 39 FID ACRES GIS O NAME1 LUSEDOR D BLDG SQFT 6169 14.22 FLORIDA CONFERENCE ASSOCIATION Churches 3,600 14269 50.51 DEWANE, BISHOP FRANK Churches 54,074 14419 8.80 ST PAUL ANTIOCH IAN Churches 5,866 14429 36.36 LIVING WORD FAMILY CHURCH INC Churches 50,226 14492 4.37 SOUTHEASTERN CONFERENCE ASSOC Churches 3,433 116150 4.74 IGLESIA CRISTIANA LA ROCA INC Churches 10,759 116154 2.58 HAITIAN BETHESDA BAPTIST Churches 3,080 116934 4.77 GOLDEN GATE CONGREGATION OF Churches 8,496 116963 4.55 CYPRESS WOOD PRSBY CHURCH INC Churches 6,360 128775 1.93 CORKSCREW BAPTIST CHURCH INC Churches 3,536 142024 5.49 NORTH NAPLES BAPTIST CH INC Churches 22,416 142037 5.37 DESTINY CHURCH NAPLES INC Churches 8,355 142190 4.95 EAGLE'S NEST WORSHIP CENTER Churches 20,054 142229 2.26 NAPLES BAPTIST TEMPLE INC Churches 4,062 142272 6.02 ST MONICA'S EPISCOPAL Churches 15,252 169192 8.98 CORNERSTONE UNITED METHODIST Churches 16,000 13879 9.68 HERNANDEZ FAMILY LLC Private schools and colleges 7,216 87620 3.36 NAPLES COMMUNITY HOSPITAL INC Private Hospitals 41,465 Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS (Rest of page left intentionally blank) .E Appendix D 15-Minute Drive Time Non -Competing Undeveloped Commercial Parcels Eliminated Vacant Non -Competitive Uses FID ACRES_GIS O_NAME1 LUSEDOR_D 86408 1.08 WATERWAYS JV HOLDINGS LP Tourist Attraction 165162 0.46 HERITAGE BAY GOLF & COUNTRY Tourist Attraction 1509 51.52 STRAND AT NAPLES LLC Golf courses, driving ranges 2006 1.82 TWINEAGLES CLUB LLC, THE Golf courses, driving ranges 2208 13.41 QUARRY GOLF CLUB INC Golf courses, driving ranges 4035 6.97 PULTE HOME CORP Golf courses, driving ranges 4883 83.78 VANDERBILT CMMTY ASSOC INC Golf courses, driving ranges 11778 56.18 QUARRY GOLF CLUB INC Golf courses, driving ranges 11779 6.89 QUARRY GOLF CLUB INC Golf courses, driving ranges 11783 3.10 GRAND CYPRESS REC ASSOC INC Golf courses, driving ranges 11974 7.80 CYPRESS TRACE RECREATION Golf courses, driving ranges 12527 15.67 REFERENCE ONLY Golf courses, driving ranges 12854 9.45 OLDE CYPRESS DEVELOPMENT LTD Golf courses, driving ranges 13213 7.48 QUARRY GOLF CLUB INC Golf courses, driving ranges 14325 7.09 RESOURCE CONSERVATION SYS LLC Golf courses, driving ranges 101815 0.26 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 101880 1.66 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 101882 0.10 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102002 2.17 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102704 0.53 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102913 13.98 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102977 0.17 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102978 0.06 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102979 0.07 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102982 2.83 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102985 9.50 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102989 7.99 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 102990 29.38 TAYLOR MORRISON ESPLANADE Golf courses, driving ranges 161430 8.94 GC OF THE EVERGLADES LLC Golf courses, driving ranges 161431 0.76 PULTE HOME CORP Golf courses, driving ranges 161432 1.76 PULTE HOME CORP Golf courses, driving ranges 161433 9.72 GC OF THE EVERGLADES LLC Golf courses, driving ranges 161436 3.66 PULTE HOME CORP Golf courses, driving ranges 161438 2.68 PULTE HOME CORP Golf courses, driving ranges 161443 20.97 PULTE HOME CORP Golf courses, driving ranges 161522 62.96 GC OF THE EVERGLADES LLC Golf courses, driving ranges 161528 0.40 GC OF THE EVERGLADES LLC Golf courses, driving ranges 41 FID ACRES GIS O NAME1 LUSEDOR D 161532 11.03 GC OF THE EVERGLADES LLC Golf courses, driving ranges 161537 5.36 PULTE HOME CORP Golf courses, driving ranges 161539 8.15 PULTE HOME CORP Golf courses, driving ranges 161541 3.13 PULTE HOME CORP Golf courses, driving ranges 161542 0.44 PULTE HOME CORP Golf courses, driving ranges 161544 6.21 PULTE HOME CORP Golf courses, driving ranges 161545 2.48 PULTE HOME CORP Golf courses, driving ranges 161546 1.71 PULTE HOME CORP Golf courses, driving ranges 161548 3.61 PULTE HOME CORP Golf courses, driving ranges 161549 0.35 PULTE HOME CORP Golf courses, driving ranges 161551 6.27 PULTE HOME CORP Golf courses, driving ranges 161554 9.39 PULTE HOME CORP Golf courses, driving ranges 161555 7.22 PULTE HOME CORP Golf courses, driving ranges 161556 0.85 PULTE HOME CORP Golf courses, driving ranges 161557 1.18 PULTE HOME CORP Golf courses, driving ranges 161559 5.58 PULTE HOME CORP Golf courses, driving ranges 161560 6.05 PULTE HOME CORP Golf courses, driving ranges 165273 32.91 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 165275 9.55 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 165276 20.73 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 165277 28.55 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 165278 2.18 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 165279 11.80 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 165281 28.28 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 165283 11.69 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 165284 0.29 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 166499 0.35 HERITAGE BAY GOLF & COUNTRY Golf courses, driving ranges 121752 3.83 URIKA OIL INC Open storage, building supplies, junk yd 20465 1.28 KEMPTON TR, GEORGE R Vacant Institutional 120349 3.41 CONSERVANCY OF SW FL INC Vacant Institutional 121182 7.20 RED APPLE AT COLLIER LLC Vacant Institutional 121183 6.09 RED APPLE AT COLLIER LLC Vacant Institutional 121185 2.96 RED APPLE AT COLLIER LLC Vacant Institutional 126263 1.14 CONSERVANCY OF SW FL INC Vacant Institutional 127061 1.59 CONSERVANCY OF SW FL INC Vacant Institutional 127384 2.73 HABITAT FOR HUMANITY Vacant Institutional 128214 1.17 CONSERVANCY OF SW FL INC Vacant Institutional 128645 3.41 CORKSCREW BAPTIST CHURCH INC Vacant Institutional 130771 2.95 COLLINS, CARY B=& JOYCE A Vacant Institutional 130772 2.46 COLLINS, CARY B=& JOYCE A Vacant Institutional 130774 2.46 SILVA, LEICY Vacant Institutional 131881 1.14 CONSERVANCY OF SW FL INC Vacant Institutional 42 FID ACRES_GIS O_NAME1 LUSEDOR_D 132576 1.64 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 132614 2.50 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 132615 2.50 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 132616 1.61 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 132618 2.50 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 132619 2.50 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 132620 1.68 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 132657 5.00 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 132658 1.67 EMMANUEL EVANGELICAL LUTHERAN Vacant Institutional 133522 3.01 MYJESUS MERCY MINISTRIES INC Vacant Institutional 133523 3.61 MYJESUS MERCY MINISTRIES INC Vacant Institutional 137902 1.59 CONSERVANCY OF SW FL INC Vacant Institutional 142042 2.73 FAITH BIBLE CHURCH/NAPLES INC Vacant Institutional Source: Collier County Comprehensive Planning Section Commercial Inventory, Collier County Property Appraiser and ArcGIS (Rest of page left intentionally blank) 43 APPENDIX E MetroStudy New Single -Family and Multi -Family Product in Collier County 1st - Quarter 2020 APPENDIX F Remaining 2010 U.S. Census Data for Subject Property Apartment Market Area 45 APPENDIX G Naples Daily News Editorial September 18, 2018 gel Immokalee Road/41h Street N.E. Mixed Use Subdistrict (PL2O190002355) Exhibit V.E Public Facilities Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: The proposed Immokalee Road/4th Street N.E. Mixed Use Subdistrict is an undeveloped 50± acre parcel. The Subdistrict proposes up to 150,000 square feet of general retail, office and institutional space and 400 dwelling units on approximately 50± acres. The property is zoned Estates and currently permits single-family homes at 1 du/2.25 acres. The property would support up to 7 single family homes under the current plan designation. The public facilities analysis evaluates the project impacts on potable Water, wastewater, drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS information is the 2019 AUIR. Potable Water The property is located within the Collier County potable water service area. The County has existing plant capacity of approximately 52 mgd. The proposed addition of 150,000 square feet of general commercial uses and up to 400 dwelling units will not create any LOS issues in the 5- year planning horizon. This Project will have no significant impact on the potable water system and capacity is available in Collier County. A comparison of the existing and proposed uses are shown below. Water Demand: Existing: 7 single family residential dwelling units: NA, single family homes would utilize private well Proposed: Retail/office 150,000 x 0.15 gpd/sf = 22,500 gpd Retail/office 150,000 x 0.15 gpd/sf x 1.5 max. month = 33,750 gpd 400 Multi -family dwelling units x 150 gpd x 2.4 pph = 144,000 gpd 400 Multi -family dwelling units x 150 gpd x 2.4 pph x 1.5 max. month = 216,000 gpd Collier County LOS: Permitted Capacity: Required Plant Capacity FY29 *Based on EP Estimates Data Source: Collier County 2019 AUIR 150 gpcd/(0.15) gpd/sf* 52.75 mgd 51.43 mgd May s, 2020 © G rwh N I i I) o I, RCIRP-19 Exhibit VE.docx (:I%II Ell'inrrrs • Land Ski nryors • Plannres • I.andscapr AirhdreIs Page 1 of 4 Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.eom • www.gradyminor.com Sanitary Sewer The subject project is located within the service boundary of Collier County utilities with standards for Sanitary Sewer established in the Capital Improvement Element of the Collier County Growth Management Plan. The subdistrict is located in the north sewer service area of the Collier County Water/Sewer District. This Project will have no significant impact on the Collier County Regional Sewer System. A comparison of the existing and proposed uses are shown below. Sewer Demand: Existing: 7 single family residential dwelling units: NA, single family homes would utilize septic tank for sewage disposal. Proposed: Retail/office 150,000 x 0.15 gpd/sf = 22,500 gpd Retail/office 150,000 x 0.15 gpd/sf x 1.5 max. month = 33,750 gpd 400 Multi -family dwelling units x 100 gpd x 2.4 pph = 96,000 gpd 400 Multi -family dwelling units x 100 gpd x 2.4 pph x 1.5 max. month = 144,000 gpd Collier County LOS: Permitted Capacity: Required Plant Capacity FY29: *Based on EP Estimates Data Source: Collier County 2019 AUIR Arterial and Collector Roads 100 gpcd/(0.15) gpd/sf* 26.35 mgd 25.75 mgd Please refer to the Traffic Impact Statement for discussions of the project's impact on level of service for arterial and collector roadways within the project's radius of development influence. Drainage The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. An environmental Resource Permit (ERP) issued by the South Florida Water Management District which has established criteria for the volume of water stored on site as well as the quality of the water which may be discharged from the site. The development within the subdistrict will be consistent with the County LOS standards. Page 2 of 4 Solid Waste The adopted LOS for solid waste is two years of lined cell capacity at the previous 3 year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. There are no current capacity issues and none are anticipated through the year 2067. Existing: .55/pp disposal rate 2.4 pp/household 7 single family residences permitted 7 x 2.4 pp/household x .55 pp = 9.24 tons solid waste/year Proposed: Retail/office 150,000 x 5 Ibs/1,000 sq ft = 750 Ibs/day x 365 = 273,750 Ibs/year or 273.75 tons/year 400 multi -family dwelling units x 4 Ibs/day = 1,600 Ibs/day x 365 = 584,000 Ibs/year or 292 tons/year Current landfill capacity in 2019 is anticipated to be 13,547,175 tons. Ten-year surplus capacity: 10,872,170 Source: Collier County 2019 AUIR Cal Recycle Parks: Community and Regional Parks impact fees are not assessed for commercial development. The proposed 400 multi -family dwellings will pay park impact fees to mitigate for their impacts on this public facility. Parks level of service Community Parks 1.2 ac/1,000 population Regional Parks 2.7 ac/1,000 population Community Park Available Inventory 594.74 acres Required inventory 538.73 acres Source: Collier County 2019 AUIR No deficits exist or are anticipated in community or regional parks over the 5-year planning horizon. The constructed dwelling units will pay community and regional park Impact Fees which will provide the County with revenues to fund future park improvements in Collier County. No adverse impacts to Community or Regional Parks result from the amendment of the subdistrict. Page 3 of 4 Schools School impact fees are not assessed for commercial development. The proposed 400 multi- family dwellings will pay school impact fees to mitigate for their impacts. No adverse impacts to schools result from the creation of the subdistrict. Fire Control and EMS The proposed project lies within the North Collier Fire Rescue District. The North Collier Fire Rescue District - Station #10 is located at 13240 Immokalee Rd, which is approximately one-half mile from the southern property boundary. Emergency Medical Service - Station #10 is located at 17596 Immokalee Road, which is approximately one-half mile from the northern property boundary. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on each unit. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; North Collier Fire and Rescue District - Station #10 13240 Immokalee Rd Emergency Medical Service - Station #10 17596 Immokalee Rd Collier County Sheriff's Office - District 4 (Estates Substation) 14750 Immokalee Rd Page 4 of 4 SUBJECT PROPERTY B (1 L L _ I\ C IMMOKALEE ROAD m ® SCHOOLS It PARKS FIRE STATIONS EMERGENCY MEDICAL STATIONS ERIFF'S STATIONS AND SUBSTATIONS IBRARIES PUBLIC HEALTH SYSTEMS AND HOSPITALS -f a 0 2000' 4000' SCALE: 1" = 4000' radyMinor p Cr„Jy Minur Pn. IMMOKALEE ROAD14TH STREET N.E. - 301111 Vin Url 134 np„u„su�l„e„. Fw.ea„ suss MIXED USE SUBDISTRICT Ciol Engineers cLand Surveyors Planners Lan de gape ArchitectsF EXHIBIT V.E. no„itASNEe0006,l a ew.6LMo„„s,s a-29o„90„6 PUBLIC FACILITIES MAP „ pring„' 239.94].1144 w. /: ratlyAlinnr. nnm FOR MyE,B: 239.690.4330 SFO;EP„ 1%µ0F�1 � DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B JMB TRAN5PORTATION ENGINEERING, ING. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES i TRAFFIC IMPACT STATEMENT For Randall Curve MPUD (Collier County, Florida) May 20, 2020 Revised October 27, 2020 County TIS Review Fees TIS Methodology Review Fee = $.500.00 TIS (Major Study) Review Fee =$I,500.00 Prepared by: JMB TRANSPORTATION ENGINEERING, lNc. Docusignedby, 4711 7TH AVENUE SW ILLS �S NAPLES, FLORIDA 341 1 9 J E519D679D23E47F... CERTIFICATE OF AUTHORIZATION No. 2783❑ NO (PROJECT NO. 1 91 01 1) AJo 43860 4k, 0 zZ 1JZ� J AM E B,A N ;� b R FLO A REG. NO. +`Ii ��Ylil YYY YYYfY�,; DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B TABLE OF CONTENTS Conclusions 2 Table A -Committed Transportation Improvements 3 Methodology 4 Scope of Project 4 Table B - Proposed Land Uses 4 Figure 1 4.1 Master Concept Plan 4.2 Project Generated Traffic 5 Table C - New Site -Generated Trips 5 Table 1 - Trip Generation Computations 5.1 Existing + Committed Road Network 6 Project Traffic Distribution S Area of Significant Impact 8 Figure 2A - Residential Project Traffic Distribution 8.1 Figure 211 - Commercial Project Traffic Distribution 8.2 Table 2 - Area of Impact/Road Classification 8.3 2019 thru 2027 Project Build -out Traffic Conditions 9 Table 3 - 2019 & 2027 Link Volumes 9.1 Table 4 - 2027 Link Volumes/Capacity Analysis 9.2 Appendix 10 1 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Conclusions Based upon the findings of this report, it was determined that Randall Curve MPUD will not adversely impact the surrounding road network or cause any roadways to operate below their adopted levels of services. This conclusion is based upon the findings that Collier County's existing plus committed (E + C) road network has adequate capacity to accommodate the 2027 background traffic "plus" the site -generated traffic associated with the development of 400 multi -family dwelling units and/or trips equivalent single- family units and 150,000 square feet of commercial retail/office space. The Developer will be required to pay for its portion of "consumed" capacity via payment of road impact fees. As set forth by Collier County's Impact Fee Ordinance, the fees are a pro rata assessment towards the funding of area -wide transportation improvements to support new growth. The amount of road impact fees paid per type of land use are determined via a "consumption -based impact fee approach", in which new development is charged based upon the proportion of vehicle -miles of travel (VMT) that each unit of new development is expected to consume of a lane mile of roadway network. The cost of consumed lane mile is based upon current roadway construction costs within Collier County. Therefore, the payment of road impact fees is the projecfs pro rata share of funding transportation improvements that are deemed necessary to support the demands generated by new growth. If approved, the Randall Curve PUD will be subject to a maximum trips cap of 753 two- way new external PM peak hour trips. 2 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Committed Area -Wide Transportation Improvements Based upon the area's existing and forecasted traffic demands, it was determined that the E + C road network will continue to operate at acceptable levels of service for project build -out conditions. However, the "anticipated" traffic demands for that area are subject to change pending the status of other large-scale projects that may become entitled for development (e.g., rural lands west). It is for this reason; Collier County Government has accelerated the planning and funding of several major roadway improvement projects. Transportation improvements that are currently funded are considered to be committed improvements for this study are described below in Table A. Table A Planned and/or Committed Area -Wide Transportation Improvements Transportation Improvement Status Notes Oil Well Road (Everglades Blvd -to -Oil Well Grade) widen to 4-lanes within 6-lane footprint) Funded 16th Street Bridge Reduces traffic demand on /S collector between Randall and Golden Gate Funded Randall Blvd & Immokalee Rd Reduces traffic demand on Vanderbilt Beach Road Ext (C.R. 951 to Wilson Blvd) Funded Randall Blvd, Immokalee Rd & (New 2-lane divided road within 6-lane footprint)_Golden Gate Blvd Reduces traffic demand on Vanderbilt Beach Road Ext (Wilson Blvd to Everglades) Funded Randall Blvd, Immokalee Rd & (New 2-lane undivided road within 6-lane footprint) Golden Gate Blvd Randall Boulevard (Immokalee Rd-to-8t' Street) widen to 4-lanes Funded Randall Boulevard & Immokalee Road Intersection (at -grade improvements) Funded Wilson Boulevard (Golden Gate Blvd to Immokalee Rd) widen to 4-lanes Funded Site Access Improvements Randall Curve MPUD proposes to construct two (2) points of access on Immokalee Road. The design and type of the accesses on Immokalee Road will be established at the time of Plat or SDP approval. The project will also construct a vehicular interconnection to the undeveloped property that is contiguous to the north. The interconnection will be extended to be create a shared full access to Immokalee Road via the signalized intersection of Immokalee Road and Orange Tree Boulevard. 3 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Methodology On April 17, 2020, a Traffic Impact Statement (TIS) Methodology Report was submitted to the office of Collier County Transportation Planning Department. The $500.00 methodology meeting fee will be paid at the time of submitting the zoning application. A copy of the approved TIS methodology has been provided in the appendix (refer to pages M1 thru M11). Scope of Project Randall Curve MPUD is a proposed multi -use project that will consist of 400 multi- family dwelling units and/or trips equivalent single-family units and 150,000 square feet of commercial/retail. The Developer has the option of converting single-family units to multi -family units, but the total trips PM peak hour two-way residential land use trips cannot exceed 203 vph. The site is located on the northwest corner of 4' Street N.E. and Immokalee Road within Collier County, Florida. Randall Curve MPUD proposes to construct two (2) points of access on Immokalee Road. The design and type of the accesses on Immokalee Road will be established at the time of Plat or SDP approval. The project will also construct a vehicular interconnection to the undeveloped property that is contiguous to the north. The interconnection will be extended to be create a shared full access to Immokalce Road via the signalized intersection of Immokalee Road and Orange Tree Boulevard. For additional site details, refer to the MCP prepared by Grady Minor. Table B Proposed Land Uses Proposed Land Uses Units/Size Multi -Family" (Potential Conversion to Single -Family) 400 d.u.'s Commercial/ Retail 150,000 s.f. * * The Developer has the option of converting multi -family units to single-family units to multi -family units, but the total trips PM peak hour two-way residential land use trips cannot exceed 203 vph. a] DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Oil Well Road Randall Boulevard Immokole Rd mom Im +� # i � w 0 V F o i D 0 � di m _ c o m v Vanderbilt Beach Rd m m m v 'o w 0 o m Parkway 01 CiIdeIn G_te 41Uiev%rd Golden Gate 400 mom-mmmmm4~umms+--Um�ma�am NORTH N.T.S. LEGEND COMMITTED IMPROVEMENT PLANNED IMPROVEMENT — — — — — INTERSTATE HIGHWAY : 6—LANE ARTERIAL 4—LANE ARTERIAL/COLLECTOR — — — — — 2—LANE ARTERIAL 2—LANE COLLECTOR/LOCAL RAIL ROAD — • . — MwTRANSPORTATION ENGINEERING, INC. Randall Curve MPUD Project Location & FIGURE 1 Roadway Classification April 17, 2020 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B ZONED: E, ESTATES USE: RESIDENTIAL ZONED: E, ESTATES POTENTIAL ' j ZONED: E, ESTATES USE: UNDEVELOPED INTERCONNECTION I USE: UNDEVELOPED RESIDENTIAL RESIDENTIAL (PROPOSED I CPUD, PL20200000546) I W W W W PRESERVE W W W Ij j I W W 10, WIDE TYPE W w 'A' LANDSCAPE 1 I BUFFER II f� j W W W MINIMUM 6-FOOT WIDE NOTE #3) 1 w y W LANDSCAPE BUFFER RESERVATION y W (SEE NOTE #2) I f ZONED: ORANGETREE PUD 1❑0❑3 ® j SE: UNDEVELOPED COMMERCIAL wj I 20' WIDE TYPE W y / I 'D' LANDSCAPE / BUFFER I I w I R I y I w A NITEA I _ R w ENERAL W OCATION / � � W r r / ZONED: ORANGETREE PUD USE: RESIDENTIAL FM T ❑❑❑❑ ZONED: E, ESTATES USE: RESIDENTIAL F!• I I r I rr 1 234''` 20'WIDETYPE I I / LEGEND 'D' LANDSCAPE I r �� 20' WIDE TYPE BUFFER j I j ,/ D' LANDSCAPE [C DEVIATION a I I / BUFFER R RESIDENTIAL C COMMERCIAL Ii �0 ZONED: E, ESTATES 1 { USE:UNDEVELOPED 1 �O RESIDENTIAL I I / ZONED: ORANGETREE PUD — I/ USE: COMMERCIAL c / 0 150' 300' o J SCALE. 1" = 300' RANDALL CURVE MPUD Q.c.,,a,M, ad.isy�aGy_rn_ GradyMinor aBn9 un DO "y Oe ° eona sY,i„sy. rliaa 5-1�94 EXHIBIT C MASTER PLAN Civil Engineers Land Surveyors PlannerS Landscape Architects cca, nr.qum. ce aou�i sr c.rzm. ru000sisl u.iMa., ,r,aumnznr> SAP-s Pwac-.,� J Bonita Springs: 239.947.1114 wu. cr9ayll; n,i,•_rrrm Fort PI>rers�, 239.6'Je.4389 REVISED: OCTOBER I3, 2Q2C aim-h;r I OF 2 �f:Z DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Project Generated Traffic Traffic that can be expected to be generated by Randall Curve MPUD was estimated based upon the guidelines established by the Institute of Transportation Engineers, Trip Generation Manual, 10t' Edition. That is, historical traffic data collected at similar land uses was relied upon in estimating the project's traffic. It was determined that land use codes "Multi -Family" (LUC 220) and "Shopping Center" (LUC 820) were most representative. Trips estimated for LUC 820 were adjusted to account for a 25% pass -by rate. As determined, the project could generate 8,924 new daily trips and 348 vph and 753 vph new trips during the AM and PM peak hours, respectively. Table 1 depicts the computations performed in determining the projeefs total trips, new trips, and net external new trips. Table C provides a summary of the trip generation computation results that are shown in Table 1. Table C New Site -Generated Trips (Summation of Table 1) Daily Weekday New AM Peak Hour New PM Peak Hour New Trips Generated Trips Generated Trips Generated ADT h h 8,924 348 753 5 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B TABLE 1 TRIP GENERATION COMPUTATIONS Randall Curve PUD Land Use Code Land Use Description Maximum Build Schedule 220 Multi -Family (See Footnote No. 1) 400 Units 820 Shopping Center 150,000 s.f. Code Trip Period Trip Generation Equation Total Trips Trips Enter/Exit LUC 220 Daily Traffic (ADT) = T = 7.56(X) - 40.86 = 2,983 ADT AM Peak Hour = Ln(T) = 0.95Ln(X)-0.51= 178 vph 41 / 137 vph 23% Enter/ 77% Exit = PM Peak Hour = Ln(T) = 0.89Ln(X)-0.02 = 203 vph 128 / 75 vph 63% Enter/ 37 / Exit = Code Trip Period Trip Generation Equation_ LUC 820 Daily Traffic (ADT) = Ln(T) = 0.68Ln(X)+5.57 = AM Peak Hour (vph) = T = 0.5(X)+151.78= 62% Enter/ 38% Exit = PM Peak Hour (vph) = Ln(T) = 0.74Ln(X)+2.89 = 48% Enter/ 52% Exit = New Daily Traffic (ADT; (ADT) x (% of New Trips) New AM Peak Hour (vL (AM) x (% of New Trips) 62% Enter/ 38% Exit = New PM Peak Hour (vp (PM) x (% of New Trips) 48% Enter/ 52% Exit = Total External Trips Total Trips 7,921 ADT 227 vph 734 vph 25% Pass -by Rate 5,941 170 550 Trips Enter Exit 141 / 86 vph 352 / 381 vph 105 / 65 vph 264 / 286 vph New External Daily Traffic (ADT) = 8,924 ADT New External AM Peak Hour (vph) = 348 vph 146 / 202 vph New External PM Peak Hour (vph) = 753 vph 392 / 361 vph Footnote No. 1 - Multifamily units may be converted to single-family units but the Residential External Trips cannot exceed 203 PM two-way trips. 913 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Existing + Committed Road Network Figure 1 and Table 2 provide a detail of the surrounding E + C road network. Table 2 also shows the roads' respective minimum level of service performance standards and capacity. Oil Well Road varies from a two-lane to a four -lane major east/west arterial that extends between its western terminus at its intersection with Immokalee Road to S.R. 29 and continues east through rural/agricultural lands to its eastern terminus at the Collier County Line. Between Immokalee Road and Everglades Boulevard, Oil Well Road is classified as a four -lane divided arterial having a maximum LOS D capacity of 2,000 vphpd. Between Everglades Boulevard and Oil Well Grade Road, Oil Well Road will be widened from a two-lane arterial to a four -lane divided arterial. 16th Street Bridge Collier County has funded the construction of 1 e Street NE bridge that will be completed by 2021/2022. The bridge will provide an alternate means of north/south access for the Randall Boulevard area. More specifically, the bridge will create a north/south interconnect between Randall Boulevard. and Golden Gate Boulevard and between Randall Boulevard and the extension of Vanderbilt Beach Road that will reduce traffic demands on Randall Boulevard and Immokalee Road. Vanderbilt Beach Road Collier County has funded Vanderbilt Beach Road Extension, which consists of a two-lane arterial that can be expanded to six -lanes. The road will be extended from its eastern terminus (east of C.R. 951) to intersect Everglades Boulevard. Vanderbilt Beach Road will substantially reduce traffic demands on Immokalee Road, Randall Boulevard and Golden Gate Boulevard. Construction is expected to begin in the year 2021. Everglades Boulevard is a major two-lane north/south arterial that extends between its southern terminus (south of 1-75) to its northern terminus at its intersection with Immokalee Road. Desoto Boulevard is a major two-lane north/south arterial that extends between its southern terminus (immediately north of 1-75) to its northern terminus at its intersection with Oil Well Road. Wilson Boulevard is a major two-lane north/south arterial that extends between its northern terminus (north of Immokalee Road) to its southern terminus (south of Golden Gate Boulevard). Wilson Boulevard (between Golden Gate Boulevard and Immokalee Road) will be widened to a four -lane divided arterial- Immokalee Road varies from a two-lane to a four -lane and six -lane major cast/west and north/south arterial. The road extends between its western terminus at U.S. 41 to the northern Golden Gate Estates Area and then north/south to the Tmmokalee Community and interconnects with S.R. 29. South of Oil Well Road, Immokalee Road is classified as a six -lane divided arterial; and north of Oil Well Road it is classified as a four -lane divided and two-lane arterial. Immokalee Road has a posted speed limit of 45 MPH_ Co DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Randall Boulevard Collier County has funded the four -lane construction of Randall Boulevard (between Immokalee Road and 8"h Street), as well as intersection improvements at the intersection of Randall Boulevard and h-nmokalee Road. Also, the newly constructed bridge at 8th Street NE and the funded bridge at 16th Street NE will provide an alternate means of nortbJsouth access to the Randall Boulevard area. More specifically, the bridges will create a north/south interconnect between Randall Boulevard and Golden Gate Boulevard and between Randall Boulevard and the extension of Vanderbilt Beach Road that will reduce traffic demands on Randall Boulevard. Randall Boulevard & Immokalee Road Collier County has funded at -grade intersection improvements which will reduce congestion at this location. Figure 2D provides as detail of the intersection's Phase 1 Improvements. Planned and/or Committed Area -Wide Transportation Improvements Transportation Improvement Status Notes Oil Well Road (Everglades Blvd -to -Oil Well Grade) widen to 4-lanes within 6-lane footprint) Funded 16th Street Bridge Reduces traffic demand on /S collector between Randall and Golden Gate Funded Randall Blvd & Immokalee Rd Reduces traffic demand on Vanderbilt Beach Road Ext (C.R. 951 to Wilson Blvd) Funded Randall Blvd, Immokalee Rd & (New 2-lane divided road within 6-lane footprint) Golden Gate Blvd Reduces traffic demand on Vanderbilt Beach Road Ext (Wilson Blvd to Everglades) Funded Randall Blvd, Immokalee Rd & (New 2-lane undivided road within 6-lane footprint) Golden Gate Blvd Randall Boulevard (Immokalee Rd-to-8th Street) widen to 4-lanes Funded Randall Boulevard & Immokalee Road Intersection (at -grade improvements) Funded Wilson Boulevard (Golden Gate Blvd to Immokalee Rd) widen to 4-lanes Funded 7 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Project Traffic Distribution The project's residential trips were distributed to the surrounding road network based upon logical means of ingress/egress, current and future traffic patterns in the area, and the location of surrounding businesses, employment opportunities, recreational areas, schools, etc. Figure 2A depicts the distribution of trips on the percentage of residential traffic generated. Table 2 details the project's PM peak hour residential trips assignments to the surrounding road network. The projects commercial traffic was distributed to the surrounding road network based upon the location of competing markets and nearby residential densities. Figure 2B depicts the distribution of trips based upon the percentage of the commercial traffic generated. Table 2 details the project's PM peak hour commercial trips assignments to the surrounding road network. Table 2 summarizes the combined residential + commercial PM peak hour trips assignments to the surrounding road network - Area of Significant impact The area of significant impact was determined based upon Collier County's 2%, 2% and 3% criteria (i.e., if the project's traffic is 2% or more of a roadway's adopted level of service capacity, then the project has a significant impact upon that link). Figure 2A shows the project's residential trip distributions, and Figure 2B details the project's commercial trip distributions. Table 2 describes the project's residential and commercial traffic distributions and the level of impact on the surrounding roadways. Roads that were identified as being within the projects area impact are identified in Table 2. N. DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B b` 0 De b* Boulevard E"Nlodes Blvd I I Street WE o I ! a I 8tt+ $kreek WE 5t� 115%°► I m 1 �I �• co 35% ! �► Wi�n Boule rd �•r I'rj � I ... o I E� nl �I _ V7 a E clf��: Ma�I O z sse do Wapdermt 10% 15% 2� 0% 11- — Colter 9oulevmd (CR 951) � 4�o�I 1 al �I 7% �% I ixgan ! �^^-^^-► �� g� v Saner � �o ^^ Loboulevard "' ..... +. — K p m E I I-75 Bonita QM* 4r 1 0% �� c 1 75 v` O d Lmngston Rand n LEGEND Nrpart Pulring Rd I a Ohs Residential Traffic Distribution Randall Curve MPUD October 27, 2020 JMTRANSPORTAT10N ENGINEERING, INc. RESIDENTIAL LAND USE PROJECT -GENERATED FIGURE 2A TRAFFIC DISTRIBUTION 1.1 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B 10 O 1%� Oeseto Boulevard z4 —► b\ e 5�► `n i 590 5% Ev"Iodes alma 1P. 1 oth t NE 1'41 , o �4_ Bth Street NE C3 1n N o I 20% �----► wnean� rd — — E� I Y �I M sss we icrset I s } o s 31 3% ► �I 27 1 % a �► Coflier Bouleva 1 ^95b 1 j g of e Bouleva Boa1[a G m I Gr 1 75 N �mL1a Pact � �A I LIEG((''+�ENDCh1yI�['�� f �ID�- Commercial Traffic Distribution 4► � r Oz Z Randall Curve MPUD October 27, 2020 t --—......... N � r� 1 tJMTRAN5PORTATION EN GINEIrRING, ING. COMMERCIAL LAND USE PROJECT -GENERATED FIGURE 2B TRAFFIC DISTRIBUTION 17.0 123.0 123.1 30.1 30.2 31.1 31.2 41.2 42.1 42.2 43.1 43.2 44.0 Res. ProjectTraffic Peak Direction (vphpd) = Com. Project Traffic Peak Direction (vphpd) = Golden Gate Blv< Collier Blvd to Wilson Wilson to 18th Street 18th Street to Everglades Blvd C.R. 951 Immokalee Rd to Vanderbilt Rd Immokalee Rd 45. a 45. b 46.0 50.0 Logan Blvd 111.1 Vanderbilt 8R 111.2 112.0 90 W 118.0 119.0 120 0 121.1 121.2 132.a 1321 133.0 135.1.a 135.1.b 136.0 138.a 138.b Wilson Blvd Oil Well Road Vanderbilt to Golden Gate Golden Gate Blvd to Pine Ridge Pine Ridge to Green Blvd Goodlette-Frank to Airport Airport Road to Livingston Rd Livingston Rd to 1-75 I-75 to Logan Blvd Logan Blvd to C.R. 951 C.R. 951 to Wilson Blvd Wilson Blvd to Randall Randall to Oil Well Oil Well to S,R. 29 Immokalee Rd to Vanderbilt Airport Rd to Livingston Rd Livingston to Logan Blvd Logan Blvd to C.R. 951 C.R. 951 to Wilson Blvd Wilson to Everglades Blvd Immokalee Rd to Golden Gate Blvd Immokalee to Everglades Everglades to Desoto Desoto to Oil Well Grade Oil Well Grade to Ave Maria Randall Blvd Immokalee Rd to 8th Street 8th Street to Everglades Everglades to Desoto Everglades Blvd Golden Gate Blvd to VBR VBR to Randall Blvd Oil Well Rd to Immokalee Rd Desoto Blvd Randall to Oil Well Golden Gate Blvd to Randall TABLE 2 PROJECT'S AREA OF IMPACT 128 Enterint 75 Exiting 264 Enterint 286 Exiting Total Total LOS Servic( Res Res Res Com Com Com Project Project PK Directiol Project Pk Hr Pk Hr Project Pk Hr Pk Hr Pk Hr Non -Pk Road lerv. Vo Volume Traffic Enter Exit Traffic Enter Exit Enter Exit Impact Class LOS (vphpd) % Dist. (vph) jvvh j % Dist. ii (vph) IvphF (v_ph) Stand 4D D 2300 5% 6 4 13% 34 37 40 41 3% 4D D 2300 0% 0 0 2% 5 6 5 6 3% 4D D 2300 0% 0 0 2% 5 6 5 6 3% 6D E 3000 10% 13 8 3% 8 9 21 17 3% 6D E 3000 15% 19 11 3% 8 9 27 20 3% 6D E 3000 20% 26 15 2% 5 6 31 21 3% 6D E 3000 11% 14 8 1% 3 3 17 11 3% 6D E 3100 4% 5 3 1% 3 3 8 6 3% 6D E 3100 17% 22 13 1% 3 3 25 16 3% 6D/8D E 3500 20% 26 15 2% 5 6 31 21 3% 6D/8D E 3500 35% 45 26 3% 8 9 53 35 3% 6D E 3200 35% 45 26 5% 13 14 58 40 3% 6D E 3300 50% 64 38 10% 26 29 90 67 3% 6D E 3300 85% 109 64 30% 79 86 188 150 3% 6D E 3300 15% 19 11 40% 106 114 125 125 3% 2U D 900 5% 6 4 5% 13 14 19 18 3% 2U D 1000 7% 9 5 1% 3 3 12 8 3% 6D E 3000 15% 19 11 1% 3 3 16 11 3% 6D E 3000 20% 26 15 1% 3 3 20 18 3% 6D E 3000 20% 26 15 2% 5 6 31 21 3% 2LD D 1200 30% 38 23 5% 13 14 51 37 3% 2U D 1000 0% 0 0 3% 8 9 8 9 3% 4D D 2000 35% 45 26 20% 53 57 98 83 3% 4D D 2000 10% 13 8 25% 66 72 79 80 2% 4D D 2000 10% 13 8 15% 40 43 53 51 2% 4D D 2000 10% 13 8 10% 26 29 39 37 2% 4D D 2000 10% 13 8 7% 18 20 31 28 2% 4D D 2000 0% 0 0 25% 66 72 66 72 3% 2U D 900 0% 0 0 20% 53 57 53 57 3% 2U D 900 0% 0 0 5% 13 14 13 14 2% 21L) D 800 0% 0 0 5% 13 14 13 14 3% 2U D 800 0% 0 0 10% 26 29 26 29 3% 2U D 800 0% 0 0 5% 13 14 13 14 2% 2U D 800 0% 0 0 1% 3 3 3 3 2% 21J D 800 0% 0 0 3% 8 9 8 9 2% DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B 2019 thru 2027 Project Build -out Traffic Conditions Project Impacted Roadway Links In order to establish 2019 thru 2027 project build -out traffic conditions, two forecasting methods were used. The first traffic forecasting method was the County's traffic count data was adjusted for peak season conditions, peak hour conditions, peak direction, and an annual growth rate was then applied. The peak season/peak hour/peak direction factor as shown on Table 3 was derived from the 2019 Collier County AUIR Reports. The annual growth rate was also obtained from the 2019 AUIR Report. Using the annual growth rate, the 2027 background traffic conditions were determined, which are depicted in Table 3. The second traffic forecasting method was to add the vested trips (trip bank) identified in the 2019 AUIR report to the adjusted peak season, peak hour and peak direction traffic counts. The 2027 vested trips 'Y' background traffic volumes are depicted in Table 3. The greater of the two values produced by the two forecasting procedures was then considered to reflect the 2027 background traffic. The net new project generated traffic was then added to the background traffic. Table 4 provides a summary of the 2019 thru 2027 traffic conditions and the roadways' level of service and remaining available capacity. As determined, Randall Curve PUD will not adversely impact the surrounding road network or cause any roadways to operate below their adopted levels of services. This conclusion is based upon the findings that Collier County's existing plus committed (E + C) road network has adequate capacity to accommodate the 2027 background traffic "plus" the site -generated traffic. E TABLE 3 2019 & 2027 ROADWAY LINK VOLUMES Per Vested Trips Methc Per Growth Rate Method 2027 2027 Peak Hour 2019 Growth Peak Hour PK Direction AUIR AUIR Rate PK Direction Trip Background Traffic Pk per Background Bank Per Vested Trips v1 phpol DiR AUIR (vphgdl v(.phpd) vLppd 44.0 Immokalee Rd C.R. 951 to Wilson Blvd 2050 E 3.52% 2704 888 2938 45.a Wilson Blvd to Randall 2460 EIN 4.00% 3367 364 2824 45.b Randall to Oil Well 2460 EIN 4.00% 3367 364 2824 46.0 Oil Well to S.R. 29 460 N 4.00% 630 152 612 Vanderbilt BR C.R. 951 to Wilson Blvd NIA E NIA 767 N/A NIA 118.0 Wilson Blvd Immokalee Rd to Golden Gate Blvd 350 N 2.00% 410 1 351 119.0 Oil Well Road Immokalee to Everglades 840 E 4.94% 1235 352 1192 120.0 Everglades to Desoto 390 W 2.00% 457 184 574 132.a Randall Blvd Immokalee Rd to 8th Street 810 E 2.00% 949 26 836 132.b 8th Street to Everglades 810 E 2.00% 949 26 836 133.0 Everglades to Desoto 652 E 2.00% 764 0 652 135.1.b Everglades Blvd VBR to Randall Blvd 410 N 2.00% 480 51 461 TABLE 4 2027 ROADWAY LINK VOLUMEXAPACITY ANALYSIS 2027 2027 2027 2027 2027 2019 Peak Hour AUIR Peak Hr Project Project Build -Out Serv. Vol. Build -Out Build -Out i c Peak Hour PK Direction Bkgd PK Dir Pk Hr Prjct Pk Hr Prjct Peak Hour Pk Hr Peak Hour Peak Hour PK Direction Background Pk Backgrnd Enter Enter Exit Exit PK Dir PK Dir PK Direction PK Dir v( ohod) v( phpd) Dir LOS jvphj Dir v( phpd) Dir lvohodl v( phpd) vlc Ratio LOS Notes 44.0 Immokalee Rd C.R. 951 to Wilson Blvd 2050 2938 E E 90 E 67 W 3028 3300 0.92 E 45.a Wilson Blvd to Randall 2460 3367 E/N F 188 EIN 150 W/S 3555 3300 1.08 F No. 1 45.b Randall to Oil Well 2460 3367 N F 125 S 125 N 3492 3300 1.06 F No. 1 46.0 Oil Well to S.R. 29 460 630 N D 19 S 18 N 648 900 0.72 D 7 VanderbiItBR C.R.951 to Wilson Blvd NIA 767 E C 51 E 37 W 818 1200 0.68 C < c c 118.0 Wilson Blvd Immokalee Rd to Golden Gate 350 410 N B 98 N 83 N 508 2000 0.25 B a 119.0 Olt Well Road Immokalee to Everglades 840 1235 E B 79 W 80 E 1315 2000 0.66 D 120.0 Everglades to Desoto 390 574 W B 53 W 51 E 627 2000 0.31 C 132.a Randall Blvd Immokalee Rd to Sth Street 810 949 E B 66 W 72 E 1021 2000 0.51 B 132.b 8th Street to Everglades 810 949 E F 53 W 57 E 1006 900 1.12 F No. 2 133.0 Everglades to Desoto 652 764 E D 13 W 14 E 778 900 0.86 D 135.1.1b Everglades Blvd VBR to Randall Blvd 410 480 N B 26 N 29 S 506 800 0.63 C Note 1.Immokalee Road is a constrained road and by 2030 will operate below adopted LOS without Randall Curve MPUD Traffic. The funded E+C Network (Vanderbilt Beach Road Extension) will reduce traffic demand on Immokalee Road. Collier staff & BCC have indicated that VBR Ext, will provide relief to Immokalee Road. 2. Randall will operate at LOS F without Randall Curve MPUD Traffic. The construction of 8th & 16th Street Bridges and VBR Ext will reduce traffic demand on Randall Boulevard. iy DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Appendix 10 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B JMB TRANSPORTATION ENGINEERING, INC. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES TRAFFIC IMPACT STATEMENT METHODOLOGY REPORT For Randall Curve MPUD (Collier County, Florida) April 17, 2020 Coun TIS Review Fees TIS Methodology Review Fee = S500.00 TIS (Small -Scale Study) Review Fee =$1, 500.00 Prepared by: JMB TRANSPORTATION ENGINEERING, INC. 471 1 7TH AVENUE SW NAPLES, FLORIDA 341 1 9 CERTIFICATE or AUTHORIZATION No. 27B30 (PROJECT No. 1 91 01 1 ) IIIfllEaPres�A PM S[� A e ° ► AAr' i� rVQ 4 � 3g60 O. arEo� JAMEfS BANK.&I /�� �tj FLoR REG. No- °44;# lS`I41_ 0 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B APPENDIX A INITLA,L 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. Date:4-17-2020 Time: Location: Collier County Government Offices (North Horseshoe Drive) People Attending: Name, Organization, and Telephone Numbers 1) James M. Banks, JMB Transportation Engineering, Inc., 239-919-2767 2) Michael Sawyer, Collier County Government 3) 4) Study Preparer: Preparer's Name and Title: James M, Banks, P.E., President Organization: JMB Transportation Engineering Inc. Address & Telephone Number: 4711 7th Avenue SW Naples, Florida 34119 239 -919- 2767 Reviewers) Reviewer's Name & Title: Michael Sawyer Collier County Transportation Division Applicant: Applicant's Name: Address: Telephone Number: Proposed Development: Name: Randall Curve MPUD Location: Northwest corner of Randall Boulevard and Immokalee Road Land Use Type: Multi -Family (400 dwelling units which can be converted to Single - Family units within PM peak hour trips cap allowance) and 150,000 s.f- of Commercial Retail/Office) ITE Code #: LUC 220 and LUC 820 Proposed number of development units: Multi -Family (400 dwelling units which can be converted to Side -Family units within PM peak hour trips can allowance) and 150,000 s.f. of Cominercial Retail/Office) Other: Description: Zoning: T-2isting. Vacant C.11lsarsyinbs DeskfoplCOlLf�itli9t611 Randaf! 1POLnning TIS4fuFAtl alogyRepaf.dx MZ DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Comprehensive plan recommendation: Requested: Findings of the Preliminary Study: See the attached Study Type: Major TIS Study Area: Boundaries: Based upon the County's 21/o, 2% & 3% impact rule. See attached Additional intersections to be analyzed: Horizon Year(s): 2027 Analysis Time Period(s): PM Peak Future Off -Site Developments: None Source of Trip Generation Rates: ITE Trip Generation Manual, 1 Oth Edition (Table 1) Reductions in Trip Generation Rates: Pass -by trips: Internal trips (PUD): Transmit use: Other: Horizon Year Roadway Network Improvements: Collier County's 5-year CIE - Methodology & Assumptions: Non -site traffic estimates: See Attached Site -trip generation: See Table 1 Trip distribution method: Based upon manual assignment See Table 2 & HjWe 2A and Figure 2B Traffic assignment method: Traffic growth rate: Per Collier County Historical & Current AUIR Reports, but not less than 2% or background or vested tips method whichever is greater. C:1Usersy'mbavlDeskiopiGO[L1ERI18f011 Randall CFDlxaning T1W�ffiodofogyRepoifdw (43 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B Special Features: (from preliminary study or prior experience) Accidents locations: Sight distance: Queuing: Access location & configuration: Traffic control: Signal system location & progression needs: On -site parking needs: Data Sources: Base maps: Prior study reports: Access policy and jurisdiction: Review process: Requirements: Miscellaneous: Small Scale Study — No Fee Minor Study - $750.00 Major Study - $1500.00 X Includes 2 intersections Additional Intersections - $500.00 each None All fees will be agreed to during the Methodology meeting and must be paid to Transportation prior to our sign -off on the application. SIGNATURES Study Preparer Reviewers Applicant C:1lfsefSlfmbS�AAD2SNfopICOLL1FJ�iB7o17 Randall GPOIzoNng T1S 000d010gyRfW0rt x M4 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B 0 Deeato Boulevard EvargM— BW a1 0I S i; = tBth Street NE o _I c al I o l I Bih Street NE �► � I I � I s1 w. a I 357 ... a 0) 0 1 El m al a - O z Wo= h waadcmt I �' Z rl I € I 107 —1-57, 20% 17 — Collier Boulevard (CR 951) "• I I a N ¢ � c Logan BouSanfa BarU�ra Boulava I ..��levard�� � _� _� r 5 I-75 Bonita Gm2t Ur 1 0% 0 � �175 I v G\ 3% + A k N _► Lh ingston Rood _....� IT=fxl Pam - LEGEND Airport Pulling Rd Dom- Residential Traffic Distribution Randall Curve MPUD 1 17, 2020 JMTRAN5PORTATION ENGINEERING, INC. RESIDENTIAL LAND USE PROJECT -GENERATED FIGURE 2A TRAFFIC DISTRIBUTION DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B 0 5�W Desoto Boulevard I 2% 1, 0 x E E � _ Q �� �► Everglades Blvd �I b °I #I lf] I S 161h t NE m a m ° �I �I N a. 5% o 'd� Sth Sheet NE _5%Ls ► u'I Ito I I z0% I4� W::Icon Soule rd �I i7 � =I N o of Q2 Mcs sy do Woedcrest I S � I h LColter Boulevard (C95b I I al I m � 1 al JL- El Logon Boulevard cn Baera m ° nnnite Gran Or � i 1-75 �` � c 1 75 I a° Livingston Rood 1Vn&01 PaTkMa r T Almort Pulling Rd LEGEND r 00% Gurumerciul Trurric DisUibuLiun Randall Curve MPUD ri l 17, 2020 JMTRANSP❑RTATION ENGINEERING, INC. COMMERCIAL LAND USE PROJECT -GENERATED FIGURE 213 TRAFFIC DISTRIBUTION MG DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B TABLE 1A TRIP GENERATION COMPUTATIONS Randall Curve PUD Residential Trips Land Use Code Land Use Description Maximum Build Schedule 220 Multi -Family (See Footnote No. 1) 400 Units Code Trip Period Trip Generation Equation Total Trips Trips Enter/Exit LUC 220 Daily Traffic (ADT) = T = 7.56(X) - 40.86 = 2,983 ADT AM Peak Hour = Ln(T) = 0.95Ln(X)-0.51 = 178 vph 41 / 137 vph 23% Enter/ 77% Exit = PM Peak Hour = Ln(T) = 0.89Ln(X)-0.02 = 203 vph 128 / 75 vph 63% Enter/ 37% Exit = Total Commercial Internal Capture Trips (S%) Internal Daily Traffic (ADT) = (Refer to Table 1B) 297 ADT Internal AM Peak Hour (vph) = (Refer to Table 1B) 9 vph 5 / 4 vph Internal PM Peak Hour (vph) = (Refer to Table 1B) 28 vph 14 / 14 vph Total Residential External Trips New External Daily Traffic (ADT) = 2,686 ADT New External AM Peak Hour (vph) = 170 vph 36 / 134 vph New External PM Peak Hour (vph) = 175 vph 114 / 61 vph F—t—to No. 1 - Multi -family units may be converted to single-family units but the Residential External Trips cannot exceed 175 PM two-way trips, M-1 DocuSign Envelope ID: 71C9B826-5D7A-44BF-BC53-5A478858947B TABLE 1B TRIP GENERATION COMPUTATIONS Randall Curve PUD Commercial Trips Land Use Code Land Use Description 820 Shopping Center Code Trip Period LUC 820 Daily Traffic (ADT) AM Peak Hour (vph) _ PM Peak Hour (vph) = New Daily Traffic (ADT) = New AM Peak Hour (vph) = New PM Peak Hour (vph) = Maximum Build Schedule 150,000 s.f. Trio Generation Equation Ln(T) = 0.68Ln(X)+5.57 = T = 0.5(X)+151.78= 62% Enter/38% Exit= Ln(T) = 0.74Ln(X)+2.89 = 48% Enter/52% Exit= (ADT) x (% of New Trips) (AM) x (% of New Trips) 62 % Enter/ 38% Exit = (PM) x (% of New Trips) 48% Enter/ 52% Exit = Total Commercial Internal Capture Trips (5%) Internal Daily Traffic (ADT) _ Internal AM Peak Hour (vph) _ Internal PM Peak Hour (vph) = Total Commercial External Trips Total Triers Trips Enter/Exit 7,921 ADT 227 vph 141 / 86 vph 734 vph 352 / 381 vph 25% Pass -by Rate 5,941 170 105 / 65 vph 550 264 / 286 vph 297 ADT 9 vph 5 / 4 vph 28 vph 14 / 14 vph New External Daily Traffic (ADT) = 5,643 ADT New External AM Peak Hour (vph) = 162 vph 100 / 61 vph New External PM Peak Hour (vph) = 523 vph 250 / 272 vph Total External Trips New External Daily Traffic (ADT) = New External AM Peak Hour (vph) = New External PM Peak Hour (vph) = 8,330 ADT 331 vph 136 / 195 vph 699 vph 364 / 334 vph Zr 0 TABLE 2 cn PROJECT'S AREA OF IMPACT m Res. Project Traffic Peak Direction (vphpd) = 114 Enterinc 61 Exiting m Corn. Project Traffic Peak Direction (vphpd) = 250 Enterinc 272 Exiting p LOS Servic4 Res Res. Pro. Res. Pro, Com Com. Pro Com. Pro Project Project PK Directioi Project Pk Hr Pk Hr Project Pk Hr Pk Hr Pk Hr Non -Pk Road ierv. Vo Volume Traffic PK Dir Non-PK Traffic PK Dir Non-PK PK Dir PK Dir Impact w Percent 3ignific. N', Class LOS v( phpd) % Dist. v h d jyhj % Dist. (vphpd) (vph) (vphpd) (vphpd) Stand Impact Impac 91 17.0 Golden Gate Blvc Collier Blvd to Wilson 4D D 2300 5% 6 3 13% 35 33 38 38 3% 1.66% NO D 123.0 Wilson to 18th Street 4D D 2300 0% 0 0 2% 5 5 5 5 3% 0.22% NO a 123.1 18th Street to Everglades Blvd 4D D 2300 0% 0 0 2% 5 5 5 5 3% 0.22% NO W 30.1 County Road 951 Immokalee Rd to Vanderbilt Rd 6D E 3000 10% 11 6 3% 8 8 19 14 3% 0.63% NO n 30.2 Vanderbilt to Golden Gate 6D E 3000 15% 17 9 3% 8 8 25 17 3% 0.82% NO w 31.1 Golden Gate Blvd to Pine Ridge 6D E 3000 20% 23 12 2% 5 5 28 18 3% 0.93% NO a 31.2 Pine Ridge to Green Blvd 6D E 3000 11 % 13 7 1% 3 3 16 10 3% 0.53% NO 41.2 Immokalee Road Goodlette-FranktoAirport 6D E 3100 4% 5 2 1% 3 3 8 5 3% 0.26% NO o0 42A Airport Road to Livingston Rd 6D E 3100 17% 19 10 1% 3 3 22 13 3%v 0.71 % NO 42.2 Livingston Rd to 1-75 6D/8D E 3500 20% 23 12 2% 5 5 28 17 3% 0.79% NO 07 43.1 1-75 to Logan Blvd 6D/8D E 3500 35% 40 21 3% 8 8 48 29 3% 1.37% NO 43.2 Logan Blvd to C.R. 951 6D E 3200 35% 40 21 5% 14 13 53 35 3% 1.66% NO 44.0 C.R. 951 to Wilson Blvd 6D E 3300 50% 57 31 10% 27 25 82 58 3% 2.48% YES 45.a Wilson Blvd to Randall 6D E 3300 85% 97 52 30% 82 75 172 134 3% 5.21 % YES 45.b Randall to Oil Well 6D E 3300 15% 17 9 40% 109 100 118 117 3% 3.57% YES 46.0 Oil Well to S.R. 29 2U D 900 5% 6 3 5% 14 13 19 17 3% 2.11% YES 50.0 Logan Blvd Immokalee Rd to Vanderbilt 2U D 1000 7% 8 4 1% 3 3 11 7 3% 1.10% NO 111.1 Vanderbilt BR Airport Rd to Livingston Rd 5D E 3000 10% 11 6 1% 3 3 14 9 3% 0.46%v NO 111.2 Livingston to Logan Blvd 6D E 3000 13% 15 8 1% 3 3 18 11 3% 0.60% NO 112.0 Logan Blvd to C.R. 951 6D E 3000 20% 23 12 2% 5 5 28 17 3%v 0.93% NO 3 C.R. 951 to Wilson Blvd 21-D D 1200 30% 34 18 5% 14 13 47 32 3% 3.89% YES A Wilson to Everglades Blvd 2U D 1000 0% 0 0 3% 8 8 8 8 3% 0.75% NO 118.0 Wilson Blvd Immokalee Rd to Golden Gate Blvd 4D D 2000 35% 40 21 20% 54 50 90 75 3% 4.50% YES 119.0 Oil Well Road Immokalee to Everglades 4D D 2000 10% 11 6 25% 68 63 74 74 2% 3.70%v YES 120.0 Everglades to Desoto 4D D 2000 10% 11 6 15% 41 38 49 47 2% 2.45% YES 121.1 Desoto to Oil Well Grade 4D D 2000 10% 11 6 10% 27 25 36 33 2% 1.82% NO 121.2 Oil Well Grade to Ave Maria 4D D 2000 10% 11 6 7% 19 18 29 25 2% 1.45% NO 132.a Randall Blvd Immokalee Rd to 8th Street 41) D 2000 0% 0 0 25% 68 63 68 63 3% 3.40% YES 132.b 8th Street to Everglades 21-1 D 900 0% 0 0 20% 54 50 54 50 3% 6,04% YES 133.0 Everglades to Desoto 2U D 900 0% 0 0 10% 27 25 27 25 2% 3.02% YES 135.1.a Everglades Blvd Golden Gate Blvd to VBR 21-1 D 800 0% 0 0 5% 14 13 14 13 3% 1.70% NO 135.1.1b VBR to Randall Blvd 2U D 800 0% 0 0 10% 27 25 27 25 3% 3.40% YES 136.0 Oil Well Rd to Immokalee Rd 21-1 D 800 0% 0 0 5% 14 13 14 13 2% 1.70°/a NO 138.a Desoto Blvd Randall to Oil Well 21-1 D 800 0% 0 0 10/. 3 3 3 3 2% 0.34% NO 138.b Golden Gate Blvd to Randall 2U D 800 0% 0 0 5% 14 13 14 13 2% 1.70% NO TABLE 3 2019 & 2027 ROADWAY LINK VOLUMES Per Vested Trips Meth Per Growth Rate Method 2027 2027 Peak Hour 2019 Growth Peak Hour PK Direction AUIR AUIR Rate PK Direction Trip Background Traffic Pk per Background Bank Per Vested Trips v( Phpol DiR AUIR vt phpd) v( phgdl v{ phpol 44.0 Immokalee Road C.R. 951 to Wilson Blvd 2050 E 3.52% 2704 888 2938 45.a Wilson Blvd to Randall 2460 EIN 4.00°% 3367 364 2824 45.b Randall to Oil Well 2460 E/N 4.00% 3367 364 2824 46.0 Oil Well to S.R. 29 460 N 4.00% 630 152 612 Vanderbilt BR C.R. 951 to Wilson Blvd NIA E N/A 767 NIA N/A 118.0 Wilson Blvd Immokalee Rd to Golden Gate Blvd 350 N 2.00% 410 1 351 119.0 Oil Well Road Immokalee to Everglades 840 E 4.94% 1235 352 1192 1200, Everglades to Desoto 390 W 2.00°% 457 184 574 132.a Randall Blvd Immokalee Rd to 8th Street 810 E 2.00°% 949 26 836 132.b 8th Street to Everglades 810 E 2.00% 949 26 836 133.0 Everglades to Desoto 652 E 2.00°% 764 0 652 135,1.b Everglades Blvd VBR to Randall Blvd 410 N 2.00% 480 51 461 Q TABLE 4 2027 ROADWAY LINK VOLUME/CAPACITY ANALYSIS i 2027 2027 2027 2027 2027 2019 Peak Hour AUIR Peak Hr Project Project Build -Out Serv. Vol. Build -Out Build -Out Peak Hour PK Direction Bkgd PK Dir Pk Hr Prjct Pk Hr Prjct Peak Hour Pk Hr Peak Hour Peak Hour r PK Direction Background Pk Backgrnd PK Dir Pk Non-PK Dii Non -Pk PK Dir PK Dir PK Direction PK Dir r v h d v h d Dir LOS v1 ohod) Dir iahl Dir v( phpd) v( Phpd) v/c Ratio LOS Notes a 44.0 Immokalee Road C.R, 951 to Wilson Blvd 2050 2938 E E 82 E 58 W 3020 3300 0.92 E 45.a Wilson Blvd to Randall 2460 3367 E!N F 172 E/N 134 W/S 3639 3300 1.07 F No. 1 r 45.b Randall to Oil Well 2460 3367 E!N F 117 E/N 118 W/S 3484 3300 1.06 F No. 1 46.0 Oil Weil to S.R. 29 460 630 N D 19 S 17 N 646 900 0.72 D 7 Vanderbilt BR C.R. 951 to Wilson Blvd N/A 767 E C 47 E 32 W 814 1200 0,68 C c 118.0 Wilson Blvd Immokalee Rd to Golden Gate 350 410 N B 90 N 75 S 600 2000 0.25 B a c 118,0 Oil Well Road Immokalee to Everglades 840 1235 E B 74 E 74 W 1309 2000 0.65 D 120.0 Everglades to Desoto 390 574 W B 49 E 47 W 621 2000 0.31 C 132.a Randall Blvd Immokalee Rd to 8th Street 810 949 E B 63 E 68 W 1012 2000 0.51 B 132.b 8th Street to Everglades 810 949 E F 50 E 54 W 999 900 1 11 F No, 2 133.0 Everglades to Desoto 652 764 E D 25 E 27 W 789 900 0.88 D 135.1.b Everglades Blvd VBR to Randall Blvd 410 480 N B 25 N 27 S 505 800 0.63 C Note 1 .Immokalee Road is a constrained road and by 2030 will operate below adopted LOS without Hyde Park Traffic. The funded E+C Network (Vanderbilt Beach Road Extension) will reduce traffic demand on Immokalee Road. Collier staff & BCC have indicated that VBR Ext. will provide relief to Immokalee Road. 2. Randall will operateat LOS F without Randall Curve MPUD Traffic. The construction of 8th & 16th Street Bridges and VBR Ext will reduce traffic demand on Randall Boulevard. Immokalee Road/4th Street N.E. Mixed Use Subdistrict (PL20190002355) Exhibit V.F Flood Zone and Wellfield Maps May 7 2020 m GradyMinor Page 1 of 3 RCIRP-19 Exhibit VF.docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com Flood Zone Ma D FIRM Panel Information FILM ID 43 ST FIPS 12 PCOMM 021 C PANEL 0240 SUFFIX H FIRM PAN 12021CO240H PAN ELTYPE COUNTYWIDE, PANEL PIR ',-==i EFF DATE 5/16/2012 Subject Property - Flood Zones AH-14.50, 15 and 15.50, X and X500 Fema Flood Zones FENIA 2011 A AE LJ AH . VE X X500 May 7 2020 w GradyMinor Page 2 of 3 RCIRP-19 Exhibit VF.docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com Wellfield Map -.1Qy HOMW BPod 4Y 4151 Avt NW 35th Ave NW 3Alm Ave NOW 351h Aw NW b -JJ 33,d Ave N-W z M 25t1, Art INVJ ...r.'. i; I 2 'M A1stAve NE x nth Ave NE th Ave U(O- 22r�d Apt 20th Ave NW >A 181h Ave Jung 131vr7 1^! min Ave N'Ar 14th All.!W ,f 41g, 2020. 9:12:12 AM 2044 Wellfields ❑ Planned Unit Development a Subject Property 31th 350i Ave NF 33rd A%* NF w t n L; M1 $t4 , [ME 00/ s� aP rra 'av Tr1 2 o h Ave N Pollution Control Wellfields 22 re Information Label 20 YEAR WF 2007 ST./W-4 tal. Wellfield —] GOLDEN GATE WELL FIELD Ordinance 'JRD_ 10-23 ur I r. I SQMI 141h Ave NE 1:36,112 0 0.28 0.55 1.1 mi 0 0.42 0.8S 1.7 ]an Saur Esn HEFE, Ga r) fttrnup inaem P Carp. GEBG6. Users, FAD NPS NRCFN, G—Bast.. IGN K.Li , NL DrJ— Suet,. Es TI Japan. ME, Esd Gnna i+" "I.. ic) Omn5vcctMap c r butars. and 7rt G I S Lbw Cammuniy, CdS Addre m Cngkt' CarU Satin Caputm err ZoNng Uap May 7, 2020 M GradyMinor Page 3 of 3 RCIRP-19 Exhibit VF.docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com Immokalee Road/4th Street N.E. Mixed Use Subdistrict (PL20190002355) Exhibit V.G3 Warranty Deed(s) May 7, 2020 m GradyMinor Exhibit Cover Pages. docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com CORRECTIVE STATUTORY DEED THIS IS A CORRECTIVE STATUTORY DEED TO CORRECT DEED PREVIOUSLY RECORDED IN O.R. BOOK 3930, PAGE 0356 WHICH CONTAINED A SCRIVENER'S ERROR IN THE LEGAL DESCRIPTION THIS DEED made this day of 2006, by COLLIER COUNTY , A POLITICAL SUBDIVISION OF1 THE ISTATE OF FLORIDA, BY ITS BOARD OF COUNTY COMMISSIONERS, ACTING IN THEIR CAPACITY AS TRUSTEE OF THE GAC LAND TRUST, having a mailing address of 3301 East Tamiami Trail, Naples, Florida 34112, hereinafter called the Grantor, to COLLIER COUNTY, A POLITICAL SUBDIVISION OF THE STATE OF FLORIDA FOR AND ON BEHALF OF THE PARKS AND RECREATION DEPARTMENT OF COLLIER COUNTY, having a mailing address of 3300 Santa Barbara Boulevard, Naples, Florida 34116 , hereinafter called the Grantee. (Wherever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and their respective heirs, legal representatives, successors and assigns.) W ITN E '� � � SSETH: That th¢ Gram Dollars ($10.00) and othe,6dabl acknowledged, hereby grants, bargain confirms unto the Grantee,'alfjhait-ice All of Tract "A", Golden Gate Estates, Unit 22, in Plat Book 7, Pages 83 and 8$­Public AND EXCEPT that portion conveyed by"5f€ 3080, Page 0722 ,ideration of the sum of Ten ',receipt whereof is hereby noises, releases, conveys and *lien County, Florida, to wit: 3 to the plat thereof as recorded F'Collier County, Florida, LESS J and recorded in O.R. Book Subject to easements, restrictions, and reservations of record. WITNESSETH that Grantee agrees and warrants that the Lands shall be utilized solely by the Grantee for the primary purpose of providing a neighborhood park in Golden Gate Estates. Grantor agrees to, and acknowledges that the Grantee may exchange these Lands for other like property or properties where said exchange of land will allow the Grantee to assemble other properties that may be better suited and physically located for the development of a park facility within the Orange Tree area and this exchange of Land will meet the primary purpose of providing a neighborhood park. Grantee and any subsequent owners created by virtue of an exchange of said Lands shall be required to submit all plans to the Golden Gate Estates Land Trust Committee ("Committee") for approval of the proposed development of the Lands to ensure that the proposed development is complementary and esthetically pleasing to the immediate surrounding Orange Tree community. In the event the Lands cease to be utilized by the grantee in accordance with the aforementioned restrictions and limitations, said Lands shall automatically revert back to Grantor. 3878085 OR: 4079 PG: 1356 RECORDED in OFFICIAL RECORDS of COLLIER COUNTY, FL 07/28/2006 at 09:38AN DAIGHT E. BROCI, CLERK RIC FEE 18.50 COPIES 2.00 Retn: CLERK TO THE BOARD INTEROFFICE 4TH FLOOR KIT 7240 *** OR: 4079 PG: 1357 *** IN WITNESS WHEREOF the said Grantor has caused these presents to be executed in its name by its Board of County Commissioners acting by Chairman or Vice Chairman of said Board, the day and year aforesaid. ATTEST: - DWIC,Ffi'f.;E�;, OCK, Clerk test as .to Cha t r wa s 1 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA By: Frank Halas, Chairman Approve as to form and legal sufficiency By: Ellen T. Chadwell, Assistant County Attorney CORRECTIVE STATUTORY DEED THIS IS A CORRECTIVE STATUTORY DEED TO CORRECT THAT CERTAIN DEED PREVIOUSLY RECORDED IN O.R. BOOK 3080, PAGE 0723 WHICH CONTAINED A SCRIVENER'S ERROR IN THE LEGAL DESCRIPTION THIS DEED made this ZL5k day of J 2006, by COLLIER COUNTY , A POLITICAL SUBDIVISION OF THE STATE OF FLORIDA, BY ITS BOARD OF COUNTY COMMISSIONERS, ACTING IN THEIR CAPACITY AS TRUSTEE OF THE GAC LAND TRUST, having a mailing address of 3301 East Tamiami Trail, Naples, Florida 34112, hereinafter called the Grantor, to COLLIER COUNTY, A POLITICAL SUBDIVISION OF THE STATE OF FLORIDA, having a mailing address of 3301 East Tamiami Trail, Naples, Florida 34112 , hereinafter called the Grantee. (Wherever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and their respective heirs, legal representatives, successors and assigns.) WITNESSETH: That the Grantor, for and in consideration of the sum of Ten Dollars ($10.00) and other valuable consideration, receipt whereof is hereby acknowledged, hereby grants`" ggins, sells, ali6i*, emises, releases, conveys and confirms unto the Grantee, 1 tfcertain land situate in, Collier County, Florida, to wit: See attached Subject to by reference. of record. WITNESSETH that Gra'ti 6'e I rees and warm `that the Lands shall be utilized for the purpose of road right=w and sto[�'`'Water retention required for the Immokalee Road improvements..- IN WITNESS WHEREOF the said Grantor has caused these presents to be executed in its name by its Board of County Commissioners acting by Chairman or Vice Chairman of said Board, the day and year aforesaid. ATTEST' :.•.c. `°,..: _` DWIGHT E. BROi✓K, Clerk aaRais- to nm >I t 104tnre on I BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA Frank Halas, Chairman Approvej as to form and legal sufficiency By: 1 Ellen T. Chadwell, Assistant County Attorney 878086 OR: 4079 PG: 1358 RECORDED in OFFICIAL RECORDS Of COLLIER COUNTY, FL 07/28/2006 at 09:38AN DNIGHT I. BROCK, CLERK RIC FBI 27.00 COPIES 3.00 Retn: CLERK TO THE BOARD INTEROFFICE 4TH FLOOR E%T 7240 -- OR: 4079 PG: 1359 I�I III � III 4' � �' L' S 89.40 50" E 1431.09'• I N II III I r i I I IM f I 17 i IIIM I cr l� / % NOT TO SCALE 0 Illo Z� I I I IZ i I o� ULj W W L2 f / J P.O.B. RAN A L 1BOULEYARD —--_---- _ ATT SM. (FOR THE FIRM) 34 " NOT VALID NATHOUT THE SIGNATURE AND THE ORIGINAL RAISED SEAL Of A FLORIDA LICENSED SURVEYOR AND MAPPER EXHIBIT 9 of Y REV 1) REVISED CURVES, DISTANCES AND ACREAGE TMO 1/06 EOIC CCU= COUNTY TRANSPORTATION Si3R91CBS This is NOT a Survey. SIMTCH & DESCRIPTION OF �� ..ar•• = SECTION 23, TOWNSHIP 48 S., RANGE 27 E., COLLIER COUNTY FLORIDA >r�rY#.rY�IWNM•Iw #YO/•ti #f0•M•Yi1 �� TASK CODE: DRAWN BY: CHKED BY: CAD FLE: PROJECT NO: SHEET 6CUMNG INDEX ND: REV TYO DJR IR-L-179 04014-001-000 1 OF 2 iR-L-179 LINE TABLE IN ✓ LENGTH BEARING L ' 761.88 N00'19'10" 426.54 9'10'40" 3 381.66 500'79'10"W 50.10 S89'40'S " CURVE TABLE CURVE RADIUS DELTA ARC LENGTH CHORD BEARING CHORD -Cl 2769.79 47'1 '4 2284.69 N 46'4 2220.47 C2• 2814.93 2905.55 1'1 7"W 2778.27 Jon V4, 2006 - I0:39:46 T0SB0RNEIX:\SUR\0401 4\Parcel 179.tlwq *** OR: 4079 PG: 1360 *** Description: A portion of Tract "A", Golden Gate Estates, Unit 22, according to the plot thereof as recorded in Plot Book 7, Page 84, Collier County, Florida, being more particularly described as follows: Beginning at the Southwesterly Corner of said Tract "A"; thence North 00'19'10" East, along the westerly boundary of said Tract "A", which is also the centerline of 4th Street N.E., for a distance of 761.88 feet; thence South 89'10'40" East, for a distance of 426.54 feet; thence South 00'19'10" West, a distance of 381.66 feet, to a point on a circular curve, concave Northwesterly, whose radius point bears North 40'35'28" West, a distance of 2,769.79 feet therefrom; thence run Northeasterly, along the arc of said curve to the left, having a radius of 2,769.79 feet, through a central angle of 47'15'40 subtended by a chord of 2,220.47 feet at a bearing of North 25'46'42" East, for an arc length of 2,284.69 feet to the end of said curve, and a point on the Northerly Boundary of said Tract "A"; thence South 89'40'50" East, along the Northerly Boundary of said Tract "A", for a distance of 50.10 feet to a point on a circular curve, concave Northwesterly, whose radius point bears North 88'14'45" West, o distance of 2,814.93 feet therefrom; thence run Southwesterly, along the arc of said curve to the right, having a radius of 2,814.93 feet, through o central angle of 59'08'25 subtended by a chord of 2,778.27 feet at a bearing of South 31'19'27" West, for on arc length of 2,905.55 feet, to the POINT OF BEGINNING; Containing 9.1208 acres, more or less. co Notes: 1. This is not a survey. 1 2. Basis of bearing is plo� .m 3. Subject to easements, votions and restrictions oF„ � record. 4. Not valid without Sheet 1 - depicting Sketch f . Description and bearing the originOIL, 'gnoture an embossed seal of a Florida registered" 5urye Peer. 5. All dimensions ore plat unless otherwise noted 6. • Note should be taken that on the plat of Golden Gate Estates, Unit 22, a 30' deficiency occurs in the block containing Tracts 110-125, and Tract "A", and a 30' overage occurs in the block containing 78-109, and this is reflected in the calculations concerning this parcel. 7. This is a revision of a sketch & description created by Wilkison & Associates which merged with Wilson Miller effective 7-1-02 EXHIBIT REV 1) REVISED CURVES. DISTANCES AND ACREAGE TMO 1/06 This is NOT a Survey. ........... .. rwo,.., ,w,� yr SECTION 23, TOWNSHIP 48 S., RANGE 27 E., CA.&* COLLIER COUNTY FLORIDA a•rrrrs.r„rur>r�. �,,. eras. w, soar,. w �� TASK CODE: DRAWN BY: CNKEO BY: CAD FILE: PROJECT NO: SNEET DRAWING INDEx N0: REy� TWO DJH 1R-L-in 04014-001-000 2 of 2 IR-L-179 don U4. ZW6 - 10:41:51 TOSB0RNE1x:\SUR\0401 ♦\Parcel 179.d.g AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20190002355 and PL20190002355 1 Richard D. Yovanovich, Esq. (print name), as Successor Trustee (title, if applicable) of the Golden Gate Boulevard West Trust (company, If applicable), swear or affirm under oath, that I am the (choose one) owner= applicant=contract purchaser and 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 Coleman, Yovanovich & Koester, P.A. and Q. Grady Minor & Associates, 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 (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 penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true. -&A �.J _,_>5!-I � July 29, 2020 Signature Date STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of M physical presence or ri online notarization this 294 day of July 20 20 , by (printed name of owner or qualifier) Richard D. Yovanovich Such person(s) Notary Public must check applicable box: ED Are personally known to me Has produced a current drivers license Has produced CP\08-COA-00115\155 REV 3/4/2020 as identification. DIANNAQUINTANILLA NotaryPublic- StateofFlorida ,. Commission., GG 142591 My Comm. Expires Sep 13, 2021 Acrded through National Notary Assn, AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20190002355 and PL20190002356 1 Richard D. vovanovich, Esq. (print name), as Successor Trustee (title, if applicable) of Land Trust 850.024 under Land Trust Agreement dated December 1, 2005 (company, If ap licable), swear or affirm under oath, that I am the (choose one) owner0applicantF--Jcontract purchaser and 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. We/I authorize Coleman, Yovanovich & Koester, P.A. and Q. Grady Minor & Associates, 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.CJ 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 penalties of perjury, 1 declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true. July 29, 2020 Signature Date STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of physical presence or rl online notarization this zstn day of July 2020 , by (printed name of owner or qualifier) Richard D. vovanovich Such person(s) Notary Public must check applicable box: Are personally known to me 0 Has produced a current drivers license ® Has produced CP\08-COA-00115\155 REV 3/4/2020 as identification. DIANNAQUINTANILLA Nota' Public - State of Florida Commission, GG 14259' My Comm. Expires Sep 13, 2021 „ 6crdedthroughNatioralmc;3ryAssr. AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20190002355 and PL20190002356 1 Richard D. Yovanovich, Esq. (print name), as successor Trustee (title, if applicable) of Land Trust 850.031 under Land Trust Agreement dated December 1, 2005 (company, If a licable), swear or affirm under oath, that I am the (choose one) owner applicant=contract purchasernand 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 Coleman, Yovanovich & Koester, P.A. and Q. Grady Minor & Associates, 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. 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 penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated iin` it are true. �- v ~ July 29, 2020 Signature Date STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of rxJ physical presence or F71 online notarization this 29th day of July 20 20 , by (printed name of owner or qualifier) Richard D. Yovanovich Such person(s) Notary Public must check applicable box: F1 Are personally known to me Q Has produced a current drivers license M Has produced as identification. Notary Signature: Al O a 11 -Q—) QU-4izm-,/Z& CP\08-COA-00115\155 REV 3/4/2020 DIANNAQUINTANILLA .�« Nqp ar}.Ftublic - State of Porida Commission=GG 14239' ,.,., My Comm. Expires Sep 13.2021 Bcrdedthrough NationelNCtarV�'ssr. AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20190002355 and PL20190002356 1, Richard D. Yovanovich, Esq. (print name), as successor Trustee (title, if applicable) of under Land Trust Agreement Dated June 10, 2009 known as Trust Number 850.045 (company, If applicable), swear or affirm under oath, that I am the (choose one) ownerF---1applicant acontract purchaser and 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 Coleman, Yovanovich & Koester, P.A. and Q. Grady Minor & Associates, 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 (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 penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true. July 29, 2020 Signature STATE OF FLORIDA COUNTY OF COLLIER Date The foregoing instrument was acknowleged before me by means of ®x physical presence or rl online notarization this 29th day of July 20 20 by (printed name of owner or qualifier) Richard D.Yovanovich Such person(s) Notary Public must check applicable box: M Are personally known to me M Has produced a current drivers license rl Has produced as identification. Notary Signature: A/ /LJ _/A LIJa CP\08-COA-00115\155 REV 3/4/2020 DIANNAQUINTAN __ Notary Public State of .' o a C6h fission-.GL �-259 MY Comm. Expires Sep 13.2C'.2l ,,,,,,, Bcnded lhreugh Natioret �ct=rq?s_r PROJECT: Randall Curve Property FOLIO NO: 37690040003 REAL ESTATE SALES AGREEMENT THIS AGREEMENT made and entered into this ZAy k- day of I_Qrl 2019, by and between the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, hereinafter referred to as "Seller" whose mailing address is 3335 Tamiami Trail East, Naples, FL 34112, and, RICHARD D. YOVANOVICH, SUCCESSOR TRUSTEE (AND NOT INDIVIDUALLY), hereinafter referred to as "Purchaser" whose mailing address is c/o Crown Management Services, LLC, 207 Cherry Hill Drive, Presto, PA 15142, WHEREAS, Seller desires to sell the 47 +1- acre parcel defined below as the County Property for a cash payment and exchange of a 10 *!- acre parcel defined below as the Estates Shopping Property owned by Purchaser on the terms and conditions hereinafter set forth. WHEREAS, Seller shall retain a "useable" one -acre tract of land on the County Property to facilitate a County service building to serve the community. NOW, THEREFORE, in consideration of the recitals, the mutual covenants hereinafter set forth and other good and valuable considerations, the receipt and sufficiency of which are hereby mutually acknowledged, it is agreed by and between the parties as follows. - I. RANDALL CURVE PROPERTY. The real property owned by Seller and to be sold to Purchaser, which is subject to this Agreement, (hereinafter referred to as "County Property") is located in Collier County, Florida, is commonly known as the Randall Curve Property and described on Exhibit "A" attached hereto and made a part hereof. 2. ESTATES SHOPPING PROPERTY. The real property owned by Purchaser and to be conveyed to Seller, which is subject to this Agreement (hereinafter referred to as "Estates Shopping Property") is located in Collier County, Florida and described on Exhibit "B" attached hereto and made a part hereof. 3. SALE, CONVEYANCE and EXCHANGE. Seller agrees to sell and convey Seller's right, title and interest in and to the County Property less a one -acre useable tract ("One -Acre Tract") to Purchaser, and Purchaser agrees to purchase the County Property from Seller at the price and upon the terms and conditions hereinafter set forth. In addition to the Purchase Price (defined below), in exchange for the County Property, Purchaser shall convey at no cost to Seller the Estates Shopping Property, at the terms and conditions hereinafter set forth. Both the County Property and the Estates Shopping are being sold in their "as is" condition. THE "AS -IS" NATURE OF THIS AGREEMENT APPLIES TO ALL ASPECTS OF BOTH THE COUNTY PROPERTY AND ESTATES SHOPPING PROPERTY. THE PARTIES ACKNOWLEDGE AND AGREE THAT THE "AS -IS" NATURE OF THIS AGREEMENT WAS THE BASIS FOR DETERMINING THE PURCHASE PRICE. THE PURCHASE PRICE FOR THE COUNTY PROPERTY IS BASED UPON LAND VALUE ONLY AND NO VALUE HAS BEEN ATTRIBUTED TO ANY STRUCTURE OR OTHER IMPROVEMENTS CONSTRUCTED ON THE COUNTY PROPERTY OR THE ESTATES SHOPPING PROPERTY NEITHER PURCHASER NOR SELL SHALL HAVE ANY MAINTENANCE OR RISK OF LOSS RESPONSIBILITIES WITH RESPECT TO THEIR RESPECTIVE PROPERTY. 4. EXECUTION OF AGREEMENT. Purchaser shall execute this Agreement in advance of submittal to the Board of County Commissioners. The date the Board of County Commissioners approve of this Agreement shall be referred to herein as the "Effective Date". 5. TITLE. Title to the County Property shall be conveyed to Purchaser by Statutory Deed and title to the Estates Shopping Property shall be conveyed to Seller by Special Warranty Deed. In addition to the foregoing, both parties agree to execute an owner's gap, construction lien and non -foreign affidavit, closing statement and all such other documentation requested by either party's attorney in order for it to obtain an owner's title insurance policy. 6. PURCHASE PRICE. The Purchase Price ("Purchase Price") for the County Property is THREE MILLION SEVEN HUNDRED FIFTY THOUSAND DOLLARS ($3,750,000), payable by Purchaser to Seller. Within three (3) business days after the Effective Date, Purchaser shall pay to Coleman, Yovanovich & Koester, P.A. ("Escrow Agent"), an initial deposit in the amount of ONE HUNDRED EIGHTY-SEVEN THOUSAND, FIVE HUNDRED DOLLARS ($187,500) hereinafter referred to as ("Initial Deposit"). Prior to the end of the ninety (90) day Due Diligence Period, if Purchaser has not elected to terminate this Agreement, Purchaser shall pay to Escrow Agent an additional sum of ONE HUNDRED EIGHTY-SEVEN THOUSAND, FIVE HUNDRED DOLLARS ($187,500), hereinafter referred to as (`Second Deposit") so that the total deposit equals THREE HUNDRED SEVENTY-FIVE THOUSAND DOLLARS ($375,000) and shall be non-refundable except for Seller's default or Purchaser's failure to obtain all required County land use entitlements and all required State and Federal approvals set forth in Section 8, below. The Initial Deposit and the Second Deposit shall collectively be referred to as the "Earnest Money." The balance, after credit of the Earnest Money and any prorations and adjustments, shall be paid by PURCHASER to SELLER at closing of this transaction. 7. INPECTION PERIOD AND DUE DILIGENCE. Purchaser shall have a period of ninety (90) days from and after the Effective Date ("Due Diligence Period") to inspect the County Property, including the right to make engineering and soil tests, analyses and other investigations, and to investigate and/or review any other facts. circumstances or matters, or to perform any and all due diligence, which Purchaser deems relevant to the purchase of the County Property. This Agreement shall terminate if prior to the expiration of the Due Diligence Period, Purchaser delivers to Seller written notice that the County Property is not suitable to Purchaser for any or no reason in Purchaser's sole and absolute discretion. If Purchaser terminates this Agreement pursuant to this Section, then upon such termination, Purchaser shall receive an immediate refund of the Initial Deposit then held by Escrow Agent, and thereafter neither party shall have any further obligations to the other hereunder. 8. LAND USE ENTITLEMENT CONDITIONS. Purchaser's obligation to purchase the County Property and exchange the Estates Shopping Property is contingent upon Purchaser obtaining: (a) final approval of any rezone, and any amendment(s) to the Collier County Growth Management Plan and/or Land Development Code, as are necessary to obtain such rezone, to permit commercial and/or residential uses on the County Property acceptable to the Purchaser in Purchaser's sole and absolute discretion, and (b) an amendment to the Estates Shopping Center Sub -district and the Estates Shopping Center CPUD to eliminate the grocery store requirement and to add the County's proposed uses for essential public service to include, but not be limited to, workforce housing, senior housing, VA nursing home and an animal sanctuary. Purchaser shall work with the Seller during the entitlement process to agree upon the legal description of the One -Acre Tract and to define and develop the appropriate development standards for the One -Acre Tract. The One -Acre Tract will be fully mitigated and not required to provide preserve, open space, water quality and water quantity management within the acre and shall have access to the main access road of the development. The Purchaser will work with the Seller's representative to define development standards that reduce the setbacks and buffering to the parent parcel during the rezone process, eliminate the grocery store requirement and obtain uses on the remaining parcel between Wilson Boulevard and 151 Street Northwest acceptable to Purchaser in Purchaser's sole and absolute discretion During the entitlement process, at Purchaser's request, Seller shall execute all petitions to add the Purchaser's desired uses on the County Property including, but not limited to, a petition to amend the Collier County Growth Management Plan and a petition to rezone the County Property. The Purchaser shall use his best efforts to obtain the land use entitlements within twenty-four (24) months of the execution of this Agreement. Should the Purchaser fail to complete the entitlement process within thirty (30) months, then this Agreement shall terminate and the Earnest Money shall be returned to the Purchaser and the parties shall have no further obligations hereunder. 9. TITLE AND SURVEY EXAMINATION A Within forty-five (45) days after the Effective Date, Purchaser may obtain a title insurance commitment with respect to the County Property ("Title Commitment"). If the Title Commitment reflects that title to the County Property is subject to matters that are not acceptable to Purchaser, Purchaser shall notify Seller of Purchaser's objections to the same in writing by no later than forty-five (45) days after the Effective Date, and the same shall be treated as defect(s) ("Objections") Unless Purchaser timely delivers written notice to Seller of the Objections, Purchaser shall be deemed to accept title to the County Property in its then existing condition. Seller shall, by no later than ten (10) days from and after receipt of the Objections, provide written notice to Purchaser stating whether it will cure (or attempt to cure) the Objections, which decision shall be in Seller's sole and absolute discretion. If Seller elects to cure (or attempt to cure) the Objections, Seller shall have until the expiration of the Due Diligence Period (the "Cure Period"). If Seller does not agree to cure the Objections (or if Seller elects to attempt to cure one or more Objections, but is unable to timely cure the same prior to the expiration of the Cure Period), Purchaser shall have the option of either: (i) proceeding with this transaction in accordance with the terms and provisions hereof and accepting all title matters in their then existing condition; or (ii) terminating this transaction upon notice to Seller prior to the expiration of the Due Diligence Period, whereupon the Initial Deposit shall be returned to Purchaser, and Seller and Purchaser shall be released from any and all further obligations and liabilities arising under or out of this Agreement. Despite the foregoing, Seller shall be required to cure defects in title related to monetary items such as liens or mortgages created by Seller or as a consequence of Seller's ownership of the County Property. Between the Effective Date and Closing, neither party shall encumber their respective property with any lien or other encumbrance that is not expressly permitted or reasonably contemplated by this Agreement or that cannot be satisfied or otherwise discharged by prior to or in conjunction with Closing. B. Within forty-five (45) days after the Effective Date, Purchaser may obtain a boundary survey of the County Property ("Survey"). If Purchaser obtains the Survey, and the Survey correctly shows: (a) an encroachment onto the County Property, (b) that an improvement located on the County Property projects onto lands of others, (c) lack of legal access, or (d) encumbrances or defects, then Purchaser may provide Seller with a copy of the Survey and notify Seller of any such encroachment, encumbrance or defect and the same shall be treated as Objections and are subject to the provisions of Section 9.A, above. If Purchaser has failed to terminate the Agreement prior to the expiration of the Due Diligence Period, then Purchaser shall be deemed to have accepted all survey related matters in their existing condition. 10. PRORATIONS ADJUSTMENTS AND CLOSING COSTS, A The following items shall be prorated and adjusted between Seller and Purchaser as of midnight of the day preceding closing: 1. All installments or special assessments payable after the closing, whether for work commenced as of the closing or otherwise, shall be paid exclusively by Purchaser. 2. All other items required by any other provision of this Agreement to be prorated or adjusted. 3. At the closing, the amount of proration and adjustments as aforesaid shall be determined or estimated to the extent practicable and the monetary adjustment shall be made between Seller and Purchaser. All such prorations and adjustment shall be final. B. Purchaser shall pay for all costs associated with this transaction including, but not limited to all the associated costs cf the land swap including zoning and use approvals, engineering, surveying, transfer, documentary taxes, and recording costs for any curative instruments. Purchaser agrees to pay the cost of publication of the legal notice soliciting bids on the Premises. Seller shall pay the costs of recording the conveyance instrument. 11. DEFAULTS AND TERMINATION. If Purchaser defaults hereunder and such default has not been cured within ten (10) days after written notice of such default to Purchaser, then provided Seller is not in default, Seller's sole remedy shall be to terminate this Agreement by giving Written Notice thereof to Purchaser, whereupon the Earnest Money paid to date shall be retained by Seller as liquidated damages which shall be Seller's sole and exclusive remedy, and neither party shall have any further liability or obligation to the other. The parties acknowledge and agree that Seller's actual damages in the event of Purchaser's default are uncertain in amount and difficult to ascertain and that said amount of liquidated damages was reasonably determined by mutual agreement between the parties and said sum was not intended to be a penalty in nature. If Seller defaults hereunder and such default has not been cured within thirty (30) days after Written Notice of such default to Seller, and provided Purchaser is not in default, Purchaser may, at its option: (a) terminate this Agreement, whereupon the Earnest Money shall be returned to Purchaser and neither party shall have any further liability or obligation to the other, 4 (b) enforce this Agreement by a suit for specific performance, or (c) pursue any other remedy available by law or in equity. 12, EXPENSES. Any and all costs and expenses incurred by Seller in connection with this transaction, including, without limitation, associated costs of the land swap including zoning and use approvals recording fees, conveyance fees, public no#ice cost, documentary and intangible taxes of every nature and kind whatsoever, shall be borne and paid by Purchaser. Notwithstanding the foregoing, Seller shall be responsible for Seller's legal fees and expenses. 13. INTERMEDIARIES. Any and all brokerage commissions or fees brought about by the action of Purchaser shall be the sole responsibility of the Purchaser. Purchaser shall indemnify Seller and hold Seller harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Purchaser as a real estate broker, salesman or representative, in connection with this Agreement, including costs and reasonable attorneys' fees incident thereto. Notwithstanding the foregoing, Seller represents and warrants that no brokers or realtors have been engaged by Seller with respect to the purchase and/or sale of the County Property or the Estates Shopping Property. This provision shall survive closing of this transaction. 14. CLOSING. Closing shall take place during normal business hours at the offices of the Escrow Agent, 4001 Tamiami Trail North, Suite 300, Naples, Florida, 34103, or such other location as parties may select, within 30 days from the date Purchaser obtains the last of all necessary County, State and Federal approvals. 15. GENERAL PROVISIONS. A. This Agreement, including all exhibits attached hereto and documents to be delivered pursuant hereto, shall constitute the entire agreement and understanding of the parties, and there are no other prior or contemporaneous written or oral agreements, undertakings, promises, warranties or covenants not contained herein. B. This Agreement may be amended only by a written memorandum subsequently executed by all the parties hereto. C. No waiver of any provision or condition of this Agreement by any party shall be valid unless in writing signed by such party. No such waiver shall be taken as a waiver of any other or similar provision or of any future event. act or default. D. Time is of the essence of this Agreement. In the computation of any period provided for in this Agreement or by law, any date falling on a Saturday, Sunday or legal holiday shall be deemed to refer to the next day which is not a Saturday, Sunday or legal holiday. E. In the event that any provision of this Agreement shall be unenforceable in whole or in part, such provision shall be limited to the extent necessary to render the same valid, or shall be excised from this Agreement, as circumstances require, and this Agreement shall be construed as if said provision had been incorporated herein as so limited, or as if said provision had not been included herein, as the case may be. F. Headings of paragraphs are for convenience of reference only and shall not be construed as a part of this Agreement. G. This Agreement shall be binding upon and shall inure to the benefit of the parties hereto, and their respective heirs, executors, personal representatives, successors and assigns, provided, however, that this Agreement may not be assigned by Purchaser without the prior express written consent of Seller, which consent may be withheld for any reason whatsoever. Notwithstanding the foregoing, Purchase may elect to take title to the County Property in the name of a trust and/or entity related to Purchase or Robert Crown H. Any and all notices permitted, or required to be given hereunder, shall be in writing and shall be either personally delivered to the party or shall be sent by United States mail, postage prepaid, registered or certified mail to the following addresses. Any such notice shall be deemed given and effective upon receipt or refusal of delivery thereof by the primary party to whom it is to be sent. AS TO SELLER: Collier County Real Property Management Attention: Toni A. Mott 3335 East Tamiami Trail, Naples, Florida 34112 WITH A COPY TO: Collier County Attorney's Office Attention: Jeffrey A. Klatzkow, County Attorney W. Harmon Turner Building, 81' Floor 3335 East Tamiami Trail, Naples, Florida 34112 AS TO PURCHASER: Crown Management Services, LLC Attention Robert Crown 207 Cherry Hill Drive Presto. PA 15142 WITH A COPY TO: Richard D. Yovanovich, Esq. Coleman, Yovanovich & Koester, P A 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 I. This Agreement shall be governed in all respects by the laws of the State of Florida. If any legal action or other proceeding is brought for the enforcement of this Agreement, or because of an alleged dispute, breach or default in connection with any of the provisions of the Agreement, the prevailing party shall be entitled to recover reasonable paralegal and attorneys' fees and all out of pocket third party costs incurred in that action or proceeding, including those related to appeals. J. This Agreement may be executed in any number of counterparts, any or all of which may contain the signatures of less than all the parties, and all of which shall be construed together as but a single instrument. K. Possession of the County Property shall be delivered to the Purchaser at Closing. Possession of the Estates Shopping Property shall be delivered to the Seller at Closing. L. The word "Closing", or words of similar import as used in this Agreement. shall be construed to mean the originally fixed time and closing date specified herein or any adjourned time and date provided for herein or agreed to in writing by the parties, or any earlier date permitted herein [61 M. This Agreement is between Seller and Purchaser and no other party shall, under any circumstances, be deemed to be a beneficiary of any of the terms and conditions to be performed by Seiler pursuant to this Agreement. N. All the parties to this Agreement have participated fully in the negotiation and preparation hereof; and, accordingly, this Agreement shall not be more strictly construed against any one of the parties hereto. O. Neither this Agreement nor any memorandum or evidence hereof shall be recorded in any public records by Purchaser. If so recorded by Purchaser, this Agreement shall be deemed ipso facto canceled and terminated: the Earnest Money shall thereupon be retained by or paid to Seller as liquidated damages for such default, and Purchaser shall have no further interest in the County Property, pursuant to this Agreement or otherwise. P. Any prior agreements, representations, understandings or oral statements, including, but not limited to rendering or representations contained in sales brochures, maps, sketches, advertising or sales materials, and oral statements of sales representatives, if not expressed in this Agreement, are void, have no effect, and have not been relied upon by Purchaser. 16. ESCROW AGENT. Escrow Agent shall not be responsible for any defaults hereunder by any party. In the event of an actual or potential dispute as to the rights of the parties hereto under this Agreement, the Escrow Agent may in its sole discretion, continue to hold the Earnest Money until the parties mutually agree to the release thereof, or until a judgment of a court of competent jurisdiction shall determine the rights of the parties thereto, or it may deposit any monies and all instruments held pursuant to this Agreement with the Clerk of Court, Collier County, Florida, and upon notifying all parties concerned of such action, all liability on the part of the Escrow Agent shall fully terminate, except to the extent of an account of any monies theretofore delivered out of escrow. All parties agree that Escrow Agent shall not be liable to any party or person whomsoever for any action taken or omitted by Escrow Agent, including but not limited to any mis-delivery of monies or instruments subject to this escrow, unless such mis- delivery shall be due to willful breach in bad faith of this Agreement or gross negligence on the part of the Escrow Agent. All of the terms and conditions in connection with Escrow Agent's duties and responsibilities and the rights of Seller, Purchaser and any lender or anyone else, are contained in this instrument, and the Escrow Agent is not required to be familiar with the provisions of any other instrument or agreement, and shall not be charged with any responsibility or liability in connection with the observance or non -observance by anyone of the provisions of any other such instrument or agreement. Escrow Agent may rely and shall be protected in acting upon any paper or other document which may be submitted to Escrow Agent in connection with its duties hereunder and which is believed by Escrow Agent to be genuine and to have been signed or presented by the property party or parties and shall have no liability or responsibility with respect to the form, execution or validity thereof. Escrow Agent shall not be required to institute or defend any action or legal process involving any matter referred to herein which in any manner affects it or Escrow Agent's duties or liabilities hereunder unless or until required to do so by the Purchaser or Seller, and then only upon receiving full indemnity in an amount and of such character as Escrow Agent shall require, against any and all claims, liabilities, judgments, attorneys' fees and other expenses of every kind in relation thereto, except in the case of Escrow Agent's own willful misconduct or gross negligence Escrow Agent shall not be bound in any way or affected by any notice of any modification, cancellation, abrogation or rescission of this Agreement, or any fact or circumstance affecting or alleged to affect the 7 rights or liabilities of any other persons, unless Escrow Agent has received written notice satisfactory to Escrow Agent signed by all parties to this Agreement. 17. OTHER PROVISIONS: A. Seller and Purchaser have the right to maintain possession of their respective properties until the date of closing. IN WITNESS WHEREOF, the parties have caused this Agreement to be executed as of the day and year first above written. AS TO SELLER: DATED: Call ��b ATTEST: YSTAE._K_ KINZEL, Qerk 'tjt� Attest. as to Chairman'fep�� c' — signature only. and legality: Jeffrey County BOARD OF TY COMMISSIONERS OF CO�LIE� TY, FLOR�i r C�J �' By. c _ W' tam L. McDaniel, Jr., Chair an AS TO PURCHASER (as to all): 1 DATED: L' P4nt Nan*: il-*All- Witrtessr�nat�e) � . Witness (siatural Print Name, �?,49-I, Iz/- ml 1_ r) ---) c Richard D. Yovanovich, as Successor Trustee under Land Trust Agreement Dated June 10, 2009 known as Trust Number 850.045 Richard D. Yovanovich, as Successor Trustee of Land Trust 850.028 under Land Trust Agreement dated December 1, 2005 Richard D. Yovanovich, as Successor Trustee of the Golden Gate Boulevard West Trust Richard D. Yovanovich, as Successor Trustee of Land Trust 850.024 under Land Trust Agreement dated December 1, 2005 Richard D Yovanovich, as Successor Trustee of Land Trust 850.031 under Land Trust Agreement dated December 1, 2005 Exhibit "A" County Property All of Tract "A", Golden Gate Estates, Unit 22, according to the plat thereof as recorded in Plat Book 7, Pages 83 and 84 of the Public Records of Collier County, Florida, LESS AND EXCEPT that portion conveyed by Statutory Deed and recorded in O.R. Book 4079, Page 1358. Exhibit "B" Estates Shopping Property I2 TRACT 76 TRACT 105 TRACT 112 i I i TRACT 14l I 1 1 I 1 (OR 260. PG 1157) (OR 4098, PG 3964) 1 I r S 89'40'50" E 1 I (OR 5315. PG 2423) 480.00' I K' I I (OR 5197, PG 3325) I r i yyg (OR 5197. PG 3327) (DR 5197, PG 3351) CCC 1 I 1 i I I I I I I I 1 I I I I 1 I I I 1 1 I 01 OY I ; I I I I I I I 1 1 I I 1 TRACT Im rwtT lop TRACT Ipy Ilp I I I TRACT IIJ r I I 3I I 1 W OI 1 I O I I Z ___—__ I _J � RGAIr�.Y L___L___ _______ ___ 8_—__ _--____ _POB I IED' ROADWAY L_______. S 811`4001 a I T 84000 N 89*40'50' POC:'�� OOL DEN ---- ---------- TE BLVD ----- 480 --- 00' --- --- ___� TRACT 87 I TRAGi pp T9ICT B9 TRACT I. Tft Cl 123 I I i TRACT 124 GOLDEN GATE ESTATES UNIT N0. 12 (PB 4, PG 105) DRAIM4 BY: KAG CHECKEDBV: ma Q. Grady 311nor and Associates. P A. CODE 0 JOB 0 Civil Engineers Land Surveyors . Planners . Bonita Springs, Florida 34134 Landscape Architects SCALE 1'. MW DATE. 5A0008T2019 FILE. 1941H-s -1 Cert, of Aui6. EB 0005151 Cert of Au1H. LB 0005151 Bonita S rin : 239.947. 1144 www. Cred M/oor.com Burl— LC 26000266 Fort Myers: 239.690.4380 SHEETS i ar I PROPERTY DESCRIPTION A PARCEL OF LAND BEING ALL OF TRACT 110 AND A PORTION OF TRACTS 109 AND Ill. GOLDEN GATE ESTATES UNIT NO. 11. AS RECORDED IN PLAT BOOK 4, PAGES 103 AND 104. OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT ME SOUTHWEST CORNER OF TRACT 107, GOLDEN GATE ESTATES UNIT NO. 11. AS RECORDED IN PUT BOON 4, PAGES 103 AND 104. OF THE PUBLIC RECORDS OF COLLIER COUNTY. FLORIDA; THENCE ALONG THE SOUTH LINE OF SAID PUT SOUTH 89'4O'50' EAST, 840.00 FEET TO THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE NORTH OOI9'10' EAST, A DISTANCE OF 93SOO FEET; THENCE SOUTH 89'40'50' EAST, A DISTANCE OF 4BO.00 FEET TO THE EAST LINE OF TRACT 111, P OF SAID UT; THENCE ALONG THE EAST LINE OF SAID TRACT 111 AND TRACT 110, SOUTH 0719'10' WEST, A DISTANCE OF 935.00 FEET TO A POINT ON THE AFOREMENTNINED SOUTH LINE OF SLID PUT; THENCE ALONG SAID SOUTH LINE, NORTH 89'40'50' WEST, A DISTANCE OF 480.00 FEET TO THE POINT OF BEGINNING. CONTAINING 10.30 ACRES, MORE OR LESS NOTES: 1. BEARINGS SHOWN HEREON ARE BASED ON THE SOUTH LINE OF GOLDEN GATE ESTATES UNIT NO. 11. AS RECORDED IN PUT BOOK 4, PAGES 103 AND 104, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. AS BEING N 89140'50' W. 2, DIMENSIONS SHOWN HEREON ARE IN U.S. SURVEY FEET AND DECIMALS THEREOF. 3. THIS SKETCH AND DESCRIPTION IS WI VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL OF A LICENSED FLORIDA SURVEYOR AND MAPPER, NO ADDITIONS OR DELETIONS TO THIS SKETCH h DESCRIPTION MAP ARE PERMITTED WITHOUT THE EXPRESSED WRITTEN CONSENT OF THE SIGNING PARTY. LEGEND: POC PONT OF COUENCEAEM I'm POINT OF BEGI NNG OR OFFICIAL RECORDS BOO( PB PUT BOOK PG PAGES) 0 100' 200' 400' -N- SCALE: 1" = 200' THIS PUN MAY HAVE BEEN ENLARGED OR REDUCED FROM INTENDED DISPLAY SCALE FOR REPRODUCTION REASONS SKETCH AND DESCRIPTION ESTATES SHOPPING CENTER COLLIER COUNTY PARCEL LYING IN SECTION 4, TOWNSHIP 49 SOUTH, RANGE 27 EAST COLLIER COUNTY, FLORIDA PROJECT: RANDALL CURVE PROPERTY FOLIO NO.: 37690040003 FIRST AMENDMENT TO REAL ESTATE SALES AGREEMENT This First Amendment to Real Estate Sales Agreement (this "Amendment") is made and entered into effective as of December M, 2019, by and between the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA ("Seller"), and RICHARD D. YOVANOVICH, SUCCESSOR TRUSTEE (AND NOT INDIVIDUALLY) ("Purchaser"). RECITALS: A. Seller and Purchaser have entered into that certain Real Estate Sales Agreement dated September 24, 2019 (the "Agreement"), relating to the purchase and sale of a 47 +/- acre parcel commonly known as the Randall Curve Property and legally described on Exhibit "A" attached to the Agreement. B. Seller and Purchaser hereby amend the Agreement as more particularly provided for herein. C. Capitalized terms used but not defined in this Amendment shall have the same meaning ascribed to such capitalized terms in the Agreement. AGREEMENT: NOW, THEREFORE, for and in consideration of the mutual covenants contained herein and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree the Agreement is amended as follows: 1. Due Diligence Period. Purchaser's Due Diligence Period (as defined in Section 7 of the Agreement) is hereby extended to January 31, 2020. 2. Second Deposit. Purchaser's Second Deposit shall be due prior to the end of the Due Diligence Period as extended hereby. 3. Ratification and Confirmation. Except as provided herein, all terms and provisions of the Agreement and the rights of the parties thereunder shall remain unchanged and in full force and effect. The Agreement as modified and amended hereby is hereby ratified and confirmed in all respects. In the event of a conflict between the terms of the Agreement and the terms hereof, the rights and obligations of the parties hereto shall be governed by the terms of this Amendment. 4. Counterparts; Facsimile; Email. This Amendment may be executed in any number of counterparts with the same effect as if all parties hereto had signed the same document. All such counterparts shall be construed together and shall constitute one instrument, but in seeking proof hereof, it shall only be necessary to produce one such counterpart. For purposes of this Amendment, any signature transmitted by facsimile or e-mail (in pdf. or comparable format) has the same legal and binding effect as any original signature. 0 IN WITNESS WHEREOF, this Amendment is executed by Seller and Purchaser to be effective as of the date first above written. DATED: 92019 ATTEST: CRYSTAL :a KILL Clerk " De*t' c Si lerk hest as to Choi , , sCr'onl ,� Approved as to form and legality: JeAar B. Belp o (}� Asst. County Attorn c; SELLER: BOARD OF C COMMISSIONERS OF COLC Y, FL DA By: c W f iam. L. McDaniel, Jr., Chairman 2 0 AS TO PURCHASER (as to all): DATED: ICI Witness (Signature) Print Name: i 2t.n na(X,A'ntan 1114 Witness (Si3 Print Name: ,/j/6k-6&1q�- IWO ,`� Q-7 Richard D. Yovanovich, as Successor Trustee under Land Trust Agreement Dated June 10, 2009 known as Trust Number 850.045 Richard D. Yovanovich, as Successor Trustee of Land Trust 850.028 under Land Trust Agreement dated December 1, 2005 ate• Richard D. Yovanovich, as Successor Trustee of the Golden Gate Boulevard West Trust Richard D. Yovanovich, as Successor Trustee of Land Trust 850.024 under Land Trust Agreement dated December 1, 2005 Richard D. Yovanovich, as Successor Trustee of Land Trust 850.031 under Land Trust Agreement dated December 1, 2005 3 0 PROJECT: RANDALL CURVE PROPERTY FOLIO NO.: 37690040003 SECOND AMENDMENT TO REAL ESTATE SALES AGREEMENT This Second Amendment to Real Estate Sales Agreement (this "Amendment") is made and entered into effective as of January clg*,1020, by and between the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA ("Seller"}, and RICHARD D. VOVANOVICH, SUCCESSOR TRUSTEE (AND NOT INDIVIDUALLY) ("Purchaser"). RECITALS: A. Seller and Purchaser have entered into that certain Real Estate Sales Agreement dated September 24, 2019, as first amended on December 10, 2019 (the "Agreement"), relating to the purchase and sale of a 47 +/- acre parcel commonly known as the Randall Curve Property and legally described on Exhibit "A" attached to the Agreement. B. Seller and Purchaser hereby further amend the Agreement as more particularly provided for herein. C. Capitalized terms used but not defined in this Amendment shall have the same meaning ascribed to such capitalized terms in the Agreement. AGREEMENT: NOW, THEREFORE, for and in consideration of the mutual covenants contained herein and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree the Agreement is amended as follows: 1. Due Diligence Period. Purchaser's Due Diligence Period (as defined in Section 7 of the Agreement) is hereby extended to March 31, 2020. 2. Second Deposit. Purchaser's Second Deposit shall be due prior to the end of the Due Diligence Period as extended hereby. 3. Ratification and Confirmation. Except as provided herein, all terms and provisions of the Agreement and the rights of the parties thereunder shall remain unchanged and in full force and effect. The Agreement as modified and amended hereby is hereby ratified and confirmed in all respects. In the event of a conflict between the terms of the Agreement and the terms hereof, the rights and obligations of the parties hereto shall be governed by the terms of this Amendment. 4. Counte arts• Facsimile-, Email. This Amendment may be executed in any number of counterparts with the same effect as if all parties hereto had signed the same document. All such counterparts shall be construed together and shall constitute one instrument, but in seeking proof hereof, it shall only be necessary to produce one such counterpart. For purposes of this Amendment, any signature transmitted by facsimile or e-mail (in pdf or comparable format) has the same legal and binding effect as any original signature. IN WITNESS WHEREOF, this Amendment is executed by Seller and Purchaser to be effective as of the date first above written. DATED: Januarys?, 2020 ATTEST; CRYSTAL K.., KINZEL, Clerk � 1 Pep Attest to Chairma le Approved as to form and legality: '�� 0, R ar.?__ Jenni er B. Belpedi . Asst. County Attorney SELLER: BOARD OF COUNTY COMMISSIONERS OF COLLIE OUNTY, FL IDA By: Burt L. Saunders, Chairman 00�1 AS TO PURCHASER (as to all): DATED: January Y , 2020 ame: Witness`M-ij Print Name: 305 Richard D. Yovanovich, as Successor Trustee under Land Trust Agreement Dated June 10, 2009 known as Trust Number 850.045 Richard D. Yovanovich, as Successor Trustee of Land Trust 850.028 under Land Trust Agreement dated December 1. 2005 Richard D. Yovanovich, as Successor Trustee of the Golden Gate Boulevard West Trust Richard D. Yovanovich. as Successor Trustee of Land Trust 850.024 under Land Trust Agreement dated December 1, 2005 Richard D. Yovanovich. as Successor Trustee of Land Trust 850.031 under Land Trust Agreement dated December 1. 2005 (a PROJECT: RANDALL CURVE PROPERTY FOLIO NO.: 37690040003 THIRD AMENDMENT TO REAL ESTATE SALES AGREEMENT This Third Amendment to Real Estate Sales Agreement (this "Amendment") is made and entered into effective as of March 24, 2020, by and between the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA ("Seller"), and RICHARD D. YOVANOVICH, SUCCESSOR TRUSTEE (AND NOT INDIVIDUALLY) ("Purchaser"). RECITALS: A. Seller and Purchaser have entered into that certain Real Estate Sales Agreement dated September 24. 2019, as first amended on December 10, 2019 and as further amended on January 28, 2020 (the "Agreement"), relating to the purchase and sale of a 47 -+-/- acre parcel commonly known as the Randall Curve Property and legally described on Exhibit "A" attached to the Agreement. B. Seller and Purchaser hereby further amend the Agreement as more particularly provided for herein- C. Capitalized terms used but not defined in this Amendment shall have the same meaning ascribed to such capitalized terms in the Agreement. AGREEMENT: NOVb', THEREFORE, for and in consideration of the mutual covenants contained herein and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree the Agreement is amended as follows: I . Due Diligence Period. Purchaser's Due Diligence Period (as defined in Section 7 of the Agreement) is hereby extended to May 29, 2020. 2. Second Deposit. Purchaser's Second Deposit shall be due prior to the end of the Due Diligence Period as extended hereby. 3. Ratification and Confirmation. Except as provided herein, all terms and provisions of the Agreement and the rights of the parties thereunder shall remain unchanged and in full force and effect. The Agreement as modified and amended hereby is hereby ratified and confirmed in all respects. In the event of a conflict between the terms of the Agreement and the terms hereof, the rights and obligations of the parties hereto shall be governed by the terms of this Amendment. 4. Counte arts Facsimile; Email. This Amendment may be executed in any number of counterparts with the same effect as if all parties hereto had signed the same document. All such counterparts shall be construed together and shall constitute one instrument, but in seeking proof hereof. it shall only be necessary to produce one such counterpart. For purposes of this Amendment, any signature 5010 -3j.y fao signature transmitted by facsimile or e-mail (in pdf or comparable format) has the same legal and binding effect as any original signature. IN WITNESS WHEREOF, this Amendment is executed by Seller and Purchaser to be effective as of the date first above written. DATED: March ti; 2020 ATTEST; CI,,YSTA,,y lL, Clerk Approved as to6fbrhl� and legality: 0 Jenni er B. Belpe �� IQ1X0� Asst. County Atto 3� SELLER: BOARD OF COUNTY COMMISSIONERS OF COLLIER OUNTY, FLO IDA By: Burt L. Saunders, Chairman 2 11b°za �,o AS TO PURCHASER (as to all): DATED: March q+''`, 2020 1 ojJ a A-A.Q � t�1 f.L nk2A 111 n 2 Witness (Signature) Print N i I (CI Witness (Signature - Print Name: h ! Richard D. Yovanovich, as Successor Trustee under Land Trust Agreement Dated June 10, 2009 known as Trust Number 850.045 -�'L, -,-, - ---� Richard D. Yovanovich, as Successor Trustee of Land Trust 850,028 under Land Trust Agreement dated December 1, 2005 Richard D. Yovanovich, as Successor Trustee of the Golden Gate Boulevard West Trust Richard D. Yovanovich, as Successor Trustee of Land Trust 850.024 under Land Trust Agreement dated December 1, 2005 Richard D. Yovanovich, as Successor Trustee of Land Trust 850.031 under Land Trust Agreement dated December 1, 2005 PROJECT: RANDALL CURVE PROPERTY FOLIO NO.: 37690040003 FOURTH AMENDMENT TO REAL ESTATE SALES AGREEMENT This Fourth Amendment to Real Estate Sales Agreement (this "Amendment") is made and entered into effective as of May 26, 2020, by and between the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA ("Seller"), and RICHARD D. YOVANOVICH, SUCCESSOR TRUSTEE (AND NOT INDIVIDUALLY) ("Purchaser"). RECITALS: A. Seller and Purchaser have entered into that certain Real Estate Sales Agreement dated September 24, 2019, as first amended on December 10, 2019, as second amended on January 28, 2020 and as further amended on March 24, 2020 (the "Agreement"), relating to the purchase and sale of a 47 +/- acre parcel commonly known as the Randall Curve Property and legally described on Exhibit "A" attached to the Agreement. B. Seller and Purchaser hereby further amend the Agreement as more particularly provided for herein. C. Capitalized terms used but not defined in this Amendment shall have the same meaning ascribed to such capitalized terms in the Agreement. AGREEMENT: NOW, THEREFORE, for and in consideration of the mutual covenants contained herein and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree the Agreement is amended as follows: 1. Due Diligence Period. Purchaser's Due Diligence Period (as defined in Section 7 of the Agreement) is hereby extended to June 30, 2020. 2. Second Deposit. Purchaser's Second Deposit shall be due prior to the end of the Due Diligence Period as extended hereby. 3. Ratification and Confirmation. Except as provided herein, all terms and provisions of the Agreement and the rights of the parties thereunder shall remain unchanged and in full force and effect. The Agreement as modified and amended hereby is hereby ratified and confirmed in all respects. In the event of a conflict between the terms of the Agreement and the terms hereof, the rights and obligations of the parties hereto shall be governed by the terms of this Amendment. 4. Counterparts; Facsimile, Email. This Amendment may be executed in any number of counterparts with the same effect as if all parties hereto had signed the same document. All such counterparts shall be construed together and shall constitute one instrument, but in seeking proof hereof, it shall only be necessary to produce one such counterpart. For purposes of this Amendment, any 0 signature transmitted by facsimile or e-mail (in pdf: or comparable format) has the same legal and binding effect as any original signature. IN WITNESS WHEREOF, this Amendment is executed by Seller and Purchaser to be effective as of the date first above written. DATED: May 4, 2020 / R, CRY "K EL, Clerk r %r erk Approved as to form and legality: '�Aa Q � 0 Jenni er B. Belpedi Q-, 1�p� Asst. County Atto'I 'Q-'"` ��6 SELLER: BOARD OF COUNTY COMMISSIONERS OF COLLIE OUNTY, FL IDA i By; Burt L. Saunders, Chairman 2 ov AS TO PURCHASER (as to all): DATED: May � 2020 Wit ss ( ignature) Pri t N Ll., a l l r..►.)U , ntCLn- I IGL. Witness (SignaUk e) ' Print Name: Richard D. Yovanovich, as Successor Trustee under Land Trust Agreement Dated June 10, 2009 known as Trust Number 850.045 Richard D, Yovanovich, as Successor Trustee of Land Trust 850.028 under Land Trust Agreement dated December 1, 2005 Richard D. Yovanovich, as Successor Trustee of the Golden Gate Boulevard West Trust Richard D. Yovanovich, as Successor Trustee of Land Trust 850.024 under Land Trust Agreement dated December 1, 2005 Richard D. Yovanovich, as Successor Trustee of Land Trust 850.031 under Land Trust Agreement dated December 1, 2005 3 PROJECT: RANDALL CURVE PROPERTY FOLIO NO.: 37690040003 FIFTH AMENDMENT TO REAL ESTATE SALES AGREEMENT This Fifth Amendment to Real Estate Sales Agreement (this "Amendment") is made and entered into effective as of June 23, 2020, by and between the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA ("Seller"), and RICHARD D. YOVANOVICH, SUCCESSOR TRUSTEE (AND NOT INDIVIDUALLY) ("Purchaser"). RECITALS: A. Seller and Purchaser have entered into that certain Real Estate Sales Agreement dated September 24, 2019, as first amended on December 10, 2019, as second amended on January 28, 2020 and third amended on March 24, 2020 and as further amended on May 26, 2020 (collectively, the "Agreement"), relating to the purchase and sale of a 47 +/- acre parcel commonly known as the Randall Curve Property and legally described on Exhibit "A" attached to the Agreement. B. Seller and Purchaser hereby further amend the Agreement as more particularly provided for herein. C. Capitalized terms used but not defined in this Amendment shall have the same meaning ascribed to such capitalized terms in the Agreement. AGREEMENT: NOW, THEREFORE, for and in consideration of the mutual covenants contained herein and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree the Agreement is amended as follows: l . Due Diligence Period. Purchaser's Due Diligence Period (as defined in Section 7 of the Agreement) is hereby extended to September 30. 2020. 2. Second Deposit. Purchaser's Second Deposit shall be due prior to the end of the Due Diligence Period as extended hereby. 3. Ratification and Confirmation. Except as provided herein, all terms and provisions of the Agreement and the rights of the parties thereunder shall remain unchanged and in full force and effect. The Agreement as modified and amended hereby is hereby ratified and confirmed in all respects. In the event of a conflict between the terms of the Agreement and the terms hereof, the rights and obligations of the parties hereto shall be governed by the terms of this Amendment. 4. Counterparts; Facsimile; Email. This Amendment may be executed in any number of counterparts with the same effect as if all parties hereto had signed the same document. All such counterparts shall be construed together and shall constitute one instrument, but in seeking proof hereof, it shall only be necessary to produce one such counterpart. For purposes of this Amendment, any signature transmitted by facsimile or e-mail (in pdf or comparable format) has the same legal and binding effect as any original signature. IN WITNESS WHEREOF, this Amendment is executed by Seller and Purchaser to be effective as of the date first above written. DATED: June 23, 2020 ATTEST: CRYSTAL K.' KIt1ZEL,` Clerk aft + r r signals Approved as to foffnn-and legality: a0 Jen#er B. Belpe4l Asst. County Attorney U SELLER: BOARD OF COUNTY COMMISSIONERS OF COLLIE OUNTY, FL IDA By: Burt L. Saunders, Chairman AS TO PURCHASER (as to all): DATED: June 9 2020 Witnes (Signature) Print Name: Tbrv% C+k rrn f L.tYr Witness (Signat ) Print Name: 3'� rJN ► B�L�(7 Richard D. Yovanovich, as Ruftessor Trustee under Land Trust Agreement Dated June 10, 2009 known as Trust Number 850.045 Richard D. Yovanovich, as Successor Trustee of Land Trust 850.028 under Land 'Trust Agreement dated December 1, 2005 Richard D. Yovanovich, as Successor Trustee of the Golden Gate Boulevard West Trust Richard D. Yovanovich, as Successor Trustee of Land Trust 850.024 under Land Trust Agreement dated December 1, 2005 J Richard D. Yova ovich, as Successor Trustee of Land Trust 850.031 under Land Trust Agreement dated December 1, 2005 PROJECT: RANDALL CURVE PROPERTY FOLIO NO.: 37690040003 SIXTH AMENDMENT TO REAL ESTATE SALES AGREEMENT This Sixth Amendment to Real Estate Sales Agreement (this "Amendment") is made and entered into effective as of July 14, 2020, by and between the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA ("Seller"), and RICHARD D. YOVANOVICH, SUCCESSOR TRUSTEE (AND NOT INDIVIDUALLY) ("Purchaser"). RECITALS: A. Seller and Purchaser have entered into that certain Real Estate Sales Agreement dated September 24, 2019, as first amended on December 10, 2019, as second amended on January 28, 2020 and third amended on March 24, 2020 and fourth amended on May 26, 2020 and as further amended on June 23, 2020 (collectively, the "Agreement"), relating to the purchase and sale of a 47 +/- acre parcel commonly known as the Randall Curve Property and legally described on Exhibit "A" attached to the Agreement. B. Seller and Purchaser hereby further amend the Agreement as more particularly provided for herein. C. Capitalized terms used but not defined in this Amendment shall have the same meaning ascribed to such capitalized terms in the Agreement. AGREEMENT: NOW, THEREFORE, for and in consideration of the mutual covenants contained herein and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree the Agreement is amended as follows: 1. County Property. The parties agree to increase the size of the County Property to 50.18 acres, more or less. Exhibit "A" attached to the Agreement is hereby deleted in its entirety and replaced with a new Exhibit "A" attached to this Amendment. 2. Purchase Price. The Purchase Price is changed to $3,828,000.00. 3. Closing Contingencies. As conditions of Closing, on or before the Closing Date, Seller shall ("Closing Contingencies"): a. Execute a release of the use restrictions and right of reverter (in recordable form acceptable to Purchaser) contained in deeds recorded in O.R. Book 3930, Page 356 and O.R. Book 4079, Page 1356, both in the Public Records of Collier County, Florida; b. Provide the necessary affidavits, lien waivers and estoppel letters to allow the title/closing agent to delete Schedule B-II exceptions 1, 2, 4, 5 and 6 as shown in Purchaser's title commitment prepared by First American Title Insurance Company Revision Number 4 dated January 13, 2020 ("Title Commitment"); and 9 c. Provide the deeds and affidavits required in the forms described in Schedule B-I items #4(a) and 4(b) as shown in the Title Commitment. If Seller is unable to satisfy all of the Closing Contingencies by the Closing Date, Buyer may either: (a) waive the Closing Contingencies, in writing, and proceed to Closing, or (b) terminate the Agreement by providing written notice to Seller on or before the Closing Date, in which event all deposits shall be returned to Buyer without further action of the parties and the parties shall have no further rights or obligations under the Agreement. 4. Storm Water Management., If, after Closing, Purchaser elects to modify Pond #9, the following terms and conditions shall be applicable: Pond # 9 located at the intersection of Immokalee Road and Randall Boulevard provides treatment and attenuation for a segment of Immokalee Road. Based on the approved permit, the pond currently provides 1.10 acre feet of water quality and 5.42 acre feet of total treatment/attenuation. The discharge pipe for Pond # 9 discharges to the west to the Corkscrew Canal by means of a 42' RCP Pipe. The Florida Department of Transportation (FDOT) is in the process of completing the project development and environment (PD&E) study for the Immokalee Road/Randall Boulevard intersection improvements. Long term plans anticipate a flyover at this intersection. Based on the future improvements, additional water quality and storage requirements would be necessary for Pond # 9. Assuming the proposed pond site on Randall Boulevard as shown in the FDOT PD&E study are still acceptable, the County will require that the water quality of Pond # 9 be increased to 2.0 acre feet (net increase of 0.90 acre feet) and the treatment attenuation be increased to 6.0 Acre Feet (net increase of 0.58 acre feet) for future use by the County for the Randall Boulevard projects. With the acquisition of Parcel 2, as described in Exhibit A attached hereto ("Parcel 2"), Purchaser shall: A. Grant the County a drainage easement and lake maintenance easement, free and clear of all liens and encumbrances and without responsibility for Parcel 2. Purchaser shall provide at no cost to the County an attorney's opinion of title, and Purchaser shall be responsible at all costs for promptly removing or curing any liens, encumbrances or deficiencies revealed in any title work, except those existing as of the time Purchaser acquires Parcel 2 from the County. Purchaser will provide the County Attorney's Office with an executed easement (including sketches and legal descriptions signed and sealed by a Florida Licensed Surveyor), suitable for recording. Upon receipt, the County shall record the easement in the Public Records of the County. Purchaser shall pay all costs associated with the recordation of the easement. This easement must allow the County the ability to modify the entire area of Parcel 2 (conversion to a wet pond) to accommodate future stormwater needs for the transportation network. Should the Purchaser modify the drainage and lake maintenance easement as identified in Paragraph F below to increase the water quality and attenuation, the drainage and lake maintenance easement will be amended to encompass the newly configured pond site, access berm and access from the public road to said pond area. The parties agree to execute an amendment to the easement, which shall be recorded in the Public Records of the County. B. The Purchaser shall be obligated to maintain the stormwater management system, which includes stormwater ponds, control structures, drainage structures, and pipe conveyance system in perpetuity at its sole cost and expense. Should the Purchaser fail to maintain the Stormwater 2 Management System, the County may provide notice to the Purchaser in writing, specifying the nature of the deficiency. Within five working days following receipt of such notice, the Purchaser at its sole cost shall cause the appropriate repairs or cure to be effected. In the event damage to, or failure to maintain the Stormwater Management System results in a situation where public safety is at risk, (1) Purchaser shall effect repairs within twenty-four hours of receipt of the County's written notice, or (2) County may, at its option, effect repairs to the improvements, without the need for prior notice to the Purchaser, and will promptly bill the Purchaser for all actual costs incurred in effecting the repairs. Purchaser shall reimburse the County for such costs within thirty days of receipt of the County's bill. County shall be granted access to the stormwater system connected to the roadway at all times. C. Five years after the acquisition and every five years thereafter, Purchaser shall perform an inspection by a certified engineer to assess the condition of the stormwater system. The inspection report shall be forwarded to the County for monitoring. Purchaser and its successors in interest, including any homeowner associations, will be solely responsible for the perpetual operation and maintenance of the shared stormwater management system. Notwithstanding the sole maintenance responsibility, the parties acknowledge that due to the importance of the drainage from roadway projects, the drainage easement will include a maintenance easement to allow Collier County to do whatever it deems necessary to repair or maintain the drainage system. If, after reasonable written notice to the Purchaser of a repair or maintenance issue concerting the shared stormwater management system goes unheeded, the County may enter the development for the purpose of repairing or maintaining the system, and the Purchaser will pay the County its full cost incurred in conducting such repair and maintenance. D. Purchaser, on behalf of itself, it successors and assigns (including any and all future owners and tenants, both commercial or residential, within the development), hereby (1) waives any and all claims for compensation and damages, including but not limited to future business damages and loss of access, from Collier County as a result of the flyover or its construction; and (2) will give all successors, assigns, tenants and buyers, both residential and commercial, who purchase or lease land from the Purchaser a separate written notice of the planned flyover with the statement that the County will not construct any sound wall or other barrier of any kind to reduce the impact, noise, etc. of the flyover. E. Acquisition of Parcel 2 does not guarantee nor prohibit the development access to 4th Street NE. Should the Purchaser modify Parcel 2, they shall be required to adhere to all of the aforementioned items as well as those noted below: F. Increase the water quality to 2.0 acre feet, a net increase of 0.90 acre feet from the current permitted allowance and the treatment attenuation to 6.0 acre feet, a net increase of 0.58 acre feet from the currently permitted Pond # 9. G. County and Purchaser agree that the County's stormwater system and Purchaser's storm water system will not be commingled and the development site will adhere to the discharge rate set forth in Policy 6.3 of the Stormwater Management Sub Element of the Public Facilities Element of the Growth Management Plan. Purchaser may connect to County outfall facilities downstream of control structures and upstream of the Immokalee Road Canal if Purchaser's calculated discharge flows and designed outfall connection do not cause negative impacts or otherwise impede County outfall to the Corkscrew Canal. The terms of this Paragraph 4 shall apply to Purchaser's successors and assigns and survive the Closing Date. 5. Chloramine Booster Station. Within ninety (90) days after the Closing Date, Seller shall, at Seller's cost and expense, remove the chloramine booster station located in the southern corner of the County Property. 6. Ratification and Confirmation. Except as provided herein, all terms and provisions of the Agreement and the rights of the parties thereunder shall remain unchanged and in full force and effect. The Agreement as modified and amended hereby is hereby ratified and confirmed in all respects. In the event of a conflict between the terms of the Agreement and the terms hereof, the rights and obligations of the parties hereto shall be governed by the terms of this Amendment. 7. Counterparts; Facsimile; Email. This Amendment may be executed in any number of counterparts with the same effect as if all parties hereto had signed the same document. All such counterparts shall be construed together and shall constitute one instrument, but in seeking proof hereof, it shall only be necessary to produce one such counterpart. For purposes of this Amendment, any signature transmitted by facsimile or e-mail (in pdf. or comparable format) has the same legal and binding effect as any original signature. IN WITNESS WHEREOF, this Amendment is executed by Seller and Purchaser to be effective as of the date first above written. DATED: July 14, 2020 ATTEST: CRYSTAL'- KINZE , Clerk Approved as to form and legality: Tz 0 Je er B. Belpedio, a0� Asst. County Attorney SELLER: BOARD OF COUNTY COMMISSIONERS OF COL COU TY, ORIDA By. Burt L. Saunders, Chairman G AS TO PURCHASER (as to all): DATED: June 30, 2020 Witness (Signature) Print Name: Richard D. Yovanovich, as Successor Trustee under Land Trust Agreement Dated June 10, 2009 known as Trust Number 850.045 Richard D. Yovanovich, as Successor Trustee of Land Trust 850.028 under Land Trust Agreement dated December 1, 2005 Richard D. Yovanovich, as Successor Trustee of the Golden Gate Boulevard West Trust : Richard D. Yovanovich, as Successor Trustee of Land Trust 850.024 under Land Trust Agreement dated December 1, 2005 Mz� Richard D. Yovanovich, as Successor Trustee of Land Trust 850.031 under Land Trust Agreement dated December 1, 2005 Exhibit "A" Page 1 of 2 County Property PARCEL 1 A PORTION OF TRACT "A" GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE 83 AND 84, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE NORTHWEST CORNER OF TRACT "A" GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGES 83 AND 84, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE NORTH LINE OF SAID TRACT "A", NORTH 89°30'02" EAST, A DISTANCE OF 1,366.01 FEET TO A POINT ON THE WESTERLY BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4079, PAGE 1361, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, THE SAME BEING A POINT ON A NON TANGENTIAL CURVE TO THE RIGHT; THENCE ALONG SAID BOUNDARY, SOUTHWESTERLY 2,258.82 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 2,754.79 FEET, A CENTRAL ANGLE OF 46°58'49", (CHORD BEARING SOUTH 24°49'44" WEST, A DISTANCE OF 2,196.07 FEET) TO A POINT ON THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 4079, PAGE 1358, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING TWO (2) COURSES AND DISTANCES, 1) NORTH 00-29'58" WEST, A DISTANCE OF 361.77 FEET; 2) THENCE NORTH 89°59'48" WEST, A DISTANCE OF 426.54 FEET TO A POINT ON THE WEST BOUNDARY OF THE AFOREMENTIONED TRACT "A"; THENCE ALONG SAID BOUNDARY, NORTH 00°29'58" WEST, A DISTANCE OF 1,619.45 FEET TO THE POINT OF BEGINNING. CONTAINING 45.02 ACRES, MORE OR LESS. PARCEL 2 BEING A PORTION PARCEL 179 AS DESCRIBED IN OFFICIAL RECORDS BOOK 4079, PAGE 1358 AND LYING WITHIN TRACT "A", GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGES 83 AND 84, BOTH OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF TRACT "A", GOLDEN GATE ESTATES, UNIT 22, ACCORDING TO THE PLATTHEREOF AS RECORDED IN PLAT BOOK 7, PAGES 83 AND 84, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE ALONG THE WEST LINE OF SAID TRACT "A", SOUTH 00°29'58" EAST, A DISTANCE OF 1,619.45 FEET TO A POINT ON THE BOUNDARY OF PARCEL 179 AS DESCRIBED IN OFFICIAL RECORDS BOOK 4079, PAGE 1358, OF SAID PUBLIC RECORDS AND THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE ALONG SAID BOUNDARY FOR THE FOLLOWING TWO (2) COURSES AND DISTANCES, 1) SOUTH 89-59,48" EAST, A DISTANCE OF 426.54 FEET; 2) THENCE SOUTH 00°29'58" EAST, A DISTANCE OF 361.77 FEET TO A POINT ON A NON TANGENTIAL CURVE TO THE RIGHT; THENCE SOUTHWESTERLY 526.09 FEET ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 2,754.79 FEET, A CENTRAL ANGLE OF 10-56'31", (CHORD BEARING SOUTH 53°47'24" WEST, A DISTANCE OF 525.29 FEET) TO A POINT ON THE AFOREMENTIONED BOUNDARY OF SAID PARCEL 179, THE SAME BEING THE WEST LINE OF SAID TRACT "A"; THENCE ALONG SAID BOUNDARY AND SAID WEST LINE, NORTH 00'29'58" WEST, A DISTANCE OF 672.12 FEET TO THE POINT OF BEGINNING. CONTAINING 5.16 ACRES, MORE OR LESS. TOTAL CONTAINING 50.18 ACRES, MORE OR LESS. 7 �O Exhibit "A" Page 2 of 2 ,e! ______ ��� ',fit �•���.'. ��- L - 3yr!" _•_•_• •-_-- �- °xua: i•-goo'.. �1� ---- � -� � gym-• 1- ca +.s 1 % r• • �� .axxa. A \ w ��• \ \) J PARCEL 1 ca i[3 `:,,/ � 1J � Lill 4'�M ), •\• `\ ZZ ;,�•t rim^vw^ v - j .� J �tt �� PARdAV2 'iA,� 0 «_•.amv"swim«y ��mar a.msmm..mx Collier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net ADDRESSING CHECKLIST 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be si , n�Y Addressing personnel prior to pre -application meeting, please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section. PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) ❑ BL (Blasting Permit) ❑ SDP (Site Development Plan) ❑ BD (Boat Dock Extension) ❑ SDPA (SDP Amendment) ❑ Carnival/Circus Permit ❑ SDPI (Insubstantial Change to SDP) ❑ CU (Conditional Use) ❑ SIP (Site Improvement Plan) ❑ EXP (Excavation Permit) ❑ SIPI (Insubstantial Change to SIP) ❑ FP (Final Plat ❑ SNR (Street Name Change) ❑ LLA (Lot Line Adjustment) ❑ SNC (Street Name Change — Unplatted) ❑ PNC (Project Name Change) ❑ TDR (Transfer of Development Rights) ❑ PPL (Plans & Plat Review) ❑ VA (Variance) ❑ PSP (Preliminary Subdivision Plat) ❑ VRP (Vegetation Removal Permit) ❑ PUD Rezone ❑ VRSFP (Vegetation Removal & Site Fill Permit) ❑ RZ (Standard Rezone) Fol OTHER GMPA LEGAL DESCRIPTION of subject property or properties (copy of lengthy description may be attached) S22, T48, R27 See Attached FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one) 37690040003 and 37690040100 STREET ADDRESS or ADDRESSES (as applicable, if already assigned) 2470 4th St N.E. • LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way • SURVEY (copy -needed only for unplatted properties) CURRENT PROJECT NAME (if applicable) N.A. Immokalee Road Commercial Center Subdistrict PROPOSED PROJECT NAME (if applicable) Immokalee Road/4th Street N.E. Mixed Use Subdistrict (Not approved at this time) PROPOSED STREET NAMES (if applicable) SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only) SDP_- or AR or PL # PL20190002355 & PL20190002356 GM A PUDR 1 Rev. 6/9/2017 Page 1 of 2 Collier County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX (239) 252-5724 Project or development names proposed for, or already appearing in, condominium documents (if application; indicate whether proposed or existing) Randall Curve MPUD Please Return Approved Checklist By: 0 Email ❑ Fax ❑ Personally picked up Applicant Name: Q. Grady Minor & Associates, P.A. Phone: 239-947-1144 Email/Fax: sumpenhour@gradyminor.com Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Division. FOR STAFF USE ONLY Folio Number 37690040003 Folio Number 37690040100 Folio Number Folio Number Folio Number Folio Number Approved b Date: 05/08/2020 NN Y 2ffz� Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Rev. 6/9/2017 Page 2 of 2 Collier County Property Appraiser Property Summary Site Parcel No 37690040003 Address Site City *Disclaimer, Name / Address COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 Site Zone *Note Citv I NAPLES I State I FL I Zia 134112 1 Map No. Strap No. Section Township Range Acres *Estimated 3C22 1 332500 A 13C22 22 48 27 47.57 Legal GOLDEN GATE EST UNIT 22 TRACT A, LESS THAT PORTION OF TRACT "A" AS DESC IN OR 3080 PG 723, AS AMENDED IN OR 4079 PG 1358 Millage Area O 1285 Sub./Condo 332500 - GOLDEN GATE EST UNIT 22 Use Code a 1 86 - COUNTIES INCLUDING N MUNICIPAL GOV. Latest Sales History Not all Sales are listed due to Confidentiality) Date Book -Page Amount 07/28/06 4079-1356 $ 0 11/16/05 3930-356 $ 0 06/30/88 1361-2019 $ 0 Milla a Rates @ *Calculations School Other Total 5.083 8.5571 13.6401 2019 Preliminary Tax Roll (Subject to Change) +� (_) Land Value Improved Value Market Value $ 2,854,200 $ 0 $ 2,854,200 (-) 10% Cap $ 2,356,989 (_) Assessed Value $ 497,211 (_) School Taxable Value $ 0 (_) Taxable Value $ 0 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Collier County Property Appraiser Property Summary Site 2470 4TH Parcel No 37690040100 Address ST NE Site City NAPLES *Disclaimer Name / Add COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES Site Zone 34120 *Note State FL Zip 34112 Map No. Strap Now Section Township Range Acres *Estimated 3C22 332500 A 23C22 1 22 48 27 1 9.9 GOLDEN GATE EST UNIT 22 THAT PORTION OF TRACT "A" AS DESC IN OR 3080 Legal PG 723, AS CORRECTED IN OR 4079 PG 1358 AND THAT PORTION OF TRACT A AS DESC IN OR 4079 PG 1361 Millage Area O 285 Millage Rates 0 *Calculations Sub./Condo 332500 - GOLDEN GATE EST UNIT 22 School Other Total Use Code 0 86 - COUNTIES INCLUDING N 5.083 8.5571 13.6401 ,MUNICIPAL GOV. Latest Sales History 2019 Certified Tax Roll Not all Sales are listed due to Confidentiality) Sub'ect to Change) ate ook-Pa a moul Land Value $ 253,080 07/28/06 1 4079-1358 1 $ 0 (+) Improved Value $ 21,052 07/26/02 1 3080-723 $ 161,700 (_) Market Value $ 274,132 (-) 10% Cap $ 33,380 (_) Assessed Value $ 240,752 (_) School Taxable Value $ 0 (_) Taxable Value $ 0 If all Values shown above equal 0 this parcel was created after the Final Tax Roll Collier County Property Appraiser Property Aerial Site Parcel No 37690040003 I Address Site City *Disclaimer Open GIS in a New Window with More Features. Site Zone *Note Collier County Property Appraiser Property Aerial Site 2470 4TH Site Zone Parcel No 37690040100 Address ST NE Site City NAPLES *Note 34120 *Disclaimer Open GIS in a New Window with More Features. Immokalee Road/4th Street N.E. Mixed Use Subdistrict (PL20190002355) Exhibit V.G6 Pre -application Meeting Notes May 7, 2020 m GradyMinor Exhibit Cover Pages. docx Civil Engineers • Land Surveyors • Planners • Landscape Architects Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134 • 239-947-1144 • engineering@gradyminor.com • www.gradyminor.com Cofer County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 Pre -Application Meeting Notes Petition Type: Date and Time PURR Wednesday, 10/30/19 4:00 P.M. Assigned Planner: Nancy Gundlach Engineering Manager (for PPL's and FP's): Project Information Project Name: Immokalee Road Commercial Center PL#: PL20190002356 Property ID #: 37690040003 Project Address: Applicant: Sharon Umpenhour Current Zoning: City; Naples -State: FL Zip: 34112 D.Wayne Arnold, AICP Agent Name: Richard D . Yovanovich Phone: (239) 947-1144 Bonita Agent/Firm Address: 3800 Via Del Ray City; Sprinas State: -" L Zip: 34134 Property Owner: Collier Cnty C/O Real Property Management Please provide the following, if applicable: Total Acreage: ii. Proposed # of Residential Units: iii. Proposed Commercial Square Footage: iv. For Amendments, indicate the original petition number: V. If there is an Ordinance or Resolution associated with this project, please indicate the type and number: vi. if the project is within a Plat, provide the name and AR#/PL#: Updated 7/11/2019 Page 1 1 of 5 Cotl3er Count y COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net (239) 252� 2400 m t� c' Meeting Notes As of 10/16/2017 all Zoning applications have revised applications, and your associated Application is included in your notes; additionally a *new Property Ownership Disclosure Form is required for all applications. A copy of this new form is included in your pre-app Note — link is https://www.colliergov.net/Home/ShowDocument?id=75093. "d� EN�+I��t�►�vl-gL �cr� � �i d ECiES ��rvE FLUELS r P ICI� 1: W b iWe LANd INfd ( L LAM 5co; e5 i1= PGSSI M P . piece kIC I E RIAC V l7EAQ /&Mli 4W IMF- A4 Q14Ql o� <Vecles 11 F-V,lF-W - prcvldf- oap,liJE (:�r 06i%LU G. i . 1 + -7.1. I ISIC NA Wf, (i5CQ0AtC-J e vtiLE . Nkre-SS Lot- 3.0�.60 wflltlf-ld P4'teAlC.,J Ovseb Zvkc . SEE- CheCV-list If Site is within the City of Naples Water Service Area please send to Naples Utilities and Planning Departments. Then, if the petition is submitted, we are to send it (by email) to the four persons below in their Utilities and Planning Depts. - along with a request that they send us a letter or email of "no objection" to the petition. Bob Middleton RMiddleton@napiesgov.com Allyson Holland AMHolland@naplesgov.com Robin Singer RSinger(&naplesgov,corn Erica Martin emarhn[a)naplesgov,com Disclaimer: Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 7/11/2019 Page 1 2 of 5 Environmental PUDZ-PUD Chec ist (non-RFMU) yy Project Name Y`no P ^��i_ CJMC�f V_6C 1 `0l Is the project is in compliance with the overlays, districts and/or zoning on the subject site and/or the surrounding properties? (CON, ST, PUD, RLSA, RFMU, etc.) (LDC 2.03.05-2.03,08; 4.08.00) Not in CV Library Submit a current aerial photograph (available from the Property Appraiser's office) and clearly delineate the subject site boundary lines. If the site is vegetated, provide FLUCFCS overlay and vegetation inventory identifying upland, wetland and exotic vegetation (Admin. Code Ch. 3 G.1. Application Contents #24). FLUCFCS Overlay -P627 0Clearly identify the location of all preserves and label each as "Preserve" on all plans. (LDC 3.05.07.H.1). Preserve Label- P546 [ 4.} Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max. �j amount and ratios permitted to be created on -site or mitigated off -site. Exclude vegetation located within utility and drainage easements from the preserve calculations (LDC 3.05.07.E-13; 3.05.07.F; 3.05.07.H. Ld-e). Preserve Calculation - P547 Created and retained preserve areas shall meet the minimum width requirements per LDC 3.05.07.H.1.b. Preserve Width - P603 Retained preservation areas shall be selected based on the criteria defined in LDC 3.05,07.A.3, include all 3 strata, be in the largest contiguous area possible and shall be interconnected within the site and to adjoining off -site preservation areas or wildlife corridors. (LDC 3.05.07.A.14) Preserve Selection- P550 Principle structures shall be located a minimum of 25' from the boundary of the preserve boundary. No accessory structures and other site alterations, fill placement, grading, plant alteration or removal, or similar activity shall be permitted within 10' of the boundary unless it can be shown that it will not affect the integrity of the preserve (i.e. stem wall or berm around wetland preserve). Provide cross -sections for each preserve boundary identifying all site alterations within 25'. (LDC 3.05.07.H.3; 6.01.02.C.) Preserve Setback —New 8. Wildlife survey required for sites where an EIS is not required, when so warranted. (LDC I0.02.02.A.2.f) Listed Species - P522 ( 9.J Provide Environmental Data identifying author credentials, consistency determination with the GMPs, off -site preserves, seasonal and historic high water levels, and analysis of water quality. For land previously used for farm fields or golf course, provide soil sampling/groundwater monitoring reports identifying any site contamination. (LDC 3.08.00) Environmental Data Required — P 522 10. PUD Document and Master Plan shall state the minimum acreage required to be preserved. (LDC 10.02.13.A.2) Master Plan Contents-P626 11. If the PUD includes a Preserve Tract section A. Principal Use: Preserve B. Accessory Uses: Uses subject to LDC section Allowable uses within County required preserves Alternate format. If the agent insists on listing speck uses under Accessory Uses, the following language shall be used far B: B. Passive uses are allowed within preserves to provide for access to the preserve, as long as any clearing required to facilitate these uses does not impact the minimum required native vegetation or cause loss of function to the preserve. Passive uses are subject to LDC section Allowable uses within County required preserves: 1. Pathways 2. Stormwater only when in accordance with the LDC. PUD Commitments and Site Plan notes Where preserves occur adjacent to development off site and will be used in lieu of landscape buffers, include the following condition in the environmental commitments section of the PUD document or master plan: Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E,1. Supplemental plantings with native plant materials shall be in accordance with LDC section 3.05.07. l2. PUD Document shall identify any listed species found on site and/or describe any unique vegetative features that will be preserved on the site. (LDC 10.02.13.A.2.) Unique Features- P628 Example: A management plan for the entire project shall be submitted in accordance with the requirements and procedures of the LDC for listed species including but not limited to Black Bear, Gopher Tortoise and listed birds. The management plan shall be submitted prior to development of the first phase of the project. 13. Review cross -sections if provided; they are not required with the PUD. However, sometimes they are provided. Is there any fill proposed in the preserve? Additional Comments: Environmental Data Checklist Project Name Je[r (Oqd c_)rn!rr_rC_)a_ The Environmental Data requirements can be found in LDC Section 3.08.00 ^l� Provide the EIS fee if PUD or CU. QWHO AND WHAT COMPANY PREPARED THE ENVIRONMENTAL DATA REPORT? Preparation of Environmental Data. Environmental Data Submittal Requirements shall be prepared by an individual with academic credentials and experience in the area of environmental sciences or natural resource management. Academic credentials and experience shall be a bachelor's or higher degree in one of the biological sciences with at least two years of ecological or biological professional experience in the State of Florida. OIdentify on a current aerial, the location and acreage of all SFWMD jurisdictional wetlands according to the Florida Land Use Cover and Forms Classification System (FLUCFCS) and include this information on the SDP or final plat construction plans. Wetlands must be verified by the South Florida Water Management District (SFWMD) or Florida Department of Environmental Protection (DEP) prior to SDP or final plat construction plans approval. For sites in the RFMU district, provide an assessment in accordance with 3.05.07 F and identify on the FLUCFCS map the location of all high quality wetlands (wetlands having functionality scores of at least 0.65 WRAP or 0.7 UMAM) and their location within the proposed development plan. Sites with high quality wetlands must have their functionality scores verified by the SFWMD or DEP prior to first development order approval. Where functionality scores have not been verified by either the SFWMD or DEP, scores must be reviewed and accepted by County staff, consistent with State regulation. 4. SDP or final plat construction plans with impacts to five (5) or more acres of wetlands shall provide an analysis of potential water quality impacts of the project by evaluating water quality loadings expected from the project (post development conditions considering the proposed land uses and stormwater management controls) compared with water quality loadings of the project area as it exists in its pre -development conditions. The analysis shall be performed using methodologies approved by Federal and State water quality agencies, and must demonstrate no increase in nutrients (nitrogen and phosphorous) loadings in the post development scenario. Where treated stormwater is allowed to be directed into preserves, show how the criteria in 3.05.07 H have been met. Will Stormwater be directed in the wetland preserves? I 6. Where native vegetation is retained on site, provide a topographic map to a half foot and, where possible, provide elevations within each of the FLUCFCS Codes identified on site. For SDP or final plat construction plans, include this information on the site plans. If wetlands will be used for stormwater provide the topo map 0 Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological communities similar to those existing on site. The survey shall be conducted in accordance with the guidelines or recommendations of the Florida Fish and Wildlife Conservation Commission (FFWCC) and the U.S. Fish and Wildlife Service (USFWS). Survey times may be reduced or waived where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, as determined by the FFWCC and USFWS. Where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, the survey time may be reduced or waived by the County Manager or designee, when the project is not reviewed or technical assistance not provided by the FFWCC and USFWS. Additional survey time may be required if listed species are discovered 8 Provide a survey for listed plants identified in 3.04.03 Wildlife habitat management and monitoring plans in accordance with 3.04.00 shall be required where listed species are utilizing the site or where wildlife habitat management and monitoring plans are required by the FFWCC or USFWS. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. Identify the location of listed species nests, burrows, dens, foraging areas, and the location of any bald eagle nests or nest protection zones on the native vegetation aerial with FLUCFCS overlay for the site. Wildlife habitat management plans shall be included on the SDP or final plat construction plans. Bald eagle management plans are required for sites containing bald eagle nests or nest protection zones, copies of which shall be included on the SDP or final plat construction plans. 10. For sites or portions of sites cleared of native vegetation or in agricultural operation provide documentation that the parcel(s) were issued a permit to be cleared and are in compliance with the 25 year rezone limitation pursuant to section 10.02.06. For sites permitted to be cleared prior to July 2003, provide documentation that the parcel(s) are in compliance with the 10 year rezone limitation previously identified in the GMP. Criteria defining native vegetation and determining the legality, process and criteria for clearing are found in 3.05.05, 3.05.07 and 10.02.06. GIdentify on a current aerial the acreage, location and community types of all upland and wetland habitats on the project site, according to the Florida Land Use Cover and Forms Classification System (FLUCFCS), and provide a legend for each of the FLUCFCS Codes identified. Aerials and overlay information must be legible at the scale provided. Provide calculations for the acreage of native vegetation required to be retained on -site. Include the above referenced calculations and aerials on the SDP or final plat construction plans. In a separate report, demonstrate how the preserve selection criteria pursuant to 3.05.07 have been met. Where applicable, include in this report an aerial showing the project boundaries along with any undeveloped land, preserves, natural flowways or other natural land features, located on abutting properties. 12. Include on a separate site plan, the project boundary and the land use designations and overlays for the RLSA, RFMU, ST and ACSC-ST districts. Include this information on the SDP or final plat construction plans. 13. Where off -site preservation of native vegetation is proposed in lieu of on -site, demonstrate that the criteria in section 3.05.07 have been met and provide a note on the SDP or final plat construction plans indicating the type of donation (monetary payment or land donation) identified to satisfy the requirement. Include on the SDP or final plat construction plans, a location map(s) and property identification number(s) of the off -site parcel(s) if off -site donation of land is to occur. 14. Provide the results of any Environmental Assessments and/or Audits of the property, along with a narrative of the measures needed to remediate if required by FDEP. 15. Soil and/or ground water sampling shall be required at the time of first development order submittal for sites that occupy farm fields (crop fields, cattle dipping ponds, chemical mixing areas), golf courses, Iandfill or junkyards or for sites where hazardous products exceeding 250 gallons of liquid or 1,000 pounds of solids were stored or processed or where hazardous wastes in excess of 220 pounds per month or 110 gallons at any point in time were generated or stored. The amount of sampling and testing shall be determined by a registered professional with experience in the field of Environmental Site Assessment and shall at a minimum test for organochlorine pesticides (U.S. Environmental Protection Agency (EPA) 8081) and Resource Conservation and Recovery Act (RCRA) 8 metals using Florida Department of Environmental Protection (FDEP) soil sampling Standard Operating Procedure (SOP) FS 3000, in areas suspected of being used for mixing and at discharge point of water management system. Sampling should occur randomly if no points of contamination are obvious. Include a background soil analysis from an undeveloped location hydraulically upgradient of the potentially contaminated site. Soil sampling should occur just below the root zone, about 6 to 12 inches below ground surface or as otherwise agreed upon with the registered professional with experience in the field of Environmental Site Assessment. Include in or with the Environmental Site Assessment, the acceptable State and Federal pollutant levels for the types of contamination found on site and indicate in the Assessment, when the contaminants are over these levels. If this analysis has been done as part of an Environmental Audit then the report shall be submitted. The County shall coordinate with the FDEP where contamination exceeding applicable FDEP standards is identified on site or where an Environmental Audit or Environmental Assessment has been submitted. 16. Provide justification for deviations from environmental LDC provisions pursuant to GMP CCME Policy 6.1.1 (13), if requested. 17. Where applicable, provide evidence of the issuance of all applicable federal and/or state oil and gas permits for proposed oil and gas activities in Collier County. Include all state permits that comply with the requirements of Chapter 62C-25 through 62C-30, F.A.C., as those rules existed on January 13, 2005. QDIdentify any Wellfield Risk Management Special Treatment Overlay Zones (WRM-ST) within the project area and provide an analysis for how the project design avoids the most intensive land uses within the most sensitive WRM-STs and will comply with the WRM-ST pursuant to 3.06.00. include the location of the WeIlfield Risk Management Special Treatment Overlay Zones on the SDP or final plat construction plans. For land use applications such as standard and PUD rezones and CUs, provide a separate site plan or zoning map with the project boundary and Wellfield Risk Management Special Treatment Overlay Zones identified. 19. Demonstrate that the design of the proposed stormwater management system and analysis of water quality and quantity impacts fully incorporate the requirements of the Watershed Management regulations of 3.07.00. 20. For sites located in the Big Cypress Area of Critical State Concern -Special Treatment overlay district (ACSC- ST), show how the project is consistent with the development standards and regulations in 4.02.14, 21. For development orders within RFMU sending lands, show how the project is consistent with each of the applicable Objectives and Policies of the Conservation and Coastai Management Element of the GMP. 22. The County Manager or designee may require additional data or information necessary to evaluate the project's compliance with LDC and GMP requirements. (LDC 10.02.02.A.3 f) The following to be determined at preapplication meeting: (Choose those that apply) Provide overall description of project with respect to environmental and water management issues. b Explain how project is consistent with each of the applicable objectives and policies in the CCME of the GMP. P01*5 G.1. I -t y • 1. i �c Explain how the project meets or exceeds the native vegetation preservation requirement in the CCME and LDC. d. Indicate wetlands to be impacted and the effects of the impact to their functions and how the project's design compensates for wetland impacts. Address each one. QIndicate how the project design minimizes impacts to listed species. Describe the measures that are proposed as mitigation for impacts to listed species. 23. PUD zoning and CU petitions. For PUD rezones and CU petitions, applicants shall collate and package applicable Environmental Data Submittal Requirements into a single Environmental Impact Statement (EIS) document, prior to public hearings and after all applicable staff reviews are complete. Copies of the EIS shall be provided to the County Manager or designee prior to public hearings. 24. Is EAC Review (by CCPC) required? +6 I�E QE leg, rov4 pr� vev ,lei 25. PUD master plan or PPL/SDP site plan notes: Where preserves occur adjacent to development off site and will be used in lieu of landscape buffers, include the following condition in the environmental commitments section of the PUD document. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant materials shall be in accordance with LDC section 3.05.07. A note needs to be added to the MCP and preserve as a buffer needs to be added to the commitments. 26. Additional comments 27. Stipulations for approval (Conditions) Co eT Cou.Hty COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DIVISION www.colliergov.net Meeting Notes PL20190002356. 10/30/19. 4fm 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239)?52-2100 Landscape: Label buffers by type and width on master plan. Type 'B` buffer where abutting estates lots. Type 'D' buffer along Immokalee Rd. 1_ W. 4 J; , IJ y Coen Count y COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Meeting Notes 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 Other required documentation for submittal inot listed on application Disclaimer. Information provided by staff to applicant during the Pre -Application Meeting is based on the best available data at the time of the meeting and may not fully inform the applicant of issues that could arise during the process. The Administrative Code and LDC dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 7/21/2019 Page I Aof 5 Transportation Planning and PUD Monitoring Pre-App Notes Developer Commitments: Transportation Planning " The maximum total daily trip generation for the PUD shall not exceed two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval." Use Codes Provide both ITE and SIC use codes in the TIS. PUD Monitoring "One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close- out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this CPUD approval, the Managing Entity is the Insert Company Name Here. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the CPUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed -out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments." Miscellaneous "Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. All other applicable state or federal permits must be obtained before commencement of the development." Coder County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239)252-2400 Pre -Application Meeting Sign -in Sheet PL# PL20190002356 Collier County Contact Information: Name David Anthony Claudine Auclair Sally Ashkar Review Discipline Environmental Review GMD Operations and Regulatory Management Assistant County Attorney Phone 252-2497 252-5887 252-8842 Email david.anthony@colliercountyfl.gov caudine.auclair@colliercountyfl.gov sally.ashkar@colliercountyfl,gov ❑ Steve Baluch Transportation Planning 252-2361 stephen.bafuch@colliercountyfl.gov [ Ray Bellows Zoning, Planning Manager 252-2463 raymond.bellows@colliercountyfl.gov Laurie Beard PUD Monitoring 252-5782 laurie.beard@colliercountyfl.gov Craig Brown Environmental Specialist 252-2548 craig.brown@colliercountyfl.gov Alexandra Casanova Operations Coordinator 252-2658 Alexandra.casanova@colliercountyfl.gov ❑ Heidi Ashton Cicko Managing Asst. County Attorney 252-8773 heidi.ashton@colliercountyfl.gov ❑ Thomas Clarke Operations Coordinator 252-2584 thomas.clarke@colliercountyfl.gov ❑ Jamie Cook Prin. Environmental Specialist 252-6290 Jaime.cook@colliercountyfLgov �I Eric Fey, P.E. Utility Planning 252-1037 eric.fey@colliercountyfLgov Tim Finn, AICP Zoning Division 252-4312 timot hy.finn@colliercountyfLgov Sue Faulkner Comprehensive Planning 252-5715 sue.faulkner@colliercountyfl.gov [I Jeremy Frantz LDC Manager 252-2305 Jeremy.Frantz@colliercountyfLgov ❑ James French Growth Management Deputy Department Head 252-5717 james.french@colliercountyfl.gov ❑ Michael Gibbons Structurai/Residential Plan Review 252-2426 michael.gibbons@colliercountyfl.gov ❑ 5torm Gewirtz, P.E. Engineering Stormwater 252-2434 storm.gewirtz@coiliercountyfl.gov Nancy Gundlach, AICP, PLA Zoning I) vision 252-2484 nancy.gundlach@calliercountyfl.gov Richard Henderlong Principal Planner 252-2464 Rchard.henderlong@colliercountyfl.gov John Houldsworth Engineering Subdivision 252-5757 john.houldsworth@colliercountyfLgov ❑ Alicia Humphries Right -Of -Way Permitting 252-2326 alicia.humphries@colliercountyfLgov ❑ Erin Josephitis Environmental Specialist, Senior 1 252-2915 erin.josephitis@colliercountyfl.gov ❑ Marcia Kendall Comprehensive Planning 252-2387 marcia.kendall@colliercountyfl.gov ❑ J hn Kelfy Zoning Senior Planner 252-5719 john.kelly@colliercountyfl.gov Diane Lynch Operations Analyst 252-8243 diane.lynch@colliercountyfl.gov ❑ Gil Martinez Zoning Principal Planner 252-4211 gilbert.martinez@colliercountyfLgov ❑ Thomas Mastroberto Greater Naples Fire 252-7348 thomas.mastroberto@colliercountyfLgov Updated 7/11/2019 Page 1 4 of 5 County(:;Pe-r COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Jack McKenna, P.E. Matt McLean, P.E. Michele Mosca, AICP nnis Moxam Richard Orth L Brandy Otero Brandi Pollard Todd Rivall -i Brett Rosenblum, P.I James Sabo, AICP I_ Michael Sawyer Corby Schmidt, AICP Chris Scott, AICP C Linda Simmons Peter Shawinsky __1 Camden Smith Mark Strain Mark Templeton Jessica Velasco Jon Walsh, P.E. David Weeks, AICP Kirsten Wilkie Christine Willoughby Daniel Zunzunegui �-I le blur(--k Additional Attendee i Engineering Services Development Review Director Capital Project Planning Addressing Stormwater Planning Transit Utility impact fees North Collier Fire Development Review Principal Project Manager Zoning Principal Planner Transportation Planning Comprehensive Planning Development Review - Zoninl North Collier Fire Architectural Review Zoning Operations Manager Hearing Examiner/CCPC Landscape Review Zoning Division Operations Building Review Comprehensive Planning 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 252-2911 jack. mckenna@col liercount 252-8279 matthew.mclean@colliercou 252-2466 michele.mosca@colliercount 252-5519 annis.moxam@colliercountyi 252-5092 hchard.orth@colliercountyfl. 252-5859 brandy. otero@colliercountyf 252-6237 brandi.pollard@colliercoun4 597-9227 triggall@northcollierfire.com 252-2905 brett.rosenblum@colliercoL 252-2708 james.sabo@colliergo.net 252-2926 michael.sawyer@colliercoui 252-2944 corby.schmidt@colliercount 252-2460 chris.scott@colliercountyfl.€ 252-2311 Linda.5irnmons@colliercour 252-8523 peter.shawinsky@colliercou 252-1042 camden.smith@colliercount 252-4446 mark.strain@colliercountyfl. 252-2475 mark,templeton@colliercou 252-2584 jessica.velasco@colliercouni 252-2962 jonathan.walsh@coil iercour Future Land Use Consistency 252-2306 david.weeks@colliercountyfl.gov Environmental Review Manager 252-5518 kirsten.wilkie@colliercountyfl.gov Development Review - Zoning 252-5748 christine.willoughby@colliercountyfl.gov North Collier Fire 252-2310 Daniel.Zunzuneguj@colliercountyfl.gov ��ern`t�an� C<)0I1R-6r e�.gnur- �czI1,e(-cuX)4jf(.9ov ntact Information: �1 rip G . GMEW'. Updated 7/11/2019 Page 1 5 of 5 Mal ElienMurra VEN From: Sharon Umpenhour <SUmpenhour@gradyminor.com> Sent: Friday, October 25, 2019 1:54 PM To: EIIenMurrayVEN Cc: GundlachNancy; SmithCamden Subject: RE: Supplemental Form for Immokalee Road Commercial Center (PUDZ) - PL20190002356 Attachments: FORM Pre -Application Meeting Supplemental Information.docx EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Good afternoon, Attached is the completed preapp form. Sharon Umpenhour Senior Planning Technician From: EIIenMurrayVEN <Ellen,Murray@colliercountyfl.gov> Sent: Friday, October 2S, 2019 11:11 AM To: Sharon Umpenhour <SUmpen hour@gradyminor.com> Cc: GundlachNancy <Nancy.Gundlach@colliercountyfl.gov>; SmithCamden <Camden.Smith@colliercountyfl.gov> Subject: Supplemental Form for Estates Shopping Center (PUDA) - PL20190002354 Good Morning Sharon, I have received a request for a Zoning Pre -Application meeting for Immokalee Road Commercial Center (PUDR) - PL20190002355. I have attached a Supplemental Form for you to complete and return to me as soon as possible. Please include any Plans, Surveys or additional information that would help our Planners to be better prepared for your meeting. The meeting is scheduled for Wednesday 10 30 19 at 4:00 PM in Conference Room C here in the building. Respectfully, F.&,. e. Ellen C. Murray Operations Coordinator C0117ey County Growth Management Department Zoning Division Applicant/Agent may also send site plans or conceptual plans for review in advance if desired. PL20190002356 — Immokalee Road Commercial Center PUDZ PRE-APP INFORMATION Assigned Ops Staff: Ellen Murray Camden Smith, (Ops Staff) STAFF FORM FOR SUPPLEMENTAL PRE -APPLICATION MEETING INFORMATION • Name and Number of who submitted pre-app request Sharon Umpenhour / 239-947-1144 / sumpenhour@gradyminor,com • Agent to list for PL# D. Wayne Arnold, AICP, Q, Grady Minor & Associates, P.A. Richard D. Yovanovich, Coleman, Yovanovich & Koester, P.A. "Please copy Sharon Umpenhour (sumpenhour@gradyminor.com) on all emails pertaining to this project. • Owner of property (all owners for all parcels) 37690040003 — Collier County • Confirm Purpose of Pre-App: (Rezone, etc.) Rezone to PUD • Please list the details of the project including density, proposed or considered uses for the project, size of commercial vs. residential, number of homes/units/offices/docks (any that apply): Rezone to allow a maximum of 450,000 square feet of commercial development and 300 multi -family dwelling units. Details about Project (choose type that applies): PUD — is this a phased development, adding uses to an existing PUD or what changes are you proposing or what project are you seeking input for. Is there any specific Tract or addition of a Tract/Use? REQUIRED Supplemental Information provided by: Sharon Umpenhour Senior Planning Technician sumpenhour@gradyminor.com 2 39-947-1144 created - Zornng Division - 28M Ngth Horseshoe Drive • Naples, Florida 34104.239-252-2400 • www.cofhergov i�of Coder County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES, FLORIDA 34104 www.colliergov.net ctAA1nA (-\f �/� [ �� f }� Ill 1�,� eq9) 252-2400 FAX: (239) 252-6358 Final bmittal Requirement Checklist for: PUD Rezone- Ch. 3 G. 1 of the Administrative Code 0 Amendment to PUD- Ch. 3 G. 2 of the Administrative Code ❑ PUD to PUD Rezone- Ch. 3 G. 1 of the Administrative Code The following Submittal Requirement checklist is to be utilized during the Pre -Application Meeting and at time of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date application. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. A Model PUD Document is available online at http,//www.colliercountvfl.gov/Home/ShowDocument?id=76983. REQUIREMENTS REQUIRED NOT COPIES REQUIRED Cover Letter with Narrative Statement including a detailed description of why amendment is necessary 1 ❑ Completed Application with required attachments (download latest version) 1 Pre -application meeting notes 1 ❑ ❑ Affidavit of Authorization signed and notarized 1 Property Ownership Disclosure Form 1 Notarized and completed Covenant of Unified Control 1 Completed Addressing Checklist 1 Warranty Deeds) 1 ❑ List Identifying Owner and all parties of corporation 1 ❑ Signed and sealed Boundary Survey 1 ❑ Architectural Rendering of proposed structures 1 ❑ Current Aerial Photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included 1 ❑ on aerial. Statement of Utility Provisions 1 ❑ Environmental Data Requirements pursuant to LDC section 3.08.00 1 ❑ Environmental Data Requirements collated into a single Environmental Impact Statement (EIS) packet at time of public hearings. Coordinate with ❑ [� ❑ project planner at time of public hearings. Listed or Protected Species survey, less than 12 months old. Include 1 ,�{ ❑ copies of previous surveys. IJ Traffic Impact Study 1 ❑ Historical Survey 1 ❑ School Impact Analysis Application, if applicable 1 ❑ ❑ Electronic copy of all required documents 1 ❑ Completed Exhibits A-F (see below for additional information)' ❑ List of requested deviations from the I DEC with justification for each (this ❑ ❑ ❑ document is separate from Exhibit E) — ti Checklis'E�� ntinue Xnext page February 1. 2019 v Page 9 of 11 Coder County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX;, (2A4,)J52-6358 Revised Conceptual Master Site Plan 24" x 36"and One 8 Y2" x 11" copy ❑ ❑ Original PUD document/ordinance, and Master Plan 24" x 36" — Only if ❑ ❑ ` Amending the PUD (� Revised PUD document with changes crossed thru & underlined 1 ❑ Copy of Official Interpretation and/or Zoning Verification 1 ❑ If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement 'The following exhibits are to be completed on a separate document and attached to the application packet: _! Exhibit A: List of Permitted Uses 11 1 /Exhibit B: Development Standards Exhibit C: Master Plan- See Chapter 3 E. 1. of the Administrative Code Exhibit D: Legal Description �xlhibit E: List of Requested LDC Deviations and justification for each Exhibit F: Last of Development Commitments If located in RFMU Rural Fringe Mixed Use Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239- 690-3500 for information regarding "Wildfire Mitigation & Prevention Plan." PLANNERS — INDICATE IF THE PETITION NEEDS TO RF ROLITFD Tn TWF MI 1 nwirur, R1:X119:1a1rRc- Scho6 District (Residertial Components): Amy Lockheart ❑ Conservancy of SWFL: Nichole Johnsen 1 i ❑ Utilities Engineering: Eric Fey Emergency Management: Dan Summers ❑ ❑ Parks and Recreation: Barry Williams (Director) Immokalee Water/Sewer District: ❑ City of Naples: Robin Singer, Planning Director ❑ Other: ❑ City of Naples Utilities I ❑ I Other: I ASSOCIATED FEES FOR APPLICATION I V PPre-Application Meeting: $500.00 � I�' PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre ❑ PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning Consistency Review: $2,250.00 Environmental Data Requirements -EIS Packet (submittal determined at pre -application meeting): $2,500.00 N\k -1 Listed or Protected Species Review (when an EIS is not required): $1,000.00 Transportation Review Fees: Methodology Review: $500.00 *Additional fees to be determined at Methodology Meeting. o Minor Study Review: $750.00 o Major Study Review $1,500.00 February 1, 2019 Page 10 of 11 Coker County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www,co�lliergov.net Legal Advertising Fees: n&,-C : $1,125.00 CC: $500.00 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252.6358 School Concurrency Fee, if applicable: o Mitigation Fees, if application, to be determined by the School District in coordination with the County Fire Code Plans Review Fees are not listed, but are collected at the time of application submission and those fees are set forth by the Authority having jurisdiction. The Land Development Code requires Neighborhood Notification mailers for Applications headed to hearing, and this fee is collected prior to hearing. All checks payable to: Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 51" and subsequent re -submittal will be accessed of 10% of the original fee. Signature of Petitioner or Agent Printed named of signing party Date February 1, 2019 Page 11 of 11 AFFIDAVIT OF COMPLIANCE Petitions PL20190002355 Immokalee Road/4th Street N.E. Mixed Use Subdistrict (GMPA) and PL20190002356, Randall Curve MPUD Rezone (PUDZ) 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 pui poses of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notified. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Compliance. D. ayne Arnold, AICP State of Florida County of Lee The foregoing Affidavit of compliance was acknowledged before me this November 23, 2020 by D. Wayne Arnold, AICP, who is personally known to me. (Sign toe of Not public) �j W COMMISSION M 2816V Kimberly A. Scher f,•z EXPIRE8.Der12,2022 Printed Name of Notary ,.4gF•' ten,,,, A,e�= GradyMinor Civil Engineers • Land Surveyors • Planners • Lmidscipe Architects NEIGHBORHOOD INFORMATION MEETING Petitions PL20190002355 Immokalee Road/4th Street N.E. Mixed Use Subdistrict (GMPA) and PL20190002356, Randall Curve MPUD Rezone (PUDZ) A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich & Koester, P.A., representing Richard D. Yovanovich as Successor Trustee (Applicant) will be held on Wednesday, December 9, 2020, 5:30 pm at North Collier Regional Park Exhibit Hall — Room A, 15000 Livingston Road, Naples 34109. Individuals who would like to participate remotely or have questions or comments should contact Sharon Umpenhour, Senior Planning Technician with Q. Grady Minor & Associates, P.A. by email: sumpenhour@gradyminor.com, phone: 239-947-1144, or mail: 3800 Via Del Rey, Bonita Springs, FL 34134. Project information is posted online at www.gradyminor.com/planning. Richard D. Yovanovich as Successor Trustee has submitted formal applications to Collier County, seeking approval of a Growth Management Plan (GMP) Amendment and a Planned Unit Development (PUD) Rezone. The GMP amendment proposes to amend the Golden Gate Area Master Plan, Rural Golden Gate Estates Sub -Element to establish the Immokalee Road/4th Street N.E. Mixed Use Subdistrict. The new subdistrict will provide for a variety of retail, office, personal service and residential land uses to allow a maximum of 150,000 square feet of nonresidential uses and a maximum of 400 residential dwelling units. The companion PUD rezone proposes to rezone the property from E, Estates to the Randall Curve Mixed Use Planned Development (MPUD) to allow development of the property with the retail, office, personal service and a variety of residential land use types. Access to the property will be via Immokalee Road and a vehicular interconnection with the property located immediately north of the subdistrict. The subject property is comprised of 50.18± acres located on the northeast corner of Immokalee Road and 4t" Street N.E. in Section 22, Township 48 South, Range 27 East, Collier County, Florida. SUBJECT , PROPERTY Grove DR w a ua CA a s O� � Rio a w Project Location Map �o� 25th AVE NE 25th AVE NE ♦tee f wa Randall BLVD The Neighborhood Information Meeting is for informational purposes only, it is not a public hearing. Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Ph. 239-947-1144 Fax.239-947-0375 EB 0005151 LB 0005151 LC 26000266 www.gradyminor.com pP.Hv APP..I....ONI..iOCPAi. T....,o... U. aPIP-1 g.....o„o..P.....,111.11.1. A, ...... U., U.. cOPA Pa[iti ?1 20190002355(G-) & PL20190002356 (PUDZ) BW/.T: 1000- 1 Data: 11/312020 Site Location: 37690040003 & 37690040100 -ME' ­NAMID NAME4 NAMES N­ UNIII.MR.. A ..... STYP. FL LK A`GELA FL :CC PNORTH COLSUIELl F IRE RESCUE I�WD5AVETEFANS NPARK DR NAPUE::FL .1�0-0131 GOLDEN GATE 7UNr .1 TR B, OR �NG PC�� LESS THATP-TONFO—DESCIN OR-IPGOESS 37— 1 U HDPARTN R LC VID GENED SON GOLDEN GATE PKWY HAPLE FL GOLDEN —E EST UNIT 22 N R 16OR BAR SS 17 HD R:: U-C DAVID G:NE- GOMM:N G y NAPUE:: F GOLDEN GATE E:7 UNIT 22 TR � 1�8"0FISF1 06 PC 403, LESS THAT PORT— FOR _0=01 `FUG - ENssscTIONPH,,A THAT ProFPARCELzosscAs THE wzSFrtRrwPER Pun TRAC7 - ziu�� NGATEESTSUNITS22 N&2SLESSORA11GETREEU1 THRU4,LESSCITRUSGREENSSE US NS AT GETREE ONINcATS A*nwE)LESS T TFORwwASOESCN OR-1 48S SERNADETTE� CLARK t�RY,MICHAEEaLDs�'TELu 27N INLET COVE UN w - COGswEt� RICHrL a sTELu - CT A LES�s THAT PORTION OF T-7 'I AS DESO IN OR SON PC 723, AS AMENDED IN OR 4- 3-001 J GOLDEN GATE EST UNIT ALERA NEVIN60 w - %prvDREw DICKMAry Uw FIRM RU STE] L 34110.-0 GOLDEN GATEEST Nry 23 V2 OF TO IN M B09 WALKERBILT RU S1 GOLDEN GgTE EST urvR 23 120E TR t0T GOLDEN GATE EST NOD 23 E s - GOLDEN GATEEST LID 23W D TRUST FIRM 809 WALKERBILT RD STE] - -LORD GATEEST NOD 23W TRRO So FIT I E EPO GRO INLET COVE LANE W - BaSOrvvNEry LOT 36 06 U ENCV. UKES PHASE FA ALOT3 RovE TRL ENUNES PHASE Y. FLOT 11 RACTA RACT D 3-0 RAITE ERRU MELLO 2B16 ORANGE GROVE TRAIL - VALENCIA TAKES PHASE 2A R"AS25 Rye RITotJDITRn M - VAL orvcIN UKESSPHasE ]-A 09999 U ARE KI II A260ENTERPRISEAVE 225LITR141T PG 47 241 EDINBURGH DR OOP, Na OAO - 22 N R A9 a-- E SALITvE THAa us GREENS SECTION PH LA —3 NAPLE0.-�dSe E1-A ALOT1 ill I IT I E SA LIT :.IT., FRANKLIN us CHpVE2 T196 BERGAMOT ON ESA LOT 22 22 TO 03 LESS THAT PORTION FOR RAN DESC IN OR 3OO2 PG 2ed0 D LOT 23 FIVE TOILETBOT td SC., ICO .10 INLET FIVE LNW - LOT 31 4T" IT E GOLDEN GATE EST uNR22ASt12 160R 16/3 PG 1128 O-� e A LANE p AS ASIERITORRES TR­ TO. GAI a ANNA C 2ze0 INLET FIVE LNW 20.-�6Aa VALENCIA LANE H-E 'AAEL G� TRAIL D LOTT 11 1 IN PAUL J B HEATHERa IF NAGO LDENGATEEEsiuNN23TRO, S THAT PORTIIN IESC IN OR 5O PG 1610-12, OR 1616 PG 312 23THAT ION OF TR zt AS DESC IN OR 1664 PG 46_ 7-A TAKE:VALE' I�A AT ORANGETREE E SA AT ORANGETREE ESA TR S pT ORANGETREEILL LTAKES IALEIIIA pT FRAiNGETREE S AT ORANGETREE TION INI vop2Oa 2712" NE H SIDE .105 _ 2LOT 11 ILL 1-A ILK E LIT 2 DE3RAL - ASE 2A .-RED ETTIA LET IE LNE - PHASE 2A IT GOLDEN GKTEEEST IND 22S R1Ot IR t003 PG 1064 .ILL S ED a PEiNER C 'ANTIE AR TLET AT RE0 S00 GOLDEN H-E EST IND2 TR 1OdO RRqucuERINOaANGEU R1K0 CANADA ENCIA UKES PHgsE 2A TO TON RD RATx3 CANADA GOLDEN GATE EST IND 22N N9 CANADA GOLDEN GATE EST urvR225 TO OR T13 PG TeT R. VrvTS LP RV CRESENT N3 CANADALOT xu, zHorvG Twc LAN ZHu 11a CHANCERYCRESCENT oR—S-4N3 CANADA VALENCIA UKES PHASE SA LOT 35 T669BtO6Ta6F GGEACA RO NO.000S06 FOIPIu,FL sa116 NEIGHBORHOOD INFORMATION MEETING Petitions PL20190002355 Immokalee Road/4th Street N.E. Mixed Use Subdistrict (GMPA) and PL20190002356, Randall Curve MPUD Rezone (PUDZ) ANeighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich & Koester, P.A., representing Richard D. Yovanovich as Successor Trustee (Applicant) will be held on Wednesday, December 9, 2020, 5:30 pm at North Collier Regional Park Exhibit Hall - Room A, 15000 Livingston Road, Naples 34109. Individuals who would like to participate remotely or have questions or comments should contact Sharon Umpenhour, Senior Planning Technician with Q. Grady Minor & Associates, P.A. by email: sumpenhour@gradyminor.com, phone: 239-947-1144, or mail: 3800 Via Del Rey, Bonita Springs, FL 34134. Project information is posted online at www.gradyminor.com/planning. Richard D. Yovanovich as Successor Trustee has submitted formal applications to Collier County, seeking approval of a Growth Management Plan (GMP) Amendment and a Planned Unit Development (PUD) Rezone. The GMP amendment proposes to amend the Golden Gate Area Master Plan, Rural Golden Gate Estates Sub -Element to establish the Immokalee Road/4th Street N.E. Mixed Use Subdistrict. The new subdistrict will provide for a variety of retail, office, personal service and residential land uses to allow a maximum of 150,000 square feet of nonresidential uses and a maximum of 400 residential dwelling units. The companion PUD rezone proposes to rezone the property from E, Estates to the Randall Curve Mixed Use Planned Development (MPUD) to allow development of the property with the retail, office, personal service and a variety of residential land use types. Access to the property will be via Immokalee Road and a vehicular interconnection with the property located immediately north of the subdistrict. The subject property is comprised of 50.18± acres located on the northeast corner of Immokalee Road and 4th Street N.E. in Section 22, Township 48 South, Range 27 East, Collier County, Florida. IGU GJIGT , a 114flRT7 Urava DR F W s f W SE Z Y r y g �r mih AIiC FIB 25th AWE Nf � Fl nd:.11 91110 I The Neighborhood Information Meeting is for informational purposes, it is not a public hearing. NEIGHBORHOOD INFORMATION MEETING Petitions PL20190002353 Estates Shopping Center Subdistrict (GMPA) and PL20190002354, Estates Shopping Center CPUD Amendment (PUDA) December 9, 2020 PLEASE PRINT CLEARLY ***PiOSC he Rolvised*** The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information. NAME: EMAIL: AJ — e VW,, , 0/ ADDRESS:�4Q PHONE:�� NAME:., . 11. _ I I 1/ „ EMAIL: % A i _ _ I - 1 t w I I 1 � P__ I . I -1 V - 121 it t CJ - L %.Jj ADDRESS: ';�9gC) �)"`4 5-r PHONE: NAME: EMAIL: + A 4 C v :�\) I �Lks ADDRESS:1 �\ �� PHONE: NAME: EMAIL: ADDRESS: .)v-3 `{ �.� S�- S L� PHONE: u .Z3 i - r' �y _ NAMES / ,1,0M pJ �n EMAIL: ADDRESS: I I 1 3P_�' S4- AW PHONE: a-A-i 2Sa zit 6'�e NAME: ') AY 1 0 Yf irl f- Il.� EMAIL: , J F7VC. C GY►� ADDRESS: 3 [ �J , f N W PHONE: NAME: 0 IF/l4 ��E C, � /�/ S EMAIL: ADDRESS: 21L� by PHONE: 3 viz D NAME: EMAIL: ADDRESS: PHONE: NIM Sign -in Sheet 12-09-2020 L 'cex-( NEIGHBORHOOD INFORMATION MEETING Petitions PL20190002355 Immokalee Road/4th Street N.E. Mixed Use Subdistrict (GMPA) and PL20190002356, Randall Curve MPUD Rezone (PUDZ) December 9, 2020 PLEASE PRINT CLEARLY be t? vMSO*** The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your e-mail address, phone number or home address released if the county receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the county staff on your own to obtain updates on the project as well as checking the county Web site for additional information. NAME: EMAIL: J_� ADDRESS: 016) I4 f�' PHONE: NAME: EMAIL: ADDRESS: ; PHONE: �J6 NAME: /< NM W ¢ i � 0'-7 EMAIL: ADDRESS: PHONE:2N-2_ 90 � q s �? �`('d✓Y� NAME: DAVjD jt` AL_8�2�` EMAIL li T/C?l� �C©IV1 ADDRESS:151B' 15�ve' N C • PHONE:.19- y �_D Z_ NAME: �S d�� EMAI!L: ADDRESS: ; „ PHONE: NAME: �6uS /EMAIL: / , ADDRESS: �[,Q' /1 ,� f�/- l PHONE: NAME: J�Jji cke- eA ADDRESS: ��2n NAME: �,/ EMAIL: PHONE: EMAIL: ADDRESS: } }`� PHONE: NIM Sign -in Sheet 12-09-2020 Randall Curve MPUD and Estates Shopping Center December 9, 2020 NIM -Zoom Participants First Name Last Name Email Registration Time Approval Status Jill Rosenfeld jillfrosenfeld@gmail.com 12/9/202018:25 approved David Dlugolenski dd@sagestonepartners.com 12/9/202017:31 approved Adam Brown ab@sagestonepartners.com 12/9/202017:31 approved Quincy Jones tquincyjones@gmail.com 12/9/202017:31 approved Robert Anderson ander100@comcast.net 12/9/202017:28 approved Maggie Kemp mkemp@comcast.net 12/9/202017:06 approved Michele Vaughan michele@davisgroupga.com 12/9/202017:01 approved Jillian Shaw jillian@davisgroupga.com 12/9/202016:59 approved Collin Johnson Collin@coastal-it.com 12/9/202016:42 approved Ty Thrasher tythrasher@outlook.com 12/9/202016:01 approved Corby Schmidt Corby.Schmidt@colliercountyfl.gov 12/9/202014:03 approved Billy Chambers billy@davisgroupga.com 12/9/202012:06 approved Dawna Livingstone dpipersburg@rembrandtaccounting.com 12/9/202010:02 approved Tim Ross rossdesinc@aol.com 12/8/2020 23:22 approved Susan Ruesink suerruesink@yahoo.com 12/8/202018:04 approved Mike Dalbey Mtpd7904@gmail.com 12/8/202016:29 approved Peter Brake pbrake@cmcd.org 12/8/202016:19 approved Diane Lynch dtlynch@comcast.net 12/8/202016:08 approved Scott Baxter madpoodle@aol.com 12/7/2020 20:57 approved Mary Bachelor mabachelor@comcast.net 12/7/2020 20:04 approved hunter harrison hunter@davisgroupga.com 12/7/202019:54 approved Linnea Chasse linneachasse@yahoo.com 12/7/202015:55 approved christopher davis chris@davisgroupga.com 12/7/202015:11 approved Robert Crown bobbyacrown@me.com 12/7/202013:46 approved Richard Eckstein richardeckstein239@gmail.com 12/7/202013:30 approved Barbara Pezzuto Basha324@msn.com 12/7/202012:30 approved J K realestatesouthwestflorida@gmail.com 12/7/202012:25 approved aaron zwiefel azwief@gmail.com 12/7/202012:18 approved C Kaufman Clk_ny@yahoo.com 12/7/202012:17 approved Bryan Bo Bryanbo79@yahoo.com 11/26/20208:28 approved Anita Jenkins anita.jenkins@colliercountyfl.gov 11/24/202017:12 approved Sharon Umpenhour sumpenhour@hotmail.com 11/24/202016:00 cancelled by self Petitions: P1.20190002355, Immokalee Road/4th Street N.E. Mixed Use Subdistrict and; PL20190002356, Randall Curve MPUD Rezone December 9, 2020 Neighborhood Information Meeting (NIM) wGradyNnor Project Team • Richard Yovanovich, as trustee and not individually -Applicant • Richard D. Yovanovich, Esq., Land Use Attorney - Coleman, Yovanovich & Koester, P.A. • D. Wayne Arnold, AICP, Professional Planner - Q. Grady Minor & Associates, P.A. • Mark Minor, P.E., Professional Planner - Q. Grady Minor & Associates, P.A. • James M. Banks, PE, Traffic Engineer - JMB Transportation Engineering, Inc. • Marco A. Espinar, Environmental Planning/Biologist - Collier Environmental Consultants, Inc. 2 Location Map I l H I SUBJECTPROPERTY J r+ I ZI , T I 'y i /. SUBJECTPROPERTY Y! r poPO RANDALL BOULEVARD f_ s�, 'A' 3 OIL WELL ROAD Area Location Map A N Randall Curve MPUD and Immokalee IMMOKALEE ROAD RANDALL BOULEVARD Road/41" St. N.E. Mixed Use Subdistrict Estates Shopping Center CPUD and Estates Shopping Center Commercial Subdistrict GOLDEN GATE BOULEVARD 4 Project Information Existing Future Land Use (FLU): Rural Golden Gate Estates, Estates Designation, Mixed Use District, Residential Estates Subdistrict Proposed FLU: Rural Golden Gate Estates, Estates Designation, Mixed Use District, Immokalee Road/4th Street N.E. Mixed Use Subdistrict Current Zoning: Proposed Zoning: E, Estates Randall Curve MPUD Project Acreage: 50.18+/- acres k, Proposed Request • The proposed Golden Gate Area Master Plan, Rural Golden Gate Estates Sub - Element amendment proposes to establish the Immokalee Road/4th Street N.E. Mixed Use Subdistrict. • The proposed subdistrict will provide for a variety of retail, office, personal service and residential land uses. • Access to the property will be via Immokalee Road, 4th Street N.E. and a vehicular interconnection with the property located immediately north of the subdistrict. • The maximum non-residential square footage permitted is 150,000 square feet. The maximum allowable number of residential dwelling units will be 400. • Proposed rezone from E, Estates to Randall Curve MPUD. rA 0 Proposed MPUD Master Plan II II II o. o, Mua'�Ea S ' Izpsm:anaxoai� euvvsn cE irrm LEGEND ✓REIAnoN RESIDENTIAL C COMMERCIAL - `� '/� uss. cou.sacua N SCALE: 1' = 300 RAN4ILC CURY6 YPUD ®Grade:\1inor �^^�.• �> Y . ram.. w�� wpsrw can xrwsEo: swloiax SITE SUMMARY TOTAL SITE AREA: 50.18* ACRE COMMERCIAL (C) 17* AC (34%) RESIDENTIAL(R) 20.5*AC(41%) 4TH STREET N.E. ROW 1.57* AC (3%) WATER MANAGEMENT 2.8* AC (6%) LANDSCAPE BUFFERS 1.71*AC(3%) PRESERVE 6.6*AC(13%) RESIDENTIAL: MAXIMUM 400 DWELLING UNITS COMMERCIAL: MAXIMUM 150,000 S.F. OPEN SPACE: REQUIRED: 30% PROVIDED: 30% PRESERVE. REQUIRED: 6.6 ACRES (43.9* ACRES NATIVE VEGETATION X 0.15) PROVIDED: 6.6 ACRES DEVIATIONS (SEE EXHIBIT E © LDC SECTION 5.05.04.D.1.,'GROUP HOUSING' ® LDC SECTION 6:05.05.D.2.A.,'FACILITIES WITH FUEL PUMPS- LDC SECTION 5.05.05.D.2.B.,'FACILITIES WITH FUEL PUMPS' ® LDC SECTION 6.05.05.8.1., -TABLE OF SITE DESIGN REQUIREMENTS' ® LDC SECTION 6.06.02.A1.,'SIDEWALKS, BIKE LANE AND PATHWAY REQUIREMENTS' 7 - Conclusion Documents and information can be found online: Gradyminor.com/Plann/*ng Collier County GMD Public Portal: cvportal.colliergov.net/cityviewweb Next Steps Hearing sign(s) posted on property advertising Planning Commission (CCPC) and Board of County Commissioner (BCC) hearing dates. CCPC - TBD BCC - TBD Contact: • Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1 144 extension 1249 • Collier County: PUDZ - Nancy Gundlach, AICP, Principal Planner, Nancy.Gundlach@colliercountyfl.gov or 239.252.2484 GMPA - Corby Schmidt, AICP, Principal Planner, Corby.Schmidt@colliercountyfl.gov or ■ 239.252.2944 8 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Richard Yovanovich: You all, we're gonna go ahead, and get started. My name is Rich Yovanovich, and I am the Attorney representing, Crown Management who is the current owner and developer of the neighbor — the Estates Shopping Center piece of property which is at the corner of Golden Gate Boulevard and Wilson Boulevard, and the purchase — the contract purchaser of the roughly 50-acre parcel of property that's at the Randall — Northside of — of Immokalee Road at the Randall Curve piece of property that's currently owned by the County. We're here tonight to do, the County required neighborhood information meeting that is part of the process for doing a growth management plan amendment and for a rezone of a parcel of property. We are — we are in the process of amending the current Estates Shopping Center growth management plan subdistrict, and the, PUD, planned unit development zoning district that is on that piece of property. And we'll go through in the details of what we're doing there. Related to those two petitions is a growth management plan amendment for the 50 acres owned by the County. The parcel will be rezoned to planned unit development well. A condition of our acquiring the property is the successful rezone of the County property and the successful rezone of the property currently known as the Estates Shopping Center. Therefore, if we are unsuccessful either of those, basically, the land will stay as it is currently zoned, uh. As part of the neighborhood information meeting process, we are recording the — we record the meeting. We are having some Zoom participants. So, I — I — I tend to pace. So, if I am— Sharon will bring me back in front of this camera, so there'll be Zoom participants. We're gonna — we're gonna go over both petitions, and then we're gonna open up for questions or comments. When you do speak if you come up to the microphone so we can catch the recording. Also, you're not required to, but the Planning Commissioners prefer if you would identify yourself for the record as you — you could be generic and say I'm a resident of Golden Gate Estates near the Estates Shopping Center or I'm a resident of Golden Gate Estates near the Randall Curve property if you don't want to say your name. But they — they want to know who's commenting and their relationship to the proposed project so they — they can better Page 1 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM understand the context of people's comments. We will try to always say for the record, Rich Yovanovich speaking, and Wayne Arnold will — will do the same for himself. Um, they just wanna know who's talking so they — they can get a better, understanding. We have — sorry — I want to introduce our team, and then we have some County Representatives here. Actually, when I initially spoke, I'm technically the Trustee that owns the property. I don't really own the property, but it's titled in my name, uh. So, I'm — I'm the Applicant on all of these petitions, uh. I'm also the Land Use Attorney on this. Wayne Arnold with GradyMinor is our Professional Planner. His boss is Sharon. He's been receiving all the correspondence with Sharon. If you have any questions, I'm sure your point of contact will be Sharon or Wayne. But if you have any questions after this meeting, you can contact either of them. Mark Minor's not here, but he's a Civil Engineer on the project. Jim Banks is our Transportation Consultant, and Marco Espinar is our Environmental Consultant. We didn't bring Marco into this meeting because I don't know that there are really any environmental issues related to either of the petitions. But if, you know, some questions come up, we'll get back to you on any of those — those questions. As I have — this is — this is the roughly, 60 acres that's the Estate — Sharon Umpenhour: Forty. Richard Yovanovich: Forty acres, sorry. The 40 acres that's the Estates Shopping Center property at the corner of Wilson Boulevard and Golden Gate Boulevard, and the top portion is the yellow. That's the roughly 50 acres that we have under contract with the County, uh. As I mentioned, they're — they're related petitions, and I've already forgotten to introduce Nancy Gundlach who is a Professional Planner on — which one are you? Which one's yours, Nancy? Nancy: I'm on the Randall Curve. Richard Yovanovich: She's — she's the planner for the Randall Curve property, and James Sabo is on Estates Shopping Center, and I think participating by Zoom is Corby Schmitt. Is he on the Zoom? Female Speaker: Yes, yes. Page 2 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Wayne Arnold: And Anita Jenkins. Richard Yovanovich: He — he — who else? Anita Jenkins: And Anita Jenkins. Richard Yovanovich: And Anita Jenkins are both — they are — they are handling the growth management plan amendments, and Anita actually supervises both the, growth management plan staff which is Corby, and the planning staff which is, Nancy and James. If you have questions of any of the County Representatives, they're — they're — they're readily available. You know, I'm sure they have business cards, and if they don't, they'll give you their email addresses. And you can, you can contact them with any — any questions you may have, uh. We're pretty informal. Really what we wanna do is tell you what we have planned with the petitions and then we wanna get your input. We also have representatives from Shy Wolf, who is, gonna be involved in the Estates Shopping Center property. So, if questions come up regarding Shy Wolf, those questions can be answered. I'm gonna turn it over to Wayne to go over the two petitions, and then we'll answer any questions you may have. Wayne Arnold: Thank you, Rich. So, sure. Thank you. I'm Wayne Arnold as Rich said and here representing both petitions, and there are a total of four. They're, growth management plan amendment and a rezoning application — Wayne: — for both applications on both sides. So, what we're gonna do is go through as Rich said both applications together, and then we'll take questions. We just thought it'd be more efficient than to break and have questions and answers on one and then the other. So, hope you indulge us if you're here for one or the other as you're gonna hear a little bit about both because as Rich mentioned they are related. So, the property for the Estates Shopping Center which I'll go through first is zoned planned unit development. We're amending that planned unit development. It's also part of the Estates Shopping Center subdistrict which is growth management category. We're amending that as well. And it's — the — the easiest way to summarize our changes is that we are — it's not — we are —essentially the Estates Shopping Center was approved for 150,000 square feet of Page 3 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM commercial uses. It also required the first commercial use was going to be the grocery store. We are amending that request to reduce the commercial square footage to 50,000 square feet of general commercial type uses, and then we're also making provisions for government uses. A whole series of those governmental uses because Collier County will end up with a — a nominal, 10-acre parcel out of the 40-acre piece. And then we've made provisions for Shy Wolf and its educational programming and then sanctuary use to be on the Western -most parcel. So, we've had to amend the growth management plan language to accommodate those changes as well as our zoning, which lists a very detailed, uses. So, a couple things, we've created two new districts out of here, the commercial district is pretty self-evident. It's going to be right at the hard corner of Wilson and Golden Gate. But the Shy Wolf sanctuary parcel that we're calling it, we're calling it a semi-public use. And we're going back and forth with staff so we may change that terminology, but it allows things like we've talked about, animal shelters, arboreta, exhibitions, their educational facilities. We've made provisions for them to have single-family residential and dormitory use because they are an educational facility, and they're incorporation with Florida Gulf Coast or other universities that come and do some research on the animals. So, there will be provisions made for that residential component, that will probably initially utilize the single-family structures on the site for office space and some of the other uses that they have that eventually those, um, would be significantly modified, and they have a true education center established, and — and other structures. But for now, we've made provisions for them to have up to eight dwelling units on that property. The County's parcel which will be the — [inaudible] [00:09:121. Sorry about that, folks. It's a little slow, but the County's public uses, and I know there's information circulating out there in the Estates about this. So, in the — the growth management plan, then we've made a provision for a total of 50 dwelling units. We haven't been specific as to whether or not those are single-family or multi -family. The County asked us to make provisions for up to 30 units on the 10-acre parcel that they're obtaining as part of this deal. So, in addition to all the administrative, governmental type facilities Page 4 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM that we've listed here by standard industrial classification codes, we've also made provisions for there to be up to 30 multi -family units. The reality is because we have well and septic here, I don't think it's realistic that the County's going to achieve 30 multi -family units on this parcel. We were asked to accommodate that as part of the request; so, we have. I know that that's been some discussion out there about that, and we'll be happy to hear those comments. But, again, we've also made provisions for single-family on the same parcel because should this deal not go forward, Crown Management that would control it, would then have the option to continue to do single-family that's permitted by right today. So, it says in our language that the single-family would be subject to the state's zoning district standards. So, you get what you could have today. So, the master plan that was approved as part of this growth management plan is the exhibit that's on the screen. It identified all — a large development area and then areas for utility plant site as well as some lights and buffers. So, we are modifying that. The new subdistrict is, generic. This would be an exhibit to the growth management plan which you can see that we have three separate parcels identified as commercial, public, and semi-public. We depict the access points that we're providing for the project on the master plan as well. The zoning master plan is a little bit more detailed than we showed on the growth management plan exhibit. This again is being modified to take out some of the detail in the footprints that were shown as future buildings on there. It's going to be revised to be a little bit more generic, but again, the preserve buffer areas get depicted on here. The access aspects are depicted. And again, we've identified which parcels would be used for public, semi-public, or the commercial uses that are going to be retained. So, where we are in the process, we submitted a few months ago. We've been through a couple rounds of reviews. We're — we're required to hold this neighborhood information meeting prior to going to public hearings. So, we don't have public hearings scheduled yet. But what will happen in this process, it's a two-step process; we'll have a transmittal process with the growth management plan assuming that the Board endorses it. They will take both of these, and they'll say, "We're ready to transmit the proposed changes." Page 5 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM They'll go to the Department of Economic Opportunity, DEO at the State of Florida. The state gets 30 days to review those changes to determine if there are any state impacts or regional impacts, doubtful that they will weigh in on this, but it's a part of the process we have to go through. And then after that process, we would then come back in the PUD document, the zoning document would come together with the comp plan amendment. And the Planning Commission would again hear it together, and then that would then be heard by the Board of County Commissioners for final action. And our goal here is that all four of these applications will come together and be heard at the same Planning Commission and Board of County Commissioner meeting since they're interrelated. We think it makes more sense to be able to tell the whole story and deal with them in one — one time. So, that's our goal. We don't have hearing dates established yet, but our goal is to be through the process by June of 2021 which gets us there by — the Board takes a summer recess in July and August. So, our goal is to be completed in this process in June, no later than just next year. So, we think that's a doable process although we don't have hearing dates scheduled yet. The round of comments we got from staff were down to some fairly, I think, minor issues that are pretty easy to deal with. So, in a nutshell, that's — that's what we're hoping to achieve, and with that, I'm gonna wrap up this presentation. And, Sharon, if you can bring up the Randall Curve as we're calling it? It's really the County's property that's at the corner of Randall/4th Street Northeast and Immokalee Road. So, I'm gonna spend a few minutes talking about that process as well. Again, it's the same team so I'm not gonna through that information. Again, the location at — it's — everybody calls this the Randall Curve property that's been around a long time, so. We actually have a Randall Curve PUD that's part of the process, but our subdistrict for the comp plans that — for the mockup of 41h Street — 4th East subdistrict. Again, this property today is zoned the Estates. It does not have zoning on it that would allow the mixed -use project we're proposing. It's also part of the rural Golden Gate Estates. Comp plan does not make provisions for this to be a commercial mixed -use project that we're proposing. So, we've submitted, a new subdistrict that makes provisions for there to be up to 400 residential units on this property Page 6 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM as well as 150,000 square feet of commercial uses. I'm gonna show you the proposed master plan for the Randall — Sharon Umpenhour: Go back, go back one. There you go. Wayne: — though this is the language that talks about our request. And a couple significant things I'll talk about is that we've made provisions for a large variety of retail uses. I know that there have been several discussions with members of the Estates Civic Association and other, community residents that have talked about the need for services out in this part of the community. So, we've made a very broad list of uses that largely are C-4 type uses I would say of the maximum intensity. There could be a couple of others depending on how the County categorizes those that would be C-5 because we've made provisions for there to be potential large format retailer or big box store whether that could be a Lowe's, a Home Depot, a Costco. We've made provisions for all of those as part of our request. It doesn't mean that those are going to be necessarily located there, but we've made provisions for them. We also have provisions there for the other types of uses we know people desire which are restaurants and offices and dental offices and things of that nature. So, I would, you know, just to — to know that this is a mixed -use project, Sharon's there's something on my screen. It's — it's some sort of system update. I don't know how to remove that. Let's take a pause for a moment. Thank you. So, this is a proposed master plan that we've created for what's called the Randall Curve PUD. It's the — this makes use, we have designated areas that are preserve, residential and commercial. C stands for commercial; the R is for residential. Preserve is labeled as such. It is conceptual, but it identifies two primary access aspects on Immokalee Road. We also have a shared access point with the properties to the North that's going through a similar process that we're in today. They're a little bit ahead of us. They've had their transmittal of the comp plan portion of their property to the State of Florida. So, we're — we're on track to being a couple months behind them. But the residential is sorta central to the site. We have our preserve area that separates us from the 4th Street residential. We have water management system that we have, and we've proposed no vehicular Page 7 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM access to 41h Street Northeast. We would obviously make provisions for pedestrians and bicyclists to enter the site, but we prohibited vehicular traffic from accessing 41h. And we know that was an issue early on. When the County was looking at developing this themselves and we've heard that that's an issue, and we were asked on the property to the North also to remove any access to 4ffi Street which they have done as well. But you can see on this particular property that the uniqueness of this is when you go out there today, the — at the hard corner of 41h and Immokalee Road, that area's all the dry detention system for the County that was put in to satisfy the Immokalee Road widening project. So, that parcel is part of the acquisition. We have to take into consideration all of the drainage. So, we are going to have a larger system of either lake or dry detention to accommodate their five acres that they need today as well as the future improvements that they're planning to make on Randall Boulevard. We have to accommodate some of the additional drainage for them as well in addition to our drainage. So, that's been one of the unique challenges here, but nonetheless, we've accommodated. We can work around that, and we think this could be a very good, viable project. So, again, if we're in the same process that I just described for you for the other Estates property which was we're going to have the comp plan transmittal process. We going to have a PUD adoption at the same time that the comp plan would be adopted. And as Rich said, these are kinda bundle projects. One doesn't happen without the other with the way that this has been structured. Again, no hearing dates have been established, but we are working toward that same June deadline I just described. And hopefully, we can, be there, and like I said before, we're gonna take questions tonight. If you think of something after we leave here tonight, you'd like to communicate, Sharon has some cards at the back table. It's easier to email or call her for information. We're happy to share the presentation tonight with anybody who desires it. All the information's available on the County's website through CityView, or if you don't feel comfortable using that system, Sharon would be more than happy to provide any of the comp plan information as public record or any of the zoning information to you as well. Page 8 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM So, Rich, I don't know if I left anything out, but I'm — I'm happy to answer questions. I will say one thing that one of the changes we did make on Estates that I failed to mention, we did even though we reduced the intensity of commercial from 150,000 — 50,000 square feet, we did add back end -use that we didn't have previously, and those were medical offices. We made provisions for medical offices and veterinary clinics that were something that was, desired by some folks who've been interested in the Estates. So, we've added those uses, and we think they're pretty benign uses overall and probably things that anybody who lives in that part of the community would probably utilize. So, with that, I'm gonna stop, and we're gonna — do you wanna take the Zoom callers first, Rich? Richard Yovanovich: Let's take people that are here first, and then, yeah. Wayne: Do the audience, okay, so, anybody who'd like to speak as Rich mentioned, you don't have to give us your name if you don't feel comfortable, but the Planning Commission wants to know if you're part of our team's feed or if you're a resident. So, if you feel comfortable saying you're a resident that way at least when the transcript gets created, they realize it's not Wayne or Rich or Sharon or Jim talking, so. Anybody with questions, please, feel free to come up and use the microphone. We can sanitize it between its use, and —yes, ma'am. Come on up. Phyllis: Phyllis Lit — Phyllis Litka, the 2nd Street Northeast, um, all of this involves even though I live out that way on part of the curve, um, I'd like to know, the low-income housing that you wanna put in on 10 acres, that's like four of my neighbors, how are you going to put 30 units? And when you say low-income, what are we talking? Wayne: Well, that — the low-income reference is not a term we use. Our language says essential service personnel that's actually in the document, and — Phyllis: Okay, on — on my form, that's what it says [inaudible] [00:21:231. Wayne: — and I — I don't know that that's our letter that said affordable housing. Richard Yovanovich: Can I see that? Do you mind? Page 9 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Phyllis: Sure, yeah, absolutely. Wayne: Our language says essential service personnel, and that's a term that the County's recently started using to refer to first responders, teachers, nurses, county employees, people like that, who are essential service personnel in our community that seem to be priced out — out of the housing market. Phyllis: Yeah, I can understand that. Wayne: As I mentioned before, the 30 units is the number that the County asked us to provide. If it's going to be multi -family housing, I — our — our opinion is just doesn't work because of the septic system requirements. Phyllis: Right. Wayne: So, I don't know that the County realistically is going to achieve 30 of those units in the — in the configuration of multi -family, but again, Rich, I don't know you wanna add any more. But we were asked to include it; so, we did. Richard Yovanovich: Yeah. I — a — as part of this process, obviously — yeah, you can sit right there. I'm sorry. As — as part of this process, obviously, we — we had to coordinate with the County because they're getting the 10 acres, and we — we basically said, "What would you like us to include on your property?" So, the County gave us their list of requested uses. I have been doing this for a while so I kinda figured when the County said they wanted to put 30 units on a 10-acre piece of property that basically can have four under the current state zoning, I thought that was, gonna meet some resistance from the residents of the Estates. And I said, "I'm happy to include it, but you need to be at the neighborhood information meeting to defend it." And, I don't think there's anybody here from the County to address that. I don't think Nancy or James are — are — are — they were not the people I spoke to, uh. So, the — the — Wayne is correct. What you received, eh — we are not proposing low-income housing. I don't know who sent that out. We are — we are proposing essential service personnel — the Page 10 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM County's proposing essential service personnel housing, which is exactly what Wayne says, firefighters, teachers. But the number of units and the request for that use came from Collier County, uh. I think Commissioner McDaniels was on his way to this meeting. I just texted him to find out where he is, but he's — he is on his way. If he doesn't make it here before we get gone, I'm sure he'll read the record. But I — I think there's others here who also, have concerns about that use. So, we will obviously communicate that to County staff and, will follow their direction whether to remove that, um, request or not. But obviously, I know that's — I knew that was gonna be an issue before I even submitted the document, so, with any more questions? Wayne: This is Wayne. Can I just read you the language that's actually in the PUD document under public use? It says, "Essential service personnel housing not to exceed 30 units subject to develop standards for RM-6 zoning which would be the land development code." So, that is what's in the actual document. There's also a provision for there to be multi -family units which was meant to implement that essential service personnel housing. But there are as Rich mentioned, there's also a provision in there for single-family homes which is what could be there on that [inaudible — crosstalk] [00:24:53]. Richard Yovanovich: Right, and — and Tim's okay. Tim and I had a conversation about this very issue twice, and — and I told him the reason we put single- family houses in there is if for some reason Shy Wolf does not close on their piece of property or the County decides they wanna develop it as the common state lots, we just wanted that as — as — as also an option. So, I mean, that clearly Tim would have an issue with that. I hope nobody else has an issue with that piece. Wayne: Thank you, any other comments, or questions? Tim: Tim Wallen, 111, 3rd Street Northwest, uh. We're adjacent to the 40-acre, uh. As you guys know, we've been involved with this for 12 years now. So, when we started talking with Bob and, Shy Wolf and about the swap of the property, it seemed like, it was something real good for everybody in the community, for both sides, um. Again, the multi -unit, it would have to be low-income because they're gonna be like 200 square feet if they put `em there. Um, you know, when we first started doing this, we discussed Page 11 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM services from the County whether it be post office, police substation, some, you know, tag agency. I know it's right across the street right now or some sorta County presence that — that's needed out here, not housing. Housing just seems really stupid. The intersection is already stressed. Anybody that comes from the East traveling West to go there in the — to go to work in the morning, it — it's already a nightmare trying to get through Wilson Boulevard. To put all those cars and all that right there is a huge problem, again, septic and water. I think everyone else is — everybody's probably pretty comfortable with, but, you know, for the record, the — the multi — the multi -housing is — is — is definitely a — a killer. Male Speaker: Okay. Male Speaker: You know, it's if — so I can just put it on the record, can I just get a show of hands how many people are opposed to putting that multi- family on that piece of property. Male Speaker: So, I'm just gonna count the number of — one, two, three — Female Speaker: All of us. Female Speaker: Eleven. Female Speaker: So, [inaudible — crosstalk]. Male Speaker: So, I would say, if there's I I — there's 11 people present, and I think every one of them are not related to our team or Shy Wolf. So, I would say that pretty much everybody, is opposed to that. I just wanna — I just wanna put that on the record. So, both whoever reads the transcript knows so you all don't have to come up and repeat yourselves. Or you're welcome to come up anytime you want, but I just wanted to save some people some effort. Any other questions, comments before we go to people on Zoom? Jeff Curl: Yeah, for the record, Jeff Curl, um. I live actually off Desoto, but I do traverse Wilson and Golden Gate Boulevard quite a bit. I'm just wondering if the County has any intentions of doing rotaries at Wilson/Golden Gate Boulevard. That seems to be there brand-new, um, FDOT experiment and then how you guys would see traffic West of this intersection, and this Page 12 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM may be more of a Jim question with maybe left turns, right turns coming out, signals expansions, turn lanes, and maybe a U-turn or two through the median. Um, I'm assuming you — you're gonna remember from your time out there, too, Jim, um, that to the previous gentleman's point that traffic through there at rush hour's an absolute nightmare. Jim Banks: Yeah, right now, the only traffic signal's — Jim: Well, my bill is still extra, but okay. Jeff: You didn't sanitize this [inaudible — crosstalk] [00:29:06]. Jim: Maybe I can step way back here. Jeff: I'm gonna get the COVID. Jim: so, anyhow, to answer Jeff's question, you know, obviously, the intersection at Wilson and Golden Gate is currently signalized — Jeff: Right. Jim: — there's not enough separation between the E-western-most boundary of the property which is on 3rd Street to have a traffic light at that location. So, we will not have another traffic light service development, but that is one of the reasons that the commercial is in the corner of that — of that intersection now. And the lower intense uses are further to the West which will — it's our interpretation will not warrant a traffic signal, at those — at those intersections. But, yes, when we're going to the site development phase, we're gonna have to look at extending some of those left -turn lanes to provide for U-turns and that type of thing, mostly for the commercial uses. So, there will be some upgrades there in that general vicinity to accommodate additional turning moves they're gonna — but I do wanna point out that what is being proposed today is actually gonna generate substantially less traffic than what was previously approved. So, with this application, traffic demands from this 40 acres is going to be substantially reduced versus if it's developed then with the 150,000. Jeff: So, this is gonna dovetail into our previous — Page 13 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Sharon: Can you guys hold on a second? Um, Jeremy, the Zoom participants aren't able to hear Jim. [Crosstalk] Jim: Okay. Sharon: Go ahead. Jeff: So, that also brings back to your point about multi -family and increasing the density at that site with residential, I think that'd be another, you know, point raised when we [inaudible — crosstalk] [00:30:511. Jim: Well, I — I would submit to you that I don't think all the — all the uses that are being proposed could all fit on the 40 acres so some things gotta give. Jeff: Yeah, and I think I'm honed in on that essential service kind of the boondoggle that we keep talking about here tonight, um. Jeff: No, I just — the County's trending, eh — again, FDOT getting a pave - type deal with rotaries and things like that to — to push traffic through quickly, you're talking about two lights that are fairly close together, um. And so, yeah, perhaps they're gonna keep that sequencing with each directional rush hour push, morning and at night, but, uh. I didn't know if there were any preliminary discussions. Jim: As far as I know, they've got no plans to put a traffic circle there at that intersection. I don't even think they have the right of way to do it, um. Jeff: I wouldn't think with E's there on the corner either, but. Jim: Right, so, but not — my interpretation is we will not see a round- about at that intersection. Jeff: Okay. All right, thank you, gentlemen. Male Speaker: Thank you, Jeff. Wayne: So, I guess without moving — Page 14 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Rich: Anybody else here that wants — yes, sir, come on up. Female Speaker: Wayne? Wayne: Yeah, I have sanitized the microphone [inaudible] getting COVID. Sharon: Sorry. I've already had it, so I don't have to worry about it. [Crosstalk] Dave: My name is, Dave Meffin, um, 127th Street Northwest, and, so, even though it's not right next to my neighborhood, it's pretty close. And, I just, you know, I — I agree with this gentleman down here, but, um. I just wanna know anybody in our neighborhood who would be in favor of that. I mean, if you can find 10 people, I'd be happy. Wayne: You're speaking about this essential service housing? Dave: Yes. Wayne: Okay. I — I think as Rich said, the show of hands was pretty unanimous that, those in attendance certainly aren't supportive — Dave: I mean, if we had more time, and we could, you know, word of mouth a little more, we could get a thousand people in here; a thousand hands would be up, so. Wayne: Well, I — I have a little experience on this use of property, and I know you can get a lot of people out, right, sir? So, I — we — you know, we understand that will communicate to the County the, uh — the, unanimous opposition for those who are here to — including that multi -family housing, and I'm sure from watching James write that down right now, so. I'm sure that will be communicated to the powers that be, the County. Anybody else, anybody else here who wants to come up and speak before we go to those on Zoom? Laura: Hi, my name is Laura, and I'm a resident of the Estates. And, okay, that 10 acres, I'm like, "Why not make it a park? Why not make it something fun? And if you need to add a post office to it, you know, 10 acres is a good size, but we don't really have enough free area out on the Estates for, you know, like kids' playgrounds, stuff like that. They have plenty of it in the city. And so, I'm like, "Forget about that. Put it on that little 4th Street there. Well, we don't wanna it there either, so, the essential service." So, I'm just wanna make Page 15 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM sure that my vote is no, and I'm just emphasizing that. Wayne: Okay, and just for you know to ma'am, this is Wayne Arnold for the record, but we include parks as one of the uses for the County parcel. It's just — Laura: Okay. Oh — so, who decides once — Wayne: The County Commission ultimately will decide what use it would be there, but I think it's pretty clear tonight the direction it's headed with regard to the housing. Laura: Okay, thank you. Wayne: Thank you. Richard Yovanovich: I wanted to make two points, one, Commissioner McDaniels just entered the room, uh. Comm'r McDaniels: How's everybody doing? Richard Yovanovich: And, just to recap, um, everybody in this room is opposed to essential service personnel housing, that 30 units on the County's parcel in the Estates. Male Speaker: At Wilson — at Wilson and the Boulevard? Richard Yovanovich: Yes, yes, yes. Comm'r McDaniels: So, noted. Richard Yovanovich: I just want — wanted to make sure you're aware of that. Female Speaker: We raised our hands. Richard Yovanovich: And — and it just — and it just — just kinda going back a little bit of history, you know, on the Estates Shopping Center parcel, that — that — the hard corner piece set between I" and — and Wilson was formally a neighborhood center where commercial was supposed to go in the first place. So, we're kinda going back to pretty much the original plan of — of Golden Gate Estates, by going through this process. And with that, any more questions or comments before we go to Zoom, participants? Page 16 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Wayne: Okay, going to Zoom, Sharon, you wanna go ahead and call names and see if we have any questions on Zoom if they raised their hand? Sharon: Um, if they speak, they can raise their hand; I can unmute them. Wayne: If you have a question or comment you'd like to make and you're on Zoom, if you'd raise your hand if you — if you know how to hit that icon, and then Sharon will unmute. And we will be happy to let the rest of the crowd hear what you have to say. Richard Yovanovich: All right. How many — how many Zoom participants? Wayne: The question is how many Zoom participants do we have? Sharon Umpenhour: Fourteen but two are County staff, um. Wayne: So, we have 14 total Zoom participants and two of which are County. Richard Yovanovich: Anybody raising their hand? Sharon Umpenhour: No, but if you wanna ask them if they just — if someone wants to ask a question to unmute and ask a question. Wayne: Okay, so — so if you have a question, do — can you unmute, and then we'll know that you do have a question? Sharon Umpenhour: It doesn't look like anyone has a question. Wayne: I — I don't — I don't see anybody raising their hand or unmuting. So, I take it that none of our Zoom participants at this moment have question or comment, so. Anybody else in the room, Mr. Wallen, do you have a question? Richard Yovanovich: Wayne? Wayne, do you wanna, see if everybody on the Zoom call is opposed to the 30 units as well? Is there a way to find that out? Sharon Umpenhour: Oh, Scott Baxter has his hand raised. Wayne: We have, Scott Baxter, you have your hand raised. Do you wanna unmute and ask your question or make your comment? Scott, I'm not hearing ya. It looks like you're still muted on our end. Sharon Umpenhour: You still — you have to unmute, Scott. There you go. Page 17 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Wayne: There you are. Scott Baxter: — unmute, I'm not sure if it's working or not. Wayne: We hear ya. Scott: Okay. Um, I'm trying to — you know, you're talking about putting 30 units on 10 acres. So, to be generous, we're only gonna have three units per acre because then there will be no streets, no buffers, no sidewalks. Everybody that's [inaudible] [00:37:471. However, this property was promised as a park. Is that not in here? Male Speaker: It is not a park. Wayne: Today it is not a park. It is zoned for a commercial shopping center. Scott: I understand that. Is the property staying — I thought this property was promised to us as a park. Wayne: It — it — I'll let Rich address that for you. Richard Yovanovich: Yeah. For the record, Rich Yovanovich, actually, what — what the property exchange agreement says is we would give the County the 10 acres. The County would then decide what it wanted to put on the property, and obviously, a park is an option and other government services is an option. Wayne: To the list, the uses we got for this 10 acres came from Collier County. And this — the purpose of this meeting is for the community who — to give their input back to all of us about what we're asking for as part of this PUD. And I assume you're like the other members that are present that you oppose the multi -family option on that 10- acre piece. Is that correct? Scott? Richard Yovanovich: Scott, can you — move? Scott: [Audio cuts out] [00:39:051 — Male Speaker: Broke up. Male Speaker: Breaking up. Page 18 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM [Crosstalk] Female Speaker: He said he's opposed. Richard Yovanovich: Okay. Wayne: Scott? Any other comments, Scott, or should we — anybody else on Zoom? Male Speaker: Yes, an upgraded Wi-Fi. [Crosstalk] Wayne: try again one more time. You're still a little muddled. Anybody remember when you had antennas on your TV, and you had to smack it or stand like this? [Crosstalk] Is there anybody else on — on Zoom that — that wants to, um, speak? Sharon Umpenhour: Maggie Kemp. Richard Yovanovich: Maggie Kemp, it looks like. Wayne: Maggie Kemp, you're up. Maggie Kemp: Hi, I just wanted to also voice my opposition to putting in low- income housing on such a small space, seems like the County seems to be forgetting about the residents and the impact on the residents that are around these projects. Wayne: Okay, thank you. Anybody else wanna make any comments on Zoom? Richard Yovanovich: Susan Risner — Rissen. Wayne: Susan, you're up, Ruse — Rusing. Am I close? Sharon: No, she's not on. Richard Yovanovich: She's unmuted. Page 19 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Wayne: She unmuted. I just didn't know if she wanted to speak or not. Sharon: She's not got audio. Rich: Okay. Wayne: Oh, okay. anybody else on Zoom? Okay, one more go -round in here, anybody else wanna say anything? Phyllis: It's me again, Phyllis Litka, question on the Curve. The 400 units, are those houses, or are those apartments? Wayne: They — they — they will be — we make — we'd make provisions for both, but it — it'll be a multi -family, more likely a multi -family product. Phyllis: Okay. Wayne: It could be condos. It could be apartments. We — we don't have that final decision yet. Phyllis: Okay. And when — next question, you said something about 4th `cause I live on 2"d, so, yeah, it's the next street. So, 4th, they will not be able to come through 4th where they were gonna make that street, you know, behind all of, um, the storefronts? Richard Yovanovich: The, yeah, for the record, Rich Yovanovich, we — we — we — in the Curve property, the 50 acres were talking about tonight, there is absolutely no access on 4th other than we will make provisions for bicyclists or pedestrians that are coming up and down 4th but no cars will have access. Phyllis: Well, one of the other meetings that I was going to — had gone to, they were going to make a road. Yeah, mm-hmm, mm-hmm. Richard Yovanovich: And that — that was I think Wayne was involved in that one. It was the property to the North, um. Wayne: No — they no longer have access. That project removed their — any access and it's prohibiting to have access to 41h Phyllis: Oh, thank you. Okay, that's why you should go to meetings. Wayne: We appreciate you coming. Page 20 of 21 Estates Shopping Center GMPA and CPUDA (PL20190002353 and PL20190002354) and Immokalee Road/4th Street N.E. Mixed Use Subdistrict and Randall Curve MPUD (PL20190002355 and PL20190002356) 12-09-2020 NIM Richard Yovanovich: Anybody else? Tim: I — I was just gonna — I was just curious who the two County people were. Wayne: Mr. Wallen, Tim, why don't you come forward? Sharon: You need to speak into the microphone, please. Richard Yovanovich: I'll say it for you. Mr. Wallen wanted to know who the two County people were on the phone, and it was — I think I said it earlier, Anita Jenkins who is, Zoning Director, and, Corby Schnitt who is the Growth Management Reviewer — Plan Reviewer for this project. Those are the two County. Yes? Sharon: Actually, it's Michelle Mosca for Anita. Richard Yovanovich: Okay, well, Michelle Mosca who, also is in Growth Management is sitting in for Anita Jenkins, and, she's been with the County for quite a while and is familiar with the comprehension plan. Anybody else? All right, well, we thank you for coming and I hope everybody enjoys their holiday season and stay safe. Thank you. [End of Audio] Duration: 44 minutes Page 21 of 21 (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 E. 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(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the sign(s) NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED SHARON UMPENHOUR WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER(S) SIGNATURE OF APPLICANT OR AGENT Sharon Umpenhour as Senior Planning Technician for Q. Grady Minor & Associates, P.A. NAME (TYPED OR PRINTED) STATE OF FLORIDA COUNTY OF Lee 3800 Via Del Rey STREET OR P.O. BOX Bonita Springs, Florida 34110 CITY, STATE ZIP The foregoing instrument was sworn to and subscribed before me this 10 day of March , 2021, by Sharon Umpenhour as Senior Planning Technician for O. Grady Minor & Associates, P.A., personally known to me ergs pi Qeed as identifieation and who did not take an oath. i '+a`}fi'. CARINJ.DWYER Signature of Not Public F MY COMMISSION # GG 982367 jk Ao' EXPIRES: May 14, 2024 Carin J. Dwyer ?: Bonded Thru Notary Public UMenwrkrs Printed Name of Notary Public My Commission Expires: (Stamp with serial number) Rev. 3/4/2015 %�---- .. . .e ., (CHAPTER 8, COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen (15) calendar days in advance of the first public hearing and said sign(s) must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code, Chapter 8 F, 1. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or easement. 2. The sign(s) must be securely affixed by nails, staples, or other means to a wood frame or to a wood panel and then fastened securely to a post, or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s) in place, and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable, the petitioner or the petitioner's agent must replace the sign(s) NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY, PERSONALLY APPEARED SHARON UMPENHOUR WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER(S) Sharon Umpenhour as Senior Planning Technician for Q. Bonita Springs, Florida 34110 Grady Minor & Associates, P.A. NAME (TYPED OR PRINTED) CITY, STATE ZIP STATE OF FLORIDA COUNTY OF Lee The foregoing instrument was sworn to and subscribed before me September 8, 2021, by Sharon Umpenhour as Senior Planning Technician for Q. Grady Minor & Associates, P.A., personally known to me or- who pr-edueed as identifieation and who diMid not take an oath. +?`Y C11RIN J. DWYER «. MY COMMISSION # GG 982367 , o' EXPIRES: May 14, 2024 : PiQ Bonded nru Motuy Public Underwriters My Commission Expires: (Stamp with serial number) 1 Signature of Not Public Carin J. Dwyer Printed Name of Notary Public Rev. 3/4/2015 Pua�iC HEARING NOTICE ImMOXGROWTX MANAGEMENT PLAN AM NDMENTTRICT (PL20190002355) AND RANDALL CURVE MPUD REZONE(PL20200000546) CCPC: OCTOBER 7, 2021 9:00 a.m. BCC: OCTOBER 26, 2021 9:00 a.m. COLLIER COUNTY GOVERNMENT CENTER, 3RD FLOOR 3299 EAST TAMIAMI TRAIL, NAPLESFL 34112 E3� R9XE YF91Nq;179�2SP2705 8 XANCY GUNOLACH, pICP: 239,252-2484