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Agenda 06/28/2022 Item #17E (Ordinance - Ord. Amending Ord. 89-05, Amersite CB MUPUD - MPUD-PL20210001103)06/28/2022 EXECUTIVE SUMMARY An Ordinance of the Board of County Commissioners amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan, specifically amending the Urban Commercial District, Mixed Use Activity Center Subdistrict of the Future Land Use Element and Activity Center #7 Map of the Future Land Use Map Series, to allow up to 303 multi -family apartment or owner -occupied dwelling units, of which 68 units will qualify as affordable housing, in the Amerisite CB Mixed -Use Planned Unit Development, in addition to up to 70,000 square feet of commercial shopping center development and up to 85, 000 square feet of mini -warehouse self - storage; and truck leasing and gas station uses shall not be allowed; and furthermore, directing transmittal of the adoption amendment to the Florida Department of Economic Opportunity. The subject property is located on the east side of Collier Boulevard, approximately 1000 feet north of Rattlesnake Hammock Road, in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of 18.95f acres: providing for severability and providing for an effective date. [PL20210001104] (Companion to 21816 zoning petition MPUD-PL20210001103, Amerisite CB MPUD) OBJECTIVE: To consider approving (adopting) the proposed small-scale amendment to the Growth Management Plan (GMP) and approve said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: Petition PL20210001104 is submitted as a small-scale comprehensive plan amendment. As such, per Florida Statutes, the request is heard only once by the Collier County Planning Commission (CCPC) and the Board. If approved by the Board, the petition is transmitted to the Florida Department of Economic Opportunity (DEO). If denied by the Board, the petition is not transmitted to the DEO. This petition seeks to amend the Future Land Use Element (FLUE) and Activity Center #7 map of the Future Land Use Series of the GMP. The text and map revisions proposed by this amendment are depicted in the Ordinance Exhibit A. Staff s analysis is provided in the Staff Report to the CCPC. Note: A companion PUD rezone petition is scheduled for this same hearing • Chapter 163, F.S., provides for an amendment process for a local government's adopted Plan. • County Resolution 12-234, as amended, provides for a public petition process to amend the Collier County GMP. Per Chapter 163.3187, Florida Statutes, limitations are in place for this type of small-scale amendment, as identified below, followed by staff comments in [brackets]. a. The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains to an f18.95-acre property.] b. The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site -specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future land use map amendment are permissible under this section. [This amendment involves text changes that relate directly to a site -specific Future Land Use Map Series change.] c. The property that is the subject of the proposed amendment is not located within an area of Packet Pg. 1935 06/28/2022 critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1) [The subject property is not within an Area of Critical State Concern.] • Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177 [Internal consistency will be maintained if the GMP amendment is approved.] • 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 June 2, 2022. The staff and CCPC Adoption Hearing recommendation are presented further below. • This Adoption hearing considers an amendment to the Future Land Use Element (FLUE) and the Future Land Use Map Series. The proposed amended Mixed Use Activity Center #7 text, as modified per CCPC recommendation, is depicted in the Ordinance Exhibit "A." Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions. • There are no unacceptable environmental impacts resulting from this petition. • No historic or archaeological sites are affected by this amendment. • Transportation Planning staff finds this petition to be consistent with Transportation Element Policy 5.1 regarding traffic impacts to the abutting segment of Collier Boulevard. • There are no utility -related concerns caused by this petition and no concerns regarding impacts upon other infrastructure components. • The petitioner's market demand analysis concludes there is a demand for the proposed low-rise condominiums, gasoline service station, and truck leasing in their market areas. However, staff disagrees with these conclusions as the market studies do not include a comparative analysis of other potential sites within the market area that may be more appropriate to accommodate the proposed uses. [Note: The gasoline service station and truck leasing uses have been removed.] • The gasoline service station and truck leasing uses are not consistent with a prior rezoning action (Ord. No. 14-28) on the subject site nor with the vision of the East Naples Community Development Plan. [Note: The gasoline service station and truck leasing uses have been removed.] • Based upon surrounding property approvals and development, a density greater than 2.5 DU/A appears justified if the density provides a transition to address compatibility with the undeveloped parcels located north and east of the site; and, affordable housing in the >50% - <100% AMI (Area Median Income) range is provided to meet the rental housing affordability need or affordable housing in >80% - <140% AMI range is provided to meet the owner -occupied housing affordability need in the community. At the CCPC hearing, the applicant added to the project sixty-eight (68) affordable housing units - rental and/or owner -occupied - for households earning at or below 100% of the AMI. • The proposed density of 16 DU/A is significantly higher than the maximum density of 2.5 DU/A allowed by the Future Land Use Element (FLUE), but the recent approvals within the area are more reflective of a traditional Activity Center at 16 units per acre. • Interconnection points with adjoining neighborhoods or other developments regardless of land use type are encouraged by FLUE Policy 7.3. The companion MPUD Master Plan identifies a Packet Pg. 1936 06/28/2022 future connection from the subject site to the south (Good Turn PUD), but a future interconnection to the north (undeveloped 9.24-acre tract) is not provided; the MPUD Master Plan should be revised to include this interconnection. At the CCPC hearing, the applicant agreed to provide a potential future interconnection to the north if the subject property is developed with commercial uses. 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), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of 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 need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. And the FLUE map amendments shall also be based upon the following analyses per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an Adoption hearing of the GMP amendment. [HFAC] FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of associated legal advertising/public notice for the public hearings. Therefore, no fiscal impacts to Collier County result from the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its transmittal to the Florida Department of Economic Opportunity will commence the Department's (30) thirty -day challenge period for any affected person. Provided the small-scale development amendment is not challenged, it becomes effective thirty- one (31) days after Board adoption. Packet Pg. 1937 06/28/2022 STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the Collier County Planning Commission forward Petition PL20210001104 to the Board of County Commissioners with a recommendation of denial. Alternatively, staff recommended that the Collier County Planning Commission forward Petition PL20210001104 to the Board of County Commissioners with a recommendation to approve for adoption and transmittal to the Florida Department of Economic Opportunity, subject to: 1) providing eighteen (18) TDR Credits; 2) providing 20% of the total rental units (60 of 303 DUs) in the "Low" affordable housing category (>50% - <80% of the AMI) and providing 10% of the total rental units (30 of 303) in the "Moderate" affordable housing category, at a maximum of 100% of the AMI; 3) providing 20% of the total owner -occupied units (60 of 303 DUs) in the "Moderate" affordable housing category (>80% - <120% of the AMI) and providing 10% of the total owner -occupied units (30 of 303) in the "Gap" affordable housing category (>120% - <140% of the AMI); 4) prohibiting in the FLUE text (and PUDZ) gasoline service station use and truck leasing use; and 5) modifying the MPUD Master Plan to provide a future interconnection from the subject site to the north. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their June 2, 2022, meeting. There were three (3) registered speakers in -person and one (1) registered speaker online. The speakers were opposed to the two proposed commercial uses (gasoline service station and truck rental and leasing); and generally supported the proposed affordable housing units. One speaker requested the removal of the previously approved self- storage use on the site stating the use was undesirable; the applicant did not agree to its removal. The applicant initially proposed 303 market rate units at a density of 16 dwelling units per acre - rental and owner -occupied units: and gasoline service station and truck leasing and rental uses. However, at the CCPC hearing, the applicant removed the gas station use and truck rental and leasing use from the project; and, added sixty-eight (68) affordable housing units (rental/owner-occupied): 34 units to serve households earning at or below 80% of the AMI and 34 units for households earning at or below 100% of the AMI. The proposed affordable housing commitment is included in the Activity Center #7 text and the restriction will remain in place for thirty (30) years from the date of issuance of the first Certificate of Occupancy. Additionally, rent limit adjustments for the rental units will be made annually according to the most recent Collier County approved Table of Rental Rates, and the developer will report annually on the occupancy of income restricted units as part of the PUD monitoring requirements. Staff supported these changes to the petition. The CCPC unanimously recommended that the Board adopt PL20210001104 and transmit to the Florida Department of Economic Opportunity, subject to the applicant's commitment to provide 68 affordable housing units for a period of 30-years: 34 units at or below 100% of the AMI and 34 units at or below 80% of the AMI; removal of the gasoline service station use and truck rental and leasing use; provide an interconnection to the north if the property is developed with commercial uses; and, provide eighteen (18) Transfer of Development Rights Credits. (Vote: 6/0) RECOMMENDATION: To adopt and transmit petition PL20210001104 to the Florida Department of Economic Opportunity, as recommended by the CCPC. Prepared by: Michele Mosca, AICP, Principal Planner, Zoning Division ATTACHMENT(S) 1. CCPC Staff Report_Amerisite_FNL (PDF) Packet Pg. 1938 06/28/2022 2.Ordinance & Exhibit A - 060722 (PDF) 3. Collier County Housing Demand Model 2021 (PDF) 4.2022 Income Limits and Rent Limits Table (PDF) 5. Collier Apartments_0819 (PDF) 6.Ord. No. 14-28, C-4 Commercial Zoning (PDF) 7.Ord. No. 14-152, CU for Self Storage (PDF) 8. CCPC Ordinance & Exhibit A - 042822 (PDF) 9. [Linked] Application & Back-up Documents for Mixed Use Activity Center # 7 Amerisite (PL- 20210001104)(PDF) 10. legal ad - agenda IDs 22380 & 21816 (PDF) Packet Pg. 1939 06/28/2022 COLLIER COUNTY Board of County Commissioners Item Number: 17.E Doc ID: 22380 Item Summary: An Ordinance of the Board of County Commissioners amending Ordinance No. 89-05, as amended, the Collier County Growth Management Plan, specifically amending the Urban Commercial District, Mixed Use Activity Center Subdistrict of the Future Land Use Element and Activity Center #7 Map of the Future Land Use Map Series, to allow up to 303 multi -family apartment or owner - occupied dwelling units, of which 68 units will qualify as affordable housing, in the Amerisite CB Mixed - Use Planned Unit Development, in addition to up to 70,000 square feet of commercial shopping center development and up to 85, 000 square feet of mini -warehouse self -storage; and truck leasing and gas station uses shall not be allowed; and furthermore, directing transmittal of the adoption amendment to the Florida Department of Economic Opportunity. The subject property is located on the east side of Collier Boulevard, approximately 1000 feet north of Rattlesnake Hammock Road, in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of 18.95f acres; providing for severability and providing for an effective date. [PL20210001104] (Companion to 21816 zoning petition MPUD- PL20210001103, Amerisite CB MPUD) Meeting Date: 06/28/2022 Prepared by: Title: Planner, Principal — Zoning Name: Michele Mosca 06/07/2022 2:47 PM Submitted by: Title: Zoning Director — Zoning Name: Mike Bosi 06/07/2022 2:47 PM Approved By: Review: Zoning Mike Bosi Zoning Director Review Completed 06/08/2022 8:51 AM Zoning James Sabo Additional Reviewer Completed 06/08/2022 10:43 AM Growth Management Department Diane Lynch Growth Management Department Completed 06/09/2022 12:01 PM Growth Management Department Trinity Scott Transportation Skipped 06/10/2022 2:34 PM Growth Management Department James C French Growth Management Completed 06/12/2022 2:23 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 06/15/2022 9:04 AM Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 06/15/2022 9:12 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/15/2022 2:53 PM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 06/17/2022 1:20 PM County Manager's Office Amy Patterson Level 4 County Manager Review Completed 06/21/2022 4:36 PM Packet Pg. 1940 17.E 06/28/2022 Board of County Commissioners Geoffrey Willig Meeting Pending 06/28/2022 9:00 AM Packet Pg. 1941 17. E.1 4Z;o e-r bounty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: June 2, 2022 RE: PETITION PL20210001104, SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT (Companion to MPUD-PI20210001103) [ADOPTION HEARING] ELEMENT: FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT/OWNER(S): Agents: Robert J. Mulhere, FAICP Paula N.C. McMichael, AICP Hole Montes, Inc. 950 Encore Way Naples, FL 34110 and Richard Yovanovich, Esq. Coleman Yovanovich & Koester, P.A. 4001 Tamiami Trail North, Ste. 300 Naples, FL 34103 Applicant/Owner: Peter Sulick, MGRM Amerisite, LLC 1801 Gulfshore Boulevard #803 Naples, FL 34102 Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 1 of 18 Packet Pg. 1942 17.E.1 GEOGRAPHIC LOCATION: The subject property, an ±18.95-acre parcel, is located on the east side of Collier Boulevard (CR 951), approximately 1000 feet north of Rattlesnake Hammock Road (CR 864), in Section 14, Township 50 South, Range 26 East, within the Royal Fakapalm Planning Community. (see subject site below) CIR a! 0 i wE -PRY MPUD arre w A PUD LOCATION ORD ® YU PUD �EH,ER MP _ MPUD HAY�IOCK PARR qQ MCM ALE. �v cE Oro HhCEkCA si ws LAKESMPLIM �.Pp P1JC •• �+� REQUESTED ACTION: The applicant proposes a small-scale Growth Management Plan amendment to the Future Land Use Element (FLUE) and Future Land Use Map Series, affecting approximately 18.95 acres, by: 1) Amending the Urban, Urban Commercial District, Mixed Use Activity Center Subdistrict (MUAC #7 — Rattlesnake Hammock Road and Collier Boulevard) to allow up to 303 multi- family dwelling units (rental or ownership), and to provide use intensities for the proposed commercial uses. 2) Amending the Future Land Use Map Series, Mixed Use & Interchange Activity Center Maps, specifically, the Activity Center #7 Map, to depict the ±18.95-acre Amerisite project. The proposed amended/added text and map change is depicted on Ordinance Exhibit A. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 2 of 18 i d L U w V Q 00 M N N J Z ILL a) I r .N •L m E a I 0 sa. a� Cn U d U U w c a� E a Packet Pg. 1943 17. E.1 PURPOSE/DESCRIPTION OF PROJECT: The petitioner is requesting a Growth Management Plan amendment (GMPA) to modify the text of the MUAC Subdistrict #7, and Activity Center #7 Map. The amendment is necessary in order to allow residential development of up to 303 multi -family dwelling units (rental or owner -occupied) at a maximum density of 16 dwelling units per acre; and, include within the MUAC Subdistrict use intensities for the proposed commercial uses (70,000 sq. ft. of commercial shopping center uses — including gasoline service station, up to 85,000 sq. ft. of mini -warehouse self -storage use, and truck rental with up to 40 trucks). SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subject Property: The +18.95-acre subject site is undeveloped, zoned General Commercial (C-4) district, with use limitations per Ord. No. 14-28, including prohibition of gasoline service station and truck leasing, and includes a Conditional Use for mini -warehouse self -storage use, and the Future Land Use designation as shown on the Future Land Use Map (FLUM) is Urban, Urban Commercial District, MUAC Subdistrict on the FLUM and on the Activity Center #7 map, and is also within the Urban Residential Fringe Subdistrict. Surrounding Land Uses: North: Immediately to the north is an undeveloped 9.24-acre tract, zoned Rural Agricultural (A) zoning district, and designated Urban, Urban Mixed Use District, Urban Residential Fringe Subdistrict on the FLUM. (Note: A prior GMPA approval on the subject site identifies that this parcel cannot be rezoned to commercial pursuant to the Office and Infill Commercial Subdistrict.) South: Immediately to the south is an undeveloped tract, zoned Good Turn Center Mixed Use Planned Unit Development (MPUD), approved for 100,000 square feet of retail, office and personal services and a skilled nursing facility (200 units), and designated Urban, Urban Commercial District, MUAC Subdistrict on the FLUM and on the Activity Center #7 map, and also within the URF. West: Immediately to the west (across Collier Boulevard, a six -lane, divided arterial roadway and canal easement) are 2-story residential multi -family units and golf course, zoned Naples Lakes Country Club PUD, at a density of 1.56 DU/A, designated Urban, Mixed Use District, Urban Residential Subdistrict, and located within a Residential Density Band on the FLUM. Also, to the west and southwest are parcels developed with a credit union, medical office, and shopping center with a grocery store anchor, restaurants, and retail shops (total of 76,373 sq. ft.), zoned Naples Lakes Country Club PUD commercial tract, and designated Urban, Commercial District, MUAC (#7) Subdistrict on the FLUM. East: Immediately adjacent to the east is a Florida Power and Light substation, zoned A, Rural Agricultural zoning district, and designated Urban Residential Fringe Subdistrict; and, an undeveloped 10-acre tract, zoned A, Rural Agricultural zoning district, designated Urban, Urban Mixed Use District, Urban Residential Fringe Subdistrict on the FLUM. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 3 of 18 Packet Pg. 1944 17. E.1 Identification and Analysis of the Pertinent Small -Scale Comprehensive Plan (GMP) Amendment Criteria in Florida Statutes, Chapter 163.3187: Process for adoption of small-scale comprehensive plan amendment, followed by staff analysis in bracketed bold text. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains to an 18.95-acre site.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site -specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment shall be permissible under this section. [This amendment is for a site -specific Future Land Use Map change to Mixed Use Activity Center #7 at Rattlesnake Hammock Road and Collier Boulevard and directly related text change.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained if the GMP amendment is approved.] Background and Considerations: The subject site is located within the Urban, Urban Commercial District, Mixed Use Activity Center (MUAC) Subdistrict, and within the Urban Residential Fringe (URF) Subdistrict. The URF is located in the eastern portion of the County's Coastal Urban area, generally located south of Beck Boulevard and extends along Collier Boulevard to US 41 East, and largely includes those lands located within 1-mile east of Collier Boulevard, as delineated on the Future Land Use Map. The lands within the URF were evaluated as part of the Urban Boundary Study in the late 1980s in preparation of the County's Growth Management Plan, adopted in 1989. The Study concluded that the URF lacked the necessary public facilities for urban development — water and sewer, roads, and water management infrastructure, etc. — and the area was subject to high hurricane risk. The lands within the URF have historically provided a transition from the urban area/uses to the west (generally allowing residential uses at 4 DU/A or higher and urban support uses) to the rural agricultural lands/uses to the east (predominately designated Agricultural Rural, Rural Fringe Mixed Use District, Sending Lands, and within the Belle Meade Natural Resource Protection Area — allowing residential uses at a density of 1 DU/40 acres). The subject property is one of many parcels/PUDs remaining in the URF Subdistrict and MUAC Subdistrict to be developed. Proximate to the subject site there are several undeveloped and developing PUDS; and four undeveloped parcels (3 — 9.24-acre parcels and 1 — 10-acre parcel) located north and east of the site, which are designated URF and zoned Rural Agricultural District. The intensity of uses currently allowed on the subject site are consistent with the MUAC Subdistrict FLUM designation, and the C-4 commercial zoning district, with limitations (i.e., prohibited uses) as provided in Ord. No. 14-28 (refer to attachments). The parcel directly to the north is an undeveloped 9.24-acre tract, zoned Rural Agricultural (A) zoning district, and designated Urban, Urban Mixed Use District, URF Subdistrict on the FLUM. (Note: A prior GMPA Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 4 of 18 Packet Pg. 1945 17. E.1 approval on the Amerisite parcels identifies that this parcel cannot be rezoned to commercial pursuant to the Office and Infill Commercial Subdistrict.); south of the site is an undeveloped parcel within MUAC #7 that allows 100,000 square feet of retail, office and personal services and a skilled nursing facility (200 units) within Good Turn Center MPUD; east is a Florida Power and Light substation, and, an undeveloped 10-acre tract with intensity of uses and density consistent with the URF Subdistrict FLUM designation, which include residential uses (at a density of 1.5 DU/A or 2.5 DU/A with use of Transfer of Development Rights Credits and non-residential uses, such as an assisted living facility, church, childcare center, essential service uses, etc.; and, west of the site (across Collier Boulevard and a canal easement) is a mix of commercial intensities ranging from office, retail and restaurant use, and personal services within MUAC #7 and multi- family residential units within the Naples Lake Country Club PUD at a density of 1.56 DU/A. Properties adjacent to MUAC are intended to transition from the higher intensity uses allowed there to lower intensity uses. The uses currently allowed on the subject site, consistent with the Mixed Use Activity Center Subdistrict FLUM designation, include a mix of commercial intensities ranging from office, retail and restaurant use, personal services, and other uses of the C-4 commercial zoning district, with limitations (numerous prohibited uses). Residential density (i.e., no proposed public benefit or TDR Credits provided to increase residential density above the base density of 1.5 DU/A allowed in the URF), certain commercial uses (gasoline service station, truck rental, and self -storage use), and compatibility (use intensity and transition) for this project are identified by staff as the primary areas of concern to address. Residential Density: The applicant proposes to allow residential rental or owner -occupied development at a density of 16 dwelling units per acre (303 units). The base density that could be achieved on this site is 1.5 DU/A (28 DUs) and the maximum allowable density that could be achieved on this site through the acquisition and redemption of Transfer of Development Rights Credits is 2.5 dwelling units per acre (46 DUs). The petitioner is requesting a 275 unit increase above the base density, and a 257 unit increase above the maximum density allowed in the URF. The applicant is not proposing to utilize TDR Credits to increase residential density above the base density. The proposed development standards for residential uses within the project include a maximum zoned height of 50 feet (57 ft. actual). Base Density: Additional Density Allowance (via TDRs) 5 dwelling units/acre (1.5 DU X 18.95 acres = 28.42 DUs) 0 dwelling units/acre (1 TDR X 18.95 acres = 18 DUs) Maximum Density: 2.5 dwelling units/acre (28.42 DUs + 18 DUs = 46 Total Dwelling Units) The requested 303 DUs would be a density of 16 DU/A (303 DU / 18.95 Acres = 15.99 DU/A), which is approximately 14.50 DU/A higher than the base density of 1.5 DU/A allowed within the Urban Residential Fringe Subdistrict. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 5 of 18 Packet Pg. 1946 17. E.1 Additionally, the requested density exceeds the immediately surrounding project densities and other developments within the URF, including the Hammock Park MPUD , also located within the MUAC #7, which has an approved density of 13.85 DU/A (via prior GMPA approval). Please see below table of surrounding uses. PROPOSED North South East West SITE Naples Naples Project AmeriSite N/A Good N/A FPL Lakes Lakes Name (Undeveloped) Turn (Undeveloped) Country Country Center Club Club (PUD) Commercial Tract AC #7 Density/ 16 DU/A 1.5 DU/A - N/A 1.5 DU/A - N/A 1.56 76,373 sq. ft. Intensity 2.5 with TDR 2.5 with TDR DU/A Credits Credits Land Multi- Uses Commerci Uses Essential Golf Developed Use Family currently al (retail, currently Service Course with a credit Residential allowed on ofc, allowed on Use and 2- union, 303 DUs the subject personal the subject (Electric story medical site, per the Svc- site, per the Substation) multi- office, and URF: 100,000 URF: family shopping residential; SF); residential; units center with a non- skilled non- grocery residential, nursing residential, store such as facility such as anchor, assisted living (200 units) assisted living restaurants, facility, facility, and retail church, church, shops childcare childcare center, center, essential essential service uses, service uses, etc. etc. Zoning MPUD A MPUD A A MPUD MPUD Because this density request is through a GMPA, it is not limited by the FLUE provisions - the petitioner may request 16 DU/A (or any other density). Pr000sed GMP Amendments to Increase Residential Densitv Under BCC Consideration: On April 26, 2022, the Board of County Commissioners approved transmittal to the Florida Department of Economic Opportunity, amendments to the Rural Fringe Mixed Use District (RFMUD) on April 26, 2022. Relative to the subject petition, these amendments: 1) Retain the requirement to acquire and redeem Transfer of Development Rights (TDR) Credits to increase residential density from 1.5 DU/A to 2.5 DU/A in the Urban Mixed Use District, Urban Residential Fringe Subdistrict (URF), and expand the availability of these TDR Credits to achieve the maximum density by eliminating the requirement that the TDR Credits must come from eligible Sending Lands located within one mile of the Urban boundary; and 2) Include the requirement that any comprehensive plan amendment that proposes to increase residential density may only provide for that density increase via utilization of TDR Credits, except when determined by the Board of County Commissioners to have a public benefit, e.g. affordable housing. This proposed comprehensive plan amendment to increase residential density from 1.5 DU/A to 16 DU/A (303 DUs), 14.50 DU/A greater than the base density allowed in the URF, does not Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 6 of 18 Packet Pg. 1947 17. E.1 include the use of TDR Credits, nor is there a proposed public benefit use — such as affordable housing. Transfer of Development Rights (TDR) Credits: The existing provisions of the Urban Residential Fringe Subdistrict provide a density increase above the base density of 1.5 DU/A to a maximum of 2.5 DU/A with the acquisition and redemption of TDR Credits. In an effort to further the goals of the Rural Fringe Mixed Use District's (RFMUD) TDR Program, the BCC proposes to expand the availability of TDR Credits to include all eligible Sending Lands within the RFMUD, with the transmittal of the RFMUD amendments to the Florida Department of Economic Opportunity on April 26, 2022 (Adoption hearings will be scheduled later this year). Projects proximate to the subject site that have used/proposed TDR Credits to increase density from the base density of 1.5 DU/A up to the maximum allowed density of 2.5 DU/A (or other density noted). • Hammock Park MPUD (FKA Hammock Park Commerce Centre CPUD), located within MUAC #7, and 330 feet south of the subject site. [19 TDR Credits] • Lord's Way 30-Acre RPUD, located 330 feet east of the subject site. [30 TDR Credits] • (Proposed GMPA) Carman Drive Subdistrict, located east and southeast of the subject site. [15 TDR Credits] • Hacienda Lakes MPUD, located '/4 mile east, 1,100 feet south and 1,500 feet northeast of the subject site (gross project density is 0.78 DU/A). [721 TDR Credits] • Lido Isles PUD, located on the east side of CR951, 1.1 miles north of the subject site [24 TDR Credits] • Rockedge PUD, located on the east side of CR 951 and north side of Sabal Palm Rd (Eligible for 6 DU/A with AHDB.) [106 TDR Credits] Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 7 of 18 Packet Pg. 1948 17. E.1 Affordable Housing (Public Benefit): The 2021 Collier County Housing Demand Model (see below and Exhibit attachment in large print) identifies a shortage of available rental units in the Low (>50 - <80%), Very Low (>30 - <50%) and Extremely Low (less than 30%) income categories; and, a shortage of owner - occupied units in the Low (>50 - <80%), Moderate (>80% - <120%) and Gap (>120% - <140%) income categories. The demand for rental units in the Very Low and Extremely Low categories is over 500 units annually; and, demand within the Low income category for rental or ownership is approximately 500 units yearly; and, within the Moderate and Gap income categories approximately, 148 and 247, respectively, owner -occupied units are needed yearly to serve the County's growing population. '1`�n,a.n:(Hc.�ngX-ImJP Jt ZQil Ho6njNmano,l9rt-cdologr Aptv.cd hthc Col itr;a.n:yBcalc of Coun:; Cc--m ssic-n2 2712013 illcm _lA; Methodology:Goal u'F.ccucin,-.cuenaCus' 3um P'.'1'c=r-Acxcm-j:ia'cYcaiyPopula'iun & i,I Cais'i-gS.poly=unlraNYidadYearlybyIRrowLevel 1 a 5 6 7 9 9 10 Il r: 14 1.6 N. Max x«, uea nm u„b 6of ou cholc Existing Existing SchinhergCost Neededa Neededfnr U^AihrµeW MAN nccmcicrcl mehok May RW Dr hrdme x6m6 Aoprovtd Burdened Otero 2021 Prr4wr for Supttlar pem�imnl Nmw UnRTYpe nrc-elarCe -,cihlctlan ^rr.m,: Driat jma4ea3e) Imemory llnits(4pul Hauarholds Imvar[ae 7npnirxn (1Xretluatian ex umApr1 c-ci I' 1, nn ', IRUD207Li iApd120211 2021i (2021Esx.1 9w�nid N1% G"t ire IeW 044an di Noddaaleuelu RaNIAPrII Hpadad lVaarl4) TG2Q (5'wr♦rl houahoN�V rP pP& n 111 GrorVN Bernal Eatremelylow less than3A S 24KC S 570 0a 322 13711 343 218 561 23 33i Rental Very Law 31-5h $ 37,950 $ 948 nfa 743 13CO2 325 248 573 566 Owner orknt3l Low 51-20% $ OZ750 $151%i)f $199,000jp) 47,034 6,667 15,954 3% 388 787 5 906Owner Moderate s1-12096 $ 91WL1 $2,277j$338,0Ua K375 5236 11,011 275 436 711 5 L48Oweea Ga M-140% $ 106,260 $2,6S7j 407,006 19,465 C 5,872 147 212 359 2 247SuLzlohl ]17 134 24 1362E S5S3 1 9 SD2 2,991 3 1991Market Madel 514056 106 60 > 407000 67,204 5693 14 851 993 6 n aTOTAL 202)?e 55,% 1,631 2,353 3,w ON n a Please see the below tables depicting the 2021 and 2022 Collier County income limits and rent limits by affordable income ranges, based on the Area Median Income of $84,300 in 2021 and $98,600 in 2022. Collier County 2-021 Income Percent Income Limit by Number of People in Household 1 2 3 4 5 Rent Limit by Numher of Bedrooms 1 2 3 Ext Low 30°% $17,750 $20,250 $22,800 $26,500 $31,040 $475 $570 $719 Very Low 50% $29,550 $33,750 $37,950 $42,150 $45,550 $791 $948 $1,096 Low 80% $47,250 $54,000 $60,750 $67,450 $72,850 $1,265 $11518 $1,753 Moderate 120% $70,920 $81,000 $91,080 $101,160 $109,320 $1,099 $2,277 $2,631 Gap 14(?/* $82,740 $94,500 $106,260 $118,020 $127,540 $2,215 $2,656 $3,069 Median Household Income Collier County 2021 = $84,300 Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 8 of 18 Packet Pg. 1949 17. E.1 Collier County 2022 Income Percent Income Limit by Number of People in Household 1 2 3 4 5 Rent Limit by Number of Bedrooms 1 2 3 Ext Low 30% $19,850 $22,650 $25,500 $28,300 $32,470 $531 $637 $759 Very Low 50% $33,050 $37,750 $42,450 $47,150 $50,950 $885 $1,061 $1,226 Low 80% $52,850 $60,400 $67,950 $75,450 $81,500 $1,415 $1,698 $1,961 Moderate 120% $79,320 $90,600 $101,880 $113,160 $122,280 $2,124 $2,547 $2,943 Gap 140% $92,540 $105,700 $118,860 $132,020 $142,660 $2,478 $2,971 $3,433 Median Household Income Collier County 2022 = $98,600 The below table identifies a range of market rate rental units in the vicinity (approximately one radial mile) of the subject project. The requested increase in density from the allowed 1.5 DU/A (28 DUs) to 16 DU/A (303 DUs) yields approximately 275 additional market rate units that could be developed on the site with the approved GMPA. Rents by Number of Bedrooms Apartment Name Address/Location 1 2 3 Milano Lakes 3713 Milano Lakes Cir., Naples 34113 $2,044 $2,523 $3,153 (0.22 miles to the north/northeast in First Assembly Ministries PUD) Sierra Grande 6975 Sierra Club Cir., Naples 34113 $2,104 $2,368 $2,874 (0.23 miles to the southwest in Sierra Meadows PUD) Inspira Apartments 7425 Inspira Cir., Naples 34113 $2,218 $2,665 $2,984 (1.05 miles to the west/southwest in Lely Resort PUD) Aster @ Lely Resort 8120 Acacia Street, Naples 34113 $1,913 $2,386 $2,994 (0.59 miles to the south/southwest in Lely Resort PUD) Advenir 9300 Marino Cir., Naples 34114 $1,945 $2,285 $2,735 (1.02 miles to the north in San Marino PUD) Source: Website of the listed apartments (4/21/22) Affordable Housing Program - Existing Provision: The FLUE provides an affordable housing density bonus (AHDB) of up to an additional 12 DU/A under the Density Rating System for properties within the Urban Mixed Use District, Urban Residential Subdistrict and Urban Coastal Fringe Subdistrict, subject to Land Development Code Section 2.06.00. The subject project is within the URF Subdistrict and MUAC Subdistrict; the Density Rating System is not applicable to these two FLUM designations, and, therefore, this project is not eligible to receive the affordable housing density bonus. However, an alternative would be for the petitioner to amend the subject GMPA to provide for the AHDB to be applicable to the subject site, yielding approximately 14.50 DU/A with the AHDB and utilization of TDRs (base density 1.5 DU/A + TDRs 1 DU/A + AHDB 12 DU/A). Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 9 of 18 Packet Pg. 1950 17. E.1 LDC 2.06.03: Affordable Housing Density Bonus (AHDB) Rating System Maximum Allowable Density Bonus by Percent of Development Designated as Affordable Housing 1,2,3 Product (% of MI) 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Gap (>120—<_140) 4,5 1 2 3 4 5 6 7 8 n/a n/a Moderate (>80—!020) 4 2 4 5 6 7 8 9 10 11 12 Low (>50—<_80) 3 6 7 8 9 10 11 12 12 12 Very -Low (<_50) 7 8 9 10 11 12 12 12 12 12 Total Allowable Density = Base Density + Affordable Housing Density Bonus. In no event shall the maximum gross density exceed that which is allowed pursuant to the GMP. 2 Developments with percentages of affordable housing units which fall in between the percentages shown on Table A shall receive an AHDB equal to the lower of the two percentages it lies between, plus 1/10 of a residential dwelling unit per gross acre for each additional percentage of affordable housing units in the development. 'Where more than one type of affordable housing unit (based on level of income shown above) is proposed for a development, the AHDB for each type shall be calculated separately. After the AHDB calculations for each type of affordable housing unit have been completed, the AHDB for each type of unit shall be added to those for the other type(s) to determine the maximum AHDB available for the development. In no event shall the AHDB exceed 12 dwelling units per gross acre. 'Owner -occupied only. 'May only be used in conjunction with at least 20 % at or below 120 % MI. Project calculations if eligible for the AHDB per the LDC: Base Density TDR Density Bonus Base + TDR Bonus AHDB of 12 DU/A Total 28 dwelling units (1.5 DU/A X 18.95 Acres = 28.42 or 28 DUs) 18 dwelling units (1.0 DU/A X 18.95 Acres = 18 DUs) 46 dwellina units 174 dwelling units (12 DU/A X 18.95 acres = 227.40 or 227 DUs) 274 dwelling units (29 units < GMPA request) (28.42 + 227.40 = 255.82 or 256 DUs + 18 DUs) A request for 12 DU/A density bonus for rental units would require 80% of the total units to be affordable at the >50%-<80% AMI range; moderate (>80% - <120% AMI) would require 100% of units to be affordable and owner occupied. Note: The AHDB for rental units are allowed only in the Low and Very -Low categories. There are other viable scenarios for increased density at varying affordable categories through the AHDB via a GMPA. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 10 of 18 Packet Pg. 1951 17. E.1 Affordable Housing Initiatives (Public Benefit Use) — Proposed Provision: The Urban Land Institute (ULI) conducted an affordable housing study and subsequently prepared a Community Housing Plan. In October 2017, the BCC accepted the Community Housing Plan that included several initiatives intended to increase opportunities for housing that is affordable. These initiatives require regulatory changes. In October 2018, the Board of County Commissioners directed staff to move forward with these initiatives. The County contracted with Johnson Engineering, Inc. (JEI) to prepare the necessary GMPAs. Housing staff (Community and Human Services Division) worked with consultants, stakeholders, the development industry, non- profit agencies, and various other interested parties for a period of about twelve months. JEI submitted the GMPAs to the County in December 2020, and staff has modified them into final form. The GMPA housing initiatives are scheduled to be heard by the Board of County Commissioners on June 28, 2022 (transmittal hearing). Relevant to the subject petition, the proposed affordable housing initiatives provide opportunities to increase residential density within the Urban Residential Fringe Subdistrict. The subject site will be eligible to increase residential density from the maximum density of 2.5 DU/A with the use of TDR Credits to 25 DU/A via the Mixed Use Activity Center housing initiatives — residential only or mixed use development. Although the regulations for these initiatives have not been finalized, and adopted by the BCC, there is general support for increasing density in the URF by providing housing that is affordable within projects. As an alternative to the proposed GMPA request, the petitioner could amend the GMPA submittal to provide for affordable housing, consistent with the proposed Land Development Code amendments to implement the GMP housing initiatives (i.e., a rental community would require two-thirds of the bonus density be made available at a price point affordable to low and/or very low-income level households). Compatibility and Certain Commercial Use: FLUE Policy 5.6 requires new land uses to be compatible with, and complementary to, the surrounding land uses. In reviewing the appropriateness of the requested uses and intensity on the subject site, a compatibility analysis might include a review of the subject proposal comparing it to surrounding properties as to the allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space, and location. There are commercial uses (C-4, with limitations) approved on the subject site, and commercial and residential uses in the immediate area surrounding the site. The commercial uses range in intensity from retail, office, personal services, and skilled nursing facility to the south, within the MUAC. To the east is a Florida Power and Light substation, and an undeveloped 10-acre parcel, with an allowed maximum residential density of 2.5 DU/A (25 DUs) with the use of TDR Credits, and non-residential uses are allowed, such as a church, childcare center, assisted living facility, etc., within the URF. And, to the north is an undeveloped 9.24-acre parcel in the URF and allows a maximum of 2.5 DU/A (23 DUs) and urban support uses, such as childcare, etc. The FLUE encourages development to transition from higher intensities to lower intensities. Use intensities should diminish as development moves from the subject site towards the north and east where lower intensity residential development is allowed at a maximum of 2.5 DU/A with TDR Credits and lower intensity, non-residential uses are expected, consistent with development allowed in the Urban Residential Fringe FLUM designation. One purpose of the transition of uses is to ensure that residential developments are not located next to high intensity uses. The proposed multi -family residential use and commercial uses on the subject site may not provide the appropriate transition to the parcels located north and east of the site; staff requested line of sight renderings for the proposed uses, but the petitioner did not provide them. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 11 of 18 Packet Pg. 1952 17. E.1 The proposed development standards for residential uses (16 DU/A) within the project include a maximum zoned building height of 50 feet (57 ft. actual), and the development standards for the proposed commercial uses include a maximum zoned height of 50 feet (57 ft. actual), except that retail uses are limited to a maximum zoned building height of 35 feet, and group care facilities and hotels/motels are limited to a maximum zoned building height of 75 feet. The petitioner is introducing two new commercial uses on the site, gasoline service station and truck leasing (up to 40 trucks), that are not consistent with a prior rezoning action (see attached Ord. No. 14-28) nor the vision of the East Naples Community Development Plan (ENCDP). The subject site is within the boundaries of the ENCDP. The subject site was rezoned in 2014 from C-3 and C-5 to C-4, General Commercial District, with use limitations. The limitations on the site specifically include a prohibition on gasoline service stations and other uses like the proposed truck leasing use (C-4 by Conditional Use — not allowed by Ord. No. 14-28), including motorcycle dealers, automotive dealers, passenger car leasing, passenger car rental, and automobile parking, etc. In January 2020, the consulting firm of Tindale Oliver contracted with the Board of County Commissioners to prepare the ENCDP. Several public forums and meetings were held to gather public input on the Plan. The BCC accepted the ENCDP at their October 26, 2020, meeting as an additional planning tool to guide development and redevelopment within the East Naples area (refer to ENCDP map attachment), consistent with the goals, objectives, and policies of the Growth Management Plan. The Plan provides a community vision for the long-term future of the area and provides guidance on the desired and undesirable land uses for the community. Relevant to this petition, the ENCDP identifies gasoline service stations, outdoor storage uses, such as the rental/lease vehicles, and air-conditioned self -storage use as undesirable uses. (Note: The air-conditioned indoor self -storage use was approved by CU on the site in 2014 prior to the BCC's acceptance of the ENCDP; however, the use is listed as an undesirable use in the Plan.) A challenge to developing a more intense residential community or commercial development, or mixed use residential/commercial development, such as those proposed in this GMPA, is the protection of existing and future living conditions in adjacent communities or vacant lands, especially preserving the residential character, privacy, and access to natural light. To ensure these adjacent properties are not significantly impacted, appropriate setbacks and building heights, enhanced screening, and buffers should be established. Compatibility can be more specifically addressed at time of zoning, and may include building height and size limitations, setback and buffer requirements, etc. Note: There is a companion zoning petition to this GMP amendment petition. (Note: A future interconnection from the subject site to the north (an undeveloped, 9.24-acre tract) has not been proposed nor provided on the MPUD Master Plan.) Justifications for Proposed Amendment: The petitioner states, "The proposed amendment achieves the intent of the Urban Mixed Use District as the site is currently zoned C-4 and the addition of the proposed multi -family dwelling units will increase the variety of residential and non-residential land uses offered in Collier County. Additionally, the proximity of the existing surrounding commercial uses proposed on the subject site, will create an environment that encourages walkability." Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 12 of 18 Packet Pg. 1953 17. E.1 The firm of Real Estate Econometrics, Inc. prepared a market analysis for convenience store/fuel station and truck rental services for the proposed site. The firm established a 5-minute drive time market area for the gasoline service station and a 5-mile radial distance for truck rental services. The demand analysis for the gasoline service station is based on a market population of 20,104 and a household figure of 9,309 by year 2026. The firm identified 12 competitive gas stations in the Market Area (11 of 12 listed in Appendix C). Based on Market Area growth, the firm identified a 5-year fuel supply deficit of 3.08%. Staff requested from the petitioner an inventory of other parcels zoned and/or designated for the proposed gasoline service station use; the petitioner did not provide the requested information. Staff identified two undeveloped PUDs proximate to the subject GMPA — Hacienda Lakes (± 1,100 feet south of subject site) and Hammock Park (± 330 feet south of the subject site) with approvals for gasoline service station use. Based on the absence of an inventory, staff cannot determine there is a demand for the proposed use. (Note: The approval of a gasoline service station at the subject location would require the approval of a waiver separation due to its location within 500 ft. of an existing gas station.) The demand analysis for the truck leasing facility is based on inbound and outbound population movement trends, market supply within five and ten miles of the subject site, and population and residential growth. A significant portion of the market area is within the Rural Fringe Mixed Use District (RFMUD), which is limited to 1 Rural Village in the Belle Meade Receiving Lands at a maximum density of 3 DU/A and at a maximum size of 2,500 acres with the use of Transfer of Development Rights (or 7,500 DUs). The analysis erroneously assumes a Village in the South Belle Meade Receiving Area comprising 8,320 acres yielding an estimated 22,131 DUs versus the maximum allowed of 2,500 acres yielding a maximum of 7,500 DUs. This error resulted in an overcount of 14,631 DUs. Based on the absence of an inventory and the discrepancy in population/household data, staff cannot determine there is a demand for the proposed use. The firm of Real Estate Econometrics, Inc. also prepared a low-rise condominium and rental apartment market study for the proposed project. The firm established an unusually large Market Area of approximately 317 square miles that encompasses the entire coastal Urban area less Goodland; the entire City of Naples; three of the four Receiving Areas in the Rural Fringe Mixed Use District (RFMUD); roughly one-half of the Rural Golden Gate Estates; and 80-90% of the RFMUD Sending Lands. The Market Area is generally bounded: on the north by a line from Wiggins Pass easterly to Palmetto Ridge High School (PRHS); on the east by a line from PRHS to the east side of Collier Seminole State Park (CSSP), on the south by a line from CSSP to the south end of Keewaydin; and on the west by the Gulf of Mexico. This market area encompasses about 77% of the population in Collier County (291,000). The demand analysis for low-rise condominium development is based on current annual condominium starts and closings through year 2028. However, the petitioner did not provide an inventory of the existing zoned and/or designated parcels within the Market Area that could develop with low-rise condominium units. While staff can generally agree with the petitioner that adding the 303 for -sale condominium units, especially with an affordable component, would not likely have an adverse effect on the overall condominium supply in the County, staff cannot determine there is a need for more lands designated on the FLUM to allow more high density residential development. It should be noted that residential condominium development is expected in growing areas of the County on lands already zoned and/or designated for residential use. The demand analysis for potential rental apartment development is based on population projections for renter households by year 2025 with targeted household incomes up to the $120,000 income range. The study findings conclude there is a demand for 303 rental housing Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 13 of 18 Packet Pg. 1954 17. E.1 units to provide a diversity of housing options, particularly market -rate workforce housing. The consultant determined that the total supply of rental units will not be adversely affected by adding the proposed 303 rental units to the inventory. Based on the information provided in the petitioner's market study, staff finds many of the conclusions reached for countywide rentals are reasonable. However, staff questioned the selected boundaries for this site specific GMPA, but the petitioner did not provide an explanation as to how or why the project boundaries were chosen. Environmental Impacts: The project site consists of 0.40 acres of native vegetation. The preservation will be met either through on -site preservation of 0.40 acres or by a monetary donation, utilizing the off -site mitigation alternative in accordance with LDC Section 3.05.07 H.1.f.vi. The property contains an active bald eagle's nest which will require a bald eagle management plan as part of the review for the site development plan and/or plat. Staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). Public Facilities Impacts: The project is located within the regional potable water service area and the south wastewater service area of the Collier County Water -Sewer District (CCWSD). Water and wastewater services are readily available via existing infrastructure within the adjacent Collier Boulevard right- of-way along the west side of the property. Sufficient water and wastewater treatment capacities are available. Transportation Impacts: Staff reviewed the applicant's November 27, 2021, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the then applicable 2020 Annual Update and Inventory Reports (AUIR) and the current 2021 AUIR. According to the TIS provided with this petition, the proposal includes a maximum of 303 multi- family residential dwelling units, 70,000 square feet of gross commercial floor area, 85,000 square feet of mini -warehouse and 40 rental trucks. The TIS provided indicated a current zoning development scenario that is based on the approved plans for "Amerimed Center", dated March of 2006. The Amerimed Center consisted of 189,500 square feet of Commercial C-4 uses. Staff evaluated the TIS and agrees that this scenario presents a reasonable trip count based on existing zoning designation. The proposed new mixed -use development represents a potential (161) reduction in the number of PM peak hour trips. Specifically, the TIS indicates that the proposed development will generate +/-493 two-way PM peak hour net trips on the adjacent road network. According to the current 2021 AUIR, Collier Boulevard (CR 951) from Davis Boulevard to Rattlesnake Hammock Road has a current service volume of 3,000 and a remaining capacity of approximately 417 north bound trips and is currently operating at LOS "D". There is a projected trip bank expected deficiency in 2031 (1). Rattlesnake Hammock Road from Collier Boulevard to Santa Barbara Boulevard has a current service volume of 2,900 and a remaining capacity of approximately 1,949 west bound trips and is currently operating at a LOS "B". (1) Staff notes that Collier Boulevard from Davis to Green Boulevard are in the 5-year work program as funded design -build improvements which include improvements to the 1-75 interchange and the 6-lane expansion of the remaining 4-lane portion of Collier Boulevard. It is anticipated that these improvements will improve the capacity of Collier Boulevard noted above and adjacent to the proposed development. Based on the information in the TIS provided with this petition the subject links noted above have sufficient capacity to accommodate the project within the 5-year planning period. Therefore, Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 14 of 18 Packet Pg. 1955 17. E.1 Transportation planning staff finds the petition in compliance with the GMP and recommends approval. Criteria for GMP Amendments in Florida Statutes Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area's proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2.: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: 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. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 15 of 18 Packet Pg. 1956 17. E.1 The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8., Florida Statutes: (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Also, the state land planning agency has historically recognized the consideration of community desires (e.g. if the community has an articulated vision for an area as to the type of development desired, such as within a Community Redevelopment Area), and existing incompatibilities (e.g. presently allowed uses would be incompatible with surrounding uses and conditions). NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM), was duly advertised, noticed, and held on October 14, 2021, 5:30 p.m. at the Collier County South Regional Library, 8065 Lely Cultural Parkway, Naples, FL 34113. This NIM was advertised, noticed, and held jointly for this small scale GMP amendment and the companion Planned Unit Development rezone (PUDZ) petition. The applicant's team provided introductions and gave an overview of the project. At the conclusion of the PowerPoint presentation there was an opportunity for questions. The public asked questions about the likely development scenario on the site, proposed commercial uses, and proposed type of residential units; the applicant responded that the site would likely be developed with 303 multi -family rental apartment units, and the rezoning petition would also allow commercial uses generally consistent with C-4 zoning district, specifically mentioning gasoline service station use, self -storage, and truck rental use. There was a total of three members of the public that attended in person and the meeting concluded at approximately 6:00 p.m. A copy of the NIM summary and related documents are included in the back-up materials. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 16 of 18 Packet Pg. 1957 17. E.1 FINDING AND CONCLUSIONS: • There are no unacceptable environmental impacts resulting from this petition. • No historic or archaeological sites are affected by this amendment. • Transportation Planning staff finds this petition to be consistent with Transportation Element Policy 5.1 regarding traffic impacts to the abutting segments of Collier Boulevard. • There are no utility -related concerns caused by this petition. • There are no concerns regarding impacts on other infrastructure components. • The petitioner's market demand analysis concludes there is a demand for the proposed rental apartments, low-rise condominiums, gasoline service station, and truck leasing in their market areas. However, staff disagrees with these conclusions as the market studies do not include a comparative analysis of other potential sites within the market area that may be more appropriate to accommodate the proposed uses. • The gasoline service station and truck leasing uses are not consistent with a prior rezoning action (Ord. No. 14-28) nor with the vision of the East Naples Community Development Plan. • Based upon surrounding property approvals and development a density greater than 2.5 DU/A appears justified if the density provides a transition to address compatibility with the undeveloped parcels located north and east of the site; and, affordable housing in the >50% - <100% AMI range is provided to meet the rental housing affordability need or affordable housing in >80% - <140% AMI range is provided to meet the owner -occupied housing affordability need in the community. • The proposed density of 16 DU/A is significantly higher than the maximum density of 2.5 DU/A allowed by the FLUE. • The proposed density of 16 DU/A is greater than, and may be considered out of character with, the density of abutting and nearby properties. • Interconnection points with adjoining neighborhoods or other developments regardless of land use type are encouraged by FLUE Policy 7.3. The companion MPUD Master Plan identifies a future connection from the subject site to the south (Good Turn PUD), but a future interconnection to the north (undeveloped, 9.24-acre tract) is not provided; the MPUD Master Plan should be revised to include this interconnection. • There is a proposed County -initiated GMP amendment and companion LDC amendment to allow a maximum density of 25 DU/A in Activity Centers when providing housing that is affordable. The subject GMP amendment is requesting market rate units only and does not comply with the provisions of the proposed County -initiated amendments. ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW: This project requires Environmental Advisory Council (EAC) review, as the project meets the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Specifically, the project is within the 330 and 660-foot bald eagle nest protection zones. Environmental Services staff recommends approval of the proposed petition. LEGAL REVIEW: This Staff Report was reviewed by the County Attorney's Office on May 11, 2022. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. [HFAC] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20210001104 to the Board of County Commissioners with a recommendation of denial. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 17 of 18 Packet Pg. 1958 17. E.1 As an alternative, staff recommends that the Collier County Planning Commission forward Petition PL20210001104 to the Board of County Commissioners with a recommendation to approve for adoption and transmittal to the Florida Department of Economic Opportunity and other statutorily required review agencies, subject to: 1) providing eighteen (18) TDR Credits; 2) providing 20% of the total rental units (60 of 303 DUs) in the "Low" affordable housing category (>50% — <80% of the AMI) and providing 10% of the total rental units (30 of 303) in the "Moderate" affordable housing category, at a maximum of 100% of the AMI; 3) providing 20% of the total owner -occupied units (60 of 303 DUs) in the "Moderate" affordable housing category (>80% — <120% of the AM I) and providing 10% of the total owner -occupied units (30 of 303) in the "Gap" affordable housing category (>120% - <140% of the AMI); 4) prohibiting in the FLUE text (and PUDZ) gasoline service station use and truck leasing use; and 5) modifying the MPUD Master Plan to provide a future interconnection from the subject site to the north. Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 Page 18 of 18 Packet Pg. 1959 17.E.2 ORDINANCE NO. 2022- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE URBAN COMMERCIAL DISTRICT, MIXED USE ACTIVITY CENTER SUBDISTRICT OF THE FUTURE LAND USE ELEMENT AND ACTIVITY CENTER #7 MAP OF THE FUTURE LAND USE MAP SERIES TO ALLOW UP TO 303 MULTI -FAMILY APARTMENT OR OWNER -OCCUPIED DWELLING UNITS OF WHICH 68 UNITS WILL QUALIFY AS AFFORDABLE HOUSING IN THE AMERISITE CB MIXED -USE PLANNED UNIT DEVELOPMENT IN ADDITION TO UP TO 70,000 SQUARE FEET OF COMMERCIAL SHOPPING CENTER DEVELOPMENT, AND UP TO 85,000 SQUARE FEET OF MINI -WAREHOUSE SELF -STORAGE; AND TRUCK LEASING AND GAS STATION USES SHALL NOT BE ALLOWED; AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD, APPROXIMATELY 1000 FEET NORTH OF RATTLESNAKE HAMMOCK ROAD, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 18.95t ACRES. [PL20210001104] 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, Amerisite, LLC requested an amendment to the Future Land Use Element; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small -Scale Amendment; and [21-CMP-01109/1725306/1]106 1 of 3 PL20210001104 — Mixed Use Activity Center-Amerisite 6/7/22 Words underlined are additions, words stfurak through are deletions. Packet Pg. 1960 17.E.2 WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and WHEREAS, the Collier County Planning Commission (CCPC) on May 19, 2022, considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element of the Growth Management Plan on ; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small scale amendment to the Future Land Use Element in accordance with Section 163.3184, Florida Statutes. The amendment is attached hereto as Exhibit "A" and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after Board approval. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. [21-CMP-01 109/1725306/ 1 ] 106 PL20210001104 — Mixed Use Activity Center-Amerisite 6/7/22 2of3 Words underlined are additions, words stmok through are deletions. Packet Pg. 1961 17.E.2 PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of 52022. ATTEST: CRYSTAL K. KINZEL, CLERK Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko, Managing Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA William L. McDaniel, Jr., Chairman Attachment: Exhibit A — Proposed Text Amendment and map [21-CMP-01109/1725306/1]106 PL20210001104 — Mixed Use Activity Center-Amerisite 6/7/22 3 of Words underlined are additions, words str-uek through are deletions. Packet Pg. 1962 17.E.2 PL20210001104 EXHIBIT A FUTURE LAND USE ELEMENT FUTURE LAND USE ELEMENT [Page 26] DESCRIPTION SECTION *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** I. URBAN DESIGNATION [Page 28] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** C. Urban Commercial District *** *** *** *** *** *** *** TEXT BREAK 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** TEXT BREAK Master Planned Activity Centers [Page 62] *** *** *** *** *** *** *** *** *** *** *** *** [Page 65] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** 2. The allowable land uses for a Master Planned Activity Center shall be the same as for other designated Activity Centers; however, a Master Planned Activity Center encompassing the majority of the property in two or more quadrants shall be afforded the flexibility to redistribute a part or all of the allocation from one quadrant to another, to the extent of the unified control. The maximum amount of commercial uses allowed at Activity Center # 3 (Immokalee Road and Collier Boulevard) is 40 acres per quadrant for a total of 160 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. Multi -family (apartment) uses shall also be permitted in the northeast quadrant within the Hammock Park MPUD and the Amerisite CB MPUD. The multi- family uses and shall be limited to a total of up to 265 multi -family (apartment) dwelling units- for the Hammock Park MPUD; and a maximum of 303 multi- family (apartment or owner -occupied) dwelling units shall be allowed in the Amerisite CB MPUD, of which a total of thirty-four (34) units will be rented or sold to households earning up to and including 80 percent of the Area Median Income (AMI), and a total of thirty-four (34) units will be rented or sold to households earning up to and including 100 percent of the AMI. Any time that a rental unit becomes vacant. assuming less than sixtv-eight (68) units are Words underlined are added; words stFusk-througk► are deletions 06.03.22 mrm Page 1 of 3 Q a c� ti L aD U r r Q 0 00 M N N N r- 0 0 a r x w 0a aD c c L O c aD E Q Packet Pg. 1963 17.E.2 PL20210001104 occupied by households that qualify for the designated income thresholds, the next available unit will be offered to a qualifying household subject to the specified income thresholds. AMI rent limit adjustments will be made on an annual basis according to the most recent Collier County approved Table of Rental Rates As part of the annual PUD monitoring report, the developer will include an annual report that provides the progress and monitoring of occupancy of the income restricted units. The affordable restriction for rental and owner -occupied units shall remain in place for no less than thirty (30) years from the date of issuance of the first residential Certificate of Occupancy. Additionally, for the first eighteen (18) units above the base density of twenty-eight units within the Amerisite CB MPUD, Transfer of Development Rights Credits shall be redeemed from qualified Sending Lands. With respect to the Amerisite CB MPUD: commercial development (shopping center) shall be limited to 70,000 square feet, self -storage (mini warehouse) shall be limited to 85,000 square feet; and, truck rental and leasing and gasoline service station uses shall not be allowed. The addition of the 9.3 acres to the northeast quadrant of the Activity center shall not be the basis for adjacent parcels to be rezoned to commercial pursuant the Office and Infill Commercial Subdistrict. With respect to the +/- 19 acres in the northeast quadrant of Activity Center #7, said acreage lying adjacent to the east of the Hammock Park MPUD, commercial development (exclusive of the allowed 1/4 mile support medical uses") shall be limited to a total of 185,000 square feet of the following uses: personal indoor self -storage facilities — this use shall occupy no greater than 50% of the total (185,000) building square feet; offices for various contractor/builder construction trade specialists inclusive of the offices of related professional disciplines and services that typically serve those construction businesses or otherwise assist in facilitating elements of a building and related infrastructure, including but not limited to architects, engineers, land surveyors and attorneys —these offices of related professional disciplines and services shall occupy no greater than 50% of the total (185,000) building square feet; warehouse space for various contractor/builder construction trades occupants; mortgage and land title companies; related businesses including but not limited to lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply stores — all as accessory uses only, accessory to offices for various contractor/builder construction trade specialists or accessory to warehouse space for various contractor/builder construction trades occupants; management associations of various types of buildings or provision of services to buildings/properties; and, fitness centers. Words underlined are added; words Neagh are deletions 06.03.22 mrm Page 2 of 3 Packet Pg. 1964 IL IL k E 0 § §7§4 \\ \[ }z§w\)A §© ) O jzzoz z[ \k j\ wul 0 §\ z / ! k k c § / k \ \ \ /\/\23 LU 2,:2 ° t - \ �- -!! r 2 § pg,§g / 5§® � Pg.19G5 Collier County Housing Demand Model - 2021 17.E.3 Housing Demand Methodology Approved by the Collier County Board of County Commissioners 2/27/2018 (Item 11A) Methodology: Goal of Reducing Housing Cost Burden 1%/Year + Accommodate Yearly Population Growth - Existing Supply = Units Needed Yearly by Income Level 1 2 3 4 5 6 7 8 9 10 11 12 13 14 New Units New Units Total New Household Max ExistingExisting g Schimberg Cost g Needed in Needed for Affordable Units Needed Available Supply of Available Income Level Household Max Rent or Purchase Home Approved Burdened Order to 2021 Per Year Units for Supply of Remaining New Unit Type Income Target (/ D of Median Income Price (mortgage) Inventory Units (April Households Lower Cost Population D (1/n reduction Purchase Units for Affordable Units Q d Income) (3-Person (HUD 2021) (April 2021) 2021) (2021 Est.) Burdened Growth in Cost Burden (April Rent (April Needed (yearly) household) by 1% +Population 2021) 2021) Vr (Yearly) households) Growth) ti Rental Extremely Low Less than 30% $ 22,800 $ 570 n/a 382 13711 343 218 561 0 25 536 L d Rental Very Low 31-50% $ 37,950 $ 948 n/a 743 13002 325 248 573 0 7 566 c Owner or Rental Low 51-80% $ 60,750 $1519(r) / $189,000 (p) 47,034 6,667 15,954 399 388 787 115 172 500 V Owner Moderate 81-120% $ 91,080 $2,277/$338,000 68,375 5,236 11,014 275 436 711 196 367 148 Owner Gap 121-140% $ 106,260 $2,657/$407,000 19,465 0 5,872 147 212 359 112 0 247 v Q Sub Total 134,874 13,028 59,553 1,489 1,502 2,991 423 571 1997 0 00 Market Market >140% >$106,260 >$407,000 67,204 5693 142 851 993 976 n/a n/a N N TOTAL 202,078 65,246 1,631 2,353 3,984 1,399 571 n/a N blumns (2,3 &4) HUD Income of 3 Collier County 1-7 Pea en'� Income Limit for Household of 3 Extremely Low 3096 $ 22,8D0 Very Low so% $ 37,950 iHaples/Immokalee/P.la'- s s r-1•.'_-' 202_: a.-:5.>=sr1 4/s,2a2. Low ao% $ 60,750 Moderate 120% $ 91,080 Gap 140% $ 1D6,260 Source: HUD 2021 Income Limits Column (6) Existing Housing Inventory HUD Reru limits Collier Cou my Perramage hma«r w,ream umc 30% $ 570 [Napps/Yr.rwkaleefNHrro Isbnd MSA] 2D21 Medae 50% $ 948 80% SY4,3m 4ls12D21 120% $ 2,277 140% $ 2,- 5- FkAda Horsing I'manre Cap. based on figures prwidrd by Me US. Dept. o HUD Single Family Single Mobile Mul[iFamily Co-Dps- Multifamily Maximum Appraised Vak. Homes Homes- - to units or code 04 Code 05 - 10 units or Totals Cude-01 Code 02 r Cade03 <- Code US 55U,000-9189.000 8,210 2,029 6 35,D47 1,445 297 47,034 5189,001-$338,000 33,878 233 2 33,D12 234 1,016 68,375 5338,001-$407,001) 13,4D3 D 1 5,566 196 299 19,465 st4 Tod 134,374 $407,001> 43,523 2 1.01 22,961 185 332 67,2D4 Grand Total 2v2,D78 SGUF- Collier County Property Appraiser EadsVrlg Values April 2021 Column (5) HUD Max Purchase Prices In-. Target Percemage ply Illranle Monthly Income Max Housug ARmeanne@am DTI HOA Fees Tares & Imurance Mortgage Insurance 3596Down Pa"nerlt Max Sale Price Rounded Max Sale Price Low 80% $ 60,750 $ 5,062 $ 1,519 $ 420 $ 200 $ 127 $ 6,624 $ 189,250 $ 189,060 Moderate 120% $ 91,080 $ 7,590 $ 2,277 $ 420 $ 250 $ 230 $ 11,846 $ 338,456 $ 338,000 Gap140% 106260 8,850 2,657 420 300 279 14 272 407 769 407,000 Source: Collier County HELP www.tioddahelp.org "30-year rate as of 4/14/1021 of 3%as posted on www.wellsfargo.commortgage/rates Shimberg Cost Burden Households and units Needed to l-, lry 1% Number Number Needed m Needed m Cost Burden HOuseho Ids 5chimberg 4 2020 Reduce Sth s1 2a21 Hedge by Income Level Co. Hurdened Imrease (-21.1W Enirrlate County -wide Cost Burden Increase (2.12-1W Fslinare County- wi-Cost Households by 1% per Hurae I by 2D16 Year 1% rYear 313%AMI a 1- 12345 1D81 13426 336 285 13711 343 3D.1-:.0%AMI 11707 1025 12732 319 270 131302 325 50.1-80% AMI 14365 1 1258 1 15623 39.1 331 1 15954 1 399 8D.1-120%AMI 9919 869 1D787 270 229 11D16 275 120.1-140%AMI [es1t) 5287 463 5750 144 122 5877 147 Subtotalc140% AMI 53523 4694 58317 1459 1237 59554 1489 >140%AMI1 5126 449 5575 139 118 5693 142 Total Households 59749 5143 63892 1597 1355 65247 1631 2m1 rePraa,w., o-aw.n ur I,�,..� I.�w 2018 2019 2020 2021 Pop odor Ho2352 - 367.347 376,706 384, 61x1 391, 656 7,1156 Inrame Level Percent of Population Aof New Ho ear by lnoome 3H96 AMI or Less 9.25% 218 30.1-50%AMI 10.55% 24 SD.1b09r. AMI 16.50% 388 80.1-120%AMI 18.53% 436 124.1-140%AMI 9.00% 212 c14U%AMI 5N8 TOTAL 63.83% 1501 >14119G AM15NH TryrAL 366- 851 TOTAL 10D% 2352 ShirBerg Center].s, W,u don -mat.: [Ober Ca GND t%Reduccon rw -.(.p ,"J6 o HH by Income Lrrel - nulnbunm, SF, rg rover-16 NIABOR & MIAAOR Inventory for Sale ril 2021 NABDR Units MIAADRUnits Total Units c$189,000 115 0 115 $189,D01-$338,000 194 12 196 $338,001-$407,000 104 8 112 Subtotal < $407,OOD 403 20 423 1$407,001 834 142 976 TOTAL 1237 162 1399 Column 13 A-il. blel 212 artrnent Rental. April 2021 Collier Cou my Community and Human Services Division Quarterly Rental Apartment Survey April 2021 xarnlsAvaiktle Income Level Rent Available Units <30%AMI $ 570 25 31V-50%AMI $ 949 7 51V-80%AMI $ 1,519 172 81%-1205AAMI $ 2,277 n/a 121%-140%AMI $ 21657 n/a TOTAL 204 Source: NABOR & MIAADR Sing -Family, Multi -Family& Condos for sale April 2021 S,m- CHS Ap,nmem:-%,w-V April 2D21 Packet Pg. 1966 17. E.4 HUD release: 411BJ2022 Effective: 411872022 2022 Income Limits and Rent Limits Florida Housing Finance Corporation SHIP and HHRP Programs Percentage Income Limit by Number of Persons in Household Rent Limit by Number of Bedrooms in Unit 1 2 3 4 5 B T $ 9 1 10 0 1 2 3 4 5 County (Metm) Cate o Calhoun County 30% 13,590 18,310 23,030 27,750 32.470 35,950 38,400 41900 Refer to HUD 339 398 575 752 898 991 50% 21,700 24,800 27,900 30.950 33,450 35,950 38AN 40,904 43,330 45,806 542 561 07 805 699 991 80% 34,650 39r600 44,550 49.500 53.500 57AW 61,400 65,350 69.328 73.290 866 928 1,t13 1.287 1.436 1,584 Median: 63.600 1209E 52,980 59,520 66,960 74,280 80.290 96,290 92,160 %160 103,992 1091934 1.302 1,395 1.674 1,932 2,157 4379 140% 60.760 69.440 78.120 1 86,660 1 93,660 100,680 1107.520 114.520 121,324 128.257 1.519 1,627 '.9',:3 2.254 2,516 1 2,775 Charlotte County 30% 15.250 18r310 23,030 27,750 32.470 37.190 41.910 45,830 Refer to HUD 391 419 575 752 929 1,106 (Punta Gorda MSAi 504E 25,400 290H 32,69 36,250 3%150 42,050 44,950 47,850 50,750 53.650 635 680 816 942 1,051 1,160 80% 40.600 46,400 52,200 58,000 62.650 67.300 71.950 75,600 81,200 85,840 1,015 1.097 1.305 1,505 102 1,656 Median: 76,000 1209E 60,980 69AN 76,360 87,000 93,960 100,920 101,880 11400 121,800 128,760 1,524 1,632 1,959 2,262 2,523 2;784 140% 71.120 81.200 91A20 101,500 109,620 117,740 12S.860 133,980 142,100 150.220 1.778 1.904 2,265 2.639 2,943 3,2415 Citrus County 304E 13.590 18310 23.030 27,750 32,470 35.950 38,400 40,900 Refer to HUD 339 398 575 752 89S 991 504E 21,700 24AN 27,900 30,950 33,450 35,950 38,400 40,900 43,330 45.806 542 581 697 805 898 991 80% 34.650 39,600 44,550 49,500 53,506 57,450 61,400 65,3S0 69,328 73.290 866 928 1,113 1.287 1,436 1,584 Klemm: 68.600 1209E 52,080 59AN 66,960 74,280 80,280 86�80 92,160 9%160 103,992 10919U 1,302 11395 11674 11932 2,157 Z379 140% 60.760 69.440 78.120 86,660 93,660 100,660 107,520 114.520 121,324 125.257 1.519 1,627 1,953 2.254 2.516 2,775 Clay County 30% 17.600 20.100 23.030 27.750 32.470 37.190 41.910 46.630 Refer toHLID 4z0 4r' 0".. 752 929 1.106 {Jacksnmrille HMFA) 50% 29,300 33,450 37,650 41,900 45,150 48.500 51,BSU 55,20U 58,520 B1,884 732 794 941 1,096 1,212 1,338 80% 46.850 53.550 60,250 66,900 72,3D0 77.650 83,0D0 88,350 93,632 98,9B2 1,171 1255 1.506 1.740 1,941 Z141 Median: 86.500 120% 70,320 110,2110 90,360 t00,320 14NO 116,400 f24,440 132,480 146m 148,474 f,75a 1,882 Z259 21608 2,910 3,21l 140% B2,M 93,660 165,420 117,MO 126,420 135,800 145,1B0 154,560 163,856 173,219 2,051 2,196 2.635 3,043 3,395 3,746 ColliarCounty 30% 19,850 22,650 25,560 28,300 32.470 37,196 41,910 45,63) Refer to HUD 496 531 637 759 929 7166 (Naples•Immokalee- 50% 4050 37,750 42AM 47,150 50,950 54,700 Si,500 62,256 64010 69,762 $28 885 1,061 1,226 1,367 1,509 Marco Island M5A} 804E 52,850 60,400 67.950 75,456 81,506 87.550 93,600 99,600 105,616 111.651 1321 1.415 1,698 1.961 7188 Z415 Median- MAW 120% 79,320 90AN 101AB0 113.160 122,280 131,280 1401400 149A00 158,424 167,477 1,993 2,124 2,547 2,943 3,282 3,622 140% 1 92,540 1 105,700 1118.880 1132,020 1 142,660 1153,160 1163.800 1174,300 184,929 195.390 12.313 12.478 12,971 13.433 1 3,829 1 4,226 Columbia County 30% 13,800 18,310 23.030 27,750 32,470 37.190 40AW 43.250 Refer to HUD 345 401 575 752 929 1,646 595E 22,950 26p2N 29,500 32,750 38,400 38,000 40,69 d3250 45,$50 41,470 573 614 737 851 950 1,846 80%36,700 41950 47,200 52,400 56,600 60)M 65,0D0 fi9,200 73,360 77,552 917 963 1,160 1.362 1,520 1,677 Median: 65,560 120% 55,080 62AN 70,800 72,600 84,960 91,= 97,560 103,800 11Q,040 116,326 1,377 1,474 1,770 2,044 4280 4517 1409E 64,260 73,380 82,600 91,700 99.120 196,400 113,820 121,100 121M 135,716 ikM 1.720 2.065 2.385 Z6ti0 Z936 Florida Houslrtg Finance Corparation (FHFC) income, and rent limits are, based upon figures provided bythe LhMed States Department of Housing and Urban Development (HILID) and are subject to change. Updated schedules will be provided when changes occur. Packet Pg. 1967 COLLIER COUNTY RENTAL APARTMENT INVENTORY IMMOKALEE INSET MAP 17.E.5 LEGEND O COLLIER COUNTY EXISTING/BUILT RENTAL APARTMENT O COLLIER COUNTY RENTAL APARTMENT IN PROCESS 0 1 2 4 6 Miles ,r GIS MAPPING: BETH YANG, AICP I OPERATIONS DEPT./GMD codicY CoRnty FILE: COLLIER APARTMENTS.MXD ,J DATE: 08/2019 snow .brASEM�r�PAarME� BONITA BEACH RD i V S 51 60 57 LAKE TRAFFORD RP IN ST 56 55 50 52 COLLIER COUNTY EXISTINGBUILT RENTAL APARTMENT Map ID Name Address City Units 1 Bear Creek 2367 Bear Creek Dr Naples 120 2 Belvedere 260 Quail Forest Blvd Naples 162 3 Berkshire Reserve 3536 WinifredRow Ln Naples 146 4 Bermuda Island 3320 Bermuda Isle Cir Naples 360 5 Brittany Bay I & II 14815 Triangle Bay Dr Naples 392 6 Bryn Mawr 7701 Davis Blvd Naples 240 7 College Park 6450 College park cir Naples 210 8 Coral Palms 4539 Coral Plams Ln Naples 288 9 Goodlette Arms 950 Goodlette-Frank Rd Naples 250 10 Heritage -MerSoleil 4250 Jefferson Ln Naples 320 11 Heron Park - Point at Naples 2155 Great Blue Dr Naples 248 12 Ibis Club 8210 Ibis club Dr Naples 134 13 Jasmine Cay 100 Jasmine Cir Naples 72 14 La Costa 3105 La Costa Cir Naples 276 15 Laguna Bay 2602 Fountain View cir Naples 363 16 Malibu Lakes 2115 Malibu Lakes cir Naples 356 17 Meadow Lakes 6472 Radio Rd Naples 252 18 Naples 701 3531 Plantation Way Naples 188 19 Naples Place I -III 4544 Sunset Rd Naples 160 20 Noah's landing 10555 Noahs Cir Naples 264 21 Northgate Club 4300 Atoll CT Naples 120 22 Oasis -Arbor Walk 2277 Arbour Walk Cir Naples 216 23 Ospreys landing 100 Ospreys Landing Naples 176 24 Meadow Brook Preserve - Turtle Creek 1130 Turtle Creek Blvd Naples 268 25 River Reach 2000 River Reach Dr Naples 556 26 Sabal Key 1600 Wellsley Cir Naples 200 27 Saddlebrook Village 8685 Saddlebrook Cir Naples 140 28 San marino-Aventine 9300 Marino Cir Naples 350 29 Shadowood Park 6475 Sea Wolf Ct Naples 96 30 Somerset Palms - Arbor View 15995 Arbor View Blvd Naples 168 31 Summer Lakes I 5520 Jonquil Ln 5600 Jonquil Cir Naples Naples 140 276 32 Summer Lakes II 33 Summer Wind-Arium Gulfshore 5301 Suinmerwind Dr Naples 368 34 Tuscan Isle 8680 Weir Dr Naples 298 35 Villas of Capri 7725 Tara Cir Naples 235 36 Waverley Place 5300 Hemingway Ln Naples 300 37 Whistler's Cove 11400 Whistlers Cove Blvd Naples 240 38 Whlsder's Green 4700 Whistlers Green Cir Naples 168 39 Windsong Club 11086 Windsong Cir Naples 120 40 Aster Lely Resort 8120 Acacia ST Naples 308 41 Sierra Grande 6975 Sierra Club cir Naples 270 42 Collier Housing Alternatives 4211 Thomasson Dr Naples 10 43 44 George Washington Carver Apt 350 loth St N Naples Naples 176 12 Housing Alternatives Of Sw Florida 3401 21st Ave Sw 45 Leawood Lakes 474 Leawwood Cir Na les 42 46 Orchild Run 10991 Lost Lake Dr Naples 282 47 Gorden River 1400 5th Ave N Naples 96 48 Crestview Park 2903 Lake Trafford Rd Immokalee 208 49 Crestview Park II 715 Crestview Dr Immokalee 96 50 Cypress Run 550 Hope Cir Immokalee 40 51 Eden Gardens II 1375 Boxwood Dr Immokalee 41 52 Farm Worker Village 1800 Farm Worker Way Immokalee 365 53 Garden Lake A is 1022 Garden Lake Cir Immokalee 66 54 Heritage Villas Of Immokalee Ltd 1109 Hickock Ln Immokalee 41 55 Immokalee A is 601 W Delaware Ave Immokalee 100 56 Oakhaven 580 Oakhaven Circle Immokalee 160 57 Sanders Pines 2449 Sanders Pines Cir Immokalee 40 58 So Villas Immokalee 1802 Custer Ave Immokalee 35 59 Summer Glen 1012 Summer Glen Blvd Immokalee 46 60 Timber Ridge of Immokalee Willowbrook Place 2711 Wilton Ct Immokalee 34 61 1836 Ash Ln Immokalee 42 62 Inspira at Lely Resort 7425 Inspira Cir Naples 304 63 Milano Lakes 3713 Milano Lakes Cir Naples 296 TOTAL 129346 N COLLIER COUNTY RENTAL APARTMENT IN PROCESS Map ID Name Parcel# City Units 64 Springs at Sabal Bay 71750000402 Naples 340 65 Ave Maria Apartment 227004009 Naples 250 66 Briarwood Apartment 24767504003 Naples 320 67 Legacy Naples New Hope Ministries 399760006 Naples 304 68 Addison Place & Addison Place Expansion 188360002 Naples 294 69 Pine Ride Commons 240280606 Naples 375 70 I-75/Alh ator Alley PUD 21968000121 Naples 425 71 Courthouse Shadows PUD 28750000523 Naples 300 72 Livingston Rd/GG Parkway Residential Subdistrict 38100120001 Naples 382 73 Allura RPUD 150280000 Naples 304 74 Hammock Park 416720000 Naples 265 75 Vanderbilt Common 79271800044 Naples 52 76 Alligator Alley Apartments at Naples 21968001120 Naples 320 77 Pelican Apartments 192360001 Naples 400 TOTAL 49331 CR 846 W-�� OIL WELL RD 'a a U 2 a 0 00 M N N T co 0 ch r- d E M a 0 U r E s U w a (Data Source: Best available data from Growth Management Department & Public Services Department as of 08/19) Packet Pg. 1968 17.E.6 ORDINANCE NO. 14-- 9 8_ 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 COMMERCIAL INTERMEDIATE (C-3) AND HEAVY COMMERCIAL (C-5) ZONING DISTRICTS TO A GENERAL COMMERCIAL (C-4) ZONING DISTRICT, FOR PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) NORTH OF RATTLESNAKE -HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 18.95 +/- ACRES; PROVIDING FOR REPEAL OF ORDINANCES 99-84, 00-75, 02-26, 03-31 AND 04-23; AND BY PROVIDING AN EFFECTIVE DATE. [RZ- PL20130001652 - COMPANION TO CU-PL201300022411 WHEREAS, Robert J. Mulhere, FAICP of Hole Montes, Inc., representing Amerisite, o U LLC, petitioned the Board of County Commissioners to change the zoning classification of the U herein described real property. 06 N Iq NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY 6 COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: Z L 0 SECTION ONE: Change of Zoning Classification. as The zoning classification of the real property consisting of 18.95t acres more particularly V described in Exhibit A, attached hereto and incorporated herein by reference, located in Section Q 14, Township 50 South, Range 26 East, Collier County, Florida, is changed from C-3 and C-5 Zoning Districts to a C-4 Zoning District, subject to the conditions shown in Exhibit B. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. Amerisite/RZ-PL2013 0001652 Rev. 6/ 19/ 14 1 of 2 Packet Pg. 1969 9a 17.E.6 SECTION TWO: Repeal of Prior Zoning Ordinances. Ordinance Nos. 99-84, 00-75, 02-26, 03-31 and 04-23 are hereby repealed in their entirety. SECTION THREE: Effective Date. This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super -majority vote of the Board of County Commissioners of Collier County, Florida, this $ tit day of , 2014. ATTEST: DWIGHT 5�'B�,6 ;T 'CLERK Atfies��14►�'� SInM�,}�arP Ot1Iy. . App ved as to form and legality: 7; Scott A. Stone Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA B TOM NN G hairman (,P/(9 ((1-f Attachments: Exhibit A — Legal Description Exhibit B - Conditions of Approval CP\13-CPS-01267\46 This ordinance filed with the Sggt� etary of St te%ff'c� e the ` +►�dcy of .' � , f�E and acknowledgerren++t`t,,of that filin r ceived , his A' day of r1`i. By Deputy a Amerisite/RZ-PL20130001652 2 of 2 Rev. 6/19/14 Packet Pg. 1970 17.E.6 Exhibit A LEGAL DESCRIPTION A PORTION OF THE SOUTHWEST '/a OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; THENCE NORTH 03°12'59" EAST, ALONG THE WEST LINE OF SAID SECTION 14, A DISTANCE OF 1,007.29 FEET; THENCE DEPARTING FROM THE WEST LINE OF SAID SECTION 14, SOUTH 89°55'45" EAST, A DISTANCE OF 100.15 FEET TO THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED, THE SAME BEING A POINT ON THE EAST LINE OF THE HENDERSON CREEK CANAL; THENCE NORTH 03°12'59" EAST, ALONG THE EAST LINE OF SAID HENDERSON CREEK CANAL, A DISTANCE OF 667.53 FEET; THENCE DEPARTING FROM THE EAST LINE OF SAID HENDERSON CREEK CANAL, NORTH 89057'02" EAST, A DISTANCE OF 1,236.59 FEET; THENCE SOUTH 03014'19" WEST, A DISTANCE OF 670.14 FEET; THENCE NORTH 89055'45" WEST, A DISTANCE OF 1,236.18 FEET TO THE POINT OF BEGINNING. CONTAINING 825,633 SQUARE FEET OR 18.954 ACRES, MORE OR LESS. _ O N 20 L CD E E �O♦ V V co N O Z E. 0 E t V y.. Q Packet Pg. 1971 r', 17.E.6 EXHIBIT "B" Conditions of Approval: All C-4 uses are permitted, except as prohibited or limited below: I. The sale or rental of adult oriented books, videos, tapes, or other material in conjunction with any permitted use is prohibited. II. The following C-4 uses, as listed under LDC Section 2.03.03.D.1.a, are prohibited: 7. Amusement and recreation services, outdoor (7999 - fishing piers and lakes operation, houseboat rental, pleasure boat rental, operation of party fishing boats, canoe rental only). 8. Ancillary plants. 9. Animal specialty services, including veterinary (0752, including outside kenneling). 13. Auto and home supply stores (5531). 14. Automobile Parking, automobile parking garages and parking structures (7521 - shall not be construed to permit the activity of "tow -in parking lots"). 15. Automotive services (7549) except that this shall not be construed to permit the activity of "wrecker service (towing) automobiles, road and towing service." 16. Automotive vehicle and equipment dealers (5511 and 5599). 21. Bowling centers, indoor (7933). 22. Building cleaning and maintenance services (7349). 26. Business services - miscellaneous (7381, 7389 — including auctioneering service, automobile recovery, automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting, contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler, directories -telephone, drive -away automobile, exhibits -building, filling pressure containers, field warehousing, fire extinguisher, floats -decoration, folding and refolding, gas systems, bottle labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol of electric transmission or gas lines, pipeline or powerline inspection, press clipping service, recording studios, repossession service, rug binding, salvaging of damaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery, sponging textiles, swimming pool cleaning, tape slitting, texture designers, textile folding, tobacco sheeting, and window trimming service). 27. Cable and other pay television services (4841) including communications towers up to specified height, subject to section-5.05.09. 29. Carwashes (7542) provided that carwashes abutting residential zoning districts shall be subject to section 5.05.11 of this Code. 32. Civic, social and fraternal associations (8641). a Revised 6/19/14 Packet Pg. 1972 17.E.6 33. Coin -operated laundries and dry cleaning (7215). 34. Coin operated amusement devices, indoor (7993). 42. Detective, guard and armored car service (7381, including armored car and dog rental). 45. Disinfecting and pest control services (7342). 46. Drycleaning plants (7216, nonindustrial drycleaning only). 49. Educational plants. 50. Educational services (8221 and 8222). 51. Electrical and electronic repair shops (7622-7629). 53. Equipment rental and leasing (7359 - including airplane, industrial truck, portable toilet and oil field equipment renting and leasing). 58. Funeral services (7261, including crematories). 60. Gasoline service stations (5541) 63. Golf courses, public (7992). 69. Home health care services (8082). 74, Labor unions (8631). 77. Laundries, family and commercial (7211). N 81. Loan brokers (6163). 83. Marinas (4493 & 4499 - including canal operation, cargo salvaging, ship o dismantling, lighterage, marine salvaging, marine wrecking, and steamship N Fa leasing), subject to section 5.05.02 2 89. Motion picture theaters (7832). E 90. Motorcycle dealers (5571). o 97. Passenger car leasing (7515). 98. Passenger car rental (7514). 99. 06 Personal credit institutions (6141). CN 103. v Photofinishing laboratories (7384). 106. Political organizations (8651). Z 108. Professional sports clubs and promoters, indoor (7941). 109. 0 Public administration (groups 9111-9199, 9229, 9311, 9411-9451, 9511- 9532, 9611-9661). 110. Public or private parks and playgrounds.- 114. Radio and television broadcasting stations (4832 & 4833). a 118. Repair services - miscellaneous (7699 - including 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). 121. Retail nurseries, lawn and garden supply stores (5261). 122. Reupholstery and furniture repair (7641). 126. Shoe repair shops and shoeshine parlors (7251). Revised 6/19/14 Packet Pg. 1973 { 17.E.6 127. Social services, individual and family (8322-8399, including homeless shelters and soup kitchens). 130. Telegraph and other message communications (4822) including communications towers up to specified height, subject to section 5.05.09 131. Telephone communications (4812 and 4813) including communications towers up to specified height, subject to section 5.05.09 132. Theatrical producers and miscellaneous theatrical services, indoor (7922-7929, including bands, orchestras and entertainers; except motion picture). 136. Videotape rental (7841). 137. Vocational schools (8243-8299). 140. Any use which was permissible under the prior General Retail Commercial (GRC) zoning district, as identified by Zoning Ordinance adopted October 8, 1974, and which was lawfully existing prior to the adoption of this Code. The Following C-4 Uses, as listed under LDC Section 2.03.03.D.1.a, are Restricted as Indicated: 6 and 105. Amusement and recreation services, indoor (limited to 7991 physical fitness facilities, gyms, yoga, karate, dance instruction and similar indoor fitness facilities). 43. Department stores (5311), not to exceed 20,000 gross square feet of leasable floor area. 61. General merchandise stores (5331-5399), not to exceed 20,000 gross square feet of leasable floor area. 112. Radio, television and consumer electronics stores (5731), not to exceed 20,000 square feet of gross leasable floor area. Maximum Building Height: The allowable zoned building height in C-4 of 75 feet shall be permitted for the following uses: 64. Group care facilities (category I and II, except for homeless shelters); care units, except for homeless shelters; nursing homes; assisted living facilities pursuant to F.S. § 400.402 and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to F.S. § 651 and ch. 4-193 F.A.C.; all subject to section 5.05.04. 71. Hotels and motels (7011, 7021 and 7041) when located within an activity center. All other uses shall be limited to a maximum zoned height of 50 feet, except retail which shall be limited to 35 feet. a Revised 6/19/14 Packet Pg. 1974 r� 17.E.6 IV. Setbacks and Landscape Buffers: Setbacks and landscaper buffers shall be as required in the Land Development Code at the time of permitting, except as follows: 1. The setback from the northern property line shall be 35 feet. 2. The required landscape buffer along the northern property line shall be 10 feet wide with LDC Alternative B Buffer Plantings. V. Amplified Sound: The use of amplified sound shall be limited to 8:00 AM to 10:00 PM. VI. Unified Design Theme: The project will be developed, whether through a platted subdivision or through a Site Development Plan, with the following: • Shared access from Collier Boulevard; • Shared stromwater management design; • Lighting designed and shielded to prevent spillage or glare on adjacent parcels; • Common architectural, landscaping and signage design theme. VII. Notice of Proximity to Florida Sports Park: The developer, its successor or assignee, shall provide to any potential resident of an i0 approved ALF, or similar facility allowing residential habitation, a disclosure statement I with respect to the noise that is associated with the Swamp Buggy Races located at 8250 U 06 Collier Boulevard, Naples, Florida within the Florida Sports Park (within the Hacienda v Lakes PUD) as it relates to the location of this property. The statement shall disclose that the Florida Sports Park and Swamp Buggy operations regularly generate noise Z which may be heard on the rezoned C-4 property, both during the day and into the o evening, including but not limited to, noise from swamp buggy racing, tractor pulls, 0 festivals , and music concerts. This statement must be presented to the resident prior to entering into any contract. �a Within 120 days of approval of this rezone, the owner shall record in the public records Q of Collier County a notice of proximity to the Florida Sports Park and Swamp Buggy grounds. The notice shall disclose that the Florida Sports Park and Swamp Buggy operations regularly generate noise which can be heard on the Collier Boulevard Commercial property, both during the day and into the evening, including but not limited to, noise from swamp buggy racing, tractor pulls, festivals , and music concerts. The legal description of the property subject to this rezone shall be attached to the notice. Revised 6/19/14 Packet Pg. 1975 17.E.6 VIII. Prior to issuance of a building permit on the subject site, the developer, its successor or assignee, shall pay in full the outstanding "fair share" costs attributable to Collier Boulevard (CR951) six -lane project. c .E 0 N L d E E 0 U U C N O Z L 0 E L (i a Revised 6/19/14 Packet Pg. 1976 =` r 17.E.6 ?f �tJ n F+' Zi - wr FLORIDA DEPARTMENT Of STATE RICK SCOTT Governor July 14, 2014 Honorable Dwight E. Brock Clerk of the Circuit Court Collier County Post Office Box 413044 Naples, Florida 34101-3044 Attention: Martha Vergara, Deputy Clerk Dear Mr. Brock: KEN DETZNER Secretary of State Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your electronic copy of Collier County Ordinance No. 14-28, which was filed in this office on July 14, 2014 Sincerely, Liz Cloud Program Administrator LC/mrh Enclosure R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 • Facsimile: (850) 488-9879 c .E 0 N �a L as E 0 U U C N O Z O c as E �a a www.dos.state.tl.us Packet Pg. 1977 17.E.7 RESOLUTION NO. 14- 1 5 2 A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA PROVIDING FOR THE ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW AIR- CONDITIONED INDOOR SELF STORAGE (SIC CODE 4225) WITHIN A GENERAL COMMERCIAL (C-4) ZONING DISTRICT PURSUANT TO SECTION 2.03.03.D.1.c.21 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE FOR PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) NORTH OF RATTLESNAKE - HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. (CU- PL20130002241— COMPANION TO RZ-PL201300016521 WHEREAS, the Legislature of the State of Florida in Chapter 67-1246, Laws of Florida, and Chapter 125, Florida Statutes, has conferred on Collier County the power to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public; and WHEREAS, the County pursuant thereto has adopted a Land Development Code (Ordinance No. 2004-41, as amended) which includes a Comprehensive Zoning Ordinance establishing regulations for the zoning of particular geographic divisions of the County, among which is the granting of Conditional Uses; and WHEREAS, the Board of Zoning Appeals (Board), being the duly appointed and constituted planning board for the area hereby affected, has held a public hearing after notice as in said regulations made and provided, and has considered the advisability of a Conditional Use of Air -Conditioned Indoor Self Storage (SIC Code 4225) within a General Commercial (C-4) Zoning District pursuant to Section 2.03.03.D.1.c.21 of the Collier County Land Development Code on the property hereinafter described, and the Collier County Planning Commission has made findings that the granting of the Conditional Use will not adversely affect the public interest and the specific requirements governing the Conditional Use have been met and that satisfactory provision and arrangement have been made concerning all applicable matters required by said regulations and in accordance with Subsection 10.08.00.D of the Land Development Code; and WHEREAS, all interested parties have been given opportunity to be heard by this Board in a public meeting assembled and the Board having considered all matters presented. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA that: Petition Number CU-PL20130002241 filed by Robert J. Mulhere, FAICP of Hole Montes, Inc., representing Amerisite, LLC, with respect to the property hereinafter described in Exhibit "A", be and the same is hereby approved for a Conditional Use for a Air Conditioned Amerisite / CU-PL20130002241 1 of 2 Rev. 6/ 19/ 14 Packet Pg. T 17.E.7 Indoor Self Storage (SIC Code 4225) within a General Commercial (C-4) Zoning District pursuant to Subsection 2.03.03.D.1.c.21 of the Collier County Land Development Code, in accordance with the Conceptual Site Plan described in Exhibit "B" and subject to the conditions found in Exhibit "C". Exhibits "A", "B", and "C" are attached hereto and incorporated herein by reference. BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this Board. This Resolution adopted after motion, second, and super -majority vote, this day of ,2014. ATTEST-: ,EBOARD OF ZONING APPEALS DWV 611T . 11R0C,K, CLERK COLLI CO TY, FLORIDA By: B bepiit)r C1 k O HENN Attest as W Nraian's signature only. Appr ved as form and legality: 0 (Allot/14 Cn Scott A. Stone a Assistant County Attorney `L_ `o U Attachments: Exhibit A - Legal Description c Exhibit B - Conceptual Site Plan Exhibit C — Conditions of Approval 6 z L O CP\13-CPS-01268\47 E M U �a Amerisite / CU-PL20130002241 2 of 2 Rev. 6/19/14 r Q Packet Pg. 1979 - - -- --- -- - --- --- - - -- - — 17.E 7 Exhibit A LEGAL DESCRIPTION A PORTION OF THE SOUTHWEST 1/4 OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; THENCE NORTH 03°12'59" EAST, ALONG THE WEST LINE OF SAID SECTION 14, A DISTANCE OF 1,007.29 FEET; THENCE DEPARTING FROM THE WEST LINE OF SAID SECTION 14, SOUTH 89055'45" EAST, A D1S"LANCE OF 100.15 FEET TO THE POINT OF BEGINNING OF THE, PARCEL OF LAND HEREIN DESCRIBED, THE SAME BEING A POINT ON THE EAST LINE OF THE HENDERSON CREEK CANAL; THENCE NORTH 03°12'59" EAST, ALONG THE EAST LINE OF SAID HENDERSON CREEK CANAL, A DISTANCE OF 667.53 FEET; THENCE DEPARTING FROM THE EAST LINE OF SAID HENDERSON CREEK CANAL, NORTH 89057'02" EAST, A DISTANCE OF 1,236.59 FEET; THENCE SOUTH 03°14'19" WEST, A DISTANCE OF 670.14 FEET; THENCE NORTH 89°55'45" WEST, A DISTANCE OF 1,236.18 FEET TO THE POINT OF BEGINNING. CONTAINING 825,633 SQUARE FEET OR 18.954 ACRES, MORE OR LESS. �a L O Cn Cn L O N LO 4 O Z E V a.+ Q CU: PL20130002241 REV: 1 AMERSITE - CONDITIONAL USE DATE: 10/24/13 DUE, 11/22/13 (Companion Item to PI-201300001652 Rezone) Packet Pg. 1980 I 17.E.7 I �o m _Q° a Z 0' 2 '0 ra � 17 �. <) d:DNINOZ i• i a x I 16T'OL9 '� ,� s o W rz} — — — — Wa — — —1- — — — — — — — — _1— % M a ;, < W ion �` — -- - _ _-_-_ _'�_ _ �Q--=-_- ��---------------------------------� -. d ,,8as R n — — — — — — — — — x�t -- 1 qa Wi dW� �O I I i �b-ta$ i z of RHP oW II W it ¢ I I 9issc '�2St-I m 9 s! W u m NM s `yy'W W g I W O I I 1 j�i ugrai0 x �92~p= <x WII G I I I z 1 1 Z<In 1-O IWI I - I T Fy- j<< VZ xF n � Og Y =o. ° o fii psi N � � 9 •• �? a < ipO a r r z ° ° o MR z z 0 '2 N � f O I 6 2 �x W � W zo 0 o N Z xM = IZ. Q S o C ¢oZ i Qt i5 g y�x�gW o 0 0 ZIN z6 isa o�g u-UT f f ¢ I 10 w I I 1 1 'clI I II II � a ui ry i I I a I I M CD I 1 II 00- U 1 LL 0 it Q I I n II o 0 II abjD I I ' C 0 a zl I W I LL 1 1 W� F-I W I I m 1 wl al I o 13 2 i i 1 ioj I s i i o z yf I W I I � p1 3 �I ly 3 I ______________________� �Q3___-___LJ_. O11 w Ii F I' I Wz� II II (TSS HZ)l MIVn3lnos 11311103 and - gnlD AilunoD salel saldeN :SuluoZ 11 J a U z M W O U N � J R' Q Q D J F W d J W U OZ m O U w= i U .J O U li us iulls Z 0 C d L�♦ V <r a Packet Pg. 1981 17.E.7 EXHIBIT "C" Conditions of Approval 1. Indoor Air-conditioned self -storage buildings may be only permitted within 100 feet of the property line adjacent to Collier Boulevard if the building(s) is not visible from Collier Boulevard. A self -storage office and management facility is not subject to this distance limitation. 2. Access to Indoor Air-conditioned self storage buildings, including any roll up doors, shall only be allowed on the east side of the building, or on any other side of the building where such access is not visible from Collier Boulevard. Outdoor storage is prohibited. 3. Indoor Air-conditioned self storage buildings will be limited to a maximum zoned height of 50 feet. as �a L Cn �_ Cn L 0 U N LO 4 6 Z L O r_ d E M V a.+ Q Revised 6/19/14 Packet Pg. 1982 17.E.8 ORDINANCE NO. 2022- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE URBAN COMMERCIAL DISTRICT, MIXED USE ACTIVITY CENTER SUBDISTRICT OF THE FUTURE LAND USE ELEMENT AND ACTIVITY CENTER #7 MAP OF THE FUTURE LAND USE MAP SERIES TO ALLOW UP TO 303 MULTI -FAMILY APARTMENT OR OWNER -OCCUPIED DWELLING UNITS IN THE AMERISITE CB MIXED -USE PLANNED UNIT DEVELOPMENT IN ADDITION TO UP TO 70,000 SQUARE FEET OF COMMERCIAL SHOPPING CENTER DEVELOPMENT INCLUDING GASOLINE SERVICE STATION USE, UP TO 85,000 SQUARE FEET OF MINI - WAREHOUSE SELF -STORAGE AND UP TO 40 TRUCKS FOR LEASE, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD, APPROXIMATELY 1000 FEET NORTH OF RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 18.95t ACRES. [PL20210001104] 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, Amerisite, LLC requested an amendment to the Future Land Use Element; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small -Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and [21-CMP-01109/1716978/1]72 1 of PL20210001104 — Mixed Use Activity Center-Ameri site 4/28/22 Words underlined are additions, words stme'�g h are deletions. Packet Pg. 1983 17.E.8 WHEREAS, the Collier County Planning Commission (CCPQ on , considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element of the Growth Management Plan on and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small scale amendment to the Future Land Use Element in accordance with Section 163.3184, Florida Statutes. The amendment is attached hereto as Exhibit "A" and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after Board approval. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. [21 -CMP-01 109/1716978/1172 PL20210001104 — Mixed Use Activity Center-Amerisite 4/28/22 2 of 3 Words underlined are additions, words s*.�.,^v�sn are deletions. Packet Pg. 1984 17. E.8 PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2022. ATTEST: CRYSTAL K. KINZEL, CLERK Deputy Clerk Approved as to form and legality: W- L Heidi Ashton-Cicko, Managing Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA RE Attachment: Exhibit A — Proposed Text Amendment [21-CMP-01109/1716978/1172 PL20210001104 — Mixed Use Activity Center-Amerisite 4/28/22 William L. McDaniel, Jr., Chairman 3 of`3 Words underlined are additions, words struck through are deletions. Packet Pg. 1985 17.E.8 PL20210001104 EXHIBIT A FUTURE LAND USE ELEMENT FUTURE LAND USE ELEMENT DESCRIPTION SECTION [Page 26] TEXT BREAK *** *** �* ** *** Q a. I. URBAN DESIGNATION [Page 28] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** L C. Urban Commercial District [Page 62] *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** c) r 1. Mixed Use Activity Center Subdistrict a *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** o Master Planned Activity Centers [Page 65] N N *** *** *** *** *** *** *** TEXT BREAK *** *** *** *** *** *** N 2. The allowable land uses for a Master Planned Activity Center shall be the same as for other designated Activity Centers; however, a Master Planned Activity Center encompassing the majority of the property in two or more quadrants shall be afforded the flexibility to redistribute a part or all of the allocation from one quadrant to another, to the extent of the unified control. The maximum amount of commercial uses allowed at Activity Center # 3 (Immokalee Road and Collier Boulevard) is 40 acres per quadrant for a total of 160 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. Multi -family (apartment) uses shall also be permitted in the northeast quadrant within the Hammock Park MPUD and the Amerisite CB MPUD. The multi- family uses apA shall be limited to a total of up to 265 multi -family (apartment) dwelling units for the Hammock Park MPUD and 303 multi -family (apartment or owner-occuoied) dwellina units for the Amerisite CB MPUD. The addition of the 9.3 acres to the northeast quadrant of the Activity center shall not be Page 1 of 3 Words underlined are added; words Str, lGk through are deletions 04.28.22 mrm Packet Pg. 1986 PL20210001104 17.E.8 the basis for adjacent parcels to be rezoned to commercial pursuant the Office and Infill Commercial Subdistrict. With respect to the +/- 19 acres in the northeast quadrant of Activity Center #7, said acreage lying adjacent to the east of the Hammock Park MPUD, commercial development (exclusive of the allowed 1/4 mile support medical uses") shall be limited to a total of 185,000 square feet of the following uses: personal indoor self -storage facilities — this use shall occupy no greater than 50% of the total (185,000) building square feet; offices for various contractor/builder construction trade specialists inclusive of the offices of related professional disciplines and services that typically serve those construction businesses or otherwise assist in facilitating elements of a building and related infrastructure, including but not limited to architects, engineers, land surveyors and attorneys — these offices of related professional disciplines and services shall occupy no greater than 50% of the total (185,000) building square feet; warehouse space for various contractor/builder construction trades occupants; mortgage and land title companies; related businesses including but not limited to lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply stores — all as accessory uses only, accessory to offices for various contractor/builder construction trade specialists or accessory to warehouse space for various contractor/builder construction trades occupants; management associations of various types of buildings or provision of services to buildings/properties; and, fitness centers. With respect to the Amerisite CB MPUD, commercial development (shopping center) shall be limited to 70,000 sq. ft., self -storage (mini warehouse) will be limited to 85,000 sq. ft., and truck rental will be limited to 40 trucks. Page 2 of 3 Words underlined are added; words Str, lGk through are deletions 04.28.22 mrm Packet Pg. 1987 17.E.8 PL20210001104 EXHIBIT "A" Words underlined are added; words StF lGk through are deletions 04.28.22 mrm PETITION PL202100O1104 ACTIVITY CENTER47 RamE_warvE NaMMacx rawn(cR seal- c R tsl AMENIM SERIEMOER1q NO3 (ON_ Im ma ) WIMIDED - SEPMWM 13, M11 lab_N"_nll-z ) AMENUEO-OLTO3ER25, D11 {01d_ No2m11i0) AMENDIM-JNLY8. 014 (GE. No. 211I4-27) .-ENDEO-JVNE13.2017 f�.1m-2017- 1 LEGEND rcnMrr �Nlal muN©nxr RSF-3 ExsrlNcmwrvc 0 aEvaaaLn uNo usE IXLSiING BIOLOINGB A[2-0 SiRVCNRES ® A1dHiLV1E L&MPW 1695 iFALRES a a Page 3 of 3 Packet Pg. 1988 2a3 NOTICE OF PUBLIC HEARING . NOTICE'OF INTENT,TOI CONSIDER ORDINANCES Notice is hereby given that a public hearing will be held by the Collier County Board of County Commisslorers (BCC) at 9:00 A.M. +� ..on June28,2022, in the Board of County Commissioners Meeting Room,Third Floor, Collier Government Center, 3299 East Tamiami x' "Trall, Naples, FL, to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE URBAN COMMERCIAL DISTRICT, MIXED USE ACTIVITY CENTER SUBDISTRICT OF THE FUTURE LAND USE ELEMENT AHD ACT Min CENTER 07 MAP OF THE FUTURE LAND USE MAP SERIES TO ALLOW UP TO 3D3 MULTI -FAMILY APARTMENT OR OWNER -OCCUPIED DWELLING UNITS OF WHICH 68 UNITS WILL ra QUALIFY AS AFFORDABLE HOUSING IN THE AMERISITE CB MIXED -USE PLANNED UNIT DEVELOPMENT IN ADDITION TO UP TO 70M SQUARE FEET OF COMMERCIAL SHOPPING CENTER DEVELOPMENT AND UP TO 85,000 SQUARE FEET OF MINI - WAREHOUSE SELF -STORAGE; AND TRUCK LEASING AND GAS: STATION USES SHALL NOT BE ALLOWED; AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT. TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD, APPROXIMATELY 1000 FEET NORTH OF RATTLESNAKE HAMMOCK ROAD, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF t8.95* ACRES. [PL2021o001104] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDMIANCE NUMBER 200441, 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 THE GENERAL COMMERCIAL (C-4) ZONING DISTRICT TO A MIXED USE PLANNED UNIT DEVELOPMENT (MPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE AMERISITE CB MPUD, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 303 MULTIFAMILY DWELLING UNITS OF WHICH 68 UNITS WILL QUALIFY AS AFFORDABLE HOUSING; UP TO 70,000 SQUARE FEET OF COMMERCIAL SHOPPING CENTER USES AND UP TO 85,000 SQUARE FEET OF MINI -WAREHOUSE SELF -STORAGE g: USES; AND TRUCK LEASING AND GAS STATION USES SHALL NOT BE ALLOWED. THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD, APPROXIMATELY110DO FEET NORTH OF RATTLESNAKE HAMMOCK ROAD, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COt1NIY, FiARIDA, CONSISTING OF 18.952 ACRES; PROVIDING FOR REPEAL OF RESOLUTION NO.14-152. A CONDITIONAL USE FOR INDOOR SELF STORAGE AND ORDINANCE NO.14-2B, A REZONE TO GENERAL COMMERCIAL (C-4); AND BY PROVIDING ANlEE-QAAa<E.[Pl�ZQ210001t03] Hacienda Lakes: PKWY ym Project 60irt'l Rattlesnake Hagnmock RD — Copies of the proposed Ordinances are on file with the Clerk to the Board end 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 Rem to be addressed. Individual speakers will be limited to three (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 may be allotted ten (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 three (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 (7) 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 encourage public involvement, 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 through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/ our-county/visitors/calendar-of-events after the agenda is posted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. The County is not responsible for technical issues. For additional Information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercounty8.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. ff you are a person witha 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 Trall East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening w, devices for the hearing impaired are available in the Board of County Commissioners Office. r BOARD OF COUNTY COMMISSIONERS COLLIER COuMY, FLORK)A WIWAM L MCDANIEL, JR., CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: Ann Jenne]ahn Deputy Clerk (SEAL) ND-CCIOB95T9g-a1 2 a r- m tQ Z m N 0 C :t7 C Z m N 0 N N 0 a Packet Pg. 1989 County COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 Pre -Application Meeting Notes Petition Type: GMPA Date and Time: 06/02/2021 @ 9*00 AM Assigned Planner: _ Josephine Medina Engineering Manager (for PPL's and FP's): ProjNEWSROOM ect Information Project Name: Mixed Use Activity Center #7 PL #: PL20210001104 Property ID #: 418200007 Current Zoning: Project Address: _8552 Collier Blvd _City: State: Zip: Applicant• Agent Name: Paula Michael Phone: Agent/Firm Address: _950 Encore Way _City: Naples State: FL Zip: _34110 Property Owner: Amerisite LLC Please provide the following, if applicable: i. Total Acreage: 18.95 +/- ii. Proposed # of Residential Units: 304 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 7/24/2018 Page � 1 of 5 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net County Meeting Notes 2800 NORTH HORSESHOE DRIVE NA )LES, FLORIDA 34104 (239) 252-2400 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 htt s: www.colliergov.net/Home Show®ocument?id=75093. Comp Planning: PL20210001104 — Mixed Use Activity Center #7. The subject property (parcel Ws 418200007, 416800001, 417720009) is Urban Designation, Urban Mixed Use District, Urban Residential Fringe on the Future Land Use Map of the Growth Management Plan and locate within Mixed Use Activity Center #7. Proposed change to MUAC #7 to allow a greater density from the 1.5 DU/A to 16 DU/A (304 Multi -Family Dwelling Units) for condos or apartments. Other projects in the Urban Residential Fringe have requested higher density via GMPA by providing either "affordable" units, Essential Service Personnel units or TDR credits and should be taken into consideration as part of the requested change. The Urban Residential Fringe is intended as a transition from Urban to Agricultural/Rural Area identify how the proposed change is able to meet this intent. After discussion with Collier County legal department, it was determined that HB 487, which addresses possible legislation for larger small-scale GMPAs in the future, is currently unsigned by the Governor and therefore is not in effect. Please submit this project as a large-scale GMPA with all appropriate fees. My apologies for confusing the pre-app participants by bringing up this bill without it being signed into law. — Sue Faulkner, Principal Planner, Comprehensive Planning A market study will need to be provided Standard GMPA comments are attached Environmental: Address CCME policies Transportation Planning: See email attached 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 LOU dictates the regulations which all applications must satisfy. Any checklists provided of required data for an application may not fully outline what is needed. It is the applicant's responsibility to provide all required data. Updated 7/24/2018 Page � 2 of 5 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliercountvfl.gov County 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 Pre -Application Meeting Sign -In Sheet PL# 20210001103 ZuI1000J10V cC®flier C®�nty �®ntact Information: ll�ame Review ®iscipline Phone Emall ❑ Maggie Acevedo North Collier Fire 252-2309 macevedo@northcollierfire.com ❑ Steve Baluch Transportation Planning 252-2361 stephen.baluch@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 @colIiercountyfLgov ❑ Heidi Ashton Cicko Managing Asst. County Attorney 252-8773 heidi.ashton@colliercountyfl.gov ❑ Thomas Clarke Zoning Operations Coordinator 252-2584 thomas.clarke@colliercountyfl.gov ❑ Jamie Cook Prin. Environmental Specialist 252-6290 Jaime.cook@colliercountyfl.gov ❑ Jackie De la Osa North Collier Fire 252-2312 jdelaosa@northcollierfire.com ❑ Maggie DeMeo North Collier Fire 252-2308 pdemeo@northcollierfire.com ❑ Eric Fey, P.E. Utility Planning 252-1037 eric.fey@colliercountyfl.gov Tim Finn, AICP Zoning Principal Planner 252-4312 timothy.finn@colliercountyfl.gov Sue Faulkner Comprehensive Planning 252-5715 sue.faull<ner@colliercountyfl.gov ❑ Jeremy Frantz LDC Manager 252-2305 Jeremy.Frantz@colliercountyfl.gov ❑ Michael Gibbons Structural/Residential Plan Review 252-2426 michael.gibbons@colliercountyfl.gov ❑ Storm Gewirtz, P.E. Engineering Stormwater 252-2434 storm.gewirtz@colliercountyfl.gov Cormac Giblin, AICP Development Review -Planning Manager 252-5095 Cormac.giblin@colliercountyfl.gov ❑ Nancy Gundlach, AICP Zoning Principal Planner 252-2484 nancy.gundlach@colliercountyfl.gov ❑ Richard Henderlong Zoning Principal Planner 252-2464 rchard.henderlong@colIiercountyfl.gov ❑ John Houldsworth Engineering Subdivision 252-5757 john.houldsworth@colliercountyfl.gov ❑ Alicia Humphries Right -Of -Way Permitting 252-2326 alicia.humphries@colliercountyfl.gov ❑ Anita Jenkins Planning & Zoning Director 252-5095 Anita.jenl<ins@colliercountyfl.gov ❑ John Kelly Zoning Senior Planner 252-5719 john.kelly@colliercountyfl.gov ❑ Parker Klopf Zoning Senior Planner 252-2471 Parker.klopf@colliercountyfl.gov ❑ Troy Komarowski North Collier Fire 252-2521 tkomarowsl<i@northcollierfire.com ❑ Sean Lintz North Collier Fire 59T9227 slintz@northcollierfire.com ❑ Diane Lynch Operations Analyst 252-8243 diane.lynch@colliercountyfl.gov ❑ Thomas Mastroberto Greater Naples Fire 252-7348 thomas.mastroberto@colliercountyfl.gov Updated 1/12/2021 Page 1 4 of 5 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.coIIIercountVfl.goV County 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239) 252-2400 ❑ Jack McKenna, P.E. Engineering Services 252-2911 jack,mcl<enna@colliercountyfl.gov ❑ Matt McLean, P.E. Development Review Director 252-8279 matthew.mclean@colliercountyfl.gov ❑ Michele Mosca, AICP Capital Project Planning 252-2466 michele.mosca@colliercountyfl.gov ❑ Annis Moxam Addressing 252-5519 annis.moxam@colliercountyfl.gov Q Richard Orth Stormwater Planning 252-5092 richard.orth@colliercountyfl.gov ❑ Brandy Otero Transit 25M859 brandy.otero@colliercountyfl.gov Derek Perry Assistant County Attorney 252-8066 Derek.perry@col Ilercountyfl.gov ❑ Brandi Pollard Utility Impact fees 252-6237 brandi.pollard@colliercountyfl.gov ❑ Todd Riggall North Collier Fire 597-9227 _ triggall@northcollierfire.com Development Review ❑ Brett Rosenblum, P.E. Principal Project Manager 252-2905 brett.rose nblum@colIlercountyfLgov ❑ James Sabo, AICP Zoning Principal Planner 252-2708 james.sabo@colliergo.net Michael Sawyer Transportation Planning 252-2926 michael.sawyer@colliercountyfl.gov Corby Schmidt, AICP Comprehensive Planning 252-2944 corby.schmidt@colliercountyfl.gov ❑ Linda Simmons North Collier Fire 252-2311 Linda.Simmons@colliercountyfl.gov ❑ Peter Shawinsky Architectural Review 252-8523 peter.shawinsky@colliercountyfl.gov Mark Templeton Landscape Review 252-2475 marl<.templeton@colliercountyfl.gov ❑ Connie Thomas Client Services Supervisor 252-6369 Consuela.thomas@colliercountyfl.gov ❑ Jessica Velasco Client Services 252-2584 Jessica.velasco@colliercountyfl.gov ❑ Jon Walsh, P.E. Building Review 252-2962 Jonathan.walsh@colliercountyfl.gov ❑ Kirsten Wilkie Environmental Review Manager 252-5518 kirsten.wilkie@colliercountyfl.gov ❑ Christine Willoughby Development Review - Zoning 252-5748 christine.willoughby@colliercountyfl.gov ❑ Daniel Zunzunegui North Collier Fire 252-2310 Daniel.Zunzunegui@colliercountyfl.gov Additional Attendee Contact Information: Name Representing Phone �rnai9 GGaw Sk.+.,aa�,S /%10 Gir *1*1Ch kae, t t Gu•K7'" CrP��a� 'Te.5 77Cti Updated 1/12/2021 Page � 5 of 5 MedinaJosephine From: Sawyul ichael Sent: Wednesday, June 2, 2021 9:23 AM To: ThomasClarkeVEN; FinnTimothy; MedinaJosephine; FaulknerSue Subject: AmeriSite MPUD Pre App Notes Thomas, notes apply for both GMPA and PUD as applicable. Please check the TIS required box on the pre app checklist as well as methodology on the next page with a note that methodology will be by email to staff. Please also add the following notes: Transportation Planning: Methodology meeting by email required and provide note on TIS cover sheet that fee will be collected at time of PUD submittal. Address all transportation elements of the GMP. Provide both ITE and SIC use codes in the TIS. Provide trip limit based on TIS using standard language: "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." Also provide interconnection commitment to the north and south using standard language: "Vehicular and Pedestrian interconnection will be provided to the to allow access to all connection points with , consistent with the conceptual PUD Master Plan, The final location of the access point will be coordinated with the adjacent property owner and across -access easement will be provided at time of the first Site Development Plan or Plat. The connection and supporting infrastructure will be constructed to the property line by the developer or successors or assigns prior to the first Certificate of Occupancy. The interconnections shall remain open to the public." Thanks, iVlich�iel Principal Planner Growth Management Department Transportation Planning 2685 South Horseshoe Drive, Suite 103 Naples, Florida 34104 239-252-2926 michael.sawyer(i colliercountyfl.gov Under Plorida Law, email addresses are public records. If you do not want your email address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. GMP Amendment Pre -application Meeting Standard Comments The Comprehensive Planning Section schedules all GMP amendment pre -application meetings, which are mandatory, and coordinates the review of all amendment petitions received. Per the Fee Schedule adopted by Resolution 2019-96, the non-refundable pre -application meeting fee is $500.00; it is credited towards the petition fee — if the petition is submitted within nine months. The petition fee is $16,700.00 for a large-scale petition ($9,000.00 for a small-scale petition), which is non-refundable, plus a proportionate share of the legal advertising costs. For small-scale petitions, there are only two hearings — one each before the Collier County Planning Commission (CCPC) and Board of County Commissioners (BCC. For large-scale amendment petitions, a total of four public hearings are held - Transmittal hearing before CCPC and BCC, and Adoption hearing before CCPC and BCC. The estimated legal advertising costs will be provided to each petitioner and payment will be required prior to advertising for any hearings; any refund due the petitioner after hearings are held will be provided at that time. In addition to the petition fee and legal ad costs noted above, payment must also be made for a Traffic Impact Study Review Fee. This fee should be submitted directly to the Transportation Planning Section. Please see their website at: http://www.colliergov.net/Index.aspx?page=566 and/or contact that Section for more details. A small-scale amendment is limited to a parcel <10 acres in size and is limited to a map amendment only or map amendment with directly related text; further, the map amendment cannot result in a conflict between the map and text — there can be no internal inconsistency in the GMP. For the most part, there is no guidance/criteria/standards provided in the GMP itself by which to review amenaments for consistency; one exception is for significant impacts upon public facilities as provided for in Policy 1.1.2 of the CIE. However, Chapter 163, Florida Statutes, does provide guidance. Note particularly the requirement to provide appropriate data and analysis to demonstrate the amendment is needed. Generally, staff reviews for, and an applicant should adequately address in the submittal: • Appropriateness of uses/compatibility with surrounding area. • Impact upon surrounding properties —will it make them less developable under their present FLUM designation? Will it create a domino effect leading to future designation changes on the surrounding properties? • Need for the designation change — data and analysis, e.g. market demand study for commercial uses, to demonstrate the change is warranted, that more inventory of the requested uses is needed. Too often, the data only demonstrates the petition site is viable for the proposed uses ("build it & they will come") rather than demonstrate there is a need for a new or expanded GMP provision to provide for the proposed uses, and that the need is at the subject location. The data should be specific to the proposed land uses, proposed trade service area, persons per household in subject area, etc. as applicable. It is recognized there is more than one acceptable methodology, e.g. radial distance from site (ULI standards for neighborhood/community/regional commercial centers), drive time, etc. Regardless of methodology, the raw data needs to be submitted to allow staff to review it for completeness and accuracy (sometimes parcels are omitted, double counted, included when shouldn't be, etc.). Also, as with all submitted documents, maps of trade service area need to be legible and include adequate identification features, e.g. major roads, Section - Township -Range. • LOSS (level of service standards) impacts upon public facilities — roads, potable water, sanitary sewer, drainage, solid waste, parks & recreation facilities, etc. • Within the above is consideration of site -specific impacts, e.g. impact upon wetlands and listed species habitats on -site and nearby; and, traffic impacts (operational/safety) from the 1 traffic volume generated/attracted and/or the ingress/egress points - turning movements, median openings, traffic signals, etc. Included within this would be a comparison between impacts that would be expected under the existing zoning and/or FLUM designation vs. that which could be expected under the proposed amendment. • Consistency/conformity/harmony with other Goals, Objectives, Policies (GOPs) and provisions in the Element being amended and any other Element of the GMP relevant to the petition, as well as any other applicable regulations (e.g. Manatee Protection Plan, specific LDC provisions). • Furtherance of existing GOPs relevant to the petition. • Furtherance of any other plans or designations that is applicable or relevant to the petition (e.g. a redevelopment plan, Area of Critical State Concern, Rural Area of Critical Economic Concern). • Energy efficiency and conservation, as required in HB 697 (2008). Market Study Info for Commercial Requests It is the responsibility of every applicant to utilize and provide the best available data as a sound foundation on which to build their requested amendment. Collier County annually produces population estimates and projections. The County also prepares regular updates to its commercial inventory — and these are available to use in market studies. Generally, the actual need for a FLUM designation change is determined through data and analysis, e.g. market demand study for commercial uses, with results which demonstrate the change is warranted, and that additional inventory of the requested uses is needed. Too often, the data fails to reach the desired standard, merely demonstrating the subject site is viable for the proposed uses ("build it & they will come) rather than demonstrating there is an actual need for a new or expanded GMP provision to provide for the proposed uses, and that this need is best served at this location. Data and analysis should substantiate that benefits from the proposed project will be evident Countywide — or at least throughout the market area to be served, without detriment to other existing and planned developments — and not only to the property owner. The data should be specific to the proposed land uses, proposed trade, market or service area, persons per household in subject area, etc., as applicable. Market demand studies should develop scenarios to explain how the subject property will compete with other `like areas' in or near the market, service or trade, area. Market demand studies should also gauge the amount of vacant units/square footage/leasable area within the Planning Community/Communities involved, and of `like area' nodes in the market area, such as within each Mixed Use Activity Center (MUAC), each Estates Neighborhood Center, each Subdistrict, and so on — acknowledging the premise that vacancies and vacancy rates are valid indicators for determining need/demand/support. A commercial market study should contain a sufficient amount of information for a substantive review, including: 1. Identification and description of the project's trade/market area: • Trade/market area —radial, gravity, drive -time model or other method? o Radial: analyses are performed by selecting and evaluating demographics that fall within a pre- defined radial distance from the business location. 2 o Gravity: provides an approximation of business trade area by looking spatially at the distribution of all locations, including competitors, and evaluating each location's relative attractiveness. o Drive -time: analyses include digitized roadway systems (accounts for speed, lanes, barriers, etc.). Method is valid for convenience scenarios where patrons are expected to go to the closest or most logistically convenient location. • Trade/market area size varies depending upon the scale of the development. The boundary may not be spherical —adjusted on the basis of transportation network, geographic constraints, density, etc. 2. Guidelines for determining the Market Area (ULI) Center Type Leading Typical General Typical Minimum Market Size Tenant GLA Range in Minimum Support (Radius) GLA Site Area Required Neighborhood Supermarket 50,000 sq. 30,000 — 3 acres 2,500 — 1 Y2 miles or Drugstore ft. 100,000 sq. 40,000 ft. people Community Variety 150,000 sq. 100,000- 10 + acres 405000 — 3-5 miles Discount or ft. 450,000 sq. 150,000 Junior Dept. ft. people Store Regional One or more 400,000 sq. 300,000 — 30-50 acres 150,000 8 miles full -line ft. 1,00000 or more or more Dept. stores or more people of at least 100,000 sq. ft. of GLA 3. Trade/market data must include the following figures: (estimates and projections are needed for most categories) • Population • Number of dwelling units • Household income • Total trade area income • Sales per sq. ft. (method —divide total retail sales w/in county by # of sq. ft. of retail space) • Floor Area Ratios (building to land ratios — derive from inventory) • Retail expenditures (some studies break down figures by retail type, others by percentage from Census or other source) • Supportable square feet (divide projected retail expenditures by sales per sq. ft. then multiply supportable sq. ft. by vacancy rate [to obviously account for vacancies]) • Land use requirement (divide total supportable sq. ft. by 43,560 and then by FAR to determine acreage requirements) • Supply of commercial land uses • Compare supply to demand 3 4. Office demand is calculated on a per capita method (sq. ft./person) must factor in the vacancy percentage/rate. Too often the "Market Factors"/ "Population Factors" / "Commercial Analysis" portions of a Study appear to provide only some of these figures, but in the form of broad statements and drawn conclusions, with the lack of proper data and analysis evident. Of course, many applicants have chosen to provide more data and analysis, but the items shown above represent the minimum amount of information necessary to form a determination. It is important to carefully organize the amendment package; be sure all exhibits are consistently labeled, are in the proper order, and are correctly referenced on the pages of the application. For site -specific amendments, be sure to clearly identify the subject site, include North arrow and scale, and source. A petition narrative is usually helpful. For corporate ownership, it is not acceptable to only list the corporation name. In some instances, property is owned by a corporation that in turn is comprised of other corporations. It is necessary to provide a list of individuals as officers or stockholders of the corporation(s) for purposes of full disclosure. The objective of disclosure is to reveal the individuals with an interest in the property (including seeing if any staff or public officials are included). For a submitted petition, after the sufficiency review process is complete and the petition package is deemed sufficient, an electronic version of the entire submittal is needed, preferably in PDF format, preferably on a CD. This is because the County has instituted an electronic (paperless) agenda process for the Board of County Commissioners' hearings. For hard copies, the petition packages need to be submitted on 3-hole punch paper - and preferably two-sided copies - as the amendments are presented to hearing bodies in 3-ring binders. The Land Development Code (LDC) requires the petitioner of asite-specific GMP amendment to hold a Neighborhood Information Meeting (NIM) similar to that presently required for Rezone petitions; this would occur after a finding of sufficiency of the petition submittal but prior to the CCPC Transmittal hearing (or CCPC Adoption hearing in case of small-scale amendment). The .DC also requires the petitioner of a site -specific GMP amendment to post a notice(s) of the CCPC hearing on the property, for both Transmittal and Adoption hearings, and notify surrounding property owners within a specified distance by letter. Collier County Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 Phone: 239-252-2400 Fax: 239-252-2946 Website: httl2s•//www colliercouno.aov/your-government/divisions-ame/comprehensive-planninp, GMPA Pre-App Std Comments_11-19-19 G:ICDES Planning ServiceslComprehensivelCOMPPLANNING GMP DATAIComp Plan AmendmentslGMP Pre-App Standard Comments dw/ 0 AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL-20210001103 t� PL-Zo2�000�toa 1, PETER SULICK (print name), as applicable) of AMERISITE, LLC under oath, that I am the (choose one) ownerF7,7—j applican MGRM (title, If (company, If applicable), swear or affirm Ocontract purchasermand that. 1. I have full authority to secure the approvals) 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 Pala N.C. McMichael, Robert J. Where and Richard Yovanovich to act as our/my representative in any matters regarding this petition Including 1 through 2 above. *Notes: • If the applicant is a corporation, then it is usually executed by the corp, pros. or v. pres. • If the applicant is a Limited Liability Company (L.L.C.) or Limited Company (L.C.), then the documents should typically be signed by the Company's "Managing Member." • If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant is a limited partnership, then the general partner must sign and be identified as the "general partner" of the named partnership. • If the applicant is a trust, then they must include the trustee's name and the words "as trustee" • in each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. Under )enMies; of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts As ed i it a ignature Date PETER SULICK, MGRM, AMERISITE, LLC STATE OF FLORIDA COUNTY OF COLLIER Ictf The foregoing instrument was acknowleged before me by means of hysical day of t,� sit _,, 20 �l, by (printed name of owner or qualifier) ,_ Such person(s) Notary Public must check applicable box: _ : Are personally known to me Has produced a current drivers license Has produced as identification. Notary Signature: CP\08-COA-00115\155 REV 3/4/2020 oronline notarization this p ,�;�►ar �'�'''•. 57EPMANIE KAaOL �.. �;: Notary Public � State of Florida �" Commission M GG 965639 of 4 My Comm. Expires Mar 9, 2024 in Bonded through National Notary Assn, -u COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliereov.net 2800 NORTH HORSESHOE DRIVE NAPLES, FLORIDA 34104 (239} 252-2400 FAX: (239} 252-6358 This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership b, If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership c, If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership Created 9/28/2017 Page 1 of 3 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net r Qounty 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252=2400 FAX68 (239) 252-6358 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 Cl"d Address % of Ownership Amensite, LLC 1801 Gulfshore Boulevard North #803, Naples, FL 34102 Peter Sulick, MGRM (88%) Patricia Sulick Tuohy (6%), Peter Sulick III (6%) e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: f. Name and Address % of Ownership Date of Contract: If any contingency clause or contract terms involve additional parties, list all individuals or of" Date subject property acquired leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Created 9/28/2017 Page 2 of 3 COLLIER COUNTY GOVERNMENT GROWTH MANAGEMENT DEPARTMENT www.colliergov.net Date of option: 2800 NORTH HORSESHOE DRIVE MAPLES, FLORIDA 34104 (239) 252-2400 FAX: (239) 252-6358 Date option terminates: , or Anticipated closing. date: Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest -holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition's final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package, I understand that failure to include all necessary submittal information may result in the delay of processing this petition. The completed application, ail required submittal materials, and fees shall be submitted to: Growth Management Department ATTN0 Business Center 2800 North Horseshoe Drive Naples, FL 34104 Agent/Owner Signature Paula N. C. McMichael, AICP, Vice President Agent/Owner Name (please print) 7-12-2021 Date Created 9/28/2017 Page 3 of 3 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER PRE -APPLICATION CONFERENCE DATE DATE SUFFICIENT DATE RECEIVED. This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252- 2400. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant Peter Sulick Company Amerisite LLC Address 1801 Gulfshore Boulevard #803. City Naples State Florida Zip Code 34102 Phone Number N/A Fax Number N/A B. Name of Agent *Paula N. C. McMichael, AICP, VP &Robert J. Mulhere, FAICP, President � THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Hole Montes, Inc,. ' Address 950 Encore Way City Naples State Florida Zip Code 341 10 Phone Number 239-254-2000 Fax Number 239-254-2099 Name of Agent Richard Yovanovich, Esquire 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 239-435-1218 C. Name of Owner (s) of Record fee Exhibit "I.C" Warranty Deeds D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. i H:\2021\2021043\WP\GMPA\GMPA Application (7-12-2021).doc II. Norman J. TrebIlCOck, AICP, P.E., President Trebilcock Consulting Solutions, P.A. 1205 Piper Blvd., Suite 202, Naples, FL 34110 Telephone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Marco Espinar Collier Environmental Consultants, Inc. 3211 68th Street SW Naples, FL 34105 Telephone: 239-263-2687 Email: marcoe@prodiay.net Disclosure of Interest Information: See attached Disclosure of Interest Form A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporafiion, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Not Applicable Name and Address Date of Contract: Percentage of Ownership F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Not Applicable Name and Address G. Date subject property acquired (X) leased (}:6 13 O1 Term of lease yrs./mos. If, Petitioner has option to buy, indicate date of option: and date 2 H:\2021\2021043\WP\GMPA\GMPA Application (742-2021).doc option terminates: , or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION See Exhibit "I.C" Warranty Deeds :, C. E. G. H. GENERAL LOCATION The subject property is located on the east side of Collier Boulevard and north of Rattlesnake Hammock Road. PLANNING COMMUNITY Royal Fakapalm D. TAZ 359 SIZE IN ACRES 18.95± F. ZONING C-4 SURROUNDING LAND USE PATTERN See Exhibit "V.B.1 " Future Land Use Map_ FUTURE LAND USE MAP DESIGNATIONS) Urban Residential Fringe, MUCH #7 IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Traffic Circulation Sub -Element Aviation Sub -Element Sanitary Sewer Sub -Element Solid Waste Sub -Element Capital Improvement Element X Future Land Use Element Immokalee Master Plan Recreation/Open Space Mass Transit Sub -Element Potable Water Sub -Element NGWAR Sub -Element Drainage Sub -Element CCME Element Golden Gate Master Plan B. AMEND PAGE(Sj 59 OF THE Future Land Use Element - AS FOLLOWS: Use �#�r�ke-#fir-e�la--to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: See Exhibit "IV.B.1" GMP Text Amendment C. AMEND FUTURE LAND USE MAPS) DESIGNATION FROM N/A to D. AMEND OTHER MAP(Sj AND EXHIBITS AS FOLLOWS: (Name &Page #) N/A E. DESCRIBE ADDITIONAL CHANGES REQUESTED: iJ/A V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I"=400'. At least one copy reduced to 8-1 /2 x 11 shall be provided of all aerials and/or maps. A. LAND USE Exh. V.A.1 Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. Exh. V.A.2 Provide most recent aerial of site showing subject boundaries, source, and date. Exh. V.A.3 Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION 3 H:\2021\2021043\WP\GMPA\GMPA Application (7-12-2021).doc Exh. V.B.1 Provide map of existing Future Land Use Designations) of subject property Exh. V.B.2 and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL Exh, V.C.1 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. Exh, V.C.2 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 9J-119006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1) (a) (5), F.A.C.). IF so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-1 1.006(1)(a)7.a, F.A.C.) N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1) (c), F.S. ? (Reference 9J-1 1.006(1) (a)7.b, F.A.C.) N 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. Exh. V.D Does the proposed land use cause an increase in density and/or intensity Exh. V.D.I to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.)a If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-119007, F.A.C.) E. PUBLIC FACILITIES 1. Exh. V.E.1 Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: TIC Exh. V.E.1 Potable Water Sanitary Sewer Arterial & Collector Roads; Name specific road and LOS See Drainage Solid Waste Parks: Community and Regional H:\2021\2021043\WP\GMPA\GMPA Application (742-2021).doc 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 IOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exh. V.E.2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. Exh, V.E.1 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: Exh. V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM). N Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) Y Traffic Congestion Boundary, if applicable N Coastal Management Boundary, if applicable N High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION N $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) Y $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) Y Proof of ownership (copy of deed) Y Notarized letter of Authorization if Agent is not the Owner (See attached form) Y 1 Original and 5 complete, signed applications with all attachments including maps, at time of submittal, After sufficiency is completed, 25 copies of the complete application will be required. * If you have held apre-application meeting 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. 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. S H:\2021\2021043\WP\GMPAIGMPA Application (7-12-2021),doc AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL-2021t)Od1103 & PL-20210001104 i, PETER SULICK (print name), applicable) of AMERISITE, LLCG under oath, that I am the'(choose one) ownerr/ applil ag MGRM (tlti@, If (company, if applicable), swear or affirm ant=contract purchaser=and that: 1. I have full authority to secure the approvals) 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 Paula N.C. McMichael, Robert J. Where and Richard Yovanovich to act as our/my representative in any matters regarding this petition in 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 pen ies of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts t ed77 it ar° .A / ® —'Signature PETER SULICK, MGRM, AMERISITE, LLC STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was acknowleged before me by means of hysical ' day of � U_, 20 zl , by (printed name of owner or qualifier) _ Such person(s) Notary Public must check applicable box: Are personally known to me Has produced a current drivers license Has produced as identification. IV WiMl Notary Signature : CP\08-COA-001151155 REV 3/4/2020 ate D or, ®online notarization this i��i:t�ry Seal STEPHANl1» KAaOC rotary Public • State of Florida Commission M GG 965839 y Comm, Expires Mar 9, 2024 through National Notary Assn, EXHIBIT I.0 Return to: MIDWEST TITLE GUARANTEE COMPANY OF FLORIDA 3936 N. Tamiami Trail, Suite A Naples, FL 34103 (141)262-2163 34380411 Larry McMahon and 5553,575.00 S 15900 3875.20 WARRANTY DEED 2582661 OR; 2532 Noo 1365 two 1a tutinu I1Cm st ruin ems, n I1/lWell at 11,611M "tin 14 not CUU COIL 15357S,41 Be M ISO" IOCwell 3175621 tart; MIW11� t1711 lICt it made the ,�_ day of _, �0 0 o by ItMahon. husband and wife hereinafter called the grantor, to .:::- -.<:. mer wte, LLC hereinafter called the grantee, whose pas 3295 Ft. Charles Dri (Wherever used herein the terms "grantor" aii legal repr+eaentativea and assigns of individuals, address is: � FL 3A102 include all the parties to this instrument and the heirs, �ssors and assigns of corporations.) The South one-half (S 1/2) of the North one-half (N 1/2) of the`l+�d (SW l/4) of the Southwest one -quarter (SW 1/4) of Sectioa 14,'f being in Collier County, Florida, less the West 100 fat for right of it of the sum of $1 U.00 and other valuable nts, bargains, sells, assigns, remises, releases, Collier County, Florida, viz: (Folio (N 1/2) of the Southwest one -quarter South, Range 26 Bast, all lying and that the subject property is not the grantor's horteata�d property, with all the tenements, hereditaments and appurtena TO HAVE AND TO HOLD, the acme in fee simple forever. in fact the subject or in anywise AN'D the gtytntor hereby covenants with said grantee that the grantor is lt►wfully seized of said land in fee airnpie; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby folly wamr►b the tick W said land and will defend the aanu against the lawful claims of all persons whomsoever; gad dut said land is free of all encumbrances, except taxes accruing subsequent to December 31, 1994, and its, restrictions and reservations of record, and easements and restrictions common to the subdivision. OR; 2632 PG; 1366 IN WITNESS WHEREOF, the undersigned has signed and sealed these presents the day and year riot above written. sealed and delivered in BTATB OF COUN Y O The foregoing ins' t t.e: as acknowledged before me this �,�lay of �by Jean M. produced as identification. n My,s�t�mission Expires too '% :.. �„�,}fit .. "•� t+>1y} utrviSE tiiARfE GRAY No. 0 iGRStUciQna Sept. 25, OR: 2632 Me 1367 Deed Con't The North 1/2 of the North 1/2 of the Southwest 1/4 of the Southwest 1/4 of Section 14, Township 50 South, Range 26 East, CoUier County, Florida STATE of F � c;r• � .. COUNTY OFCol l i er The foregoing inatnumnt wan scicac Lary McMahan, who is persoaaUy identiticsti0n. Larry this �`I " `day of ho has produced RETURN TO rREPARM W intmnent prop" by James D. Vogel, Esq., MD?WWr TITLE GUARANTEE COMPANY OF FLORIDA, 3936 No. Tamiami Trail, Naples, FL 34103, (941)262-2163, in conjunction w of title insurance. THlB iN31raUMENT PtaEPAFiEO 8Y; pUAFeD1AN TRIE BERVlCE3 COF;f'ORATION 9randa A. Curran► 21620 PAODUCTIC+N CIRCLE, SUITE 1 BONRA SPRINGS, FLORlOA 3�135 c- -� • TH18 WARRANTY DEED Mads thb bth day of June, 2001 by Wayne D. 2811281 OR: 2842 PG: 02�9 ucouia is orrlciu ucoia: of couln cam, rc ��ti�tt��l �c a:tlw 111IWT �. uiocc, cwc cal Iillti.N uc ni I�.s� ooc-.» iu�.�� ��a; 6hW9I1M tITLi iityICii �0!! rIa a married man, �olned by Fatima Smith, his wife who« Post oMtcs s¢ds`�ia�,,��-' �5 � W �-1 �� h�araY4 after catlsd ih! tT���l� 4`t�� AmerttMte, LLC, An Ohi;t�d t.lablllty Company who« post otHca addross Is: � : ° ": ���. , hsreY►aRsr caked tf►a grant«: j `,.�"�' (wMnwr used haraM the tarnns "grartl (d '. a�i rspnaantatlws and assigns of indMiduak�:,ar�d �t WiTNE88ETH; That ih• grantor, for and in<a whMrtOf is hsnby acknowledged, hereby grants, ba that Oartth Mnd skuaN M Lee County, Fbrida: The North one-half (N 1/2) of the North of southwest one -quarter (8W 11a) of the Towntthip 60 8outh, Ranq• Z6 East, t.e Records of Collier County, Fbrida. TQQET}IER wkh ak the tanannants, haradkanr+u+ts and TO HAVE AND TO HOED, the same h fee :Mr+ple rorawr. tr►cluda all th• parties to this hstrumant and the hairs, Isgal and assigns of caporatbns) � of th• sum of s10.00 and other valuabN constdarations, receipt aksn=, rwntsea, nMaa«, conveys and confkms unto the grant«, ak ilZ) of the North one -halt (N 1/� of the tt one -quarter (SW 1 /4) of Seotlon 14, lit 140 feet for roadway, in the Public ANO tfltl gnrtta hanby oovananta wkh aak! grant« that the grantor k lawfuky as.. of has good right and lawful tuthorky to sak and convey sak! land; that the grantor ti, f da6and tM same against the lawful cMims of all parsons whomsoever; and that sakt� t00ruhp subsegt►ent to t�cember 31, 2000, restrbtbna, reservatbns and easements of i 1N WITNESS WHEREOF, the Bald grantor has signed and awlad theca preaanta the Signed, s«IM and dathrwad h our pnsanca: wia,...rt Brenda A. uurran Also PrYtt: .. Wkruas /2 Also Print: 0. Smith _� , or h anywise appartaintn0• id land in faa simple; That the grantor warrants the titM to said tend and wilt ra�'nf ail encumbrances, except taxes abaw written. :��, �— // o/ OR; 2842 PG; 0280 *** 8TATfc of FLOI�oA couNTY of 1.« EXECUTION OF the foregoing Instrument was acknowledged baler• me this _J�____ day of 2001 by Wayne D. Smfth, a married man, joined by Fatima Smith, his wife , who blare der � knc6fn to me or who has produced sufficient evidence of identiMcatbn (descrbed below) and who did not take an oath. OMoripelon of kienNnoatbn produced: _ �� f ► V a-*...� 1..�.c..t�—�`-- mow PUSUC Urtan %e% I+IMARY NAME '' r vu (Aflbc Notary Seal) CCAMAt8810N f0lP.•DATE NOlary NwalCoinn vion No.1Exp# di*,;N or printed LE N0: 111111211111"t ATCN,DOC FLORIDAWVJ Curran • THid WARRANTY DEED M.d. tints ah d.y of ,�,., �001 2811289 OR; 2842 PG; 0282 UCOIDID in o"IcIAL UCom of cows cow,tL 312111 at 11:21t1t 01I0 t. 110, CUCM 11Si!l.li Be M 15.01 "COM 1225410 ua: ca�W Tilu :11 IC31 cc" flCt of br Perry W. Ross, ss Truatee of the Florence 8. Roar Revocable Trust dated March 90, 19it end indhflduaW, and Kentoeth (is Ross whew pea offt�. t►d�«�'`��`� �333 N , S1��e,�=� tM ego, pr harsh attar cawaan .� {Nu, LLC,, ap, a Limibd Uability Company whoss post ofte address le : �'► /. `of�- % r r*c S 4Ja r d itanY+eaer oatled the pnn0es: s (whMM used herein the Mans 0grant6r'�40.+ pnntse' include all the parties to this instrument and the heirs, legal mpseentgons and assigns of Individuals, soStu ssors and assigns of corporations) In WITNEtiBETH: That the grantor, for and whand is hanby soknowMdOad, herby grants, h that owlish WW skum In Collar County, Ftoride: The South 112 of the South 1/2of the Nt Township !SO South, Range Zti Eset, Collier of the sum of $)10.00 and other valuable considerations, receipt li1�s, remises, rslsases, conveys and confirms unto the grantee, all TH18 IS VACANT PROPERTY AND IS NOT CONTIa0008 TO ANY HOMEB'fEAD OF THE ©R� TOGETHER wkh aH the tenertunts, hsredMamenit and appurtenances TO HAVE AND TO HOLD, the same In fee aknpls forever. v of the Southwest 1!4 of Section 14, EVER HAS BEEN, AND IS NOT or h anywise appertaInhp. AND the grantor hereby covenants with said grantee Thal the pranlar ls lswfuMy seized o1�?sa� has good right and lawful aulhorNy to sal and convey saki land; that the grantor hereby far defend the same against the lawful claims of al persons whomsoever and that saki Mnd iM lqm! ;r acoruing subsequent to December 31, MOO, restriclions, reservations and sessments of record.-.Y. wti iN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and im Perry In fee simpN; that the grantor s the tNls to acid land and wilt wrNtsn. except tsxea oR: 2842 Moo 0283 EXECUTION OF the foregoing instrument was acknowledged before me this day of ,•, •.f ata Cf , 2001 by Perry W. Ross, as Trustee of the Florence B. Ross Revocable Trust dated March 90r 1971 and Individually, and who is/are personally known to me or who has produced sufficient evidence of klantftation (described below) and who did not take im oath. DeaexiQtlon of identiHcetlon produced: NOTARY NAME COMMiSB10td NO. • '�. COAMAI89tON EXP. DATE . ` J Notary Name/Commission NoJExp. Date =-/P'4 .or =printed FILE NOS D93087H eMTCH.DOC "OFFIGIAI SEAT" JA 410E M. GASCOIGNE M tpISIEA6%2OMMIS ON XA 4/2002 Signed, sealed and delivered in ou • w • •Or4w • v EXECt1itON {� the torpohp httrument was of ta03S, who Man j3e1ponatly known to irle III" who did not take an oath. • 1:.'�1t{ • typed or printed T l� • mil •.•� ,J Mat before rm this 'rj!!t day of • fty, 2001 by KENNETH G. tct sufficlent ovkk ce of kkn0fication (described below) and ,:> M �gg�O1GNE J C NOiY` STATE OF illlNOiS S!_ EXPIRES 61 ?di 100&p ACTIVITY CENTER *7 RATPLP.BNAXE HAMMOCK ROAD Ma 8N - C.S. 9U .. I ewe Cow%& Roma jST PARCEL 1 15 B ' A ---------- -- RPUD THE LORD'S WAY 30 ACRE PUD NAPLES LAKES COUNTRY CAM I I I Sr PARCEL 13C i I 1 A 1 �=rPiRML, _ --------- I 1D LIMITS OF SUBJECT SITE — ILWU 1 j GOOD TURN CENTER 1 ST170� I PUD 1 I u NAHES LAKES COUNTRY CLUB �----- J MPUD CPUD MCMULLEN HAMMOCK PARK COMMERCE CENTRE tY pUBDY i PRFSTMCK DROVE tRAcr w RATTLESNAKE NAYYOCK ROAD TRACT RI C1l BB4 aw MPUD TRACT I HACIENDA LAKES sEwA� TRAM C PUD SEOUdA DRT c SIERRA MEAOOYB PLOD SOW rEADOWS COWER Rm CARER • w a 0 Low CREEK DR O g tS-i a c a TRACT -c PUD PLOD LELY EMSON 14.LAOE COLLIER REGIONAL MEDICAL CENTER LELY RESORT �SCALE '• ^p TRACT'D" � 0 2W F' . E 4oW FL PREPARED BY., GIS/CAO MAPPING SECTON GROWTH MANAGEMENT DEPARTMENT FILE AC7-2016.DWG DATE 1/2016 TRACT MEMENTARY SCHOOL MPUD TRACT OW PUD HACIENDA LAKES LELY CULTURAL PARKWAY TRACT Fl AMENDED — SEP7EMBER 10, 2003 (Ord. No. 2003-44) AMENDED — SEPTEMBER 13, 2011 (Ord. No. 2011-26) AMENDED — OCTOBER 25, 2011 (Ord. No. 2011-40) AMENDED — JULY 8, 2014 (Ord. No. 2014-27) AMENDED - JUNE 13, 2017 (Ord. No. 2017-22) LEGEND � ACTIYITYCENTERBOUNDARY RSF-0 EXISTING ZONING (NOTE: PROVIDED FOR INFORMATIONAL PURPOSES ONLY; THE OFFICIAL SOURCE OF ZONING INFORMATION IS THE ZONING ATLAS SET, WHICH IS PART OF THE COWER COUNTY LAND DEVELOPMENT CODE, ORDINANCE N0. 04-41, AS AMENDED.) DEVELOPED LAND USE A IVI E� I S I T E 950Encore Way Naples% FL, �:■ Pha1c (gas) zse-21ooD ac°of HOLEMONTES A w No.1772 MIXED USE ACTIVITY CENTER IF[`T` -E1 F: aT .r_,, .. . F ._ ;.� LET[. c r r -Tc A' MPUD" GODD TURN CENTER HAMMOCK PARK COMMERCE CENTRE ASW ]S 14 w r TRAR PH-1 S W TRACT C-1 RACT C. It St se SS Sit 5] y a 0. S so h sn a st ! 21 ?D T 60 50 RAC TTCH Z? U a2 W .0 Pa p 10 al ./ A t i 13 V '1 W 11 j 12 SUBJECT SITE =a TRACT L-1 Se 14 t 6d U dd 'a 19 W 10 60 p a1 1a U 31 1t 10 at 1e n RY'1.1.uU Hee�vtt NJ 71 C 40 ! /2 µ, i 73 N 30 1e Sl 14 M sa 0J sl[kftA TS MEAOO'NS Ta TRACT P-1 Te RPUD"',2' i PROJECT LOCATION MAP THE LORD'S WAY 90 A RE e L j NOT TO SCALE MPUD" McMULLEN - LIMITS OF SUBJECT SITE tip'to n Y r r s+ds to 1At I t: t F e w uen.uw.naviro�cwJ •" on M f SDOA Y EA00'NS a toti PROJECT LOCATION MAP NOT TO SCALE 4 - LIMITS OF SUBJECT SITE AERIAL GENERATED 12/06/2019 D 40D 800 SCALE IN FEET 4� r w TRACT PR ---W TRACT C-2 RACT C. ac ST 58 55 54 51 = 1 2 ] 4 LL a G a 5a a s N C Sn 5 21 G0 i1 S7 TRACT C11 TO j 7 61 50 u e 6T a9 t..1 9 W a3 da 21 0O 10 A' 25 U t, SUBJECT SITE d " 27 Q 13 TRACT L-1 28 N 14 C 60 U 43 39 15 30 an 0 42 16 70 U 41 31 T K 71 p 40 32 is 72 I 5 In 38 37 38 35 3r n 74 TRACT P1 o 75 ' RPUD' I THE LORD'S WAY 30 ACRE 3 W 2 f :3 a f+ 0 U C=4 ,a. 1 m z fr w c03 Cu ,n MPUD" fi00D TURN CENTER G CPUDa''li'mon MPUD13 HAMMOCK PARK COMMERCE CENTRE McMULLEN ASW 23 LJ � 06,3 i PROPERTY EXIST LAND USE ZONING — LIMITS OF SUBJECT SITE V 1 URBAN DESIGNATION S To URBAN RESIDENTIAL SUBDISTRICT RD F RADIO RD ORESIDENTIAL DENSITY BANDS COLLIER BLVD. COMMUNITY FACILITY SUBDISTRICT COMMERCIAL DISTRICT ■MIXED USE ACTIVITY CENTER SUB DISTRICT NATURAL RESOURCE PROTECTION AREA (NRPA) OVERLAY AGRICULTURAL / RURAL DESIGNATION ❑ INDUSTRIAL DISTRICT ❑ SENDING LANDS URBAN COASTAL FRINGE SUBDISTRICT URBAN RESIDENTIAL FRINGE SUBDISTRICT ESTATES DESIGNATION OVERLAYS AND SPECIAL FEATURES N ❑ NORTH BELLE MEADE OVERLAY tat b AMER M lET1ER RE CNs DAM 3LVD T Q ' z m � a Q m m �o� Q z am1 I 0 � o z U Q V) cl)I ;Al RATTLESNAKE HAMMOCK RD ;D 0 m J J U SUBJECT SITE ) 0 700 3400 SCALE IN FEET - LIMITS OF SUBJECT SITE . i L - m m w J O —; ,ate �Q a 4sa. � i Id d RATTLE SNAKE HAMMOCK DR COLLIER COUNTY PUBLIC SCHOOLS TRANSPORTATION COLLIER COUNTYIt a SHERIFFS OFFICE •---1 PHYSICIANS REGIONAL ... - r -DISTRICT 3 - COLLIER BLVD. W N�GN� PveO i 4i PUBLIC SERVICE FACILITIES NOTES 1. POLICE PROTECTION IS PROVIDED BY COLLIER COUNTY SHERIFF'S OFFICE. 2. FIRE PROTECTION IS PROVIDED BY GREATER NAPLES FIRE RESCUE DISTRICT. 3. THERE ARE NO WELL FIELDS WITHIN OR IN CLOSE PROXIMITY TO THE SUBJECT PROPERTY. 4. THE SUBJECT PROPERTY IS NOT LOCATED WITHIN THE COUNTY'S COASTAL HIGH HAZARD AREA. PUBLIC SERVICE FACILITIES LEGEND ® -SCHOOL • -HOSPITAL -SHERIFF! FIRE DEPARTMENT/EMS - LIMITS OF SUBJECT SITE n V , r AUL'eL r` lee el ter^ ��Lc� EXHIBIT ENVIRONMENTAL DATA REPORT AMERISITE REVISED OCTOBER 28, 2021 COLLIER ENVIRONMENTAL CONSULTANTS, INC. 3211 68TH STREET SW NAPLES, FL 34105 239-263-2687 Purpose As per requirements in LDC Sections 3.0$.00 and questions in the CU Checklist Preparation Of Environmental Data Preparation of Environmental Data, Environmental Data Submittal Requirement idual with academic credentials and experience in the shall be prepared by an indiv 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"' 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 / SFVYMD Jurisdictional wetlands according to the Florida Land Use Cover and Forms Classification System FLUCFCS Amersite, LLC. consists of approximately 18.95 acres and is located in Section 14, Township 50, Range 26, Collier County. The proposed office park is located on the east side of County Road 951 (Collier Blvd.) and north of the intersection with Rattlesnake Hammock Road. The parcel is bordered by Collier Blvd (CR 951) to the west and an FPL easement to the east. Along County Road 951 there is a drainage canal that parallels the road. This parcel is located in the urban area and surrounding areas are currently under development. This parcel does have some history. This site was partially cleared and once operated as a nursery. An examination of the Collier County Property Appraisers records, show a progression of activity. The following permit numbers were associated with this parcel 84-2514, 84-9629 86-3757. These permits were for structures. During the expansion of Collier Blvd. (CR 951) the county utilized this parcel as a staging area. The nursery was gone, and the county utilized the parcel during the road expansion project. This included the temporary placement of fill and equipment. The site consists of approximately 18.96 acres. The site also has some easements. A 170' transmission line runs along the eastern property boundary and a 15' transmission line runs east west. In total the site has approximately 3.9 acres in easements. These include a 2.75 acre FPL easement, 1.05 acres for utilities and .10 acres for a shared driveway. A USACOE permit was issued for a county utility line (SAJ-2005-6149 (IP-TWM). Collier County Utilities has mitigated for 1.03 acres of impacts. This applicant obtained a South Florida Water Management Distx7ct Permit 11-02748-P and a US Army Corp of Engineer permit SAJ-2005-6488 (IP-MBH). This permit allowed for the filling of 8.97 acres of low -quality hydric pine. Both permits called for the purchase of 4.84 of Forested Wetland Credits to off set the wetland impacts at Panther Island Mitigation Bank. These credits were purchased and have been deducted from the official agency mitigation ledger for Panther Island Mitigation Bank. During this process all environmental issues were satisfied. 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. The neighboring property to the south has a new bald eagle nest. This nest C0060 is located on the neighboring properties southern boundary. The 330 foot and the 660-foot buffer areas are identified. A section of the 660-foot buffer overlaps onto this property. On the Master Plan the 660400t buffer line was identified. Construction activities within this area needs to follow the US Fish and Wildlife Service's National Bald Eagle Management Guidelines. Certain activities may require authorization through the Service. Clearing, external construction and landscaping within the 660 feet should be done outside breeding season. All infrastructure development, exterior building construction, and other referenced activities within 660 feet of the nest tree should, as a general rule, be completed during the non -nesting season. Infiastructure construction includes all land and lot clearing; fill work; construction of roads, drainage, sewer and storm water facilities; and installation of water, electricity and other utilities. However, it often is not possible to complete these above -referenced activities and other human related actions during the non -nesting season. The guidelines are applicable to those circumstances where those activities must be conducted during nesting season from 330-660 feet of the nest tree. Breeding Season is from October 1 —May 15�11. Wildlife Listed Species Study (LDC 10.02.3.A.2.m) This parcel has along -documented history. This firm conducted a listed species study, on April 2005 and June 2006. Then in again in March 2016. The site historically offered very little as suitable habitat for vertebrates. No listed species or signs thereof were identified on the property during those studies. This project was previously reviewed by all regulatory agencies. During the ERP permit obtained from SFV'VMD and the US Army Corp of Engineers was environmentally reviewed. An updated examination of the subject parcel was conducted in June 2021. The site is extremely limited. The only native habitat is that of the 0.40 acre preserve. To the south is a new Bald eagle nest on the neighboring property. ii) Provide Listed Plants identified in LDC Section 3.04.03 See Attached Vegetation List / FLUCCS Code Map iiui) Wildlife Management Plans in accordance with LDC Section 3.04.00 See Attached Listed Species Study, A Black. bear management plan 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 TvIaps / Aerials (LDC 10.02.3.A.2.m) Aerials and location maps have been provided. Amersite, LLC. consists of approximately 18.95 acres and is located in Section 14, Township 50, Range 26, Collier County. The proposed office park is located on the east side of County Road 951 (Collier Blvd.) and north of the intersection with Rattlesnake Hammock Road. The parcel is bordered by Collier Blvd (CR 951) to the west and an FPL easement to the east. Along County Road 951 there is a drainage canal that parallels the road. This parcel is located in the urban area and the surrounding areas are currently developing. See Attached Location Maps, Vegetation Maps / FLUCCS Maps Native Vegetation Calculation (LDC3.05.07.A.) 3.05.07 Preservation Standards This site has previously obtained numerus developments orders. A 0.40-acre preserve was set aside. As such the site currently has a 0.40 acre preserve. 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. , 1n _ �i� :� .f of , •q , i aim" r � CI qSS/Fit CSC i f . SA IF I It II IF .aHAWTHORNE ,R > GRA D LELY DR IF It Y rpr - W •,4,' C� IF xr 1-r P4 l 7-1 NEWMAN DRww - :. °IN ri i "IF ryIF It I IF Fps -F .'."! IF yf z S raiC e4 7c. CAYMAN OR NS RD,,,.Q Orr Z C.nwrw Fix meal L. 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III or It FIT*, { tort- F of For Fer �t f tea > IF +. t t Ff �.: }R iILL k IF - a For tj _ �.` � i' its i '� i _ .. _ %.to _ - i - _ .. - Fort fps OF a It wo, V� c. j( 4 n-. . .Y 2�-. ` i ' -.• o. - - - - rfto. - 0 a I V a >_ u C cr O W h m he w � o N " Q Z ago O IV umn LAND USE_SUN(MARY Description Acreage Percent Mixcd Use (Tract _. MU) 18.60 97.9% Preserve ffras.21 0,40 2.1% Total; 19 100% _ 4wA7NE VEGETATIpN ANO OPEN SPACE Existing Native Vegetation 0.40 Acres mum On -Site Native Vegetation Preservation Requirements Ores mum Open Space Requirement (Mixed UL 19 x 30°6 5.69 Acres NOTES: 1. PRESERVE REQUIREMENT MAY BE FULFILLED OFF -SITE. ZC?NING: A pl ! 1 11 i I i 1236.88' (M) Ilil j 1— — — �20_WIDE UTILITY EASEMENT—020WIDE UTILITY EASEMENT—' ----- II 10' WIDE TYPE "A" LANDSCAPE BUFFER ilia I 1 1 100q HENDERSON i I 10' WIDE TYPE "A" LANDSCAPE BUFFER ---► fl i CREEK CANAL 1 v TRACT ItPt I (I RIGHT-OF-WAY I PRESERVE j I 1 POTENTIAL DEVELOPMENT AREA Ili � , --- ram;--�—_--__------------------------ ----____._---'-----------------------------____—_ 1 F.P.L. EASEMENTILI I 2O' WIDE TYPE "D" LANDSCAPE BUFFER Ilil I i TIVERCONNECTION TRACT "MU" MIXEDUSEHWAY I PATHWAY INTERCONNECTION I ! ( 1 I LANDSCAPE BUFFER TO BE DETERMINED I 1 — AT TIME OF SDP (• 1237.49' (M) �POTENTIAL INTERCONNECrION Zoning: Good Turn Center - MOO ar" i T'»•` i��it � i5r�i�i� 950 Encora Way Naples, FL. 3d110 Phcme:(239}254.2000 Fbrfda Ccn�cate cf AutFOrizalion No.1772 AMERISITE C8 MPUD MASTER PLAN EXHIBIT C 15' UTI EASEM F.P.L. E RIGHT Q z wamnashv>,or uvroxora canmurnau Vt!.[YSSIGk[O4UpN, rmrzcsna: 2021.043 :ntnrm.� 1 or 1 nL" `:.: t __ ! I i t_, 1p,vp a la *-0aim ... - so man mm pow p ?. L I s I Ate, p`- . f.--< L- I -RAT- fi!-�Avp CAR T jr INC A r i it VrCl of AT At AI AIR r' LAL l €ice d J, •t. 1 ct ` J :. .- - - It 1 .. .. -.: ' -- : L.� it .gyp,, Z,jn.'�- Off. A .A VIA, -." . - .-. f Ito - LI III' - .. - - ~ iL . _ - IV A it A of - - ZEd 1a .. - Aft A. A AI d• y124. M17"tt - - - -• - ": .a L- .p - -Aft- .r- ti'r _ _ - J `�A4 -d�� 1 Ark t T _ ' kqw.s f K f i� ~; LAI.;rev:I Aft' ��r?%AIM A, ,�i :tiI Ad _ .a To s.: s c t -E' 44c,.a + .:T+ir.. A CA `r Jn _:�•- -ta .f. r-w=—rneyqM-. —�.- j'a t - •�. = �'------ - _ �a i ALIa: yaT •� 5 It Ic AT ALI TAT r't IS p r - -y- - .- - - �. .. A If IA I IV - : _ _ r t I I, - 4' , ACT LAI A IF A. PI .;. IT iOA, Or VI w Add. do _ _ _ I VIA __ - th or I -I AI 0 Ad r t - A door L.Red t "{Ad — VAR— FLU COD FLUCCS CODE Common Name 411 Slash pine Ii►�ii, GLTA7 (Description} Scientific Name Indictor Status Dominance/Stratum This area is a sma110.40 acre preserve. This area is dominated with Slash Pines and a palmetto understory. Exotics such as ear leaf acacia and downy rose myrtle are prominent. Slash pine Cabbage palm palmetto Brazilian pepper Laurel oak Guineagrass Ear leaf acacia Downy rose myrtle wiregrass Grape vine Virginia creeper Cat -briar Caesar weed 740 Disturbed Pinus elliotti FACW Cp,O Sabal palmetto FAC M,O Serona repens FACU G,O Schinus terebinthifolius Exotic M,C Quercus virginicus FACU Cp,O Panicum maximum FAC- G,O Acacia auriculiformis Exotic M,C Rhodomyrtus tomentosa Exotic KC Aristida stricta FAC- G,O Vitis rotundifolia FAC GO Ampelopsis quinquefolia FAC G.O Smilax spp. FAC G,C Urena lobuta FACU GP This area has been legally cleared. The site is now vegetated with secondary and pioneer plant species. Sandspur Beggers ticks Chocolate weed Guineagrass Foxtail Broom sedge Whitehead broom flat sedge yellow nut sedge flat sedge Tasselflower Finger grass crabgrass bluehearts Dog fennel pineland heliotrope Cenchrus echinatus FAC G,C Bidens alba FACW G.O �lfelochia corchorifolia FAC G,C Panicum maximum FAC- G,O Setar ia geniculata FAC G,O Andropogon virginicus FAC- G,C Spermacoce verticillata FAC G,C Cyperus ligularis FACW GP Cyperus esculentus FAC G,O Cyperus difformis OBL G,O Emilia, fosbergii UPL G,O Eustachys petraea FAC G,O Digitaria cilaris FAC GP Buchnera Americana FAC G,C Eupatorium capillifolium FACW G,C Heliotropium polyphyllum FAC G,O ABK%Xj IONS — Canopy (up), Midstory (M), Ground Cover (G) Dominant (D), Common (C), Occasional (0) INDICATOR STATUS - Obligate (OBL), Facultative wet plants (FAU W), Facultative plants (FAC), Upland (UPL) .M'I.--� Y. �i(. .- •.. . ••.d �{. ....L... _.Y6�iG6i�L 1�'.. , . ..esS,:. •. . _ ry •1 41 ij 950 Encnro Way Naples, f'L. 04110 Phane: �239)254-200C Florida Carcificat� of h,.thovadon Nc. 1712 PROJECT SITE: 19.00t ACRES* 411 ACREAGE = 0.40 740 ACREAGE = 18.60 PROPE "AREA TAKEN FROM COLLIER COUNTY RTY APPRAISER Alv1ERISITE CB NiPUD FLUCCS tl•1AP EXHIBIT 0 u;uon•vvi..mm� un.u,...n� .m..+. uu n n.<rcn Or x x x H H H H . H x coLLIER REv�sED 2 3 a 5 -7 .8 3.0 1l l4 l5 I6 l7 Z8 .2a 21 22 23 2S 27 28 29 3l 32 33 34 35 36 37 38 39 H _ ap . ._ ..... - �.. � 42 H 43 - • �_ 45 H 48 •� H 50 ..::� H 5l H - 52 _ H 53 - -. K S d. • H � � •56 •�o�oNTY ��90 x_ • �� . r, , , HOLOPAW FS, LIMESTp� SDBSTRA.2'UM �'f A.LABAR. FS _ •. CHOBEE, LIMESTONE SUBS��Az`DM ,�� DANIA MUCKS ��EPREsszoNAL RIVIER-A; • LIMES'©NE SIIBSTRA2`UM-CC}PELAI�D FS - IMMOKALEE Fs Mi'AKRA FS . aj DS�R FS, I,IMESTC7NE SUBSZ'R,ATUM . �:GAIVDALE FS . PI.�-EDA FS, i,SMESI'ONE SUBSTRA�'i�M POMELLO FS - oLDs�AR. Fs • BASINGER Fs -RIVIERA FS, LIMESTONE SIIBSTRATLTM FT . DRUM AND •NI���ABA�;:-I3iGH-; FS BOCA FS � - � - . CHOBEE, MINDER .AND G.ATOR - SOILS, DEPRESS IO�fAL HOLOP.AW � OKEEi�.A SOILS DEPRESSIONAL BOCA, • RIV=ERA, ZIMESTOltiE SUBSTRA,,� AND COPELA[�D FS DEPRESSIpNAL HOLOPATn7 FS PINEDA AND RIVIERA. FS wAB.xsso Fs . HILOLO LIMESTONE SUBSTRAI`UM, �'ITER AND MAR.GA`?'E � SOILS URBA�1' I:AND URBAN ��ND xOLOPAW BAS INGER COMPLEX U:R.BAi�i• LA:IVD IMMOI�ALEE OLDSNiAR LIMESTONE SUBSTRA7'iTM COMPLEX UPB,AN IGA�`!� AQUEItTTS COMPLEX ORGANIC SUBSZ'RA.I'UM UDORZ�iENfiS SHAPED TUscAWILLA Ps �� I`�D MATLAC'HA LIMESTO� SUBSTRAT'i7I++I BocA caMPLEx s.�TELLITE �s DUBBIN AND iriR1LFERT MUCKS URBA1t� LAND sA`I`ELLZTE COMPLEX _ C�NAVERAL BEACHES ASSOCIAfiIO.N � - WINDER, RIi7iE�,! �TMESTONE SUBSTRA.�'U�= •2?�ND CHOBEE St)iLS DEPRESSIOi�iAL PAOLA. FS i 3- 8 percent slopes } �-'��TSUCCt3 SO=L (maxZ prairie j uAr.L,�`.OALE AND BOLA FS {sl©ugh) `' �OCH(�PEE FSL, PRAIRIE {marl) - . t�CHOPEE F�L i{ESSC?N' MUCK FREQZiENTL'Y FLEJODED ESTERQ AN3� PECKIS�3 SOIi,S �'REQUE7l�TLY_ k�'LOODED JUPITER.BOLA COMPLEX B.AEINGER FS, �cIflLY =FLOODED . It i a - ..,IF did, Id ' �. ,tom f - •. — a I� Adl pd Z'A do .��4T did j - [ - - -f pp Id C y lk ad -t - dd do I 41, Id - rrr C A 1p 4do It did, ale.•+.ax3A/ �' _ _ t'd_ ,,• y i " F. _.Id. -i-I I I + t _ - t I1 yf'',a f b did, ... It dI rd rn ^ [ ar ` - 41 fId wt did. ;a a ' .. At It 44 i •y sat.[ }- wn Collier Coun Well Field Protection Zones 2010 Held Protection Zones W - 1 Zone = 1 Year Travel Time Isocontour C� W - 2 Zone = 2 Year Travel Time Isocontour �— —� W - 3 Zone = 5 Year Travel Time Isocontour W - 4 Zone = 20 Year Travel Time Isocontour ' ' I 1 Miles 0 2 4 8 i Lee County Orangetree Wall Field �_ 1� Lee County Collier County Utilities - toot"o - / �., l l i Golden Gate \- - ,' Well Fieldto Loot 410 - _- ' ! ! , coo 4 oval I t4oF rat 31 I 1 L I 1 --aft 1,0Z ,ov,,ovoo too \ ravavoo l �. _. _ toot tor IYawtvat" toot, tow rev I x_. 1 ° _ _` we`d" aaaaaL Naples��i_i_` —! �` `` r If i i; } , ! to Coastal / .1ry g i �! h 1� _ i!1 Ride k — Itoo' t000va"o' Well Field " € ( J K� 1.. - f --` I fr _vot _ t tt,. --A lava,4-—�-�t pa •� Aw to l Iowsomapt,._.^= j� ..`1 Jam[ i elt._.�� Ialvak"Gaft�P lit ! � Collier County Utilities l.... '-L !' !"�`'� - -Golden Gate ( rii �. , I Well Field I[ ' I ;� -! 4. \• ! l"i t { _ Florida Governmental {(.�.., f -' ter fl _ii ^' \UtillilyAuthority 1 _ . - Golden Gate City %` ! "� Weil Field avowsP t owwn to P Jot do r Jr too vamomm aoo aoo 6 7-1 '._y. �, r I y- a. w Ed motto S t. Co er Coitntlj . _! CISIGD Mapp6q Srcfiw, ti,.. ` 1..- M ola Aeerer4nMw D 1, ae for ded I ns.- Ih A mm ma Indud Mend un oarwed dam - 'I Sa+O"Ud PacGIr rleA=rb.sdcrs.sn-,Giql.irCnw:/Ro Gmwh4ain'%7drfnwf mpinRy�J(ipplfnavn — r- r - I .. �' .. I �- 1 - !+_ 1 - cook lowo !.Robot ittlfllt Immokalee Well Field 1 Ave weu City of Naplea East Golden Gate Well Field -or i'anow -- Ow,o_--_ �_ I j, 4 (i0i va [ Everglades City 1 Well Field Port of the Islands Well Field EXHIBIT LISTED SPECIES REPORT REVISED OCTOBER 28, 2021 COLLIER ENVIRONMENTAL CONSULTANTS, INC. 3211 68TH STREET SW NAPLES, FL 34105 239-263-2687 INTRODUCTION: This report is an account of a Listed wildlife and plants species survey recently performed on an 18.95 acre tract called Amersite. 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 future development actions on the site. This survey and report are based on fieldwork performed during June 2021. DESCRIPTION: Amersite, LLC. consists of approximately 15.95 acres and is located in Section 14, Township 50, Range 26, Collier County. The proposed office park is located on the east side of County Road 951 (Collier Blvd.) and north of the intersection with Rattlesnake Hammock Road. The parcel is bordered by Collier Blvd (CR 951) to the west and an FPL easement to the east. Along County Road 951 there is a drainage canal that parallels the road. This parcel is located in the urban area and surrounding areas are currently under development. See Exhibit # 1 -Location Map This parcel does have some history. This site was partially cleared and once operated as a nursery. An examination of the Collier County Property Appraisers records, show a progression of activity. The following permit numbers were associated with this parcel 84-2514, 84-962, 86-3757. These permits were for structures. During the expansion of Collier Blvd. (CR 951) the county utilized this parcel as a staging area. The nursery was gone, and the county utilized the parcel during the road expansion project. This included the temporary placement of fill and equipment. The site consists of approximately 18.96 acres. The site also has some easements. A 170' transmission line runs along the eastern property boundary and a 15' transmission line runs east west. In total the site has approximately 3.9 acres in easements. These include a 2.75 acre FPL easement, 1.05 acres for utilities and .10 acres for a shared driveway. A USACOE permit was issued for a county utility line (SAJ-2005-6149 (IP-TWM). Collier County Utilities has mitigated for 1.03 acres of impacts. This applicant obtained a South Florida Water Management District Permit 11-02748-P and a US Army Corp of Engineer permit SAJ-2005-6488 (IP-MBH). This permit allowed for the filling of 8.97 acres of low -quality hydric pine. Both permits called for the purchase of 4.84 of Forested Wetland Credits to off set the wetland impacts at Panther Island Mitigation Bank. These credits were purchased and have been deducted from the official agency mitigation ledger for Panther Island Mitigation Bank. During this process a11 environmental issues were satisfied. The following is now the acreage figures breakdown. 740- Disturbed Cleared 411- Slash pine 18.60 acres 0.40 acre Preserve The entire site provides very poor quality habitat for vertebrates. The entire site is void of native vegetation / habitat. The open field consists of secondary, pioneer plant species. The area consist of broom sedge, The preserve area consists primarily of Slash pine, ear leaf acacia and palmetto. There are some exotics present such as ear leaf acacia, Melaleuca, Downy rose myrtle and Brazilian pepper. 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 June 2021. Established transects were oriented north - south and east - west and superimposed on an aerial map of the site. These transects were ground - located and walked by compass bearing. Early morning (0730 - 1000), mid -day (1100 - 1500) and late -day (1500.1800) time periods were chosen to survey these transects. This survey was conducted daily for a minimum of five days. All possible species of plants and animals listed by state and federal agencies were noted. June 9 -11, 2021 Clear,High 801s The open cleared areas were traversed. Primary attention was in the small preserve on site and perimeter properties. Listed Flora None seen. Refer to Exhibit # 2 Listed Fauna - Cumulative Plant List A description of the wildlife found onsite is provided below. Refer to Exhibit # 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: Gopher Tortoise No Active Burrows were found. Big Cypress Fox Squirrels The a1•ea 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. 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. A nuisance Bear exhibit has been attached. The Florida bonneted bat is the largest species of bat in Florida. Previously known as the Florida {'tw agner'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 wifih potential cavities was conducted. Trees were examined for any cavities and/or snags. The current density of the midstory plants would impede flight patterns. No individuals and/or guano were found. This project is not anticipated to negatively impact the species. Red Cockaded Woodpeckers Red -Cockaded woodpeckers {RCW) are known to inhabit some upland po1•tions in Collier County. This site does not have any vast Pine Flatwoods conducive as prime Red - Cockaded woodpecker habitat. However, this site does have some Slash pines. All mature Slash pines were checked. 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. Bald Eagle There is a nest immediately to the south. This nest is on the neighboring parcel called Good Turn Center. Collier County nest # C0060. A segment of this parcel falls in the bald eagle nest secondary 660400t buffer zone. An exhibit has been attached showing the nest location and Primary and Secondary zones. Florida Panther Several individuals have been identified several miles to the east of the project site. No individuals have been documented utilizing this project site or identified during this survey. This species also has a large home range and is known to inhabit Golden Gate Estates and surrounding areas. This project is located within the mandatory Panther consultation zone for U.S. Fish and Wildlife Service (Primary Zone). During the permitting process, 4.84 credits were purchased from Panther Island Mitigation Bank with the appropriate PHU's to offset the impacts. CONCLUSION: This parcel has along -documented history. This firm conducted a listed species siudy, on April 2005 and June 2006. Then again on March 2016. The site historically was very Limited as suitable habitat to vertebrates. The exotics predominately melaleuca, ear leaf acacia and Brazilian pepper dominated the site. No listed species or signs thereof were identified on the property during those studies. This project was previously reviewed by all regulatory agencies. During the ERP permit obtained from SFWMD and the US Army Corp of Engineers was environmentally reviewed. Since then, the project was permitted anal cleared for development. The parcel is entirely cleared, except for a small upland preserve. During this survey we walked transects over the entire parcel. We spent most of our time examing the small preserve. Transacts were walked on straight compass bearings along a grid spaced at approximately 30 yards apart for the entire parcel. Other transects were primarily meandering transacts through areas of prime habitat. All transects were walked at varying times from post - dawn & mid -day to pre -sunset hours. This was conducted in June 2021. This parcel is roughly rectangular in configuration and is bordered by a busy county road and drainage canal on its western boundary. The parcel is bordered by an FPL easement and substation to the east. Less than a V4 mile to the south and east is the large new subdivision named Hacienda and the Swamp Buggy Fairgrounds. This parcel is extremely limited as viable habitat. The To the south of this parcel is a bald eagle nest. A segment of this project falls within the 660400t Bald eagle nest zone. Threaten S ecies Black. bear Florida panther Everglades mink Bonneted Bat Big Cypress Fox squirrel Indigo snake American alligator Gopher tortoise Gopher Frog and Species of S 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 Present Absent rI , v - . VIA } A i 3 �' At* i x - _� a,. NEWNIANpDR� ���SALIVA-, A Ar Ai �y Vi rf{ . f.: Air A w f, , `ter-'JILL. r! $ 7 CIVIL -� - --'' + •� J. AMC CAL .,Fr - ,, GLUE PSTATES<j R�... �a , ' . .. . J l ! r my ys, rA If ; D nd pOd i At c. , LL dr ` a ALI Ilk ILI Al ALL f _ •i xLLAA fr _ t A A A_ g Q - A - D a m�� I `�� v `pro jp 3g• .�}}x. bA AN y pp tjn l�tm^"="q ' >1 CAYMAN DR -f 2 JOHNS RD�s QZ {`� ism `'� AMITY RDA i:LAW '. = bill CAP 1�6 o . S-sALI, ILA icS Q ? d A, D sJACU R :o W L" . C3 t SABAL PALM, ��' SABAL PALhi RD A; Ir m _ _o•SABAL'PALM RD HAWLL TNORNE TER NC1V �' ., ;s ! '>Air '"-�'qRVA CA LAq' Or .`�. li O"'� . ` , F ,��ONpq A A,f k ToMt�asi cr . GRAND lELY�R' + <kc i '% �� V�¢ RQCT J > � f _' ,mom�No vJOSE�A rAY ► , y ra _ F 4 I on AV 1 CALL p ! - 9CTGi U : - v Spa' ; t �! L CAI to ~L �_: - 3 i ; `T -. .. A A 5'. . — _ — _[f m s� r' r �3 _. +T { . �)A At ad I AA.'L — t ar + - _ Am,4dA �• _yc - _ - - - �d - A"" _ - Add. . Y ..4., 4 he t- • , Al _., F. _ - A V S = All 5 t. ;'. • - ^A y'3 az t.' -'A _� Al al a- t.• ,i /AAAAA A 7 all RN . j. p.Al .{ wow .. f . ,,,. - .. _ _ - 1t _ - .. 4: x ;w 1 Sr A A Add a�4r '+ t n - . '' pr A A A_ { f ,.a, Ad. If ql,,.� 4 . w -- All- A 4 a I-. FAll A - t— z 0 NUN lL W w Q ofy o U o c II II a H () CD w Q I- W W Q U �w JCL w U U Q W O QQ �O n� <r ¢a W � CCz) G to C O i Q N c cL �o J � � J W � L W s a omvg'. W "yU ✓1 6v9 ii L tWt Tt�tr�. c..ysi i c cL �o J � � J W � L W s a omvg'. W "yU ✓1 6v9 ii L tWt Tt�tr�. c..ysi i omvg'. W "yU ✓1 6v9 ii L tWt Tt�tr�. c..ysi i L tWt Tt�tr�. c..ysi i UCCS C4DE FLUCCS CODE Common Name 411 Slash pine ET (Description) Scientific Name Indictor• Status Dominance/Stratum This area is a sma110.40 acre preserve. This area is dominated with Slash Pines and a palmetto understory. Exotics such as ear leaf acacia and downy rose myrtle are prominent. Slash pine Pinus elliotti FACW Cp,O Cabbage palm Sabal palmetto FAC M O ens ' palmetto Serona re pens FACU G,O Brazilian pepper Schinus terebinthifolius Exotic M,C Laurel oak Quercus virginicus FACU C O Guinea rass p' g Panicum maximum FAC_ G,O Ear leaf acacia Acacia auriculiformis Exotic KC Downy rose myrtle Rhodomyrtus tomentosa Exotic M,C wiregrass Aristida stricta FAC- G,O Grape vine Vitis rolundifolia FAC G O Virginia creeper Ampelopsis quinquefolia FAC Geo Cat -briar Smilax ,spp. FAC G C Caesar weed Urena lobata FACU G, O 740 Disturbed This area has been legally cleared. The site is now vegetated with secondary and pioneer plant species. Sandspur Beggers ticks Chocolate weed Guineagrass Foxtail Broom sedge Whitehead broom flat sedge yellow nut sedge flat sedge Tasselflower Finger grass crabgrass bluehearts Dog fennel pineland heliotrope Cenchrus echinatus FAC G,C Bidens alba FACW G.O lifelochia corchorifolia FAC G,C Panicum maximum FAC- G,O Setaria geniculata FAC G O Andropogon virginicus FAC- G,C Spermaeoce verticillata FAC G,C Cyperus ligularis FACW G O yperus esculentus FAC Gp �yperus difformis OBL G,O Emilia, fosbergii UPL G O Eustachys petraea FAC G O Digitaria cilaris FAC GAO Buchnera Americana FAC G,C Eupatorium capillifolium FACW GC I�eliotropium polyphyllum FAC G,O ABREVIATION3 — Canopy (up), Midstory (M), Ground Cover (G) Dominant (D), Common (C), Occasional (0) INDICATOR STATUS - Obligate (OBL), Facultative wet plants (FACW), Facultative plants (FAC), Upland (UPL) �� i t II i i � 11 ' Amphibian &Reptiles: Brown anole Birds: Dove- mourning Mockingbird Red belly woodpecker Crow, American Bluejay Gray catbird. Cardinal Mammals: Virginia opossum Raccoon Nine -banded armadillo S ecies Aeolis sa rei Zenaida macroura Mimus poly lg ottos Melanerpes carolinus Corvtis brach�rh nchos Cyanocitta cristata Dumetella carolinensis Richmondena cardinalis Didelphis virginiana Procyon lotor Dasypus novemcinctus Status IF IF ✓ IF rIF I L or IF Ir IF Rr A IF or 4 IT It Fort kk loop IF IF c { i for„ - ._ - It Foy r f te IF I fIf Q IF I too, F. 3LIiN� s 1).}llii• 4�• - :QY: - N. , OF It It FLML 19 �. sy aic r a +11 or pp F IF For 4 a IF e r _ r I IFr _ Ct r _� - It 4 IF IF It IF t r N t IIF 44 +i •I o. For IF I IF IT r�t rw .- ;.... - ..yam. di: --I OFFIFF Td IF tor IF IT K • i.A rt .III. k t - i 11 1'h , P .. to „dk14 r. a i or V7 AT 10. 10 .jI to Itarl all -,- - y+ t..-too ;z o I `;' i r - �' _ G aka IF r ?, IF / it •,- ..I, FF1 ,If or0 ^' J f 9 to -�Vto IF 3T �`si •:5,.:`-�. - L -toot fF4 IF _ ... any.-,.,.. ,F. - -. - cr IFIL .x -. IF IF, I IF I too IF I Ta~ far�y a a' t x•-- + cy; # 0.IF tool IF oo� IJ IF :r IF at 1 look _ - _ - _ - _ - — _ - r-• _ -*� All1. F iVI FIF: to ITIFILIF. IF: IF I- It'il� @I. I.. r .+ -.. .. - _ i. •'•l a� ra V)M�e na CL PANTHER CONSULTATION AREA tits ►1.=ii.1�-., F+;�'+y��l� f�DlfiG.tlA� � ..3f'�11 ��Ift�lu� � - (arty I �aak� � En I+J� I'i �:ountry,r � � � tut, lac+k� -�t��;rJ�r�kb id;�t�la;~ C�tta � rat rt��� C lu i- y _,� .. ���rlf flub - — �:::�:I.h` =. ——�- i � ill �,J� G ! P�tuniLi�-tf } �,ir��rt-t i 1, ..._ _ -_ E�� t ��� ��las Rtv-rr�-r ��j�l gar if ir�1o�,� C iuL� c;�,if FJa�I� hd��Iia �ys�tf !'*ki fsl�; L�k�r ���,ur�� ulut.-� F�7��11 l�airri ��if�lub.° Lely ���Si� TFv 'rri3a•i r. 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This item has been electronically signed and sealed by Norman J. Trebilcock, P.E., State of Florida license 47116, using a SHA4 authentication code. Printed copies of this document are not considered signed and sealed, and the SHA4 authentication code must be verified on any electronic copies. Digitally signed by Norman Trebilcock DN: c=US, st=Florida,l=Naples, o=Norman Trebilcock, cn=Norman Trebilcock, email=ntrebilcock@trebilcock.bi Z Date: 2021610.29 08:27652-04'00' Norman J. Trebilcock, AICP, PTOE, PE FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Trebilcock Consulting Solutions, PA Page �2 Amensite CB — GMPA/PUOZ - 10 — October 2021 Table of Contents ProjectDescription.......................................................................................................................................4 TripGeneration........ a a a 6 a 4 a 0 a a a 0 0 a a a a 0 a a a a a a a a a a 0 9 0 a a a 8 a a a a 4 5 a A 0 a a a a a 0 a a a a a a 0 9 a 4 a a 9 a a 0 9 a 0 a 0 0 4 0 a 0 6 SiteAccess Analysis.. a a a 6 a a 5 0 9 9 0 a a a 8 a a 6 a a a a a 6 a a 0 a 0 a a a a a a a a a a 0 4 a 9 a a a a a 0 a 0 0 0 0 a a I a a a a a 4 a a a 4 a a a a a 1 0 0 0 a a 9 a a a a a a a a 5 a a a a 0 4 a d a 0 a a 8 a a a a 9 a a a a 0 0 0 a 0 0 a a a a 0 a a a a 9 ImprovementAnalysis............................................................................................................................seek.. 9 Mitigationof Impact...................................................................................................................................10 Appendices Appendix A Project Conceptual Site Plan..................................................................................................11 Appendix B Initial Meeting Checklist (Methodology Meeting)..................................................................13 Appendix C ITE Trip Generation Calculations............................................................................................19 Appendix D Collier County Transportation Element Map — TR 3.0............................................................ 39 Trebilcocl< Consulting Solutions, PA Page i 3 Amerisite CB — GMPA/PUDZ, TIS — October 2021 Project Description The Amerisite CB project is located on the east side %J Collier Boulevard (CR 951), north of Rattlesnake Hammock Road (CR 864), in Section 14, Township 50 South, Range 26 East, in Collier County, Florida. The subject property is approximately 18.95 acres in size. Refer to Figure 1—Project Location Map and Appendix A: Project Conceptual Site Plan. Y+RGbrMQ hHis- �4�.rwMtY� �k vNa+aDia, calusa PA ursery 0 Royal wood Golf 6 Country Club Country Club Arden Cour% of Lely Palms 1 o r LifeH <, Iin Figure 1—Project Location Map Serenity Park Q 0 y O Wing $oath Arrpark 6 dano Lakes Apartments Q i ©sapphire Cove Cu 4omo Fsmlly � P ' N� es ld S ` Florida Sports Parktry Q r�,. . ShadowwoadQ " fix i 1 1 W tz Superku��ar4 `t 16 ' . Project Rattlnnake at Nap" Lakes Vfj� � 4 ....,Hammock ` ♦ Location , F Race Trac Pelydeum Q Inspim Apartments Q Sterro Grande Apartments n Q Dlscove:y Esplao a�(aclenda ,a N Florida Village At Naples Lakes - T oson e Southwestern Physiclans Renponal mmmeaL State College •Collier Blvd© 6•- r..•.` `F Collier . Aster at Lely Resort 1 ! �P j The Arlington Naples Q v ONaples RV Resort + ! ' Parking Lot b-' i � q Open Parking Jade �Chid7 Q �0 4 Green 8 Grounds v } � � Lawn Maintenance Gyd y i p: 8.'rtf ,� t. S a , Sd@Gne 1` LandscapeSupplyi Q Cie81516 eCons 1' 7 �r..iL % Cia�FJa'v°n �J 1dJ r... ht d w. I >� � °aMr. � Ashton Place ��J" � `�.` °.•►" `°'nq • cyrtiwn .y; , jtgrneowners- ! e ern CrystalFlorida9, + a �:., Lely Resort Ggll® + O C' g 1 e ountryClW nnc4 Tav::m -u ? sgutn :<. h:oac �CllruS jl F:.7. The subject property is currently vacant land. The zoning classification of the subject project is currently General Commercial (C-4) subject to the conditions illustrated in the Collier County (CC) Ordinance No. 14-28. In addition, in agreement with the CC Resolution No. 14-152, a conditional use was approved for Air Conditioned Indoor Self -Storage (SIC Code 4225) within a General Commercial (C-4) Zoning District. The development team requests to rezone the property from General Commercial (C-4) to Mixed Planned Unit Development (MPUD) to allow C-4 commercial uses, along with one conditional use (self - storage) as currently approved and one C-5 use (truck rental), and/or up to 16 residential dwelling units/acre for a maximum of 303 dwelling units. In addition, the amendment proposes to retain the traffic generation potential as currently allowed by zoning designation. Trebilcocl< Consulting Solutions, PA Page � 4 Amerisite CB — GMPA/PUDZ — 16 — October 2021 The purpose of this Traffic Impact Statement (TIS) is to document the transportation impacts associated with the proposed request. This traffic report is in agreement with the latest adopted Collier County Traffic Impact Study Guidelines and Procedures. The project provides the highest and best use scenario with respect to the project's proposed trip generation. Consistent with the recommendations illustrated in Collier County Traffic Impact Study Guidelines and Procedures, traffic generation associated with the proposed development is evaluated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (TGM), 101" Edition and ITE Trip Generation Handbook, 3�d Edition. Consistent with the approved Amerimed Center Subdivision Construction Plans dated March 2006, the site can be developed with a building area of 4.8 acres (ac) or 209,088 square feet (sf). For the purposes of this report the allowable commercial intensity is considered 10,000 sf / ac based on general accepted planning practice and reasonable site development potential under C4 zoning designation. In agreement with ITE Land Use Code (LUC) descriptions, the ITE land use designations associated with the development program are illustrated in Table 1. It is noted that ITE Trip Generation Manual does not include data for Truck Rental facilities. Table 1 Development Program — ITE Land Use Designation Allowed Development Commercial [All C4 permitted uses 17 typical•r a shopping center as an 820 Shopping Center 189,500 square Infine/outparcel Development Intensity CommercialProposed permitted typicaluses •r a shopping center as an 820 Shopping Center 70,000 square infine/outparcel Multiple4amily Dwellings [N/A] 220 Multifamily Housing (Low�Rlse) 303 dwelling units Self�Storage85,111 square feet . RentalTruck �! Note(s): (1) N/A= Not applicable. In order to provide more flexibility, the development will have the ability to adjust proposed parameters by converting non-residential uses to residential dwelling units (not to exceed 303 dwelling units), subject to size and trip cap limitations, as applicable. A transportation methodology meeting was held with the Collier County Transportation staff on June 2, 2021, via email. For details, refer to Appendix B: Initial Meeting Checklist (Methodology Meeting). Trebilcocl< Consulting Solutions, PA Page 15 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Access to the Amerisite CB site is currently provided via a directional movement access onto Collier Boulevard (ref. Appendix A). The proposed amendment does not request any additional connections to Collier Boulevard. Trip Generation The software program OTISS (Online Traffic Impact Study Software), most current version is used to evaluate the projected trip generation for the project. The ITE equations and/or rates are used for the trip generation calculations, as applicable. The ITE — OTISS trip generation calculation worksheets are provided in Appendix C. ITE Trip Generation Calculations. Residential Multifamily component —The ITE Trip Generation Manual provides three unique land use codes that describe Multifamily Housing. Based on the number of levels (floors) provided, these are illustrated as follow: LUC 220 — Multifamily Housing (Low -Rise), LUC 221 — Multifamily Housing (Mid -Rise) and LUC 222 — Multifamily Housing (High -Rise). As more specific data is not available at this stage, the LUC 220 — Multifamily Housing (Low -Rise) represents a conservative estimate and it is utilized for the purposes of this report. The associated residential common recreation amenities are considered passive incidental to the residential land use and are not considered in the trip generation analysis. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. As illustrated in the adopted Collier County Traffic Impact Study Guidelines and Procedures, the overall internal capture rate should be reasonable and should not exceed 2070 of the total project trips. For the purposes of this report, internal trip capture is considered between the proposed shopping center use and the multifamily housing use and it is estimated using the balanced internal trips procedure as illustrated in ITE Trip Generation Handbook, 3" Edition. As internal capture data for the weekday daily time period is not available, the daily internal capture is conservatively assumed identical with the AM peak hour internal capture rate as illustrated in the ITE Trip Generation Handbook, 3�d Edition. The resulting internal capture rates for the weekday traffic, AM peak hour and PM peak hour are 1%, 1% and 10%, respectively. The pass -by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. It should be noted that the driveway volumes are not reduced as a result of the pass -by reduction, only the traffic added to the surrounding streets and intersections. As such, pass -by trips are not deducted for operational turn lane analysis (all external traffic is accounted for). Retail pass -by traffic is accounted for the proposed shopping center land use code only (ITE LUC 820). Based on the information illustrated in the ITE Trip Generation Handbook, 3rd Edition pass -by capture for LUC 820 —Shopping Center is 34% for PM peak hour traffic. Trebilcocl< Consulting Solutions, PA Page 16 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Per Collier County TIS Guidelines and Procedures, the pass -by capture for Shopping Centers (LUC 820) should not exceed 25% for the peak hour traffic and the daily capture rate should be assumed to be 10% lower than the peak hour capture rate. Consistent with a conservative approach, this analysis calculates pass -by trip percentages for LUC 820 — Shopping Center, as follows: AM/PM peak hour rates at 25% and the daily capture rates at 15%. Per FDOT's (Florida Department of Transportation) Site Impact Handbook (Section 2.4.4) the number of pass -by trips should not exceed 10% of the adjacent street traffic. The MOT presents this factor as a measure of reasonableness and illustrates that it is a rule -of -thumb and not a statistically studied factor. The Collier Blvd segment from Davis Blvd to Rattlesnake Hammock Rd is the roadway link directly accessed by the project traffic. The 2020 peak hour, peak direction traffic volume for this roadway segment is 2,130 vehicles per hour (vph) as illustrated in the currently adopted 2020 Annual Update and Inventory Report (AUIR). The project is estimated to generate 48 peak hour, peak direction pass -by trips which represent approximately 2% of the adjacent street traffic. Truck Rental Facilities —The ITE Trip Generation Manual, 10t" Edition does not provide traffic data for this specific use. Conservative traffic assumptions are implemented in this report based on information gathered from similar type facilities as illustrated in Appendix C. The estimated trip generation associated with current zoning approval is illustrated in Table 2A. ITE Trip Generation —Current Zoning Designation —Average Weekday ITE Land Use W ma* Shopping Center External Traffic assm1by Traffic Net External Traf I Note(s): �1> sf =square feet. In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net external traffic) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in Collier County 2020 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour. Based on the traffic data depicted in Table 2A, the estimated net increase in external trips allowed under current zoning designation is 654 PM peak hour two-way trips. The trip generation calculated for the proposed GMPA/PUDZ development conditions is summarized in Table 2B. Trebilcocl< Consulting Solutions, PA Page � 7 Amerisite CB — GMPA/PUDZ — TIS — October 2021 ITE Trip Generation — Proposed Development —Average Weekday Development ITE . Rise) 1 Daily (2�way) ----------------- 1 AM Peak Hour 1 PM Peak Hour 11 Shopping - - MinFWarehouse Truck Rental(') ■ 1®® ®® Internal Capture External Traffic .■® ®®� Passmby Traffic Net External Traffic Note(s): Ali du =dwelling units; sf =square feet. c2) non-ITE land use; estimate based on specific use operations, refer to Appendix C. Collier County's Concurrency Management System is intended to ensure that there is adequate roadway capacity available to serve current and future development. Transportation Concurrency is a measure of the capacity of the roadway system to support the adopted level of service for vehicular traffic. As part of the Transportation Element, the County established minimum acceptable level of service standards on the existing highway system. For County facilities, the level of service standard is measured on a peak hour basis. As previously mentioned, the peak hour for the adjacent roadway network is PM peak hour as illustrated in the currently adopted Collier County 2020 AUIR. Table 3 illustrates the projected PM peak hour, peak direction, net new traffic generated by the proposed amendment. The potential additional traffic is determined as the difference between Table 2A and Table 2B (the allowed traffic under currently approved zoning designation versus traffic generated by the proposed amendment). Table 3 Trip Generation —Projected Net New Traffic —Average Weekday PM Peak Hour Development Enter Exit Total Current Zoning Designation(1) 314 340 654 Proposed Development GMPA/PUDZ(2259 234 493 Net New Traffic (55) (106) (161) (Decrease) Note(s): �l> Refer to Table 2A. iz> Refer to Table 2B. Trebilcocl< Consulting Solutions, PA Page 18 Amerisite CB — GMPA/PUDZ — 10 — October 2D21 As illustrated in Table 3, projected traffic impacts associated with the proposed GMPA/PUDZ development scenario do not exceed the traffic impacts allowed under current zoning conditions. Site Access Analysis Access to the Amerisite CB site is currently provided via a directional movement access onto Collier Boulevard (ref. Appendix A: Project Conceptual Site Plan). The proposed amendment does not request any additional connections to Collier Boulevard. Collier County's roadway network is comprised of State, County, City and privately maintained roadways. Roadways are generally classified as Arterial, Collector, or Local. Access management is the design of access between roadways and land development. It promotes the efficient and safe movement of people and goods by reducing conflicts on the roadway system. The latest adopted Access Management Policy for Collier County is depicted in Resolution No. 13-257, as amended. Based on the Access Management Policy, Section 3.02, "...the existing permitted connections, existing median openings are not required to meet the standards of the assigned classification. Such features shall generally be allowed to remain in place unless for safety, operation or protection of the roadway capacity deemed necessary to modify or close by Collier County. These features shall be brought into reasonable conformance when new connection permits are granted, following significant changes in property use, or as changes to the roadway design occur." The Collier Boulevard (CR 951) segment from Rattlesnake Hammock Road to Davis Boulevard is currently a north -south 6-lane divided roadway under Collier County jurisdiction and has a posted legal speed of 50 mph in the vicinity of the project. As illustrated in the Collier County Capital Improvement Element —Transportation Element Map 7R-3.0 (Federal Functional Classification/Urban Boundaries —Collier County), the subject Collier Boulevard segment is designated a major arterial (ref. Appendix D: Collier County Transportation Element Map — TR-3.0). A detailed evaluation of the access point —turn lane requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. Improvement Analysis Based on the results illustrated in this report, from a transportation level of service stand point, the proposed development scenario is less intensive when compared to what is allowed under current zoning conditions. The maximum total daily trip generation for the proposed development shall not exceed 654 two-way PM peak hour net new trips, based on the land use codes in the ITE Trip Generation Manual in effect at the time of application for SDP/SDPA or subdivision plat approval. Trebilcocl< Consulting Solutions, PA Page � 9 Amerisite CB — GMPA/PUDZ — TIS — October 2021 In order to provide more flexibility, the development will have the ability to adjust proposed parameters by converting non-residential uses to residential dwelling units (not to exceed 303 dwelling units), subject to size and trip cap limitations, as applicable. A detailed evaluation of applicable access points —turn lane requirements will be performed at the time of site development permitting/platting when more specific development parameters will be made available. gation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. Trebilcock Consulting Solutions, PA Page � 10 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Project Conceptual Site Plan Trebilcock Consulting Solutions, PA Page � 11 n, it i I Ilii i IIi � i lii I 100 I HENDERSON i CREEK CANAL t RIGHT-OF-WAY � I 'i 1A(4,p USE SUMMARY Description Acreage Percent Mixed Use (Tract MU 18,60 97.9% Preserve (Tract P) Total: 0.40 19 2.1% _ 100X I�'r-- �#A7f�Y�kIwGF�RIi.QN ANA_9.P_EN.�.PJaSE Existing Native Vegetation i; Acres i mum On -Site Native Vegetation 0.40 Acres Preservation Re uirements mum Open Space Requirement 5.69Acres Mixed Use 19 x 30% ZONING: A 1236.88' (M) NOTES: 1. PRESERVE REQUIREMENT MAY BE FULFILLED OFF —SITE. —----------- 10' WIDE TYPE "A" LANDSCAPE BUFFER WIDE TYPE "D" LANDSCAPE BUFFER INTERCONNECTION ri ' PATHWAY _ '�'-INTERCONNECTION i PATHWAY TRACT "P, PRESERVE POTENTIAL DEVELOPMENT AREA 15' F.P.L. EASEMENT TRACT "MU" MIXED USE 10' WtOE TYPE "A" LANDSCAPE BUFFER I IANDSCAPE BUFFER70 BE DETERMINED � - ATTIME OF SDP \, 1237.49' (M) �-POTENTIAL INTERCONNECTION Zoning: Good Turn Center- MPUD V r i II �) i IF �I i t I' 15' UTILII`f',Y � ! EASEMENT i � f.P.L. EA'SEIvIENT � RIGHT-G�f-WWY � v ----rtL-J-I---- t o II , it �I t I r � z C'7 ZONING: A 1236.88' (M) NOTES: 1. PRESERVE REQUIREMENT MAY BE FULFILLED OFF —SITE. —----------- 10' WIDE TYPE "A" LANDSCAPE BUFFER WIDE TYPE "D" LANDSCAPE BUFFER INTERCONNECTION ri ' PATHWAY _ '�'-INTERCONNECTION i PATHWAY TRACT "P, PRESERVE POTENTIAL DEVELOPMENT AREA 15' F.P.L. EASEMENT TRACT "MU" MIXED USE 10' WtOE TYPE "A" LANDSCAPE BUFFER I IANDSCAPE BUFFER70 BE DETERMINED � - ATTIME OF SDP \, 1237.49' (M) �-POTENTIAL INTERCONNECTION Zoning: Good Turn Center- MPUD V r i II �) i IF �I i t I' 15' UTILII`f',Y � ! EASEMENT i � f.P.L. EA'SEIvIENT � RIGHT-G�f-WWY � v ----rtL-J-I---- t o II , it �I t I r � z C'7 IANDSCAPE BUFFER70 BE DETERMINED � - ATTIME OF SDP \, 1237.49' (M) �-POTENTIAL INTERCONNECTION Zoning: Good Turn Center- MPUD V r i II �) i IF �I i t I' 15' UTILII`f',Y � ! EASEMENT i � f.P.L. EA'SEIvIENT � RIGHT-G�f-WWY � v ----rtL-J-I---- t o II , it �I t I r � z C'7 �-POTENTIAL INTERCONNECTION Zoning: Good Turn Center- MPUD V r i II �) i IF �I i t I' 15' UTILII`f',Y � ! EASEMENT i � f.P.L. EA'SEIvIENT � RIGHT-G�f-WWY � v ----rtL-J-I---- t o II , it �I t I r � z C'7 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Initial Meeting Checklist (Methodology Meeting) Trebilcocl< Consulting Solutions, PA Page � 13 Amerisite CB — GMPA/PUDZ — TIS — October 2021 INITIAL IVIEETING CHECKLIST Suggestion: Use this Appendix as a `vorksheet to ensure that no important elements are overlooked. Cross out the items that do not apply, or N/A (not. applicable). Date: June 2, 2021 Time: N/A Location: NIA —Via Email People Attending: Name, Organization, and Telephone Numbers 1) Michael Sawyer, Collier County Growth Iyiana�ennent Division 2} Norman Trebilcock TCS 3) Ciprian Malaescu, TCS Study Preparers Preparer's Name and Title: Norman Trebilcock AICP, PTOE, PE Organization: Trebilcock Consulting Solutions, PA Address & Telephone Number: 2800 Davis Boulevard, Suite 200, Naples, FL 34104. ph 239-566-9551 Reviewer(s): Reviewer's Name &Title: Michael Sawyer, Project Manager Organization: Collier County Transportation Planning Department Teleplone Number: 239-252-2926 Applicant• Applicant's Name: Hole Iyiontes, Inc, Address: 950 Encore Way, Naples, F134110 Telephone Number: QM54-2000 Proposed Development: Nacre: Amerisite —GMPA and MPUD Rezone Location: East side of Collier Blvd (CR 951), north of Rattlesnake Hammock Rd (CR 864), Naples, FL — (refer to Fig. 1) Land Use Type: Commercial and Residential ITE Code #: Varies — per ITE Trip Generation Manual (TGM), 10th Edition Description: The subleet proiect is currently vacant and consists of 18.95 acres. The request is to rezone the property from C-4 to MPUD to allow C4 commercial uses, along with one conditional use (self -storage) as currently approved and one C-5 use (tnick rental). and/or up to 16 residential dwelling units/acre for a maximum of 304 wellingunits, nuts. 71ie proiect is currently serviced by a directional median access onto Collier Blvd. No additional connections onto Collier Blvd. are requested as part of this application. Page 1 of 5 Trebilcock Consulting Solutions, PA Page � 14 Amerisite CB — GMPA/PUDZ — TIS — October 2021 CV NlA Figure 1—Project Location Map v he MYryan Ml{waq } FaIM,l19• 1 ,p iQfaOWa u � ■ fp iv . 9 Q � I p 1�. 0 U O. .. ! ! . y a<kayra ., Alv al laq aafarl —!: qO,r:.M..>., E,; Go gie zoning Existing: Ord. #14-27a Ord. #14-28; Ord. 14-152 Comprehensive plan recommendation: GMPA Requested: approval for development OI-ae�laa�y Findings of the Preliminary Study: Study tune: The proposed chance will not exceed the allowable trip cap. Since proiected nA new AM or PM proiect traffic is less than 50 tvvo-way peak hour trips, this study qualifies for a Small Scale TIS. The allowable development intensity is considered 10,000 sf commercial/acre based on general accepted practice and reasonable site development potential under CA zoning desienation. The traffic report will detennine a trip cap associated with 18.95 ac x 10,000 sf = 189,500 sf commercial. Trio Generation —ITE Tripe Manual (TGMI, 10�' Edition; internal capture and pass -by rates are considered consistent with ITE and CC TIS Guidelines. Internal Capture —maximum 20%; Pass -by Reduction —Shopping Center — Daily AM and PM — 25% TIS will demonstrate that there are no additional traffic impacts above what was it currently allowed. TIS will include trip generation for existing_ potential development versus proposed inten.si No concurrency LOS and turn lane analyses are presented as part of this TIS. Page 2 of 5 Trebilcocl< Consulting Solutions, PA Page � 15 Amerisite CB — GMPA/PUDZ — TIS — October 2021 The roadway segments that are directly accessed b the project ue not located within the Collier Countv's Transportation Concurreney Exception Area (TCEA). In addition, the proposed development is not situated within the County's designated Transportation Concurrencv Management Areas (TCMAs). The TCEA's and TCMA's desipjiations are provided in Policy 5.4 and 5.6 of the Transportation Element — Collier Countv Growth Management Plan (GMP). Study Tyne: (if not net. increase, operational study) Small Scale TIS ® Minor TIS Manor TIS 0 Study Area: Boundaries: Adjacent streets — Collier Blvd Additional intersections to be analyzed: N/A Build Out Year: 2026 Plaruiing Horizon Year: 2026 Analysis Time Period(s): Alli/PM Peak Hour Future Off -Site Developments: N/A Source of Trip Generation Rates: ITE Trip Generation Manual (TOM), 10" Edition Reductions in Trip Generation Rates: None: N/A Pass -by trips: Based on ITE and Collier County TIS Guideltttes Internal trips (MPUD): Based on ITE and Collier County TIS Guidelines Transit use: N/A Other: N/A Horizon Year Roadway Network Improvements: 2026 Methodolou &Assumptions: Non -site traffic estin Site -trip generation: Trip distribution method: N/A Traffic assignment method: NIA Traffic growth rate: N/A Turning movements: N/A Page 3 of 5 Trebilcocl< Consulting Solutions, PA Page � 16 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Special Features. (from prelimuiary study or prior elperience) Accidents locations: N/A Sight distance: N/A (2ueuing: N/A Access location & configuration: N/A Traffic control: MUTCD Signal system location & progression needs: N/A On -site parking needs: N/A Data Sources: CC 2020 AUIR: most current CC Traffic Counts Base maps: N/A Prior study reports: N/A Access policy and jurisdiction: N/A Review process: N/A Requirements: N/A Miscellaneous: N/A Small Scale Study — No Fee X Muior Study - S 750.00 Major Study - $1,500.00 Methodology Fee $500 1 Includes 0 intersections Additional Intersections - $500.00 each �tU fees will he agreed to during the Metlrvdology meeting curd must he paid to Transpot�ation pr7or to vur sign-aff vn tl:e application. SIGNATtTRES Narvu.aw Trebil.coc�2 Study Preparer—Norman Trebilcock Reviec��er(s) Applicant Trebilcock Consulting Solutions, PA Page � 17 Amerisite CB — GMPA/PUDZ — 113 — October 2021 Collier County Traffic Impact Study Review Fee Schedule Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also provided below. Methodology Review - $500 Fee Methodology Review includes review of a submitted methodology statement, including review of submitted trip generation estimate(s), distribution, assignment, and review of a "Small Scale Study" determination, written approval/comments on a proposed methodology statement, and written confirmation of a re -submitted, amended methodology statement, and one meeting in Collier County, if needed. "Small Scale Study" Review - No Additional Fee (Includes one sufficiency review) Upon approval of the methodology review, the applicant may submit the study. The review includes: a concurrency determination, site access inspection and confirmation of the study compliance with trip generation, distribution and maximum threshold compliance. "Minor Study Review" - $750 Fee (Includes one sufficiency reviewl Review of the submitted traffic anal}psis includes: optional field visit to site, confirmation of trip generation, distribution, and assignment, concurrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of off -site improvements within the right -of --way, review of site access and circulation, and preparation and Mew of "sufficiency" comments/questions. "Major Study Review" - $1,504 Fee (Includes two intersection analysis and two sufficiency reviews Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation, special trip generation and/or trip length study, distribution and assignment, concutrency determination, confirmation of committed improvements, review of traffic volume data collected/assembled, review of traffic growth analysis, review of off site roadway operations and capacity analysis, review of site access and circulation, neighborhood traffic intrusion issues, any necessary improvement proposals and associated cost estimates, and preparation and review of up to two rounds of "sufficiency" comments/questions and/or recommended conditions of approval. "Additional intersection Review" - $500 Fee The review of additional intersections shall include the same parameters as outlined in the "Major Study Review" and shall apply to each intersection above the first two intersections included in the "Major Study Review" Additional SulTiciency Reviews" - $504 Fee Additional sufficiency reviews beyond those initially included in the appropriate study shall require the additional Fee prior to the completion of the review. Page 5 of 5 Trebilcocl< Consulting Solutions, PA Page � 18 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Appendix C ITE Trip Generation Calculations Trebilcocl< Consulting Solutions, PA Page � 19 Amerisite CB - GMPA/PUDZ - TIS - October 2021 ITE Trip Generation Manual 10th Edition - Land Use Descriptions Description A shopping center is an integrated group of commercial establishments that is planned, developed, owned, and managed as a unit. Ashopping center's composition is related to its market area in terms of size, location, and type of store. A shopping center also provides on -site parking facilities sufficient to serve its own parking demands. Factory outlet center (Land Use 823) is a related use. Additional Data Shopping centers, including neighborhood centers, community centers, regional centers, and super regional centers, were surveyed for this land use. Some of these centers contained non -merchandising facilities, such as office buildings, movie theaters, restaurants, post offices, banks, health clubs, and recreational facilities (for example, ice skating rinks or indoor miniature golf courses). Many shopping centers, in addition to the integrated unit of shops in one building or enclosed around a mall, include outparcels (peripheral buildings or pads located on the perimeter of the center adjacent to the streets and major access points). These buildings are typically drive-in banks, retail stores, restaurants, or small offices. Although the data herein do not indicate which of the centers studied included peripheral buildings, it can be assumed that some of the data show their effect. The vehicle trips generated at a shopping center are based upon the total GLA of the center. In cases of smaller centers without an enclosed mall or peripheral buildings, the GLA could be the same as the gross floor area of the building. Time -of -day distribution data for this land use are presented in Appendix A. For the 10 general urban/ suburban sites with data, the overall highest vehicle volumes during the AM and PM on a weekday were counted between 11:45 a.m. and 12:45 p.m. and 12:15 and 1:15 p.m., respectively. The average numbers of person trips per vehicle trip at the 27 general urban/suburban sites at which both person trip and vehicle trip data were collected were as follows: • 1.31 during Weekday, AM Peak Hour of Generator • 1.43 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m. • 1.46 during Weekday, PM Peak Hour of Generator The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Alberta (CAN), British Columbia (CAN), California, Colorado, Connecticut, Delaware, District of Columbia, Florida, Georgia, Illinois, Indiana, Iowa, Kansas, Kentucky, Maine, Maryland, Massachusetts, Michigan, Minnesota, Nevada, New Jersey, New York, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, South Dakota, Tennessee, Texas, Vermont, Virginia, Washington, West Virginia, and Wisconsin. Source Numbers 105, 110, 154, 156, 159, 186, 190, 198, 199, 202, 204, 211, 213, 239, 251, 259, 260, 269, 294, 295, 299, 300, 301, 304, 305, 307, 308, 309, 310, 311, 314, 315, 316, 317, 319, 358, 365, 376, 385, 390, 400, 404, 414, 420, 423, 428, 437, 440, 442, 444, 446, 507, 562, 580, 598, 629, 658, 702, 715, 728, 868, 870, 871, 880, 899, 908, 912, 915, 926, 936, 944, 946, 960, 961, 962, 973, 974, 978 =F Trip Generation Manual 10th Edition •Volume 2: Data •Retail (Land Uses 800-899) 137 Trebilcock Consulting Solutions, PA Page � 20 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Land Use: 220 Multifamily Housing (Low -Rise) Description Low-rise multifamily housing includes apartments, townhouses, and condominiums located within the same building with at least three other dwelling units and that have one or two levels (floors). Multifamily housing (mid -rise) (Land Use 221), multifamily housing (high-rise) (Land Use 222), and off -campus student apartment (Land Use 225) are related land uses. Additional Data In prior editions of Trip Generation Manual, the low-rise multifamily housing sites were further divided into rental and condominium categories. An investigation of vehicle trip data found no clear differences in trip making patterns between the rental and condominium sites within the ITE database. As more data are compiled for future editions, this land use classification can be reinvestigated. For the three sites for which both the number of residents and the number of occupied dwelling units were available, there were an average of 2.72 residents per occupied dwelling unit. For the two sites for which the numbers of both total dwelling units and occupied dwelling units were available, an average of 96.2 percent of the total dwelling units were occupied. This land use included data from a wide variety of units with different sizes, price ranges, locations, and ages. Consequently, there was a wide variation in trips generated within this category. Other factors, such as geographic location and type of adjacent and nearby development, may also have had an effect on the site trip generation. Time -of -day distribution data for this land use are presented in Appendix A. For the 10 general urban/suburban sites with data, the overall highest vehicle volumes during the AM and PM on a weekday were counted between 7:15 and 8:15 a.m. and 4:45 and 5*45 p.m., respectively. For the one site with Saturday data, the overall highest vehicle volume was counted between 9:45 and 10:45 a.m. For the one site with Sunday data, the overall highest vehicle volume was counted between 11:45 a.m. and 12:45 p.m. For the one dense multi -use urban site with 24-hour count data, the overall highest vehicle volumes during the AM and PM on a weekday were counted between 7:00 and 8:00 a.m. and 6:15 and 7:15 p.M., respectively. For the three sites for which data were provided for both occupied dwelling units and residents, there was an average of 2.72 residents per occupied dwelling unit. The average numbers of person trips per vehicle trip at the five general urban/suburban sites at which both person trip and vehicle trip data were collected were as follows: • 1.13 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 7 and 9 a.m. • 1.21 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m. Trip Generation Manual 10th Edition •Volume 2: Data •Residential (Land Uses 200-299} 29 Trebilcocl< Consulting Solutions, PA Page � 21 Amensite CB - GMPA/PUDZ - ".) - October 2021 The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in British Columbia (CAN), California, District of Columbia, Florida, Georgia, Illinois, Indiana, Maine, Maryland, Minnesota, New Jersey, New York, Ontario, Oregon, Pennsylvania, South Dakota, Tennessee, Texas, Utah, Virginia, and Washington. It is expected that the number of bedrooms and number of residents are likely correlated to the number of trips generated by a residential site. Many of the studies included in this land use did not indicate the total number of bedrooms. To assist in the future analysis of this land use, it is important that this information be collected and included in trip generation data submissions. Source Numbers 168, 187, 188, 204, 211, 300, 305, 306, 319, 320, 321, 357, 390, 412, 418, 525, 530, 571, 579, 583, 8649868, 869, 870, 896, 903, 918, 946, 947, 948, 951 30 Trip Generation Manual 10th Edition •Volume 2: Data •Residential (Land Uses 200-299) Trebilcock Consulting Solutions, PA Page (22 Amerisite CB — GMPA/PUUZ — TIS — October 2021 Land Use: 151 Mini -Warehouse Description Amini-warehouse is a building in which a number of storage units or vaults are rented for the storage of goods. They are typically referred to as "self -storage" facilities. Each unit is physically separated from other units, and access is usually provided through an overhead door or other common access point. Additional Data Time -of -day distribution data for this land use are presented in Appendix A. For the 10 general urban) suburban sites with data, the overall highest vehicle volumes during theAM and PM on a weekday were counted between 10:30 and 11 *30 a.m. and 1:15 and 2:15 p.m., respectively. The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California, Colorado, Massachusetts, Minnesota, New Jersey, Texas, and Utah. Source Numbers 212, 403, 551, 568, 642, 708, 724, 850, 868, 876 82 Trip Generation Manual 10th Edition •Volume 2: Data •Industrial (Land Uses 100-199) Trebilcocl< Consulting Solutions, PA Page � 23 v J WENWO Project Name: Amerisite - Allowed Development No: Date: 5/27/2021 City: State/Province: Zip/Postal Code: fD Country: Client Name: Analysrs Name: Edition: Trip Gen Manual, 10th Ed + Supplement W 6,ND USE Entry Exit Entry Exit Entry Exit MOORE 820 -Shopping Center (General Urban/Suburban) E 189.5 (V 4643 4642 � 153 � 94 419 453 Reduction 0 i 0 0 j 0 0 0 Internal 0 0 0 0 0 0 Pass -by ! 696 697 j 38 24 105 1 113 Non -pass -by 3947 3945 115 70 314 340 x W M1 Total 4643 ? 4642 j 153 94 419 453 �; Total Reduction 0 0 0 ! 0 0 0 i I ' Total Internal 0 0 0 0 0 i 0 Total Pass -by ! 1 696 697 i 38 24 105 113 340 Total Non -pass -by 3947 3945 115 70314,.�A�. (1) 1000 SQ R. GLA fD rD ru r-t N 7U v r+ O� 1 rn G� -s 0 v 5= N 0 rn fl. o� Amerisite CB — GMPA/PUUZ — TIS — October 2U21 PERIOD SETTING Analysis Name Project Name Date: State/Province: Country: Analyst's Name. Daily Amerisite - Allowed Development 5/27/2021 No City: Postal Code: Client Name: Edition: Trip Gen Manual, 10th Ed + Supplement Land Use Independent Size Time Period Method Entry Exit Total Variable 820 - Shopping Center 1000 Sq. Ft. GLA 189.5 Weekday Best Fit (LOG) 4643 4642 9285 (General Ln(T) = 0.68Ln(X) 50% 50% Urban/Suburban) +5.57 Land Use 820 -Shopping Center 820 -Shopping Center Weekday Landuse No deviations from ITE. Methods No deviations from ITE. T � PPI �U�TIC Entry Adjusted Entry Exit Reduction Adjusted Exit Reduc#ion 0 % 4643 0 % 4642 ETENL. TIP External Trips Pass -by% 9285 15 ITE MITI ETAI External Trips 820 -Shopping Center (General UrbanlSuburban) ITE does not recommend a particular pass-by%for this case. Pass -by Trips 1393 Non -pass -by Trips 7892 Trebilcock Consulting Solutions, PA Page � 25 Amerisite CB — GMPA/PUDZ — TlS — October 2021 Analysis Name Project Name Date: State/Province: Country: Analyst's Name. PERIOD SETTING AM Peak Hour Amerisite - Allowed Development 5/27/2021 No . City: Zip/Postal Code. Client Name. Edition: Land Use independent Size Time Period Method Variable 820 "Shopping Center 1000 Sq. Ft. GLA 189.5 Weekday, Peak Best Fit (LIN) (General Hour of Adjacent T = 0.5 (X)+151.78 Urban/Suburban) Street Traffic, One Hour Between 7 and 9 a.m. Trip Gen Manual, 10th Ed + Supplement Entry Exit Total 153 94 247 62% 38°l0 Land Use Reduction Adjusted Entry Exit Reduction Adjusted Exit 820 - Shopping Center 0 % 153 0 % 94 Land Use External Trips Pass -by% Pass -by Trips T ps ass -by 820 - Shopping Center 247 25 62 185 ITE DEVIATION DETAILS Weekday, Peak Hour of Adjacent Street Traffic, One Hour i3etween 7 and 9 a.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 820 -Shopping Center (General Urban/Suburban) ITE does not recommend a particular pass-by%for this case. Trebilcocl< Consulting Solutions, PA Page � 26 Amerisite CB — GMPA/PUDZ — TIS — October 2021 PERIOD SETTING Analysis Name : PM Peak Hour Project Name : Amerisite - Allowed No : Development Date: 5/27/2021 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Gen Manual, 10th Ed + Supplement Land Use Independent Size Time Period Method Entry Exit Total Variable 820 "Shopping Center 1000 Sq. Ft. GLA 189.5 Weekday, Peak Best Fit (LOG) 419 453 872 (General Hour of Adjacent Ln(T) = 0.74Ln(X) 48% 52°% Urban/Suburban) Street Traffic, +2.89 One Hour Between 4 and 6 p.m. Land Use Reduction Adjusted Entry Exit Reduction Adjusted Exit 820 - Shopping Center 0 % 419 0 % 453 Land Use 820 -Shopping Center External Trips Pass -by°!° 872 25 Weekday, Peak Hour of Adjacent Stn3et Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. Methods No deviations from ITE. Extemal Trips 820 -Shopping Center (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. Pass -by Trips 218 Trebilcock Consulting Solutions, PA Page � 27 rD rs 0 n n 0 c r+ D 0 rt 0 Ln I. N Project Name: Amerisite -Proposed Development No: Date: 5/28/2021 City: State/Province: 23p/Postai Code: Country: Client Name: Analysts Name: Edition: Trip Gen Manual, 10th Ed + Supplement I f Entry Exit Entry Exit Entry Exit 220 - Multifamily Housing (Law-Rlse) (General Urban/Suburban) 303 0) 1125 1125 32 j 105 1 100 58 Reduction r 0 0 0 0 1 0 0 Internal ` ( 23 11 1 1 23 10 Pass -by 0 0 0 0 0 0 NoWass-by 1102 1114 31 104 77 s 48 820 - Shopping Center (General Urban/Suburban) j 70 M ! 2359 2358 116 71 200 1 217 Reduction 0 0 0 0 i 0 ! 0 Internal 11 23 1 i 1 10 23 Pass -by 352 350 29 17 48 48 Non-pass-6y 1996 1985 86 53 142 146 151 - Mini -Warehouse (General Urban/Suburban) 85 M i 64 64 5 4 7 7 i 1 Reduction i 0 0 0 0 0 0 Internal 0 0 0 0 0 i 0 i Pass -by ( 0 0 0 0 0 0 Non -pass -by 64 64 5 4 7 7 j Total ! 3548 3547 153 j 180 ( 307 282 Total Reduction ! i 0 0 0 0 0 0 Total Internal j 34 34 2 2 33 33 Total Pass -by 352 350 29 17 48 48 TotalNon-pass-by 3162 3163 122 161 226 201 (1) Dwe#ing Units (2) 1000 Sq. Ft. GLA (3) 1000 Sq, Ft. GFA Amerisite CB — GMPA/PUD2 — I b — October 2021 PERIOD SETTING Analysis Name : Daily Project Name : Amerisite - Proposed No: Development Date: 5/28/2021 City: State/Province: Zip/Postal Code: Country: Client Name. Analyst's Name: Edition: Trip Gen Manual, 10th Ed + Supplement Land Use Independent Size Time Period Method Entry Exit Total Variable 220 - Multifamily Dwelling Units 303 Weekday Best Fit (LIN) 1125 1125 2250 Housing (Low -Rise) T = 7.56 (X)+40.86 50% 50% (General Urban/Suburban) 820 - Shopping Center 1000 Sq. Ft. GLA 70 Weekday Best Fit (LOG) 2359 2358 4717 (General Ln(T) = 0.68Ln(X) 50% 50% Urban/Suburban) +5.57 151 - Mini -Warehouse 1000 Sq. Ft. GFA 85 Weekday Average 64 64 128 (General 1.51 50% 50% Urban/Suburban) Land Use Reduction Adjusted Entry Exit Reduction Adjusted Exit 220 - Multifamily Housing (Low -Rise) 0 % 1125 0 % 1125 820 - Shopping Center 0 % 2359 0 % 2358 151 - Mini -Warehouse 0 % 64 0 % 64 220 -Multifamily Housing (Low -Rise) Exit 1125 Demand Exit: 1 °1° (11) Balanced: 11 Entry 1125 Demand Entry: 2 % (23) Balanced: 220 - Multifamily Housing (Low -Rise) Exit 1125 Demand Exit: 0 % (0) Balanced: 0 Entry 1125 Demand Entry: 0 % (0) Balanced: 0 ONE 820 -Shopping Center Demand Entry: 17 % (401) Entry 2359 Demand Exit: 14 % (330) Exit 2358 151 - Mini -Warehouse Demand Entry: 0 °� (0) Entry 64 Demand Exit: 0 % (0) Exit 64 Trebilcocl< Consulting Solutions, PA Page � 29 Amerisite CB — GMP1A1vUOZ — TIS — October 2021 Exit 2358 Demand Exit: 0 °Jo (0) Entry 2359 Demand Entry: 0 °lo (0) 220 -Multifamily Housing (Low -Rise) Internal Trips Total Trips 1820 - Shopping Center Entry 11125 (100%) 23 (2%) Exit 11126 (100%) 111 (1 %) Total 12250 (100%) 134 (2%) Balanced: Demand Entry: 0 % (0) 0 Bala 0 nced: Demand Exit: 0 % (0) 151 -Mini- � Total Warehouse i 0 (0%) _ 23 (2%) 0 Entry 64 Iniemal Trips Total Trips j 220 - Multifamily 151 - Mini- Total External Trips Housing (low- Warehouse Rise) Entry 2359 (100%) 11 (0%) 0 (0%) 11 (0%) 2348 (100%) Exit 12358 (100%) 23 (1%) 0 (0%) 1 23 (1%) 12335 (99%) TotMm al € 4717 (100%) 134 (1%) 10 (0%) 1 34 (1%) 14683 (99%) 151 - Mini -Warehouse 14 (9) 219% (Internal Trips Total Trips 1220 - Multifamily 820 - Shopping _ Total External Trips f Housing (Low- Center Rise) Entry € 64 (100%) 10(0%) € 0 (0%) 0 (0%) 64 (100%) Exit 1 64 (100%) 0 (0%) ! 0 (0%) 0 (0%) 64 (100%) Total j 128 (100%) 10 (0%) 10 (0%) 1 0 (0%) 1 128 (100%) TAL. T'1 Land Use 220 -Multifamily Housing (Law -Rise) 820 - Shopping Center 151 - Mini -Warehouse Weekday Landuse No deviations from I IE. Methods No deviations from ITE. External Trips Pass -by% 2216 0 4683 15 128 0 Pass -by Trips Non -pass -by Trips 0 2216 702 3981 0 128 Trebilcocl< Consulting Solutions, PA Page � 30 Amerisite CB — GMPA/PUOZ — TIS — October 2021 weekaay External Trips 220 -Multifamily Housing (Low -Rise) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 820 -Shopping Center (General Urban/Suburban) tTE does not recommend a particular pass -by% for this case. 151 - Mini -Warehouse (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. Total Entering 3548 Total Exiting 3647 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 34 Total Exiting Internal Capture Reduction 34 Total Entering Pass -by Reduction 352 Total Exiting Pass -by Reduction 350 Total Entering Non -Pass -by Trips 3162 Total Exiting Non -Pass -by Trips 3163 Trebilcock Consulting Solutions, PA Page � 31 Amerisite CB — GMPA/PUDZ — TIS — October 2021 PERIOD SE17ING Analysis Name : AM Peak Hour Project Name : Amerisite - Proposed No Development Date: 5/28/2021 City: State/Province: Zip/Postal Code: Country: Client Name: Analyst's Name: Edition: Trip Gen Manual, 10th Ed + Supplement Land Use Independent Size Time Period Method Entry Exit Total Variable 220 - Multifamily Dwelling Units 303 Weekday, Peak Best Fit (LOG) 32 105 137 Housing (Low -Rise) Hour of Adjacent Ln(T) = 0.95Ln(X) 23% 77% (General Street Traffic, +451 Urban/Suburban) One Hour Between 7 and 9 a.m. 820 - Shopping Center 1000 Sq. Ft. GLA 70 Weekday, Peak Best Fit (LIN) 116 71 187 (General Hour of Adjacent T = 0.5 (X)+151.78 62% 38% Urban/Suburban) Street Traffic, One Hour Between 7 and 9 a.m. 151 - Mini -Warehouse 1000 Sq. Ft. GFA 85 Weekday, Peak Average 5 4 9 (General Hour of Adjacent 0.1 56% 44% Urban/Suburban) Street Traffic, One Hour Between 7 and 9 a.m. Land Use Reduction Adjusted Entry Exit Reduction Adjusted Exit 220 - Multifamily Housing (Low -Rise) 0 % 32 0 % 105 820 - Shopping Center 0 % 116 0 % 71 151 - Mini -Warehouse 0 % 5 0 % 4 INTERNAL TRIPS 220 -Multifamily Housing (Low -Rise) 820 -Shopping Center Exit 105 Demand Exit: 1 % (1) Balanced: Demand Entry: 17 % (20) Entry 116 Entry 32 Demand Entry: 2 % (1) Balanced: Demand Exit: 14 % (10) Exit 71 220 - Multifamily Housing (Low -Rise) 151 - Mini -Warehouse Trebilcocl< Consulting Solutions, PA Page � 32 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Exit 105 Demand Exit: 0 % (0) BalanOced: Demand Entry: 0 % (0) Entry 5 Entry 32 Demand Entry: 0 % (0) BalanOced: Demand Exit: 0 % (0) Exit 4 820 - Shopping Center 151 - Mini -Warehouse Exit 71 Demand Exit: 0 % (0) BalanOced: Demand Entry: 0 % (0) Entry 5 Entry 116 Demand Entry: 0 % (0) BalanOced: Demand Exit: 0 % (0) Exit 4 220 - Multifamily Housing (Low-Rlse) Internal Trips Total Trips 820 -Shopping 151 - Mini- Total....._ External Trips Center Warehouse Entry 32 (100%) 11 (3%) 0 (0%) 1 (3%) 31 (97%) Exit 105 (100%) 1 (1%) 0 (0%) 104 (99%) Total 1137 (100%) 12 (1%) 10 (0%) 1 2 (1%) 1135 (99%) 820 - Shopping Center Internal Trips Total Trips f 220 -Multifamily 151 - Mini Total External Trips Housing {Low -Rise) J Warehouse Entry 116 (100%) 1 (1%) 1 0 (0%) 1 (1%) 115 (99%) Exit 71 (100%) 1 (1%) 1 0 (0%) [ 1 (1%) 70 (99%) Total 1 187 (100%) 12 (1%) 0 (00/0) j 2 (1%) 1 185 (99%) 151 - Mini -Warehouse i internal Trips Total Trips 220 - Multifamily ~ 820 - Shopping LL Total External Trips I Housing (Low -Rise) Center Entry 5 (10001/0) 10 (0%) 0 (0%) 1 0 (0%) 5 (100%) Exit 4 (100%) 0 (0%) 0 (0%) 0 (0%) 4 (100%) Total 9 (100%) 10 (0%) 0 (0%) 10 (0%) 19 (100%) EXTERNAL TRIPS Land Use 220 - Multifamity Housing (Low -Rise) Non -pass T lATi� �TAI� Trebilcocl< Consulting Solutions, PA Page � 33 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 220 - Multifamily Housing (low -Rise) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 820 - Shopping Center (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 151 - Mini -Warehouse (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. AnNt Total Entering 153 Total Exiting 180 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 2 Total Exiting Internal Capture Reduction 2 Total Entering Pass -by Reduction 29 Total Exiting Pass -by Reduction 17 Total Entering Non -Pass -by Trips 122 Total Exiting Non -Pass -by Trips 161 Trebilcocl< Consulting Solutions, PA Page � 34 Amerisite CB — GMPA/PUDZ — 16 — October 2021 PERIOD S I 1 Analysis Name : PM Peak Hour Project Name : Amerisite - Proposed Development Date: 5/28/2021 State/Province: Country: Analyst's Name: Land Use independent Size Variable 220 - Multifamily Dwelling Units 303 Housing (Low -Rise) (General Urban/Suburban) 820 - Shopping Center 1000 Sq. Ft. GLA 70 (GeneralUrban/Suburban) 151 - Mini -Warehouse 1000 Sq. Ft. GFA 85 (General Urban/Suburban) No: City: ZIp/Postal Code: Client Name: Edition: Time Period Method Weekday, Peak Best Fit (LOG) Hour of Adjacent Ln(T) = 0.89Ln(X) Street Traffic, +-0.02 One Hour BE 4 and 6 p.m. Weekday, Peak Best Fit (LOG) Hour of Adjacent Ln(T) = 0.74Ln(X) Street Traffic, +2.89 One Hour BE 4 and 6 p.m. Weekday, Peak Average Hour of Adjacent 0.17 Street Traffic, One Hour Between 4 and 6 p.m. Trip Gen Manual, 10th Ed + Supplement Entry Exit Total 100 58 158 63% 37% 200 217 417 48°l0 52°l0 7 7 14 50% 50% Land Use Reduction Adjusted Entry Exit Reduction Adjusted Exit 220 - Multifamily Housing (Low -Rise) 0 % 100 0 % 58 820 - Shopping Center 0 % 200 0 % 217 151 - Mini -Warehouse 0 % 7 0 % 7 INTERNAL TRIPS 220 -Multifamily Housing (Low -Rise) 820 -Shopping Center Exit 58 Demand Exit: 21 % (12) Baia10ced' Demand Entry: 5 % (10) Entry 200 Entry 100 Demand Entry: 23 % (23) Balanced: Demand Exit: 13 % (28) Exit 217 220 - Multifamily Housing (Low -Rise) 151 - Mini -Warehouse Trebilcocl< Consulting Solutions, PA Page � 35 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Exit 58 Demand Exit: 0 % (0) Bala 0 ed: Demand Entry: 0 % (0) Entry 7 Entry 100 Demand Entry: 0 % (0) BalanOced: Demand Exit: 0 % (0) Exit 7 820 - Shopping Center 151 - Mini -Warehouse Exit 217 Demand Exit: 0 % (0) BalanOced: Demand Entry: 0 % (0) Entry 7 Entry 200 Demand Entry: 0 % (0) BalanOced: Demand Exit: 0 % (0) Exit 7 220 - Multifamily Housing (Low -Rise) ( Internal Trips Total Trips 820 _Shopping 151 -Mini- ~LL v _ Total External Trips Center Warehouse _, 100 100%) Entry ( 23 (23 /o) 0 (0%) 23 (23%) 77 (77%) Exit 58 (100%) 10 (17%) 0 (0%) 10 (17%) 48 (83%) Total 158 (100%) 133 (21%) 10 (0%) 33 (21%) 1125 (79%) 820 - Shopping Center Internal Trips Total Tri i External Trips ps 220 _ Multifamily 151 - Mini- Total p Housing (Low -Rise) Warehouse Entry 200 (100%) 10 (5%) 0 (0%) 1 10 (5%) 190 (95%) Exit 217 (100%) 1 23 (11%) 10(0%) 23 (11%) 194 (89%) mmmmmmmmm Total 1417 (100%) 133 (8%) 10 (0%) 33 (8%) 1 384 (92%) 151 - Mini -Warehouse Internal Trips Total Trips 220 - Multifamily 1 820 - Shopping Total External Trips Housing (Low -Rise) Center Entry 7 (100%) 0 (0%) 0 (0%) 1 0 (0%) 7 (100%) Exit ; 7 (100%) 0 (0°l0) 0 (0%) 0 (0%) 7 (100%) mommmommm mad Total 14 (100%) 0 (0%) 10 (0%) 1 0 (0%) 114 (100%) Land Use 220 -Multifamily Housing (Low -Rise} 820 -Shopping Center 151 - Mini -Warehouse Extemai Trips Pass-by°� Pass -by Trips Non -pass -by Trips 125 0 0 125 384 25 96 288 14 0 0 14 Trebilcock Consulting Solutions, PA Page � 36 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Landuse No deviations from ITE. Methods No deviations from ITE. External Trips 220 - Multifamily Housing (Low -Rise) (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 820 - Shopping Center (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. 151 - Mini -Warehouse (General Urban/Suburban) ITE does not recommend a particular pass -by% for this case. Total Entering 307 Total Exiting 282 Total Entering Reduction 0 Total Exiting Reduction 0 Total Entering Internal Capture Reduction 33 Total Exiting Internal Capture Reduction 33 Total Entering Pass -by Reduction 48 Total Exiting Pass -by Reduction 48 Total Entering Non -Pass -by Trips 226 Total Exiting Non -Pass -by Trips 201 Trebilcocl< Consulting Solutions, PA Page � 37 Amerisite CB — GMPA/PUDZ — TIS — UCtober 2U21 Proposed GMPA/PUDZ—Truck Rental Facility — Trip generation Trip Generation - Truck Rental Facilities ITC Trip Generation Manual, 10`h Edition daes not provide traffic data for truck rental facilities. The following assumptions are applied for trip generation purposes: 1. The rnaxirnum truck capacity for the proposed facility is 40 trucks. 2. Transactions in the peak hour will account for 20 trucks (SO% capacity) — 10 pick-up and 10 returns transactions. Although some customers may elect to park on site, conservatively this report considers that all the customers arrive in a shared ride, taxi or shuttle. Each pick-up transaction will result in 1 arrival trip and 2 departures trips. - Arrival {enter) —customer arrives in a shared ride/ taxi/shuttle —1 trip Departure (exit) — customer and shared ride/taxi/shuttle leave separately — 2 trips Each return transaction will result in 2 arrival trips and 1 departure trip. - Arrival {enter) —customer and shared ride/taxi/shuttle arrive separately — 2 trips Departure (exit) — customer leaves in a shared ride/taxi/shuttle —1 trip 3. Assume an additional 10°lo increase in trips to account for employees and various vendors. 4. Assume 100 transactions on an average day: SO pick-up and 50 returns. Truck Rental Facility —Trip Generation —Average Weekday Plck�up Transactions Return Transactions Traffic � Customers Traffic Employees and Vendors • . Traff .. • . r Note(s): (1) Calculated as 10".G of the customer generated traffic. Trebilcock Consulting Solutions, PA Page � 38 Amerisite CB — GMPA/PUDZ — TIS — October 2021 Collier County Transportation Element Map - TR 3.0 Trebilcocl< Consulting Solutions, PA Page � 39 i e. LEE COUNTY - - COLLIER COUNTY ■ m • : • . CITY OF BONITA ;SPRINGS INSET 1 •• r � CITY d NAPLI S • 1- 1� � � � �a ORArNGETREE BONITA SPRINGS �1 c ;uTY of MARCO ISLAND s l f Mmwftk i INSET 4 r- tT 1 INSET 5 IMMOKALEE INSET 3 __ INSET2 I w«« COLLIERYCOUNTY f t t f� tz zip �fQ '3 f f0 t f t ■ GULF of a MEXICO FDOT DISTRICT ONE -MAP B1 FEDERAL FUNCTIONAL CLASSIFICATION /URBAN BOUNDARIES -COLLIER COUNTY N E S 0 1 2 4 6 8 Miles 'LEGEND INTERSTATE OTHER FREEWAYS AND EXPRESSWAYS "— OTHER PRINCIPAL ARTERIAL ----- MINOR ARTERIAL �� MAJOR COLLECTOR MINOR COLLECTOR LOCAL 2010 SMOOTHED URBANIZED BOUNDARY 0 2010 SMOOTHED SMALL URBAN BOUNDARY RECOM COLLIER MENDED BY: COUNTY MPO DATE FLORIDA DEPARTMENT OF �w� �• - " TRANSPORTATION pA FEDERAL APPROVED BY: ADMINISTRATION DATE FTE 10/31/2013 EXHIBIT V.D. MARKET ANALYSIS FOR PROPOSED AMERISITE PROPERTY CONVENIENCE STORE/FUEL STATION AND PROPOSED TRUCK RENTAL SERVICES LOCATED ON COLLIER BOULEVARD IN COLLIER COUNTY, FLORIDA Revised February 7, 2022 Prepared for Mr. Peter Sulick Amerisite, LLC 1801 Gulfshore Blvd., #803 Naples, FL 34102 Prepared by I Plan ing—E—tion—Re-It, Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.Com Executive Summary Amerisite, LLC ("Applicant") is seeking approval for a proposed convenience store/fuel station ("Fuel Station Project") and Truck Rental Use ("Truck Rental Project") located north of Rattlesnake Hammock Road East, south of Lord's Way and east of CR 951 within Collier County Activity Center #7 in Collier County, Florida ("County"). The Fuel Station Project will make a significant contribution to the Collier County economy while at the same time support the rapid growth in the Project's market area (defined in Section 1.1) without adversely affecting the efficient gasoline market economy in that market area. • Gasoline market demand is anticipated to grow 10.37% in the Project's drive time market area over the next five years. • The proposed convenience store/gas station will increase the same gasoline market drive time supply by 7.29%. The proposed Fuel Station Project will keep the drive time gasoline market efficient by providing the needed supply to accommodate the growing demand in Collier County's South Naples planning area. The five-(5)-year growth potential within five (5) miles of the potential truck rental services location is substantial enough to support truck rental services. Couple that growth with the potential for the development of over 29,000 residential units including the three nearby active PUDs plus the future South Bell Meade SRA would be well served by truck rental services in the immediate area. The Subject Site is well positioned for sizeable truck rental services since it is located along a major County six-6-lane arterial road that is a major north -south connector between Interstate-75 and U.S. 41 east. The Subject Site is also located within 7 miles of the future South Belle Meade SRA. The Subject Site would help alleviate any traffic heading to the existing truck rental services that are located between seven (7) and 10 miles away. 1.0 Fuel Station/Convenience Store Background Amerisite LLC ("Client") is proposing to submit a Comprehensive Plan Change ("comprehensive plan") for the Amerisite property ("Project"), consisting of three (3) parcels of land totaling approximately 19 +/- acres of land located north of Rattlesnake Hammock Road East, south of Lord's Way and east of CR 951 within Collier County Activity Center #7 in Collier County, Florida ("County"). MUAC -Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 1 of 62 The Property is designated within the Urban Commercial District, Mixed Use Activity Center #7, and Urban Residential Fringe (URF) future land use designations. The Property is zoned C-4 vacant commercial pursuant to Ordinance 14-28. The ordinance allows for general commercial uses with limitations. The Property is currently undeveloped and partially vegetated. The Client will be amending the mixed -use activity center to allow not only for residential units but a gas station and a separate truck rental store. Since the gas station will be located within 500 feet of an existing gas station, a Waiver for Separation ("AWS") is required along with the amendment submittal. The Client requires a gas station needs analysis report to accompany the AWS submittal. The Client is seeking the AWS in order to include 8 MPDs (16 fueling positions) and an approximately 4,500 square -foot convenience store. Real Estates Econometrics, Inc. ("Consultant") has been retained to analyze the fuel market for the Applicant. The Consultant is well -versed in preparing needs analysis studies especially in the Southwest Florida marketplace. This Study is comprised of three (3) parts; the market area demographics, the market analysis and conclusion. 1.1 Market Area Demographics 1.2 Market Area Definition Since the convenience store/fuel station market is being analyzed, it is appropriate to define the market area for such use by using a drive time calculation. Drive times are calculated by Environmental Systems Research Institute ("ESRI"). The ESRI Business Analyst mapping program is geographic information system -based ("GIS") that calculates market area drive times by actual street networks and posted speed limits and allows for the extraction of census data from that drive time market area. A March 1, 2017 study by the National Association of Convenience Stores ("NAGS") on how consumers behave at the pump (See Appendix A Page 28) shows that consumers are attracted to convenience • Price • Location Convenience • Brand • Ease of ingress/egress store/fuel station facilities MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 2 of 62 As most consumers of a convenience store/fuel station facility are drawn to that facility based primarily on the four factors noted above, it would stand to reason that an immediate market area would include driving within 5-minutes to such a facility to obtain fuel. Most consumers would be fueling as a secondary action while driving for other reasons such as going to the grocery store or traveling to and from work. The above factors indicate that a convenience store/fuel facility market analysis would encompass a 5-minute drive time market area ("Market Area"). Figure 1.1.1 below depicts the Market Area for the Project. Figure 1.1.1 Source: ESRI ArcG/S Business Analyst Mapping System The Market Area configuration will change over time as growth occurs in the area and new roads with new residences are developed. That is important to note when the Market Area demographic detail is reviewed over the next five years in the next section. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 3 of 62 1 so Market Area Demographic Detail In order to determine the convenience store/fuel station facility demand, a demographic profile of the Market Area is required. The Consultant utilized the Environmental Systems Research Institute's ("ESRI") geographic information systems ("GIS") both desktop and web -based. ESRI's Business Analyst on-line and ArcGIS desktop programs allow for the most current data collecting at the local level. Table 1.2.1 below shows the census -based demographic profile of the population that lives within the Market Area of the subject site. Table 1.2.1 Amerisite Gas Station 3900-3999 A Better Way, Naples, Florida, 34114 Drive Time: 5 minute radius Summary Population Households Families Owner Occupied Housing Units Renter Occupied Housing Units Median Age Trends: 2021-2026 Annual Rate Population Households Families Owner HHs Median Household Income Households by Income <$15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000+ Median Household Income Average Household Income Per Capita Income Population by Age 0-4 5-9 LO - 14 15 - 19 20 - 24 5- 34 35 - 44 45 - 54 55 - 64 65 - 74 75 • 84 85+ Race and Ethnicity Whits Alone Black Alone American Indian Alone Aslan Alone Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin (Any Race) Data Note: Income Is expressed In current dollars, Prepared by Esri Census 2010 2D21 2026 13,195 18, 222 20,104 6,158 8,434 91309 30959 5, 526 6,116 41548 61008 6,668 14610 2,426 4641 59.0 60.6 61.3 Area State National 1.99 % 1.31% 0.71% 1,99% 1,27% 0,71°% 2.05 % 1.22 % 0,64 2.11°% 1.45% 0.91°% 2.8290 2, 38% 2.41% 2021 2026 Number Percent Number Percent 708 8A % 575 6.2% 554 6.6% 413 4.4% 670 7.9% 533 5.7% 1r147 13.6% 1,133 12.2% 1,480 17.5% 1,843 19.8% 10069 12.75o 10195 12.8% 1,594 18.9% 11888 20.3% 446 5.3% 642 6.91y9 767 9.1°% 1,086 11.7% $67,466 $77,549 $96,216 $113,593 $44, 297 $ 52, 070 Census 2010 2021 2026 Number Percent Number Percent Number Percent 576 4.4% 708 3.9% 750 3.7% 531 4.0% 742 4A% 780 3.9% 470 3.6 % 704 3,9°% 859 4.3% 455 3.4°% 578 3.2% 685 3.40% 454 3.4% 554 3.0% 550 2.7% 1,099 8.3°% 1,511 8.3°% 1,392 6.9% 1,092 8.3°% 1,506 8.3% 10810 9.0% 1,274 9.7°% 11570 8.6°% 11678 8.30/, 2,024 15.3% 2r566 14.1°% 2,737 13.6% 2,765 21.0% 4,209 23.1% 4,436 22.11% 1,846 14X% 21593 14.2% 3,328 16.6% 608 4.6% 980 5.4% 1,099 5.5% Census 2010 2021 2026 Number Percent Number Percent Number Percent 11,528 87.4% 15,062 82.7% 16r232 80.7% 939 7.1% 1,741 9.6% 2,138 10.6% 25 0.2°% 37 0.2% 42 0.2% 150 1.1% 275 1.5% 354 1.8% 4 0.0% 5 0.0% 7 0.0% 377 2.9% 795 4.4% 973 4.8°% 173 1.3% 307 1.7% 358 1.8% Z,134 16.2% 31892 21.4% 4,794 23.6% Source: 11.5. Census &ueau, Census 2010 Summary Hle 1. Esri forensts for 2021 and 2026. Source: ESRI and U.S. Census Bureau MUAC -Amerisite CB GMPA PL20210O011O4 Revised 2-7-2022 Page 4 of 62 In 2021, the population for the Market Area is 18,222 and the number of households is 8,434. The majority of household incomes range from $35,000 to $150,000 and the median household income of the Market Area is $67,466. The average household income for this market area is $96,216. Table 1.2.2 below shows the workforce makeup of the Market Area. The workforce makes up 39.01 % of the total market area population and will be significant contributors to the product sales of the convenience store/fuel station. The majority of the workforce is in the services industry and is white collar in occupation. Table 1.2.2 • esri�MarketProfile Amerisite Gas Station Prepared by Esri 3900-3999 A Better Way, Naples, Florida, 34114 Latitude: 26.11355 Drive Time: 5 minute radii Longitude:-81.68524 5 minutes 2021 Employed Population 16+ by Industry Total Agriculture/Mining Construction Manufacturing Wholesale Trade Retail Trade Transportation/Utilities Information Finance/Insurance/Real Estate Services Public Administration 2021 Employed Population 16+ by Occupation Total White Collar Management/Business/Financial Professional Sales Administrative Support Services Blue Collar Farming/Forestry/Fishing Construction/Extraction Installation/Maintenance/Repair Production Transportation/Material Moving Source: U.S, Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2U26 Esrl converted Census 2000 data Into 2U10 geography. Source: ESRI and U.S. Census Bureau 7110 , 15.1% 61.4% MUAC - Amerisite CB GMPA PL2O2100011O4 Revised 2-7-2022 Page 5 of 62 MUAC - Amerisite CB GMPA PL2O2100011O4 Revised 2-7-2022 Page 5 of 62 2.0 MARKET ANALYSIS 2.1 Market Area Demand The Consultant next determined the market area demand for gasoline in 2021 and then over a 5-year period to 2026 in order to calculate the future demand for gasoline coming from the Market Area. Table 2.1.1 shows that the market area's 2021 population is 18,222 and the households total 8,434 per ESRI. The household count is required since the annual amount spent on fuel in the Market Area is calculated on a per household basis. Table 2.1.1 Population 18,222 Households 8,434 Source: ESRI and U.S. Census Bureau In order to determine the 2026 population for the same Market Area, the Consultant then utilized the population projection from Table 1.2.1. The table and its forecasts are based on census data. Table 2.1.2 below shows that the Market Area population is projected to increase by 1,882 people between 2021 and 2026. Table 2.1.2 Year 5-Minute Drive Time Population 2019 18,222 2024 20,104 Increase: 11882 Source: ESRI and US Census Bureau The next step in calculating the demand for gasoline from the Market Area is to determine the number of gallons of fuel consumed annually in the Market Area. The Consultant utilized the U.S. Census population data for the Market Area and combined it with the U.S. Census automotive expenditures data (Appendix B, Page 31) and the Market Area average price to calculate the Market Area's annual consumption of gasoline. Table 2.1.3 on the next page shows the calculation. The Consultant made the same calculation for both 2021 and 2026. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 6 of 62 Table 2.1.3 Population Households Average Amount spent on gas per Household Total Amount Spent in market area Average gasoline price per gallon (from Appendix C, Page 33): Gallons Consumed Annually in Market Area: Demand Increase from 2019 to 2024. 2021 2026 18,222 8,434 $2,538.20 $21,407,178.80 6,950,383 20,104 9,309 $2,538.20 $23,628,103.80 7,671,462 10.37 Source: ESRI, Automotive Aftermarket Expenditures, Consultant Field Study (Appendix C, Page 33) The annual gallons of fuel consumed in the market area will increase by 865,552 which equates to a Market Area demand increase of 10.37% over the five-year period. 2.2 Market Area Supply In order to determine the impact the Project will have on the supply, the Consultant first needs to identify the existing gas stations in the Market Area, then calculate the number of cars using the existing gas stations on a weekly basis and finally determine the number of cars that would be using the Project's fuel to ascertain the percent growth the Project's supply will have on the total Market Area supply. The Consultant first used the same Market Area drive time to determine the number of competitive gas stations located within the boundaries of the Market Area. Figure 2.2.1 on the next page shows the competitive gas stations in light blue as they geographically relate to the Project location (red star). (Rest of Page Left Intentionally Blank) MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 7 of 62 Figure 2.2.1 Source: ESRI, Collier County Property Appraiser, DOR List with Consultant Field Study (Appendix C, Page 33) There are 12 gas stations within the Market Area boundary and all are convenience store/fuel stations. The list of the competitive stations, their makeup and photos are located in Appendix C, Page 33. The Consultant then utilized NACS data to examine the supply side of the competition in the Market Area. The NACS 2015 Fuel Report (Appendix D, Page 46) points out that big box mass merchandise stores sell 278,000 gallons of gasoline per month and that amount is more than half of the amount sold by convenience store/fuel station locations. Based on that statistic, the Consultant used 270,000 gallons as a base amount and used 50% (135,000) of that amount as the average amount of gallons sold per month at a convenience store/fuel station location. There was no state, regional or local data available. From that point, the Consultant calculated the 12-station Market Area gallons sold during the weekday for a week. Table 2.2.1 on the next page shows that calculation. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 8 of 62 Table 2.2.1 Station Gallons per Month. 135,000 Station Gallons per week: 33,750 Station Gallons for 5 weekdays. 24,107 Stations: 12 Market Area Gallons per 5-day week: 289,286 Source: NACS 2015 Fuel Report (Appendix D, Page 46) The Project's contribution in terms of total supply is then added to the Market Area total so that the number of cars per 5-day week could be determined. Table 2.2.2 below shows that calculation. Table 2.2.2 Market Area Gallons per 5-day week: 289,286 Project Contribution per 5-day week: 24,107 Market Area Gallons per 5-day week with Project. 313,393 Source: Consultant The next step is to calculate the number of gallons per week that is consumed per car in the marketplace. A cars per household statistic is required for this calculation. The Consultant utilized statistics from the National Association of Convenience Stores to determine gallons used per week per car. (Appendix E, Page 49). Each car uses 8.90 gallons per week in the Market Area. This calculation is shown in Table 2.2.3 below. Table 2.2.3 Drive Time Population 18,222 Drive Time Households Annual Fuel Cost per Household (Appendix B, Page 31) Cars Per Household (Appendix F, Page 51) Avg. Market Area Price per Gallon (Appendix C, Page 33) Annual Gallons Consumed per Car Weeks per Year 8,434 53820 Gallons Per Car Per Week 8.90 Source: ESRI, Automotive Aftermarket Expenditures, Consultant Field Study, Governing MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 9 of 62 The next calculation is to convert the gallons per 5-day week to cars purchasing those gallons in the Market Area in order to compare to the cars per 5-day week as calculated by the Project traffic study that will purchase fuel at the Project. Table 2.2.4 shows that calculation. Table 2.2.4 Market Area Gallons per 5-day week with Project (from Table 2.2.2): 313,393 Gallons per car per week (from Table 2.2.3): Cars per 5-day week in Market Area: 35,200 Source: Consultant The number of cars per 5-day week for the Project is the next calculation needed to compare the Project's contribution to the supply. Using the Project's traffic study (Appendix G, Page 55) and a study performed by C-Store Shopper Insights (Appendix H, Page 57), the Consultant determined that 2,567 cars will be purchasing gasoline at the Project's fuel stations over a 5-weekday period. Table 2.2.5 below shows that calculation. Table 2.2.5 Cars buying Gasoline at the Project during 5-Weekday period Weekday Per hour am (4 hours) Weekday Per hour pm (4 hours) Total Cars in per weekday: C-Store data: 69% cars in for gas: Project cars buying gas over 5-weekdays: Per hour Total Cars in 100 400 86 344 744 69.00% 513 Source: Project Traffic Study. C-Store Shopper Insights 2,567 The Project's percentage of contribution to the Market Area supply is the last calculation. Table 2.2.6 below shows that the Project will contribute 2,567 fuel purchasers to the Market Area, equating to a Market Area supply increase of 7.84% Table 2.2.6 Market Area cars per 5-weekdays including Project (from Table 2.2.4): 35,200 Project cars per 5-weekdays (from Table 2.2.5): Project Supply percent increase to the Market Area Supply: 7.29% Source: Consultant MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 10 of 62 2.3 Supply — Demand Analysis The final step in the Market Study supply -demand analysis is to put the supply and demand calculations together in order to determine the oversupply or undersupply of gasoline in the Market Area with the addition of the Project. Table 2.3.1 shows that over the next five years there will be a 3.08% deficit supply of gasoline to serve the Market Area over the next five (5) years. A basic economic principal states that all markets are efficient and that supply is for the most part generated as demand dictates. It is a rare economic situation where supply generates demand. This basic economic principal shows that markets are efficient in terms of supply and demand and the ultimate lack of available fuel station choices creates an impediment to the market functioning properly. The economic principal stated above would indicate that fuel station supply will be added to the Market Area in order to equalize the demand side of the Market Area's supply/demand equation. The Project will increase the Market Area's supply side by 7.29% thus stabilizing the Market Area's supply/demand equation for the next five (5) years. There will still be a 3.08% supply deficit in the next five (5) years even with the Project addition to the supply. Table 2.3.'I Market Area Demand Growth (Table 2.1.3) 10.37% Project percent of market (Table 2.2.6) 7.29% Market Area 5-year supply = surplus/(deficit) (3.08%) The addition of the Project will not only satisfy the increased demand over the next five (5) years, it will also keep gasoline prices reasonable by absorbing a majority of the five (5) year projected demand increase and not constraining the gasoline supply thus forcing gas prices to escalate. The Project will compensate for properties along the Market Area corridor that may not be developed as convenience store/fuel stations due to being unavailable for sale or subject to other development constraints. And the Project will be new to the market in terms of construction and exterior ambiance thus providing an upgrade to the Collier Boulevard development corridor and potentially force older gas station/convenience store competitors to upgrade their exterior and interior appearances. MUAC - Amerisite CB GMPA PL20210001104 Revisetl 2-7-2022 Page 11 of 62 3.0 CONCLUSIONS 3.1 The Consultant used all of the data and analysis in the previous sections to determine the total supply and demand for gasoline sales in the Project's market area for the next five years. From there, the Consultant then determined the Project's impact on the Market Area in terms of the Market Area's percent of demand growth versus the Market Area's percent of supply increase with the addition of the Project's supply. The results show compellingly that the addition of the Project to the Market Area will not adversely affect the balance of gasoline supply while addressing the demand coming from the future growth and make significant economic contributions to Collier County in terms of gas taxes, sales taxes and property taxes. The Market Area is currently assumed to be in equilibrium as economic studies have shown that markets are efficient in terms of supply and demand and the future supply will be developed as the market grows and diversifies. The Project will help address the demand coming to the Market Area over the next five years. Based on the analysis, there will be even more of a gasoline supply need for the Market Area over the next five (5) years and beyond even with the addition of the Project. (Rest of Page Left Intentionally Blank) MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 12 of 62 4.0 TRUCK RENTAL SERVICE STUDY The Client is seeking to develop a truck rental service as a use %a the Subject Property. Since a truck rental service is a C-5 use and the Subject Site is already zoned for C-4 uses therefore a market study is needed to support the conditional use application. The Consultant first takes a look at the total truck rental market from a national perspective, then reviews where domestic migration is taking place, looks at where Collier County in -migration is coming from and drills down into the site -specific market's future population growth and residential development potential. 4.1 Truck Rental Industry Definition Operators in this industry primarily rent or lease trucks, utility trailers, buses, semitrailers and other related vehicles (without drivers). Purchasing and lease - to -own arrangements of these vehicles are excluded from this industry. Operators that rent or lease industrial trucks and equipment, such as forklifts, are covered in the Industrial Equipment Rental and Leasing industry (IBISWorld report 53249). According to a comprehensive research report by Market Research Future (MRFR), "Truck Rental Market Research Report, Truck Type, Lease Type and Region - Forecast till 2027", the market size is projected to be worth $185.51- billion by 2027 and registering a Compound Annual Growth Rate ("CAGR") of 10.1 % during the forecast period (2021 - 2026), The market was valued at $72.344111on in 2020. 4.2 Market dynamics The crucial market drivers There are plenty of reasons to hire a truck. The automotive industries faced severe downfall during covid 19. However, the automakers are diversifying their services by offering vehicle rentals and leasing. Their aggressive advertising and exceptional rental offers are the driving factors of the truck rental Industry. Apart from their vehicle sales, they are offering their trucks for rent. It is one of the crucial factors that boom the truck rental market. The growing demand, the optimal operational costs and the outsourcing process are the factors for high demand. These factors have increased the adoption of truck rentals in various industries. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 13 of 62 The cost of maintenance and fluctuating fuel rates also boosts the demand for truck rentals. House shifting activities are a major cause of the demand for these rental trucks. Rental trucks are available regularly. It is convenient for many industries to rent trucks than maintaining or owning a truck. Some logistic services integrate mobile apps for truck booking. It enables customers or industries to hire rental trucks with ease. The availability and low operational costs are the top demand driving factors for the truck rental market. The market growth opportunities Covid 19 has caused global financial instabilities. The rate of people buying vehicles is less in the upcoming years. Especially, due to high truck prices, the rate of individuals owning a truck is less in the future. However, for commercial, industrial and residential purposes, individuals will hire truck rentals as they are affordable. According to the demand forecast, the demand for truck rental will each its peak by 2024. The demand for light and heavy trucks is high due to the low costs. Also, the customers preferring the OEM trucks are high. It will ultimately grow the truck rental market by 3% in 2022 and more than 10% in 2026. The market Restraints The unavailability of truck rental services in underdeveloped regions is a major restraint. The unavailability of trucks and lack of awareness are the major setbacks of the truck rental market Outlook. Cumulative growth analysis There is a serious need for availability and awareness. The truck rental market needs to pay attention to the availability of rental trucks. Integrating truck rental with mobile apps is essential in future years. Due to which, any organizations will have the convenience to book truck rentals with ease. Also, upgrading the vehicle system and reducing vehicle cost is essential to increase the demand. Competitive landscape The market competitive -analysis is a detail commercial market. The major players of the from the truck rentals. Also, these competitor and leasing services. about the major players in the rental market earn high revenue s provide exceptional truck rental MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 14 of 62 The prominent competitors in the truck rental market are 1. Ryder System Inc. 2. Budget Truck Rental LLC 3. U-Haul International Inc. 4. Daimler AG 5. PACCAR Leasing Company 6. Europcar 7. MAX Rental.lu AG 8. Larson Group 9. Fetch Truck Rental 10. Enterprise Holdings Inc. The key market players The key market truck rental market focuses on both organic and inorganic growth strategies. All the key players have a wide -consumer base for truck rentals. The growth opportunities for the key players are high during the forecast period. The top key players in the truck rental market 1. Budget Truck Rental, LLC 2. U Haul International, Inc. 3. Ryder System Inc. 4. Penske Truck Leasing 4.3 Recent developments in the truck rental market 1. The truck rental companies are increasing the opportunities to transport healthcare supplies. 2. The truck rental market is creating innovative logistics app to generate more revenue. 3. The truck rental market is collaborating with automakers to increase the awareness of renting trucks. 4. The truck rental market is creating user-friendly websites to enhance the customer experience. 5. The truck rental market is introducing truck diagnostics technologies to save time on maintenance. 6. The truck rental market is poised to achieve a 10.1 % CAGR. MUAC - Amerisite CB GMPA P120210001104 Revised 2-7-2022 Page 15 of 62 7. The truck rental market is positioned for that growth potential due to an increased awareness about the benefits of leasing trucks over purchasing is expected to drive expansion of the market. 8. On the basis of lease type, the segments of the truck rental market are full -service lease and financial lease. 9. Unavailability of truck rental services in developing and underdeveloped regions can check market growth in the near future. 4.4 MIGRATION TRENDS AND POPULATION GROWTH National Movement Trend According to the state's Office of Economic and Demographic Research, an estimated 329,717 new residents settled in Florida between April 2020 and April 2021. And according to U-Haul, the state was the third most popular place to move during Covid, based on migration stats compiled from more than two million customer transactions. According to the National Association of Realtors, a total of 8.9 million people changed address since the start of the pandemic. The Association reports that close to 28% of the people relocating to Florida came from Texas and another 15% relocated from New York, with a little over 6% coming from California. Figure 4.4.1 on the next page shows that Florida is one of nine (9) high inbound movers according to United Van Lines. (Rest of Page Left Intentionally Blank) MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 16 of 62 Figure 4.4.1 2020 United Van Lines' National Movers Study NV ■ High Inbound Moves . Medium Inhauno Moves Balanced Moves Medium Outbound Moves High Outbound Moves MN IA It CO KS Mo NC VT �1 NH VA NY MA MI RI PA IN OH l �NJ VA \DE MD KY A DC United'". Van Lines Source: United Van Lines 2020 National Mover Study Figure 4.4.2 on the next page shows that the Fort Myers area is one of two (2) Florida urban areas and one (1) of five (5) urban areas for in -migration around the county. Figure 4.4.2 Source: United Van Lines 2020 National Mover Study MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 17 of 62 Florida's popularity isn't expected to end any time soon. The state is expected to gain an average 845 new residents a day until 2025, according to state projections. That continued growth will bode well for Collier County's future population growth. Collier County In -Bound /Out -Bound Population Movement Trends The Internal Revenue Service produces statistics on a county level that shows the in -bound and out -bound movements on an annual basis based on tax return address changes. Table 4.4.1 below shows the top 10 destinations sending residents to Collier County. Table 4.4.1. Top '10 Locations sending In -Bound Residents to Collier County Rank County Total In -State Out of State Adjacent Counties 1 Lee County 1,760 1,760 11760 2 Miami -Dade County 619 619 619 3 Broward County 373 373 373 4 Cook County 277 277 5 Palm Beach County 213 213 6 Orange County 151 151 7 Hillsborough County 145 145 8 Suffolk County 132 132 9 Fairfield County 125 125 10 DuPage County 112 112 Totals 31907 3,261 646 2,752 Percent of Total 83.47% 16.53% 70.44% Source: United States Internal Revenue Service (2019) The Top 10 locations are sending almost 4,000 residents annually to Collier County. Of the top 10, six (6) counties are located in Florida and they are sending nearly 3,300 residents that account for 83.5% of the top 10 in -migration. Of the counties located in Florida, Lee County (adjacent to Collier County) accounts for 1,760 or 45% of the top 10 total. Table 4.4.2 on the next page shows the top 10 destinations of residents moving out of Collier County. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 18 of 62 Table 4.4.2. Top 10 Destinations Receiving Collier County Out -Bound Residents Rank County Total In -State Out of State Adjacent Counties 1 Lee County 21382 21382 21382 2 Miami -Dade County 319 319 319 3 Broward County 210 210 118 210 Totals 3,849 3,731 118 2,911 Percent of Total 96.93% 3.07% 75.63% Source: United States Internal Revenue Service (2019) The Top 10 destinations are receiving almost the same 4,000 residents annually that are arriving in Collier County. Nine (9) of the top 10 counties receiving Collier County residents are located in Florida and they are receiving just under 97% of the out -migration residents. Of the counties located in Florida, Lee County (adjacent to Collier County) accounts for 2,382 or nearly 62% of the top 10 total. Table 4.4.3 below compares the annual Collier County igration/out-migration resident flows. Table 4.4.3. Collier County In -Bound /Out -Bound Residents Comparison Collier County Total In -State Out of State Adjacent Counties In -Migration 31907 3,261 646 2,752 Out -Migration 3,849 3,731 118 21911 Net Migration 58 (470) 528 (159) Source: United States Internal Revenue Service (2019) The net migration according to the IRS statistics is 58 with most of the in - migration coming from out of state and the majority of the out -migration stays in Florida. The majority of the in -state out -migration residents are moving to the adjacent counties of Lee, Broward and Miami -Dade. The migration patterns support the data derived from the following interview with the manager of the U- Haul location on the East Tamiami Trail near the Davis Boulevard intersection. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 19 of 62 EAST TAMIAMI TRAIL U-HAUL SITE VISIT The Consultant visited the East Tamiami Trail U-Haul location in late January to determine the type of truck/trailer distribution and use, number of trucks/trailers on site at any given point in time and to determine the degree of re -positioning of trucks/trailers to other locations if needed to alleviate an over -abundance of trucks/trailers on -site. The Consultant was able to interview the site's Manager to obtain the following information: ® This U-Haul site's in -bound and out -bound business distribution is 70% Local, 20% in state and 10% out of state. • This location has 175 trailers in operation with generally 30 on -site and 145 in circulation at any given time. • There are 20 Trucks on -site most of the time. Truck turnover is mostly in and out in one day. Trucks are used mostly for in and out of the County with a small amount of the trucks used for local moves. • The Manager noted that they don't have to re -allocate overloaded trailer or truck inventory resulting from one-way moves to other U-Haul regional sites. The daily business operations move them organically. The data and information received from the interview comports with the IRS inflow and outflow information reported in the previous section. 5-Mile Radius Market Area Supply and Population/Residential Growth Supply Figure 4.4.3 on the next page shows the location of all the truck rental places in Collier County (except for Immokalee) in relation to the Subject Site. The majority of these places are neighborhood in nature, have a handful of mostly trailers and minimal if any trucks and are associated with gas stations. Since the Subject Site is being proposed for a 404ruck size of center, the neighborhood centers are minimally competitive in terms of rentals only. The larger Subject Site center would also have moving accessories such as packing boxes, moving blankets, trailer hitches, etc. which are normally not found in the neighborhood locations. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 20 of 62 Figure 4.4.3 U-Haul ("1 ,''v'�^) cool &Truck Neighborhood Dealer `y v Rental Center at The... CU U-Haul Naples Zoo at Neighborhood Dealer Caribbean Gardens 3 United Rentals Penske Truck Rental U-Haul Moving &(', `,ICleveland C3ass Storage of Naples '`� Movers LLC :s ples finical den Keewaydin Island (� jU-Haul Neighborhood Dealer Neighborhood Dealer Proposed Truck Rental Site Lely (Y 1U-Haul Neighborhood Dealer ,,' Neighborhood Dealer `_' U-Haul Neighborhood Dealer , U-Haul Source: Google Maps The actual competing truck rental services( or more trucks) are located between five (5) and 10 miles from the Subject Site. There are only four (4) truck rental services that are not affiliated with another use like a gas station (Neighborhood Dealer). There are two (2) Penske truck rental services, one (1) U Haul truck rental services and one (1) Budget truck rental services. Those services locations are shown in Figure 4.4.4 on the next page and in Appendix I, Page 59. Those services are located in the urban area to support the growth that has already taken place. The two (2) Penske services are located in industrial parks and the U Haul and Budget services are located in the Bayshore Community Redevelopment Area ("CRA"). MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 21 of 62 10-Mile t f P posed Truck'kental Site ami Trail"East i N Table 4.4.2 below shows the abbreviated version of the Truck Rental Services' 5-mile market area community profile. Of note here is the population forecast for the market area is forecasted to increase from 94,000 to 103,000 people in the next five years. Also of importance is the development of 5,000 new residential units in this market area. All of this increase in population and residential units would have a need for moving truck rentals and would be well served by a nearby truck rental services store. Table 4.4.2 5-Mile Radius Truck Rental Store Market Area Community Profile. • 4 esr�sCommunity Profile 34114 Prepared by Esri 3900-3999 A Better Way, Naples, Florida, 34114 Latitude: 26.11149 Rings: 5 mile radii Loniiitud &] .66501 5 miles Population Summary 2000 Total Population 59,381 2010 Total Population 75,212 2021 Total Population 94,853 2021 Group Quarters 11274 2026 Total Population 103,313 2021-2026 Annual Rate 1.72% 2021 Total Daytime Population 821322 Workers 26,693 Residents 55,629 Household Summary 2000 Households 25,197 2010 Households 31,763 2021 Households 40,274 2026 Households 44,002 2010 Families 20,827 2021 Families 26,117 2026 Families 28,452 Housing Unit Summary 2000 Housing Units 34,201 Owner Occupied Housing Units 56.8% Renter Occupied Housing Units 16.9% Vacant Housing Units 26.3% 2010 Housing Units 47,147 Owner Occupied Housing Units 49.3% Renter Occupied Housing Units 18.10/0 Vacant Housing Units 32.6% 2021 Housing Units 58,079 Owner Occupied Housing Units 51.0% Renter Occupied Housing Units 18.4% Vacant Housing Units 30.7% 2026 Housing Units 62,949 Owner Occupied Housing Units 51.4% Renter Occupied Housing Units 18.5% Vacant Housing Units 30.1% Source: ESRI and Consultant Table 4.4.3 on the next page shows a comparison of the 5-mile market area's population growth to the County's and State's population growth over the next five (5) years. Collier County's population is expected to increase from 395,000 to 429,000. The 9,000 residents increase in the market area is 20.5% of the total County growth indicating that the 5-mile market area is one of the fastest growing areas in the County. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 23 of 62 Table 4.4.3 Market Area Population comparisons to County and State VArcGIS Business Analyst Home Maps Reports Ma USA - Help Select report Population Comparison -}- Creata new report i Add variables -}- Add sites Select view Table Chart t.® Variable 34114 tot Q� Collier County, FL t•t Florida ttt 5 miles County State 2021 Total Population t•• 94,853 395,210 214733,419 2021 Household Population ttt 93,576 390,664 21,301,252 2021 Family Population ttt 73,442 310;722 16,760,110 2026 Total Population ttt 103*313 429,292 23,197,833 2026 Household Population tot 102,039 424,746 221765,666 2026 Family Population two 79,900 337,207 17,884,245 Source: ESRI and Consultant Finally, the surrounding market area has a number of planned unit developments (TUD") and the future South Belle Meade Stewardship Receiving Area ("SRA") shown in Figure 4.4.6 below. -- Proposed ruck R�nta) Site I, 21 22 2e IV % .31 - - 92 ; •-� 3� + m � rs ;fir Ic ! IS II M R26E - OQ"1v Figure 4.4.6 J ti 14] —.—.H Ito -- 0 tL ,0 2/ 27 - ! 21 to 23 ., w 2s r �• I RECEIVING (28,054 ACRES) III i- 32 I 99 31 �+ a SENDING (40,974ACRES) I-- NEUTRAL (8,431 ACRES) a 12 6 0 to. 1.'5 'I 3 Miles- �— - to n � 13 l3 +r Co et County ---------_ OISMAPPINO BETH YMIO AICP Is 20 GRO` TIIMA ADEMENTO WU2iMEN. 1 19 20 21 ( 25 25 30 29 R28E Source: Collier County and Consultant MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 24 of 62 - OQ"1v Figure 4.4.6 J ti 14] —.—.H Ito -- 0 tL ,0 2/ 27 - ! 21 to 23 ., w 2s r �• I RECEIVING (28,054 ACRES) III i- 32 I 99 31 �+ a SENDING (40,974ACRES) I-- NEUTRAL (8,431 ACRES) a 12 6 0 to. 1.'5 'I 3 Miles- �— - to n � 13 l3 +r Co et County ---------_ OISMAPPINO BETH YMIO AICP Is 20 GRO` TIIMA ADEMENTO WU2iMEN. 1 19 20 21 ( 25 25 30 29 R28E Source: Collier County and Consultant MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 24 of 62 In order to determine the number of potential residential units anticipated in the South Belle Meade SRA (possibly a Village), the Consultant used the recently approved four (4) villages in the Rural Lands Stewardship District to determine an average density to calculate the total units of the SRA. Table 4.4.4 below shows the four (4) villages, their densities and the average density. From there, the Consultant then multiplied the 2.66 units per acre times the 8,320 acres in the SRA to arrive at a potential development of 22,130 units. Table 4.4.4 Market Area Population comparisons to County and State Proposed RLSA Development Acres Units Density/Acre Hyde Park Village 642 11800 IN Rivergrass Village 11000 2500 2.50 Belmar Village 1,000 21750 2075 Longwater Village 11000 21600 2.60 Totals 31642 91650 2.66 RFMUD South Belle Meade SRA 81320 22,131 2.66 Source: Collier County and Consultant There are 3 large PUDs near the Subject Site that along with the RFMUD village have almost 30,000 future residential units to be developed as shown in Table 4.44 below. Those units would be more than enough support for truck rental services. Table 4.4.4 Market Area Population comparisons to County and State Area PUDs Total Units Future Units Developed Units Hacienda Lakes 11256 872 384 Fiddler's Creek 61000 Lely Resort 8,946 31421 21579 Total Future Units 29,378 Source: Collier County PUD list as of 9/7/21 and Consultant MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 25 of 62 5.0 TRUCK RENTAL SERVICES CONCLUSION The five-(5)-year growth potential within five (5) miles of the potential truck rental services location is substantial enough to support truck rental services. Couple that growth with the potential for the development of over 29,000 residential units including the three nearby active PUDs plus the future South Bell Meade SRA would be well served by truck rental services in the immediate area. The Subject Site is well positioned for sizeable truck rental services since it is located along a major County six-6-lane arterial road that is a major north -south connector between Interstate-75 and U.S. 41 east. The Subject Site is also located within 7 miles of the future South Belle Meade SRA. The Subject Site would help alleviate any traffic heading to the existing truck rental services that are located between seven (7) and 10 miles away. The in-migration/out-migration analysis strongly supports the need for additional truck rental services in Collier County as the majority of the in -migration population comes from Lee County and the out -migration population is also to adjacent counties and within the state. Those types of moves generally do not use long haul movers and require the services and trucks that truck rental services provide. The unavailability of truck rental services in developing and underdeveloped regions can also dampen market growth in the near future. The Market Area is currently assumed to be in equilibrium as economic studies have shown that markets are efficient in terms of supply and demand and the future supply will be developed as the market grows and diversifies. The Project will help address the supply and demand for truck rental services on an intra- county level as well as the in -migration and out -migration needs over the next five years. Based on the analysis, there will be even more need for truck rental services in the Market Area over the next five (5) years and beyond even with the addition of the Project. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 26 of 62 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 27 of 62 How Consumers Behave at the Pump NACS Online — Your Business — ... http://www.nacsonline.com/YourBusiness/FuelsCenter/Basics/Articles/P... Ask NAGS Conexxus Terms of Use Advertise 1600 Duke Street About NACS Fuels Institute Privacy P011cy For Suppliers Alexandria, Va 22314 Foundation Related Glossary Copyright © 2017 NAGS Associations THE ASSOCIATION FOR CONVENIENCE & FUEL RETAILING NAGS Online About Basics Articles Multimedia News Research Basics / Articles / How Consumers Behave at the Pump HOW CONSUMERS BEHAVE AT THE PUMP l Am Looking For: Search this site... p Nearly 40 million Americans fill up their vehicles every day. How they drive, consider gas prices and determine whether they go inside the store has a profound impact on convenience stores. RELATED ARTICLES By NAGS Published: 3/1/2017 10 A What Consumers Say About Tags: Consumers; Pay at the Pump Fueling By NACS Read Poore Nearly 40 million Americans fill up their vehicles every day. How they drive, consider gas prices and determine whether to shop inside a convenience store for food, snacks and beverages has aii Are You Average? profound impact on the retail channel that sells 80% of the fuel purchased in the United States. Let's By NA CS Read More look at some of the broad characteristics of how consumers buy gas and examine how convenience retailers can keep them coming back. In particular, we examine: Survey Says... By NACS Magazine Read More • Consumer behavior at the pump • What retailers can do to change consumer behavior • Overall driving habits NAGS has surveyed consumers about their perceptions related to gas prices since 2007 and has conducted monthly consumer sentiment surveys since 2013. NACS commissioned Penn, Schoen and Berland Associates LLC to conduct 1,114 online interviews with adult Americans on January 3-6, 2017. The margin of error for the entire sample is +/- 2.95% at the 95% confidence interval and higher for subgroups. Below are the questions and overall responses. Consumer Behavior at the Pump Understanding how consumers feel about gasoline prices can help convenience retailers execute their marketing strategies. It's also important to determine how consumers buy gas, which reveals some interesting variations. Filling Up the Tank Consumers are more likely to buy gas during the evening rush than the morning daypart (36% vs. 22%), likely because of morning time pressures. But these time pressures vary by demographic. Those most likely to purchase fuel in the morning are consumers age 34-49 who generally face time pressures related to organizing family activities, etc. There may be an opportunity to focus marketing on this segment to encourage more breakfast items. Meanwhile, those age 50 and older are most likely to purchase gas mid -day, outside of rush hours. A promotional campaign around slowing down and enjoying a snack or meal inside the store might appeal to this demographic. Q: What time of the day do you often purchase gas? (°!°) Gas Consumers 2017 Morning, or roughly 6 am to 10 am Mid -day, or roughly 10 am to 3 pm Age 18-34 35-49 50+ 22 19 28 21 32 27 25 41 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 28 of 62 How Consumers Behave at the Pump NACS Online — Your Business — ... http://www.nacsonline.com/YourBusiness/FuelsCenter/Basics/Articles/P... Afternoon, or roughly 3 pm to 7 pm Night, or roughly 7 pm to midnight Overnight, or roughly midnight to 6 am 37 32 9 13 10 6 1 0 1 0 Most fueling sites offer three octane grades: regular (usually 87 octane), mid -grade (usually 89 octane), and premium (usually 92 or 93 octane). Regular octane is the dominant fuel, while those who buy higher -octane fuels are likely doing so because their vehicle requires it. There are some variations by age; younger consumers are the least interested in mid -grade as a fueling option. Q: What octane grade do you typically purchase forthe vehicle you most commonly drive? Gender (°!°) Gas Consumers 2017 Regular 82 80 Mid -grade 8 10 Age 18-34 3549 50+ 82 78 86 5 11 5 Premium 8 10 7 11 10 5 Other 1 0 1 0 1 1 Don't know 0 0 1 1 0 0 Fully three quarters of consumers pay by plastic (73%). The percentage of consumers who pay by plastic has increased by 9 percentage points between 2009 and 2017. In reviewing subcategories, debit cards are most used by females (41 %) and those age 18-34 (45%). Credit cards are most popular with those age 50 and older (47%). Q: Which payment method do you typically use to purchase gas? (%) Gas Consumers 2017 Track 2016 2015 2014 2013 2012 2009 Cash 26 28 23 27 27 33 35 Credit 36 34 40 37 35 41 37 Debit 37 38 38 36 37 24 27 Total debit and credit 73 72 78 73 72 65 64 Shopping on Price The rise of mobile commerce, apps and price -checking websites make it easier for consumers to shop for deals and "steals" on everything from appliances to new shoes, a mentality that also carries over to gasoline. Simply put, no matter what the price per gallon is, consumers want to find the best price they can. Approximately two in three consumers have consistently shopped on price, whether gas was as low as $1.62 per gallon at the start of 2009, or as high as $3.28 per gallon at the start of 2013. However, a focus on price is diminishing and has fallen 10 percentage points in just two years. Location has grown more important to consumers, as well as the in-store food offer. The price per gallon is least important to those who over the past 30 days who bought a sandwich at a place where they also purchased gas (56%). Q: When buying gas, which of the following factors is important to you? (%) Gas Consumers 2017 Price Location of store/station I.4�Tit 2016 2015 61 64 71 25 20 18 Track 2014 2013 2012 66 71 63 20 18 20 9 8 8 8 8 8 2009 70 19 9 2 6 Ease of en#rance or exit 4 6 3 4 - Other 1 1 1 1 1 2 1 So how do price -sensitive consumers shop by price? The traditional gas price sign remains the most common method, particularly among drivers during the morning rush (65%). Loyalty cards are a second choice and are used by one in seven (16%) price -sensitive consumers. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 29 of 62 Shopping on Price The rise of mobile commerce, apps and price -checking websites make it easier for consumers to shop for deals and "steals" on everything from appliances to new shoes, a mentality that also carries over to gasoline. Simply put, no matter what the price per gallon is, consumers want to find the best price they can. Approximately two in three consumers have consistently shopped on price, whether gas was as low as $1.62 per gallon at the start of 2009, or as high as $3.28 per gallon at the start of 2013. However, a focus on price is diminishing and has fallen 10 percentage points in just two years. Location has grown more important to consumers, as well as the in-store food offer. The price per gallon is least important to those who over the past 30 days who bought a sandwich at a place where they also purchased gas (56%). Q: When buying gas, which of the following factors is important to you? (%) Gas Consumers 2017 Price Location of store/station I.4�Tit 2016 2015 61 64 71 25 20 18 Track 2014 2013 2012 66 71 63 20 18 20 9 8 8 8 8 8 2009 70 19 9 2 6 Ease of en#rance or exit 4 6 3 4 - Other 1 1 1 1 1 2 1 So how do price -sensitive consumers shop by price? The traditional gas price sign remains the most common method, particularly among drivers during the morning rush (65%). Loyalty cards are a second choice and are used by one in seven (16%) price -sensitive consumers. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 29 of 62 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 30 of 62 Amerisite Gas Station Prepared by Esn 3900-3999 A Better Way, Naples, Florida, 34114 Latitude: 26,11355 Drive Time: 5 minute radius Longitude:-81.68524 Demographic Summary 2021 2026 Population 18,222 20,104 Households 81434 91309 Families 51526 61116 Median Age 60.6 61.3 Median Household Income $67,466 $77,549 Spending Potential Average Amount Index Spent Total Payments on Vehicles excluding Leases 109 $21830.32 $23,870,883 Gasoline and Motor Oil Gasoline 109 (j $21,407,205 Diesel Fuel 160 $87.20 $735,421 Motor Oil 125 $19.00 $160,240 Other Vehicle Expenses Vehicle Maintenance & Repairs 118 $11302.49 $10,985,216 Vehicle Coolant/Brake/Transmission Fluids 122 $10.93 $92,202 Tire Purchase/Replacement 124 $232.34 $1,959,583 Vehicle Parts/Equipment/Accessories 122 $86.38 $728,555 Vehicle Accessories including Labor 124 $13.53 $114,115 Vehicle Cleaning Services including Car Washes 100 $32.27 $272,145 Miscellaneous Auto Repair/Servicing 119 $143.12 $1,207,083 Vehicle Body Work & Painting 98 $36.61 $308,752 Vehicle or Engine Repairs 111 $263.28 $2,220,498 Vehicle Motor Tune-up 111 $52.82 $445,485 Lube/Oil Change & Oil Filters 112 $138065 $1,169,375 Vehicle Front End Alignment/Wheel Balance & 122 $35.88 $302,610 Vehicle Shock Absorber Replacement 113 $15.05 $126,923 Tire Repair and Other Repair Work 120 $179.55 $1,514,347 Auto Repair Service Policy 162 $62.08 $523,542 Vehicle Insurance 109 $21038.83 $17,195,500 Rental of Vehicles excluding Trips 115 $45.77 $386,037 Leased Vehicles 94 $445.37 $3,756,224 Basic Lease Charge for Cars/Trucks 95 $406.56 $3,428,897 Car/Truck Lease Fees & Down Payments 87 $38.81 $327,327 Vehicle Pers Property Taxes/State & Local Registr Fees 122 $258.79 $2,182,656 Driver's License Fees 113 $16.40 $138,324 Vehicle Inspection Fees 109 $15.34 $129,343 Parking Fees & Tolls excluding Trips 83 $100.87 $850,764 Parking Fees excluding Residence (Not on Trips) 79 $46.68 $393,679 Tolls/Electronic Toll Passes excluding Trips 87 $54.20 $457,086 Towing Charges 104 $8.28 $69,805 Auto Service Clubs & GPS Services 121 $43.62 $367,912 Data Note: The Spending Potential Index (SPI) is household -based, and represents the amount spent for a product or service relative to a national average of 100. Source: Esri forecasts for 2021 and 2026; Consumer Spending data are derived from the 2018 and 2019 Consumer Expenditure Surveys, Bureau of Labor Statistics. MUAC -Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 31 of 62 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 32 of 62 '( 11 1 � ' adg TOM to yf}'� ld Y 7 + 7 - '♦ r CI a ` 1 t Q �-, It RaceTrac 8485 Davis Boulevard 8 Stations — 16 pumps 87 Octane $3.05 89 Octane $3.35 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 34 of 62 Circle K -Shell 8600 Radio Road 3 Stations — 6 pumps ` Diesel 87 Octane $3.05 89 Octane $3.42 93 Octane $3.72 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 35 of 62 Shell 3835 White Lake Boulevard 6 Stations — 12 pumps r 87 Octane $3.09 89 Octane $3.39 93 Octane $3.79 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 36 of 62 �- {�� r, I ®�SI _ '�� �",�l. � ����=�i..tls �• If 3. Q p _ lei yc' p1ESF1 Shell 3825 Tollgate Boulevard 6 Stations — 12 pumps 87 Octane $3.29 89 Octane $3.69 93 Octane $3.99 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 38 of 62 Mobil 8900 Davis Boulevard 8 Stations — 16 pumps 87 Octane 89 Octane $3.09 $3.79 93 Octane $3.89 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 39 of 62 I� ,..ace a r AAA9 Regular ARM33•1� - •91 its ,..ace a r AAA9 Regular ARM33•1� - •91 its Wawa 12456 Tamiami Trial East 8 Stations — 16 pumps 87 Octane $2.99 89 Octane $3.28 93 Octane $3.58 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 41 of 62 1275d ti 1 ., - • ham: K. mp�i Jy � � _ Ira - UNLEaD[D �RA 3.9 91 a [it UNLEALlFC 1 Q FFEAAiUrt•9 } 30 9' UNLEADED Iry 16 Circle K -Shell 12800 Tamiami Trail East 4 Stations — 8 pumps 87 Octane $2.93 89 Octane $3.31 93 Octane $3.61 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 43 of 62 � o till y4X t>, X;I A5#.� Wye �, �• I.•t \ - MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 45 of 62 r 4 zu I Rep Major Oil Keeps Its Brand Presence While the major oil companies are withdrawing from retail operations, their brands remain. In fact, roughly half of retail outlets sell fuel under the brand 'one of the 15 largest refiner -suppliers. Virtually all of these branded loca- tions are operated by independent entrepreneurs who have signed a supply contract with a particular refiner/distributor to sell a specific brand of fuel, but these retailers do not share in the profit/loss of their suppliers. The remaining 50%sold "unbranded" fuel. These stations often are owned by companies that have established their own fuel brand (i.e., QuikTrip, Wawa, 7-Eleven) and purchase fuels either on the open market or via unbranded con- tracts with arefiner/distributor. Other Retail Channels Sell Fuels Convenience stores sell more than 80% of the fuels purchased in the United States, and their dominance continues to grow. Over the past decade, the number of convenience stores selling fuels has grown by 15% (from 11o,895 to 1z7,588 stores). Meanwhile, the overall number of fueling locations has dropped. There were 15z�995 total retail fueling sites in the United States in zo13, the last year measured by the now -defunct National Petroleum News' Market - Facts. This was a steep and steady decline since 1994, when the station count topped zo2,800 sites. Another channel also has seen growth over the past decade: big -box grocery stores and mass merchandising stores, otherwise known as "hypermarkets." As of May 2014, the 5,236 hypermarket retail fueling sites sold an estimated 13.8% of the motor fuels (gasoline) purchased in the United States, according to Energy Analysts International. These sites sell approximately 2.78,000 gal- lons per month, more than twice the volume of a traditional fuels retailer. The top five hypermarkets selling fuel, by store count: • Kroger (1,z2.o) • Walmart (999 stations, mainly Murphy USA with small mix of others; up to zoo new Murphy USA sites are due by end of 2015 per agreement) • Sam's Club (5o5) • Costco (381) • Safeway (346) (Source: Energy Analysts International) The remainder of fuels sales in the United States comes from traditional ser- vice stations without convenience operations and very low -volume fueling sites, such as at marinas. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 2015 NAGS Retail Fuels�p��t9f �� MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 48 of 62 There are 222 MILLIOI'-v DRIVERS inthe United States, choice andthereare �22,00��' CONVENIENCE STORES drive1 s. that sell ��% of the gasoline sold in the country to keep U.S. drivers fueled up and on their way. snapshot o� the average U.�. giver: 33 Miles The average driver travels about 33 miles per day 75% of gas customers pay with a credit or debit card of gas customers say that price is the main consideration for where they fuel up 44 also go inside the convenience store to buy food and beverages, or use the ATM or restroom 0 52 Minutes The average driver commutes 26 minutes each way to/from work Fueled and nn t-hAir �niav (Sources: tdACS Fuels P.esource Center; U.S. Energy Information Administration: U.S. Census Eureau) NACS. Fuels Resource MUAC - Am risite L8 G@T J!!"01104 Revised 2-7-2022 U Get an insider's view of how .S. convenience stores keep millions of drivers filled up anoaoQ9tfir way at convenience.org/fuels MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 50 of 62 Vehicle Ownership in U.S. Cities Data and Map https://www.governing. com/gov-data/car-ownership-numbers-of-vehicle... MAGAZINE NEWSLETTERS PODCASTS EVENTS sPorrsoRED: PAPERS SPECIAL PROJECTS STORIES DATA vehicle Ownership in U.S. Cities Data and Map Some cities atld areas of the country are much more auto -dependent than others. One way to assess a city's reliance on cars is to compare shares of households without access to vehicles. An estimated 8.7 percent of U.S. households were without vehicles in 2016. Car -free households are generally much more common in densely -populated urban areas and high poverty neighborhoods where t•esidents can't afford vehicle ownership. Research also suggests younger families and one -person households are more likely to not MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 51 of 62 7 of 21 7/25/2019, 4:34 PM Vehicle Ownership in U.S. Cities Data and Map https://www.governing.com/gov-data/car-ownership-numbers-of-vehicle... own a car. Another useful measure of vehicle ownership for cities is the number of vehicles per household. According to Census survey estimates, there were about 1.8 vehicles available per U.S. household in 2016. Both vehicle statistics are shown below for jurisdictions with populations exceeding 100,000: Search:; Jurisdiction 2015 Households Without Vehicles Abilene, Texas 5.4% 8.0% Akron, Ohio 14.5% 12.9% Albuquerque, New Mexico 8.5% 6.9% Alexandria, Virginia 10.1 % 10.0% Allentown, Pennsylvania 19.2% 16.9% Amarillo, Texas 6.1 % 4.2% Anaheim, California 5.7% 5.2% Anchorage, Alaska 6.8% 6.1 Ann Arbor, Michigan 12.4% 11.5% Antioch, California 5.7% 3.3% Arden -Arcade, California 8.8% 9.6% Arlington, Texas 4.7% 3.7% Arlington, Virginia 13.4% 12.7% Arvada, Colorado 3.7% 3.6% Athens -Clarke County, Georgia 11.2% 9.0% Atlanta, Georgia 15.2% 16.4% 2016 Households Without Vehicles 1.71 1.42 1.69 1.38 1.31 1.73 2.01 1.84 1.45 2.14 1.53 1.85 1.38 2.04 1.52 1.31 2015 Vehicles P Household 1.69 1.46 1.75 1.34 1.33 1.81 2.05 1.95 1.44- 2.24 1.58 1.89 1.40 2.07 1.67 1.28 Augusta -Richmond County, 9.3% 9.1 % 1.68 1.69 Georgia � ....,.u,. n,.t�.,,.,�� � ,,oi c poi , o� , oc Sozrrce: Governing calculations of 201 S and 2016 one year• Census American Community Survey estimates. Note that one year estimates have high margins of error• for smaller cities. Cars Per Household for U.S. Cities Map The following map shows numbers of vehicles per household, calculated using two-year averages from 2015 and 2016 Census survey estimates. Data is shown for the 200 most populated cities, with cities having more vehicles shaded dark orange. Click a city to display its measures. Zoom in to view cities clustered together, or pan the map for Alaska and Hawaii. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 52 of 62 8 of 21 7/25/2019, 4:34 PM Vehicle Ownership in U.S. Cities Data and Map https://www.governing.com/gov-data/car-ownership-numbers-of-vehicle... 0 30 bOmi ,, _ { � uay�tana -� �`' � " L;each D�.innellonG t?e�la `i fi",, �'` Deltana `� ' by S�fi�ig �Or Hill---� . _ :- o - -� _ - ICi��ii ��_ '_ � � �"� ti-flOfl[IO Cle�rv�at�zrn � � — -- --. - 5t, 1'etZ�i'sbur0 Gradenton Cape Coral, Florida Nord' 2015-16 R c, rt t Average Ratio cad ra 2015 Vehicles '� `�; Per Household hap 2016 Vehicles ' Per Household Q Zoom to 'fey L'lest 1.75 1.72 1.78 8 X MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 53 of 62 ®of 21 7/25/2019, 4:34 PM MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 54 of 62 Table 3 Pass -by Trip Reduction Factors Land Use Gasoline/Service Station With Convenience Market Table 4 Percentage Trip Reduction 50% AM/ PM Trip Generation —New Trips Land Use Weekda A.M. Peak Hour Weekda P.M. Peak Hour Daily (2-way) In Out Total In Out Total Super Convenience Market/Gas Station (4,633 Sq. Ft. C-Store R 16 Rem Fueling Positions) 200 200 400 171 171 342 31881 Less 50% Pass -By A00 400 -200 .85 .85 .170 .1,941 New Trips 100 200 86 172 1,940 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 55 of 62 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 56 of 62 Fueling Sales Inside and Out I CSP Daily News http://www.cspdailynews.com/pri nt/esp-magazine/article/fueling-sales-in. INDUSTRY NEWS MERGERS &ACQUISITIONS FUELS DATA Beverages foodservice GeneraE Merchandise Services SPONSORED CONTENT EVENTS Snacks � Candy Tobacco - _, _1-I_.__.__._..�. I MERCI--IANDISIiVG MADE EASY LC L I C K H E R Efor ,f Torches & fuel all in one Place. WHOLESALE PRICING ei Ki BRUD Print. CSP Magazine luryzm3 Fueling Sales Inside and Out An exclusive peek at latest VideoMining heat -map study reveals challenge of pump -to -store conversion, opportunity of layout. By Samantha 011er, Senior Editor/Fuels, CSP More than 25 years ago, pay at the pump debuted in the United States, introducing great convenience to motorists and a big conundrum to retailers_ If you enable customers to pay for fuel at the pump, how do you persuade them to come inside the store to buy higher -margin items? If recent research from VideoMiningCorp. is any indication, it's a challenge that fuel retailers have still not mastered. Taday's Tc More New Engla Petroleum Mark -- ixty-nine percent of gas customers are just paying for gas and leaving, regardless er they are paying at the pump or prepaying [inside the store],"says Priya Baboo, executive vice president of shopper insights & strategy for Video -Mining Corp., State College, Pa., which produces the annual C-Store Shopper Insights (CSI) Program, a research effort that documents the c-store shopping trip. This Fourth iteration of the study, conducted in late summer 2012 and shared exclusively with CSP, included 10 chains representing 144 stores in 20 markets. Consider that for every 100 gasoline customers, 64 pay at the pump, and of the 64 pay only for gas and leave, according to Video Mining. Let's put aside this latter group —"It is much harder to convince someone who is just thinking of pumping gas to walk into the store, because they may be in a hurry," Baboo says —and focus solely on the opportunity presented by the others. The 36 fuel customers who walk into the stare to pay are truly "low -hanging fruit, "she insists, "because in the store you have a better opportunity of converting them. But unfortunately, we're not leveraging that opportunity." How poor is that leverage? Less than a third of these customers will ultimately make an in-store purchase_ Video Mining evaluates this type of c-store shopper behavior through acombination of technologies. Ceiling - mounted cameras track customers' movements through the c-store, while proprietary video -analysis software processes millions of hours of shopping trips. This data is cross-referenced with point -of -sale data to correlate store traffic with purchasing behavior and generate insights on everything from the basics (average Lime spent in store, average in-store basket) to the rates at which customers shopped particular categories and made a purchase. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 57 of 62 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 58 of 62 -HAUL TRUCK RENTAL SERVICES 2UU1 Tamiami Trail East MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 59 of 62 BUDGET TRUCK RENTAL SERVICES 2'100 Davis Boulevard MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 60 of 62 s4' r5„ �► ,�. �a n {'�,,}Ike% LLLLLLLL Wits i - A It 3 I Luca/` if It., `= One f�Yay 1j WOO a ,S or V Of l 14I OF a — — - { t ,� OJ is- If I J41 `� _ ( ! r �L. is}1�M�F�It !k13. t POr if 0 r' ' 1 ,! r. _Y 1 rAF r 4 Off 'Oil .� . _„_ -i-Y. 1l2�2..i...a!✓�, -.-. :: . r . ..,..-...`�� � . .,: /_..,�-'uxr>3 .;-i94.. I:LY.: ,.::c4wfiru:I... .e..,.�Oflimg t \ <..�. I OIL lit im r Fi s; • It , � i� '. PENSKE TRUCK RENTAL SERVICES 2425 J And C Boulevard MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 62 of 62 EXHIBIT V.D.a. FOR SALE LOW-RISE CONDOMINIUM AND RENTAL APARTMENT MARKET STUDY FOR AMERISITE PARCEL ON AND EAST OF CR 951 JUST NORTH OF RATTLESNAKE HAMMOCK ROAD IN COLLIER COUNTY, FLORIDA Revised February 7, 2022 Prepared for Amerisite, LLC Mr. Peter Sulick 3295 Fort Charles Drive Naples, FL 34102 Prepared by @III Planning— E—tian — Resu Its Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com Background Amerisite LLC ("Applicant") is proposing to submit a Comprehensive Plan Change ("comprehensive plan") for the Amerisite property ("Project"), consisting of three (3) parcels of land totaling approximately 19 +/- acres of land located north of Rattlesnake Hammock Road East, south of Lord's Way and east of CR 951 within Collier County Activity Center #7 in Collier County, Florida ("County"). The Property is designated within the Urban Commercial District, Mixed Use Activity Center #7, and Urban Residential Fringe ("URF") future land use designations. The Property is zoned C-4 vacant commercial pursuant to Ordinance 14-28. The ordinance allows for general commercial uses with limitations. The Property is currently undeveloped and partially vegetated. The proposed growth management plan text amendment ("GMPA") will allow for build - out of this quadrant of an arterial intersection and activity center node with a compact, mixed -use project that provides for market -rate rental and for sale housing in close proximity to available public infrastructure, goods, services and employment. The Client will be amending the mixed -use activity center to allow for approximately 303 market -rate rental or for sale residential units. County staff has requested a market study ("Study") that addresses both the multi -family for sale and rental (condominium) market as well as the rental apartment market for the Subject Property. The Client requires amarket-rate rental and for sale residential market study to support their comprehensive plan change application. Real Estate Econometrics, Inc., ("Consultant") is well -versed in preparing real estate needs analysis and market studies especially in the Southwest Florida marketplace. 1.0 Current Collier County Low -Rise Condominium Market Conditions The Consultant utilized the 1st Quarter MetroStudy Collier County condominium market report in Appendix A on page 25 to review the market. The Consultant eliminated condominium complexes over 4 stories since those condominiums are generally along the coast and are not applicable to this project. Figure 1.1 on the next page shows the Subject Property's condominium market area. MUAC -Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 1 of 54 Figure 1.1 Subject Property Condominium Market Area Source: ESRI ArcGIS Business Analyst Mapping System The current 1 St Quarter 2021 market conditions for Collier County low-rise condominiums is based on roiling quarterly averages and shows that there are currently 470 annual condominium starts and 455 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 show that the market is extremely tight as it is near equilibrium as the developers are working to keep up with the demand due to the positive implications the Covid-19 pandemic has put on the local real estate market with the many relocation sales taking place from out of state buyers. Table 1.1 on the next page taken from data in Appendix A on page 25 shows those figures. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 2 of 54 Table 1.1 Current Collier County Multi -Family Market Conditions Market Conditions - 1st Quarter 2021 Annual Starts 470 Annual Closings 455 Vacant Developed Units 983 Future Inventory 1,753 Vacant Developed Units Supply (Months) 25.1 Total Units Supply (Months) 44.8 Total Units Inventory (Months) 69.86 Source: MetroStudy Report, 1 Sr Quarter 2021 Table 1.1 also shows the inventory is also comprised of 983 vacant developed condominium units (not necessarily built — could be in planning and permitting stages) and 1,753 future condominium units. Those units combined total 2,736 vacant and future units. Based on 470 annual condominium unit starts (average annual for the past two years), the Collier County inventory of condominium units will be depleted by the year 2024 as shown in Table 1.2 below. With the eminent depletion of the low-rise condominium inventory within the next few years, developers will likely rush to approve additional condominium units to bring the market back into equilibrium. Table 1.2 Future Collier County Multi -Family Market Inventory 20211 2022 2023 2024 2025 2026 2027 2028 Future Inventory 1,753 1,283 813 343 -127 -597 4,067 41537 An n u a I Starts 470 470 470 470 470 470 470 470 Remaining Future Inventory 1,283 813 343 -127 -597 -1,067 -1,53I -2,007 Vacant Developed Units2 983 528 73 -382 -837 4,292 41747 -21202 Total Units Available for Closings 1,453 998 543 88 -367 -822 -11277 -11732 Average Annual Closings 455 455 455 455 455 455 455 455 Year End Vacant Developed Units 998 543 88 -367 -822 -1,277 -1,732 -2,187 1 From 1st Quarter 2021 MetroStudy Report 2 Prior Year Developed Units minus Closings. Source: MetroStudy Report, 1 Sc Quarter 2020 When the Project's 303 units are added to the future inventory, they bring the inventory reduction closer to equilibrium in 2024. The approval of the Project's 303 condominium units will increase the future inventory by 46.9% in 2024 as shown in Table 1.3 on the next page. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 3 of 54 Table 1.3 Collier County Multi -Family Market Inventory with Subject Site Units Added 20211 2022 2023 2024 2025 2026 2027 202s Future Inventory 1,753 1,283 813 343 -430 -900 -11370 -1,840 Annual Starts 470 470 470 773 470 470 470 470 Remaining Future Inventory 1,283 813 343 430 -900 4,370 -11840 -21310 Vacant Developed Units2 983 528 73 -382 -837 4,292 4,747 -21202 Total Units Available for Closings 1,453 998 543 391 -367 -822 -1,, 277 -1732 Average Annual Closings 455 455 455 455 455 455 455 455 Year End Vacant Developed Units 998 543 88 -64 -822 -11277 4,732 -2,187 Project Units 303 'From 1st Quarter 2021 MetroStudy Report 2Prior Year DevelopeA" +c minus Closings. Source: MetroStudy Report, 1st Quarter 2020 and Consultant The data indicates that if the Applicant decides to provide for -sale condominium units, the Project's 303 units will not adversely affect the Collier County residential condominium market and address the future demand for condominium units in Collier County thus prolonging market depletion for an additional year. 2.0 Potential Market Rate Rental Apartment Market Development The Client is also considering developing the 303 rental apartment units on the site as a small rental apartment complex. The Consultant performed the following analysis on the Collier County rental apartment market to determine how the proposed 303 rental apartment units would affect the rental apartment market. Market Area Definition Due to the development of the Collier County urban area west of Interstate 75, future population growth in the County is now focused along the Immokalee Road corridor heading east and along U.S. 41 East heading in the same direction. Residential development is following those growth areas including up and down Collier Boulevard. The Subject Property is located north and east of the Collier Boulevard/Rattlesnake Hammock Road intersection with frontage along Collier Boulevard, which is an integral location for the future commercial and supporting residential growth in the County. This area is showing recent significant growth with the opening of the Collier County Regional Sports Park and the announcement of Uline opening a major distribution center in the City Gate Park of Commerce to the north and the rapid commercial growth taking place at the U.S. 41 East and Collier Boulevard to the south. This intersection is between those two rapid growth areas. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 4 of 54 The Consultant utilized the ESRI Business Analyst GIS program to the boundaries of the Subject Property's market area to obtain demographic data and to include all potential rental complexes located therein. Figure 2.1 below depicts the apartment market area for the Subject Property. Figure 2.1 Subject Property Apartment Market Area Source: ESRI ArcGIS Business Analyst Mapping System Market Area Demographic Detail Table 2.1 on the next page depicts the 2010 U.S. Census demographic profile updated through 2025 of the population that lives within the 317.18 square -mile market area of the subject site. 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. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 5 of 54 Table 2.1 Polygon 6 PreVared by Esri Area, 317.18 square miles Summary Census 2010�` 2020� 2025 Population 245,430 291,078 316,431 Households 1051329 126,131 137,551 Families b9, 303 82,021 89,141 Average Household Size 2.31 2.29 128 Owner Occupied Housing Units 751738 89,927 98,022 Renter Occupied Housing Units 291591 37,107 41, 997 holedian Age 48.2 52.1 53,5 Trends: 2020-2025 Annual Rate Area State National Population 1.68R'0 1.33°%0 0.720;0 Households 1.75% 1.27% 0.72% Families 1.68° 0 1.23°-00 0.640% Owner HHs 1.740% 1.220'0 0.720% r##Iedian Household Income 1.85° o 1.51% 10600010 2020 r 2025 Households by Income Number Percent Number Percent -:151000 81890 7.0°/0 8,420 6.19Io $15,000 - $24,999 8,827 7.0% 80542 6.2% S25,000 - $341999 9,017 7.6°a 91470 6.9°1'o 535,000 - 'S491999 16,820 13.30/a 17,058 12.4% 50;000 - V4,999 21,406 17.09% 22,606 16.4% S75,000- 599,999 16,489 13,10% 18,060 13.1% $100,000 - $1491999 17,848 1422% 20,750 15.10% 1501000 - 8199,999 10,475 8.30ie 13;219 9.6% $200,000+ 15,759 12, 50% 19,427 14s l% Median Household Income $71,052 $77,885 Average Household Income �103,892 �121,314 Per Capita Income 5t47,140 S528669 Census 2010 r 2020 r 2025 Population by Age Number Percent Number Percent Number Percent O - 4 12,092 4.9°i6 12,577 4.3°%0 13,565 4.3°'0 5 - 9 12,582 5.10t'o 13,454 4.6°%0 141,198 4.5% 10 - 14 121731 12% 14,130 4.90,,,,,'0 15,088 4.80% 15 - 19 12,734 5.2% 13,060 4.5°0 14,072 4.4°i10 20 - 24 11,163 4.50'a 12,527 4.300 12,453 3.90% 25 - 34 24,110 9.8°% 29,235 10. 00% 29,864 9.40% 35 - 44 271040 11.00io 281744' 9.90'0 32,844 10.4°o 45 - 54 31,871 13.00r0 31,497 10.8°'0 313,007 9.8% 55 - 64 33,516 13.70io 42,475' 14,64'0 43,535 13.8940 65 - 74 36, 367 14. 8° o 48,142 16050,06 54,872 17.31 !o 75 - 84 23,604 9,601�o J2,369 11.1% 39,988 1291500 85+ 0520 3.10% 12,866 4.40% 14,944 4.7'% Data Note: Inc; meis expressed in currcntddlars. Sou roe: U.S, Census Bureau. Cans us 2010 Summary. File 1. Esri forecasts for 202Q.and 202& Source: ESRI and U.S. Census Bureau MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 6 of 54 41,24 in V Figure 2.3 NAPLE3 MSA 2020 INQUSTRY MIX TransporationI _- _ Production & Repair 14% Construction & _ Mining 8% Sales & Uffice _ Administrative Support 23K _ Management 6% business &Financial Operations 7U _ Community &Social Services 7"r`a Healthcare 14'.' d Faad, Maintenance & Personal Care 25% 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 multi- family rental unit living as a residential choice. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 8 of 54 Figure 2.4 below depicts the labor force by occupation with a 5-mile radius of the Subject Property. All types of sales representatives make up the largest amount of the labor force in this area followed closely by building maintenance, construction, office/administration and food preparation. Four of those five labor force definitions exceed the percentage of the County wide percentages. That indicates a greater concentration of sales, building maintenance, construction and food preparation employees are located within the 5-mile radius while a larger portion of the office/administration labor force is located elsewhere in the County. Figure 2.4 Labor Force by Occupation within 5-Mile Radius of Subject Property Life/Social Sciences Architecture/Engineer Social Service Computer/Mathmatical Farm/Fish/Forestry Arts/Entertainment/Rec Legal Protective Service Health Support Business/Financial Production Education/Library Personal Care Maintenance/Repair Transportation/Moving Health Practices Construction/Extraction Management Building Maintenance Food Preperation OfFi ce/Ad m i n Sales Labor Force by C)cc�ipation (%) .7% 0. /° . o° _ 1.4 0 1.5 0 1.8% 2.3% 2. 3.0% 3. /° 4.0% 11.3% 12.0% 12.9% 12% Percent of adults 16+ Dots show comparison to Source: ESRI and U.S. Census Bureau The labor force makeup within five miles of the site would benefit from market -rate rental multi -family as would the businesses located in the providing more affordable rental opportunities for their employees. Collier County accessibility to same area by MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 9 of 54 3.0 Market Analysis Market Area Supply Shown on the next page in Table 3.1 is the existing and developing rental apartment complexes located in all of Collier County. This table is the latest (February 2021) Collier County quarterly rental apartment inventory report ("County Rental Apartment Report") available at the time of this report. (Rest of this page left intentionally blank due to table size) MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 10 of 54 Table 3.1 Collier County Quarterly Rental Apartment Inventory Collier County Community and Human Services Division Quarterly Rental Apartment Inventory Survey February 2021 ***Information deemed reliable but should be independently verified*** Property Name Total # of Units In Development Occupancy Rate Total Available Units as of Jan 15, 2021 College Park 210 100.0 % 0 Windsong Club 120 950% 6 Summer Lakes 1&2 416 99.8 % 1 Bear Creek 108 100.0% 0 Sad dlebrook Village 140 100.0% 0 Whistler's Green 168 100.00/4 0 Jasmine Cay 73 98,6 % 1 Osprey's lard irg 176 100.0% 0 Villas of Capri 235 90.6 % 22 Whistler'sCove 240 100.001 0 No ah's Larding 264 98.9% 3 Tuscan Isle 298 100.0% 0 B rittany Bay 392 98.7% 5 Naples Place 1-III T70 100.0 % 0 Briar Landings 240 99.6 % 1 The Point at Naples(Fieron Park) 248 84.3% 39 McMM rook Preserve 268 94.80/6 14 M er Soled 320 87.2 % 41 Waverley Place 300 98.3% 5 Ad verir Aventine 350 94.6% 19 Somerset Palms 169 94.70h 9 Oasis Naples 216 100.0 % 0 AlVista at Golden Gate/Saba) Key 200 92.0% 16 Ast er at Lely Resort 308 98.1% 6 IrepiraApartments 304 96.70% 10 M eadow lakes 252 99.6 % 1 River Reach 556 99.3% 4 Al vista at Laguna Bay 456 90.4% 44 Sierra Grandeat Naples 300 92.0% 24 lve B edere At Quail Run 162 100.0% 0 Milano lakes 296 94.6% 16 The Springs at Ftammock Cove 340 89.70.6 35 Bermuda Island 360 97.8% 8 MalibuLakes 356 98,6% 5 Ofchld Run 262 96.2 % 10 Addison Place 294 96.6% 10 Arium GuAfshore 368 90.50/4 35 Laurel Ridge 78 100.0% 0 GoodletteArms 242 100.00/a 0 Naples701 188 93.60/ 12 Wild Pines of Naples 1&2 200 99.5% 1 Berkshire Reserve (Daili of Naples) 146 97.3% 4 Legacy Naples Apartments 304 79.9% 61 Logo Apartments 320 75.3% 80 Active Market Rate Total 11,413 95.2 % 548 Pi ne Ridge Commons (2021) 375 -- -- Crest at Naples (2021) 200 -- -- Edge75(2021) 320 -- -- Allura(2022) 304 -- Haldeman (Pelican Apartments)(2022) 400 -- -- Co7xthouseShadows(2023) 300 -- -- Tree Farm Apartments (2023) 286 -- -- Blue Coral Apartments (2023) 234 Carman 15 LLC ( Proposed) (2024) 212 FtarmwckPark 265(2024) 265 -- -- InvrwkaleeRd.& 4th Street Apartments(2025) 400 Creekside Apart meris(2025) 300 -- -- Market Total 15,009 96.3 % 548 Fleritage Villas 41 90.2% 4 Garden Lake 65 98.5% 1 Sanders Pines 41 100.0% 0 Farm Worker Village(non�faranvorker) 276 980% 5 Willowbrook Place 41 95.1% 2 M ain Street Village 79 100.0% 0 Summer Glenn 45 100.0% 0 Esparanza 47 100.0% 0 Bromdia Place 30 100.0% 0 So ulhern Villas 35 97.11,6 1 Oak Haven 160 97.50A 4 Eden Gardens 1&2 92 96.7% 3 Immokalee Apartments 155 100.0% 0 Crestview Park 1&2 304 97.0% 9 Timber Ridge 34 100.0% 0 Cypress Run 39 100.0% 0 Sub -Total Immokalee 11429 98.0% 29 Grand Total 16,438 97A7% 577 Source: Collier County Community and Human Services Division MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 11 of 54 The previous table shows a mixture of subsidized and market rate rental apartment complexes. For purposes of this study, the subsidized apartment complexes were removed along with the apartment complexes in Immokalee as the Subject Property is not seeking to acquire subsidized grants and the Immokalee apartments are outside of the Subject Property market area. In addition, the following adjustments have been made to the County Rental Apartment Report: • Addition of the Crest of Naples, 200 units available this year and undergoing lease up. • Addition of Tree Farm Apartments, 286 units that is contemplated for completion in 2023. • Addition of Edge 75, 325 units to be delivered this year. • Addition of Blue Coral Apartments, 234 units contemplated for completion in 2023. • Adjusted occupancy rate of Milano Lakes to 94.6%and 16 units available to reflect current property conditions. • Adjusted occupancy rate of Lago to 75.3% and 80 units available to reflect current property conditions. • Added proposed Carman 15 rental units, 212 units that is contemplated for completion in 2023 • Added approved 400 rental units at the corner of Immokalee Road and 4th Street. • Assigned available year for future apartment complexes as follows: Pine Ridge Commons (2021), Haldeman (2022), Courthouse Shadows (2023), Carman 15 (2023), Hammock Park 265 (2024), and Creekside (2025). Market Rate Rental Apartments Market rate rental 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 14,609 market rate rental units in Collier County either built, under construction or planned. The 14,609 market rate rental units used in the supply analysis accounts for 91.09% of the total supply in the County. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 12 of 54 The increase in market rate rental 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 rental 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 rental apartments has been hovering around 95% for the past five years, which is indicative of a very tight under. supplied rental market. Table 3.2 on the next page shows the market rate rental apartment complexes from the latest Collier County quarterly rental apartment inventory that are used in this report. (Rest of this page left intentionally blank due to table size) MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 13 of 54 Table 12 Collier County Market Rate Apartment Complexes Collier County Community and Human Services Division Quarterly Rental Apartment Inventory Survey February 2021 ***Information deemed reliable but should be independently verified*** Property Name Total # of Units in Development Occupancy Rate Total Available Units as of Jan 153 2021 Co liege Park 210 100.0% 0 Windsong Club 120 95.0% 6 Summer Lakes 1&2 416 99.8% 1 ear Creek 108 100.0% 0 SaddlebrookVillage 140 100.0% 0 Whistler's Green 168 100.0% 0 JasnrneCay 73 98.6% 1 Osprey's Landing 176 100.0% 0 Villas of Capri 235 90.6% 22 Whistler's Cove 240 100.0% 0 Noah's Landing 264 98.9% 3 Tuscan Isle 298 100.0% 0 Brittany Bay 392 983% 5 NaplesPlace 1-III 170 100.0% 0 Briar Landings 240 99.6% 1 The Point at Naples (Heron Park) 248 84.3% 39 M eadow Brook Preserve 268 94.8% 14 MerSoleil 320 87.2% 41 Waverley Place 300 98.3% 5 Advenir Aventine 350 94.6% 19 Somerset Palms 169 943% 9 Oasis Naples 216 100.0% 0 [Vista at Golden Gate/Saba) Key 200 92.0% 16 Aster at Lely Resort 308 98.1% 6 Inspira Apartments 304 96.7% 10 M eadow Lakes 252 99.6% 1 River Reach 556 99.3% 4 Alvista at Laguna Bay 456 90.4% 44 Sierra Grande at Naples 300 92.0% 24 Belvedere At Quail Run 162 100.0% 0 Milano Lakes 296 94.6% 16 TheSprings atHammock Cove 340 89.7% 35 Bermuda Island 360 97.8% 8 M alibu Lakes 356 98.6% 5 Orchid Run 262 96.2% 10 Addison Place 294 96.6% 10 AriumGulfshore 368 90.5% 35 Laurel Ridge 78 100.0% 0 GoodletteArms 242 100.0% 0 Naples 701 188 93.6% 12 Wild Pines of Naples 1&2 200 99.5% 1 Berkshire Reserve (Daili of Naples) 146 97.3% 4 Legacy Naples Apartments 304 79.9% 61 Lago Apartments 320 75.3% 80 Active M arket Rate Total 11,413 95.2% 548 Pine Ridge Commons (2021) 375 - Crest at Naples (2021) 200 Edge 75 (2021) 320 Allura (2022) 304 T he Haldeman (Pelican Apartments) (2022) 400 Courthouse Shadows (2023) 300 Tree Farm Apartments (2023) 286 Blue Coral Apartments (2023) 234 Carman 15 LLC (Proposed) (2024) 212 Hammock Park 265 (2024) 265 Immokalee Rd. &4th Street Apartments (2025) 400 Creekside Apartments (2025) 300 Market Total 15,009 96.3% 548 Source: Collier County Community and Human Services Division MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 14 of 54 Table 3.3 below shows the current occupancy rate and number of available units on apartment complexes with leasing operations open by year end of 2020. Table 3.3 Collier County Active Market Rate Apartment Complexes Total Units Units Available Occupancy_Rate 113413 548 95.2% Source: Collier County Community and Human Services Division The current occupancy rate of active market rate apartment complexes shown in Table 3.3 is comparable to Real Pages 4th quarter 2020 market occupancy rate of 95.1 % (See Appendix D on page 45). This market area has had an average occupancy rate of 93.2% since the second quarter of 1996 when Real Page started tracking. Current market conditions are considered a landlord market since recent rent increases have exceeded inflation and wage growth. Table 3.4 below shows the proposed apartment units approved and/or under construction that are coming to the market by year. Table 3.4 Collier County Proposed/Under Construction Apartments Year Units 2021 895 2022 704 2023 1,032 2024 265 2025 700 3,596 Source: Collier County Growth Management and Development Services, and Consultant The aging of market rate rental apartments must also be considered. 38.76% of the market rate rental 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 oId 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 B on page 40 where the report was referenced in the Naples Daily News editorial September 7, 2018. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 15 of 54 The current (1st Qtr. 2021) real estate market is being fueled by an influx of buyers heading to Florida and the Collier County area who are fleeing northern states due to the ramifications of the Covid-19 pandemic. That has put pressure on the multi -family rental market to produce rental units to accommodate this surge in new permanent residents as explained in a May 25, 2021 Wink News article (See Appendix C on page 42). 2020 saw a significant increase in multi -family rental units brought on line with 940 units constructed. There will still be a need even with the proposed multi -family rental units in the pipeline. Chart 3.1 below shows the number of rental apartment units that were brought on line by year in Collier County since 1975. Chart 3.1 Apartments Built by Year in Collier County Total Apartment Units built by Year �aaa 900 s00 700 6a0 500 t 00 s )0 200 �00 'a 1 97.5 1936 19331939199a 19911995 i993 2aaa 20012aa2 20i4 20i5 2017 2al3 2a19 Source: Collier County Property Appraiser Rental housing outside of apartments should also be considered in the supply side of the analysis. The Consultant took a snapshot of the available rental housing units available for rent as of January 20, 2022. The research included Trulia.com, Zillow.com, Homes.com and Rent.com sites as shown in Appendix E on page 51. Table 3.5 below shows the rental units available by website on that date and the average number of rental housing units to be added to the supply side of the analysis. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 16 of 54 Table 3.5 Rental Homes in Collier County on January 20, 2022 Rental Site Units for Rent Trulia.com 125 Zillow.com 125 Homes.com 111 Rent.com 129 Average: 123 Source: Trulia .com, Zillow.com, Homes.com & Rent.com Market Area Demand The first step in determining market demand is to start with the current population of the rental apartment market area. The market area covers many Collier County planning areas and bisects a few of them. In order to determine an accurate population, forecast for the rental apartment market area, the Consultant utilized the American Community Survey ("ACS") which is the annual update to the 2010 Census performed the by the US Census Bureau. The ACS is an ongoing survey that provides vital information on a yearly basis about our nation and its people. Information from the survey generates data that help determine how more than $675 billion in federal and state funds are distributed each year. Table 3.5 on the next page is the 2020-2025 ACS market area housing profile. This table is the updated ACS survey for the 317.18 square mile market area. It shows the current population for this market area is 291,078. 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 316,431 in 2025. The census annual percent growth of 1.60% was used to calculate the annual population from 2020 to 2025. (Rest of Page left Intentionally Blank) MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 17 of 54 Table 3.5 2020=2025 Market Area Housing Profile Population 2010 Total Population 2020 Total Population 2025 Total Population 2020-2025 Annual Rate Polygon 6 Prepared by Esri Area: 317.18 square miles 245,430 1078 3161431 1.68% Housing Units by Occupancy Status and Tenure Total Housing Units Occupied Owner Renter Vacant Owner Occupied Housing Units by Value Total <$50,000 $501000-$991999 $1001000-$149,999 $1501000-$1991999 $2001000-$249,999 $2501000-$299,999 $300,000-$39%999 $4001000-$499,999 $5001000-$7491999 $7501000-$9991999 $1,000,000-$1,499,999 $1, 500, 000- $1, 999, 999 $210001000+ Median Value Average Value Households 20Z0 Median Household Income 2025 Median Household Income 2020.2025 Annual Rate Census 2010 2020 � 2025 Number Percent Number Percent Number 152,882 rr 100.0% 180,133 100.0% 195,335 105,329 68.9% 126,131 70.0% 137,550 751738 49.5% 89,927 49.9% 98,022 1591 19.4% 371107 20.6% 41,997 47,553 31.1% 53,099 29.5% 55,316 ` 2020 P• 2025 Number Percent Number 89,929100.0% 98,022 Fr 11323 1.5% 706 11716 1.9% 9151 41094 4.6% 21699 61832 7.6% 51512j 91898 11.0% 91860 91633 10.7% 10,868 16,981 18.9% 20,463 10,443 11.6% 12,803 13,554 15.1% 16,372 51370 6.0% 61335 41099 4.6% 41728 11972 2.2% 212691 41014 4.5% 41492 1 $367,537 $390,168 $535,580 $563,978 Census 2010 Housing Units Total In Urbanized Areas In Urban Clusters Rural Housing Units Data Note: Persons of Hispanic Origin may be of any race_ Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025. Source: U.S. Census Bureau Number 152,882 � 144,6/I 1,964 6,247 $71,052 $77,885 1.85% Percent 100.0% 70.4% 50.2% 21.5% 28.3% Percent 100.0% 0.7% 0.9% 2.8% 5.6% 10.1% 11.1% 20.9% 13.1% 16.7% 6.5% 4.8% 2.3% 4.6% Percent 100.0% 94.6% 4,1% Table 3.5 also shows that the percent of renter occupied housing units is 20.6% in 2020 and increases to 21.5% in 2025. That is an increase of 0.2% annually and is used in the calculation of the market area demand. Table 3.6 on the next page establishes the household income and corresponding monthly rental payment. The median household income in Collier County in 2020 is $71,052. The table shows the income ranges that are used in the calculation of demand. It must be noted here that the median income used in this calculation is derived through Census estimates and is lower than the Housing and Urban Development's released 2021 median income of $84,300, MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 18 of 54 Table 3.6 Monthly Rental Payment Calculations Median Household Income: $84,300 Household Income Monthly Household Income Monthly Rental Payment @ 30% 40,000 31333 11000 50,000 4,167 1,250 60,000 5,000 1,500 631202 5,267 11580 70,000 51833 1,750 80,000 61667 21000 90,000 7500 2,250 100,000 8,333 2,500 $110)000 $9,167 $2,750 $120,000 $10,000 $3,000 Source: The U.S. Census Community Survey and the Consultant The percent of households by income is shown in Table 3.7 on the next page. The percentage of households in the up to $100,000 category ranges from the current 65.0% to 61 A % in 2025. That is a reduction of 0.8% annually and is used in the calculation of the market area demand. (Rest of Page left Intentionally Blank) MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 19 of 54 Table 3.7. Apartment Study Market Area Demographic and Income Profile Polygon 6 Prepared by Esri Area: 317.18 square miles Summary Census 2010 2020 ° 2025 Population 2451430 2911078 316,431 Households 105,329 126,131 137551 Families 69,303 82,021 89,141 Owner Occupied Housing Units 75,738 891927 98,022 Renter Occupied Housing Units 29,591 37,107 411997 Median Age 48.2 52.1 53.5 Trends: 2020-2025 Annual Rate Area State National Population 1.68% 1.33% 0.72% Households 1.75% 1.27% 0.72% Families 1.68% 1.23% 0,64% Owner HHs 1.74% 1.22% 0.72% Median Household Income 1.85% 1.51% 1.60% `' 2020 2025 Households by Income Number Percent Number Percent <$15,000 81890 7.0% 81420 6.1% $15,000 - $24,999 81827 7.0% 81542 6.2% $25,000 - $34,999 91617 7.6% 9,470 6.9% $35,000 - $49,999 16,820 13.3% 17,058 12.4% $50,000 - $74,999 21,406 17.0% 22,606 16,4% $75,000 - $99,999 16,489 13.1% 18,060 13.1% $100,000 - $149,999 171848 14.2% 20,750 15.1% $150,000 - $199,999 101475 8.3% 131219 9.6% $2001000+ 15,759 12.5% 19,427 14.1% Median Household Income $71,052 $77,885 Average Household Income $108,892 $121,314 Per Capita Income $47,140 $52,669 Census20102020`7 2025 Population by Age Number Percent Number Percent Number Percent 0 - 4 12,092 4.9% 12,577 4.3% 131565 43% 5 - 9 12,582 5.1% 131454 4.6% 141198 4.5% 10 - 14 12,731 5.2% 14,130 4.9% 15,088 4.8% 15 - 19 12,734 5.2% 13,060 4.5% 14,072 4,4% 20 - 24 11,163 4.5% 12,527 43% 12,453 3,9% 25 - 34 24,110 9.8% 29,235 10.0% 29,864 9.4% 35 - 44 27,040 11.0% 28,744 9.9% 32,844 10.4% 45 - 54 31,871 110% 31,497 10.8% 31,007 9.8% 55 - 64 33,516 13.7% 42,475 14.6% 43,535 13,8% 65 - 74 36,367 14.8% 481142 16.5% 54,872 17.3% 75 - 84 231604 9.6% 321369 11.1% 391988 12.6% 85+ 71620 3.1% 12,866 4.4% 14,944 4.7% Data Note: Income is expressed in currentdollars. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025. Source: U.S. Census Bureau MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 20 of 54 Table 3.8 below shows the renter -occupied housing units by contract rent. The number of units in the $800 to $2,500 range is 23,221. That is 81.13% of the 28,621 total cash rent units and is used in the calculation of the rental apartment market area demand. That data range is highly reliable data according to ACS. Table 3.8. Apartment Study Market Area Housing Summary Polygon 6 Prepared by Esri Area: 317.18 square miles RENTER -OCCUPIED HOUSING UNITS BY CONTRACT RENT Total With cash rent Less than $100 $100 to $149 $150 to $199 $200 to $249 $250 to $299 $300 to $349 $350 to $399 $400 to $449 $450 to $499 $500 to $549 $550 to $599 $600 to $649 $650 to $699 $700 to $749 $750 to $799 $800 to $899 $900 to $999 $1,000 to $1,249 $1,250 to $1,499 $1,500 to $1,999 $2,000 to $2,499 $2,500 to $2,999 $3,000 to $3,499 $3,500 or more No cash rent Median Contract Rent Average Contrail Rent RENTER -OCCUPIED HOUSING UNIT5 BY INCLUSION OF UTILITIES IN RENT Total Pay extra for one or more utilities No extra payment for any utilities Source: U.S. Census BLIreau, 2014-2018 American Community Survey 2014-2018 ACS Estimate Percent MOE(t) Reliability 30,220 100.0% 1,149r_, 28,621 94.7% 'L 1 t 94 0.3% 71 U 22 0.1% 23L 22 0.1% 27U 303 1.0% 151EJ 94 0.3% 750 206 0.7% 126L;j 141 0.5% 1459 53 0.2% 610 82 0.3% 50, _j 470 1.6% 1994,1 62 0.2% 42V 257 0.9% 157; _i 437 1.4% 153, ,j 813 2.7% 238;� 11310 4.3% 264, 21798 9.3% 396;. , 41208 13.9% 5531_, 61129 20.3% 614i 41829 16.0% 5571 , 31431 11.4% 4751__,j 11310 4.3% 280;_J 516 1.70/o 191 i�j 499 1.7% 185, _j 534 1.8% 194; 11599 5.3% 293, $1,120 N/A N/A N/A 30,220 100.0% 1,149,__, 26,665 88.2% 1,097i_ , 3,555 11.8% 408; ; Source: U.S. Census Bureau Table 3.9 below shows the rental apartment study market area demand calculation using the date points previously explained in Tables 3.3 through 3.6. The population is increased annually. The percent of rental households were reduced annually and MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 21 of 54 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 $120,000 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 $3,000 range to establish the demand for market rate rental apartment units. That demand is slowly increasing over the next six years using 2020 as the base year. Table 3.9 Apartment Study Market Area Demand Calculation With Total Percent Rental Income up to Annual with rent Unit Year Population Households Rental Households $120k Demand $800-$2,500 Demand 2020 291,078 126,131 20.6% 25,983 70.7% 18,370 81.13% 14,904 2021 296,149 128,415 20.8% 26,685 68.8% 18,354 81.13% 14,891 2022 301,219 130,699 21.0% 27,395 66.9% 18,316 81.13% 14,860 2023 306,290 132,983 21.1% 28,113 64.9% 18,256 81.13% 14,812 2024 311,360 135,267 21.3% 28,839 63.0% 18,174 81.13% 14,745 2025 316,431 137,551 21.5% 29,573 61.1% 18,069 81.13% 14,660 2026 321,502 139,835 21.7% 30,316 59.2% 17,941 81.13% 14,556 Sources: U.S. Census Bureau and the Consultant Table 3.10 on the next page shows the same market area demand calculation from Table 3.9 above and adds the existing market rate rental apartments and the future rental apartment complexes in the development process shown in Table 2.2. Table 3.10 on the next page establishes that there is a current deficit of 1,287 market rate rental apartments in the market area increasing to 102 market rate rental apartments in 2026 with addition of the apartment complexes in the planning and permitting pipeline. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 22 of 54 Table 3.10 Apartment Study Market Area Supply - Demand Analysis % With Income % of Units Surplus/ Total Percent Rental up to Annual with rent Market Deficit Year Population Households Rental Households $100k Demand $800-$2,500 Unit Demand Supply Units 2020 291,078 126,131 20s6% 25,983 703% 18,370 81.13% 14,904 11,413 -3,491 2021 296,149 128,415 20.8% 26,685 68.8% 18,354 81413% 14,891 12,431 -21460 2022 301,219 130,699 21.0% 27,395 66.9% 18,316 81.13% 14,860 13,258 -11602 2023 306,290 132,983 21.1% 28,113 64.9% 18,256 81.13% 14,812 14,201 -611 2024 311,360 135,267 213% 28,839 610% 18,174 81.13% 14,745 14,377 -368 2025 316,431 137,551 21.5% 29,573 61.1% 18,069 81.13% 14,660 15,412 752 2026 321,502 139,835 21.7% 30,316 59.2% 17,941 81613% 14556 15,412 856 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant Adding the proposed 303 proposed multi -family rental units to the market supply the units would most likely be added in 2024) shows a significant shift back to equilibrium of market rate rental apartment units in 2024 until the market supply stabilizes in the horizon year of 2026 and will again favor demand until new units are introduced to the market as shown in Table 3.11 below. Table 3.11 Apartment Study Market Area Supply -Demand Analysis with Subject Property Units Included % With Market Income % of Units Supply with Surplus/ Total Percent Rental $30k- Annual with rent Unit Market Subject Deficit Year Population Households Rental Households $99k Demand $800-$21500 Demand Supply Property Units 2020 291,078 126,131 20.6% 25,983 70s7% 18,370 81913% 14,904 11,413 11,413 -31491 2021 296,149 1281415 20.8% 26,685 6848% 18,354 81.13% 14,891 12,431 12,431 -21460 2022 301,219 130,699 21.0% 27,395 66.9% 18,316 81913% 14,860 13,258 13,258 41602 2023 306,290 132,983 21.1% 28,113 64.9% 18,256 81.13% 14,812 14,201 14,201 -611 2024 311360 135,267 213% 28,839 610% 18,174 81.13% 14,745 14,377 14,680 -65 2025 316,431 137,551 21.5% 29,573 61.1% 18,069 81.13% 14,660 15,412 15,715 1,055 2026 321502 139,835 213% 30,316 59.2% 17,941 81.13% 14,556 15,412 15,715 11159 Source: Collier County Comprehensive Planning Section, Collier County Property Appraiser, ESRI ARCgis mapping system and the Consultant MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 23 of 54 4.0 CONCLUSIONS ® The Consultant used all of the data and analysis in the previous sections to determine that the total supply of market rate rental apartment units will remain negative through 2024. With the addition of the Subject Site's 303 rental apartment units in 2024, the market rate rental apartment unit market will stabilize in the horizon year of 2026 and most likely again turn negative thereafter until new units are introduced to the market. • Planning and permitting pipeline apartment complexes should be considered in the years 2024 and 2025 when looking at supply. There are two projects totaling 565 units and it is possible that they may not be developed. Taking those two projects out of the supply equation, then the apartment market would return to a deficit situation until those apartment complexes are developed. Due to supply and demand factors, markets are very efficient and apartment complexes will be developed as demand warrants. • The analysis also indicates that if the Project is developed as low-rise for sale condominium units, the Project's 303 units will not adversely affect the Collier County residential condominium market and address the future demand for condominium units in Collier County. • With the addition of the 303 residential units either for sale low-rise condominium units or rental apartment units, the Subject Property will provide a diversity of housing options, particularly market -rate workforce housing, to address gaps in the existing local housing supply. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 24 of 54 MetroStudy 'I St Quarter 2021 Collier County Condominium Market Summary MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 25 of 54 Lwidav I / _nt kwAm MetroStudy '1 St Quarter 2021 Collier County Condominium Market Summary 23 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 26 of 54 By QLIi11 01d i Single Family 7H/Plexl0ther Housing Summary by Housing `hype Collier Condo Selection Totals Starts Closings Housing Inv VDL Inv Starts Closings Housing Inv VDL Inv Starts Closings Condominium Housing Inv Released By Pr of1h 1Q19 2Q19 3Q19 4Q19 1Q20 2Q20 3Q20 0 0 0 0 0 0 0' 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 97 ? 210 L dodo 149 ! 170 r_ 620- 660 I_ 726 1 822 0 0 0 0 4Q20 1Q21 Annual RatelSupply 0 0 0 0 0 0_0 0 0 0&0 00 0 0 0_ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0-0: ya, 0 0 0 0 -- 0 0 0.o 163 66 50 40 142 147 379 -.-_ - . 119 95 83 213 86 73 455 639 610 577 404 460 534 74,7 mos 1036 ! 1 rO92 1258 1 r218 1,0941 i 983 31.1 1 mos Occ � Mod FN U/C Tllnv � VDL Fut Single Family 0 0 0 0 0 0 0 TH/Plex/Other 92 0 0 0 0 0 0 Condominium 28,102 23 2 509 534 983 1,753 Totals �I'i(,() i tii (l iqu Single Family TH/Plex/Other Condominium Totals Single Family TH1PIex/0ther Condominium Totals Single Family THIPIexlOther Condominium Vacant Survey Equip Exca- Street Streets Land Stakes on Site vation Paving In 0 0 0 0 0 0 0 0 0 0 0 0 941 64 392 356 0 0 Total 28,794 23 Z 509 534 983 1,753 947 64 392 356 0 0 31,464 Min Price $0 $201,000 $301,000 $401,000 $507,000 $601,000 $701,000 $7001,000 Max Price $200,999 $300,999 $40D,999 $500,999 $600,999 $700,999 $1000,999 $99,999,999 Total Ann Starts 0 0 0 0 0 0 0 0 0 Ann Starts 0 15 35 16 0 18 0 0 84 Ann Starts 12 66 28 8 12 17 8 120 271 12 81 63 24 12 35 8 120 355 Min Lot Front < 50 50 55 60 65 70 80 90 > Max Lot Front NIA 54 59 64 69 79 89 Total Ann Starts 0 0 0 0 0 0 0 0 0 b Ann Starts 84 0 0 0 0 0 0 0 0 84 Ann Starts 295 0 0 0 0 0 0 0 0 295 379 0 0 0 0 0 0 0 0 379 2Q20 Price Averages Sqft $!SF 3Q20 Price Averages Sqft $ISF 4Q20 Price Averages Sgft $/SF 1Q21 Price Averages Sqft $!SF $464,856 2,114 $214,85 $420,519 1,918 $210,61 $390r4O7 11868 $206017 $367,889 1,762 $204.35 Naples Condo Residential Survey (7Q27) Copyright Metrostudy MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 � I Page of QLA MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 m et r ���.d A nan�cy`wooa Company Sa I es: 1-800-227-8839 Area of Interest (Map) Housing Summary By Housing Type Historical Housing Activity Price Range Analysis Lot Size Analysis Production Builder Ranking Quarterly Plan Summary Price vs. Square Footage - XY Scatter Future Lot Inventory Area of Interest Collier Condo e. Moore Haven Pahokee Id La Belle Clewiston Nort;� F,orttAY; yersl00+? Belle Glade Fioyal Palm Beach q ' 0 111 Wellington 4api69rF & I oLehigh Axes 0 Immokalee f_ MA • �• � Big Cypress LR. �n Gate R Loxahatchee National Wildlife Refuge Coral Spri, cosukee Tamarac Pot ervation as j Sunrise ;. ry � Big Cypress National Preserve rq� Big Cypress Wildlife Managenie t Area Broad FL I Collier Co. (1Q21) Copyright Metrostudy MUAC-Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Fort - - =- Eveiglades Wildlife bavi Manageotent Arca Coopercity Pembroke Pines H r Miramar Nortf Hialeah 1; Mi Coral Gabl Kend-3ll iai4` Le'sure'�--tV hC•r'i`n_ SCE_ G �7 metresstudy Sales:i-800-227-8839 A� °''"'°°ac«nwm Page 30 of 54 Housing Summary By Housing Type Collier Condo Selection Totals By Quarter 1Q19 2Q19 3Q19 4Q19 1Q20 2Q20 3Q20 4Q20 1Q21 Annual Rate/Supply Single Family TH/Plex/Other Starts 0 I 0 0 i1 rL I f!',. _ O l0 0 (L l.__�n Closings 0.1 L_.. 0 oil oil oil. 0, OIL OIL, 0 Housing Inv 0) 0; I _ J 1. _ l Lr_--- - o I L.__. 0 01 010, 0.0 VDL Inv 0_) 0 �_' I OI I�ym- 0J E 0 0� C 0 0l 0.0 -j 1 0 0 0 i r -- 0 0.1 C. 0 Starts 0 0 01 j Closings 0' OJ 0 !• 0 oil., 0.1 L� �I L.., oil O1 Housing Inv 0 01 [ 0 j 0, 0 01 I .v.- 9 L_. 0, ` 0I 0.0 VDL Inv 0 J C- ---_ 01 Starts `� 9 F� 210 Closings ; 149 1701 Condominium ' Housing Inv' 620 660 Released 7261 822, By Profile 0 3 9 5 119� 95] 83 639] 610] 577 1,036] 11092� 1,258 Occ Mod FN U/C T/Inv VDL Fut Single Family 0 0 0 0 0 0 0 TH/Plex/Other 92 0 0 0 0 0 0 Condominium 28,102 23 2 509 534 983 11753 Totals 28,194 23 2 509 534 983 11753 40l �4 142 147 1-379 ..-.213, L 86] 73 455 404] 460, 534 C 14.1 mos 1,218 11094 983 L 31.11� mos Vacant Survey Equip Exca- Street Streets Land Stakes on Site vation Paving In Total 0 0 0 0 0 0 0 0 0 0 0 0 0 92 941 64 392 356 0 0 31,372 941 64 392 356 0 0 31,464 By Price Range Min Price $0 $2013000 $301,000 $401,000 $501,000 $601,000 $7013000 $1001,000 Max Price $200,999 $300,999 $400,999 $500,999 $600,999 $700,999 $1000,999 $99399%999 Total Single Family Ann Starts 0 0 0 0 0 0 0 0 0 TH/Plex/Other Ann Starts 0 15 35 16 0 18 0 0 84 Condominium Ann Starts 12 66 28 8 12 17 8 120 271 Totals 12 81 63 24 12 35 8 120 355 By Lot Size Min Lot Front < 50 50 55 60 65 70 80 90 > Max Lot Front N/A 54 59 64 69 79 89 Total Single Family Ann Starts 0 0 0 0 0 0 0 0 0 0 TH/Plex/Other Ann Starts 84 0 0 0 0 0 0 0 0 84 Condominium Ann Starts 295 0 0 0 0 0 0 0 0 295 Totals 379 0 0 0 0 0 0 0 0 379 By Base Price Single Family TH/Plex/Other Condominium 2Q20 Price Averages Sgft $/SF 3Q20 Price Averages Sqft $/SF 4Q20 Price Averages Sgft $/SF 1Q21 Price Averages Sgft $/SF $464,856 21114 $214,85 $420,519 11918 $210.61 $3902407 11868 $206017 $3679889 1,762 $204.35 Naples Condo Residential Survey (1 Q21) Copyright Metrostudy MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 metresstud A hanley�woad COfnPdfly sales:1400-227-8839 Page 31 of 54 Historical Housing Activity Summary Collier Condo Qtr Ann Total Qtr Ann VDL Ann Lot Qtr Clos Clos Model FinVac UC Total Inv Supply Starts Starts VDL Supply Fut Lots Deliv 1Q7 104 6 13.,., 7 37 141 599 777 146 126 630 1031 196 2288 469 2Q17 259 638 35 133 460 628 11.8 110 567 11005 21.3 23582 521 3Q17 103 655 32 128 419 579 10.6 54 472 13081 27.5 21342 523 4Q17 130 596 30 83 428 541 10.9 92 382 997 31.3 21438 486 1Q18 149 641 39 84 552 675 12.6 283 539 956 21.3 21504 464 2Q18 75 457 39 70 563 672 17.6 72 501 936 22A 21788 432 3Q18 92 446 42 72 578 692 18.6 112 559 830 17.8 21792 308 4Q18 103 419 39 76 557 672 19.2 83 550 791 17.3 21680 344 1 Q19 149 419 29 67 524 620 17.8 97 364 726 23.9 23834 134 2Q19 170 514 26 42 592 660 15.4 210 502 822 19.6 21109 388 3Q19 134 556 32 19 544 595 12.8 69 459 859 22.5 11983 488 4Q19 119 572 23 14 602 639 13.4 163 539 11036 23.1 21029 784 1 Q20 95 518 28 16 566 610 14.1 66 508 11092 25.8 11819 874 2Q20 83 431 26 11 540 577 16.1 50 348 11258 43A 11695 784 3Q20 213 510 25 4 375 404 9.5 40 319 11218 45.8 11695 678 4Q20 86 477 25 2 433 460 11.6 142 298 1,094 44.1 11700 356 1 Q21 73 455 23 2 509 534 14.1 147 379 983 31.1 1,753 270 a C 0 Housing Inventory and Closings By Quarter ❑Fin. Vacant []Under Const. -*-Ann. Clos. F d ___ . _ _____ _ _ __-- —_ 600 - - -- -- — - - - --�� 400 - - -- -- - - ____ I 1Q17 2Q17 3Q17 4Q17 1Q18 2Q18 3Q18 4Q18 1Q19 2Q19 3Q19 4Q19 1Q20 2Q20 3Q20 4Q20 1Q21 0n O C 0 Vacant Developed Lots and Starts By Quarter ■VDL Ann.Starts � 1,600 > 1200, 800 J 400 > 0 1Q17 2Q17 3Q17 4Q17 1Q18 2Q18 3Q18 4Q18 1Q19 2Q19 3Q19 4Q19 1Q20 2Q20 3Q20 4Q20 1Q21 Future Lots and Deliveries By Quarter ❑Fut. Lots --+� -Ann. Lot Deliv. cn 4,000 - - - --- -- ------ - 11000 . O 3,200 - - --- - - - -- — -- - 800 2,400 — -- -- - __ _ _ 600 1,600 — — -- — — — - --n- - - - 400 LL In-__ - - _ 200 800_ 0 - _ - - _ -_ __ __ 0 1Q17 2Q17 3Q17 4Q17 1Q18 2Q18 3Q18 4Q18 1Q19 2Q19 3Q19 4Q19 1Q20 2020 3020 4Q20 1021 Naples Condo Residential Survey (1 Q21) m at rtyll st u d Copyright Metrostudy Sales: 1-800427-8839 A hanleyowood Company MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 32 of 54 Price Range Analysis Collier Condo $0 $201,000 $301,000 $401,000 $501,000 $601,000 $701,000 $1001,000 $2009999 $300,999 $400,999 $500,999 $600,999 $700,999 $1000,999 $99999999 *Total Ann Starts 12 81 63 24 12 35 8 120 355 Custom Market Ann Closings 3 115 69 8 6 23 93 137 455 Numerical Totals Housing Inv 10 95 66 85 13 37 72 132 510 VDL Inv 24 102 290 312 44 15 142 54 983 Housing Supply (Mos) 49.5 9.8 11.5 121.0 24.1 1961 9.3 1105 13.5 VDL Supply (Mos) 24*0 15.2 55.0 156.0 42.6 5.3 213.0 5.4 33.2 Ann Starts 3.4% 22.8% 17.8% 6.8% 3.5% 9.8% 2.3% 33.8% 100% Custom Market Ann Closings 0.6 % 25.4 % 15.2 % 1.9 % 1.4 % 5.1 % 2095 % 30.1 % 100 % Percentage Totals Housing Inv 2.0 % 18.5 % 13.0 % 16.7 % 2.6 % 7.3 % 14.2 % 25.8 % 100 % VDL Inv 2.4% 10.4% 29.5% 31.7% 4.5% 1.5% 14.4% 5.5% 100% 35 4 I- 25 % 20%- 4� cs y 15% 5 9'0 t So-S200 Price Range Distribution of Annual Starts vs VDL - -I �- -- -I -- -4 $201-$300 $3014400 $4014500 $5014600 ❑ Annual Starts ■ VDL $601-$700 $701-$1000 $1001-$99999 Price Range Distribution of Annual Closings vs Housing Inventory 35 % - --- - - - - ---- ---- - - - - - 4 25 % 20 % er 0. 15% -a o- 10% 5% $201-$300 _ $301-$400 $401-$500 $501-$600 $6014700 ❑Annual Ivlasings ■Housing Inventory Naples Condo Price Range Analysis (1Q21) Copyright Metrostudy *eecaq�{��isr���u��f�i��vr��t�-(�r��formation, Revised 2-7-2022 the totals may not match those shown on other summary reports. $701-$1000 $1001-$99999 metresstud A hanley�wood Company Sales: 1-800-227-8839 Page 33 of 54 Lot size Analysis Collier Condo Lot Size Segment N/A < 50 50-54 55-59 60-64 65-69 70-79 80-89 90 > Total Ann Starts 379 379 Ann Closings 455 455 Custom Market Housing Inv 534 534 Numerical Totals VDL Inv 983 983 Future Inv 11753 17753 VDL Supply (Mos) 31.1 31.1 Ann Starts % Custom Market Ann Closings % Percentage Totals Housing Inv % VDL Inv % Future Inv % Annual Starts, VDL, and Future Lots By Lot Size Dev e 50 50-54 El Annual Marts ■ Vacant eloped Lots ❑Future Lots 55-59 60-64 65-89 Lot Size Segment 70-79 80-89 �10 > Vacant Developed Lot Inventory By Lot Size ■ Vacant Developed Lots ■ VDL Suppfy < 50 50-54 55-59 MUAC - Amerisite CB GMPA PL20210001104 60-64 65-69 70-79 80-89 Lot Size Segment Naples Condo Lot Size Analysis (1 Q21) Copyright Metrostudy Revised 2-7-2022 1.2 0.4 0.2 90 > metresstud A hanley�wood COfflPdfly sales: i-soo-227-ss39 Page 34 of 54 Production Builder Ranking Collier Condo Sorted By Annual Closings Closings Rank Builder Name (Production) Section Status Price Lot Dim 2Q20 3Q20 4Q20 1Q21 Annual 1 Signature Communities 0 82 28 5 115 Kalea Bay Tower200 Act lQ18 $1,26541,400 Ox0 0 82 28 5 115 2 Taylor Morrison 0 30 22 22 74 Esplanade GCC/Garden Bellano Act 4Q17 $288-$298 Ox0 0 17 12 14 43 Esplanade GCC/Garden Vercelli Pocida 8 Act 4Q18 $288-$298 Ox0 0 13 10 8 31 3 The Ronto Group Inc 36 23 10 0 69 Eleven Eleven Central 3, 5 Sty condo Act 2Q19 $70041,000 Ox0 35 19 10 0 64 Naples Square Building 3 - Coach BO 3Q20 $630-$11400 Ox0 1 4 0 0 5 4 WCl/Lennar 20 29 6 14 69 LaMorada Carriage Homes Carriage Anguilla Act 2Q19 $312-$342 Ox0 11 16 0 3 30 Talis ParkNiansa Carriage- Act 1Q17 $799-$799 Ox0 1 5 3 3 12 Talis ParkNiansa Carriage -Terrace 6 Act 3Q16 $607-$607 Ox0 0 8 2 0 10 Windstar/Regatta Landing Coach Act 1 Q18 $575-$665 Ox0 8 0 1 8 17 5 Neal Communities 16 25 8 11 60 Avalon of Naples Ph 1 19 - 2 sty BO 4Q20 $290-$318 Ox0 11 7 2 0 20 Richmond Park Ph 1 Act 2Q17 $287-$318 Ox0 5 13 3 4 25 Seychelles Ph 1 Act 2Q19 $406-$450 Ox0 0 5 3 7 15 6 Mattamy Homes 0 10 4 6 20 Arboretum Coach - 6 per Act 1 Q19 $302-$338 Ox0 0 10 4 6 20 7 Gulf Bay Group of Com 3 8 3 2 16 Pelican Bay/Mystique Mystique 21 Sty Act 4Q16 $2,20048,000 Ox0 3 8 3 2 16 8 Frontdoor Commuinties 2 3 2 4 11 Talis Park/Corsica Ph 1 Coach 4 per Act 3Q15 $780-$960 Ox0 2 3 2 4 11 9 Del Webb Communities 3 3 3 1 10 Ave Maria/Del Webb Carriage Ph 1 Coach Act 1 Q07 $202-$230 Ox0 3 3 3 1 10 10 Platinum Developments 0 0 0 8 8 850 Central Phase 1 Act 1Q20 $850-$1,100 Ox0 0 0 0 8 8 11 Minto Builders 3 0 0 0 3 Isles of Collier Preserve Coach Act 4Q13 $536-$645 Ox0 3 0 0 0 3 Selection Totals 83 213 86 73 455 Selection Totals (including shared/split) 455 numbers in this column are based on shared (multiple- Naples Condo R@Slde!)tlal Survey (1Q21) builder) sections; in these cases, the annual number is Copyright Metrostudy evenly distributed between builders in these sections MUAC - Amerisite CB GMPA PL20210001104 Rev1����-17�0112 metresstud mpany Sales:l-800-227-8839 P"��"8Y�5`� Quarterly Plan Summary Collier Condo Sorted by Subdivision Map Subdivision Name Sub Area Section Total Total Avg Avg Ann 2Q20 Averages 3Q20 Averages 4Q20 Averages 1Q21 Averages Units Remain Start/Mo Clos/Mo Clos Lot Size Price SgFt $ISF Price SgFt $/SF Price SgFt $/SF Price SgFt $/SF 233 Antilles Coll -Collier South Ph 14 plex 188 188 0,67 0,00 0 Ox0 JDM Developments & Investments 0 $471,667 11972 $240.9 82 Arboretum Coll -Collier South Coach - 6 per 166 141 1,50 2.00 20 Ox0 Mattamy Homes 20 $305,990 1,487 $206.8 $309,990 11487 $209.5 $314,490 1,487 $212.5 $3223490 1,487 $218.2 280 Ave Maria/Del Webb Carriage Coll -Collier Northeast Ph 1 Coach 112 73 0,67 1,00 10 Ox0 Del Webb Communities Inc. 10 $203,657 1,603 $127.6 $205,657 11603 $128.8 $207,657 1,603 $130.1 $217,740 11670 $131.2 282 Ave Maria/National, The Coll -Collier Northeast Terrace 90 90 10,00 0,00 0 Ox0 Lennar Homes 0 $203,999 13192 $171.3 274 Esplanade by the Islands Coll -Collier South 8 per building Coach 72 72 0,67 0,00 0 Ox0 Taylor Morrison 0 $331,650 21102 $159.1 $3393650 2,102 $163.0 222 Esplanade GCC/Garden Condo Coll -Collier Northeast Bellano Montelanico Loop 8 per 152 18 0.67 4,00 43 Ox0 Taylor Morrison 43 $269,900 11624 $166.2 $278,400 11624 $171A $282,400 1,624 $173.9 $2921900 11624 $180.3 Vercelli Pocida 8 per 112 46 0,67 3,00 31 Ox0 Taylor Morrison 31 $269,900 1,624 $166.2 $278,400 1,624 $171A $282,400 11624 $173.9 $292,900 11624 $180.3 268 Fiddlers Creek/Aviamar/Dorado Coll -Collier South Ph 1 104 104 0,00 0,00 0 Ox0 Gulf Bay Group of Companies 0 $812,500 22974 $274.1 $890t000 2,974 $299.8 130 Isles of Collier Preserve Coll -Collier South Coach 102 38 1.08 0.00 3 Ox0 Minto Builders 3 MUAC - Amerisite CB GMPA PL20210001104 $508,567 1,970 $259.1 � $568,567 2,266 $252.6 � $568,567 2,266 $252.6 � $584,150 2,360 $249.5 Naples Condo Residential Survey (1Q21) Copyright Metrostudy Revis@��e7F2S� metresstudy Sales:l-800-227-�9e 3���`f"'°°acm,pany Map Subdivision Name Section 264 LaMorada Carriage Homes Carriage Anguilla 21 Bldgs WCl/Lennar Sub Area Total Total Avg Avg Ann Units Remain Start/Mo Clos/Mo Clos Coll -Collier Northeast 84 49 2,33 3.00 30 30 259 Richmond Park Coll -Collier Northeast Ph 1 104 30 1.33 2,00 25 Neal Communities 25 187 Seychelles Coll -Collier Central Ph 1 224 209 2.00 1.00 15 Neal Communities 15 116 Tells Park/Corsica Coll -Collier Northwest Ph 1 Coach 4 per 64 18 0,67 1,00 11 Frontdoor Commuinties 11 121 Talis ParkNiansa Ph 2 Carriage Terrace WCl/Lennar 76 Windstar/Regatta Landing Coach CaIA/Lennar WCl/Lennar Averagesrfotals Quarterly Plan Summary Collier Condo Sorted by Subdivision 2Q20 Averages 3Q20 Averages Lot Size Price SgFt $/SF Price SgFt $/SF Ox0 Ox0 Coll -Collier Northwest 18 18 1.50 0.00 0 Ox0 0 Coll -Collier South 30 8 1.33 1.00 17 Ox0 17 MUAC - Amerisite CB GMPA PL20210001104 4Q20 Averages 1Q21 Averages Price SgFt $/SF Price SgFt $/SF $324,999 1,926 $169.6 � $324,999 1,926 $169.6 � $326,999 1,926 $170.6 $281,990 1,548 $183.4 � $284,990 1,548 $185.3 � $284,990 1,548 $185.3 � $302,240 1,548 $196.6 $307,490 1,548 $200.0 � $311,490 1,548 $202.6 � $318,490 1,548 $207.2 � $428,589 1,548 $278.3 $870,000 2,957 $296.0 � $870,000 2,957 $296.0 $605,250 2,350 $257.6 $607,000 2,350 $258.3 $612,195 3,163 $199.5I $464,856 2,114 $214.8 $420,519 1,918 $210.6 $390,407 1,868 $206.2 $367,889 1,762 $204.3 Naples Condo Residential Survey (1Q21) Copyright Metrostudy Revis@d�722f� metresstudy Sales:l-800-227-�9e 3!�bf'J'4"°°dc°`„�ny a� U 0_ U to cu m s�oo,000 $500,000 $300,000 $100,000 1,000 1,500 L] Antilles(Ph 9 4 plex)-JDM Developments & Investmen � Arboretum(Coach - 6 per)-Mattamy Homes �y Ave Maria/Del Webb Carriage(Ph 1 Coach) -Del Webb Ave Maria/National, The(Terrace)-Lennar Homes Esplanade by the Islands(8 per building Coach) -Tay Esplanade GCC/Garden Condo(Bellano Montelanico Loo Esplanade GCC/Garden Condo(Vercelli Pocida 8 per) Fiddlers Creek/Aviamar/Dorado(Ph 1)-Gulf Bay Group MUAC - Amerisite CB GMPA PL20210001104 Price vs. Square Footage Collier Condo 2,000 Isles of Collier Preserve(Coach)-Minto Builders � LaMorada Carriage Homes(Carriage Anguilla 21 Bldgs Richmond Park(Ph 1)-Neal Communities Seychelles(Ph 1)-Neal Communities Talcs Park/Corsica(Ph 1 Coach 4 per)-Frontdoor Com Talis Park/Viansa(Ph 2 Carriage Terrace)-WCl/Lenna Windstar/Regatta Landing(Coach CaIA/Lennar)-WCl/Le Naples Condo Residential Survey (1Q21) Copyright Metrostudy Revised 2-7-2022 3,000 �,1501) metresstudy Sales: 1-800-227.8839 n h "''" e""""' comp,ny Page 38 of 54 Future Lot Inventory Report Collier Condo Sorted by Subdivision Platting Dates Vacant Survey Equip Exca- Street Streets Map No Subdivision Sub Area qtr Lot Lot Future y q p Section Developer Active Size Dim Lots Prelim Record Land Stakes on site vation Paving in 231 Addies Corner Coll -Collier Northeast FUTURE 'Creekside West, Inc. Future sf Ox0 240 0 0 0 240 0 0 282 Ave Maria/National, The Coll -Collier Northeast Terrace LennarHomes 1Q21 sf Ox0 60 60 0 0 0 0 0 212 Hammock Bay GCC/Ilaria ColkCollier South FUTURE - approved 'WCI Communities Future sf Ox0 116 0 0 0 116 0 0 10 Kalea Bay Coll -Collier Northwest 3 Twrs Signature Communities 2Q20 sf Ox0 240 240 0 0 0 0 0 69 Mini Triangle Coll -Collier Central FUTURE 15 Sty Future sf Ox0 24 0 0 24 0 0 0 5 One Naples Coll -Collier Northwest FUTURE 2 Towers 16 stories `Stock Develepment Future sf Ox0 240 0 0 240 0 0 0 21 Pelican Bay/Mystique Coll -Collier Northwest FUTURE - Cote Azure-S Tower 'Gulf Bay Group of Companies Future sf Ox0 76 76 0 0 0 0 0 277 Port of the Islands/Retreat del Sol Coll -Collier South FUTURE - Ph 1 Monterra 'Port of the Islands Properties LLC Future sf Ox0 50 50 0 0 0 0 0 FUTURE - Ph 2 Seville 'Port of the Islands Properties LLC Future sf Ox0 30 30 0 0 0 0 0 Subdivision Totals 0'-0' 80 80 0 80 0 0 0 0 0 70 REP Condo Coll -Collier Central FUTURE 3 Twr 15 sty 'Real Estate Partners International, Future sf Ox0 377 377 0 0 0 0 0 145 Shadow Creek at Hibiscus Coll -Collier Central FUTURE Coach 8 Bldgs 'NM Development Group Future sf Ox0 64 0 64 0 0 0 0 84 Solstice RPUD Coll -Collier South FUTURE - approved 'Cirrus Pointe Partners LLC Future sf Ox0 108 108 0 0 0 0 0 186 Taormina Reserve Coll -Collier Central FUTURE Future sf Ox0 128 0 0 128 0 0 0 MUAC - Amerisite CB GMPA PL20210001104 Naples Condo Residential tSurvey (1Q21) Co�eV�setd 2e7-�1�22dY Page 1 of 2 metrityli9mt�dy 800.2274839 Future Lot Inventory Report Collier Condo Sorted by Subdivision Platting Dates Vacant Survey Equip Exca- Street StreE Map No Subdivision Sub Area Qtr Lot Lot Future Y q P Section Developer Active Size Dim Lots Prelim Record Land Stakes on site vation Paving in Selection Totals MUAC - Amerisite CB GMPA PL20210001104 Naples Condo RaesidMenttrial tSuurvey (1Q21) CopyeVfsetd 2e7-�i�22dY Page 2 of 2 1,753 1,453 300 941 64 392 356 0 0 metr�gs�t��dy 5 a I e s:1-800-227-8839 Naples Daily News Editorial September 18, 2018 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 41 of 54 c1uest'go� i�ae Cditorial Board, i�Iaplcs Daily �cws, U5A TUDAI' N):Tti�'URl� - I7.URIDA PublisLcd 1:a5 p.m. L- f Scpl. i, 2U18 Another challenge in providing rental housing to the workforce and seniors in Collier County surfaces with a new report by apartmentlist.com. A spokesman said by email the new national report shows the percentage of rental units less than 10 years old is "at an all-time low." In the Naples area, the report shows rentals over 30 years old increased 33 percent from 2Q00 to 2016 while buildings aged out so that the share of rentals 10 years old or less declined by 26 percent. The point? The cost of renting a house or apartment isn't likely to go down in older units until there are enough new ones coming onto the market to replace them. Read or Share this story: Mips: III Avrv.naplesnews.com/story/apinionleditorials/2018/09/07/kudos-and-kicks-revietivs-good-bad-questionable-collier-lee- state/1221273002/ MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 42 of 54 WINK News Article on rental market pressure May 25, 2021 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 43 of 54 CORONAViRUS Resources FORT MYERS �,YLATESTTUPDATES� GOVID-�9 VACCINE UNEMPLOYMENT WHO Published: May 25, 2a21 6:43 PM EDT Updated: May 26, 2021 10:38 AM EDT A red-hot housing market is forcing people out of their homes as some landlords are selling their valuable rentals. It's putting renters in a difficult spot and leaving them with nowhere to go. While there are "help wanted" signs everywhere, it's tough finding one that says "for rent." People on Facebook say looking for a place to live is like playing the lottery. It's a bidding war with some people paying a year of rent in advance. Because landlords are selling their rental properties, there`s nothing left to rent. "I keep looking at houses and basically as soon as they're posted they're gone," said one woman who asked not to be named due to fear of jeopardizing her chances of finding a home. Her landlord is trying to sell her home. She is fighting him to stay. "They put the house on the market and then I think it was like the next day it was under contract," the woman said. "I just signed a new lease in .7anuary for this new rental company and then a couple months later they decide to sell the house, so if I would've known that, I would've never signed the lease to begin with:' The best advice is to know what is in your lease and hold your landlord to it. MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 44 of 54 "If there's a silver lining at all, I work with a lot of developers that are buying homes or building homes that they plan to rent out, so I foresee a lot of homes coming to market as rentals," said Realtor Peter Davis. In the meantime, it's little help for people about to lose their homes. This is just not a Southwest Florida problem. According to Core Logic data, home prices are up more than 17% nationwide compared to a year ago and that's pushing more people to rent. Reporter: Dannielle Garcia Writer: Melissa Montoya MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 45 of 54 a RValpage Market Performance Summary Report Naples — Immokal'Ulu —Marco Island Apartment Market 1 St Quarter, 2021 26 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 46 of 54 7' �( .. Ky - • l 1f t t •4a� � d '.� - p,. sed 2-7-2022 ' R E � L � 1� � E• ?2,01 kie keside Blvd RIch,ara e A)CofW. 82 www•raelpfege•eom Effective rent increased 4.0% from $1,301 in 4Q20 to $1,357 in 1Q21, which resulted in an annual growth rate of Annual effective rent growth has averaged 2.9% since 2Q96. The market's annual rent growth rate was above the national average of -0.9%. Out of the 150 markets ranked by RealPage nationally, Naplesdmmokalee-Marco Island, FL was 1st for quarterly effective rent growth, and 95th for annual effective rent growth for 1 Q21. The market's occupancy rate increased from 95.1 % in 4Q20 to 96.0% in 1 Q21, and was up from 95.5% a year ago. The market's occupancy rate was above the national average of 95.6% in 1 Q21. The market's occupancy rate has averaged 93.2% since 2Q96. 2Q20 3Q20 4Q20 1 Q21 Mar-21 2019 2020 2021 F 2022E 2023E 2024E 2025E Effective Rent Per Unit $1,287 $1,282 $1,305 $1,357 $1,405 $1,333 $1,299 $12330 $1,384 $1,451 $1,489 $1,515 Per Sq. Ft $1.31 $1.30 $1.32 $1.37 $1.41 $1.35 $1.32 $1.34 $1.40 $1.46 $1.50 $1.53 Effective Rent Growth - Annually -3.7% -4.5% -1.7% 2.0% 5.1 % -2.0% =1.7% 3.5% 5.1 % 3.8% 1.8% 1.4% Effective Rent Growth - Quarterly -2.7% -0.4% 1.8% 4.0% Occupancy Rate 93.6% 93.9% 94.8% 96.0% 96.1 % 94.8% 94.3% 95.2% 93.1 % 93.7% 93.9% 94.1 % Occupancy Change - Annually -1.5% 0.0% 0.0% 0.4% 0.7% -1.1 % 0.0% -0.3% =1.2% 0.6% 0.1 % 0.3% Occupancy Change - Quarterly -1.4% 0.3% 0.9% 1.4% Economic Concessions Concession Value $54.00 $91.00 $76.00 $48.00 $98.00 $50.50 $74.50 As a % of Asking Rent 4.1 % 6.9% 5.8% 3.6% 6.9% 3.8% 5.7% Effective Rent Per Unit $1,357 $1,421 40 By Bedroom Type % Area Occ ERG Erent ERSF Effective Rent Growth -Annually 2.6% -0.9% 80 Studio/One bedroom 30.7% 737 95.7% 3.7% $1,172 $1.59 Effective Rent Growth - Quarterly 4.0% 0.8% 1 Two bedroom 48.9% 1,020 96.1 % 1.9% $1,344 $1.32 Occupancy Rate 96.0% 95.5% 78 Three + bedrooms 20.3% 1,241 96.3% 0.4% $1,490 $1.20 Occupancy change - Annually 1.2% 0.0% 30 By Year Built Occupancy change - Quarterly 1.4% wool% 1 <= 1980 4.0% 533 93.0% 12.6% $1,022 $1.92 Concession Value $48.00 $92.00 72 1981-1990 18.8% 921 97.1% 2.7% $1,258 $1.37 Build Average 1998 1991 22 1991-2000 23.7% 971 96.7% 0.2% $1,239 $1.28 *Ranking based on Top 150 Markets 2001 -201 0 44.4% 11024 95.6% 1.1% $1,340 $1.31 2011-Current 9.1% 12085 95.1% 6.0% $1,699 $1.57 15.0% 10.0% 5.0% 0.0% -5.0% -10.0% Annual Effective Rent Growth Naples-Immokalee-Marco Island, National FL M�ln(O I�NOO�NMVIn (O I�o000r-NMVU�COha°OO�N�VIn (O W OmOmm00000000000�r'�-.--�--�--����--NNN NNN 100.0% 95.0% 90.0% 85.0% 80.0% Annual Occupancy Rate Naples-Immokalee-Marco Island, � FL M<YCO I�OJOOc-NMVtil t0 t�a000�-NMVIn CO t�a°mOrNMV�CO 0)mmmWm0000000000����c-�-.-c-i--�NNNNNNN O m O m m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 According to the Bureau of Labor Statistics, job growth in Naples-Immokalee-Martau Island, FL was -3.9% in February 2021, reflecting -6,400 jobs lost during a 12-month period. The metro job growth figure was above the national number of .6.0%. RealPage forecasts Naples-Immokalee-Marco Island, FL's job growth to be 4.3% in 2022, with 6,514 jobs added. Job growth is expected to average 2.3% from 2023 to 2025, with an average of 3,800 jobs added each year. On the supply side, permits for 1,170 multifamily units were issued in the 12 months ending in February 2021, up 182 units from the prior year's sum. In terms of total residential housing, 4,401 units were permitted in the 12 months ending February 2021, an increase of 290 units from the prior year's total. Employment (OOOs) Job Gain (000s) Job Growth (%) Total Residential Permitting Relative Change Single Family Units Permitted Relative Change Multifamily Units Permitted Relative Change Multifamily as a % of Total Demand/Supply Ratio Job Gain / Total Residential Units Permitted Job Gain / Single Family Units Permitted Job Gain / Multifamily Units Permitted 2018 2019 2020 Market National 2021 F 2022E 2023E 2024E 2025E 151.0 155.E 148.4 155.8 141,926.0 152.8 159.3 165.0 168.3 170.7 5.4 4.6 (7.2) (6A) (91042.0) 4.4 6.5 5.6 3.3 2A 3.7% 3.0% 4.6% -3.9% -6.0% 3.0% 4.3% 3.5% 2.0% 1.4% 41173 3,757 41111 4,141 1,016,301 5,562 5,020 53269 51295 5,168 7.6% -10.0% 9.4% 20.0% 5.2% 35.3% -9.7% 4.9% 0.5% -2.4% 31048 31075 21984 2,880 666,423 11.9% 0.9% -3.0% 3.7% 13.5% 11039 568 988 11170 322,290 0.4% 45.3% 73.9% 106.7% =9.0% 24.9% 15.1 % 24.0% 28.3% 31.7% 2.0 1.5 (2.3) (2.3) (15.4) 5.2 4.4 (12.6) (11.3) (25.5) 1.1 1.2 1.1 0.6 0.5 2018 2019 2020 Market National 2021E 2022E 2023E 2024E 2025E Total Units Absorbed 676 321 231 416 315,789 813 562 754 662 526 New Supply 666 776 296 352 353,453 954 962 600 670 453 Inventory Growth 2.4% 2.7% 1.0% 1.2% 1.9% 3.2% 3.1 % 1.9% 2.1 % 1.4% Annual Employment Growth 10.0 5.0 0.0 0 0 0 -5.0 -10.0 1 o.o°io % -15.00% N;hVIn:OI�0000.-NM V'tA:°��000�NM��:OhoOmO�;V :7Vln (D CnOOmm00;3]°]0000000000�����-r-����:�I N'.V :VNN:V rnoornmornoa000000000000000000000000000 '-�����-�r-r-NNNNNNNNNNNNNNNNNNNNNNNNNNN 1,200 1,000 800 600 400 200 0 MF Supply and Inventory Growth � New Supply Inventory Growth O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N N N N N N N N N N N N N N N N N N N N N N Naples-Immokalee-MarLiu Island, FL's two largest job sectors are the Leisure and hospitality sector (18.7% of employment), followed by the Trade, Transportation, and Utilities sector (18.4% of employment). The Leisure and hospitality sector lost -3,800 jobs during the 12 months ending February 2021, constituting job growth of-11.5%. The Trade, Transportation, and Utilities was reduced by -2,000 jobs during the same period; a .6.5% growth rate. Employment (OOOs) Mining, Logging, and/or Construction* Manufacturing Trade, Transportation, and Utilities Information Financial Activities Professional and Business Services Education & Health Services Leisure and Hospitality Other Services Government Nonfarm * Employment may be duplicated due to BLS grouping 2018 2019 Feb20 Feb21 Absolute %Change Metro US LQ 17.2 17.7 17.4 17.6 0.20 1.1% 11.3% 4.3 4.7 4.9 5.0 0.10 2.0% 3.2% 8.6% 0.37 28.6 29.2 30.6 28.6 (2.00) -6.5% 18.4% 18.9% 0.97 1.4 1.4 1.4 1.3 (0.10) -7.1 % 0.8% 1.9% 0.45 8.4 8.8 9.0 8.7 (0.30) -3.3% 5.6% 6.1 % 0.91 16.7 17.3 17.2 1960 1.80 10.5% 12.2% 14.4% 0.85 22.3 23.1 24.4 24.0 (0.40) -1.6% 15.4% 16.5% 0.94 29A 30.0 33.0 29.2 (3.80) -11.5% 18.7% 9.2% 2.05 9.2 9.2 9.7 8.8 (0.90) -9.3% 5.6% 3.8% 1947 13.9 14.3 14.6 13.6 (1.00) -6.8% 8.7% 15.3% 0.57 151.0 155.E 162.2 155.8 (6.40) -3.9% Naples-Immokalee-Marco Island, FL's 2018 population of 378,488 was an increase of 6,143, 1.6%from the previous year, above the national population change of 0.6%, according to the U.S. Census Bureau. The median price for existing single family homes in Naples-Immokalee-Marco Island, FL was $565,000 in 4Q20, according to the National Association of Realtors, 29.9% more than the previous year. According to the U.S. Department of Housing and Urban Development, the market's median family income was $82,300, an increase of 5.1 % from the prior year. When combining median home price, median family income, interest rate, and the loan -to -price ratio into the housing affordability index, Naples-Immokalee-Marco Island, FL ranks as the 16th most affordable single family market out of the 208 markets measured nationwide. 2019 2020 4Q20 2015 2016 2017 2018 Housing Affordability Index 104 92 92 Total Population (OOOs) 356 365 372 378 Median Existing Home Price (000s) $435.0 $565.0 $565.0 Relative Change 2.5% 2.6% 1.9% 1.6% Relative Change 0.5% 29.9% 29.9% Absolute Change 81781 9,238 71000 6,143 Median Family Income (HUD,000s) $78.3 $82.3 $82.3 US Relative Change 0.7% 0.7% 0.6% 0.6% Relative Change 4.4% 5.1 % 5.1 % Metro > US Ratio 3A 3.6 3.0 2.7 Effective Mortgage Rate (%) 3.6 2.9 2.9 Loan to Price Ratio 80.0 80.0 80.0 Metro US Metro>US 2015 2016 2017 2018 Total Household Income $54,406 $52,250 1.04 Total Migration 8,604 9,110 7,257 6,711 Householder under 25 years $35,714 $25,391 1.41 As % of pop growth 98.0% 98.6% 103.7% 109.2% Householder 25 to 44 years $52,206 $56,987 0.92 International Migration 21390 21883 21859 21915 Householder 45 to 64 years $62,534 $63,474 0.99 % of change 27.2% 31.2% 40.8% 47.5% Householder 65 years and older $50,480 $37,847 1.33 Domestic Migration 6,214 61227 41398 3,796 of change 70.8% 67.4% 62.8% 61.8% MUAC - Amerisite CMPA PL20210001104 Revised 2-7-2022 ' ' "' ' Concessions Rent reductions, calculated by using a weighted average of concessions given for units in a particular property and then rolling that up to the submarket, market or national level. Note: Concessions are updated monthly. Effective Rent The price at which a unit is placed for rent after factoring in all concessions and discounts, calculated Same -store effective rents are used, and rent growth is calculated in three ways in this report: 1. Sequential Quarterly: Compares the most recent quarterly average to the one before. 2. Annual Monthly: Compares the most recent monthly rent level to the same period the year before. 3. Annual Full Year: Averages the annual rent growth rates for each quarter in the year. Note: Rents are updated monthly. Housing Affordability Index (HAI) over the lease period. The Housing Affordability Index (computed by RealPage) is a measure of whether a family in an MSA earning the median family income can qualify for a mortgage loan on a median -priced, existing single-family home. An HAI value of 100 means that a family with median income has exactly enough income to qualify for a mortgage on a median -priced home. An HAI of more than 100 means housing is more affordable. Note: The Housing Affordability Index is updated quarterly. Occupancy Rate How many property units are occupied (physical occupancy) expressed as a percentage of total inventory. Note: Occupancy rates are updated monthly. Supply Identified Supply: The number of apartment units that RealPage' Pipeline team has market -rate apartments that are planned, under construction or in 5. Note: Identified supply numbers are updated weekly. dentified for delivery. The units are strictly conventional, lease -up. Included in the Pipeline Delivery Schedule on page New Supply (Modeled): The number of apartment units expected to come to market, calculated based on Census' multifamily units permitted (5+ units per building). Permitting numbers are lagged one year and multipled by 85-907o to account for obsolescence, permit fallout and condos. Forecast new supply numbers are calculated through the use of economic indicators and RealPage' identified supply. New supply numbers are included in the Multifamily Absorption and Supply table on page 3. Note: New supply numbers are updated quarterly. Data maybe rolled up to a different frequency (monthly data converted into quarterly or annual, e.g.) © 2021 All rights reserved. No secondary distribution permitted without the express permission of RealPage, Inc. ♦ a a Rental Housing Supply Available as %J January 20, 2022 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 52 of 54 Collier County Rental Homes on January 20, 2022 TRULIA-125 Houses for Rent 8 trtlpsl/vA^.: tntlia.comRar rentlNaplesfL/SINGLE.-PAMILV_HOMF_type/ <, i I;i1 L! Q FJ t'! ;�; _ L7 Other CoolmarAt trulia Naples, FL Buy Rent Mortgage Saved Homes Saved Searches Sign up or Lag In Any Price v All Beds v Pets v • Single Family Home v More v ( Save Search Houses For Rent in Naples, FL 125 rentalsavallable on Tr ulln $3,700/mo {� 3bd .3 260 ► 1rt94 sgft 1399 Cooper Dr, Naples, FL 34103 Soft: Just For You $2,800/mo 1'� 3bd � 26a ► 1,560 sytt 665 99th Ave N, Naples, FL 34108 (` Check Availability ) Check Availability Move with Xflntty New home, same great service. $3,000/mo ti 2bd � 2ba \ 979 soft Zillow —125 Houses for Rent J 8 httpsy/wwr. rillow.com/naptes-ti/rent-houses/ Buy Rent Sell Home Loans Agent finder Naptes, FL- -_ — - Q I • rat Rent Price y,, .M�n" al h} Schools Etierc Irnmkitice Audubon Co kscrew Swamp Sa uary ONLINE-, 1/alker Bnnha Springs Ave Maria {0 • N�� • C•nq•a2i� C°) .•.4'r�YalOs ,� •AL �r�� Florida a•r an Gate �� Panther • . AAA National oa Wildlife_ y,� � t Plcoyune f SYrand State Forest , C_1 1Aar; n Romano Oon^,a Sums ••r�• • l'•`nglltie 7tjyalds • • nWfil Gate • •�• • Lety! f IINy He/iI Picayune B • and Stale rForest a J. mend;. Panther NaL^nal _ t� :dnfo Ranch '.'JJdh AfanagHnrl .1re3 I tire Romano rp•�• Ten out .d ifa. 125 Homes in Naples, Remove Map Boundary ?-I� ..s li,c_+ra :jc yr uey ea�a 92G22CoegSe, rNEGr Temsof use v ZI��OW Beds a,Bafhs traits__-_ I ',sere Dinner I 9 Naples FL Houses For Rent re 125 results Orliupec /ate CnokMo.Y.c-i• Map v I H Yr,wn.w,.•w Yr„W.i1MflLvva. IYYM T...n.di�a. $3,250/mo 3 bds 2 ba 2,450 5gft -House for rent 2%0 39th St SW. Naples, Fi 341 t7 (� Other Boolana Manage Rentals Advertise Help Sign in Sort by: Newest v $3,700/mo 3 bds 2 ba 1,494 sgft -House torrent t 399 Cooper Dr, Naples n 34 t03 Move with Xfinity �2,$00/m0 New home, same great service. 3 bds 2 ba t,5G0 sqf[ -House for rent vlsu websue � xfl n Ity 665 99ih Ave N Naples. FL 3d108 MUAC - Amerisite CB GMPA PL20210001104 Revised 2-7-2022 Page 53 of 54 HOMES.COM — 111 Homes for Rent 8 hops:/!t'•� homc.<um :;.des tl/homes turrent(ibbox=2 Ji18222291b7963,-81.90732193456d31,26.36906110033051, 81.419� Find Agent 111 Homes For Rent in Naples, FL • t.M Homes.cotrl Q For Rent SW - S2 5K Beds Boths " More Filters V A Area Suggested 13010 Positano Cir 108 C% 52,500/mo New 3 Beds • 2 Baths • 1,239 Sq. Ft Naples, FL, 34105 Robert Daggett Premiere Plus Realty Co 16210 Altura Cir Sl, 753-53,947/mo 1.3 Beds . 784.1,373 Sq. Ft, Naples, FL, 34110 Altura Property Manager 8820 Walter Way 510679-53,799/mo Studio-3 Beds • 684-1,535 Sq. Ft. Naples, FL, 34120 Property Manager 10200 Sweet9 rass Cir RENT.COM — 129 Homes for Rent v l�I 0 d Other Bookmarks n Sign In / Sign Up Save Search Sanctuary-0NLINE. D Remove Boundary r.t !.la Springs CREW Btrd �•�,•,« �♦, Rookery it av l Oelnor-Wiggins ' nwrt;evec Pass State Park ♦ ^ it(TI :� 1` Caribbean Gar Ans�` WIT 1 fit ♦"n Picayune xac,vavdin �� ,;land Strand State Forest 0 r ♦ CollieSeminute State Park � MQwnfhoruw M.Data ezou Gocak,w[Gr skin• TmnsorU, ,� 8 nitp�:/:. .renttom/Honda/naples-houses,rm�A pace-SOODtpropertytype=houses �} III1 m Q C7 G ['] Other Bookmarks Home; .. / 55,000 max hous0s for rant in Naptos. FL ,��� Calaway Cape Coral �- Naptes, PL X 55,000 v Berls v More fitters v 51 Janms City b Fat 11ra Clear All nlbeltstand Sa",L,el Beach E 54'ra Not finding what you're looking fort Add Apartments © • Audubon • t'.m1cscrc=;; `;.vamp Sr,n: tuat t-ONLINE._ 129 Propertlas Son by: Best Match v A' $4 (• • •6 % IN I18 4 iJ ,ancy-�.ae Ho rne For Rent , �. rt.,: �'•.-"ctards •Jilt Map Hybrid re,ua Slate Forest 0 t,nrrroka!ee Ave Maria Harker «• Florida __52,000 Panther 1 Floor Plan National r .• • U W Y/ildlile... %-.vt Picayune Ti Strand • State Forest (877)934-3113 - Updalc-d 12 hours ago 1, No Pels Central Naples Avadablo Now Ho nte For Rent 980 7th Ave S Naples, FL 34102 1 Bed I 1 Bath 55,000 G00 Sgll 1 Floor Plan Response Score Unlock CJ ,�,• Naples, FL 34103 t$ Response Score unlock 53 High Point Cir 6 o nle 6t; �Lland Cape Romano Ten llwusand Islands Capel.rrtl ocnopc- �_ Evrrrla,es coy Cln,kolo�ka« 53 EXHIBIT V.lip .l Amerisite CB Growth Management Plan Amendment Narrative and Justification SITE DESCRIPTION: The subject property is comprised of 19± acres and located in Section 14, Township 50 South, Range 26 East, Collier County, Florida. The property is located off C.R. 951 at the intersection of A Better Way, approximately 1,000 feet northeast of the intersection of C.R. 951 and Rattlesnake Hammock Road. There is an existing point of ingress/egress off C.R. 951. The subject property is within the Urban Commercial District, Mixed Use Activity Center #7, and Urban Residential Fringe (URF) future land use designations. The site is currently zoned C-4 and is subject to a companion MPUD rezone application. SURROUNDING PROPERTY: GMP FLUM Designation Zonin Land Use North Urban — Urban Residential A Undeveloped Fringe Subdistrict South Urban — Urban Residential MPUD (The Good Undeveloped Fringe Subdistrict Turn Center East Urban — Urban Residential A Undeveloped Fringe Subdistrict West Urban — Urban Residential PUD (Naples Lakes C.R. 951 and Commercial/ Subdistrict Country Club) Multi-Family/Golf Course SPECIFIC NATURE OF PROPOSED GMP AMENDMENT: This is a site -specific amendment to the Future Land Use Element, Mixed Use Activity Center #7, to allow up to 303 multi -family dwelling units, in addition to the permitted commercial uses, within the proposed Amerisite CB MPUD. The Mixed Use Activity Center #7 is 197.5 acres in size, and partially developed with multi -family dwelling units, various commercial uses, group care facilities, and a hospital. Within this northeast quadrant of the Activity Center, there are approvals for 265 multi -family dwelling units (limited to rental apartments) approximately 200,000 square feet for commercial land uses, and a skilled nursing care facility use (maximum of 200 units). The typical activity center permits 16 units per acre, and the requested density of 15.9 un/ac is consistent with other activity centers in Collier County, GMP AND STATUTORY CONSISTENCY EVALUATION: Consistency with Urban Mixed Use District The proposed amendment achieves the intent of the Urban Mixed Use District as the site is currently zoned C-4 and the addition of the proposed multi -family dwelling units will increase the variety of residential and non-residential land uses offered in Collier County. Additionally, the proximity of the existing surrounding commercial uses, and the commercial uses proposed on the subject site, will create an environment that encourages walkability. Page 1 of 6 H:\2021\2021043\WP\GMPA\Resubmittal\Exh V.D.1 -Narrative and Justification (rev 11-5-2021).docx This property is appropriate for the inclusion of a higher density residential development that will address a market need, add diversity to the existing housing stock within the Mixed Use Activity Center, limited commercial uses that can serve the proposed residential development and the surrounding area, and maximizes the efficient use of existing public facilities and services based on its location within urban designated lands along a principal arterial roadway. Consistency with Urban Residential Fringe Subdistrict: The purpose of this Subdistrict is to provide transitional densities between the Urban Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and 5% of the Urban Mixed District. Residential land uses may be allowed at a maximum base density of 1.5 units per gross acre, plus any density bonus that may be achieved via CCMA Policy 6.2.5 (6) b.I., and either "a" or "b" below. The intent of the Urban Residential Fringe (URF) subdistrict is to provide a transition of densities from the urban area, which allows 4 units per acre to the agricultural/rural area that allows 1 unit per 5 acres. Since the establishment of the subdistrict in 1989, several residential developments have been approved within the URF. One of those developments being Hacienda Lakes MPUD/DRI, which is located east of the proposed amendment area and includes residential development within the Rural Fringe Subdistrict. Hacienda Lakes fulfills the desired transition of land uses and densities from the arterial frontage through the URF and easterly into the Rural Fringe area. As this proposed amendment is found west of Hacienda Lalces, a major residential development, and closer to the urban boundary than Hacienda Lakes, the increased residential density for the subject site furthers the goal of creating a transition of density from urban to rural with the higher density development closer to the urban boundary and the lower density development spanning easterly towards the rural areas. Further, the amendment area is adjacent to a major arterial roadway, within one mile of a hospital and neighborhood goods and services, and near a recently approved development that will permit 14 units per acre. Based on this existing development pattern, the intent of the URF subdistrict is not impacted by this development. Consistency with FLUE Objective 5: Implement land use policies that promote sound planning, protect environmentally sensitive lands and habitat for listed species while protecting private property rights, ensure compatibility of land uses and further the implementation of the Future Land Use Element. Policy 5.3: All rezonings must be consistent with the Growth Management Plan. Policy 5.4: All applications and petitions for proposed development shall be consistent with this Growth Management Plan, as determined by the Board of County Commissioners. Policy 5.5: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use Map... Page 2 of 6 H:\2021\2021043\WP\GMPA\Resubmittal\Exh V.D.1 -Narrative and Justification (rev 11-5-2021).docx This specific SSGMPA request is not a rezone; however, if this GMP Amendment is adopted, the subsequent MPUD rezone must demonstrate consistency with the GMP, including the elements of this proposed amendment. The Mixed Use Activity Center #7 is located within the County'a Urban Commercial District. The proposed amendment discourages sprawl by confining urban intensity development to Urban designated areas, while reducing development pressures within the Agricultural/Rural areas. The property is approximately one -mile from the two closest Collier Area Transit bus stops, along Rattlesnake Hammock Road, west of C.R. 951. These bus stops serve route 17 and 18 which are routes that run from Rattlesnake Hammock Road through Edison College and US 41 East to Naples Manor. Additionally, there is a bus stop south of the development, along northbound C.R. 951, that is less than a mile and quarter away that serves route 121. Route 121 is an express route that runs from Immokalee Road to Marco Island. Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. The MPUD will include development and design standards, including those set forth in the LDC, that ensure development will be compatible with and complementary to the surrounding area. Consistency with FLUE Objective 7: Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development character of the Collier County, where applicable, and as follows: Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. The property has direct access to Collier Boulevard, asix-lane principal arterial via an existing access point to A Better Way. Policy 7.2: The county shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. Given the site size, there will be limited ability to create additional internal accesses or loop roads. Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The site allows for a future potential interconnection to the undeveloped property, The Good Turn PUD, to the south. Page 3 of 6 H:\2021\2021043\WP\GMPA\Resubmittal\Exh V.D.1 -Narrative and Justification (rev 11-5-2021).docx Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities, and a range of housing prices and types. The MPUD will add to the mix of commercial uses and residential housing types and densities within Activity Center # 17 providing for additional commercial and housing options for the area. Within walking distance, less than one half mile of the subject property, there are neighborhood services such as a grocery store, gas station and convenience store, restaurants and dry cleaners. Policy 7.5: The County shall encourage mixed -use development within the same buildings by allowing residential dwelling units over and/or abutting commercial development. The requested amendment will allow for mixed -use development with residential dwelling units adjacent to commercial development. Conservation and Coastal Management Element: Goal 6: To identify, protect, conserve and appropriately use native vegetative communities and wildlife habitat. Objective 6.1: Protect native vegetative communities through the application of minimum preservation requirements. Policy 6.1.1: For the County's Urban Designated Area...native vegetation shall be preserved through the application of the following minimum preservation and vegetation retention standards and criteria. Coastal Hi h Hazard Area Non -Coastal Hi h Hazard Area Residential and Mixed Less than 2.5 acres 10% Less than 5 acres 10% Use Development Equal to or greater than Equal to or greater than 5 acres 2.5 acres 25% and less than 20 acres 15% Equal to or greater than 20 ac. 25% Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. (The County relies on the listing process of State and Federal agencies to identify species that require special protection because of their endangered, threatened, or species of special concern status. Listed animal species are those species that the Florida Fish and Wildlife Conservation Commission has designated as endangered. 11 The site was originally previously zoned commercial and with a subsequent PPL application, required to retain 0.40 acres of preserve centrally located on the site, with no connections to off - site preserves or vegetated areas. The property has since been cleared except for the existing, designated, preserve area. The companion MPUD rezone requests the option to relocate the Page 4 of 6 H:\2021\2021043\WP\GMPA\Resubmittal\Exh V.D.1 -Narrative and Justification (rev I 1-5-2021).docx existing, fragmented, preserve area to an off -site area, as prescribed by the LDC. All impacts have already occurred, and no new impacts are proposed. Transportation/Traffic Considerations: Projected traffic impacts associated with the proposed SSGMPA/MPUDZ development scenario do not exceed the traffic impacts allowed under current zoning conditions. From a traffic standpoint, the proposed SSGMPA/PUDA development scenario is less intensive when compared to the maximum allowed under current zoning conditions. Consistency with Florida Statutes relating to Plan Amendments, Chapters 163.3167(9), 163.3177 (6)(a) 2 and 8, and 163.3184. 163.3167(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 pIan developed pursuant to s. 373.709, 163.3177(6)(a)2 The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including. a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. The subdistrict is located within the County's Urban designated area. Paragraphs f and g, above, do not apply. With respect to paragraphs a, b, c, and d, the data and analysis in the market -rate and for -sale residential market study, provided by Real Estate Econometrics, Inc., demonstrates that the 303 multi -family residential units will not adversely affect the Collier County residential condominium market and will address the future demand for condominium units in Collier County. Further, this study has concluded that the additional 303 units will provide a diversity of housing options to address housing gaps in the existing local housing supply. The property location is also excellent Page 5 of 6 H:\2021\2021043\WP\GMPA\Resubmittal\Exh V.D.1 -Narrative and Justification (rev 11-5-2021).docx in terms of being in an urban area with existing public facilities and services are available and adequate to serve the site and proposed density. Relative to paragraphs h and j, this parcel is appropriate for conversion to higher density that will address a market need and maximize the efficient use of existing public facilities and services based on its location within urban designated lands, along a principal arterial. Maximizing the efficient use of existing public facilities and services in the urban area discourages sprawl by reducing the demand for conversion of rural lands to accommodate such demand. As to paragraph i, the proposed multi -family development does not directly contribute to job creation and diversification of the County's economy, the lack of affordable rental housing negatively impacts those objectives. If the supply is low in comparison to the demand, prices will remain high and will rise. Availability of workforce housing is an important consideration for Collier County to attract new or relocating businesses and allow existing businesses in to grow. 163.3177(6)(a)SFutuce 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. Response: The proposed SSGMPA is consistent with the intent and procedural and substantive requirements set forth in the Florida Statue referenced above. In addition to this narrative report, we have provided other documents which collectively constitute sufficient data and analysis to reach that conclusion. In conclusion: • The request proposes an amendment to a subdistrict located within the County's Urban District. • There are adequate public facilities to serve the proposed residential density and commercial intensity. • A market study done as part of this application indicates that the Project's 303 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. The companion MPUD provides for site design elements that collectively ensure the compatibility of the project with uses on lands adjacent and in proximity. • The project complies with applicable statutory provisions and meets the statutory and County requirements sufficiently to warrant approval. Page 6 of 6 H:\2021\2021043\WP\GMPA\Resubmittal\Exh V.D.1 -Narrative and Justification (rev 11-5-2021).docx EXHIBIT V.E.1 AMERISITE CB GROWTH MANAGEMENT PLAN AMENDMENT PUBLIC FACILITIES REPORT 247 2022 Collier County Public Utilities will provide water service for potable and fire protection needs, as well as wastewater service. The subject property is within the South Service Area. Collier County Public Utilities has sufficient treatment capacity. Per GMP/CIE Policy 1.5 D, the potable water ,OS standard and the wastewater treatment system LOS standard are based on population. The proposed amendment to the Mixed Use Activity Center Subdistrict will increase population by approximately 758 people at buildout (303 dwelling units at 2.50 persons per household). Per the 2021 AUIR, using maximum 3-day peaking factors of 1.3 for potable water and 1.24 for wastewater, the estimated potable water and wastewater average requirements for the residential portion of the proposed amendment are as follows: The estimated potable water and wastewater average daily and peals requirements for the subject property are as follows: Potable Water 106,050 GPD average daily (Peals 137,865 GPD) Wastewater 755750 GPD average daily (Peals 113,625 GPD) According to the Collier County 2021 AUIR, currently there is an existing landfill capacity of 12,982,923 tons, and a ten-year landfill capacity requirement of 2,902,259 tons. The estimated life of the landfill is 39 years. The proposed residential uses will increase population by approximately 758 people at build -out (303 units at 2.50 persons per household). Using a ton's per capita disposal rate of 0.62 for 2022, per the AUIR, a population increase of 758 people will generate an additional 470 tons disposed. There is adequate landfill capacity to accommodate the additional tons per capita generated by the proposed project. Stormwater treatment and attenuation will comply with SFWMD, State, County, and federal standards for water quality treatment and discharge rates and will result in no adverse impacts to stormwater management (drainage) level of service. The adopted level of service for schools based upon permanent FISH capacity: 100% for high school Concurrency Service Areas (CSAs); 95%for elementary CSAs; and 95%for middle school CSAs. The subject site is within the E3, Southwest Area North for elementary schools, the M2, Southwest Area for middle schools, and the H2, Southwest Area for high schools. The E3 CSA includes two elementary schools, Avalon and Lely. They have a combined FISH capacity of 1,287 students, a 2020/2021 peals enrollment of 878 students, and a projected 2025/2026 enrollment of 1,057 students (82% capacity). According to the Collier County Public Schools CIP, enrollment at Avalon Elementary School is being monitored. The H2 and M2 CSAs include Lely and Naples High Schools; and East Naples, Guifview, and Manatee Middle Schools. The high schools have a combined FISH capacity of 3,919 students, a H:\2021\2021043\WP\GMPA\Second Resubmittal\Exh V.E.1 Public Facilities Report (rev 2-7-2022)-2.docx 2020/2021 peak enrollment of 3,431 students, and a projected 2025/2026 enrollment of 3,434 students (88% capacity). The middle schools have a combined FISH capacity of 3,008 students, a 2020/2021 peak enrollment of 2,368 students, and a projected 2025/2026 enrollment of 2,099 (70% capacity). According to the Collier County 2021 AUIR, there is a projected 5-year surplus of 32.44 community park acres; and 161.49 regional park acres. Per the 2021 AUIR, a population increase of 758 people necessitates an additional 0.91 community park acres (a loss of 0.0012 acres per person) and 2.05 regional park acres (a loss of 0.0027 acres per person). There is a sufficient surplus of community park acreage to serve the proposed development. An EMS/Fire Station is located at 3820 Becic Blvd., approximately 3.1 miles north of the property. The subject property is within the Greater Naples Fire Rescue District. The proposed addition of multi -family units does not create any significant and adverse impacts to the area roadway network. Please see the attached Traffic Analysis for further details. H:\2021\2021043\WP\GMPA\Second Resubmittal\Exh V.E.1 Public Facilities Report (rev 2-7-2022)-2.docx Neighborhood Meeting Summary Mixed Use Activity Center #7 GMPA (PL-20210001103) Amerisite CB MPUD (PL-20210001104) October 14, 2021, 5:30 PM Collier County South Regional Library, Meeting Room B 8065 Lely Cultural Parkway, Naples, FL 34113 The NIM was held for the above referenced petitions. The petitions are described as follows: 1. Mixed Use Activity Center #7 GMPA (PL-20210001103) Asite-specific Growth Management Plan Amendment (GMPA) to amend the future land use subdistrict of the Mixed Use Activity Center #7 to allow for additional residential developments and 2. Amerisite CB MPUD PUDZ (PL-20210001103) A rezone from C4 General Commercial to the Amerisite CB Mixed Use Planned Development (MPUD), to allow for a mix of uses including up to 303 dwelling units, an assisted living facility at a maximum floor area ratio of 0.45, and C4 and limited C-5 commercial uses Note: This is a summary of the NIM. An audio recording is also provided. Applicant: Peter Sulick, Amerisite, LLC Dave Fisher, Latigo Bill Spruce Attendees on Behalf of the Applicant: Richard Yovanovich, Esq., Coleman, Yovanovich & Koester, P.A. Paula McMichael, AICP, Hole Montes, Inc. Ciprian Malaescu, Trebilcock Consulting Solutions, PA Three members of the public attended. Ms. McMichael started the presentation by introducing herself and the other consultants. She then provided a brief history and overview of the project, and the process for approval. Following Ms. McMichael's presentation there was approximately five minutes of questions. The following questions were raised: Intended Use and Application Process An attendee to the meeting questioned what could potentially be constructed and asked for clarification on the two separate application processes. The applicant's consultants responded with explaining how the current zoning permits certain C4 uses, and that the proposed PUD rezone intends to permit those same C4 uses with the addition of gas stations, self -storage and truck rentals, and residential multi -family. The attendee further questioned which development scenario was most likely to be built. The applicant's consultants indicated the 303 multi -family residential development is the most likely Page 1 of 2 H:\2021\2021043\WP\NIM\NIM Summary (11-5-2021).docx to be constructed, depending upon PUD and GMPA approval. Other comments were to compliment the conceptual residential site plan layout and to state preference for that type of use. Housing Types An attendee questioned whether the housing component would be market -rate and whether they would be condominiums or apartments. The contract purchaser for the site, and the applicant's consultants, responded to indicate that the zoning would permit either and the intent is to provide market -rate rental apartments. The meeting concluded at approximately 6:00 PM. Page 2 of 2 H:\2021\2021043\WP\NIM\NIM Summary (11-5-2021).docx pAftTOF7fifr US %i%,j1wi Published Daily Naples, FL 34110 HOLE MONTES ASSOCIATES INC 950 ENCORE «1AY STE 200 NAPLES, FL 34110 A7'TN STEPHANIE KAROL Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned they serve as the authority, personally appeared who on oath says that they serve as legal clerk of the Naples Daily News, a daily newspaper published at Naples, in Collier County, Florida; distributed in Collier and Lee counties of Florida; that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples: in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples, in said Collier County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement and affiant further says that he has neither paid nor promised any person, or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. 9/28/2021 Subscribed and sworn to before on September 28th, 2021 Notary, State I, CountBrown My commsi expires: ((//�j . ��j I'UBLI CATI ON COST: $ l ,045.�0 AD 1\!O: GC1073$208 CUSTOMER 1�10: 530712 PO#: PUBLIC NOTICE NANCY H EYR MAN Notary Public State of Wisconsin The public is invited to attend a neighborhood information meeting held by Robert J. Mulhere, FAICP, President, Hole Montes, Inc., Paula N. C. McMichael, AICP, Vice President, Hole Montes, Inc. and Richard D. Yovanovich, Esquire of Coleman Yovanovich & Koester, P.A., on behalf of the property owner at the following time and location: Thursday, October 14, 2021 at 5:30 p.m. Collier County South Regional Library, Meeting Room B* 8065 Lely Cultural Parkway, Naples, FL 34113 *Please note that the Collier County Public Library does not sponsor or endorse this program. The following two concurrent applications have been made to Collier County Growth Management: (1) Mixed Use Activity Center #7 GMPA (PL-20210001104) Asite-specific Growth Management Plan Amendment (GMPA) to amend the future land use subdistrict of the Mixed Use Activity Center #7 to allow for additional residential development; and (2) Amerisite CB MPUD PUDZ (PL-20210001103) A rezone from C-4 General Commercial to the Amerisite CB Mixed Use Planned Unit Development (MPUD), to allow for a mix of uses including up to 303 dwelling units, an assisted living facility at a maximum floor area ratio of 0.45, and C-4 and limited C-5 commercial uses. These lands total 18.95± acres and are located in Section 14, Township 50 South, Range 26 East, Collier County, Florida, approximately 1,000 feet northeast of the intersection of C.R. 951 and Rattlesnake Hammock Road. SUBJECT SITE Naples Lake Country Club m L m Q. zX a Rattlesnake Hammock Rd Physicians Regional Lely Elementary Medical Center School OLEMONTES Location r a, WE VALUE YOUR INPUT Business and property owners, residents and visitors are welcome to attend the presentation and discuss the project with the owners and Collier County staff. We will be adhering to social distancing protocols during the meeting. If you would rather not or are unable to attend the meeting and would like to participate via Zoom or view a video of the meeting, please email us at NeighborhoodMeeting@hmeng.com and we will send you a link. You may also email any comments or questions to NeighborhoodMeeting@hmeng. com. Please reference Mixed Use Activity Center #7 GMPA/Amerisite CB MPUD PUDZ in subject line. Paula N. C. McMichael, AICP, Vice President, Planning Services ' Hole Montes, Inc., 950 Encore Way, Naples, FL 34110 Phone: 239-254-2000 ND-GG1073A20E-0t i � 1 i 1,1 : 1 ***��ease be advised*** The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, a -mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do not want your a -mail address, phone number or home address released if the County receives a public records request, you can refrain from including such information on this sheet. You have the option of checking with the County staff on your own to obtain updates on the project as well as checking the County Web site for additional information. Name Address i City, State Zip c� E- art Address t, 1y V'�/� ��g �` �•�� ��� ^- % l�i1,�r-��1 /�g/'� � g �/� �' �'�" L �' L V "'Gt� � ��� � �� 1i ' �� � J" l �1 � ���� �L�'t.j � L'� 't i.�r�` � f"'t`� `.- , / � ,/ 5 �` p j � /� �� ��({y � \s' �DiJ U it I i�4 Re: Mixed Use Activity Center # 7 Amerisite GMPA (PL-20210001104) & AmeriSite CB MPUD (PL-20210001103) Hm File No.: 2021.043 Dear Property Owner: Please be advised that Robert J. Mulhere, FAICP, President, Hole Montes, Inc., Paula N.C. McMichael, AICP, Vice President, Hole Montes, Inc., and Richard D. Yovanovich, Esquire of Coleman Yovanovich &Koester, P.A., have made the following two concurrent applications to Collier County Growth Management: (1) Mixed Use Activity Center #7 GMPA (PL-20210001104) A site -specific Growth Management Plan Amendment (GMPA) to amend the future land use subdistrict of the Mixed Use Activity Center #7 to allow for additional residential development; and (2) Amerisite CB MPUD PUDZ (PL-20210001103) A rezone from C-4 General Commercial to the Amerisite CB Mixed Use Planned Unit Development (MPUD), to allow for a mix of uses including up to 303 dwelling units, an assisted living facility at a maximum floor area ratio of 0.45, and C-4 and limited C-5 commercial uses. These lands total 18.95� acres and are located in Section 14, Township 50 South, Range 26 East, Collier County, Florida, approximately 1,000 feet northeast of the intersection of C.R. 951 and Rattlesnake Hammock Road. In compliance with the Land Development Meeting will be held to provide you an amendments and ask questions. The Nei; Thursday, October 14, 2021 at 5:30 ti.m. a1 Room B*, Code requirements, a Neighborhood Information opportunity to hear a presentation about these rhborhood Information Meeting will be held on er County South. Regional Li' Naples, FL 34113. eetin We will be adhering to social distancing protocols during the meeting. If you would rather not or are unable to attend the meeting and would like to participate via Zoom or view a video of the meeting, please email us at Nei�hborhoodMeeting_(a�hmeng com and we will send you a link. You may also email any comments or questions to Nei�hborhoodMeetin�(a,hmeng com. Please reference Mixed Use Activity Center #7 GMPA/Amerisite CB MPUD PUDZ in subject line. *Please note that the Collier County Public Library does not sponsor or endorse this program. Should you have questions prior to the meeting, please feel free to contact me at 239-254-2000. Very truly yours, HOLE MONTES, INC. �� ,� � � •� Paula N. C. McMichael, AICP Vice President, Planning Services Naples � fort Myers AFFIDAVIT OF COMPLIANCE I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notifzed. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Compliance. of Applicant) STATE OF FLORIDA COUNTY OF COLLIER The foregoing Affidavit of Compliance was acknowledged before me this 30th day of September 2021 by means of physical presence or online notarization, by Paula N. C. McMichael, AICP, Vice President of Hole Montes, Inc., who is personally known to m� Signature Printed or who has produced Notary Public as identification. (Notary Seal) tC 0� of Notary i'••., 57EPHANIE KARQL ��;`: Notary Public -State of Florida "' Commission N GG 965839 •� My Comm. Expires Mar 9, ZQ24 Bonded through National No¢ary Assn. H:\2021\2021043\WP\NIM\Affidavit of Compliance (9-30-2021).doc 091•B/09G�z{ �aany oan>; aigited�uaa ulu.l �g x �uui gZ �euuat ap a�tan;bit� 09;i•8/09i.5�, l�aany utiM aigi}>lduaoo <,S/9 z x „� axis iagei i 8615 COLLIER —RATTLESNAKE LLC i ;. � ALI R GHAHRAMANI MD INVESTMENT ; � i 900 SW PINE ISLAND RD 5TE 202 � ; LIMITED PARTNERSHIP CAPE CORAL, Fl 33991---0 7223 AYRSHIRE LN ' BOCA RATON, FL 33496---1421 is �, l i AMERISITE LLC � ' � AMERISITE LLC 3295 FORT CHARLES DR � � 3295 FORT CHARLES DR NAPLES, FL 34102---7924 i NAPLES, FL 34102---7924 i i �i CENTREX CORP LTD ` � ( COLLIER CNTY 9721 NW 114TH WAY 1 ; � TRANSPORTATION RIGHT—OF—WAY MEDLEY, FL 33178---1178 i � 2885 HORSESHOE DRIVE S ' NAPLES, FL 34104---0 �. DJAG 8625 LLC i FLORIDA POWER &LIGHT CO 8625 COLLIER BLVD PROPERTY TAX—PSX/JB NAPLES, FL 34112---0 � 700 UNIVERSE BLVD JUNO BEACH, FL 33408---2657 i LAKE MICHIGAN CREDIT UNION �", LORDS WAY 30 LLCA PO BOX 2848 i 7742 ALICO RD i GRAND RAPIDS, MI 49501---0 i FORT MYERS, FL 33192---0 :� i' i �. ; LORDS -WAY 30 LLC i LORDS WAY 30 LLC 7742 ALICO RD i � 7742 ALICO RD FT MYERS, FL 33192---0 � FT MYERS, FL 33192---0 LORDS WAY 30 LLC 7742 ALiCO RD FT MYERS, FL 33192---0 LORDS WAY 30 LLC 7742 ALICO RD FT MYERS; FL 33192---0 LOUGHERY, STEPHEN J CHRISTINE F LOUGHERY 3710 SA.PHIRE CGVE CIR NAPLES, FL 34114---0 NAPLES LAKES COMM PROP LLC 2501 S MACDILL AVE TAMPA, FL 33629---0 LORDS WAY 30 LLC 7742 ALICO RD FT MYERS, FL 33192---0 l LORDS WAY 30 LLC 7742 ALICO RD FT MYERS, FL 33192---0 i ( CARMAN DRIVE 15 LLC ��'� ' ( 7742 ALICO RD � FORT MYERS, FL 33912---0 I �� l �� i i I COLLIER RATTLESNAKE LLC � ��� i 801 ANCHOR RODE DR #206 � ( NAPLES, FL 34103---0 i i� I� i� i _ , "� HAMMOCK PARK APARTMENTS �` i 7742 ALICO ROAD . i FT MYERS, FL 33912---0 i i i i -.l ! �� LORDS WAY 30 LLC ': 7742 ALICO RD i FT MYERS, FL 33192---0 i� �� LORDS WAY 30 LLC i 7742 ALICO RD FT MYERS, FL 33192---0 i �' ` � LORDS WAY 30 LLC {' i � 7742 ALICO RD FT (MYERS, FL 33192---0 i — - 1 i LORDS WAY 30 LLC 7742 ALICO RD FT MYERS, FL 33192---0 i MATSON III, DUFFIELD W & SARAN 4960 SUNSET DR i MIAMI, FL 33143---0 i� �i �i ,; _ _J. _ - i ( NAPLES LAKES COMM PROP LLC i ' 25015 MACDILL AVE � ' TAMPA, Fl. 33629---0 i l - -- — label size 1" x 2 5/8" compatible with Avery "5160/81�60 Ftimiette de fnrm�t 25 mm x G7 mm comnatible aver Avery °5160/8160 i i MAROLT, JACQUELINE & JOHN J 3706 SAPPHIRE COVE CIR NAPLES FL 34114---0 NAPLES LAKES COUNTRY CLUB HOMEOWNERS ASSOC INC 4784 NAPLES LAKES BLVD NAPLES, FL 34112---G NAPLES LKS COUNTRY CLUB HOMEOWNERS ASSOC INC 4784 NAPLES LAKES BLVD NAPLES, FL 34112---0 �_ � � �`�° 09 G8/09 G`3®�aan� oan�e aiglt�du�oa u.{u� Lg x wu{ 5Z tcu,�ao� ap attarlblt3 ®� 09�8/09G6®wand utlM algltedu�oo ,�8/5 � x ,E� azls laq�l TRACT L DEVELOPMENT LLC `� i 7742 ALICO ROAD � East lvaples Civic Association � FORT MYERS, FL 33912---0 � , PMB #49 �S9S Collier Blvd, Suite 107 Naples, FL 34114-3556 -- ,,I i i i. _,I; ;_ �� r._ 1; ., �II I \ - - - � - - �i ii i i i i i ,� i i .. i i i" '� i i i � (i �� �� �I i I I 'I �' I ,� I �� I�� I I ! � � '� I� i it I it - -- � � — label size 1" x 2 5/8" compatible with Avery °5160/81�60 �tin�iiotto riA format �F mm v F7 mm rmm�atihla avAr wnry �51hf1/Ri(;fi